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HomeMy WebLinkAboutLUA-17-000106_REPORT 01Name: MeadowVue Preliminary Plat Project: LUA17-000106 Site Address: N-SE 142nd Pl on W-Side 156th Ave SE, Renton, WA Description: Please refer to Evergov file records Review Type: Preliminary Plat Date Assigned: March 9, 2017 Date Due: March 23, 2017 Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project. ------Renton® [QJ Approved [Q] Approved with Conditions lg] Not Approved Q Corrections -Resubmit Correction -Corrections to the project that need to be made before the review can be completed and/or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Approved -I have reviewed the project and all conditions have been met. Approved with Comments -I have reviewed the project but have some additional comments entered in Recommendations, but do not wish to review the project again. Approved with Conditions -I have reviewed the project and it complies with most of the required rules and regulations, therefore, I have entered conditions that will be required in order for the permit to be compliant. Environmental Impact Earth Animals LlghVGlare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental Water Energy/Natural Resources Utilities 10,000 Feet Plants Housing Transportation 14,000 Feet Land/Shoreline Use Aesthetics Public Service- Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project including any of the Environmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and/or requesting submittal of addition a! documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and I have comments entered in Recommendations. Correction Resubm' I h~rr;ed~et{c!:Ju t;YJ~?;u;/t §d~C(~~o?at;ave added ~ @ P ariti (mfcwf ~ rvon:l01a~~68-4 ~ ,~; \ •4,~ &4{_~ ~ _, r] -!] / frp4/s Sign ireco Ath ~ ~sen ,ve Da I r loV1 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th"' day of March 2017, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance of documents. This information was sent to: Jamie Schroeder, CPH Consultants Contact 300' Surrounding Properties See Attached Patrick Danner, DR Horton Applicant Tri Minh & Diep Nguyen Owner Marv Bettes Party of Record (Signature ofSendery"L-~ STATE OF WASHINlrd ) ) 55 COUNTY OF KING ) t certify that I know or have satisfactory evidence that Gillian Syverson signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: lff/,n?L '1 )Cr 7 -===~~/,_~~ Notary (Print): My appointment expires: MeadowVue Preliminary Plat LUA17-000106, ECF, MOD, PP JENSEN","~ Tl Ni.COLLEEN 6518 SE 5TH PL RENTON, WA 98059 HENRY STEVEN J & BRENDAL 13801156TH AVE SE RENTON, WA 98059 WILLED CAROL+DAVID 13922 156TH AV SE RENTON, WA 98059 BAGNELL THERESA 13929 154TH AVE SE RENTON, WA 98059 DONNELLY KEITH E+SHIRLEY C 13805 156TH AVE SE RENTON, WA 98059 GONZALEZ-RIGATIO LEILA+GONZ 6514 SE 4TH PL RENTON, WA 98059 FATIORE ROBERT L & DEBORAH 13810 152ND AVE SE RENTON, WA 98059 PHAN TRI 2109 BREMERTON AVE NE RENTON, WA 98059 ZHEN MEILING 6523 SE 4TH PL RENTON, WA 98059 LEVACK MORRIS R+VERNA M 13815 154TH AVE SE RENTON, WA 98059 DOWNS BARBARA L PO BOX 2139 RENTON, WA 98056 MCASKILL DENNIS 15618 SE 138TH PL RENTON, WA 98059 NIPERT SALLY LOU 14004156TH AVE SE RENTON, WA 98059 BILL RUTH 104 BURNETIE AVES #101 RENTON, WA 98057 HANSON STEPHEN M+YVONNE M 15611 SE 138TH PL RENTON, WA 98056 CHRISTENSEN scan +DIANE L 14035 154TH AVE SE RENTON, WA 98059 SWANSON JOSHUA+RUSERT CAROL 10760 NE 29 ST #172 BELLEVUE, WA 98004 HARDEBECK JACLYN ANN E+DUCH E 13928 156TH AVE SE RENTON, WA 98059 BETIES MARVIN 14009 154TH AVE SE RENTON, WA 98056 HARSCH PATIi J HARSCH FAMILY TRUST PO BOX 2344 RENTON, WA 98059 CEREAN IONEL M+LEIA 15621 SE 138TH PL RENTON, WA 98059 FATIORE ROBERT+DEBORAH 13810 152ND AV SE RENTON, WA 98059 BILL RUTH 104 BURNETIE AVES #101 RENTON, WA 98057 FLORESCU IONUS+VASILICA 13806 156TH AVE SE RENTON, WA 98059 CLEMENT MICHAEL 6505 SE 4TH PL RENTON, WA 98059 DOWNS-HENRY LL C 22227 76TH AVES KENT, WA 98032 WILLOUGHBY NANCY 6512 SE 5TH PL RENTON, WA 98059 MISHLE:k JRI.AN DAVID ' 13908 156TH AVE SE RENTON, WA 98059 HANSON NORELA & EVELYNE D 14024 154TH AVE SE RENTON, WA 98059 FEROGLIA SYDNIE M 6513 SE 5TH PL RENTON, WA 98059 OVERA ROGER+LINDA J 14010 154TH AVE SE RENTON, WA 98059 DENADEL GARY L+BRENDA D 14013 156TH AVE SE RENTON, WA 98056 FRANKFURTH ANTHONY D 14009 156TH AV SE RENTON, WA 98059 I, tX Q(l were posted in _J__ c Date: ~ / 9 /;·7 ·I I STATE OF WASHINGTON. COUNTY OF KING """""""'i-'"""'"'""'"""""·~·:~~?~}.~\~(~~~.~ff!if·.::;_1~~-:_r_,~~~r:11,c;1,';~' ;:,~., '{/'·'·,";, ';' ,.,;~,.· AFFIDAVIT OF POSTING Y}fh hereby certify that _l___ copies of the above document spicuous places or nearby the descrrbed property on S,geed ~ ,~--~--,1----~ 55 I certify that I know or have satisfactory evidence that A \ f:,; fr, c, ,·c: , 2 ,-·er( signed this instrument and acknowledged it to be his/her/their free and v~untary act for the uses and purposes mentioned in the instrument. \ I c in and for the State of Washington Notary (Print): My appointment exp ires : __ ~/~hc.u7(jt-". ,,,._s_,_J~· _..;:2:c......c"i,...., -")'-c=-· i'-J"------ ,. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Renton E) Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Tri Minh Phan and Diep Nguyen Meadowvue PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 13833 156th Ave SE 13833 1561" Ave SE, Renton, WA 98059. CITY: ZIP: Renton 98059 TELEPHONE NUMBER KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 146340006007 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): Single Family Residential Patrick Danner COMPANY (if applicable): PROPOSED LAND USE(S): Single Family Residential SSHI, LLC dba DR Horton EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 12910 Totem Lake Blvd. NE, Suite 220 Residential Low Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) Residential Low Density Kirkland 98034 EXISTING ZONING: R-4 TELEPHONE NUMBER: 1425) 821-3400 Ext. 5144 CONTACT PERSON PROPOSED ZONING (if applicable): R-4 NAME: SITE AREA (in square feet): 197,762 Patrick Danner SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 1,830 SSHI, LLC SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 12910 Totem Lake Blvd. NE, Suite 220 N/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) 3.71 Kirkland 98034 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 14 (425() 821-3400 Ext. 5144 NUMBER OF NEW DWELLING UNITS (if applicable): pdan ner@drhorton.com 14 ,-, -,co-_ -, ~--., . J 't -( ,_;-!\./)·! ,. 1 MAR O 8 P:\project\0035\15012\Permit Apps\Pre-plat\3. masterapp.doc Rev: 08/2015 PROJECT INFORMATION (continued) ~-~-----~----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 1 ' SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A 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): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) __ sq.ft. __ sq.ft. __ sq.ft. __ sq.ft. __ sq.ft. SITUATE IN THE SW QUARTER OF SECTION 14, TOWNSHIP 23, RANGE 05, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Kevin Capuzzi, 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• 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/ .·/ .. d ,}-'?-! z SignatGr~-of &ner/~ntative Date Signature of Owner/Representative Date /' /~' STATE OF WJSHINGTON ) ) 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 pu ose mentioned in the instrument. Dated NOTARY PUBLIC JTATE OF WASHINGTON Ji::NNIFER ANN REINER My Appointment Expires July 20, 2019 Notary (Print): My appointment expires: 2 P:\project\0035\15012\Permit Apps\Pre-plat\3. masterapp.doc Rev: 08/2015 '.-·I, !'i 1\ ~ Ji 'I !"'; \'; -,: , PROJECT NARRATIVE MeadowVue Project name, size, and location of site: The MeadowVue project is located within the City of Renton on a single parcel located north of SE 142nd Place on the west side of 156~ Ave SE. More generally, the site is located in the NE 1/, of the SW 1/, of Section 14 of Township 23 North, Range 5 East, in King County, Washington {see Vicinity Map below). The total project site consists of 1 parcel (KC tax parcel nos. l 463400060) with an area of approximately 4.54 acres. Land use permits required for proposed project: The following land use permits are required for the proposed project: • Preliminary Plat Approval • Construction Permit • Building permits for walls • Building permits for individual homes • General Stormwater Permit (WDOE) Zoning designation of the site and adjacent properties: The project site is zoned as R-4. Property to the north, east, west, south and west are zoned as R-4, all consisting of single-family residences. Current use of the site and any existing improvements: The project site is currently partially developed consisting of 1 existing dwelling unit, sheds, and open space. Special site features: Slopes generally fall to the southwest across the property at slopes ranging from 0-15% with a total fall of approximately 32 feet. A Critical Areas Determination report prepared by Acre Environmental Consulting, LL( dated September 13, 2016 determined there are no critical areas onsite. A Geotechnical Study prepared by Terra Associates, doted February 2, 2017 summarizes their review. The City of Renton critical areas maps confirmed the findings of the two reports. Statement addressing soil type and drainage conditions: According to the Natural Resources Conservation Service, the soil type is Alderwood gravelly sandy loam (AgC). A detailed analysis was completed within the Geotechnicol Study prepared by Terra Associates, dated February 2, 2017 submitted with this application. In general the ability to use native soils from site excavations as structural fill will depend on its moisture content and the prevailing weather conditions at the time of construction. Field testing completed by the project Geotechnical engineer shows that the existing soils ore not conducive to infiltration for storm drainage. MA1~ 0 8 ZJ17 Proposed use of property and scope of the proposed development: The project proposes the design and construction of 14 single family residences along with associated roadway and utility improvements. Half street improvements are required for both 1541h Avenue SE and 156ffl Avenue SE along with off-site sanitary sewer improvements west of the property. For plats indicate the proposed number, net density, and range of sizes (net lot area} of the new lots: The project is located within R-4 zoning. The density maximum for R-4 designation is 4 units per acre. The project proposes to construct 14 single-family dwelling units on 4.54 acres. The lot sizes range between 9,633 sf -11,313 sf. The net density for the project is calculated as 3.73 per the City's density worksheet. The project site is fronted by 156~ Ave SE to the east. Vehicular access will be provided by a new public roadway (Rood A) off of 156~ Ave SE in the west direction which terminates at proposed half street improvements along the unopened right-of-way of 1541h Ave SE. All new homes site are provided with adequate access. Pedestrian access is provided on Road A and the adjacent frontage roads with concrete sidewalks. Proposed off-site improvements: Frontage improvements include street widening, curb and gutter, storm drainage, sidewalk and planter strip along the adjacent roadway frontages of 154~ Ave SE and 156m Ave SE ore proposed. The project proposes to convey the sewer to the west and connect to an existing main within 152nd Avenue. This requires constructing a new off-site 8" sewer main going north along 154th Ave SE and then west through a 15 foot wide easement on KC tax parcel no. l 463400021 before connecting to the existing main with a new manhole. The project also proposes new 8" sewer main within 1561h Ave SE northeast of the intersection with Road A. Total estimated construction cost and estimated fair market value of the proposed project: The estimated construction cost for the project is $1,320,000 and the estimated fair market value is approximately $5,500,000 following project completion. Estimated quantities and type of materials involved if any fill or excavation is proposed: Grading and filling activities ore proposed to accommodate the improvements for the residential buildings, access roads and associated utilities. On-site soils will be used for on-site fills to the extent available. Fill from local sources will be used for the balance of the fill efforts such as crushed base courses, gravel backfill, trench backfill, and asphalt pavement (as required). Estimated quantities for structural fill on-site is approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill material. Any surplus soil materials that cannot be utilized on-site for landscape area and backfill will be hauled off-site to on approved location and imported fill materials will be provided from an approved source. Number, type, and size of any trees to be removed: An arborist report was prepared by S.A. Newmon Firm, dated January 16, 2017 detailing the tree plan for the site. There were 37 trees assessed with 27 trees considered potentially suitable for retention. There are 9 trees proposed to be retained with this project found on the north perimeter of the site. Due t • • to the mass grading to provide infrastructure and building pads for the site many viable trees will need to be removed. Tree replacement is proposed is accordance with City code at a scale and location consistent with the project. Explanation of any land to be dedicated to the City: To comply with transportation improvements planned for 156th Ave SE a right-of-way dedication of 5.5 feet is required with the half street frontage improvements. A new internal public roadway (Road A) is also proposed to be dedicated with the final plat. A total of approximately 33,934 SF of land is proposed to be dedicated to the City between the l 56~ Ave SE dedication and the new internal public road. Any proposed job shacks, sales trailers, and/or model homes: There are no known job shacks, sales trailers, and/or model homes proposed at this time. Any proposed modifications being requested: A street modification is being requested to provide the Transportation Corridor Plan requirements for 156m Ave SE. 156m Ave SE is a Minor Arterial with an available right-of-way width of 60 feet. As per RMC 4-6-060 the minimum right-of-way width required on a minor arterial is 91 feet with street improvements. However, based on the Transportation Plan for the 156th Ave SE corridor, the street will be a 3-lane roadway with a 12-feet wide center two way turn lane, 11 -feet wide thru travel lanes, 5-feet wide bike lane on both sides, gutter, 0.5-feet wide curbs, 8-feet wide landscaped planters, 5-feet wide sidewalks, storm drainage improvements, and street lighting. This will require half street right-of-way dedication of 5.5 feet on the project frontage of l 56~ Ave SE. The approximate location of and number of residential units, existing and potential. that will have an obstruction view in the event the proposed project exceeds a height of 35-feet above the average grade level, Per Renton Municipal Code 4-2-11 OA -Development standards for residential zoning designations, the maximum building height for R-4 zoning is 30-feet. The maximum building height for all proposed buildings will not exceed this requirement. • ,l DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Ren ton® 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 COMMENTS: BY: BY: Arborist Report 4 Biological Assessment 4 Calculations, Colored Maps for Display 4 Construction Mitigation Description 2 ,..0 4 Deed of Right-of-Way Dedication , Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural •••o• Environmental Checklist 4 Existing Covenants (Recorded Copy) 1••0• Existing Easements (Recorded Copy) ,,..o• Flood Hazard Data 4 Floor Plans"""' Geotechnical Report •••o• Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed, Habitat Data Report 4 Improvement Deferral, Irrigation Plan 4 'I ftf'\ · l~oi /ucc.--1·eJ //\ ffo 0 J p/ei,11 /vM_ -n•t 11,(,c..teL ,n +106~· oh/(_, ~ AM M1 -no (.(ltc.c.. I hl\ixf .. l nro.r r,-fc. PRoJ ECT NAME: ..... ffi..!...-'-e__o._~o_..,.,_U...:.v_e.._Q-'-,'-=t\=uYJ ...... 1 ..... 1)a..w:'r-y-~-\L-\~ol~- DATE, ---"d-"'----'-"b'---J)c...J['--"J------7 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx Rev: 08/201S • l LAND USE PERMIT SUBMITTAL 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 4 Master Application Fonn 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions {PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary 4 Public Works Approval Letter 2 Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2AND• Stream or Lake Study, Standard 4 ~ -Qir (J.t'{"-\ ,i;r"e'\ "> 6tf-e<1V.1'1~\/ 1 Stream or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate 1AND • Topography Map, .1 Traffic Study 2 ~ I.pc,~ . .-, . , 1 n flW\ tvct Wewt{l Tree Cutting/Land Clearing Plan 4 \ ' Urban Design RegulationsAnalysis 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.dooc Rev: 08/2015 • LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement >AND 3 Inventory of Existing Sites 2AN0, Lease Agreement, Draft >AND, Map of Existing Site Conditions >AND 3 Map of View Area 2AN0, Photosimulations 2ANoa This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: Prn 3 H:\CED\Data\Farms-Templates\Self-Hel p Handouts\Plan ning\ Walversubmittalreqs.docx COMMENTS: -,')c..( C rrfr. / ., ({,,,) ]~lld, "' Rev:08/2015 I; ~ J[l\-» ', 1 i Cl r_ I ! PRE-APPLICATION MEETING FOR HIGHLAND GLEN PRELIMINARY PLAT PRE 14-001254 CITY OF RENTON Department of Community & Economic Development Planning Division October 2, 2014 Contact Information: Planner: Clark H_ Close, 425-430-7289 Public Works Plan Reviewer: Rohini Nair, 425-430-7298 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT DATE: TO: FROM: SUBJECT: MEMORANDUM October 2, 2014 Clark Close, Associate Planner Corey Thomas, Plan Review/Inspector (Highland Glen Plat -13833 1S6th Ave SE) PRE14-001254 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings. Existing hydrants are not within 300-feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit. Credit would be granted for one existing home. 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet are required to have an approved turnaround. Dead end streets shall not exceed 700-feet. Dead end streets that exceed 300-feet require a full 90-foot diameter cul-de-sac type of turnaround. Fire sprinkler systems are required for all homes that are beyond 500-feet dead end, in this case that would be lot 1. Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----1R"~ili1r@Iffi e DATE: TO: FROM: SUBJECT: MEMORANDUM October 2, 2014 Clark Close, Land Use Planning section Rohini Nair, Plan Review section Highland Glen plat preapp 13833 156th Ave SE PRE14-001254 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed project is within the retail water service area of King County Water District No. 90. 2. The applicant shall obtain a certificate of water availability from the District and provide a copy of the certificate to the City as part of the land use application. 3. Water main improvements plans approved by the District shall be submitted to the City as part of the review of the construction plans and permits for site, roadway and utilities improvements. 4. The number and location of fire hydrants are subject to the approval of Renton Fire Prevention Department. Lateral spacing of fire hydrants shall be predicated on hydrants being placed at street intersections and/or entrances to the development. SANITARY SEWER 1. Sewer service shall be provided by the City of Renton. 2. The project can get sewer service by extending the 8-inch existing sewer main, located south of the site on 156'h Ave SE near the intersection with SE 1441h Street (or Northwest corner of Enclave Plat), up to the North East property corner (on 1561h Ave) of the subject development site. Applicant will extend the 8-inch sewer main on the internal public streets and on the 1541h Ave SE along property frontage (North property corner to South property corner). Highland Glen preapp -PRE14-001254 Page2of4 October 2, 2014 3. Each lot can be served by individual side sewers from the sewer main. 4. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a %-inch or 1-inch meter install is $2,033.00. 5. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As of 10/2/2014, the SAD fee rate per lot is $447.98 plus additional interest per day of $0.05111. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. SURFACE WATER 1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City's flow control map, the site lies within the Flow Control Duration Standard (Forested Site Conditions). Refer to Figure 1.1.2.A-Flow chart for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. Stormwater BMPs applicable to the individual lots must be provided. The drainage report must account for all the improvements provided by the project. Stormwater improvements based on the drainage report study will be required to be provided by the developer. A level three flow control will be required for this project. 2. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report must include information stating whether the soil is suitable/not suitable for infiltration. 3. Surface water system development fee is $1,228.00 for each new lot. Credit will be given to the existing home. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the project exceeds one acre. TRANSPORTATION 1. Payment of the transportation impact fee is applicable on the single family houses at the time of building permit issuance. The current transportation impact fee rate is $1,430.72 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at issuance of building permit. 2. 1561h Ave is a Minor Arterial with an available right of way (ROW) width of 60 feet. As per RMC 4-6- 060 the minimum ROW width required on a minor arterial is 91 feet with street improvements. However, Transportation section has a corridor plan for the 156'h Ave SE. Based on the Transportation plan for the 156'h Ave SE corridor, the street will be a 3-lane roadway with a 12-feet H:\CED\Planning\Current Planning\PREAPPS\14-001254.Clark\Plan Review Comments PRE14-001254.doc Highland Glen preapp-PRE14-001254 Page 3 of4 October 2, 2014 wide center two way left turn lane, 11-feet wide thru travel lanes, 5-feet wide bike lane on both sides, gutter, 0.5-feet wide curbs, 8-feet wide landscaped planters, 5-feet wide sidewalks, storm drainage improvements, and street lighting. This will require half street right-of-way dedication of 5.5 feet (subject to final survey) on the project frontage on 1561h Ave SE. The developer has to submit a street modification request with the land use application, to provide the transportation corridor plan requirements instead of the RMC 4-6-060 requirements. The half street frontage improvements will be required to be built on the 1561 ' Ave SE frontage by the developer. 3. 154th Ave SE is a residential street with existing right of way width of 60 feet. To meet the City's complete street standards for residential streets, half street improvements including, but not limited to 20 feet of paving, curb and gutter, an 8 foot planter strip, a 5 foot sidewalk, street lighting and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. No right of way dedication is required. 4. The internal public streets should meet the requirements of city code RMC4-6-060. The minimum ROW width required on residential public streets is 53 feet, as per code, which is shown in the submitted plan. The code requirements for street elements and frontage improvements should be provided. 5. Street lighting is required to be provided on 156'h Ave SE, 154'" Ave SE and on the internal public streets. 6. All utilities serving the site are required to be undergrounded. 7. Maximum width of single family driveways for two car garage is 16 feet. Refer to RMC 4-4-080 regarding driveway regulations. 8. A minimum separation of 5 feet is required between driveway and the property line. 9. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16'). 10. Traffic study is required for the project and it should also include the study of the 156'' Ave SE/ SE 142"' Street intersection, SE 139'' Place/ 156'h Ave SE intersection, SE 4'' Place/ 156'' Ave SE intersection. Information regarding the number of (AM peak, PM peak, and daily) trips that will pass through the 156th Ave SE/ SE 142"' Street intersection due to this project must be provided to the City. 11. There is an additional SEPA mitigation for all projects in this area. The project will be subject to paying their fair share of the cost of a new signal to be installed at the 156th Ave SE/SE 142"' Street intersection. The fee amount will be calculated based on the added new PM peak hour trips to the existing 156'' Ave SE/ SE 142"' Street intersection. H :\CED\Plann ing\Current Plan ni ng\PREAPPS\14-001254.Clark\Plan Review Comments PRE14-001254.doc Highland Glen preapp-PRE14-001254 Page 4 of 4 October 2, 2014 GENERAL COMMENTS 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and the application fee at the counter on the sixth floor. 3. All utilities serving the site are required to be undergrounded. 4. Any proposed rockeries or retaining walls greater than four feet in height will be require a separate building permit, structural plans, and special inspection. H:\CED\Planning\Current Planning\PREAPPS\14-001254,Clark\Plan Review Comments PRE14-001254.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 2, 2014 TO: Pre-Application File No. 14-001254 FROM: Clark H. Close, Associate Planner SUBJECT: Highland Glen Plat (13833 1561h Ave SE) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located just north of SE 142"' Pl along 1561h Ave SE (APN 1463400060). The property was recently annexed into the City of Renton on September 24, 2014 (Trace Matthew Annexation, Ord. No. 5722). The 4.54-acre site is zoned Residential -4 dwelling units per acre (R-4). The applicant is proposing to subdivide the single lot into 14 residential lots for the eventual development of detached single-family homes along with a 22,056 stormwater detention pond. The residential lots would range in size from approximately 9,731 square feet to 11,944 square feet. Access would be provided via an internal public road connecting 1541h Ave SE to 1561h Ave SE. There are no critical areas located on site. Current Use: The site currently contains a single family home. All existing structures are proposed to be demolished. Zoning/Density Requirements: The subject property was recently annexed from Unincorporated King County to the City of Renton. The subject property is zoned Residential-4 dwelling units per net acre (R-4). There is no minimum density in the R-4 zone and the maximum density is 4.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. The application materials identified a net site area as 164,140 square feet (3. 77 acres). Using the net square footage provided, the proposal for 14 lots arrives at a net density of approximately 3.71 du/ac (14 lots/ 3.77 acres = 3.71 du/ac), which is within the density range permitted in the R-4 zone. The applicant will be required to comply with the density requirements of the R-4 zoning designation using the net site area. H:\CED\Planning\Current Planning\PREAPPS\14-001254 Highland Glen Preliminary Plat Page 2 of 5 October 2, 2014 Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (noted as "R-4 standards" herein). Single family residential development is permitted outright in the R-4 zone. Minimum Lot Size, Width and Depth -The minimum lot size permitted in Zone R-4 is 8,000 square feet except for small lot cluster development where interim zoning R-6 standards apply. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 80 feet except for small lot cluster development where interim zoning R-6 standards apply. The proposal appears to comply with the lot size, width and depth requirements of the zone. The proposal appears to comply with the Jot standards of the code as designed. Building Standards -R-4 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size. The maximum impervious surface would be limited to 55%. Building height is restricted to 30 feet from existing grade. The proposal's compliance with the building standards would be verified at the time of building permit review for the new residences. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are 30 feet for the front yard except for small lot clusters then 15 feet. The rear yard setback is required to be 25 feet. Interior side yards are required to have 5 foot setbacks. The setbacks for the new residences would be reviewed at the time of building permit. Residential Design and Open Space Standards: All new dwelling units in the Residential-4 zone are subject to the Residential Design and Open Space Standards outlined in RMC 4-2-115. The proposal's compliance with the residential design and open space standards would be verified at the time of building permit review for each new residence. Garages -The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Primary Entry-Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the fa,ade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space), a feature like a wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Facade Modulation -Buildings shall not have monotonous fas;ades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Windows and Doors -Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. H:\CED\Planning\Current Planning\PREAPPS\14-001254 Highland Glen Preliminary Plat Page 3 of 5 October 2, 2014 Scale, Bulk, and Character -A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Roofs -Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or reflective material, is discouraged. Eaves -Eaves should be detailed and proportioned to complement the architectural style of the home. Architectural Detailing -Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Materials and Color -A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Access/Parking: Access to the proposed plat is proposed via a new through 53-foot wide residential street connecting 156'h Ave SE to 154th Ave SE. All lots would be accessed directly off the new public roadway. Two off-street parking spaces are required for each primary residence All abutting rights-of-way and new rights-of-way dedicated as part of the plat are required to be graded to their full width and the pavement, landscaping, and sidewalks shall be constructed as specified in the street standards RMC 4-6-060. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum onsite landscape width required along street frontages is 10 feet with the exception of areas for required walkways and driveways according to the landscaping standards of RMC 4-4-070F. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street tree spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator of the Department of Community and Economic Development or designee. Broadleaf trees planted in residential zones must be a minimum of one and one-half inches {1.5") in diameter (dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet {6') in height. Code Interpretation 38 {Cl-38, Effective Date: February 4, 2013) requires that the perimeter of all new flow control and/or water quality treatment stormwater facilities be landscaped in accordance with the provisions of this Section, the 2009 KCSWDM, and the City of Renton Amendments to the KCSWDM. Specifically, storm drainage facility landscaping must include a H:\CED\Planning\Current Planning\PREAPPS\14-001254 Highland Glen Preliminary Plat Page 4 of 5 October 2, 2014 minimum 15-foot wide landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. A conceptual landscape pion must be provided with the formal land use application os prepared by o registered Landscape Architect, o certified nurseryman or other certified professional. The pion shall include, but ore not limited to, the minimum 10-foot on-site landscaping strip and street trees within the planting strip of each lot. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Tree retention standards shall be applied to the net developable area. Land within critical areas and their buffers, as well as public rights-of-way. Critical Areas: There appears to be no critical areas located on site. It is the applicant's responsibility to ascertain whether or not critical areas are located on site. If so, the proposal would need to be revised accordingly. Environmental Review: Environmental (SEPA) Review is required for projects greater than nine lots, or on sites that contain critical areas. Therefore SEPA would be required for the proposed subdivision. Note: the fee for Environmental {SEPA} Review is $1,030.00 {$1,000.00 plus 3 % Technology Surcharge Fee). Permit Requirements: The project would require Preliminary Plat review and Environmental (SEPA) Review. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner. Once the Hearing Examiner issues a decision a two-week appeal period will commence. Note: the fee for o preliminary plot application is $4,120.00 {$4,000.00 plus 3% Technology Surcharge fee). The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees are required. Such fees apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2014/2105 are as follows (2015 phase-in impact fee rates are effective on 01/01/2015): • A Transportation Impact Fee based on $1,430.72/$2,143.70 per each new single family residence; • A Parks Impact Fee based on $963.01/$1,395.25 per each new single family residence; • A Fire Impact fee of $479.28 per each new single family residence; and H:\CED\Planning\Current Planning\PREAPPS\14-001254 Hig hland Gl en Prel iminary Plat Page 5 of 5 October 2, 2014 • A School District Impact Fee based on $5 ,455.00/$5,541.00 per eac h new sin g le family residence. A handout li sting Re nton's d eve lopme nt-relate d fees is attached for your review o r is ava ilable on the City's website . Note: When the formal app lication materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package . Please contact Clark Close, Associate Planner at 425-430-7289 or by email at cclose@rentonwa .gov for an appointment. Expiration : U pon approval, preliminary plats are va lid for seven years throu gh December 31, 201 4. On or afte r Jan uary 1, 2015, preliminary plats will be valid for a period of five yea rs w ith a poss ible one-yea r ex t e n sion. H:\CED\Pl anning\Curren t Planning\PREAPPS\14-00125 4 272 0 'INGS_ 1984_ Web_Mercat or_Auxihary_Sphere City of Renton COR Maps Feet Information Tech nology -G IS RentonMapSupport@Rentonwa.gov 09/3012014 T his map is a user generated static ou1pu1 from an Internet mapping si1e and is for reference o nty. Data layers that appear on thi s map may o r may not be accurate, current, or otherwise reliable. T HIS MAP IS NOT TO BE USED F OR NAV1GATION Legend City and County B oundary other L:J Cit)' of Ren100 Parcels Buildings Sites Othe, Mun1ca;:n11 Gove rr,meri.t Fao lrty Community I R eeteabon Center LlbraJ)I • F11e Sta~n I EMS Sta~or. ~rport Runway f A.irfie4d Pa r K G reenhouse I N urse ry Unde>1eloped Park • Parki~ LO( Structure I Garas,c Zoning • RC Resource Conserv a~on R-1 R esdtmbal 1 d ul11c R-4 Residential 4 dulac R -S Rl!'Sider.bal 8 dulac RMH Residential Manufactured Homes R-10 Res1demi.i 10 dtJ/tic • R-14 Res1denut 14 dulac N otes Highland Glen Preliminary P lat 13833 156th Ave SE 0 _City of n ~on it-~ ~-Ill ... \, Finance & [T Divis ion CITY OF RENTON, WASHINGTON ORDINANCE NO. 5722 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ANNEXING CERTAIN UNINCORPORATED TERRITORY TO THE CITY OF RENTON {TRACE MATTHEW ANNEXATION; FILE NO. A-13-006). WHEREAS, under the provisions of RCW 35A.14.120 (Direct petition method -Notice to legislative body -Meeting -Assumption of indebtedness -Proposed zoning regulation - Contents of petition), as amended, property owners in unincorporated territory contiguous to the City of Renton have filed a written annexation petition with the City Clerk on or about September 27, 2013; and WHEREAS, in accordance with RCW 35A.14.120, those property owners own at least ten percent {10%} in value of the property in the unincorporated territory to be annexed according to the assessed valuation for general taxation; and WHEREAS, consistent with RCW 35A.14.120, those property owners, prior to the filing and circulation of the petition for annexation to the City of Renton, notified the City Council of their intention to commence annexation proceedings; and WHEREAS, after a public hearing, it was determined that those property owners agreed to accept all relevant portions of the City's Comprehensive Plan and the applicable Zoning Code;and WHEREAS, the King County Department of Assessments examined and verified the signatures on the petition for annexation on or about February 12, 2014, and determined, consistent with the requirements of RCW 35A.14.120, that the signatures represent at least sixty percent (60%) of the assessed value (excluding streets) of the area to be annexed; and 1 ·~-·------------------ ORDINANCE NO. 5722 WHEREAS, the Department of Community and Economic Development the City of Renton considered and recommended that the City of Renton annex the subject unincorporated territory; and WHEREAS, consistent with RCW 35A.14.130 (Direct petition method -Notice of hearing), the City Council set April 7, 2014, in the Renton City Council Chambers, as the time and place for a public hearing on the petition with notice as required by law; and WHEREAS, the public hearing was held at the time and place specified, and after considering all matters in connection with the petition, the City Council determined that all legal requirements and procedures applicable to the RCW 35A.14.120 direct petition method for annexation have been met; and WHEREAS, the King County Boundary Review Board having deemed the "Notice of Intention" approved as of July 11, 2014; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION I. The findings, recitals, and determinations are found to be true and correct in all respects. All requirements of the law in regard to the annexation by petition method, including the provisions of RCW 35A.14.120, RCW 3SA.14.130, RCW 35A.14.140 (Direct petition method -Ordinance providing for annexation), and 35A.14.150 (Direct petition method -Effective date of annexation) have been met. SECTION II. It is further determined that the petition for annexation to the City of Renton of the property and territory described below is approved and granted; the following 2 ORDINANCE NO. 5722 described property being contiguous to the city limits of the City of Renton is annexed to the City of Renton, and such annexation to be effective on and after the approval, passage, and five (5) days after the publication of this ordinance; and on and after said date the property shall constitute a part of the City of Renton and shall be subject to all its laws and ordinances then and thereafter in force and effect; the property being described as follows: See Exhibit "A" attached and made a part of this ordinance as if fully set forth in this ordinance. [The property, an approximately 4.54-acre potential annexation area is located in the City's Potential Annexation Area near the eastern portion of the City limits. The site is bordered by Renton City limits at the north, by 154th Avenue SE to the west, by parcel lines in proximity of SE 139th Place at the south, and 156th Avenue SE at the east.] and every owner of the property within the annexation territory shall be subject to the City's Comprehensive Plan, Zoning Code, and laws as applicable. SECTION Ill. This ordinance shall be effective upon its passage, approval, and five (5) calendar days after publication. A certified copy of this ordinance shall be filed with the King County Council, State of Washington, and as otherwise provided by law. PASSED BY THE CITY COUNCIL this 15th day of __ ....,Se.;ee.Jp0<.t=-e=-m=b.,ae-"r--~· 2014. 3 ORDINANCE NO. 5722 APPROVED BY THE MAYOR this 15th day of September 2014. Denis Law, Mayor Approved as to form: .. ., Lawrence J. Warren, City Attorney Date of Publication: 9/19/2014 (summary) ORD:1844:8/22/14:scr 4 0 i~~JAnnexation Boundary 12:.J Parks t'::1 City Limits Parcels D[PARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SUBMITTAL REQUIREMENTS PRELIMINARY PLAT Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov PURPOSE: To establish the layout of the land division and to ensure the proposed plat is in accordance with City of Renton's adopted standards, consistent with the City's goal to protect public health, safety, welfare and aesthetics, and providing adequate public services/infrastructure. FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning Division. The Planning Division will provide assistance and detailed information on the City's requirements and standards. Applicants may also take this opportunity to request the waiver of the City's typical application submittal requirements, which may not be applicable to the specific proposal. For further information on this meeting, see the instruction sheet entitled "Submittal Requirements: Pre-Application." 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) during a pre-application meeting, 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. 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 to reach the Planning Division. Due to the screening time required, applications delivered by messenger cannot be accepted. PLAT NAME: Renton City Council requests that the plat name remains constant throughout all development applications. Please give careful consideration to your plat name with special attention to uniqueness, as it will be used by the City through at least the final plat application. ADDITIONAL PERMITS: Additional permits from other agencies may be required. It is the applicant's responsibility to obtain these other approvals. Information regarding these other requirements may be found at http://apps.oria.wa.gov/opas/ 1 H :\CED\Data\Forms-T em plates\Self-Help Handouts\Pla nning\prelimplat.doc Rev: 08/2016 / / / / All Plans and Attachments must be folded 8 Yz"by 11" APPLICATION MATERIALS: , D 1. D 2. D 3. D 4. /Li 5. Pre-Application Meeting Summary: If the application was reviewed at a "pre-application meeting", please provide 5 copies of the written summary provided to you. Waiver Form: If you received a waiver form during or after a "pre-application meeting", please provide 5 copies of this form. 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. Fees: The application must be accompanied by the required application fee (see Fee Schedule Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made out to the City of Renton and cannot be accepted for over the total fee amount. Project Narrative: Please provide 12 copies of a clear and concise description of the proposed project, including the following: • Project name, size and location of site • Land use permits required for proposed project • Zoning designation of the site and adjacent properties • Current use of the site and any existing improvements • Special site features (i.e. wetlands, water bodies, steep slopes) • Statement addressing soil type and drainage conditions • Proposed use of the property and scope of the proposed development • For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots • Access • Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.) • Total estimated construction cost and estimated fair market value of the proposed project • Estimated quantities and type of materials involved if any fill or excavation is proposed • Number, type and size of any trees to be removed • Explanation of any land to be dedicated to the City • Any proposed job shacks, sales trailers, and/or model homes 2 H : \CE D\Data \Forms-Te mp lates \Self-He Ip Hand outs\ PI an n i ng\pre Ii m pl at.doc Rev: 08/2016 I • Any proposed modifications being requested (include written justification) For projects located within 100 feet of a stream or wetland, please include: • Distance in feet from the wetland or stream to the nearest area of work For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington please include the following additional information: • Distance from closest area of work to the ordinary high water mark. • Description of the nature of the existing shoreline • The approximate location of and number of residential units, existing and potential, that will have an obstructed view in the event the proposed project exceeds a height of 35-feet above the average grade level Environmental Checklist: Please provide 12 copies of the Environmental Checklist. Please ensure you have signed the checklist and that all questions on the checklist have been filled in before making copies. If a particular question on the checklist does not apply, fill in the space with "Not Applicable". / D . 7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the Planning Division to determine whether your project proposal triggers any additional land use permits. If so, additional information may be required . ( '-- . 0 8. / D 9. Density Worksheet: Please submit 12 copies of a completed density worksheet for all residential projects. Construction Mitigation Description: Please provide 5 copies of a written narrative addressing each of the following: • Proposed construction dates (begin and end dates) • Hours and days of operation • Proposed hauling/transportation routes • Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics • Any special hours proposed for construction or hauling (i.e. weekends, late nights) • Preliminary traffic control plan If your project requires the use of cranes, please contact the City's Airport Manager at 425- 430-7471 to determine whether Federal Aviation Administration notification will be required. / D 10. Plat Certificate or Title Report: Please provide 3 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 Pian. 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\prelimplat.doc Rev: 08/2016 / / '1'\~ I l \,' " I I I\, \. { D 11. 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. ,,[:J 12. Proof of King County Plat Name Reservation: Please provide 5 copies of a Plat and Condominium Name Reservation Request form approved by the King County Recorder's Office. The request form may be obtained from the King County Recorder's Office website under Plat and Condominium Name Reservation Request. http://www.kingcounty.gov/business/Recorders/OnlineFormsandDocumentStandards.aspx The Recorders Office charges a $SO fee for name reservation, and reservation of the plat name expires one year after approval. D 13. D 14. Affidavit of Installation of Public Information Sign(s): Please complete and provide the attached notarized original affidavit plus 1 copy of the affidavit attesting the required public information sign(s) has been installed in accordance with City Code requirements. See attachment titled "Public Information Signs" for information about the size and location requirements for public information signs. Affidavit of Installation of Public Outreach Sign(s): Please complete and provide the attached notarized original affidavit plus 1 copy of the affidavit attesting the required public outreach sign(s) has been installed in accordance with the City Code requirements. See attachment titled "Public Outreach Signs" for information about the size and location requirements for public outreach signs. 0:). 15. Proof of Neighborhood Meeting: Please provide the following materials with the submittal of a complete development application: • A copy of the notice provided to surrounding property owners within three hundred feet (300') of the proposed development site; • A copy of the mailing list used to send out meeting notices; • An affidavit of mailing and posting notice(s); • A copy of the meeting sign-in sheet; • Copies of materials presented at the meeting; • Notes of the meeting including a summary of oral and written comments received; and • If no members of the public attended the neighborhood meeting and/or persons in attendance made no comments, the required submittal materials shall reflect the absence of comment, attendance, or both. / fa' 16. Neighborhood Detail Map: Please provide 12 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 4 H :\CED\Data\Forms-T em plates\Self-H el p Handouts\Planning\prelimplat.doc Rev: 08/2016 I / I D 17. 0 18. 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. Overall Plat Plan: If the scale of the project requires multiple plan sheets, please provide 12 copies of the entire plat plan on a single sheet (please insert in plan set for plat plan). Plat Plan: Please provide 12 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, building setbacks, 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. If any recorded easement is unmappable, include a note on the face of the plan indicating the recording number and reason it cannot be mapped • Location, distances from existing and new lot lines, and dimensions of any existing structures, existing or proposed fencing or retaining walls, and free-standing signs • 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) A legend listing the following included on the first sheet of the Preliminary Plat Plan: • Total area in acres of proposed plat • Proposed number of lots • Zoning of the subject site s H :\CE D\Data \Forms-T em plates\Self-Help Handouts\Planning\preli mp lat.doc Rev: 08/2016 / fl]/ 19. • 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 4-7-170Fl). • Square footage of land in critical areas • Square footage of land in critical area buffers • Square footage of land in publicly dedicated streets • Square footage of land in private access easements • Density proposed and density permitted by code For commercial/industrial properties please also include the following in the legend: • Total area of existing impervious surface • Total area of existing undeveloped area • Square footage (by floor and overall total) of each individual building and/or use • Building footprint area • Percentage of lot covered by buildings and structures • Total area of pavement (existing to remain and new) • Total area of landscaping • Building setbacks (required and proposed) between all structures and property lines • Parking analysis per lot including the number of parking spaces provided and required landscape Plan, Conceptual: Please provide 5 copies of a fully-dimensioned plan drawn at the same scale as the project site plan (or other scale approved by the Planning Division), clearly indicating the following: • Date, graphic scale, and north arrow • location of proposed buildings, parking areas and access, and existing buildings to remain • Names and locations of abutting streets and public improvements, including easements • Existing and proposed contours at two-foot intervals or less • Location and size of planting areas • location and height of proposed berming • location and elevations for any proposed landscape-related structures such as arbors, gazebos, fencing, etc. • • Location, size, spacing and names of existing (to remain) and proposed shrubs, trees, and ground covers. locations of decorative rocks or landscape improvements in relationship to proposed and existing utilities and structures • Trees to be retained and associated drip lines • For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s). 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 6 H :\CE D\Data\Forms-T em plates\Self-Help Handouts\Planning\prelimplat.doc Rev: 08/2016 I 9' 21. required and to determine the sizing of a side sewer. Topography Map: Please provide 5 copies of a plan showing the site's existing contour lines at five-foot vertical intervals and planimetric features extending ten feet beyond the property boundaries. ) 0 22. 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. 0 23. Tree Retention Worksheet: Please provide 2 copies of a completed City of Renton tree retention worksheet. )2l 24. 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; 7 H : \ CE D\Da ta \Forms-Templates \Self-He Ip Ha ndo uts \Pian n i ng\pre Ii mp I at.doc Rev: 08/2016 / • An analysis of retained trees according to Priority of Tree Retention Requirements specified in RMC 4-4-130H.1.b. D 25. Wetland Assessment: Please provide 12 copies of the map and 5 copies of the report if ANY wetlands are located on the subject property or within 100 feet of the subject property. The wetland report/delineation must include the information specified in RMC 4- 8-1200. In addition, if any alteration to the wetland or buffer is proposed, 5 copies of a wetland mitigation plan is also required. See RMC 4-8-1200 for plan content 26. ~{!J \0u 21. 28. 29. requirements. Standard Stream or Lake Study: Please provide 12 copies of a report containing the information specified in RMC 4-8-1200. In addition, if the project involves an unclassified stream, a supplemental stream or lake study is also required (12 copies). If any alteration to a water-body or buffer is proposed a supplemental stream or lake study (12 copies) and a mitigation plan (12 copies) are also required. See RMC 4-8-1200 for plan content requirements. Flood Hazard Data: Please provide 12 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 floodproofed • Certification by a registered professional engineer or architect that the floodproofing 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 Biological Assessment/Critical Areas Study: provide 5 copies if the project is located in a designated floodplain. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3- 050G.6, please provide 12 copies of a report containing the information specified in RMC 4- 8-1200. 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. Letter of Understanding Geologic Risk: Please provide 5 copies of a letter from the applicant, or the owner of the site, stating that he or she understands and accepts the risk of developing in an unstable area and that he or she will advise, in writing, any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the site, of the unstable potential of the area. 8 H :\CED\Data\Forms-T em plates\Self-Help Ha ndouts\Planning\pre 1i mplat.doc Rev: 08/2016 / I . / D 35. . / ,o 36. Utilities Plan, Generalized (sewer, water, stormwater, transportation improvements): Please provide 5 copies of a plan drawn on 22" x 34" plan sheets using a graphic scale of 1" = 40' (or other size or scale approved by the Planning Division) clearly showing all existing (to remain) and proposed public or private improvements to be dedicated or sold to the public including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, free-standing lighting fixtures, utility junction boxes, public utility transformers, etc., along the full property frontage. The finished floor elevations for each floor of proposed and existing (to remain) structures shall also be shown. Drainage Control Plan: Please provide 4 copies of a plan drawn to scale and stamped by a Washington State licensed professional engineer and complying with the requirements of RMC 4-6-030 and the King County Surface Water Management Design Manual, 2009 edition, as adopted and amended by the City of Renton. Drainage Report: Please provide 4 copies of a report complying with the requirements of the City of Renton Drafting Standards in RMC 4-6-030. the King County Surface Water Design Manual (KCSWDM), 2009 edition, and the City of Renton Amendments to the KCSWDM, Chapters 1 and 2 as adopted by the City of Renton. The report (TIR) must be stamped and dated by a civil engineer and shall contain the following: • Table of Contents • Technical Information Report (TIR) Worksheet • Section 1: Project Overview • Section 2: Conditions and Requirements Summary • Section 3: Offsite Analysis • Section 4: Flow Control and Water Quality Facility Analysis and Design • Section 5: Conveyance System Analysis and Design • Section 6: Special Reports and Studies • Section 7: Other Permit • Section 8: CSWPPP Analysis and Design • Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant • Section 10: Operations and Maintenance Manual. Street Profiles: Please provide 12 copies. The plan should show the profiles and grades of each street, together with typical cross sections indicating width of pavement, location and width of sidewalks, and location and size of utility mains . Grading Elevations and Plan, Conceptual: This is required if the proposed grade differential on-site will exceed 24" from the top of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards. Please provide 12 copies of a 22" x 34" plan drawn by a State of Washington licensed civil engineer or landscape architect at a scale of 1" to 40' (horizontal feet) and 1" to 10' (vertical feet) (or other size plan sheet or scale approved by the Planning Division Plan Review Supervisor) clearly indicating the following: • Graphic scale and north arrow • Dimensions of all property lines, easements, and abutting streets 9 H :\CE D\Data \Forms-T emplates\Self-Help Handouts\Pla nning\prelim plat.doc Rev: 08/2016 I / • Location and dimension of all on-site structures and the location of any structures within 15-feet of the subject property or that may be affected by the proposed work • Accurate existing and proposed contour lines drawn at two-foot, or less, intervals showing existing ground and details of terrain and area drainage to include surrounding off-site contours within 100-feet of the site • Location of natural drainage systems, including perennial and intermittent streams and the presence of bordering vegetation • Setback areas and any areas not to be disturbed • Finished contours drawn at two foot intervals as a result of grading • Proposed drainage channels and related construction with associated underground storm lines sized and connections shown • Finished floor elevation(s) of all structures, existing and proposed General notes addressing the following (may be listed on cover sheet): • Area in square feet of the entire property • Area of work in square feet • Both the number of tons and cubic yards of soil to be added, removed, or relocated • Type and location of fill origin, and destination of any soil to be removed from site. D 37. Traffic Study: Please provide 5 copies of a report prepared by a State of Washington licensed professional engineer containing the elements and information identified in the City of Renton" Traffic Impact Analysis Guidelines for New Development" in sufficient detail to define potential problems related to the proposed development and identify the improvements necessary to accommodate the development in a safe and efficient manner. fa/38. ,,.,,- / ~ 39. ~40. Plan Reductions: Please provide one 8 W' x 11" legible reduction of each full size plan sheet (unless waived by your Project Planner). 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. The quality of these reductions must be good enough so that a photocopy of the reduced plan sheet is also legible. 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. Once the reductions have been made, please also make one 8 Y," 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. Digital Copy: Please provide a digital copy of each of the submittal items; this can be submitted either on a CD, a USB portable (flash/hard) drive, other device or pathway as approved by your assigned project manager. Colored Maps for Display (DO NOT MOUNT ON FOAM-CORE OR OTHER BACKING): Please color 1 copy of each of the following full size plan sheets (24" x 36") or other size approved 10 H :\CED\ Data \Forms-T em pl ate s\Self-He Ip Hand outs \Plan ni ng\p re Ii mp lat.doc Rev: 08/2016 by the Planning Division) with a 1/4" or larger felt tip marker for use in presenting the project to the Environmental Review Committee and at any required public hearing: • Neighborhood Detail Map • Site Plan • Landscaping Plan • Elevations Please fald colored displays to 8 M" x 11". The following colors are required: Red-North Arrow, outer property boundary. Proposed new lot lines (dashed). Do not color existing lot lines which are to be eliminated or relocated. Blue-Street names identified with lettering of at least 1" in height. Street names must be legible at a distance of 15-ft. Brown-Existing buildings (Please do not color buildings which will be demolished or removed) Yellow-Proposed buildings Light Green-Landscaped areas Dark Green-Areas of undisturbed vegetation All Plans and Attachments must be folded to 8Yz" by 11" REVIEW PROCESS: The platting process is comprised of three basic steps. 1. Preliminary Plat Application 2. Installation of street and utility improvements according to the approved Preliminary Plat 3. Final Plat Application This handout covers only the first step in the process -the Preliminary Plat Application and approval process. Once a complete land use application package has been accepted for initial review, the Planning Division will post three notices of the pending application at or near the subject site and mail notices to property owners within 300 feet of the project site. The notice will list a tentative hearing date. The proposal will be routed to other City departments and other jurisdictions or agencies that may have an interest in the application. The reviewers have two weeks to return their comments to the Planning Division. Then the Planning Division will prepare a report regarding the proposal's compliance with applicable codes and the City's review criteria. The application will then be presented to the City's Environmental Review Committee. The Environmental Review Committee is comprised of the Administrator of Public Works, the Administrator of Community and Economic Development, the Administrator of Community Services, and the Fire Chief. The Committee is responsible for determining whether the proposal will result in significant 11 H :\CEO\Data\Forms-T emplates\Self-Help Ha ndouts\Planning\pre Ii mplat.doc Rev: 08/2016 adverse environmental impacts. To do this, the committee will consider such issues as environmental health hazards, wetlands, groundwater, energy and natural resources and will then issue its decision (Environmental Threshold Determination). The Environmental Review Committee will either issue a: • Determination of Non-Significance (DNS)-Make a determination the proposal will have no significant negative environmental impacts, or • Mitigated Determination of Non-Significance (DNS-M)-Make a determination the proposal, if modified, would have no significant negative environmental impacts, or • Determination of Significance (DS)-Make a determination the proposal will have significant adverse environmental impacts and require the applicant to submit an Environmental Impact Statement (EIS) prepared by a qualified consultant Once the Environmental Review Committee has issued its Environmental Threshold Determination (provided an EIS is not required), a public notice of the Determination is printed in the Renton Reporter and three notices are posted at or near the site. This notice also lists the public hearing date. A 14-day appeal period commences following the publication date. At the discretion of the City, a separate and additional 15-day comment period may be added prior to the 14-day appeal period. After the fourteen (14) day appeal period has ended, the project can be scheduled for public hearing before the City Hearing Examiner, provided no appeals have been filed. A public hearing is required. After review of the proposal and any staff or public comments, the Planning Division staff will forward a report and recommendation and the Environmental Review Committee decision to the Hearing Examiner prior to the hearing. This report will be mailed to all persons listed on the Master Application and all parties of record. Notice of the public hearing will be published in the Renton Reporter at least 10 days prior to the hearing. Applicants are strongly encouraged to attend the public hearing for their proposal. City staff will first make a presentation to the Hearing Examiner about the proposal. Then the applicant and any citizens in support of the proposal will give testimony. When giving testimony, names and addresses must be stated for the record. Following this, individuals with neutral or opposing comments will give their testimony to the Hearing Examiner. City staff or the applicant will address additional questions raised throughout the hearing. The Hearing Examiner will review the application concurrently with any environmental appeals and issue a final decision(s) within fourteen (14) days of the hearing unless, at the time of the public hearing, the Hearing Examiner indicates additional time will be required for issuance of the decision. The decision to approve, conditionally approve, or deny the proposal will be mailed to all persons listed on the Master Application and all parties of record. APPEAL AND RECONSIDERATION PROCESS FOR DECISIONS: Any person, including the applicant, aggrieved by the Hearing Examiner's decision may make a written application for reconsideration to the Hearing Examiner within fourteen (14) calendar days of the date of the decision. After review of the reconsideration request, the Hearing Examiner may take whatever action is deemed proper. The 12 H : \CE D\Data \Forms-Templates \Se If-He Ip Hand outs\PI an ni ng\pre Ii mp lat. doc Rev: 08/2016 , Hearing Examiner's written decision on the reconsideration request will be mailed to all parties of record within ten (10) days from the date the request was filed. If any party with standing is still not satisfied after a reconsideration decision has been issued, an appeal may be submitted within fourteen (14) days to the City Council. An appeal may be filed with the Council without first requesting reconsideration by the Hearing Examiner; however, it must be filed within fourteen (14) days of the date the original decision was issued. After the Council's decision is issued there will be a 21-day appeal period, during which time an appeal may be filed with Superior Court. See RMC 4-8-110 for further information on the appeal process and time frames. CONSTRUCTION PERMIT ISSUANCE AND INSTALLATION OF IMPROVEMENTS: In the City of Renton, a Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City right-of-ways. Applicants may apply for construction permits concurrently with their request for a land use application. However, the applicant should be aware any conditions of land use permit approval may create a need for revisions to other permit applications whereby additional fees may be charged. Refunds of construction permit charges are not available. If no appeals or reconsideration requests are filed within 14 days of the effective date of the decision to approve the application, the applicant may obtain construction permits. A construction permit for the installation of on-site and off-site utilities will be issued upon the review and approval of civil engineering drawings by the Division's Public Works Section and receipt of all applicable development and permit fees. INSTALLATION OF IMPROVEMENTS/CERTIFICATE OF COMPLETION: Prior to applying for Final Plat approval, all required improvements must be installed. The developer shall obtain all necessary construction permits and pay all fees and inspection costs. Typically, a Final Plat application cannot be processed until required improvements have been satisfactorily installed. DEFERRAL OF IMPROVEMENTS: If a developer wishes to defer certain on-site or off-site improvements (i.e. landscaping, curbs and sidewalks), written application with full and complete engineering drawings must be submitted to Development Engineering. The application should explain the reasons why such delay is necessary. If approval is granted, security in the form of an irrevocable letter of credit, set-aside fund, assignment of funds, or certified check shall be furnished to the City in an amount equal to a minimum of 150% of the estimated cost of the required improvements. EXPIRATION AND EXTENSIONS: Once an application has been approved, the applicant has five years to comply with all conditions of approval and to submit for Final Plat before the approval becomes null and void. In order to revitalize an expired Preliminary Plat, a new application must be submitted to the Planning Division. One one-year extension shall be granted to an applicant who files a written request with the Administrator at least thirty (30) days before the expiration of this five (5) year period, provided the applicant demonstrates that he/she has attempted in good faith to submit the final plat within the five (5) year period. It is the responsibility of the sub-divider to monitor the expiration date. 13 H : \ CE D\Data \Forms-Templates \Se If-He Ip Hand o uts\PI a n n i ng\pre Ii mp I at.doc Rev: 08/2016 ADDITIONAL EXTENSIONS: Additional time extensions beyond this one-year time period may be granted by the Hearing Examiner if the applicant can show need caused by unusual circumstances or situations which make it unduly burdensome to file the final plat within the five (5) year time period. The applicant must file a written request with the Hearing Examiner and the CED Department for this additional time extension; this request must be filed at least thirty (30) days prior to the plat expiration date. The request must include documentation as to the need for the additional time period. PHASED SUBDIVISION: In the case of a phased subdivision, final plat approval by the Hearing Examiner of any phase of the preliminary plat will constitute an automatic one-year extension for the filing of the next phase of the subdivision. PLAT AMENDMENTS: At any time after preliminary plat approval and before final plat approval, the applicant may submit an application to the Administrator that proposes an amendment to the approved or conditionally approved preliminary plat. The Administrator shall have the authority to determine whether the proposed amendment qualifies as a major or minor amendment. MAJOR PLAT AMENDMENTS: Major amendments to an approved or pending plat application shall require a new application. For major amendments that due to extraordinary circumstances would result in a highly unreasonable and unconscionable burden on the applicant or plat holder, if the applicant or plat holder was required to go through a new application process, the Administrator may permit the major amendment to be treated as a minor amendment. MINOR PLAT AMENDMENTS: Minor plat amendments may be reviewed and permitted as part of final plat approval. To be considered a minor amendment, the amendment must not: • Decrease the aggregate area of open space in the subdivision by ten percent (10%) or more; • Increase the number of lots in the subdivision beyond the number previously approved; • Result in a violation of development standards; • Relocate any roadway access point to an exterior street from the plat; • Propose phasing of plat development; or • Increase significantly any adverse impacts or undesirable effects of the plat on the community or surrounding area. 14 H : \ CE D\ Data \Form s-T em plates \Self-He Ip Hand outs\ P1a n n i ng \pre li m plat.doc Rev: 08/2016 Denis Law Mayor ~-• Community & Economic Development C. E. "Chip" Vincent, Administrator March 8, 2017 Marv Bettes 14009 154th Ave SE Renton, WA 98059 SUBJECT: MEADOWVUE PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA17-000106 Dear Mr. Bettes: Thank you for your comments received March 7, 2017 related to the MeadowVue Preliminary Plat wherein you raised concerns regarding the proposed project. Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your drainage, road improvements, traffic and sewer concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act (SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents: the Environmental Review Committee Report, the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7219 or at amorganroth@rentonwa.gov. Sincerely, ;W~ A::~ M'rga n roth Associate Planner cc: File LUA17-000106 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov ' . A Master Application has been filed and accepted with the Department of Communi ty & Economic Development (CED)-Planning Division of the City of Renton. The following briefly describes the application and the n~cessary Public A provals. ~ DATE OF~OTICE OF APPLICATION: March 9, 2017 PROJECT NAME/NUMBER: MeadowVue Preliminary Plat / LUA17-000106, ECF, MOD, PP PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval. and Environmental Threshold Determination (SEPA) for a proposed 14-lot subdivision. The.project site is 197,762 square feet (4.54 acres) and is located· at 13833 156th Ave SE. The 'project site is located in the Residential-4 (R-4) zoning designation.'.The proposed single-family residential lots range in size from 9,731 square feet to 11,944 square feet with an overall proposed density of 7.18 dwellings per acre. One existing single-family d welling will be removed, along with the associated accessory structures. Add itional proposed improvements includ e a storm drainage tract along the 154th Ave SE frontage. The proposed lots will be served by a new public residential access street that will connect 154th Ave SE and 156th Ave SE. Propo sed lots will be served by sanitary sewer and water mains that will extend from 156th Ave SE along the new street. Con struction of the proposed subdivision infrastructure improvements will result in approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill. The applicant has submitted a Technica l Information Report, Arborist Report and -a Geotechnical Engineering Study with the application. PROJECT LOCATION : N-SE 142nd Pl on W-Side 156th Ave SE PERMITS/REVIEW REQUESTED : . Prel iminary Plat Approval; Construction Permit ; Building Permits for Walls; Building Permit for Individual Ho'mes; General Storm water Permit (WDOE) APPLICANT/PROJECT CONTACT PERSON : Applicant: Patrick Danner, OR Horton, 12910 Totem lake Blvd NE, Suite 220, Kirkland, WA 98034 PUBLIC HEARING : Cantact; Jamie Schroeder, CPH Consultants, 11431 WillO)NS Rd N.E, Suite 120, Redmond, WA 98052 Public hearing is tentatively scheduled for May 9, 2017 before the Re nton Hearing Examiner at 11:00 a.m .• in Renton Council Chambers on the 7th floor of Renton City Hal l. If you are Interested in attending the hearing, please contact the Planning Division to ensu re that the hearing has not been resc~eduled at (425) 430-6578. If com m ents cannot be submitted in writi ng by the date indicated above, you may still appear at t he h eari ng and p"resent your comments on the proposal before the Hearing Examiner. Comments on the above application must be submitted in writing to Alex Morganroth, Associate Planner, Department o f Community & Economic DeveJopment, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on March 23, 2017. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the Project Manager. Anyone who submits writt~n co mments 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 flLE IDENTIFICATION DATE OF APPLICATION: FEBRUARY 23, 2017 NOTICE OF COMPLETE APPLICATION: MARCH 9, 2017 If you would like to be mad e a party of record to receive further inforrnation on this propose d project, complete this form and return to: .City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name: MeadowVue Preliminary Plat No: / LUA17-000106, ECF, MOD,PP · NAME : ___ _..;. _________ :....:.;'-"--'--------------'-~----=:...;;.;.._ lylAILING AD DRESS;---'------------"-'----~-'---CITY /STAT E/ZIP; ___ :..::__-'--'--'-~-"-'--'--'- TELEPHO NE NO .: ---'--....;......;-'-'"---'---'---''--'-'--;....;..;...-'-'-...;.....;..-, • • CPH CONSULTANTS Preliminary Technical Information Report Meadow Vue CPH Proiect No. 0035-1 5-01 2 Renton, WA Prepared for: SSHI LLC dba D.R. Horton 12910 Totem Lake Blvd NE, Suite 220 Kirkland, WA 98034 Prepared by: CPH Consultants Jamie Schroeder, PE Casey Tor res, EIT 11431 Willows RD NE, Suite 120 Redmond,WA 98052 February 6, 2017 CP H CONSULTANTS Prepared for: SSHI LLC dba D.R. Horton 1 291 0 Totem Lake Blvd NE, Suite 220 Kirkland, WA 98034 Prepared by: CPH Consultants Jamie Schroeder, PE Casey Torres, EIT 11431 Willows RD NE, Suite 1 20 Redmond,WA 98052 February 6, 2017 CPH CONSULTANTS l 1431 WILLOWS ROAD NE, SUITE l 20 REDMOND, WA 98052 e,(425) 285-2390 I s(425) 285-2389 w w_:,'f,_c p h co nsu I ta nts .com MEADOWVUE RENTON, WASHINGTON PRELIMINARY TECHNICAL INFORMATION REPORT February 6, 201 7 Prepared For: D.R. Horton 12910 Totem Lake Blvd. NE, #220 Kirkland, WA 98034 Prepared By: CPH Consultants Jamie B. Schroeder, PE Casey Torres, EIT CPH Project No. 0035-1 5-012 Sile Planning Civil Engineering Project Management land Develapmenl Consulting CPH CONSULTANTS PRELIMINARY TECHNICAL INFORMATION REPORT MEADOWVUE SECTION 1 -PROJECT OVERVIEW FIGURE 1 -VICINITY MAP FIGURE 2 -TIR WORKSHEET CITY OF RENTON, WA TABLE OF CONTENTS 3 SECTION 2 -CONDITIONS AND REQUIREMENTS SUMMARY ,. ... 9. SECTION 3 -0FFSITE ANALYSIS 1 1 SECTION 4-FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN_ -------------------------])_ SECTION 5 -CONVEYANCE SYSTEM ANALYSIS AND DESIGN__ 17 SECTION 6 -SPECIAL REPORTS AND STUDIES 1 8 SECTION 7 -OTHER PERMIT 1 9 SECTION 8 -CSWPPP ANALYSIS AND DESIGN _______________ ;?_Q SECTION 9-BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT___ _ ___________________ 2_2_ SECTION 10-OPERATIONS AND MAINTENANCE MANUAL _23 FIGURES __ APPENDICES FIGURE 3 -EXISTING SITE CONDITIONS FIGURE 4 -DEVELOPED SITE CONDITIONS FIGURE 5 -DRAINAGE BASINS APPENDIX A -NRCS SOILS REPORT APPENDIX B -WWHM REPORT APPENDIX C -LAND USE SUMMARIES APPENDIX D-CONVEYANCE BACKWATER ANALYSIS APPENDIX E -0FFSITE ANALYSIS Sile Planning Civil Engineering Project Monogemenl land Development Consulting MeadowVue Preliminary Technical Information Report SECTION 1 -PROJECT OVERVIEW This preliminary Technical Information Report {TIR) is provided to describe the storm water conditions and proposed drainage improvements for the MeadowVue project. The project proposes to subdivide one existing property into fourteen individual single-family residential parcels, public access road, and a storm tract within the City of Renton. This report is provided to identify the applicable storm drainage standards and to summarize the analyses and design provisions proposed for the project to comply with city surface water standards. The information provided within this TIR represents the basis of design for the storm drainage systems and surface water conditions for the project. The project is located in the southeast portion of the City of Renton. The vicinity map provided below as Figure 1 illustrates the general location of the property. The street address of the project site is 13833 l 56•h Ave SE {King County tax parcel no. 1463400060). The City of Renton city limits run along the southern and western edges of the site, with unincorporated King County area located south, southwest, and west of the proiect site. More generally, the site is located in the NE 1/4 of the SW 1/4 of Section 14 of Township 23 North, Range 5 East, in King County, Washington (see Vicinity Map below). . I ,.1. \ VICINITY MAP CPH Proiect No. 0035-15-012 CPIH CONSULTANTS ECTSfTE ® ' . N NOTTO SCALE Figure I-Location/Vicinity Map Februory 6, 2017 Page 3 Meadow Vue Preliminary Technical Information Report The project site is comprised of one parcel with an area of approximately 4.54 acres. One single-family home, an asphalt driveway, and various outbuildings exist on the site, as well as several trees of varying type, age, and health condition. Figure 3 displays the existing site conditions. The proposed subdivision will create a total of fourteen (14) single-family residential lots. In addition, the project will include half street frontage improvements along 1541h Ave SE and add concrete curb, gutter, and sidewalk along l 56•h Ave SE. The l 54,h Ave SE ROW is currently undeveloped as public right-of-way, but includes privately maintained gravel driveways with the existing right-of-way. Total site impervious coverage for individual lots is limited to 50°/o by the zoning designation, however the project is proposing a maximum of 40°/o impervious lot coverage. The proposed site plan is shown in Figure 4. The developed site is required to provide Basic Water Quality treatment in addition to Level 3 flow control per current City of Renton surface water standards. Water quality storm volumes are proposed to be treated with a combined detention/water quality pond in the southwest corner of the site. A series of on-site catch basin inlets and underground pipes will collect and convey surface water runoff westerly within proposed road right-of-way for the majority of the developed site to the combined detention/water quality pond for flow control. Release rates will be controlled by a three orifice control riser, and discharged to an existing ditch located southwest of the site, on the east side of l 54,h Ave SE right-of- way. A portion of the runoff along 1 54,h Ave SE and l 56'h Ave SE will be bypassed due to the existing topography and grade of the roads. However, to offset this detained and untreated area, the site will be treating runoff from a portion of previously untreated pavement along 1 561h Ave SE. This trade is further discussed in Section 4. Storm drainage controls for this project are proposed in accordance with the 2017 City of Renton Surface Water Design Manual (CORSWDM), which is based on the 2016 King County Surface Water Design Manual (KCSWDM) with some modifications to reflect City of Renton specific requirements. On-site Soil Conditions The soils of the area are characterized generally by the Natural Resource Conservation Services (NCRS) as Alderwood gravelly sandy loam (AgC). A site-specific investigation of the existing site geotechnical conditions was performed by Terra Associates, Inc. A copy of the NRCS soils report is provided in Appendix A of this report for reference. CPH Proiecl No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 4 MeadowVue Preliminary Technical Information Report Figure 2 -Technical lnlormation Report (TIR) Worksheet, 2017 Surface Water Design Manual Part I PROJECT OWNER AND PROJECT ENGINEER Project Ovmer: SSHI, dba D.R. Horton Phone: (425) 825-3186 Address: 129 l O Totem lake Bl VD NE Suite 220 Kirkland, WA 98034 Project Engineer: Jamie Schroeder Phone: (425) 285-2390 Part 3 TYPE OF PERMIT APPLICATION • Landuse Services Subdivision Short Subd. UPD D Building Services M/F Commercial SFR D Clearing and Grading D Right-of-Way Use D Other: Part 5 PLAN AND REPORT INFORMATION Technical Information Report Type of Drainage Full Targeted Review (circle): Large Site Date (include revision dates): 2/6/2017 Date ofFinal: Part 6 ADJUSTMENT APPROVALS TyrL" (circle one): Standard I Complex I Oescription: (include conditions in TlR Section 2) I Part 2 PROJECT LOCATION AND DESCRIPTION Pn~ject Name: MeadowVue DDFS Permit#: Location: Township: 23 N Range: 5 E Section: 14 Site Address: l 3833 l 56'h Ave SE Renton, WA 98059 Part 4 OTHER REVIEWS AND PERMITS D DFW IIPA D COE 404 D DOE Dam Safety D FEM/\ Floodplain D COE Wetlands D Shoreline Management D Structural Rockery/Vault/ D ES/\ Section 7 D Other _______ -------~ Site Improvement Plan (Engr. Plans) Type (circle one): Full I \fodified Small Site Date (include revision dates): 2/6/2017 Date of Final: Preapplication I Experimental I Blanket - Date or Arproval: ----·---- CPH Proiect No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Poge 5 MeadowVue Preliminary Technical Information Report Figure 2 -Technical Information Report (TIR) Worksheet, 2017 Surface Water Design Manual (cont'd.) Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes I No Describe: Start Date: Completion Date: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan: East Plateau Special District Overlays: None Drainage Basin: Lower Cedar River Stormwater Requirements: Hasic Water Qualitv, Level 3 Flow Control Part 9 ONSITE AND ADJACENT SENSITIVE AREAS D River/Stream D Lake D Wetlands D Closed Depression D Floodplain D Other Part 10 SOILS Soil Type AgC D High Groundwater Table (within 5 feet) D Other _______ _ D Additional Sheets Attached CPH Proiecl No. 0035-15-012 CPIH CONSULTANTS Slopes 8% -15% D D D D D D Steep Slope Erosion Hazard Landslide Hazard Coal Mine Hazard Seismic Hazard Habitat Protection Erosion Potential Yes D Sole Source AquiJ'cr D Seeps/Springs February 6, 2017 Page 6 MeadowVue Preliminary Technical Information Report Figure 2 -Technical Information Report (TIR) Worksheet, 2017 Surface Water Design Manual (cont'd.) Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE D Core 2 -Offsite Analysis D Sensitive/Critical Areas D SEPA D Other D D Additional Sheets Attached Part 12 TIR SUMMARY SHEET Ll~!ITATION / SITE CONSTRAIN I (provide one TIR Summary Sheet per Threshold Discharge Arca) Threshold Discharge Area: Existing ditch located southwest of project site (name or dcscrintion) Core Reauirements (all 8 ann[v) Discharge at Natural Location Offsite Analysis Flmv Control (include a foci lit::, summal}· ~heel/ Conveyance System Erosion and Sediment Control Maintenance and Orcration Financial Guarantees and Liabilitv Water Quality (include facility summary sheet) Saecial Reauirements (as ann[icable) Arca Spcci fie Drainage Requirements Floodplain/Floodway Delineation Flood Protection Facilities Source Control (comm./induc,trial l;mdusc) Oil Control Other Drainaoe Structures Describe: CPH Project No.0035-15-012 CPIH CONSULTANTS Number of Natural Discharge Locations; 1 Level: ! I 2 I 3 Dated: 12/29/16 Level: I I 2 I J. or Exemption Number: Small Site BMP's: Full Disoersion Snill containment located at: ESC Site Supervisor: nm Contact Phone: Alter Hours Phone: Responsibility: Private I Public lf Pri,·ak, l\fainLenance Lo2: Required: Yes No Provided: Yes I No Type: Basic ' Sens. Lake ' ' Enhanced Basic I Bog ' or Exemption No. Landscape Management Plan: Yes I No Type: CDA SDO I MDP BP I LMP Name: Type: Major / Minor / Exemption / None 100-year Base Flood Elevation (or range): Datum: Description: Describe landuse: Residential Describe any structural controls: Iligh-use Site: Yes I No Treatment BMP: Maintenance Agreement: Yes I :-lo with whom?: I Shared Fat: / None February 6, 2017 Page 7 Meadow Vue Preliminary Technical Information Report figure 2 -Technical Information Report (TIR) Worksheet, 2017 Surface Water Design Manual (cont'd.) Part 13 EROSION AND SEDIMNET CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION • Clearing Limits • Stabilize Exposed Surfaces • Cover Measures • Remove and Restore Temporary ESC • Perimeter Protection Facilities • Traffic Area Stabilization • Clean and Remove All Silt and Debris Ensure • Sediment Retention Operation of Permanent Facilities • Surface Water Control • Flag Limits of SAO and open space • Dust Control preservation areas • Construction Sequence D Other Part 14 STORMW ATER FACILITY DESCRIPTIONS (Note: Include Facility Summary and Sk<tch) Flow Control Tvne/Descriotion Water Qua! itv Tvse/Descrintion • Detention Pond D Biofiltration D Infiltration • Wetpool Pond D Regional Facility D Media Filtration D Shared Facility D Oil Control D Small Site BMP's D Spill Control D Other D Small Site BMP's D Other Part IS EASEMENTS/ TRACTS Part 16 STRUCTURAL ANALYSIS • Drainage Easement D Cast in Place Vault D Access Easement • Retaining Wall D Native Growth Protection Covenant D Rockery> 4' High • Tract D Structural on Steep Slope D Other D Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed \Vere incorporated into this worksheet attached technical Inf. af n Report. To the best of my knowledge the information provided here 1s accurate. a,/-,/ ";:e , 7 CPH Project No. 0035-15-012 CPJH CONSULTANTS February 6, 2017 Page 8 (/) (I) ,1. 0 :::, N Meadow Vue Preliminary Technical Information Report SECTION 2 -CONDITIONS AND REQUIREMENTS SUMMARY Compliance with Project Drainage Requirements The storm drainage and temporary erosion control standards for the project are established by the 2017 City of Renton Surface Water Design Manual (CORSWDM). The project requires Full Drainage Review as it exceeds the impervious threshold for Small Site Review (Type I or Type II) and proposes more than 2,000 square feet of new impervious surface coverage. The CORSWDM specifies nine core and six special requirements that are to be met for this project. Compliance and/or applicability of each of these design standards are summarized below: CORSWDM Core Requirements 1. Discharge at Natural Location, The project site currently slopes and drains southwesterly to a ditch southwest of the project site, on the east side of 1 54th Ave SE. On-site storm water will maintain this existing drainage pattern and ultimate downstream discharge in accordance with current flow control standards. 2. Offsite Analysis, Summarized in Section 3 -Off-site Analysis. 3. Flow Control: The project requires Level 3 flow control according to the KCSWDM Flow Control Map. Flow control will be provided by a combined detention/water quality pond. 4. Conveyance System: The project proposes to collect on-site runoff and convey it to the proposed on- site combined detention/water quality pond at the southwest corner of the site. These improvements are shown in Figures 4 and 5 and are described further in Section 5 -Conveyance System Analysis and Design. 5. Construction Stormwater Pollution Prevention: Temporary controls are as described in Section 8 - CSWPPP Analysis and Design. 6. Maintenance and Operations: The on-site storm drainage facilities are proposed to be publicly maintained. Refer to Appendix A of the King County Surface Water Design Manual for the Maintenance Requirements. 7. Financial Guarantees and Liability, A Bond Quantity Worksheet will be prepared for this project prior to the final engineering package. Approval and all financial guarantees will be provided by the developer. 8. Water Quality, Basic Water Quality treatment is required for the proposed project. This treatment level is to be achieved by means of a combined detention/water quality pond as shown on Figures 4 and 5 and as described in Section 4 -Flow Control and Water Quality Facility Analysis and Design. 9. On-site BMPS: On-site BMPs are required for the proposed project. This is to be achieved by Reduced Impervious Surface Credits, which is described further in Section 4. CORSWDM Special Requirements l. Other Adopted Area-Specific Requirements, No area-specific requirements apply to this project site. CPH Pcoiecf No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 9 MeadowVue Preliminary Technical Information Report 2. Flood Hazard Area Delineation, The limits of this proiect are not located within or in proximity to a l 00-year floodplain. 3. Flood Protection Facilities, Not applicable. 4. Source Control: No additional source control is proposed. 5. Oil Control: The project is not considered a high-use area and no special oil control provisions are required. 6. Aquifer Protection Area: The limits of this project are not located within an Aquifer Protection Area (AFA). CPH Proiecl No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Poge l 0 MeadowVue Preliminary Technical Information Report SECTION 3 -OFF-SITE ANALYSIS Task 1: Study Area Definition and Maps The proposed project site is located at l 3833 l 56•h Ave SE in Renton, WA. The site is currently developed with one single-family home, an asphalt driveway, and various outbuildings. The existing ground cover consists mostly of grass with various trees of varying age and health. The existing site topography consists of slopes ranging from 0°/o to 15°/o. The existing site conditions are shown in Figure 3. Task 2: Resource Review King County iMAP and the City of Renton (COR) Maps and GIS Data were reviewed to identify any potential sensitive areas in the proximity of the project site. • Wetlands: iMap does not identify any wetlands on the project site. • Streams and l 00-year Floodplain: The project site is not located in the l 00-year floodplain. • Erosion Hazard Areas: COR Maps identifies no erosion hazard areas on the project site. • Seismic Hazard Areas: COR Maps identifies no seismic hazard areas on the project site. • Coal Mine Hazard Areas: COR Maps identifies no coal mine hazard areas on the project site. • Critical Aquifer Recharge Area: The project site is not located within a critical aquifer recharge area per iMAP records • Basin Condition: iMap does not indicate any basin conditions. • Areas Susceptible to Groundwater Contamination: iMap does not show the project site as being susceptible to groundwater contamination. King County iMAP was also reviewed for downstream drainage complaints. A total of eight possible relevant complaints were identified, all in Unincorporated King County. However, after correspondence with the County only two of the eight were considered relevant to our downstream. The complaints (Complaint no. 2011 -1 008 and 20 l 6-051 5) are attached in Appendix E. Complaint no. 201 l -1 008 was a report of illegal dumping of two television sets which was taken care of by KC Roads, and is thus not considered a downstream drainage issue. Complaint no. 20 l 6-05 l 5 was an inquiry about the geomembrane liner of water quality/ detention pond DT0240. After investigation the reviewer concluded, "All components of the facility appeared to be in good condition and working order," and thus is not considered a downstream issue. Task 3: Field Inspection A field inspection was performed on December 29, 201 6 on a cloudy day with a temperature of approximately 45 degrees. Onsite Drainage Basin The existing topography of the site has slopes ranging from 0% to 15%. The project site is comprised of a single drainage basin with surface runoff traveling primarily as sheet flow over pervious areas. The drainage basin is comprised mostly of grass along with one single-family home, various outbuildings, landscaped areas, and an asphalt driveway. Based on visual inspection during the site visit and survey contour data there are no low points where runoff can collect on site. Task 4: Drainage System Description Downstream Basin CPH Proiecl No. 0035-15-01 2 CPIH CONSULTANTS February 6, 2017 Page 11 Meadow Vue Preliminary Technical Information Report Runoff from the project site sheet flows southwesterly before entering an off-site ditch on the east side of l 54"' Ave SE. The grass lined ditch has shallow side slopes and slopes to the south. Visual indications and information obtained from nearby homeowners indicate ponding along 154"' Ave SE approximately 60 feet north of the intersection of 154"' Ave SE and SE 142°d St. Flooding is likely due the flat topography in this area. There is an existing 12" culvert that passes under 154th Ave SE with minimal slope. Runoff entering the ditch near the southwest property corner flows south along l 54•h Ave SE for approximately 600 feet, including passing underneath 6 driveways through culverts, before crossing west underneath the road through a l 2" culvert. Runoff then flows around the northwest corner of the intersection of l 54'h Ave SE and SE 142°d Street before continuing to flow west along the north side of SE 142°d Street for approximately 250 feet. At this point runoff flows south underneath the road through a culvert which enters a catch basin in a ditch on the south side of the road. The downstream path could not be followed further due to buried pipes and private property restrictions. However, from the topography of the area it is believed that the runoff continues southwest through pipes and open channel flow for about 550 feet before discharging to a creek. The creek flows south for approximately 3000 feet following the general path of l 54'h Pl SE and then converges with the Cedar River near the intersection of l 54,h Pl SE and SE Jones Rd. The river continues northwest before ultimately discharging into Lake Washington. A downstream map and photos are attached in Appendix E. Upstream Basin The project site is bordered by single-family residences to the north and south, 156th Ave SE to the east, and l 54,h Ave SE to the west. Runoff from l 54•h Ave SE and the residences to the south flow away from the site. Runoff from the west side of l 56'h Ave SE flows into a shallow ditch between the road and the property. Runoff from the residences to the north flows southwest, causing portions of the properties to sheet flow on the project site before entering the ditch on the east side of 1 54th Ave SE. CPH Proiect No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page l 2 MeadowVue Preliminary Technical Information Report SECTION 4 -FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN The hydrologic analysis of the runoff conditions for this project is based on drainage characteristics such as basin area, soil type, and land use (i.e., pervious vs. impervious) in accordance with the King County Surface Water Design Manual and City of Renton addendum. The Western Washington Hydraulic Model (WWHM) software was used to evaluate the storm water runoff conditions for the proiect site and to design the on-site flow control facilities. The following is a summary of the results of the analysis and the proposed drainage facility improvements for this project. Existing Site Hydrology The existing site conditions are shown in Figure 3 and summarized in Table 4.1 below. Table 4. 1 -Land Use Cover, Existing Site Conditions (prior to development) j Total Area Land Cover (AC) Basin ID i (AC) Impervious Till Forest Pasture Site Basin (including additional intake) 4.96 0.09 0.00 4.87 The Western Washington Hydraulic Model (WWHM) software was used to model the existing site hydrology and calculate runoff peak rates. The results of the existing site runoff analysis are provided in Appendix B. Existing site conditions were modeled as historic site (i.e., fully forested) conditions in the analysis of the pre- developed conditions for all on-site targeted developed surfaces in accordance with CORSWDM standards for Flow Control. The existing land use conditions ore summarized in Tobie 4.2. Table 4.2 -Land Use Cover, Pre-Developed Site Conditions I Total Area Land Cover (AC) I Basin ID (AC) Impervious Till Forest Till Grass Site Basin (to WQ Pond) 4.87 0 4.87 0 Bypass Basins 0.14 0 0.14 0 Additional Intake 0.09 0 0.09 0 Basin Total 4.82 (minus bypass basin} 0 4.82 0 The basin site area totals 4.87 acres but includes two segments totaling 0.14 acre, delineated as Bypass Basins in Figure 5 that will be bypassed due to the grades of the site. However, an additional 0.09 acre, delineated as Additional Intake Basin in Figure 5 that is located off-site will be passed through the on-site facility detained, and treated for water quality. This additional intake area currently sheet flows onto the subject property and is not conveyed to a detention of water quality facility. Any areas widening or improvements were modeled as forest for existing conditions. Input and output parameters for this model ore provided in Appendix B of this report. CPH P,oied No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 13 MeadowVue Preliminary Technical Information Report Developed Site Hydrology The site is planned to be improved with roadway, storm drainage, and utility infrastructure in support of fourteen { 1 4) new single-family residences. Frontage improvements on 154'" Ave SE and 1 56'" Ave SE will be completed in accordance with city rood standards as conditions with the preliminary plat approval. The developed site drainage is contained within one basin. The developed conditions of the site were modeled using the WWHM modeling software. The majority of the roads, building roof drains, on-site paved surfaces and most landscape areas on the site are collected and directed to the on-site combined detention/water quality pond. Due to the existing topography and roadway grades, a small portion of runoff from 154'" Ave SE and 156'" Ave SE will be bypassed. However, as discussed in the Existing Conditions section and later in the Water Quality section, a treatment trade is used to negate these bypass area. Fully developed conditions were modeled assuming 40°/o impervious coverage for the lots. The impervious and pervious areas for all other areas were calculated directly by measuring the new roads and sidewalks as impervious, and grass areas as pervious. The results of the developed site runoff analysis for the project site are summarized in Table 4.3 and more detailed results are provided in Appendix C. Tobie 4.3 -Land Use Cover, Developed Conditions Basin ID Total Area Land Caver (AC) (AC) Impervious Till Forest Till Grass Site Basin 2.03 0 1.97 (to WO Pond) 4.87 Bypass Basins 0.14 0.10 0 0.04 Additional Intake 0.09 Basin 0.09 0 0 Total 4.82 2.02 0 1.93 {minus bypass basin) 0 n-Site BM P s Core requirement #9 requires that all proposed projects provide on-site BMPs to mitigate the hydrologic impacts generated by new impervious and pervious surface, existing impervious surfaces, and replaced impervious surface. The on-site BMPs are methods to disperse, infiltrate, or otherwise reduce or prevent development related increases in runoff at or near the sources of those increases. On-site BMPs shall be incorporated to the maximum extent feasible per the CORSWDM. The feasibility and applicability of full dispersion must be evaluated for all target impervious surfaces. Full dispersion has been determined to be unfeasible due to limited undisturbed native vegetation and insufficient flow paths. Where full dispersion of target impervious areas is not feasible or applicable, or will cause flooding or erosion impacts, the feasibility and applicability of full infiltration must be evaluated. Full infiltration has been determined to be unfeasible due to poor soil infiltration characteristics. All target impervious surfaces not mitigated by full dispersion or full infiltration must be mitigated to the maximum extent feasible using one or more BMPs from the following: limited infiltration, rain gardens, bioretention, and permeable pavement. Each of the above has been determined to be unfeasible due to poor soil infiltration characteristics and the expectation that perched groundwater develops at the site during the CPH Projecl No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 14 MeadowVue Preliminary Technical Information Report wet winter months. On~site infiltration testing was performed by the Geotechnical Engineer in accordance with the CORSWDM and is discussed in the geotechnical report prepared by Terra and Associates. All target impervious surfaces not mitigated by an aforementioned BMP must be mitigated to the maximum extent feasible using the Basic Dispersion BMP. Basic dispersion has been determined to be unfeasible due to limited vegetated flow paths. BMPs must be implemented, at minimum, for an impervious area equal to at least 1 Oo/o of the lot for lot sizes up to l l ,000 square feet and at least 20% of the lot for lot sizes between l 1,000 and 22,000 square feet. If these minimum areas are not mitigated using feasible BMPs from above, one or more BMPs from the following list are required to be implemented to achieve compliance: Reduced Impervious Surface Credit, Native Growth Retention Credit, and Tree Retention Credit. The Reduced Impervious Surface Credit hos been implemented for Lots 1 2, l 3, 14, 1 5, and 16 through the use of the restricted footprint technique. For lots smaller than 22,000 square feet, any recorded limit on total impervious surface less than a norm of 4,000 square feet or the maximum allowed by the lot's zoning, whichever is smaller, qualifies for a restricted footprint credit equal to the difference in square footage. Although Lots 1 through 11 are proposed to limit the impervious surface coverage to a maximum of 40°/o as a best management practice (a reduction from the 50o/o zoning allowance), they do not receive the credit since 40°/o of the area of the lots equates to greater than 4,000 square feet. The soil moisture holding capacity of new pervious surfaces shall be protected in accordance with the soil amendment BMP as detailed in Section C.2.1 3 of the CORSWDM and any proposed connection of roof downspouts to the local drainage system shall be via a perforated pipe connection as detailed in Section C.2.1 l of the CORSWDM. Both of these BMPs will be implemented with the final construction plans for the project. Flow Control Level 3 flow control is proposed for this project. The on-site combined detention/water quality pond hos been designed to detain and release controlled flows through a typical flow control riser. A three orifice flow control riser is proposed for the outlet control structure to achieve conformance with the release to downstream systems. The sizes of the orifices on this riser have been designed to control the release durations to match the historic, pre-developed site conditions from 50°/o of the 2-year event to the 1 00-year event (Level 3 Flow Control). Table 4.4 shows the pre-developed and post-developed peak flows for the 2-year, 50-yeor, and 1 00-year storm events and account for the bypass areas. Table 4.4 -Peak Flow Summary Land-Use Peak Flow Rotes at Point of Compliance (els) Structure Condition 2-year 50-year 100-year Meadow Vue Pre-Developed 0.148 0.424 0.471 WO/Detention Pond Developed 0.112 0.299 0.352 The full WWHM results are provided in Appendix 8. Table 4.5 below lists the design parameters for the detention pond design parameters CPH Proiect No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 15 MeadowVue Preliminary Technical Information Report Table 4.5 -WWHM Detention Pond Results Detention Pond Information Depth (incl. 1 ' above riser head) 8 ft Detention Volume (live) 56,720 cf Riser Heiaht 7.00 ft Riser Diam. 18 in Orifice 1 Diam., Elev, 0.00 It 1.10 in Orifice 2 Diam., Elev: 4.93 ft 1.67 in Orifice 3 Diam., Elev: 6.20 ft 1.93 in Water Quality Design The CORSWDM requires that all proposed projects assess the requirement to provide water quality facilities to treat runoff of pollution-generating impervious surfaces. Storm drainage runoff from pollution generating impervious surfaces (PGIS) will require Basic Water Quality treatment prior to discharge to the downstream, off-site system. This treatment level is proposed to be achieved by a combined detention/water quality pond located at the southwest corner of the project. Basic treatment facilities are required with the developed project site. Due to the existing topography and roadway grades, a small portion of runoff from 1 54'" Ave SE and 1 56•h Ave SE will be bypassed. However, to offset this untreated area, the site will be treating a runoff area from existing previously untreated pavement along 156'" Ave SE. Section 1.2.8.2.C in the CORSWDM discusses treatment trades and water quality treatment. This addendum states that runoff from the target surface may be released untreated if an existing non~target surface of similar size and pollutant characteristics is treated on the site. The bypass areas, shown as the Bypass Basins in Figure 5, total 0.14 acres. The previously untreated area along 156'" Ave SE is 0.09 acres and is shown as the Additional Intake Basin in Figure 5. The developed land use conditions displayed in Table 4.3 were used as the developed site conditions for the WWHM model and shown in Figure 5. A summary of the impervious and pervious area calculations for the site is also provided in Appendix C. The water quality pond was designed per Section 6.4.1.2 of the CORSWDM. The pond has 3H: 1 V side slopes and is divided into two cells separated by a berm with 2: 1 side slopes. The top of the berm is one foot below the water quality design water surface. The first cell includes l foot of sediment storage and contains approximately 35% of the total water quality volume. The inlet to the pond is submerged with the invert 2 feet from the pond bottom. The outlet pipe extends 1 foot below the water quality water surface and leads to an outlet structure with a birdcage lid. The design can be seen in Figure 4 and parameters of the design are summarized in Table 4.6. Required volume calculations are shown in Appendix C. Table 4.6 -Water Quality Pond Design Water Quality Pond Information Volume Required Volume Provided Cell 1 Depth Cell 2 Depth WQ elevation CPH Proiect No. 0035-15-012 CPIH CONSULTANTS 15,052 cf 16,184 cf 5 It 4 ft 379.00 February 6, 2017 Page 16 (/) (\) () g ::l <JI MeadowVue Preliminary Technical Information Report SECTION 5 -CONVEYANCE SYSTEM ANALYSIS AND DESIGN Surface water collection and conveyance for the project is proposed by means of grading, grated inlets, and below grade pipes. The majority of the roads, building roof drains, on-site paved surfaces and most landscape areas on the site are collected and directed to the on-site combined detention/water quality pond. Stormwater from the pond will enter a flow control structure with a three orifice riser before discharging to the existing ditch on the east side of l 54,h Ave SE. Conveyance analysis for the project will be performed in accordance with Chapter 4 of the CORSWDM which requires that new and existing pipe systems be designed with sufficient capacity to convey and contain at minimum the 25 year peak flow. The design flow rate for conveyance/backwater analysis ls based on peak flow rates calculated using WWHM. Developed conditions for improved tributary areas and existing conditions for any off-site tributary areas were used for input parameters. The storm drainage conveyance systems are illustrated in Figure 4. Conveyance backwater analysis will be provided with final engineering. CPH Project No. 0035-15-01 2 CPIH CONSULTANTS February 6, 2017 Page 17 MeadawVue Preliminary Technical Information Report SECTION 6 -SPECIAL REPORTS AND STUDIES Geotechnical Report, by Terra Associates, Inc., February 2, 2017 Critical Areas Determination Report, by Acre Environmental Consulting, LLC, September 1 3, 20 l 6 Arborist Report /Tree Plan, by S.A. Newman, January 16, 2017 CPH Project No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page l 8 MeadawVue Preliminary Technical Information Report SECTION 7 -OTHER PERMITS Construction and Grading Permits will be obtained from the City of Renton for roadway, storm drainage, and sanitary sewer improvements proposed for the infrastructure serving the subdivision. The project will also require a NPDES General Construction Stormwater Permit from the Washington State Department of Ecology to discharge stormwater during construction. Preliminary Plat Approval will be obtained from the City of Renton to establish the layout of the land division and to ensure the proposed plat is in accordance with (OR adopted standards. Individual building permits will be required for the on-site walls and the individual home structures. CPH Proied No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 19 MeadowVue Preliminary Technical Information Report SECTION 8 -CSWPPP ANALYSIS AND DESIGN Site specific details and provisions for the temporary erosion and sediment control {ESC) facilities are provided with the improvement plans that accompany this TIR. The proposed facilities have been selected and sized in accordance with the recommendations provided in the CORSWDM standards. In addition to the site-specific ESC measures, the following general Best Management Practices (BMPs) for sediment control shall also be implemented in accordance with the provisions of the CORSWDM: l. Clearing Limits Construction clearing limits fence or silt fence will be installed by the contractor along the entire project corridor to prevent disturbance of project areas not designated for construction. These fences will be installed prior to clearing and grading activities where appropriate. 2. Cover Measures Temporary and permanent cover measures will be provided by the contractor to protect disturbed areas. Disturbed areas will be seeded and mulched to provide permanent cover measure and to reduce erosion within seven days, if those areas not scheduled for immediate work. 3. Perimeter Protection The contractor will install silt fences as indicated on the drawings prior to any up slope clearing, grading and trenching activities in order to reduce the transport of sediment offsite. 4. Traffic Area Stabilization Stabilized pads of quarry spoils will be installed by the contractor at all egress points from the project site as required to reduce the amount of sediment transported onto paved roads or other offsite areas by motor vehicles. 5. Sediment Retention Sediment retention will be provided by silt fencing and catch basin inlet protection at the locations and dimensions shown on the project drawings. 6. Surface Water Control Surface water control will include ditches, temporary culverts, check dams, and/or other inlet and outlet protection at the locations and dimensions shown on the drawings. 7. Dust Control Water and/or street sweeping equipment will be used by the contractor to control dust emissions during construction operations. 8. Wet Season Requirements If soils are exposed during the period of October l to March 31, the contractor will mulch and seed or otherwise cover as much disturbed area as possible by the first week of October, in order to provide protective ground cover for the wet season. The contractor will also conform to the following wet season special provisions: A. Apply cover measures to disturbed areas that are to remain unworked for more than two days. CPH Project No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 20 MeadowVue Preliminary Technical Information Report B. Protect stockpiles that are to remain unworked for more than 1 2 hours. No area is to be left uncovered/denuded longer than 1 2 hours during the winter months. C. Provide onsite stockpiles of cover materials sufficient to cover all disturbed areas. D. Seed all areas that are to be unworked during the wet season by the end of the first week of October. E. Apply mulch to all seeded areas for protection. F. Provide onsite storage of 50 linear feet of silt fence (and the necessary stakes) for every acre of disturbed area. Straw bales are to be stockpiled onsite for use in an emergency. G. Provide construction road and parking lot stabilization areas for all sites. H. Provide additional sediment retention as required by the City of Renton Engineer. I. Provide additional surface water controls as required by the City of Renton Engineer. J. Implement construction phasing and more conservative BMPs for construction activity near surface waters {to be evaluated). K. Review and maintain TESC measures on a weekly basis and within 24-hours after any runoff-producing event. 9. Sensitive Areas Restrictions No sensitive areas are located on-site. 1 0. Maintenance Requirements All ESC measures will be maintained and reviewed on a regular basis following the standard maintenance requirements identified in the project drawings. An ESC supervisor will be designated by the contractor and the name, address and phone number of the ESC supervisor will be given to the City prior to the start of construction. A sign will be posted at the primary entrance to the project site identifying the ESC supervisor and his/her phone number. The ESC supervisor will inspect the site at least once a month during the dry season, weekly during the wet season, and within 24 hours of each runoff-producing storm. A standard ESC maintenance report will be used as a written record of all maintenance. The contractor will be responsible for phasing of erosion and sediment controls during construction so that they are coordinated with construction activities. The contractor will also be responsible for maintenance of temporary controls during construction, including removal of accumulated sediment, and for the removal of the controls and remaining accumulated sediment at the completion of construction. 1 1. Final Slabilizolion Prior to obtaining final construction approval, the site shall be stabilized, the structural ESC measures removed and drainage facilities cleaned. To obtain final construction approval, the following conditions must be met: • All disturbed areas of the site should be vegetated or otherwise permanently stabilized in accordance with project BMPs. At a minimum, disturbed areas should be seeded and mulched to provide a high likelihood that sufficient cover will develop shortly after final approval. The plans include erosion control notes and specifications for hydro-seeding and mulching disturbed areas. • Structural measures such as silt fences, pipe slope drains, storm drain inlet protection and sediment traps and ponds shall be removed once the proposed improvements are complete and vegetated areas are stabilized. All permanent surface water facilities shall be cleaned completely and restored to working order prior to removal of ESC facilities. CPH P,oied No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 21 Meadow Vue Preliminary Technical Information Report SECTION 9 -BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT All required bonds, facility summaries, and covenants will be provided prior to final approval. CPH Project No. 0035-15-012 CPIH CONSULTANTS February 6, 2017 Page 22 (/) (D 0-o· :, Meadow Vue Preliminary Technical Information Report SECTION 10 -OPERATIONS AND MAINTENANCE MANUAL The on-site storm drainage conveyance facilities for this project will be publicly maintained by the City of Renton. The water quality facilities will be privately maintained and designed in accordance with CORSWDM. A site specific operations and maintenance manual for the private facilities will be completed prior to final recording. CPH Project No. 0035-15-0 12 CPIH CONSULTANTS February 6, 2017 Page 23 CPH CONSULTANTS FIGURES Stte Planning Civil Engineering Project Monogement Land Development Consulting '-I , ,·- / 351A _V H.l.99f ,:_:,~" _, ,,,,~,; · :~·-::-<{-:'_'.'~-,""'. --_ ';t/Jlff -,;\Jr~.Biws,' ~ ! ... _.,' 0 ' ' ,.,,,;, -----··----,. - 1-,'' / ~I'• 0 . _f ,. ·' ; I 1 . . ~ ' I N01N3H :JO Al/0 " ------~ ALNnoo 9NIJI G31tfHOcJHOONINn --\ /' 1: .,_,' -~-~ ,;. ... ~·-. . ,1:w.1~--' T ~-: ,,-- ~/. '\ ,. .-'}- '-=·- 'r . ·. <·- \ -\ I I .. / .:f --:.;·,,..,,.- \ ',,. - (/) z 0 -._ -C z 0 (.) LLJ ._ -(/) c.:, z -._ (/) ->< LIJ -LL. :'1 •. ..._:.,' SEC. 14, TWP 23 N, R5E W.M. MEADOWVUE CITY OF RENTON KING COUNTY, WASHINGTON I .:,;,f.:A··,'"'.-,<.; L I . I Rf_ '#i-;.t,,;U ·1,w.4· "' t#f.i.:=.!..:.!<:,::.~,,_r.t#. ===.,, .. , ,,, '-'-"'''"'.,.,Ji: ~ ,~ • 'i'ii,,. '''""-"<TlT~<r.>·,'<ffh d ?"~-,"-·":!!!li'ful:Jjji11f-Y,~----- I I . I :: I -'i ;-=:---_;:-_-,_. - ·, /·./1 -,~ ~ . I : : I -• • ' f ·~ I \ ' I' ., 1 j II! 2 Iii 3 4 I" 5 1 6 ij ,..__ 7 8 ~ -· 1 ·-: //" ' , • ~ l I ' i ' ,, f ' 1: Ii *: ·" ~ 1.· (, -· '-',;,.?1 . ~ "-._ ~ I \ I I ·-. ~ • I ·Iii ' ii ·. \ ' \ . -~ l _, - ·. \ 'I f--.. -"" -,.,,_ "" -"" -.. s.L_"" _:_ ......... "" ---L ,< ! \ l'-....,._, "" -"" L "" .:..._ "' ~ "' Ll "' -"" -"" _._I. ·, . ,. ''' · C ' 1 --\ . • : < -' , •: ' ·· \ j : '\ :\ . . . . . ,· ----•----·"-·'="::::---~---"·: -~'"t --.... ---... ,,T -..--·~· ... -r ~---·· "'7" --~,---,~-~ ----~~---:-r -------·-~~----~--·--_?-_"_, ...,._ -. -. ( -, -( --I . --.( . ..__. --( .. .. '. --, -? --. . -~ y;, ,~ ~ ' y;, t.. · ·· 0 •• ROAD A ~ . "' '(:,ci , I ·! , I ' ·--~-"'·1"'-"'-·""'-r • . . • ...:...J 9;;::..=.:f "-JBB - JB5~" ·J 84 ' , 14 ·:..!,-, 13 ·/ , •·.· - , 1·. :--I ./ . ~ , ·yt 1 : ·, . . '. '0 ,.. '"! _ "' -"" -"° T • -.. ·r AO __;_,.,.;·--,--., -,o ..-"--. .... ---=-:-~ . • • .• l, ~ ~ 11 '·, ,. : I ~..... , I . • ' ; • I " I ' 11 ·-. I I " • , I ~~ ·t ... ~·-· ·--:9 ;~~~: @f#; <'; f :f'(7 K~·-?"·,"; f;-·.";; • ' , I • 1 I' • ,: 1/: I , · I ~ ··,, I; , 1 , , l ee ""'-"'"===== =cc!~! j ~~ ~4 ; i-, ,,: --------. -~ -· ·--.... _; -----------....... __ \;, ......... _____ _ ' -'<;, .-"!.~------_.,.--· : ',., . .,._r -~. i , ~ 1. ~- ..... __ _ ./ -----BYBASS BASINS = 6166 SF l.,LI;· (/) ~ ":( ~ ~ ;..,_-:,.__ ~ ,, CP IH CONSUL TAN TS SitePL)nnirig •OW Enf;ireering l2rd List ConsulMg • F'·~ect Managemert 11431 Vnb1 ~ NE.Suite 1...""'0 ~ .. ,.~1 f'"ioito:('25l 2S5 2ml r.\l..((15 2852389 ..,..,., o~co11s uJ1111 ri.co ~ Co.::·,-,">lcY.1 1•:o,.,cc~1,,.u ~1• ,.c • "cr:,::iu,e•,u I ,, ': ' ® 0 4 0 80 ----j PLAN IN FEET i I!·_;,~~}(),';{) I;') !4~0()1'>~ '~1 . ,~! ,, . l -;'I I ... 'i l._. (!., : ' 'i\:;~ •If· I 'i I I ' I 1 ! I. l ~ - ''·I I'.:.:.-. ' ', / ADDITIONAL INTAKE BASIN = 3900 SF BASIN ID Sllf BASIN (M:ll.CIM~lll'l'M:() BASIN ID ,,._, Sllf BASIN BYPASS BA SIN ADD/TlCWAL INTAK[ BASIN TOTAL --- BASIN ID 517[ BASIN """'°' BYPA SS BASIN ADDITIONAL INTAKE BASIN TOTAL ---- EXIST/NC SITE CONDfT10NS LAND COVER (AC) TOTA L AREA IMPERVIOUS nu FOREST PASTURE (AC) 4.96 0.09 0.00 4.87 PRE-DEVELOPED sm CONDtnONS LAND C0\-0? (AC) TOTAL AR[A (AC) II.IP[RVJ OUS TILL FOR[ST TILL GRASS 4.87 0.00 4.87 0.00 0.14 0.00 0.14 0.0 0 0.09 0.00 0.09 0.00 4.82 0.00 4.82 0.0 0 DEVELOPED SITE CONDtnONS LAND COVfR (AC) TOTAL AR[A IIJPERVJ OUS TILL FOR[S T (AC) TILL GRASS 4.87 2.0 J 0.00 1.97 0.14 0.10 0.00 0.04 0.09 0.0 9 0.00 0.00 4.82 2.02 0.00 1.93 FIGURE 5 -DRAINAGE BASINS CP IH CONSULT AN TS Site?lallrli'l.g • Cilfl Eri~neer"nt Laod lJseC00!.1.~r.g • Pro,eaMana,ttner11 U 431 '1H/ic<.1P:tN(.Si.lt l20 ~.WA~1 Ph:lnv !t'.25)285,-2390 I r .u:1,2~1 :i.!S.238$1 "''"\O',('Cll(OUlilfi~IS,(0 111 (eo.• &,"'tc,,2<:,1· C"I• ~~\1~u~·, .. lC ,.. "'""lt,..,MN-,~~ ., g D ~ ® 0 40 8 0 ~ PLAN IN FEET SEC . 14, TWP 2 3 N, R5E W.M. MEADOWVUE CITY OF RENTON KING COUNTY , WASHINGTON I I, I ',. I :, r:,i·.l"- i ~·- ,_ t ·- I ;.,n.,o~oss ·,o.\<Ooo,1 :1 't ,'_ ~ ·;, ; ~' I -·. -, . ' : ~/' I 11-w.~ .... ~. . ! / , . f F _· • '"~!... -· ,, '_ ~-!...~. \ ...:,_:;-c!Ji:W,;fr:~_''-'--, -~-~~· ·-: ---~--= -~•10 '~ / ----==:-:_~ --:;,2 4 1~, ;_ ·:=--~~. J y I: --------~-~~-. 402 '---::::~-40-•05408 -~--~---410-1,' I :, -l..-------, = __:__,.,, -· -+--~!OQ-=---=...::_· 4 · ·-, ._--. . \ I -',-"' ' . • , ,,.. ., , I \~:n·~;\,.i •. · I = ~ • . I • -~ I , ' 'I • ' ' • I I ~ I . / -·r.9~f' . ~ • 1 · , • . \ (. . . \ :, ' . . , ,1 · I " ~ • I~ , \ ~ ', I 1/ , ' ·, + . ,§1 1 ~ 2 ti 3 4 ,~-5 6 11 ? 8 /\ '' I. ' ~ ~ I ' I ~ ., I l_;;y.f , • , r I (// . L t/ I ~' '-I· : 'I . . '-'.9f. ' ' ~ ' . , I .1 ' ) . , I>-I .· TYP£ 1 I~ 12' STORM DRAIN • ·• ij 1' , ·;; ) .-CB (TYP.) I.. PIPE (TYP.) '11 '··· , / · I ' \. ~ 1 l---. ', 1 r ----..... ___ r // "-L 1 1-'\,T T f 00 -"' -RO· it>-""':'" ,o ~ ... SJ... AO ~ ~ ,o,_._i.,, / I ..:,,., __ .., -RO . . ,o .,.__ ,o .,.__ '° -'-4 _ '° -"" -,., -'. ' --; ' ---·-'':°" t '· _, ~,;==~~~.~~i~~-".:7~~ · :.:~~:~~~-~--~ "~ T~-_:: ;·-' (~ de . l7>, " ~ 'it. , ~ Yo y;, "' · o -, ROAD A ~ o . }' I· I ' J I -' . ' . I .. · .. :: ~T ! ·, '\ '.' ·(_. . '. ' I • • .;: .. . . ·,., rt . ~ /-"' ~ ""-7 "l -""~"' -::-.1-"' -"' -"'T \i --j I ' 'j ' ~ -·-•. . I ··-. ~ ;-,;,------A-• ,, . Ii . ' rl I '· : 1 ~ · •. ,. 13 · I 12 11 --~ ·;"' I, ~ .. :; , --• , ~. Ii ~ <·:: ~ .,, 10 9 , I . \ . . ~ ~ ~; ., . ~ i,, --~ ~"''~!:~;,2;~~,:::~:::;;~~:~.~~+,~~,. ,,, I, ,······-: PRoPERTY 80uNDARY (TYP.) J?· ·, -+., \." ,,. // :'' ' '\;j.' I , I ' I •. -. I, ,, ' ~{ :<. . \J ~ }:' ":( i \.\ .. -~, ) ~ l ' ~y~·-t/·:~,c / / +) ., I ~-i -,_., . ' -, ~- MAX W.$•386.00 WQ fL-379.00 BTM POND EL.•375.00 I ;('j,l (;:){)!j) 1 :~ 54,'Z)068 1' ; ,/ Po(., ' [ ... ., . ";-' '~ =,,~-·~ ; ,.,.J .·1 '..ii \ f !J-' I 1 ...... ,. i I , '1,~<-•~ I'{-···· .... :, .... _, __ _ I ·, , !. :'>..,, ~~~ ·- ~,:;;. ~ . T (~ FIGURE 4 -DEVELOPED SITE CONDITIONS CPH CONSULTANTS APPENDIX A NRCS SOILS REPORT Site Planning Civil Engineering Project Management Land Development Consulting 47'0' )S4rr .. 47° 28 1f,P N F.! ~ ,. 'i ,. '" -,: - Soil Ma p-King Cou n ty Area. Wash ington !fl>lff) = %220 !'65240 c{',5;>(',i; 566200 ::65XO I I . I I I I I I i i I . . . ._,L. ~, r I I I I I I · I I ·~ ... ----.--- . I _, ~100 = ~ :'65240 = 565200 ~:m M~p SGJle: 1: 1,010 f pnnted on A landscape (11" x 85") sheet. N A -=c..=Ml'll>rS 0 10 20 40 00 =,===-----,Feet a e oo ~ m Map proJectJon: Web Men:aior Corner coordimtes: WGS84 Edge bes: l Ji M 7one I ON WGS84 t.SDA Natural Resources Web Soil Su rvey National Cooperative Soil Su r vey eiriii Conse rvation Service = 55534() i : : : i ·• 1 ..... J . \ . . ' ~--·~ . -· ....... ·-. ·' . ,... ff' -,-_,..T 935320 566340 = %.100 > "' "' /, N N ~ ~ . I I .• !'653eO 1 1 I I . · 1 I ; I I I t,11 . I ii I :1 I !l I ~, ~ :1 I :85:lOC I ~ ~ ~ -.. -.• - ,. I ... 'i 1 2/23/20 1 6 Page 1 of 3 ·1 /" 28'4r N -11" .ltf 38 \I Soil Map-King County Area . Wash ington MAP LEGEND MAP INFORMATION Area of Interest (AOI} Soils _J -[] A rea of Interest (AOI ) Soil Ma p Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features t2) Blowout ~ Borrow Pit X Clay Spot (> Closed Depression X Gravel Pit .. Gravelly Spot 0 Landfill A L ava F low 4, Marsh o r swamp * M ine or Quarry @ Miscellaneous Water 0 Perennial Water '"...:/ Rock Outcrop + Saline Spot .. Sandy Spot # Severely Eroded Spot {) S inkhole 9 S lide or Sllp f/f Sod1c Spot LJSOA Natural Resources ·jjjjjjj Conservation Service ~ 6 ro ... Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Lin e Features Water F ea tures Streams and Canals Transportation t+-+ -Ralls Interstate Highways -US Routes Major Roads Local Roads Backg round • Aerial Photography Web Soil Survey National Cooperative Soi l Survey The soil surveys that comprise your AOI were mapped at 124 ,0 00 . I Warn in g : Soi l Map may not be va li d at this sca le . I En la rgement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil · line placement. The maps do not show the small areas of contrasting soils that cou ld have been shown at a more detailed scale. Please re ly on th e bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conserv at ion Service Web Soi l Survey UR L: Coordinate System Web Mercator (EPSG 3857) Maps from the Web Soil Survey are based on the Web Mercator projection , which preserves direction and shape but distorts distance and a rea . A proJect ion that preserves area, such as the Albers equal-area con ic projection. shou ld be used if more accurate calculations of d istance o r area a re required This product is generated from the U SDA-N RCS certifi ed data as of th e vers ion date(s) listed below. Soil Survey Area. Survey Area Data King County Area. Washington Version 12 , Sep 8, 20 16 So il map un its are labeled (as space al lows) for map sca les 1 :50 ,000 or larger. Oate(s) aerial images were photographed: Jul 8, 2014-Jul 15, 2014 The orthophoto or other base map on wh ich the soil lines were compiled and dig iti zed probably d iffers from th e background imagery displa yed on these maps . As a result. some minor shifting of map unit boundaries may be evident 12/23/2016 Page 2 of 3 Soil Map-King County Area, Washington Map Unit Legend Map Unit Symbol I AgC Totals for Area of Interest LSDA Natural Resources ~--Conservation Service King County Area, Washington (WA633) Map Unit Name Alderwood gravelly sandy loam, 8 to 15 percent slopes I Acres in AOI Web Soil Survey National Cooperative Soil Survey I Percent of AOI 47 4.7 100.0% 100.0% 1212312016 Page 3 of 3 CPH CONSULTANTS APPENDIX B WWHMREPORT Sile Planning Civil Engineering Projecf Management Land Development Consulting WWHM2012 PROJECT REPORT Project Name: 8eten~ion Pond Site Name: MeadowVue Site Address: 13833 156th Ave SE City : Renton, WA Report Date: ;_/24/201 7 Gage Sea tac Data Start : 1948/10/01 Data End : 2009/09/30 Precip Scale: 1.00 Version Date: 2016/02/25 Version : 4. 2 . 17 Low Flow Threshold for POC 1 50 Perce~t of the 2 Year High Flow Threshold for POC 1: 0 year PREDEVELOPED LAND USE Name : Basin 1 Bypass: No Groundwater: No Pervious Land Use C, Forest, Mod Pervious Total Impervious Land Use Impervious Total Basin Total Element Flows To: Surface MITIGATED LAND USE Name : Rosi~ 1 Bypass: No Groundwater: No acre 4.957 4.957 acre 0 4.957 Interflow Groundwater Pervious Land Use C, Lawn, Mod Pervious Total Impervious Land Use ROADS MOD Impervious Total Basin Total Element Flows To: Surface Trapezoidal Pond 1 Name : Bypass Basin Bypass: Yes Groundwater: No Pervious Land Use C, Lawn, Mod Pervious Total Impervious Land Use ROADS MOD Impervious Total Basin Total Element Flows To: Surface Name : Trapezoidal Bottom Length: 70.00 acre 2.75 2.75 acre 2 .118 2 .118 4.868 Inter flow Trapezoidal Pond 1 acre . 041 0.041 acre 0.101 0.101 0.142 Interflow Pond l ft. Bottom Width: 66.00 ft. Depth: 8 ft. Volume at riser head: 1. 3021 acre-feet. Side slope 1: 3 To l Side slope 2: 3 To l Side slope 3: 3 To 1 Side slope 4: 3 To l Discharge Structure Groundwater Groundwater Riser Height: 7 ft. Riser Diameter: l 8 in. Orifice 1 Diameter: 1 . 1 i r .. Orifice 2 Diameter: ~.67 in. Orifice 3 Diameter: ::_. 9 3 i. n. Element Flows To: Elevation: 0 ft. Elevation: 4.93 ft. Elevation: 6.2 ft. Outlet 1 Outlet 2 Pond Hydraulic Table Stag:e (feet) Area(ac.) Volume (ac-ft.) Discharge (cfs) Infil t (cfs) O.OOCO 0. '-0 6 0.000 0.000 O.COJ 0.0889 0.107 0.009 0.009 0.000 D.l'l"/8 0.109 0.019 0. 013 0. 000 0.2667 0. 111 0.029 0.017 0.000 0 .. 3:i56 0.112 C.035 O.Ol.9 0.000 0.444c 0. L4 U.049 0. 021 o.oco 0.5333 0. 116 0.059 O.C24 c.oco 0.6222 0 .118 :J. 069 0.025 0.000 C. 7Ll C.119 0.080 D.027 0.000 o.scoo 0.12~ 0. 0 91 0.029 0.000 0.8889 0. 12 3 0.101 0.031 0.000 0. 977 8 0.125 0.112 0.032 0.000 1.0667 0. 127 0.124 0.033 :J. ooc 1. ::_55 6 J.128 0.135 0. 035 0.000 1.2114 o.:Jo 0.147 C. 03 6 0.000 l.3333 J. ~ 32 0.158 0.037 0.000 1.4222 o.~31 0.170 0.039 0.000 l. '.j 11.1 0. 136 0.182 0.04C a.coo 1.6000 0.138 0.1.94 0.041 0.000 1.6889 0.140 0.207 0.042 0.000 1. 7778 0.142 0 .219 0.043 0.000 ~.8667 0.143 C.232 0.044 0.000 :_. 95 56 0.145 C.2~5 0.045 0.000 2. O!J 4,; 0 .117 0.258 0.046 0.0CO 2.1333 0. 14 9 0. 271 O.C4S c.oco 7.2222 0.151 0.285 0.048 c.oco 2. "Jl 11 0.153 0.298 0.049 0.000 ?.4000 0. 155 J. 312 0.050 0.000 2.4889 0.157 0.326 0.051 0.000 2.5778 C.159 CJ. 340 0.052 0. OCJO 7.6667 C . 161 0.354 0.053 J.OOC 2.7556 0. 164 0.369 C.054 o.ooc 2.8444 0.166 0.383 C . 0 '.) '.) 0.000 2.9333 0.168 0.398 0.056 0.000 3.0222 J.170 O.L3 0.057 0.000 3. ~lL '.J. 1 72 0.128 0.057 0.000 3. 2 '.)C,0 ,J. 174 U. 444 U.058 0.000 3.2889 O.c76 0. L','.:J 9 0.059 0.000 3.3778 o.:78 0 . .:; 7 5 0.060 0.000 3.4667 o.~so 0.491 0.061 0.000 3.5556 0.183 0.507 J.061 0.000 3. 64 ,;4 0.185 0.524 J.062 0.000 3.7333 0.187 0.540 0.063 0.000 3.8222 0.189 0.557 0.064 0.000 3.9111 0 .192 0.574 0.064 0.000 4.0000 0.194 0. 591 0.065 0.000 4.0889 0 .196 0.609 0.066 0.000 4.1778 0.198 0. 62 6 0.067 O.OOC 4.2667 0.201 0.644 0.067 0.000 4.3556 U.203 0. 662 0.068 0.000 4.4444 0.205 0.680 0.069 0.000 4.5333 0.208 0.699 0.069 0.000 4.6222 0. 210 0. 717 0.070 0.000 4. 7111 0. 212 0. 736 0. 071 O.OCO 4.8000 0. 215 0.755 0. 07l 0.000 4.8889 0. 217 0. 774 0. 072 0.000 4. 9778 0.219 0.794 0.089 C.000 5.0667 0.222 0.813 0.101 0.000 5.1556 0.224 0.833 0 .110 0.000 5.2444 0.227 0.853 0. ll 7 0.000 5.3333 0.229 0.873 0.123 0.000 5.4222 0.231 0.894 0.129 0.000 5.5111 C.234 0.915 0.134 0.000 5.6000 0.236 0.936 0.139 0.000 5.6889 0.239 0.957 0.144 0.000 5.7778 0. 241 0.978 0.148 0.000 5. 8 667 0.244 1. 000 0.152 0.000 5.9556 0. 24 6 1.022 0.156 0.000 6.0444 0.249 1. 044 0.160 0.000 6.1333 O.l52 1. 066 0.164 0.000 6. 2222 0.254 1.088 0.183 0.000 6.3:11 0.257 1. 111 0.205 o.oco 6.4000 0.?.59 1.134 0 .220 0.000 6.4889 0. 2 62 1. 15 7 0.232 0.000 6. 5778 0.265 1. 151 0.243 0.000 6.6667 0.267 1. 205 0.253 0.000 6.7556 0. 270 1.228 0.262 0.000 6.8444 0. 273 1.253 0. 271 0.000 6.9333 0.275 1. 277 0.280 0.000 7.0222 0. 278 1.302 0.340 0.000 7.1111 0.281 1.326 0.883 0.000 7.2000 0.283 1.352 1.707 0.000 7.2889 0.286 1. 377 2.685 0.000 7. 377 8 C.289 1.403 3.703 0.000 7.4667 0.292 1.428 4.650 0.000 7.5556 0.294 1.454 5. 427 0.000 7.6444 0.297 1.481 5.986 0.000 7.7333 0.300 1.507 6.357 0.000 7.8222 0.303 1.534 6. 775 0.000 7.9111 0.306 1. 5 61 7 .119 0.000 8.0000 0.308 1.589 7.447 0.000 8.0889 0.311 1. 616 7.761 0.000 ---... ------------------------------ ANALYSIS RESULTS Stream Protection Duration Predeveloped Landuse Totals for POC #1 Total Pervious Area:4.957 Total Impervious Area:O Mitigated Landuse Totals for POC #1 Total Pervious Area:2.791 Total Impervious Area:2.219 Flow Frequency Return Return Period Periods for Flow(cfs) O.i47596 0.241849 0.302451 0.374541 0.424475 0.471116 Predeveloped. POC #1 2 year 5 year 10 year 25 year 50 year 100 year Flow Frequency Return Return Period Periods for Mitigated. Flow(cfs) 2 year 0.111525 5 year 0.158891 10 year 0.1%446 25 year 0.251643 50 year 0.298866 100 year 0.351747 Stream Annual Year 19~9 1950 1951 1952 1953 1954 195~· 1956 1957 19'.)8 1959 1960 1961 1962 1963 1964 1~65 1966 1967 1968 1969 1970 Protection Duration Peaks for Predeveloped and Mitigated. Predeveloped Mitigated 0.170 0.108 0.202 0.109 0.322 0.258 0.10~ 0.077 0.082 0.087 U. 12 6 0.082 0.201 0.087 0. 1. 62 0. 14 6 0.130 C.100 0.145 0.088 0.124 0.087 0 .222 0.185 0.122 C .112 0.076 C. '.J7 0 C.lCS C.J92 C.HS C.097 C.099 C.HO C.893 0.088 0 .227 0 .111 0.128 C.109 0.124 C.089 0.100 C.088 POC #1 POC #1 1971 0 .112 0.103 1972 0.245 0.183 197 3 0.108 0.127 1974 0.120 0.100 1975 0.167 0.103 197 6 0.128 0. 092 1977 0.018 0.086 1978 0.101 0. 096 1979 0.061 0. 092 1980 0.288 0. 215 1981 0.09C 0.094 1982 0.187 0.179 1983 0.160 0.091 1984 0.096 0.081 1985 0.057 0.086 1986 0.253 0. 111 1987 0.223 0.163 1988 0.088 0.082 198 9 0.058 0.078 1990 0.534 0 .217 1991 0.283 0 .173 1992 0 .116 0.106 1993 0 .113 0. 073 1994 C.038 0. 072 1995 0. 162 0.105 1996 0.371 0. 262 1997 0.289 0.284 1998 0. 071 0.100 1999 0.317 0. 176 2000 0 .113 0.090 2001 0.020 0.095 2002 0.130 0.128 2003 0.195 0.109 2004 0.208 0. 218 2005 0.154 0.091 2006 0. 174 0.142 2007 0.404 0.360 2008 0. 492 0. 259 2009 0.230 0.122 -··-----·- Stream Protection Duration Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 0.5345 0.3599 2 0.4924 0.2836 3 0.4010 0. 2 621 4 0.3743 0.2586 5 0.3225 0.2577 6 0.3167 0.2182 7 0.2888 0.2171 8 0.2882 0.2149 9 0.2835 0.1854 10 0.2529 0.1835 11 0.2448 0.1789 12 0.2296 C.1758 13 0.2266 C.1730 14 0.2232 1 5 0.2225 16 0.2081 17 0.20:6 llJ C.2C06 19 0.19!J8 20 0. 18 69 21 0.1737 22 o.:699 23 o.;674 14 0.1619 2 r_} 0.1616 26 0.1599 77 0.1544 78 0.1483 29 0.1448 30 0.1304 31 O.Ll04 32 0.1276 33 0.1256 3,; 0.1242 35 0.1242 36 C.1224 37 C.1203 38 C.1196 39 0.1157 40 0.1130 41 0.1125 42 0. 1125 4] 0.1085 44 J, :._ JI; :i 4.5 0.:012 46 o. :n: 47 0.0997 48 U.0985 49 0. 0%3 50 0. 09, 7 51 0.09CS 52 0.0881 53 0.0818 )4 0.0761 CC J _J 0.0707 56 0.0612 57 0.0583 58 0.0572 59 0.0379 6 () J.0202 61 0.0175 Stream Protection Duration POC #1 The Facility PASSED The Facility PASSED. 0.1630 0. 1458 o.:422 0.14C2 0.1276 0.1267 0.1220 0. Ll8 O.llll 0.1107 0.1092 0.1089 0.1088 0.1080 0.1063 C.1C4S 0. l 035 o.;029 0 .. 004 0.:003 0.0995 0.0970 0.0963 0.0953 0.0935 0.0921 0.0917 0.0916 0.0914 0.0912 0.0896 0.0895 O.C882 O.CS8l O.CS77 0. C 87 e O.CS71 0.0870 0.0862 0.0256 0.0822 0.0819 0.0808 0. 07 S 4 0.0766 0.012! 0.0718 0.0700 Flow(cfs) Predev Mit Percentage Pass/Fail 0. 0738 17500 14998 85 Pass 0. 0778 15618 11843 75 Pass 0.0818 140H 10596 75 Pass 0.0858 12585 9753 77 Pass 0.0899 11233 9122 81 Pass 0.0939 10100 8598 85 Pass 0.0979 9118 8076 88 Pass 0.1019 8271 7580 91 Pass 0.1059 7473 7103 95 Pass 0.1099 6765 6577 97 Pass 0."139 6". 43 6021 98 Pass 0.1179 5653 5527 97 Pass 0.1220 5174 4973 96 ?ass 0.1260 4759 4504 94 Pass 0.1300 4372 4094 93 Pass 0.1340 4025 3739 92 Pass 0.1380 3613 3272 90 Pass 0.1420 3324 3031 91 Pass 0.1460 3048 2810 92 Pass 0.1501 2806 2558 91 Pass 0.1541 2552 2250 88 Pass 0.1581 2355 1992 84 Pass 0. 1621 2152 1621 75 Pass 0.1661 1968 1340 68 Pass 0.1701 1803 1195 66 Pass 0.1741 1673 1097 65 Pass 0.1781. 1523 1038 68 Pass 0.1822 1373 981 71 Pass 0. 18 62 1260 925 73 Pass 0.1902 1163 882 75 Pass 0.1942 1087 843 77 Pass 0.1982 1017 811 79 Pass 0.2022 930 770 82 Pass 0.2062 8 67 728 83 Pass 0. 2103 798 661 82 Pass 0.2143 "/ 4 0 592 80 Pass 0.2183 686 533 77 Pass 0.2223 634 492 77 Pass 0. 2263 5 90 455 77 Pass 0.2303 547 397 72 Pass 0.2343 494 331 67 Pass 0.2383 452 287 63 Pass 0.2424 4 07 252 61 Pass 0.2464 364 224 61 Pass 0.2504 334 190 56 Pass 0.2544 301 161 53 Pass 0.2584 269 145 53 Pass 0.2624 238 129 54 Pass 0.2664 214 117 54 ?ass 0.2705 190 103 54 Pass 0.2745 ~60 85 53 Pass 0.2785 :3 6 63 46 Pass 0.2825 121 53 43 Pass 0.2865 106 44 41 Pass 0.2905 95 43 45 Pass 0.2945 83 42 SC Pass 0.2985 72 39 54 Pass 0.3026 66 37 56 Pass 0.306G 56 34 60 Pass 0.3106 4 / 33 70 Pass 0.3146 41 32 78 Pass 0.31SE 30 JO ~00 Pass (J.3226 25 26 104 Pass 0.3266 21 21 100 Pass 0.3307 20 17 85 Pass J.3347 16 16 100 Pass 0.3387 13 14 107 Pass 0.3427 11 10 90 Pass 0.3467 "l 7 100 ?ass 0.3:501 7 3 42 ?ass 0.]547 i .3 12 Pass 0.3581 6 1 16 Pass 0.3628 ' 0 0 0 Pass C.3668 6 0 0 Pass C.J708 6 0 0 Pass 0 . 3! 4 3 6 C 0 Pass 0. 3! 8 8 '.J (J 0 Fass 0.3828 5 0 0 Pass ~J.3868 5 0 0 Pass 0.3908 5 0 0 Pass 0.3949 5 0 0 Pass 0.3989 5 0 0 Pass 0.4029 4 0 0 Pass 0.4069 3 0 0 Pass 0.4109 ] 0 0 Pass 0.'1119 ] 0 0 Pass 0.1i89 3 0 0 ?ass 0.42'30 3 0 0 ?ass 0.4270 3 0 0 ?ass 0.4310 3 (j J ?ass 0. i:;3:._ic, 3 0 0 Pass 0. 09C 3 0 (j Pass 0.443C 3 0 0 Pass 0.4470 3 0 0 Pass 0.4510 3 0 0 Pass 0.4551 3 0 0 Pass 0.4591 3 0 0 Pass 0.4631 3 0 0 Pass 0.46/1 3 0 0 Pass 0. 4F. 1 3 0 0 Pass Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0 acre-feet On-line facility target flow: J cfs. Adjusted for 15 min: 0 cfs. Off-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. LID Report LID Tecf'.niqi..:.e U.sed for Tot<.11 Vo_·_1:nn '/ol.1:nn Ir1fi_trctti011 Cumul<ltiv0 ?e::ce::-it Water Quality Percer1t Cc:nr:ient Volumn Treatment·:' Needs Wai::er Quali;::y Infiltrated Treatme it Treated Trapezoidal Pond 1 1:-'GC N Total 1/olnrr.e Infi1._trated D.00 o, No ':'reat. Cor:ipliance with LIO Sta~dard 8 Duratie;n Analys:._s Result"' Pussed Perlnd and Implnd Changes No changes have been made. (ac-ftl 5:d. 73 523. 73 c:edit Ti1rougr. Volumr. Facility (2.c-ft.) (ac-ft) o.oc 0.00 Volumn Infiltratio:i Credi:: N O.DO 0.00 T'.1is pr0grarr. and accompa:-iying documenta::ion are provided 'as-is' witho:.it ·.,.arranty of any kind. The e:-itire ri.sk regarding the performance and ::::esults of ::his progra:n is a:s:::;u:ned by End Use::::, '.:lear Creek SolL:.tio:-is Inc. and the governrnenta..'.. licensee or sublicensees di.sclaim al 1 warra:ities, either expressed or implied, includir:g :Oul not ::_imited tc implied • . .;arranties of program and accompanyir.g cioci.:.rnenta::ion. In no evcnl sha::.l Clear Creek Sol'Jtions lnc. be liable for any damages wr.o.tsoeve.:: (in::::lud.::.ng w.1thout lirrita~io~ to damages for loss of b~siness prof.::.ts, loss oi business .1nfo.::mation, busi~ess interrt.:.ption, a~d the like) ct.::i:::;i~g out of tje use of, or inabili~y to use this proq.::am even if Clea.:: Creek So_'._ut.:ons :!:nc. or their authorized representatives r.ave been advised of the possibility of such damages. Scf~ware Copyright by : Clear Creek 3olutior1s, Ir1c. 2005-2017; All Rights Reserved. CPH CONSULTANTS APPENDIX C LAND USE SUMMARIES Stte Planning Civil Engineering Project Management Land Development Consulting Total Area Assumed% Imp Coverage Lot BMP Imp Area Le, (SF) Impervious (SF) Credit (SF) Lot 1 11810 40% 4724.00 0.00 Lot:2 9916 40% 3966.40 33.GO Lot 3 9912 40% 3964.80 3~ 20 Lot 4 9908 110% 3963.20 36.80 Lot 5 9905 40% 3962.00 38 00 Lot G 9901 40% 3960.40 3'J.60 Lot 7 9897 40% 3958.80 41.20 Lot 8 11645 40% 4658.00 0 00 Lot 9 107~5 40% 4302.00 0.00 Lot 10 %33 40% 3853.20 146.80 Lot 11 9636 40% 3854.40 145.60 Lot 12 9639 40% 3855.60 144.40 Lot 13 9647 40% 3856.80 143.20 Lot 14 964~ 40% 3858.00 142.00 ROW 48449 36713.00 Storm Tract 21736.98 0.00 Total 212029.98 93450 60 946.40 Modeled Imp. Coverage (SF) 4724.00 3932.80 3929.60 397G.40 3924.00 3920.80 3917.60 4658.00 4302.00 3706.40 3708.80 .'1711.20 3713.60 3716.00 36226 00 0.00 92017.20 Modeled Grass Ar;,a (SF) 7,086 ~,983 5,982 5,982 5,981 5,980 5,979 6,987 6,453 5,927 5,927 5,928 5,928 5,929 12223.00 21736.98 120012.78 Site Impervious 44.1% 4 4'3 4+3-2-1 Total Area (SF) Imp. (SF) Grass (SF) Byfkl~S #1 4153 3268 885 Bypass #2 2013 1119 894 Off-site Treatment 3900 3900 0 Development in ROW (coxclurJPs treatment) 48449 36713 12053 ROW Effected (includes Lreatm;,nt) ~2349 40613 POS'! ROW area to pond 46183 ~6226 10274 Site Effected 715931 Wetpond Sizing -2017 City of Renton Surface Water Design Manual (Section 6.4.1.1) Alderwood Gravely Table 3.2.2.A Soil Type: Sandy Loam Hydrologic Soil Group: C On-Site Condition Existing Developed Land use Forest Residential Pervious Area (ac) 4.957 2.75 CN of pervious area 70 90 Impervious area (ac) 0 2.14 CN of impervious area 98 98 6-month, 24-hour prec. (72% of 2-year, 24 hour prec.) 2-yr, 24 hr P = 2.0 inches 1.44 inches 72% Composite CN= 93.50 S (inches)= 0.70 Qd (inches)= 0.85 Total Runoff (cf)= 15051.78 Stormwater Wetland Size !Required Wetpool Volume (cf)= 15051.78! Table 6.4.1.1.A Table 6.4.1.1.A Section 6.2.1 Figure 3.2.1.A S = (1000/CN)-10 Qd = ((p-0.25)~2)/(9+0.8S) Total Runoff= Qd*A*3630 Detention Pond Fadlit)I 379 6237.4 I 380 7323.4 Active Storage 382 8582.7 384 9919.6 386 11292.6 Total Detention Volume Provided: Total Required Detention Volume: Excess Detention Volume: Safety Factor: CPM ProjectOOll-11-008 Printed: 2/3/2011 0.0 0.0 6780.4 6780.4 15906.1 22686.5 18502.3 41188.8 21212.2 62400.9 62400.9 d I s6no.o d l<--lnput 5680.9 d 9% Wetpool Fad/it)' 375 731.84 376 1070.71 Dead Storage> 378 1927.57 379 6237.4 Total Wetpool Volume Provided: Total Required Wetpool Volume: Excess Wetpool Volume: Safety Factor: 1388.48 1866.0 3139.5 00 16184.4 d 1S052.0 d 1132.4 cf 2120.32 2936.7 5067.0 6237.4 8% MeadowVue Pond Volume Verification 0 0 2528.5 2528.5 8003.7 10532.2 5652.2 16184.4 CPH CONSULTANTS APPENDIX 0 CONVEYANCE CALCULATIONS Site Planning Civil Engineering Project Management Land Development Consulting MeadowVue City of Renton CPH Proiect No. 0035-7 5-0 J 2 CPIH CONSULTANTS Preliminary Technical Information Report Appendix D -Page 1 of l To be completed with final engineering. February 6, 2017 Backwater Calculations CPH CONSULTANTS APPENDIX E 0FFS1TE ANALYSIS Site Plonning Civil Engineering Project Management Land Development Consulting Basin: Lake \Vashington Symbol Drainage OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE CITY OF RENTON SURFACE WATER DESIGN MANUAL, CORE REQUIREMENT #2 Subbasin Name: Lower Cedar River Subbasin Number: - Drainage Slope Distance Existing Potential Observations of field Component Type, Component from site Problems Problems inspector, resource Name, and Size Description discharge reviewer, or resident see map Type: sheet flow, swale, drainage basin, vegetation, cover, depth, % 1/.i ml= 1,320 ft. constrictions, under capacity, ponding, tributary area. likelihood of problem, stream, channel, pipe, type of sensitive area, volume overtopping, flooding, habitat or organism overilow pathways, potential impacts pond; Size: diameter, destruction, scouring, bank sloughing, surface area sedimentation, incision, other erosion Runoff flows southwesterly I 1 Sheet Flow across site and enters ditch along -5% O' None observed No problems observed, see cast side of 154'" Ave SE photos # 1 through #3 ------ Storms may Open channel flow Runoff flows in ditch passing cause 2 -2% I O' -920' Potential flooding flooding due See photos #4 through #7 in ditch through several culverts to undersized culvert Runoff passes underneath SE No problems observed, see 3 12" Culvert I42"d Street through 12" culvert -2% 920' -955' None observed and enters catch basin photos #8 Runoff enters catch basin in ditch, downstream path could not 4 Catch Basin be followed further due to 955' None observed No problems observed, see private property but is believed photo #9 to flow southeast in pipes before discharging to creek ~------ 2/6/2017 Basin: Lake \Vashin~ton Symbol Drainage OFF-SITE ANALYSIS DRAINAGE SYSTE!\1 TABLE CITY OF RENTON SURFACE WATER DESIGN MANUAL, CORE REQUIREME'.'IT #2 Subbasin Name: Lower Cedar River S ubbasin ~umber: - Drainage Slope Distance Existing Potential Observations of field Component Type, Component from site Problems Problems inspector, resource Name , and Size Description discharge reviewer, or resident see map T ype: sheet flow, swale, drainage basin , vegetation, cover, depth, % Y. ml = 1,320 ft. constrictions , under capacity , ponding, tributary area, li kelihood of problem , stream, channel, pi pe, type of sensitive area, volume overtopping, fl ooding, habitat or organ ism overflow pathways , potential impacts pond ; Size diameter, destruction, scouring , bank sloughing, s urface area sedimentation , inc is ion, other erosion Runoff flows southwesterly No problems observed, see I Sheet Flow across s it e and enters di tc h along -5% ()' None observed east s ide or 154th Ave SE photos # I through #3 Storm s may Open channel ll ow Runoff flow s in ditch passing cau s e 2 --2% O' -920' Potential fl ood in g fl ood ing due Sec photos #4 t h rough #7 in ditch through several culvens to undersized cu lvert Runoff passes underneath SE No probl e m s observed, s ee ') 12 " C ul vert 11d , -2 % 920' -955' Non e obser ved .) 142 Street through 12 ' cu lve rt photos #8 a nd enters catch hasin Run off enters catch h as in in ditch, down stream path cou ld not 4 Catch l3a s in b e fo llov,1cd f urther due to 955' None obs erved No probl e m s observed, see private property hut is bel ieved photo #9 to flow s o uth east in pipes be fore dischargin g to c re ek 2 16/20 17 Google Earth Pro feet 1000 rret er s 500 A MeadowVue City of Renton Photo #1 : Exist ing conditions on -s ite Photo #2: Sout hwest property corner CPH Proiecf No.0035-15-01 2 CPI H CONSULTANTS Preliminary Technical Information Report Appendix E February 6, 2017 Pagel Meadow Vue City of Renton Preliminary Tec hnical Informat ion Report Appendix E Photo #3 : Looking southwest at 1541 h Ave SE , photo taken at southwest property corner Photo #4 : Looking so uth at ditch on eas t side of 1541 h Ave SE CPH Proiecf No. 0035 -1 5 -01 2 CPI H C O N SULTANTS February 6, 20 17 Page 2 Meadow Vue City of Renton Photo #5: Look in g south at ditch on east side of 154 th Ave SE • Preliminary Technical Information Report Appendix E Photo #6: Look in g southwest, runoff in ditch crosses underneath 154th Ave SE through culvert CPH Project No. 0035 -15-01 2 CPI H CONSU LTAN TS February 6, 20 l 7 Page 3 MeadowVue City of Renton Preliminary Technical Information Report Appendix E Photo #7 : Looking west at ditch along north side of SE 142"d Street Photo #8: Looking so uth, runoff in ditch crosses underneath SE 142nd Street through 12" culvert CPH Proiect No. 0035 -15-012 CPI H CON SULTANTS February 6, 2017 Page 4 Meadow Vue C ity of Renton Preliminary Technic al Information Report Appendix E Photo #9 : Look ing east at catch bas in o n south side o f SE 142°d Street, culve rt in previous photo enters structure. Fro m here runoff is bel ieved to flow sout h throug h p i pes before dischargi ng to creek. CPH Project No. 0035-15-01 2 CPI H CON SUL TANTS February 6, 20 17 Page 5 King County Department of Natural Resources and Parks Water and Land Resources Division DRAINAGE INVESTIGATION REPORT FIELD IN V ESTIGATION FILE NO.: 2011-1008 ADDR E SS:SE J ones Roadand 254th P lace. R enton , 98058 NAME: Jennifer Vanderhoof PHONE: 206.263.6533 DATE OF IN V ESTIGATION: __ 1_1_-1_0_-2_0_1_1 ___ _ INVESTIGATED BY: Virgil Pacampara I went to the site on 1 1/10/201 1 at 1 :00 PM and investigated an il legal dump ing. The compla int was about dumping of t wo large televis ion sets at the end of the roadway , righ t in front of a road block sign that sa ys "No Dumping ". I saw the two telev ision sets at the edge o f a turn-a round area /cu Ide sac of 149th Ave . SE. I spoke to Mr. Bill y Em erson. the property owner of house# 1506 149th Ave. S E. abo ut the al leged il legal dumping. He told me that the dumping appeared to have happened during late night, and noticed it the fo llowing day . Th at he install ed the ·'N o Dumping S ign" to eliminate the illega l dumping o n th e sit e , but it appea rs that peop le still dumped stuff on the site . It appeared that the spo t of the dumpin g is located w ith in the road right of way of King County . I gave him our busin ess c ard t o call us incase it happens again. He gave his and h is wife 's phone numbers (h is 206.661 3432 ; Pa tt i-360-990-6617 ) for the records . I went t o the ot her site as indicated on the comp laint reports/e-mail. T he second site is the location of a regional facili ty (DR0535 ). The site is a long the paved walking trail that is paral lel and north side of 1-169 (between 149th Ave . SE and 150 th Lane SE.). I did not see any illegal dum p ing on th e s ite particularly along the north end of cross culvert (concre te box culvert) and on th e swale . I spoke to Sandra of KC Roads emergency numbe r (206 .296 .8 100 ) on afternoon of 11 /18/2011 , and re ported the result of the i nvestig ation . Sa ndra told me that the KC -Roads wil l ta ke care of the complaints and wil l remove the t elev isions on the site. NTS Th is is the first site wh e re the two television was allegedly dumped illegally along the road right of way. A "No Dumping" sign was installed by Mr. Em erson to eliminate illegal dumping it sti ll re-o cc uring. This is the second s ite . I did not see any illegal dumping on the site. The site is a regional facility. KING COUNTY WATER AND LAND RESOURCES DIVISION DRAINAGE INVESTIGATION REPORT IN VESTIGATI ON REQUEST -PROB~EM: POND QUESTION Type FCS RECE IVED BY: BS /wk p Date : 2016-0515 , ~Recelv..edr-from : ---_J; NAME : Joseph Mihalek Phone : 425-830-2545 Other : -------Address: 15222 SE JONES RD City State --------Zip 98058 L'oc.afior.i of prob lem, if diffj;fr~nt: ··1s22 a ,SE· Jones Rd -~ --~~- Access Permission Granted D REMARKS : Call First (Would Like To Be Called and/or Present) D Mr. Mihalek lives next 'door to the facilty that was built as part of the bridge project. He says the construction of the facility included the installation of a liner to hold water. The pond was maintained recently and he says the facility is dry now whereas it used to hold water almost all year. He thinks the maintenance may have punched through the liner. Determ ine if the liner was required and if it is still intact or if there was another reason the pond was holding water. , __ (Pond is a Combined wet/live storage with a geomembrane liner) DT0240 Elliott Bridge 3166 Replacement -B J(y10 Plat name : Lot No: Block No: Other agenci_e_s-in_v_o-lv_e_d_:____________ No field investigation required 0 Q-S-T-R MD ~O BE .Cc>MPLETED.BY C:OMPOONT PROGRAM tSTAFF ~,,, ' NW-23 -23 -s Parcel# 2323059089 Kroll: 816W TBros : 657A4 ----Basin LCR Council Dist 9 Charge#: -------- • "RESRdNSE: Citizen notified on \ \ ('l\f::.. 1 .'.JQ\\.,. email C. u .()_~:i.~1 ~..::-::::> ? 0 1v !) ~ 'l).? u 1-, r< G ·) ~ r M ·;z fV1, \,() I_(_~{',._ .. H, ~ cu A.Jc..c.:~ 11 , ~, \'\)c.;~ G0uN\c=M1')Mvs \.l,~.) 1\--"' ..._'aj (u.v<:..11.Jl'l."-~) /) 0,) 1 (~1\7 ,11-c;-.ru (.)0 /.) ~' 0,0-1-r, \-\f\ v\..: 'T() ..AJ r ·, '/ l'"i L--_,, , -, ' . "" · 1 , - 'r~\..C-•:>/~;'J.'..'-: "-' l ~\-j f"'.n~L.;;' ( Ml\'!' \l,. I i-,--" le G) \ /J t JL='\-f-.JJ j J , No I l.L-(".,G,.v-;-Rn 1~;; 'DISPOSITION: I -) OR: No further action recommended because : T l e-:2 .-;..r, Y 1.., 1.11 /\~ 1.. f "~ J urned to:· «~ 'c:,h en .0 w941 J;.O((,, Dyj(.-Jf \ KL D Lead agency has been notified:__,;.------------.==----------------0 Probl em has been o problem has been corrected . identified . D Private problem -NDAP will not consider because : 0 Water originates on site and/o r on neighboring parcel. 0 Location is outside WLRD Service Area . Prior i nvestigation addresses problem: SEE FILE# D Other (Specify): QATE CLOSED: . '> /i +-/d c I Le Lay_: ·9 u/2::J /J r.:, \:( ~i,,v'\ \\)co>\. 1...u• \ \ c~ ~vJ Sw "'::, 1,'Y\,0--l .A-\:. ~o\.. RC c'-c\ <; ~ King County ----------1 Department of Natural Resources and Parks ater and Land Resources Division FILE NO.: ADDRESS : NAME : PHONE: 2016-0515 --- _ ___15 .222 _SE Jones Road __ Joseg_h Mihalek __A._25-830-2~45~~~ DRAINAGE INVESTIGATION REPORT DATE OF INVESTIGATION : May 12, 201g _ FIELD INVESTIGATION Responded to drainage inquiry from Mr. Mihalek that the pond next to his house DT0240 which he observed to have water in it all or most of the time was now devoid of water. He was concerned that the crew which had recently worked the pond had punctured the liner installed when the pond was built. My investigation found the pond actually had standing water in the bottom, as it is a combined wet/live storage pond with a geomembrane liner. Refer to attached photos for standing water observed . All components of the facility appeared to be in good condition and working -order. Will monitor when in-the -area-from time to time . Told Mr. Mihalek that we might need to wait until the rainy season for further in depth investigation . ~I NTS Phvt,) 1 I )rai1111g c lrn..:,t i gati l HI Ri:pon 20 16 -05 l ~ Phvt ,, 3 P ho to o f w att'r i n the p,l nd a11 d l'a c i l i t) ,i gn . f,hutn 5 Comp by: Ron Ainslie 12 May 2016 !'hot,, 2 Photo ofwati:r i n th e p ond l'holo 4 P hot,) or \1 are r i 11 the pond l'lrnt-> (i tQ King County FACILITY NUMBER DT0240 1120573 15222 Department of Natural Resources Water and Land Resource Division FACILITY SKETCH CB-3 NAME Pond B Elliott Bridge Replacement 1 ADDRESS 15226 SE Jones Rd KROLL PAGE 816W BASIN Lower Ceda1 TB rAG E 657 A4 TYPE Pond MAINTENANCE DI V ISIO N 4 DA TE 1 /22/13 lN!TlALS -CTM Wetland C ~· NTS Wetland 1 C POND QUESTIONS The nfamanon incl.J OOd on1h~map has been canp,ed b y Km ~ Cwnty stat ! frcm o vw1ety d so..rces aid 1$ su ~cci to cnange ,,...,,1h<X.n ncx ce. King Coi..ny ma<es no te?"e:Sertat1cns or ·.-.arra~ies, eJ(press or 1rnP1ed . as to ac.c.1.uacy canpiet.eness. i m e If' ess a rg tu to :ne used su::h 1riormat1ai . This dccurnEH1 6 ro: ut enoed fry u:;c as a suvey P'o:.Jt..d. Kina Crurcy shall not oe ~a ole '"cr a rry QB'1EJ8 . 5,peoal. narect. 1r:c1den1al , or consequer Hi aJ cam 3;1es 1nclud ny. Us.1 nc( lrll 1tec to vst r evenu es 0 1 b st profits ,~sult lng frcm thous.ea mwse c:J lhe 1rlomlil!On co"laned on tt 1s rn .:ip M y ~~f! d ths. •n ap orin 1:rmur1o nor this m~ 1s ~ohb,ted except Df w ritten petrn:ss1on cJ KJ og Ccur·ty Dat e 5 /4 /2 016 Not es . 15226 SE Jones Rd N A t,i King County GISCENTER 0 ,.:., z "· L•.; OJ ,,, ' s. I Pl , , t:-:1 . 2 · , Pl , Pl I )l 1} I;; St 1 rntr (: .,.:.· :' T· . - .~.' ·::;; J.r •"./ .... ~, ·.~f--~ ~: it ::= j ~ /d1 ~ I )3 •:• ,,r f 11) f'l L'E\·VO OO I j_ HC IGHT:i r,I~ ~I:, Av ~ SE (;!·-:;, .,_w rnO.. 24 (0.\(A~!AUGH ~ .... POl lO NATURAL ME"-~;' ~ @D_-·--. _' -----I°" SE 11 GMTON MAPLE VALLEY RD = .J l3 •,-,:i s· r. ,·· ----j -----: !~2 i?::y·, · ·r .] )~ 1.i 5th $\ ., SE ,· <{ ~- ,.. \.:J :: • ,.-:;v1 c, -- S! l.!3cd -. Si: .. ------: ' ..: 19 -t · M(GARV"Y f'A ~,, OP GN l~?ACE :;: "' > s~ 161,<id ',, ~ I I -g~ SE ~ 164th 2s ___ LJ __ ( I . \ . I I \ I :'f,IHG LZ\~(1L.fa.l~t ~E;1.q, ,.: Pi'. +----- < .c "' ~ ~( <{ ~-If 163rd :::: UJ SI "'~-.:; "' c, M,\PLE VALL~Y 1mG:ns p·, ~ ~ ,o ._,., St CPH CONSULTANTS February 3, 2017 City of Renton Public Works Department 1 055 S Grady Way Renton, WA 98057 \ .. , ., Sub;ect: Meadowvue Preliminary Plat-CPH proiect no. 0035-15-012 Right of Way Modification Request To Whom it May Concern, Site Planning Civil Engineering land Use Consulting Project Management This correspondence is provided in request of a street modification from standards for 1561h Ave SE for the proposed Meadowvue project. The project proposes to subdivide King County Parcel No. 1463400060 into fourteen individual single-family residential parcels within the City of Renton. The project will include half street frontage improvements along l 56~ Ave SE. I 56th Ave SE is a minor arterial with an available right-of-way {ROW) width of 60 feet. Per RM( 4- 6-060 the minimum ROW width required for a minor arterial is 91 feet with street improvements. However, the Transportation section has a Corridor Plan for the 156th Ave SE corridor. Based on the plan for the 1 56th Ave SE corridor, the street will be a 3-lane roadway with a 1 2-feet wide center two way left turn lane, 11-feet wide thru travel lanes, 5-feet wide bike lane on both sides, gutter, 0.5-feet wide curbs, 8-feet wide landscaped planters, 5-feet wide sidewalks, storm drainage improvements, and street lighting. This will require half street right-of-way dedication of 5.5 feet on the project frontage on l 56th Ave SE. RM( 4-9-250.D summarizes modification procedures and states that a modification may be granted if the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property{ies) in the vicinity. 11431 Willows Rood :~E, Suite 120 • Redmond, WA 98052 • Phc,n€ ,:4251 285-2390 • Fa~· :t.25) 785-7389 www. rpr consu I ton ts. :om M'eadowvue ROW Modification Request CPH No. 0035-15-0 1 2 February 3, 2017 Page 2 of 2 The intent and purpose of the Comprehensive Plan is met through the modification request since the l 56•h Ave SE Corridor is included in the Transportation Element of the Comprehensive Plan. Additionally, all six of the aforementioned design criteria are met by the Comprehensive Plan incorporating similar goals. The request for a modification was outlined in our Pre-Application notes for our proposed project, and the recommended roadway section is consistent with this requested modification. Your time and assistance with the review and approval of this modification request is appreciated. Please contact me directly at (425) 285-2392 or by e-mail at jamie@cphconsultants.com if you have questions or need any additional information. Thank you. Sincerely, CPH Cons~ltants { /J 1~~ m1e Schroeder, PE ce President Enclosures Cc: copy to file ;-,''">, I; / DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -.. Rentoc,rvnoF I;\ --./;Hl.:11i,1ii/~OotO~E~ll'rii ;~-~ ENVIRONMENTAL CHECKLIST Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www_rentonwa_gov PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. USE OF CHECKLIST FOR NONPROJECT PROPOSALS:~ For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic 1 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 area," respectively. The lead agency may exclude (for non-projects) questions in Part B - Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND~ 1. Name of proposed project, if applicable: ~ MeadawVue 2. Name of applicant:~ SSH/, LLC dba DR Horton 3. Address and phone number of applicant and contact person:~ Patrick Danner 12910 Totem Lake Blvd NE, Suite 220 Kirkland, WA 98034 {425} 821-3400 x5144 4. Date checklist prepared:~ February 7, 2017 5. Agency requesting checklist:~ City of Renton 6. Proposed timing or schedule (including phasing, if applicable):~ Spring 2018 site development, Winter 2018 home construction 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain.~ There are no current plans for future additions or expansion beyond the current proposal. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal.~ • Geotechnical Report prepared by Terra Associates, Inc. dated February 2, 2017 2 P :\project\0035\15012\Perm it Apps\Pre-plat\6. Enviromenta I Checklist.doc Rev: 08/2016 • Critical Areas Determination by Acre Environmental Consulting, LLC dated September 13, 2016 • Summary Tree Inventory Repart by S.A. Newman Firm, dated January 16, 2017 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain.~ There are no known applications pending governmental approval or other proposals affecting this proposal. 10. List any government approvals or permits that will be needed for yaur proposal, if known. ~ Required permits: General Stormwater Permit from NPDES, building permits, preliminary plat approval, construction and grading permits. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.)~ This project proposes to divide a single parcel totaling 4.54 acres into 14 lots along with associated roadway and utility infrastructure. Access to the new lots is to be provided from a new internal road heading west from 1561h Ave SE to 154'h Avenue SE. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist.~ The site is located 13833 1561h Avenue SE in the City of Renton. The subject parcel number is 1463400060, which is within the SW Quarter of Section 14, Township 23, Range 5, in the City of Renton, King County, Washington. 3 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 B. ENVIRONMENTAL ELEMENTS lhfml 1. EARTH a. General description of the site lhfml (check or circle one): Flat, rolling, hilly, steep slopes, mountainou~ b. What is the steepest slope on the site (approximate percent slope)? lhfml 15% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. lhfml According to the Natural Resources Conservation Service, the soil types are Alderwood gravelly sandy loam (AgC). A detailed soils analysis is provided in the Geotechnical Engineering Study, prepared by Terra Associates, Inc. dated February 2, 2017. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. lhfml There are no surface indications of unstable soils in the immediate vicinity of the site. A Geotechnical Engineering Study, prepared by Terra Associates, Inc. dated February 2, 2017 is available. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. lhfml Grading and filling activities are proposed to accommodate the improvements for the residential buildings, access roads, and associated utilities. On-site soils will be used as fill to the extent feasible. Should additional fill material be required, said material will be acquired locally from approved sources. Potential imports could include crushed base courses, gravel backfill, trench backfill, and asphalt pavement (as required). Preliminary estimated quantities for structural fill on-site is approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill material. It is anticipated that during development of the final engineering plans a balanced site can be achieved. Any surplus soil materials that can not be utilized on-site for landscape area and backfill will be hauled to an approved off-site location. 4 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. ~ Erosion would be possible during the construction phase of the project. loose soils would be susceptible to erosion due to storm water runoff and high wind speeds. Temporary erosion and sediment control (TESC) measures will be implemented during construction to limit erosion potential. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)?~ Approximately 50% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:~ The project proposes the use of temporary erosion and sediment control (TESC} measures, in accordance with current standards during the construction phase to mitigate any erosion and sedimentation potential. a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known.~ During the construction phase, there would be periods of increased dust and vehicle emissions. After the construction phase is complete there would be an increase in vehicle emissions due to the increased number of vehicle trips per day to and from the site. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe.~ None known. c. Proposed measures to reduce or control emissions or other impacts to air, if any:~ 5 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 ----- During the construction phase, the project proposes the use of temporary erosion and sediment control (TESC} measures, in accordance with current standards to reduce the amount of dust emissions. 3. WATER~ a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into.~ No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans.~ N/A. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material.~ N/A. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known.~ No. S) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.~ No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge.~ No. b. Ground Water: 6 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known.~ No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve.~ None. c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe.~ The project proposes to collect storm woter runoff from roodwoys ond lots in o series of cotch bosins thot will be connected by underground pipes. The pipes will convey this woter to o detention/water quality facility to treat runoff in accordance with City stormwater standards. This facility will discharge to an existing ditch within the 154th Ave 5E Right-of-Way. The storm water system eventually flows to Cedar River approximately 4,500 feet downstream via various conveyance systems. Conveyance capacity calculations will be provided in the final storm report to show adequate downstream conveyance. 2) Could waste materials enter ground or surface waters? If so, generally describe.~ No. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe.~ No. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage 7 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 pattern impacts, if any: .[htlQl The project proposes storm water improvements in accordance with the current City of Renton Surface Water Design Manual. 4. PLANTS .[htlQl a. Check the types of vegetation found on the site: .[htlQl _X_deciduous tree: alder, maple, aspen, other _X_evergreen tree: fir, cedar, pine, other _X_shrubs -.X_grass _X_pasture __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? .[htlQl Existing vegetation, including deciduous and evergreen trees, will be removed as necessary to accommodate the development of the site in accordance with current City of Renton standards. Approximately 18 viable trees will be removed with the proposal and replacement trees will be planted per City requirements c. List threatened and endangered species known to be on or near the site . .[htlQl None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: .[htlQl Native vegetation/ wildlife habitat will be retained to the extent practical. No additional wildlife preservation measures are proposed. e. List all noxious weeds and invasive species known to be on or near the site . .[htlQl Tansy Ragwort 8 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 • 5. ANIMALS .lh!tl2.l a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site . .lh!tl2.l Examples include: Birds: hawk, heron, eagle, songbirds, other:----------- Mammals: deer, bear, elk, beaver, other: ___________ _ Fish: bass, salmon, trout, herring, shellfish, other ________ _ b. List any threatened and endangered species known to be on or near the site . .lh!tl2.l None known. c. Is the site part of a migration route? If so, explain . .lh!tl2.l There are no known migration routes which the site is part of. d. Proposed measures to preserve or enhance wildlife, if any: .lh!tl2.l None. e. List any invasive animal species known to be on or near the site . .lh!tl2.l None known. 6. ENERGY AND NATURAL RESOURCES .lh!tl2.l a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc . .lh!tl2.l Electricity will serve the heating and energy needs of the future residences. Natural gas may also be used for heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe . .lh!tl2.l 9 P:\project\0035 \15012\Permit Apps\Pre-plat\6. Enviromenta I Checklist.doc Rev: 08/2016 Not likely. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any:~ Site development activities and future residences will comply with applicable local and state laws governing energy systems compliance. 7. ENVIRONMENTALHEALTH~ a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe.~ None known. 1) Describe any known or possible contamination at the site from present or past uses. ~ None known. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity.~ There are underground natural gas utilities within the Right-of-Way of 156th Ave SE. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. ~ None. 4) Describe special emergency services that might be required.~ None. 5) Proposed measures to reduce or control environmental health hazards, if any:~ The project will adhere to current OSHA and WISHA standards during construction. Public water and sewer services will also be provided. Storm drainage discharge 10 P:\pro ject\0035\15012\Permit Apps\Pre~plat\6. E nviromental Checklist.doc Rev: 08/2016 from the site will be treated by an on-site water quality facility in accordance with current City of Renton standards. b. Noise~ 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)?~ None known. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site.~ Increased noise due to machinery and general construction operations would occur during the construction phase. The project proposes to adhere to normal City of Renton construction hours. 3) Proposed measures to reduce or control noise impacts, if any:~ Construction hours and practices shall be in general accordance with the applicable provisions of City of Renton Municipal Code. 8. LAND AND SHORELINE USE~ a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe.~ The site contains 1 single-family residence. Adjacent properties include residential housing to the north, east, south and west. The proposal is not expected to affect current land uses. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? ~ No. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of 11 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 pesticides, tilling, and harvesting? If so, how: I.bill2l No. c. Describe any structures on the site. I.bill2l The site includes 1 single-family residential home and several small sheds. d. Will any structures be demolished? If so, what? I.bill2l All structures onsite will be demolished. e. What is the current zoning classification of the site? I.bill2l Current zoning is R-4, low density single-family residential. Maximum of 4 units per acre. f. What is the current comprehensive plan designation of the site? I.bill2l Current comprehensive plan designation is RLD -Residential Low Density. g. If applicable, what is the current shoreline master program designation of the site? I.bill2l N/A. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. I.bill2l No. i. Approximately how many people would reside or work in the completed project? I.bill2l Approx. 28-56 {based on 2 to 4 people per dwelling unit). j. Approximately how many people would the completed project displace? I.bill2l Approx. 2-4 {based on 2 to 4 people per dwelling unit). k. Proposed measures to avoid or reduce displacement impacts, if any: I.bill2l None. 12 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any:~ The plat is consistent with existing and projected land uses and plans. m. Proposed measures to reduce or control impacts to agricultural and forest lands of long- term commercial significance, if any:~ N/A. 9. HOUSING~ a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing.~ The project proposes 14 individual dwelling units on the property. These dwelling units would likely be characterized as middle to high-income housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing.~ l single-family dwelling unit will be eliminated. This dwelling unit is likely characterized as middle-income housing. c. Proposed measures to reduce or control housing impacts, if any:~ The project is proposed and being designed consistent with City zoning and development standards for residential use in the R-4 zone, which is compatible with the zoning of the surrounding single-family residential neighborhoods 10. AESTHETICS~ a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed?~ Future residences will not exceed the height limits allowed by current zoning code. Maximum allowable height is 30 feet. b. What views in the immediate vicinity would be altered or obstructed?~ 13 P:\project\0035\15012\Pe rmit Apps\Pre-plat\6. Enviromenta I Checklist.doc Rev:08/2016 There are no views in the immediate vicinity that will be altered or obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: J.b..tlill The project is proposed in general accordance with City zoning, site, and infrastructure development standards. The site design maintains the general downs/aping topography of the site which will reduce the visual impact of new structures. Landscaping will be installed and a Homeowners' Association will be responsible far maintenance of common elements and landscaping. 11. LIGHT AND GLARE J.b..tlill a. What type of light or glare will the proposal produce? What time of day would it mainly 0 CC LI r? J.b..tlill Common street lighting associated with a new development will be produced. b. Could light or glare from the finished project be a safety hazard or interfere with views? J.b..tlill Light and glare from the project is not likely ta be a safety hazard or interfere with views. c. What existing off-site sources of light or glare may affect your proposal? J.b..tlill None. d. Proposed measures to reduce or control light and glare impacts, if any: J.b..tlill None. 12. RECREATION J.b..tlill a. What designated and informal recreational opportunities are in the immediate vicinity? J.b..tlill Maplewood Park is located within l mile of the development. b. Would the proposed project displace any existing recreational uses? If so, describe. J.b..tlill 14 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: J.hgJQ]_ None. 13. HISTORIC AND CULTURAL PRESERVATION J.hgJQ]_ a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers ? If so, specifically describe. J.hgJQ]_ The existing home on-site is 72 years old. The adjacent home to the south is 57 yeors old. Neither were listed or eligible for listing in preservation registers. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. J.hgJQ]_ No. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. J.hgJQ]_ The Department of Archaeology and Historic Preservation interactive map, WISAARD, was used to assess potential impacts on cultural and historic resources on or near the site. No resources were identified. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. J.hgJQ]_ None. 14. TRANSPORTATION J.hgJQ]_ 15 P :\project\0035\15012\Permit Apps\Pre-plat\6. E nviromenta I Checklist.doc Rev: 08/1016 a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. J..bf!.Q1 The project site is fronted by 156'• Ave SE to the east and an unopened right-of-woy of 154•• Ave SE to the west. Proposed access to the site will be from a new road off of 1s6'• Ave SE. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? J..bf!.Q1 The site is not directly served by public transit. King County metro line 111 runs near the site with a stop approximately 1,400 feet to the south. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? J..bf!.Q1 The project will provide at least two parking spaces per dwelling unit (i.e., 28 spaces). No existing parking spaces will be eliminated. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). J..bf!.Q} Frontage widening improvements are required to 156'• Ave SE and 154•• Ave SE. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. J..bf!.Q} No. f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates? J..bf!.Q1 A total of 10 -AM peak trips and 14 -PM peak trips are anticipated once the project is complete. City guidelines require a traffic study if the project generates mare than 20 peak hour trips. As this project does not generate more than 20 peak hour trips, a full scale traffic study was not performed. Edward Koltonowski at Gibson Traffic Consultants provided this information. 16 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe . .lhfilEu No. h. Proposed measures to reduce or control transportation impacts, if any: .lhfilEu The new local roadway serving the subdivision will be constructed to current City of Renton Standards and City traffic impact fees will be paid by the applicant. 15. PUBLIC SERVICES .lhfilEu a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe . .lhfilEu The additional residences proposed would require support of public services. However, the development is consistent with the city's current land use provisions -including zoning and comprehensive plan designations. b. Proposed measures to reduce or control direct impacts on public services, if any . .lhfilEu In addition to payment of annual property taxes by homeowners, the developer will mitigate direct impacts of the proposal through mitigation fees as required by current City codes. 16. UTILITIES .lhfilEu septic system, other~~~~~~~~~~~~~~~- 17 P: \pro ject\0035\15012\Perm it Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. l!:@QJ The project proposes water and sewer extensions with service provided by the City of Renton for sewer and Water District 90 for water. Electricity will be provided by Puget Sound Energy. C. SIGNATURE l!:@Q1 The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Name of Signee (printed): --<1-'-"'--'c..__:...:.c:...:...:,,c.___::~=-:t,.:::_,h:...,_:rc_:=o:_,f:=""--''-#-f __ _ Position and Agency/Organization: Ay, .... t I cf\-\ C!.o"".s"" (+-.,,.,fr Date Submitted: 2./7 '2.o f 7 f 18 P:\project\0035\15012\Permit Apps\Pre-plat\6. Enviromental Checklist.doc Rev: 08/2016 After Recording Return to: SSH!, LLC 12910 Totem Lake Blvd NE Suite 220 Kirkland, WA 98034 Attn: Chalo Wilson DOCUMENT TITLE REFERENCE NO. OF DOCUMENTS ASSIGNED/ RELEASED GRANTOR GRANTEE LEGAL DESCRIPTION ASSESSOR'S PARCEL NO. MAR O tl 2017 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS AND RESERVATION OF EASEMENTS FOR MEADOWVUE HOMEOWNERS ASSOCIATION NIA SSH! LLC, a Delaware limited liability company (dba D.R. Horton) MEADOWVUE HOMEOWNERS ASSOCIATION [Insert Abbreviated Legal] Full Legal on page [54] [Insert Assessor Parcel Numbers] DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS AND RESERVATION OF EASEMENTS FOR MEADOWVUE HOMEOWNERS ASSOCIATION This Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for MEADOWVUE HOMEOWNERS ASSOCIATION is made by SSH! LLC, a Delaware limited liability company ("Declarant"), as owner of the Property described below. RECITALS A. Declarant is the owner of certain real property located in the County of King, State of Washington, described in Exhibit A attached hereto and by this reference incorporated herein ("Property"). The Property is comprised of the real property legally described on Exhibit A and any other real property that may be added by amendment of this Declaration or amendment of the Map (as defined below). Declarant is developing the residential community ("Community") ofMeadowVue Homeowners Association on the Property in accordance with the Plat of ("Plat"), recorded on , 2017 under King County Recorder's File No. , and in accordance with the approved Preliminary Plat for the Community. 8. Declarant plans to develop, own and convey the Property subject to the covenants, conditions, restrictions and easements set forth in this Declaration. DECLARATION Dcclarant hereby declares that all of the Property shall be held, leased, encumbered, used, occupied, improved, sold and conveyed subject to the following covenants, conditions, restrictions and reservations of easements, all and each of which are for the purpose of enhancing and perfecting the value, desirability, and attractiveness of the Property, in furtherance of a general plan for the protection of the Property. All and each of these covenants, conditions, restrictions, and easements are hereby imposed as equitable servitudes upon the Property. They shall run with the Property, and every portion thereof, shall be binding on all parties having or acquiring any right, title or interest in the Property, and every portion thereof, and their lessee, guests, heirs, successors and assigns, shall inure to the benefit of every portion of the Property and any interest therein, shall inure to the benefit of each Owner, and his heirs, successors and assigns, and may be enforced by the Owners, the Association and Declarant in accordance with the terms hereof. Acceptance of any portion of the Property by deed, occupation or otherwise shall be deemed acceptance of the terms and provisions of this Declaration. ARTICLE 1. DEFINITIONS The following words, when used in this Declaration and in any amendment hereto shall have the following meanings unless otherwise expressly provided herein or therein: Page 2 1.1 "Articles" shall mean the Articles of Incorporation of the Association which have been filed in the office of the Secretary of State of the State of Washington, as such Articles may be amended from time to time. 1.2 "Assessment(s)" shall mean all assessments imposed pursuant to this Declaration, including without limitation General Assessments, Capital Improvement Assessments, Special Assessments, Reconstruction Assessments, and any other Assessments provided for in throughout this Declaration. 1.3 "Assessment Period" shall mean a calendar year for General Assessments, and such other period as determined by the Board for other Assessments. 1.4 "Association" shall mean the MeadowVue Homeowners Association, a Washington non-profit corporation, its successors and assigns. 1.5 "Association Lien" shall mean a lien in favor of the Association imposed pursuant to this Declaration. 1.6 "Board of Directors" or "Board" shall mean the Board of Directors of the Association. 1.7 "Budget" shall mean the operating budget for the Association adopted pursuant to Section 4.3 below. 1.8 "Bylaws" shall mean the Bylaws of the Association, as adopted by the Board initially, as such Bylaws may be amended from time to time. 1.9 "Capital Improvement Assessment(s)" shall mean an Assessment imposed pursuant to Section 4.4 below. 1.10 "Capital Improvement Work" shall have the meaning ascribed to it in Section 4.4 below. 1.11 "Class" shall mean a class of Membership in the Association as described in Section 3.9 below. 1.12 "Close of Escrow" shall mean the date on which a deed conveying a Lot is Recorded. 1.13 "Committee" shall mean the Architectural Control Committee formed pursuant to ARTICLE 9 of this Declaration. 1.14 "Common Areas" shall mean all real property and Improvements: (a) owned or leased by the Association or owned in equal and undivided interest by the owners of the Lots; (b) in or over which the Association has an easement for access or maintenance (excepting easements for maintaining specific Lots) for the use, enjoyment, and benefit of all of the Members; ( c) in which the Members have a common right of control by Page 3 any written instrument, including this Declaration, or by delineation and declaration of the same on the Plat; ( d) that are to be maintained by the Association, as set forth on the Plat for the benefit of the Community, or (e) in which the Members of the Association have an undivided interest; and all of which shall exclude the Lots themselves, the public Streets and other areas dedicated or conveyed to a governmental entity for public use or dedicated to any utility, other service provider or to one or more specific Lot Owners for a particular purpose on the face of the Plat for the Community (and such excluded items shall not be Common Areas). The Common Areas may be improved by certain common facilities and, if and when improved, shall include such common facilities, except to the extent that such facilities are owned and/or maintained or to be maintained by any governmental agency or any utility or service providers. The Common Areas may include (where applicable, if and when improved) common greens and open space areas, including Improvements thereon, Street lights, Street trees and other landscaping, Signs, recreational, picnic and athletic facilities, pedestrian and hiking paths and trails, bicycle paths, private alleys, irrigation systems located in public rights of way, drainage and storm water detention areas and sewer, water, storm drainage, and other utility systems located on or in the Common Areas. As of the date of this Declaration, the Common Areas shall include specifically (but without limitation) *[SET FORTH COMMON AREAS], all as shown on the Plat. The Declarant may add or subtract from the Common Areas during the Development Period by amendment to this Declaration. If the Common Areas shown on the Map are different from those described herein, the Common Areas described on the Map shall be deemed to be the Common Areas unless this Declaration has been amended or modified and states that such amendment or modification changes the Common Areas shown on the Map. [May add future development language here] 1.15 "Common Expenses" shall mean all costs and expenses incurred by the Association, including, but not limited to, the following: (a) expenses of administration, maintenance and operation, including, but not limited to, reasonable compensation to employees of the Association, (b) costs of repair, maintenance, operation, replacement and capital improvement of the Common Areas and any Improvements thereon, (c) premiums or deductibles for all insurance policies and bonds required or permitted by this Declaration, ( d) all real property and other taxes and assessments on the Common Areas, ( e) utility and service charges, (f) funding of reserves for anticipated operational shortfalls or for replacement of capital items, (g) funding of reserves for the replacement of the Common Areas and any improvements and Community facilities therein, and start-up expenses and operating contingencies of a nonrecurring nature, (h) expenses payable under ARTICLE 4 below, (i) legal fees and costs, (j) the costs ofrecovering unpaid Assessments, including legal fees and other costs of foreclosure of an Association Lien, (k) fees for architectural services provided to the Committee, (1) expenses of administration, maintenance, operation, repair or replacement of landscaping performed by the Association or the Association's agent on the Owners' Lots, (m) costs payable under Section 3.S(b) below, (n) the cost of maintaining or repairing any storm water drainage system, and ( o) any other costs and expenses determined from time to time as reasonably necessary by the Board, or as otherwise incurred by the Association pursuant to this Declaration. 1.16 "Declarant" shall mean SSH! LLC, dba D.R. Horton, a Page4 Delaware limited liability company, its successors or assigns and any Person to which it has assigned, in whole or in part, any of its rights hereunder by an express written assignment recorded in the Recorder's Office. 1.17 "Declaration" shall mean this Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for MeadowVue Homeowners Association, as it may be amended from time to time as provided herein. 1.18 "Development Period" shall mean the period of time from the date of Recording this Declaration until the Turnover Date. 1.19 "Development Rights" shall mean those rights of Declarant reserved in ARTICLE 2, ARTICLE 3, ARTICLE 8 and ARTICLE 14, and elsewhere in this Declaration. Declarant may exercise any and all Development Rights at any time during the Development Period in Declarant's sole discretion. 1.20 "Fence Requirements" shall mean the requirements for fences identified in Section I 0.1 ( c) and Section I I. I (g) below, and the requirements attached as Exhibit B, as well as any requirements included within the Rules and Regulations adopted and as revised from time to time for the Community. 1.21 "General Assessment{s)" shall mean Assessments imposed by the Association pursuant to Section 4.3 below. 1.22 "Improvement" shall mean all structures and appurtenances thereto of every kind, whether above or below the land surface, including but not limited to, buildings (including Residences), garages, utility systems, walkways, driveways, parking areas, loading areas, landscaping items, swimming pools, sports courts, fences, walls, decks, stairs, poles, landscaping vegetation, irrigation systems, Streets, Signs, exterior fixtures, playfields and appurtenant facilities, recreational facilities, play structures, picnic structures and any other structure of any kind. 1.23 "Initial Working Capital Contribution" shall have the meaning ascribed to it in Section 4.11 below. 1.24 "Institutional Lender" shall mean one or more commercial or savings banks, savings and loan associations, trust companies, credit unions, industrial loan associations, insurance companies, pension funds or business trusts, including, but not limited to real estate investments trusts, any other lender regularly engaged in financing the purchase, construction, or Improvement of real estate, or any assignee ofloans made by such a lender, or any private or governmental institution which has insured the loan of such a lender, including Federal Mortgage Agencies, or any combination of any of the foregoing entities. 1.25 "Lot" shall mean each separate parcel of the Property as shown on the Plat to be used for construction of a Residence and which is not a Common Arca nor dedicated to the public. If any additional property is added to the Plat, each parcel comprised of a legal buildable lot which will be used for the construction of a Residence shall be Page 5 considered a "Lot." 1.26 "Majority Vote" shall mean a vote of the holders of more than 50% of the total number of votes allocated to the Lots in accordance with Section 3.9 below, whether by Class or in the aggregate as so indicated. 1.27 "Map" shall mean the map(s) of the Property recorded with the King County, Department of Records under Auditor's File No. and any subsequent Maps of divisions of [Plat Name], which are recorded. 1.28 "Member" shall mean every person or entity who or which holds a Membership in the Association, as provided in Section 3.7 below. "Membership" shall mean the status of being a Member. 1.29 "Mortgage"-"Mortgagee"-"Mortgagor." A Mortgage shall mean any recorded mortgage or deed of trust on a Lot. A Mortgagee shall mean any holder of a Mortgage and shall be deemed to include the beneficiary of a deed of trust. A Mortgagor shall mean the borrower under a Mortgage and shall be deemed to include the trustor or grantor of a deed of trust. 1.30 "Occupant" shall mean a lessee or licensee of an Owner or any other person or entity, other than an Owner, in lawful possession of a Lot, or a portion of a Lot, with the permission of the Owner. 1.31 "Owner" shall mean the Person(s), including Declarant, holding fee simple title of record to any Lot, including purchasers under executory contracts of sale (through which possession of the Lot is given to the purchaser, or any third party at purchaser's direction, and title to the Lot is retained as security for the payment of the purchase price), and shall include "Co-Owners" as defined in Section 3 .9( c ). "Ownership" shall mean the status of being an Owner. The Declarant shall be an Owner until it sells the last Lot, but the Declarant shall not be liable for assessments and fees and may be expressly excluded from other obligations under this Declaration or the Association Articles and Bylaws. 1.32 "Participating Builder" shall mean a party that purchases unimproved Lots from the Declarant for the purposes of building Residences on such Lots, and offering such Residences for sale. 1.33 "Person" shall mean a natural individual, partnership, company, corporation, trust, limited liability company or any other entity with the legal right to hold title to real property. 1.34 "Plans" shall mean plans and specifications as further described in Section 10.1 below. 1.35 "Plat" shall mean the Plat of [Plat name] described in Recital A above. Page 6 1.36 "Property" shall mean all of the real property described in Exhibit A to this Declaration and all real property added by amendment of this Declaration and/or the Map. 1.37 "Prorata Share" shall mean, for any particular Owner and for any particular Assessment, an amount equal to the number of Lots owned by an Owner, divided by the total number of Lots subject to that particular Assessment. 1.38 "Reconstruction Assessmcnt(s)" shall mean an Assessment imposed pursuant to Section 12.1 below. 1.39 "Record" or "File" shall mean, with respect to any document, the recordation thereof, and with respect to any map, the filing thereof, in the oflicial Real Property Records of King County, State of Washington ("Recorder's Office"). 1.40 "Residence" shall mean a single family residential building which is constructed on a Lot, or each dwelling unit within a Townhouse or other structure with a Party Wall between dwelling units located at the common boundary between the Lots. 1.41 "Signs" shall mean any structure, device or contrivance, electric or non-electric, upon or within which any poster, bill, bulletin, printing, lettering, painting, device, or other advertising of any kind whatsoever is used placed, posted, tacked, nailed, pasted or otherwise fastened or affixed. 1.42 "Special Assessment(s)" shall mean an Assessment imposed as a Special Assessment pursuant to any provision of this Declaration pursuant to Section 4.5 below. 1.43 "Street" shall mean any public or private street, drive-way lane (if located in a public right of way or Common Area), alley, or similar place or other thoroughfare either as shown on the Map or any recorded survey or plat of the Property, however designated, or as so used as a part of the Common Areas; but not any access-way designated on the Map or otherwise for the private use between specific Lot Owners. 1.44 "Turnover Date" shall mean the earlier of (i) ten (10) years from the date ofrecording of this Declaration, or (ii) the date the last of the Lots has been conveyed by Declarant to another Owner; provided, however, that Declarant may accelerate the Turnover Date at any time by recording a written notice surrendering Dcclarant's Development Rights arising under this Declaration. 1.45 in Section 4.11 below. ARTICLE 2. 2.1 "Working Capital Fund" shall have the meaning ascribed to it PHASED DEVELOPMENT; DEVELOPMENT RIGHTS Subsequent Development. Declarant reserves as a Page 7 Development Right during the Development Period for itself, its successors and assigns, the right, by adoption of amendments to this Declaration recorded in the Recorder's Office, to subject additional properties to this Declaration or to withdraw undeveloped property from it. If the Declarant elects to subject additional property to this Declaration, Dcclarant shall grant to the Owners of such additional properties all of the rights and benefits to which Members of the Association are entitled. If the Declarant elects to withdraw undeveloped property from this Declaration, such withdrawn property shall no longer have any Membership rights in the Association or hereunder. The rights reserved by Declarant in this Section shall be exercised by Declarant at Declarant's sole discretion. 2.2 Consent to Adding or Subtracting Properties. Declarant reserves as a Development Right the right to subject additional properties to this Declaration at any time prior to termination of the Development Period by recording an instrument to such affect in the Recorder's Office. Declarant reserves as a Development Right the right to withdraw any undeveloped portion of the Property from this Declaration at any time prior to termination of the Development Period by recording an instrument to such affect in the Recorder's Office. Each Owner appoints and constitutes the Declarant as his/her attomey- in-fact to adopt and file amendments to this Declaration necessary to add or subtract such properties. The original MeadowVue Plat shall be benefited by any Common Areas on additional property the Declarant elects to add to the Meadow Vue Plat Community, either through Association ownership and/or control of said additional Common Areas or by easements of use and enjoyment in favor of said original Owners on said additional Common Areas. The Owners of such property added by Declarant to the Meadow Vue Plat Community shall have an easement for use and enjoyment of the existing MeadowVue Plat Common Areas and shall have all the obligations to pay their Prorata cost of maintaining the Common Areas, unless otherwise provided herein. The Declarant shall also have as a Development Right during the Development Period the right to extend existing easements and may create new easements over the Lots still within Declarant's control so as to provide access to and service to the additional properties. Neither the Association nor any Owners shall have any right in any additional property nor shall this Declaration have any effect on such additional property until it is subjected to this Declaration by adoption of an amendment to this Declaration recorded in the Recorder's Office specifically describing such additional property or by addition to the Map of Meadow Vue Plat. The rights reserved by Declarant in this Section shall be exercised by Declarant during the Development Period at Declarant's sole discretion. 2.3 Rights and Obligations. The Owners of properties added to the MeadowVue Plat Community shall be Members of the Association, and shall be entitled to all benefits and subject to all obligations of a Member, including, but not limited to, the right to vote in Association elections and the obligation to pay assessments as set forth herein. 2.4 No Requirement to Include Additional Properties. Nothing contained in this Declaration shall be construed to require the Declarant to subject additional properties to this Declaration. Page 8 2.5 Control. The Declarant shall have and hereby reserves as a Development Right for itself, its successors, and assigns, an easement for the right, during the Development Period and any period thereafter in which Declarant is a Lot Owner, to utilize the Common Areas for its business uses and purposes, including, but not limited to, uses and purposes related to the construction, promotion, sale and development of the MeadowVue Plat Community or any part of it. If additional properties are subjected to this Declaration pursuant to this ARTICLE 2, Declarant shall have an casement as described in this Section 2.5 on the Common Areas located therein. Upon termination of the Development Period, said Declarant's easement shall automatically terminate except as to Lots to which the Declarant retains title. Control and the management and administration of the Common Areas shall vest in the Association at the end of the Development Period subject to the Declarant's aforementioned rights of use. 2.6 Dedication to Governmental Entities. Until the termination of the Development Period, Declarant reserves as a Development Right the right to withdraw any undeveloped part of the Property from this Declaration and to dedicate, transfer or convey it to any state, county, municipal or other governmental entity any such part of the Property or reserve it for Declarant's use and/or sale. The rights reserved by Declarant in this Section 2.6 shall be exercised by Declarant at Declarant's sole discretion. ARTICLE 3. THE ASSOCIATION 3.1 Formation. The Association has been incorporated under the name ofMeadowVue Homeowners Association, as a non-profit corporation under Revised Code of Washington, Chapter 24.03. Declarant may change the name of the Association if Declarant elects to change the name of the Plat or use a different name for marketing purposes. 3.2 Development Period. Until the termination of the Development Period, the Declarant hereby reserves as a Development Right for itself'. its successors or assigns, the power to exercise all of the rights, powers and functions of the Association, or the Board thereof, which Development Right shall be exercised and/or performed solely by the Declarant without further authority from or action by the Members. During the Development Period, the Declarant shall have no obligation to publish financial statements, hold meetings or otherwise account to or consent with the Members, except as required under RCW 64.38, RCW 24.03 or any other required law, or as expressly required herein. Prior to the termination of the Development Period, the Declarant, acting pursuant to its authority to act on behalf of the Association, shall adopt Bylaws. During the Development Period, Declarant shall have as a Development Right, the sole authority to amend the Bylaws. The Declarant's control of the Association during the Development Period is established in order to ensure that the Property, Community, and the Association will be adequately administered in the initial phases of development and to ensure an orderly transition of the Association's operations. Upon termination of the Development Period, administrative power and authority for management of the Common Areas shall pass to the Board of Directors and Members as provided herein and in the Bylaws of the Association. Page 9 3 .3 Board of Directors. The Association shall be managed by a Board of Directors, elected or appointed in accordance with this Declaration, the Articles, and the Bylaws of the Association. Notwithstanding the foregoing, the Declarant shall have as a Development Right the right to appoint and remove all members of the Board in its sole discretion until the Turnover Date. The initial Board of Directors shall be: Ashley Johnson 12910 Totem Lake Blvd, Suite 220 Kirkland, Washington 98034 Alan Paszek 12910 Totem Lake Blvd, Suite 220 Kirkland, Washington 98034 3 .4 Delegation to Manager. The Board may delegate any of its managerial duties, powers, or functions to any Person or entity as its manager by written instrument (such party, the "Manager"). The Board members shall not be liable for any omission or improper exercise by the Manager of any duty, power, or function so delegated by written instrument authorized and entered into by the requisite vote of the Board. 3.5 Duties and Powers of Association. The duties and powers of the Association are those set forth in its Articles and Bylaws, together with all general and implied powers as a not for profit corporation under the laws of the State of Washington. The Association shall have the right and power to generally do any and all things that a corporation organized under the laws of the State of Washington may lawfully do which are necessary or proper in operating for the peace, health, comfort, safety and general welfare of its Members, subject only to the limitations upon the exercise of such powers as are expressly set forth in its Articles, its Bylaws, the Plat and in this Declaration. (a) Purposes. Specifically, but not by way of limitation, the Association shall effectuate the purposes of this Declaration, including but not limited to: (i) adopting and enforcing Rules and Regulations (through action of the Board pursuant to Section 3.5(c) below); (ii) adopting an operating and capital budget; (iii) controlling and administering the Association's funds, including the levy, collection, and disbursement of Assessments; and (iv) administering and enforcing this Declaration. Subject to any dedications made, other rights granted or other provisions of this Declaration, the Association shall have the authority and obligation to establish, manage, repair, operate, and administer the Common Areas. Subject to the approval of any applicable governmental agency and to the approval of the Committee, the Association may at any time, and from time to time, construct, reconstruct, improve, replace and/or restore any Improvement or portion thereof upon the Common Areas, and the Association may construct, reconstruct, improve and/or replace destroyed trees or other vegetation and plant trees, shrubs, !,,'TOund cover and other landscaping upon the Common Areas. The Association may employ personnel necessary for the effective operation and maintenance of the Common Areas, including the employment oflegal and accounting services. (b) Operating Costs. The Association shall be responsible for the payment of power bills, maintenance, repair, and any other associated operating costs for the Page 10 Common Areas and the Improvements thereon, unless that responsibility is otherwise assigned by this Declaration, the Map or regulations ofa governmental agency with jurisdiction over the Community. The Association shall also be responsible for payment of the general expenses and operating costs associated with maintaining, operating and administering the Association and all of its duties and rights under this Declaration. (c) Rules and Regulations. The Board is authorized and empowered on behalf of the Association to adopt rules and regulations governing the use of the Property and the personal conduct of the Members, Owners, Occupants and their guests, and to establish penalties for the infraction thereof. 3.6 Priorities and Inconsistencies. In the event of conflicts or inconsistencies between this Declaration and either the Articles or the Bylaws, the terms and provisions of this Declaration shall prevail. 3.7 Membership. An Owner ofa Lot shall automatically be a Member of the Association and shall remain a Member until such time as Ownership ceases for any reason, at which time such Membership shall automatically cease. Membership shall be appurtenant to and may not be separated from the Ownership of each I ,ot. The Owners covenant and agree that the administration of the Property shall be in accordance with the provisions of this Declaration, the Articles, and the Bylaws. Except as may otherwise be provided herein, the rights, duties, privileges and obligations of all Members shall be as set forth in this Declaration, the Articles, and the Bylaws. 3.8 Transfer. Membership held by any Owner shall not be transferred, pledged or alienated in any way, except upon the sale or encumbrance of such Owner's Lot and then only to the purchaser or Mortgagee of such interest in such Lot. Any attempt to make a prohibited transfer is void and will not be reflected upon the books and records of the Association. Owners shall promptly notify the Board or its designated Manager of any pending sale or transfer of a Lot so that the Association may provide accurate information to any associated escrow, purchaser, transferee or Mortgagee concerning any amounts owed or matters described under this Declaration. All Owners or new purchasers or transferees of Lots shall notify the Board or its designated Manager promptly upon (but in no event later than 5 business days after) the Close of Escrow or other transfer of a Lot so that the Association may maintain accurate books and records concerning its Members. Page 11 3.9 Voting Rights. (a) Voting Rights. The right to vote may not be severed or separated from any Lot, and any sale, transfer or conveyance of a Lot to a new Owner or Co- Owners shall operate to automatically transfer the appurtenant vote without the requirement of any expressed reference thereto. An Owner may, by written notice delivered to the Board, designate a voting representative for its voting rights if expressly permitted in the Bylaws. Notwithstanding the foregoing, the voting rights of any Member may be suspended as provided in this Declaration, the Articles, or the Bylaws. Member votes may be tabulated by mail, facsimile, email, or other electronic transmission. (b) Classes of Membership. The Association shall have two (2) Classes of Membership, Class A and Class B, as follows: i. Class A. Class A Membership shall consist of all Owners, other than Declarant. Each Class A Member shall be entitled to one ( 1) vote for each Lot owned. ii. Class B. Membership shall consist of the Declarant. The Declarant shall be entitled to three (3) votes for each Lot owned by Declarant. Class B Membership shall terminate and be converted to Class A Membership on the Turnover Date. ( c) Co-Owners. If an ownership interest in a Lot is held by multiple Persons ("Co-Owners"), the Association shall have no responsibility to accept any vote for such Lot if such vote is disputed among the Co-Owners. (d) Proxies. Members may vote at any meeting of the Association in person or by proxy. A proxy must be in writing, signed by the designated voting Member for the Lot and filed with the Board in advance of the meeting at which such vote is taken. No Owner may revoke any proxy given by a Member to or in favor of a Mortgagee without the prior written consent of the holder of the Mortgagee. 3.10 Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce the Rules and Regulations governing the use of the Property, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such Rules and Regulations shall not be inconsistent with this Declaration. The Rules and Regulations may not unreasonably differentiate among Owners, provided that the Board or the Committee may make exceptions to any Rule or Regulation in one or more instances if the particular circumstances warrant the same. The Board may prescribe penalties for the violation of the Rules and Regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof, and the imposition of fines pursuant to a previously adopted schedule thereof. Any such Rules and Regulations, and/or amendments thereto, shall become effective thirty (30) days after promulgation and shall be mailed to all Owners within thirty (30) days after promulgation. A copy of the Rules and Regulations in force at any time shall be retained by the Secretary of the Association and shall be available for inspection by any Owner ( or potential purchaser or transferee under contract with an Owner for sale or transfer of a Lot) during reasonable business hours. Such rules shall have the same force and effect as if set Page 12 forth herein. ARTICLE 4. ASSESSMENTS 4.1 Creation of the Lien and Personal Obligation of Assessments. Each Owner of a Lot by acceptance of a deed therefor, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association any Assessment duly levied by the Association as provided in this Declaration. Such Assessments, together with interest, costs, late charges and reasonable attorneys' fees, shall also be a charge on the land and shall be a continuing lien upon the Lot against which each such Assessment is made. Each such Assessment, together with interest, costs, late charges, and attorneys' fees (including all such costs and fees incurred in connection with collection of the Assessment), shall also be the personal obligation of the Person who was the Owner of such Lot at the time when the Assessment fell due. The personal obligation for delinquent Assessments shall not pass to an Owner's successor in title unless the lien for such delinquent Assessments had been Recorded prior to title transfer, or unless the Association had provided other clear written notice to such successor in title (not including any Mortgagee) of such lien, or unless expressly assumed by the successor in title. When Ownership of a Lot changes, Assessments which have been levied but are not yet due and payable in full shall be prorated between the transferor and the transferee based on a 365-day year. 4.2 Liability for Assessments. The Owner of each Lot shall be personally liable for all Assessments imposed on such Lot pursuant to this Declaration, on a joint and several basis. Declarant shall not be obligated to pay any Assessment levied against any Lots owned by it unless a Residence has been constructed on the Lot and such Residence is occupied. No Owner may exempt himself or herself from liability for his Assessments by abandoning any Lot owned by him or her or by not using any Common Areas. 4.3 General Assessments. (a) Association Budget. The Board shall prepare, or cause the preparation of, an operating budget (the "Budget") for the Association for each calendar year. The Declarant shall adopt the initial Budget of the Association. Every Budget shall set forth sums required by the Association, as estimated by the Board, to meet its annual Common Expenses. Within thirty (30) days after adoption by the Board of any proposed regular or special Budget of the Association, the Board shall set a date for a meeting of the Owners to consider ratification of the Budget not less than fourteen (14) nor more than sixty (60) days after mailing of the summary. Unless at that meeting the Owners ofa majority of the votes in the Association who are then present or any larger percentage required by law or specified in the governing documents reject the Budget, in person or by proxy, the Budget shall be deemed ratified, whether or not a quorum is present. In the event the proposed Budget is rejected or the required notice is not given, the periodic Budget last ratified by the Owners shall be continued until such time as the Owners ratify a subsequent Budget proposed by the Board. General Assessments on each Lot shall commence as follows: (i) for Lots on which Declarant has built a Residence, General Assessments on such Lots shall commence upon the earlier of the Close of Escrow for the initial transfer of such Lot with a completed Residence, or upon the Page 13 residential occupancy of such Residence; (ii) for Lots sold by Declarant to a Participating Builder, General Assessments shall commence on the earlier of the date of the Close of Escrow for the Participating Builder's sale of the Lot with a completed Residence, [or upon the occupancy of such Residence, but in no event later than one hundred twenty ( 120) days after the date that the Participating Builder has completed construction of such Residence and/or obtained a certificate of occupancy for the Residence, (iii) for Lots sold by Declarant to anyone who is not a Participating Builder, General Assessments shall commence on the Close of Escrow. After the Turnover Date, the Members of the Association who are obligated to pay General Assessments based on a particular Budget may reject said Budget at a special meeting of the Association by a Majority Vote. After the Turnover Date, the Board shall not increase the amount of the General Assessments in any year by more than fifteen percent (15%) without a Majority Vote, in addition to the ordinary Budget ratification process. If during the year the Budget proves to be inadequate for any reason, including nonpayment of any Owner's Assessment, the Board may prepare a supplemental Budget for the remainder of the year. A supplemental Budget that results in an increase in an Owner's Assessments shall be ratified pursuant to this Section. Until General Assessments have commenced on all Lots, Declarant shall have the option for each calendar year of either paying an amount equal to the General Assessments which would have been due with respect to the unoccupied Lots owned by the Declarant had General Assessments commenced thereon or paying to the Association an amount equal to the excess, if any, of actual expenses of the Association over General Assessments levied. (b) Levy of General Assessment. In order to meet the costs and expenses projected in its Budget, the Board shall determine and levy on every Owner a General Assessment. The Association's Budget shall be divided by the number of Lots to determine the amount of the General Assessment applicable to each Lot. Except as provided in Section 4.3 with respect to unoccupied Lots owned by the Declarant or a Participating Builder, each Owner's Prorata Share of General Assessments shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the General Assessment for each Lot. General Assessments shall be payable in a Jump sum annually on the date determined by the Board or may be billed on a quarterly or monthly basis if the Board so elects. (c) Initial Assessment. At the time of the first transfer of title to a Lot to a purchaser/Owner other than Declarant or a Participating Builder, the first purchaser shall pay to the Association at the Close of Escrow, an Initial General Assessment which is in addition to the initial working capital contribution. The Initial General Assessment is the pro- rata amount of the current General Assessment that the Board has assessed against the Lot for the year in which the Lot is purchased, which amount shall be prorated on a 365-day per year basis. The Declarant, its successor or assigns shall not be responsible for paying the balance of the General Assessment which is not paid as the first purchaser's Initial General Assessment, or any other fee or assessment which is assessed or due prior to the termination of the Development Period. The Initial General Assessment is the property of the Association. ( d) Amount of General Assessment. After ratification of the Budget by the Owners as set forth in Section 4.3(a), the Board shall notify the Owners of the Page 14 amount of the General Assessment payable by each Owner for an Assessment Period at least thirty (30) days in advance of beginning of such Assessment Period. Notice of the General Assessment shall thereupon be sent to each Owner; provided, however, that failure to notify an Owner of the amount of a General Assessment shall not render such General Assessment void or invalid and each Owner shall be obligated for such General Assessment even if no notice is given, and/or notice is given late. Any failure by the Board, before the expiration of any Assessment Period, to fix the amount of the General Assessment hereunder for the next Assessment Period, shall not be deemed a waiver or modification in any respect of the provisions hereof or a release of any Owner from the obligation to pay the General Assessment, or any installment thereof, for that or any subsequent Assessment Period. ( e) Assessment Period. The Assessment Period for General Assessments shall be a calendar year or any other fiscal period reasonably adopted by the Board. The General Assessment for the preceding Assessment Period shall continue until a new Budget is approved. Upon any revision of the Budget by a supplemental Budget, the Board shall, if necessary, recalculate the General Assessment levied against the Owners and give notice of the same in the same manner as the initial levy of a General Assessment for the Assessment Period. The Assessment Period for any other Assessment shall be as determined by the Board. 4.4 Capital Improvement Assessments. (a) Capital Improvement Work. In addition to the General Assessments authorized by this Article, the Board may levy Capital Improvement Assessments at any time for the purpose of paying the cost of any installation, construction, reconstruction, repair or replacement of any capital improvements ("Capital Improvement Work") in or on a Common Area, or for such other purposes as the Board may consider appropriate. Capital Improvement Assessments shall require a Majority Vote (if there are two Classes, Capital Improvement Assessments shall require the Majority Vote of both Classes). The total cost of the Capital Improvement Work shall be divided by the number of Lots to determine the amount of the Capital Improvement Assessment applicable to each Lot. Each Owner's Prorata Share of the Capital Improvement Assessment shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the Capital Improvement Assessment for each Lot. Capital Improvement Assessments shall be payable in one lump sum, or in installments, as determined by the Board (and as approved by a Majority Vote of each Class). The Association may charge interest on any Capital Improvement Assessment payable in installments, as determined by the Board (and as approved by a Majority Vote of each Class), and such interest shall become part of the installments due. Capital Improvement Assessments may be levied either before or after the Capital Improvement Work is done, in the discretion of the Board. (b) Special Facilities. If the Association determines that costs incurred for Capital Improvement Work are in connection with facilities shared in common by one or more, but fewer than all, of the Lots, then the Capital Improvement Assessment for such Capital Improvement Work shall be assessed only against the Owners of the Lots served by such facilities. In such event, the total cost of the Capital Improvement Work shall be divided Page 15 by the number of Lots served by such facilities to determine the amount of the Capital Improvement Assessment applicable to each Lot served. Each applicable Owner's Prorata Share of such Capital Improvement Assessment shall be calculated by multiplying the number of applicable Lots owned by the Owner by the amount of the Capital Improvement Assessment for each such Lot, and shall otherwise be on terms as permitted by this Section 4.4. 4.5 Special Assessments. The Association may levy Special Assessments against one or more Lots as provided in this Declaration. Special Assessments shall be as determined by the Board in accordance with this Declaration. Special Assessments shall be payable in one lump sum, or in installments, as determined by the Board. The Association may charge interest on any Special Assessment, as determined by the Board, and such interest shall become part of the installments due. 4.6 Accounts. Any Assessments collected by the Association shall be deposited in one or more Federally insured institutional depository accounts established by the Board. The Board shall have exclusive control of such accounts, unless the Board authorizes a Manager by written instrument to have access to such accounts for the purposes set forth herein, in which case all such access by the Manager shall be had under the supervision and authority granted by the Board. The Board shall maintain accurate records of all accounts. No withdrawal shall be made from said accounts except to pay for charges and expenses authorized by this Declaration. 4.7 Waiver of Homestead or exemption Rights Under Law. Each Owner hereby waives, to the extent of any liens created pursuant to this Article, the benefit of any homestead or exemption law in effect at the time any Assessment or installment thereof becomes due and payable pursuant to the terms hereof. 4.8 Records and Financial Statements. The Board shall prepare or cause to be prepared for any fiscal year in which the Association levies or collects any Assessments, a balance sheet and an operating (income/expense) statement for the Association which shall include a schedule of delinquent Assessments identified by the number of the Lot and the name of the Lot Owner; provided, however, such documents need not be prepared by a certified public accountant unless requested by the Board or the Owners by a Majority Vote. The annual financial statement of the Association need not be audited unless (i) the total of all Assessments for the year for all Lots is $50,000 or more, and (ii) the audit is not waived by at least 67% of Class A votes at a meeting of the Association at which a quorum is present. The Board shall cause detailed and accurate records of the receipts and expenditures of the Association to be kept specifying and itemizing the maintenance, operating, and any other expense incurred. Such records, copies of this Declaration, the Articles and the Bylaws, and any resolutions authorizing expenditures of Association funds shall be available after the Turnover Date for examination by any Owner at convenient weekday hours upon reasonable advance notice. 4.9 Certificate of Assessment. A certificate executed and acknowledged by the Treasurer or the President of the Association (or any Manager or other authorized agent thereof, if neither the President nor Treasurer is available) stating the Page 16 indebtedness for Assessments and charges, or Jack thereof, upon any Lot shall be conclusive upon the Association as to the amount of such indebtedness on the date of the certificate, in favor of all persons who rely thereon in good faith. Such a certificate shall be furnished to any Owner or any Mortgagee of a Lot within a reasonable time after request at a reasonable fee. Unless otherwise prohibited by law, any Mortgagee holding a lien on a Lot may pay any unpaid Assessments or charges with respect to such Lot, and, upon such payment, shall have a lien on such Lot for the amounts paid of the same priority as the lien of its Mortgage. 4.10 Contribution to Working Capital Fund. In connection with the Close of Escrow for the closing of the sale of each Lot to an Owner other than Declarant, the initial Owner of such Lot (including a Participating Builder who acquires a Lot or Lots from Declarant) shall make a nonrefundable working capital contribution payment to the Association for an initial working capital fund ("Working Capital Fund"), which contribution shall be in an amount equal to Three Hundred Fifty Dollars ($350.00) per Lot (the "initial Working Capital Contribution") or such other amount as the Board determines from time to time is appropriate. The Initial Working Capital Contribution shall not be considered as an advance payment of and shall be in addition to any Assessments hereunder. The Working Capital Fund may be used as determined by the Board. ARTICLES. NONPAYMENT OF ASSESSMENTS 5.1 Delinquency. Any installment of any Assessment provided for in this Declaration shall be delinquent, if it is not paid on the due date as established by the Board. With respect to each installment of an Assessment not paid within ten ( 10) days after its due date, the Board may, at its election, require the delinquent Owner to pay a late charge in the amount set forth in a previously approved schedule thereof which has been delivered to the Owners, together with interest on such delinquent sum at a rate to be determined by the Board, but not to exceed the maximum rate permitted by law, calculated from the date of delinquency to and including the date full payment is received by the Association. If any installment of an Assessment is not paid within thirty (30) days after its due date, the Board shall mail a notice to the Owner and to any Mortgagee of such Owner of Record or for which the Board has contact information. The notice shall specify ( 1) the fact that the installment is delinquent; (2) the amount of the Assessment and any late fees and interest accrued thereon; and (3) that (a) failure to cure the default on or before the date specified in the notice may result in acceleration of the balance of the installments of the Assessments for the then current fiscal year and (b) the Association has the right to record a lien ("Association Lien") against the Owner's Lot for the full amount of the Assessment and related charges. The Association shall have the right to accelerate all of the unpaid balance of all Assessments for the then current fiscal year, attributable to that Owner and his Lot or interest therein, after written notice as specified above. Such accelerated Assessments shall be immediately due and payable without further demand. The Association may record a lien against the Owner's Lot and enforce the collection of the Assessments and all charges thereon in any manner authorized by law or by this Declaration. 5.2 Lien and Notice of Lien. Each Owner vests in the Association, or its assigns, the right and power to bring all actions at law or to foreclose an Association Page 17 Lien provided for in Section 5.1 against an Owner and such Owner's Lot for the collection of delinquent Assessments. No action shall be brought to foreclose said delinquent Association Lien or to proceed under the power of sale herein provided sooner than thirty (30) days after the date a notice of claim oflien is recorded by the Association in the King County Recorder's Office and a copy thereof is deposited in the United States mail, certified or registered, postage prepaid, to the Owner of said Lot at said Owner's last known address and to any Mortgagee of said Lot of Record or for which the Board has contact information. The notice of claim of lien must contain a sufficient legal description of said Lot, the record Owner or reputed Owner thereof, and the amount claimed, including, at the Association's option, the cost of preparing and recording the notice of claim of lien, interest on said unpaid Assessments and costs of collections, including title reports and attorney's fees. Each Owner, by acceptance of the deed for a Lot subject to this Declaration, acknowledges that all liens authorized hereunder are consensual. 5.3 Foreclosure and Sale. Any such foreclosure and sale provided for in Section 5.2 shall be conducted in accordance with the laws of the State of Washington applicable to the exercise of powers of foreclosure and sale of mortgages. The Association, through its duly authorized agents, shall have the power to bid on the Lot at the foreclosure sale and to acquire and hold, lease, mortgage and convey the same. 5.4 Curing the Default. Upon the timely curing of any default for which a notice of claim of lien was recorded by the Association, the Board, or an authorized representative thereof, shall record an appropriate release of such notice upon payment by the defaulting Owner of a fee to be determined by the Board to cover the cost of preparing and recording such release, together with the payment of such other costs, interests and fees as shall have been incurred by the Association by reason of such default (including any reasonable title fees, management company fees and attorney's fees incurred). Any purchaser or encumbrancer, who has acted in good faith and extended value, may rely upon such release as conclusive evidence of the full satisfaction of the sums stated in the particular notice of claim of lien that was released. 5.5 Cumulative Remedies. The Association Lien and right of foreclosure and sale thereunder shall be in addition to, and not in substitution for, all other rights and remedies which the Association, and/or its assigns, may have hereunder, in equity and at law, including, but not limited to, a suit to recover a money judgment for unpaid Assessments, or the suspension of a Member's right to vote or the right to use Common Areas until any Assessments unpaid for a period in excess of thirty (30) days are paid. Any institution of a suit to recover a money judgment shall not constitute an affirmation of the adequacy of money damages. 5.6 Subordination of Association Liens. All sums assessed in accordance with the provisions of this Declaration shall constitute a lien on the respective Lot prior and superior to all other liens, except (I) all taxes, bonds, assessments and other levies or liens which, by law, would be superior thereto, and (2) the lien or charge of any Mortgage of Record made in good faith and for value and recorded prior to the date on which the notice of claim of lien is recorded, subject to the provisions of Section 4.3(a) and ARTICLE 11 of Page 18 this Declaration. Upon the foreclosure of, or acceptance of a deed in lieu of foreclosure of, such a prior Mortgage, the foreclosure purchaser or deed-in-lieu grantee shall take title free of the lien for unpaid Assessments for all said charges that accrue prior to the foreclosure of deed given in lieu of foreclosure, but subject to the lien hereof for all said charges that shall accrue subsequent to the foreclosure or deed given in lieu of foreclosure. 5.7 Exempt Property. The following property is exempt from the Assessments created herein and shall not be subject to liens for unpaid Assessments: (a) all properties dedicated to and accepted by local public authority; (b) all Common Areas; ( c) all properties the fee title to which is retained by Declarant; and ( d) all Lots owned by a Participating Builder for the period which is prior to the earlier of (i) the date of the Close of Escrow for the Participating Builder's sale of the Lot with a completed Residence, or (ii) upon the occupancy of such Residence, but in no event later than one hundred twenty (120) days after the date that the Participating Builder has completed construction of such Residence and/or obtained a certificate of occupancy for the Residence. 5.8 Rights of Board-Waiver of Lot Owners. Each Owner hereby vests in and delegates to the Board or its duly authorized representatives, the right and power to bring all actions at law, including lien foreclosures, whether judicially or by power of sale or otherwise, against any Owner for collection of the delinquent assessments in accordance herewith. Each Owner hereby expressly waives any objection to the enforcement in accordance with this Declaration, of the obligation to pay Assessments as set forth herein. ARTICLE 6. EASEMENTS, DEDICATIONS, AND RIGHTS OF ENTRY [AND SPECIAL EASEMENTS] 6.1 Easements. (a) General Common Easements. Declarant expressly reserves for the benefit of the Association and for the Owners of the Property reciprocal, non-exclusive easements over all of the Common Areas for access to the Lots and other Common Areas. Subject to the provisions of this Declaration and the Plat governing use and enjoyment thereof, such easements may be used by Declarant, its successors or assigns and, further subject to the Rules and Regulations, the Owners, Occupants and any guests, tenants, and invitees residing upon or temporarily visiting the Property, for walkways, vehicular access, parking, drainage and such other purposes reasonably necessary for use and enjoyment of any Lot in the Property. In addition to the foregoing, each Lot is subject to an easement for encroachments created by construction, settlement, and overhangs as designed or constructed by the Declarant. (b) Maintenance and Repair. Declarant expressly reserves for the benefit of the Association, any Manager and all agents, officers and employees of the Association non-exclusive easements over the Common Areas and the Lots necessary to maintain and repair the Common Areas, any common Community facilities or systems (including any common drainage system and facilities) and to perform all other tasks in accordance with the provisions of this Declaration. There are specifically reserved for the Page 19 benefit of the Owners, subject to the terms of this Declaration and any Rules and Regulations, easements for the utility services and the repair, replacement and maintenance of the same over all of the Common Areas. Such casements shall be established and used so as not to unreasonably interfere with the use and enjoyment by the Owners of their Lots and the Common Areas. All such easements shall be appurtenant to and shall pass with the title to every Lot conveyed. (c) Utility Easements. Various easements are reserved on the Lots, as provided by the Plat and applicable laws, ordinances and other governmental rules and regulations for utility installation and maintenance, including but not limited to, underground electric power, telephone, cable television, digital information, water, storm water, sewer, gas and drainage and accessory equipment, together with the right to enter upon the Lots at all times for said purposes. Within these easements, no structure, planting, or other material shall be placed or permitted to remain that may damage, disturb, or interfere with the installation and maintenance of utilities, that may change the direction of flow of drainage channels in the easements, or that may obstruct or retard the flow of water through drainage channels in the easements. Each Owner hereby agrees not to place locks on structures enclosing utility meters or interfere with the access of utility representatives to said meters or casements. The easement area of each Lot, and all improvements thereon, shall be maintained continuously by the Owner of each Lot in good condition, except for those improvements for which a public authority, utility company or the Association is responsible within the easement areas. The Owner shall maintain the portion of any utility on the Owner's Lot, or within a private easement for the Owner's Lot that serves only the Owner's Lot to the point of connection to the portion of the system that serves more than one Lot. The Association shall have an easement for the maintenance, repair, replacement, and restoration of the portions of the easements that serve more than one Lot up to the point of connection to the public system. (d) Walkways and Driveways. There shall be no obstruction ofor interference with, including, but not limited to obstruction by basketball hoops or other similar sporting equipment, of any Streets, walkways, or driveways on or located within the Property which would interfere with the free circulation of foot, bicycle or automotive trafiic, except such obstruction or interference as may be reasonably required in connection with repairs of such Streets, walkways, and driveways. Use of all Streets, walkways, and driveways within the Property shall be subject to the reasonable Rules and Regulations adopted by the Association. The Association may, but shall not be obligated to, take such action as may be necessary to abate or enjoin any interference with or obstruction of Streets, walkways, and driveways, and shall have the right of entry for purposes of removing said interference or obstruction including towing of vehicles that are parked on Streets, driveways or walkways for extended periods or in violation of the Rules and Regulations adopted by the Association or set forth in this Declaration. Any costs incurred by the Association in connection with such abatement, injunction, or corrective work shall be deemed to be a Special Assessment of the Owner responsible for the interference or obstruction. Free use of the Streets, walkways, and driveways and free circulation of foot, bicycle and vehicular traffic are essential elements of Declarant's plan for development of the Property. ( e) General Landscaping Maintenance Easement. Declarant Page 20 expressly reserves for the benefit of the Association, any Manager and all agents, officers and employees of the Association non-exclusive easements over the Common Areas and the Lots to perform maintenance of common landscaping, including the trimming, watering and fertilization of all common grass, ground cover, shrubs or trees, removal of dead or waste materials, or replacement of any dead or diseased grass, ground cover, shrubs or trees. Notwithstanding the foregoing, each Owner shall be primarily responsible for maintaining the landscaping and yard areas on their respective Lot, as provided in this Declaration. (f) Developer Easement. Association and all Lot Owners by their acceptance of a deed to any Lot acknowledge the Declarant and any successor Developer of the community posted one or more performance and/or maintenance bonds with the County in connection with certain improvements and/or landscaping within the Community (such bonds, the "Plat Bonds"). Until such time that the County and all other governmental agencies releases the last of any Plat Bonds back to Declarant, Declarant hereby reserves for itself an easement over the Lots and Common Areas for the purpose of accessing, maintaining and replacing any improvements and landscaping covered by a Plat Bond. The foregoing easement is expressly intended to survive the Turnover Date and to continue until the Plat Bonds are released in full. If the Association or any Lot Owner fails to maintain any improvement and/or landscaping covered by a Plat Bond as required by this Declaration and Declarant must exercise the easement in this paragraph to maintain or replace any such improvement or landscaping, Declarant shall have the right to seek reimbursement from the Association and the Association shall reimburse Developer all such reasonable costs. (g) Association's Authority to Grant Easements. The Association, through approval by the Board, shall have the right to grant necessary and appropriate easements and rights-of-way over the Common Areas to any Person. Further, the Property is subject to any and all easements, rights and rights of way shown on the face of the Plat. 6.2 Right of Entry. The Association ( or any designated Manager or other authorized agent of the Association), the Committee and Declarant shall have a limited right of entry in and upon the exterior of all improvements located on any Lot for the purpose of inspecting the same, and taking whatever corrective action may be deemed necessary or proper, consistent with the provisions of this Declaration. However, nothing herein shall be construed to impose an obligation upon the Association, the Committee, or Declarant to maintain or repair any portion of any Lot or any Improvement thereon which is to be maintained or repaired by the Owner. Nothing in this Article shall in any manner limit the right of any Owner to the exclusive occupancy and control over the Improvements located upon his Lot. However, each Ovmer shall permit access to such Owner's Lot or Improvements thereon by any Person authorized by the Association, the Committee, or Declarant (including any designated Manager) as reasonably necessary, in case of any emergency originating on or threatening such Lot or Improvements, whether or not such Owner is present. 6.3 Dedications to Association. The Declarant does hereby dedicate and convey the Common Areas to the Association. The repair and maintenance of the Common Areas shall be subject to the provisions of AR TIC LE 7 of this Declaration. Page 21 ARTICLE 7. REPAIR AND MAINTENANCE 7.1 General Repair and Maintenance Duties of the Association. Except as otherwise provided in this Declaration, following their initial installation, the Association shall maintain, repair, replace, resurface and make necessary improvements to the Common Areas and common facilities, or shall contract for such maintenance, repair, replacement, resurfacing, and improvements, to keep the Common Areas and common facilities, including without limitation all improvements thereon and facilities therein, in a good, sanitary, and attractive condition. Such maintenance, repairs, replacement, resurfacing, and improvements shall include, without limitation, maintenance and replacement of lighting, shrubs, trees, vegetation, irrigation systems (if any), Signs, play structures, picnic facilities, playfields and appurtenances and other landscaping improvements located on the Common Areas, repair of and payment for all centrally metered utilities, mechanical and electrical equipment in the Common Areas, to include care and upkeep of any median within the public street rights-of way, repair and maintenance of common storm water and drainage facilities and equipment (to the extent such maintenance is not performed by the municipality or any utility service provider), and repair and maintenance of all parking areas, walks, and other means of ingress and egress within the Common Areas. All such maintenance, repairs and improvements to the Common Areas by the Association shall be paid for as a Common Expense ( excepting any damage caused by one or more specific Lot Owners due to improper or negligence use, which shall be billed to and paid for by such Lot Owners as a Special Assessment). The Association shall pay all real and personal property taxes and Assessments which shall constitute a lien upon any portion of the Common Areas. The Board shall use reasonable efforts to require compliance with all provisions of this Declaration. 7.2 OPTION: Integrated Pest Management Plan and Storm Maintenance Plan. Notwithstanding anything to the contrary contained in this Declaration, the Owners and the Association shall conduct their respective repair and maintenance obligations in accordance with the Integrated Pest Management Plan dated , a copy of which is attached as Exhibit B (the "Integrated Pest Management Plan") and the Storm Maintenance Plan dated , a copy of which is attached as Exhibit C (the "Storm Maintenance Plan"). To the extent that anything in this Declaration is inconsistent with the Integrated Pest Management Plan or Storm Maintenance Plan, the terms and conditions of the Integrated Pest Management Plan and Storm Maintenance Plan shall prevail. 7.3 OPTION: Maintain of Drainage Facilities per any Plat requirements. The Association and each Lot Owner acknowledges that the Community contains a private storm water drainage system and related facilities, which require regular maintenance. The Plat contains a specific Drainage Facility Maintenance Covenant concerning such storm water drainage system. Lot Owners shall be responsible for maintaining any aspect of such storm water drainage system located on their particular Lot in accordance with the Plat Drainage Facility Maintenance Covenant. The Association shall be responsible for maintaining any aspect of such storm water drainage system located in Common Areas or any other shared areas of the Community, and also for inspecting all aspects of said system on any Lot for the purpose of ensuring compliance with the Plat Drainage Facility Maintenance Covenant. The Page 22 Association may enter any Lot to correct any failure to comply with the Plat Drainage Facility Maintenance Covenant and may charge any responsible Lot Owner a Special Assessment for any costs incurred for such enforcement. ARTICLE 8. COMMON AREA PROTECTION 8.1 Association Control. The Association shall own fee title to the Common Areas. The Association's appurtenant rights and duties with respect to the Common Areas shall include, without limitation, the following: (a) Limits. The right of the Association to reasonably limit the number of guests, patrons and invitees of Owners and Occupants using the Common Areas. The right of the Association to temporary close or restrict Common Areas or any portion(s) thereof for maintenance, repairs or other reasons determined by the Board to be in the interest of the Community. (b) Rules. The right of the Association to establish uniform rules and regulations pertaining to the use of the Common Areas. ( c) Borrowings. The right of the Association in accordance with the Articles, Bylaws and this Declaration, with a Majority Vote of the Owners, to borrow money for the purpose of maintaining, improving and preserving the Common Areas, and in aid thereof to Mortgage any or all of its real or personal property as security for money borrowed or debts incurred, provided that the right of any such Mortgagee of the Association shall be subordinated to the rights of the Owners. (d) Voting Rights; Use. The right of the Association to suspend the voting rights and right to use the Common Areas by an Owner for any period during which any Assessment against the Owner and his/her Lot remains unpaid and delinquent beyond thirty (30) days. The further right to suspend such voting rights and the right to use Common Areas for any material infraction of the published Rules and Regulations of the Association, provided that any suspension of such voting rights or rights to use the Common Areas for infractions of the Rules and Regulations shall be made only by the Board, after at least one warning notice and then after notice and an opportunity for a hearing, if any, as provided in the Bylaws. ( e) Reconstruction. The right of the Association (by action of the Board) to reconstruct, replace or refinish any Improvement or portion thereof upon the Common Areas, in accordance with the original design, finish or standard construction of such Improvement, or of the general Improvements within the Property, as the case may be; and not in accordance with such original design, finish or standard of construction only with a Majority Vote of each Class of Members. (f) Replacement. The right of the Association to replace destroyed trees or other vegetation and plant trees, shrubs and ground cover, upon any portion of the Common Areas. Page 23 (g) Improvement. The right of the Association to re-design and/or otherwise improve any Common Area, subject to any rights of the Members under this Declaration to vote upon any costs to be incurred in connection with such improvement project. 8.2 Reserved Rights. Declarant shall have as a Development Right, the right to the nonexclusive use of the Common Areas without charge, for sales and marketing purposes, display, advertising, access, ingress, egress and exhibit purposes, which right Declarant hereby expressly reserves for itself and its sales agents and representatives. 8.3 Easements for County and Utility Use. In addition to the foregoing there shall be, and Declarant hereby reserves and covenants for itself and all future Owners within the Property, easements for public services and utilities, including without limitation, the right of City of Renton utility district or other recognized governmental entity or utility purveyors to install, maintain and repair public Streets, Street lights, curbs, gutters and sidewalks, sanity sewer, storm water facilities and water systems, and the right of the police and other emergency and public safety personnel to enter upon any part of the Common Areas for the purpose of enforcing the law, promoting safety or rendering emergency services. 8.4 Waiver of Use. No Owner may exempt himself from personal liability for Assessments duly levied by the Association, nor release the Lot or other property owned by him/her from the liens and charges hereof, by waiver of the use and enjoyment of the Common Areas or by abandonment of his/her Lot or any other property in the Property. 8.5 Trash and Other Debris. No trash, debris, waste, grass clippings, or hazardous waste shall be dumped, deposited, or placed in any Common Areas by any Owner or Occupant. 8.6 Fires. There shall be no fires permitted within the Common Areas, except in designated barbeque pits or fire circles (if any), while attended at all times and in full compliance with local laws and ordinances, all Rules and Regulations and posted Signs concerning use of such designated areas. 8.7 Taxes. Each Owner shall execute such instruments and take such action as may reasonably be specified by the Association to obtain a separate real estate tax assessment of each Lot. If any such taxes or assessments may, in the opinion of the Association, nevertheless be a lien on the Common Areas, or any part thereof, they shall be paid by the Association and each Owner shall be obligated to pay or to reimburse the Association for, as the case may be, the taxes and assessments assessed by the County Assessor or other taxing authority against the Common Areas and attributable to such Owner's Lot and interest in the Common Areas. 8.8 Permissive Use. Any Owner may permit an Occupant to use the Common Areas in the same manner as an Owner. All Owners shall be responsible for informing any Occupants of the contents of this Declaration and the Rules and Regulations regarding the Common Areas, and shall be responsible for requiring its Occupants to comply Page 24 • with this ARTICLE 8. No Owner, guest, Occupant, invitee, or licensee shall conduct or allow others to conduct any offensive or obnoxious activities within the Common Areas. ARTICLE 9. ARCHITECTURAL CONTROL COMMITTEE 9.1 Committee. An Architectural Control Committee ("Committee") consisting of three (3) Committee members is hereby created with the rights and powers set forth in this Declaration; provided, however, that at Declarant's sole discretion until the Turnover Date, the Committee may consist of fewer than three (3) members to be appointed by the Declarant until the Turnover Date. Committee members shall not be entitled to compensation for their services hereunder unless authorized by vote of two-thirds (2/3) of the Board. Declarant shall have the right and power at all times to appoint or remove the Committee members or to fill any vacancy on such Committee until the Turnover Date; provided, however, that Declarant may earlier surrender Declarant' s rights of appointment to the Board. Any surrender ofDeclarant's rights of appointment shall not be effective until a written notice of such transfer is Recorded. After the Turnover Date, the Board shall have the power to appoint and remove the Committee members. 9.2 Residential Development. Notwithstanding any provision of this Declaration, the approval of the Committee shall not be required for action taken by the Declarant to develop the Property as a residential subdivision, including the initial construction of the Residences and other Improvements. 9.3 Guidelines. The Committee shall have the authority (but shall not be required) to adopt and amend written guidelines to be applied in its review of Plans (defined below) in order to further the intent and purpose of this Declaration and any other covenants or restrictions covering the Property. If such guidelines are adopted, they shall be available to all Members upon request. Approval by the Committee of any Plans shall not be a waiver of the right to withhold approval of any similar plan, drawing, specification, or matter submitted for approval in the future. 9.4 Liability. Neither the Committee nor any of its members (past, present or future) shall be liable to the Association or to any Owner for any damage, loss or prejudice resulting from any action taken in good faith on a matter submitted to the Committee for approval or for failure to approve any matter submitted to the Committee. The Committee or its members may consult with the Association, any governmental authority or any Owner with respect to any Plans or any other proposal submitted to the Committee. 9 .5 Appeals. After the Development Period, the Board shall serve as an appellate panel to review Committee decisions upon the request of any aggrieved Member. The Board shall develop a procedure by which decisions of the Committee may be appealed. The Board may choose to limit the scope of such appeals and provide time limitations therefore. ARTICLE 10. CONSTRUCTION OF IMPROVEMENTS 10.1 Approval of Plans Required. Page 25 • (a) Plan Submission and Approval. No Improvements shall be erected, placed, altered, maintained or permitted to remain on any Lot by any Owner until final plans and specifications ("Plans") shall have been submitted to and approved by the Committee. Such Plans shall be submitted by the authorized agent, by the builder of such Improvements, or by the Lot Owner. The following information shall be a part of such Plans submitted to the Committee: (i) the location of the proposed structure upon the Lot, (ii) the elevation of the structure with reference to the existing and finished Lot grades, (iii) the general design, (iv) the interior layout, (v) the exterior finish materials and color, including roof materials, (vi) the landscape and exterior lighting plan and (vii) any other information required to determine whether the structure or other Improvement conforms with Community standards. (b) Contents of Plans. The Plans shall be of such form and content as may be required by the Committee, but shall in any event include the following: description and sketches of the architectural design concept, including intended character and materials. The design concept, including the size, shape, and character of Improvements, shall be consistent with the Community. The name and contact information for the builder or other contractor to perform the work shall be included. In addition, materials in all residential buildings shall be of equal or better quality than those of the other residential buildings in the Community. ( c) Requirements. Where applicable, the Plans shall contain no less detail than required by the appropriate governmental authority for the issuance of a building permit. Each Lot must have a private enclosed car shelter for not less than [two (2) cars]. No Residences shall be altered to provide residence for more than [one (1) family] per Lot. All roofs must be finished with a minimum thirty (30) year composition material, the color of which shall be approved by the Committee. The exterior finishes on the front of any structures, as well as any paints or stains applied thereto, shall be approved by the Committee. All Residences and other Improvements shall be constructed of new materials, with the exception of "decor" items, such as weathered brick, approved in advance by the Committee in its sole discretion. Fencing, if any, shall be in conformance with the Fence Requirements, a copy of which is attached hereto as Exhibit B unless otherwise approved in writing by the Committee, and fences shall be erected so as to not interfere with or obstruct any easements established in this Declaration or on the Plat, unless such interference or obstruction is expressly approved in writing by all beneficiaries of the applicable easement. Front yards of a Lot shall be landscaped in accordance with City of Renton standards and the standards established by the Committee. No structure shall be located on any Lot nearer to the front Lot line or nearer to any side street than the minimum building setback lines set forth on any final Plat affecting the Community and as otherwise adopted by local governmental authorities. Material changes in approved Plans must be similarly submitted to and approved by the Committee in advance. 10.2 Basis for Approval. Approval shall be based upon the conditions of approval for the Plat, conditions and restrictions applicable to the overall development of the Community, and the restrictions set forth in this Declaration. The Page 26 Committee shall not arbitrarily or unreasonably withhold its approval of any Plans so long as they are in compliance with the Plat conditions, any conditions and restrictions applicable to the overall development of the Community, and the restrictions set forth in this Declaration. The Committee shall have the right to disapprove any Plans submitted hereunder on any reasonable grounds including, but not limited to, any one or more of the following: (a) Restrictions. Failure to comply with any of the restrictions set forth in this Declaration, in any adopted Rules and Regulations, or on the face of the Plat, or any failure to comply with the laws, restrictions, and conditions governing and aflecting the overall Community and its development. (b) Information. Failure to include information in such Plans as may have been reasonably requested by the Committee. ( c) Code Compliance. Failure to comply with any state or local building codes or rules and regulations for the installation of electric wires and equipment, or failure to comply with all such codes, rules and regulations otherwise applicable to such planned Improvement. ( d) Guidelines. Failure to comply with any design guidelines adopted by the Board. ( e) Incompatibility. Objection on the grounds of incompatibility of any proposed structure or use with existing structures in or around the Community and the surrounding natural environment. (f) Impervious Surfaces. Any increase in the amount of impervious surface area that would cause a Lot to exceed any maximum impervious surface area applicable to such Lot or otherwise generally applicable to the overall Community plan will be denied. Maximum impervious surface areas may be shown on the face of the final Plat and/or included as a part of the development conditions for the Community on file with the underlying permitting jurisdiction(s). For example, only items such as decks, patios, driveways, play structures, home additions, and other improvements that prevent, obstruct, or otherwise interfere with the ability of water to pass through them may create additional impervious surface area that may be subject to restriction. (g) Landscaping. Objection to the grading, drainage or landscaping plan for any Lot. (h) Design. Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness of any Improvement. (i) Parking. Objection to the number or size of parking spaces, or to the design of any parking area. G) Other. Any other matter which, in the judgment of the Committee, would render the proposed Improvements or use inharmonious with the general plan for improvement of the Property or with Improvements located upon other Lots or other Page 27 Property in the Community. 10.3 Result of Inaction. If the Committee fails to take action (approve, disapprove, comment, request changes, and/or conditionally approve) with respect to Plans submitted to it within sixty (60) days after the same have been submitted, it shall be conclusively presumed that the Committee has approved said Plans; provided, however, that if within the sixty (60) day period the Committee gives written notice of the fact that more time is required for the review of such Plans, there shall be no presumption that the Plans are approved until the expiration of such reasonable period of time as is set forth in the notice. 10.4 Variances. The Committee shall have the authority in its sole discretion to approve Plans which do not conform to the restrictions described herein to (a) overcome practical difficulties, or (b) prevent undue hardship from being imposed on an Owner. However, such variation shall only be approved in the event that the variation will not (i) detrimentally impact the Community or its attractive development, (ii) violate any applicable law, rule, condition or restriction of any underlying permitting jurisdiction of which the Committee is aware (provided that the Owner shall have the ultimate responsibility for ensuring compliance with such laws, rules, etc. as set forth in Section I 0.9 below), or (iii) adversely affect the character of nearby Lots. Granting such a waiver in any one particular instance shall not constitute a waiver of the restrictions described herein in any future instances. 10.5 Approval. The Committee may approve Plans as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by the Committee of any Plans submitted, a copy of such Plans, bearing such approval together with any conditions, shall be returned to the applicant submitting the same. The Declarant shall have the right to waive the requirement that Plans be reviewed for any Improvements to be constructed by the Declarant. 10.6 Proceeding with Work. Upon receipt of approval of the Plans from the Committee, the Owner to whom approval is given shall, as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing and alterations. In all cases, work shall commence within one (I) year from the date of approval, and if work is not so commenced, approval shall be deemed lapsed and revoked unless the Committee, pursuant to written request made and received prior to the expiration of said one (1) year period, extends the period of time within which work must be commenced. 10.7 Completion of Work. Any Improvement commenced pursuant hereto shall be completed within nine (9) months from the date on which the construction of said Improvement began (in accordance with Section I 0.6 above), but such period shall be extended for the period that completion is rendered impossible or would impose an unreasonable hardship due to strike, fire, national emergency, natural disaster or other supervening force beyond the control of the Owner and/or its builder. The Committee may, upon written request made and received prior to the expiration of the nine (9) month period, extend the period of time within which work must be completed. Failure to comply with this Page 28 Section I 0. 7 shall constitute a breach of the Declaration and subject the party in breach to the enforcement procedures set forth herein. 10.8 Committee and Declarant Not Liable. Neither the Committee nor the Declarant (nor any officer, director, member, shareholder, partner, employee, agent or representative of the Declarant) shall be liable for any damage, loss or prejudice suffered or claimed by any person on account of: the approval, conditional approval, or disapproval of any Plans, whether or not in any way defective; the construction of any Improvements, or performance of any work, whether or not pursuant to approved Plans; or the development of any Lot within the Property. 10.9 Compliance with Codes/Environmental Laws. Ultimate responsibility for satisfying all state or local building codes or environmental laws with respect to any project submitted by an Owner hereunder shall rest with the Owner and his contractor. The Committee is not responsible for ensuring that Plans it reviews comply with state or local building codes. The Owner shall hold the Committee, its members, the Association and the Declarant harmless from any claims based on (i) the failure or other defective condition of an Improvement constructed based on approved Plans to meet any applicable governmental requirements, (ii) any structural failure of an Improvement constructed based on approved Plans, or (iii) the failure of the Owner or his contractor, by construction undertaken in accordance with approved Plans, to comply with any environmental laws, including, but not limited to, those relating to hazardous waste or underground storage tanks. I 0.10 Construction Without Approval. If any Improvement shall be altered, erected, placed or maintained upon any Lot, or any new use commenced upon any Lot, other than in accordance with the approval of the Committee pursuant to the provisions of the Declaration, such alteration, erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from the Committee any such improvement so altered, erected, placed, maintained or used upon any Lot in violation of this Declaration shall be removed or altered, and/or such use shall have ceased, so as to conform to this Declaration. Should such removal or alteration not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures set forth in this Declaration, including those set forth in Section 17.1 OR 17.2 below. I 0.11 Potential Owners and Occupants. Potential Owners and Occupants of the Community are advised to carefully review the Plat and other development conditions and restrictions affecting the Community, along with the Bylaws, Articles, Rules and Regulations, and any guidelines of the Committee, in order to understand in advance any conditions or restrictions that will affect the use, ownership, and modification of a Lot and the Improvements on the Lot. ARTICLE 11. REGULATION OF OPERATIONS AND USES 11.1 Prohibited Uses. The Property is being developed as a residential development for Residences. Except as otherwise expressly set forth herein, no Lot Page 29 shall be used except for residential purposes; provided, however, that upon written request by an Owner, the Board may allow an Owner to conduct an "in-home business", provided that all business activities are carried on within the Residence and that there are no unreasonable number of employees, clients, customers, tradesmen, student, suppliers, or others that come to the Residence in connection with such business, but in no event in any number that would unduly burden the Community, its parking or create a material amount of additional traffic through the Community, as such standards are determined by the Board in its sole and absolute discretion. Notwithstanding the foregoing, to the extent required under RCW 64.38.060, operation of an "adult family home" on a Lot shall not be prohibited. No building shall be erected, altered, placed or permitted on the Lots other than Residences, which shall be designed in accordance with the standards set forth in AR TIC LE I 0, and which shall not unreasonably interfere with any other Owner's right to enjoy his Lot. The following operations and uses shall not be permitted on any portion of the Property: (a) Single Family Residence. Only one (1) single-family residence ("Residence") may be constructed or permitted to remain on a Lot. (b) Nuisance. No noxious or offensive activity shall be carried on upon any Lot or Common Area, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the Community. ( c) Other Items. Except as otherwise expressly permitted herein, no structure of a temporary character, trailer, recreational vehicle, boat, boat trailer, panel truck, bus, camper or camping trailer, tent, shed, shack, basement of any incomplete building, barn or other outbuilding shall be either used or located on any Lot, or on any Street, at any time or used as a residence either temporarily or permanently, unless permitted for temporary use during construction/reconstruction of a Residence on a Lot and such temporary structure and use are permitted in advance by the Committee. No prefabricated buildings or structures of any nature, specifically including mobile homes, shall be moved, placed, constructed or otherwise located on any Lot for any period of time unless approved by the Committee in advance. Temporary buildings or structures allowed during construction shall be removed immediately after construction or upon request of the Committee, whichever occurs first. Notwithstanding the foregoing, Declarant may place construction and sales trailers on any Lot which Declarant owns or on Common Areas. Further, and notwithstanding the foregoing, a trailer, boat, RV, camper, shed, recreational vehicle or similar item may be located on a Lot if such item is screened or located such that it is not visible from the Street and such item, structure, screening and location are approved in advance by the Committee, which approval shall be in the sole discretion of the Committee. No prior approval by the Committee shall be required if any such trailer, boat, or recreational vehicle is located or parked entirely within the garage of the Residence or other structure constructed previously with the approval of the Committee. ( d) Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept on any Lot except dogs, cats, birds, fish or other household pets; provided that they are not kept, bred or maintained for commercial purposes; provided further that no more than two (2) dogs or two (2) cats shall be allowed per Lot, excluding fish, birds and other Page 30 • pets that remain caged or housed exclusively indoors. Dogs shall be restrained to the Owner's Lot and shall not be allowed to run at large. All animals must be kept as domestic, indoor pets. Leashed animals are permitted within rights-of-way and authorized Common Areas when accompanied by their Owners. Owners shall be responsible for cleaning up any and all of their animals' waste on the Property, including on the respective Owner's Lot. If an Owner fails to clean up their animals' waste, the Association may, but shall not be obligated to, take such action as may be necessary to clean up the animals' waste and shall have the right of entry for such purposes. Any costs incurred by the Association in connection with such action shall be deemed to be a Special Assessment of the Owner whose animal(s) created the waste. No animal shall be allowed to make an unreasonable amount of noise or become a nuisance as determined by the Board, at its sole discretion. Notwithstanding anything above, no animal that is considered dangerous, threatening or otherwise harmful to others or that displays any such qualities after being within the Community shall be permitted or allowed to remain within the Community. After notice and an opportunity to be heard, the Board shall have the right to require the removal of any animal from the Lot which it finds in its sole discretion to violate this subsection ( d). ( e) Parking Except as expressly provided herein, no vehicles shall be permitted to park on the Streets within the Property for a period exceeding twenty-four (24) hours (excluding weekends and holidays) without the prior written permission of the Association. No vehicle may be parked on any Lot, except on designated and approved driveways or parking areas, which areas shall be hard-surfaced, unless otherwise permitted by the Committee. Any additional parking added to a Lot after the initial landscaping shall be hard surfaces (unless otherwise approved by the Committee in advance) and constructed only in accordance with a site plan approved by the Committee. Unless otherwise expressly permitted herein, only the cars of guests and visitors may be parked on the Streets (it being the intention to keep Street parking available as much as possible for guests and visitors). All other vehicles of Owners and Occupants shall be parked in garages or on driveways or other approved parking areas located entirely on a Lot, as set forth herein. Owners and Occupants shall, to the extent reasonably practicable, first park their vehicles within available garage spaces and then on any available driveway or other approved external parking areas on a Lot, and then on any Street. Notwithstanding the foregoing, if any personal or work-related vehicle of an Owner or Occupant is oversized in nature and does not fit within the garage or on the driveway or other parking surface on a Lot, then the Committee may permit the parking of such over-sized vehicle on the Streets in its reasonable discretion; provided, however, that the Owner or Occupant must park such vehicle on a Street adjacent or as near as possible to their Lot and in no event shall any inoperative vehicle of an Owner or Occupant be allowed to remain on the Street for more than 24 hours (excluding weekends and holidays). No vehicle may be parked on a Street if it interferes with or impedes the flow of traffic and use of the Street by others or if it interferes with a Lot Owner's ability to pull out of or into their approved driveways or parking areas. (f) Construction. No dirt, debris, or other materials shall be allowed to come off of any Lot onto any Streets, Common Areas, other Lots, or other parts of the Property as a result of any construction or other activities. All Buildings shall be of new construction (unless the Committee approves ofrecycled or "decor" vintage Page 31 • construction materials in advance). No previously used houses or other Buildings shall be moved onto a Lot. The Lot shall be kept clean and clear of debris during construction. No house may be constructed on any Lot by other than a contractor licensed as a general contractor under the statutes of the State of Washington without the prior approval of the Committee. (g) Fences. Fences must comply with all applicable laws and regulations. Fences may be erected on property lines, except that no fence shall be erected between the front of the house and the Street. Nothing in this ARTICLE 11 or Section 11.l(g) shall prevent the erection of a necessary retaining wall approved in advance by the Committee. No fence, wall, hedge or mass planting shall at any time extend higher than six feet (6') above the ground, except for necessary retaining walls or rockeries which conform to the City of Renton Building Codes and are approved by the Committee in advance. Fences shall conform to the specifications set forth on Exhibit B and any applicable Rules and Regulations concerning Community fencing, unless otherwise approved in writing by the Committee. No wire fences shall be used unless approved by the Committee. (h) Lighting. All area lighting shall be designed and positioned to ensure that the light source is not visible from any other house in the development or, if visible, is angled downward so as to adequately mitigate the effect of any light spill over onto adjacent Lots (whether or not any visible light is adequately mitigated shall be determined by the Committee in its sole discretion for the protection of the Owners within and for the overall harmony of the Community). Decorative holiday lighting may be installed no more than thirty (30) days before and shall be removed no later than thirty (30) days atler the date of the holiday. (i) Yard Art. No yard pieces or yard art, including but not limited to sculptures, statues, and other freestanding or attached works, whether for decoration or otherwise, more than twelve inches (12") tall or twelve inches (12") wide shall be permitted outside of the Residences and within view from the Street without prior written approval of the Committee. Flags of the United States or the State of Washington are not considered yard art hereunder and are permitted, provided, however, that the Association may place reasonable restrictions on the time, place and manner of display as permitted by federal and state law. 11.2 Condition of Property. Each Owner, at its own expense and at all times, shall keep such Owner's Lot, including the Improvements and appurtenances thereon, in a safe, clean, neat and wholesome condition and shall comply in all respects with applicable governmental, health, fire and safety ordinances, regulations, requirements and directives. The Owner shall at regular and frequent intervals remove at its own expense any rubbish of any character whatsoever that may accumulate upon such Lot. No Improvement upon any Lot shall be permitted to fall into disrepair, and each such Improvement shall at all times be kept in good condition and repair and adequately painted or otherwise finished. 11.3 Nuisances; Hazardous Activities. No odors or loud noises shall be permitted to arise or emit from any Lot or Common Areas so as to render any such Page 32 property or portion thereof, or activity thereon, unsanitary, offensive or detrimental to any other property in the vicinity thereof or to the Owners and Occupants of such property. No other nuisance or unsafe or hazardous activity shall be permitted to exist or operate upon any Lot so as to be offensive or detrimental to any other Lot or to its Owner or Occupants. No firearms shall be discharged within the Property and no explosives of any kind shall be discharged or stored upon any of the Lots or permitted within the Property. No open fires shall be lighted or permitted on the Lots, except in a contained outdoor fireplace or barbeque pit designated by the Association (if any), while attended at all times by the applicable Owner or Occupant and in full compliance with local laws and ordinances. 11.4 Unsightly Conditions. No Owner shall permit any unsightly condition to exist on his/her Lot. Unsightly conditions shall include, without limitation, litter, trash, junk or other debris; unrepaired and inoperable vehicles, boats, boat trailers or other trailers; inappropriate, broken, damaged or ugly furniture or plants; non-decorative gear, equipment, cans, bottles, ladders, trash barrels and other such items; and air conditioning units or other projections placed on the exterior walls of any Building. The Committee, in its sole discretion, may grant a written waiver of this Section, upon written application by an Owner as provided in this Declaration and may require Owner to remove, screen or take other action to remedy or otherwise adequately mitigate conditions deemed unsightly. 11.5 Storage. No storage under decks or overhangs or anywhere else on any Lot which is visible from any point outside the Lot shall be permitted. 11.6 Machinery and Equipment. No machinery or equipment of any kind shall be placed, operated or maintained upon the exterior of or adjacent to any Lot, except such machinery or equipment as is usual and customary in connection with the construction ( during residential construction only) or the repair and maintenance of any Improvement, appurtenant structure or improvement on a Lot, and except such machinery and equipment customarily used in the maintenance or improvement of landscaping; provided, however, that all such machinery and equipment shall be removed or properly stored upon completion of the applicable construction, repair, maintenance or landscaping project. 11.7 Signs. No Sign of any kind shall be displayed to the public view on any Lot without the prior written approval of the Board, except customary name and address signs, permanent monuments ( entry signage) and Common Areas identification signs. The following are approved on a temporary basis: (a) "For Sale" or "For Rent" signs of no more than six (6) square feet in size advertising the Lot for sale or rent, which signs must be removed promptly after sale or lease of the residence, (b) signs required by legal proceedings (and then the sign shall be no larger than eighteen inches (18") by twenty-four inches (24"), unless mandated by statute or court order), (c) temporary signs for political advertising (no longer than sixty (60 days), garage sales (per Rules), etc., (and then these signs shall be no larger than four (4) square feet), and (d) promotional sales signs of the Declarant and/or its agents until all homes are sold and occupied. 11.8 Grounds; Maintenance of Grounds. The entire front Page 33 landscaping for each Lot with a Residence thereon shall be installed prior to occupancy in accordance with the Plan submitted to the Committee. The entire landscaping, including the remaining portions of the side and rear yard, shall be installed within six (6) months of the Close of Escrow for the first conveyance. Each Owner shall be responsible for removing the PVC pipe containing the cable connection wires located on their Lot and either burying the cable wires or installing a landscape box and landscaping to screen the cable connection wires and box. Each Owner shall be responsible for the maintenance and repair of all parking areas, driveways, walkways, and landscaping on his/her Lot as well as maintenance of the landscape strip adjacent to his/her Lot and Street trees adjacent to his/her Lot. Nothing contained herein shall preclude an Owner from recovering from any person liable therefore damages to which such Owner might be entitled for any act or omission to act requiring an expenditure by the Owner for the maintenance and repair of the parking area, driveway, walkway, and/or landscaping on Owner's Lot. Such maintenance and repair shall include, without limitation: (a) Parking and Other Areas. Maintenance of all parking areas, driveways and walkways in a clean and safe condition, including paving and repairing or resurfacing of such areas when necessary with the type of material originally installed thereon or such substitute therefore as shall, in all respects, be equal in quality, appearance and durability; the removal of debris and waste material and the washing and sweeping of paved areas as required. (b) Lighting. Cleaning, maintaining and replacing lamps of any external lighting fixtures, except such fixture as may be the property of any public utility, government body, or the Homeowners Association. ( c) Landscaping. Landscaping shall emphasize plantings and other features which complement and enhance the existing character ofMeadowVue Homeowners Association. Maintenance of all landscaping, including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, and replacement of any dead or diseased grass, !,,'l'Ound cover, shrubs or trees. ( d) Drainage. Maintenance of all storm water drainage systems, yard drains, and catch basins in their originally designed condition, and in accordance with any governmental requirements and any conditions set forth on any final Plat. Further, no Owner shall take any action which would interfere with surface water drainage across his/her Lot either through natural drainage or by drainage easements. The topographic conditions of any Lot shall not be altered in any way that would adversely affect or obstruct the approved and constructed storm drain system and surface flows without the written consent of the Committee. ( e) Hillsides and Other. Maintenance of all hillsides, slopes and swales in their as designed and completed condition, and which shall not be changed or interfered with without the prior written consent of the Board. 11.9 Remedies for Failure to Maintain and Repair. (a) Remedies. If any Owner shall fail to perform the maintenance Page 34 • and repair required by this Declaration, then the Board after fifteen ( 15) days' prior written notice to such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and to charge the delinquent Owner and his/her Lot with a Special Assessment for the cost of such work together with interest thereon at a rate to be set by the Board from the date of the Association's advancement of funds for such work to the date of reimbursement of the Association by Owner. If the delinquent Owner fails to reimburse the Association for such costs within ten (I 0) days after demand therefore, the Association may, at any time after such advance, record a claim oflien (which shall be an Association Lien) signed by an authorized agent of the Association for the amount of such charge together with interest thereon and enforce the Association Lien in accordance with the provisions of this Declaration. (b) Nonexclusive Remedy. The foregoing Association Lien and the rights to foreclose thereunder shall be in addition to all other rights and remedies which the Board may have hereunder or in equity or at law, including any suit to recover a money judgment for unpaid Assessments. If any Owner fails to perform such maintenance and repair and, notwithstanding such failure, the Board should fail to exercise its rights and remedies hereunder, then any other Owner, after fifteen (15) days' prior written notice to the Board and such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and shall have the same rights and remedies with respect thereto as are provided herein to the Board, including the right to Record and enforce a lien in the same manner as the Association. 11.10 Refuse; Storage Areas. No refuse, garbage, rubbish, cuttings or debris of any kind shall be left or deposited upon any Lot unless placed in a suitable, closed and secure container. All outdoor refuse storage areas on each Lot shall be visually screened so as not to be visible from neighboring Lots, Streets, or other Common Areas. 11.11 Utility Lines and Facilities and Satellite Dishes. No facilities, antennae, equipment, wires or other devices for the communication or transmission of signals, power, electrical current, or any other electronic transmission, including without limitation telephone, television, microwave or radio signals, shall be constructed, placed or maintained anywhere in or upon any portion of a Lot, other than within buildings or enclosed structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground or concealed in or under buildings or other enclosed structures; provided, however, that satellite dishes not exceeding twenty-four inches (24") in diameter (or other size hereafler adopted by the Board in the Rules and Regulations to reasonably accommodate all Owners and Occupants throughout the Community with standards that are typical within the general area of the Property) may be allowed on buildings with the prior written approval of the Committee, and provided, further, that any approved satellite dish is placed on the building so as to meet the following standards: (a) the satellite dish is placed in the most discreet location practical as determined by the Committee; (b) the satellite dish is screened from view from adjacent Lots to the extent feasible; and ( c) the satellite dish is not visible from the Street in front of the Owner's Lot to the extent possible. Nothing contained herein shall be deemed to forbid the erection or use of temporary power or telephone facilities incidental to the construction or repair of buildings on a Lot. If the provisions of this Section conflict with the provisions of 47 CfR Section 1.4000 or other applicable federal, state or local law, ordinance Page 35 or rule, the terms of such law, ordinance or rule shall prevail, but the conditions and limitations set forth in this Section shall be enforced to the maximum extent permitted by law. 11.12 Mechanical Equipment; Vehicles. All mechanical equipment, utility meters, storage tanks, air conditioning equipment and similar items shall be screened with landscaping or attractive architectural features integrated into the structure itself, as approved by the Committee. No unlicensed motor vehicles, such as motorcycles, dirt bikes, scooters, and ATV's, shall be permitted to operate on any Street or Lot. No major automotive repairs shall be permitted except for within enclosed garages. The only repairs permitted are occasional casual repairs and maintenance activities, such as oil changes. 11.13 Mineral Exploration. Except with respect to any subsurface rights granted to the initially named Declarant above or any of its affiliates, no portion of the Property shall be used in any manner to explore for or to remove any steam, heat, oil or other hydrocarbons, gravel, earth, or any earth substances or other minerals of any kind. No excavation or fill shall be made nor shall any dirt be removed from any Lot; provided, however, that this shall not prevent the excavation of the earth in connection with the grading or construction oflmprovements within a Lot. Water may be extracted to the extent permitted by all applicable governmental agencies. 11.14 Leasing. Owners may lease their Residence to any Occupant. Prior to leasing a Residence, the Owner shall notify the Board of the full name and contact information of all Occupants under the lease, the duration of the lease and any later extension or expiration thereof. All leases of any Residence shall expressly state that the lease and occupancy is subject to all terms and conditions of this Declaration and the Rules and Regulations. During the Development Period, the Declarant reserves the right to unilaterally amend this Declaration to regulate the number of Residences that must be Owner-occupied and restrict the number that may be leased in order to comply with or meet any FHA or other laws, rules, regulations or other standards that apply to federal lending practices for residential mortgages and similar financings. 11.15 Occupants. Any Owner may delegate to any Occupant the right to enjoy the Owner's Lot. All Owners shall be responsible for informing any Occupants of the contents of this Declaration and the Rules and Regulations regarding the use of such Lot, and shall be responsible for requiring its Occupants to comply with this ARTICLE 11. Owners shall be fully responsible and liable for the acts of their Occupants, guests, family members, representatives and invitees while such parties are within the Community. ARTICLE 12. DAMAGE OR LOSS TO IMPROVEMENTS 12.1 Restoration of Common Areas. Except as otherwise provided in this Declaration, in the event of any destruction of any portion of the Common Areas or any other Improvements insured by the Association, the Association shall restore and repair the same to its former condition, as promptly as practical. The proceeds of any such insurance shall be paid to the Association for the benefit of the Owners and used for such purpose. The Board is authorized to have the necessary documents prepared and executed, and to take such Page 36 other action so as to effoct such reconstruction as promptly as practical. The Common Areas and all other Improvements shall be constructed or rebuilt substantially in accordance with the original construction plans available, with such changes as are recommended by the Committee. In the event that the amount available from the proceeds of such insurance policies for such restoration and repair shall be less than the estimated cost ofrestoration and repair, a Reconstruction Assessment may be levied by the Board upon the Owners and their Lots in order to provide the necessary funds for such reconstruction over and above the amount of any insurance proceeds available for such purpose. Reconstruction Assessments shall be borne by the Owners in the same proportions as their Prorata Share of General Assessments. I( prior to the end of the Development Period, the Common Areas or Improvements thereon are destroyed and the insurance proceeds are less than the estimated cost of repair or reconstruction, the Declarant may elect not to restore or rebuild some or all of the Improvements or Common Areas or may elect to restore or rebuild only those for which the Declarant has received insurance proceeds sufficient to pay all costs associated therewith. Reconstruction Assessments shall be approved and levied in the same manner as Capital Improvement Assessments as set forth in Section 4.4. 12.2 Restoration Obligations of Owners. In the event of the damage or destruction of any portion of a Lot or the Improvements thereon, it shall be the duty of the Owner of such Lot, as soon as may be practical, to repair or replace the damage or destruction or such portion thereof as will render such damage or destruction indiscernible from the exterior of the Lot. Any reconstruction, replacement or repair required by this section shall be in accordance with the original plans and specifications of the Lot or plans and specifications approved by both the Committee and the holders ofMortgage(s) of Record which encumber(s) the Lot. 12.3 Condemnation. In the event that all or any portion of the Common Areas shall be taken or condemned by any authority exercising the power of eminent domain, the condemnation award shall be used to restore the remaining Common Areas, and any balance shall be turned over to the Association. The Board shall have the exclusive right to prosecute any such proceedings; provided, however, that nothing contained herein to the contrary shall prevent an Owner from joining in the proceeding for purposes of claiming that the condemnation action has materially affected said Owner's property. The entire award shall be paid to the Association in trust for the benefit of the Owners. The Board shall distribute the portion of the award not used to restore the Common Areas to the Owners in proportion to their Prorata Share of General Assessments; provided, however, that if a Lot is encumbered by a Mortgage or Mortgages which has or have a provision relating to condemnation, then in-lieu- of distributing the award to the Owner of said Lot, the Board shall distribute the award directly to the Mortgagee of the Mortgage with the highest priority and seniority for distribution or payment in accordance with the terms and conditions of said Mortgagee's Mortgage. ARTICLE 13. PROTECTION OF MORTGAGEES 13 .1 Mortgagee Provisions. A breach of any of the provisions, covenants, restrictions or limitations hereof or the Recordation of any Association Lien or the pursuit of any remedy hereunder shall not defeat or render invalid the lien of any Mortgage of Page 37 Record. The Owners and their Mortgagees may examine the books and records of the Association during all normal business hours, upon serving written notice of such examination on the Board. All of the provisions herein shall be binding upon and eflective against any Owner whose title to said Lot is hereafter acquired through foreclosure or trustee's sale. The Mortgagee of any Mortgage of Record on any Lot may file with the Board a written request for written notification from the Association of any default by the Mortgagor of such Lot in the performance of such Mortgagor's obligations under this Declaration which is not cured within thirty (30) days, and the Board shall give notice thereof to each such Mortgagee. Each Institutional Lender which holds a Mortgage encumbering any Lot in the Property which obtains title to such Lot pursuant to the remedies provided in such Mortgage, by judicial or non-judicial foreclosure or by deed in lieu of foreclosure, shall take title to such Lot free and clear of any claims for unpaid Assessments or charges against such Lot which accrued prior to the time such holder acquires title to such Lot (unless any lien for unpaid Assessments had been properly Recorded prior to the Recording of such Mortgage). The Association shall treat such unpaid Assessments and charges as a Common Expense. ARTICLE 14. DURATION AND AMENDMENT 14.1 Duration. This Declaration shall continue in full force until fifty (50) years from the date hereof unless a Declaration of Termination or Declaration of Renewal is Recorded meeting the requirements of an amendment to this Declaration as set forth in Section 14.2. There shall be no severance by sale, conveyance, encumbrance or hypothecation of an interest in any Lot from the appurtenant Membership as long as this Declaration shall continue in full force and effect. 14.2 Amendment. Notice of the subject matter of a proposed amendment to this Declaration in reasonably detailed form shall be included in the notice of any meeting of the Association at which a proposed amendment is to be considered. The amendment shall be adopted if approved by the vote, in person or by proxy, or written consent, of sixty seven percent (67%) or more of the total voting power of the Association; provided, however, that until the Turnover Date no termination or other amendment shall be effective without the written approval ofDeclarant, in Declarant's sole discretion; and provided further, that until the Turnover Date no amendment to Section 19.3 below shall be made at any time without the written approval ofDeclarant, in Declarant's sole discretion. A copy of each amendment which has been properly adopted shall be certified by at least two (2) officers of the Association and the amendment shall be effective when the amendment together with the Certificate of Amendment is Recorded. Notwithstanding the foregoing, any of the following amendments, to be effective, must be approved in writing by the record holders of one- hundred percent (100%) of the aggregate value of Mortgages encumbering the Property at the time of such amendment (provided that any Mortgage holder that falls to submit written notice of approval or disapproval of any such amendment within sixty (60) days of notice from the Association regarding such amendment shall be deemed to have consented to such amendment): (a) Lien Rights. Any amendment which affects or purports to affect the validity or priority of encumbrances or the rights or protections granted to Page 38 Mortgagees as provided in ARTICLE 13 or which seeks to modify Section 14.2 hereof. (b) Assessments. Any amendment which would necessitate a Mortgagee after it has acquired a Lot through foreclosure to pay more than its Prorata Share of any Assessments accruing after such foreclosure. ( c) Cancellation. Any amendment which would or could result in a Mortgage being cancelled by forfeiture. (d) Mortgagees. Any amendment which would have a material, adverse effect on any Mortgagee. 14.3 Amendments and Modifications by Declarant. For so long as there is a Class B Member, Declarant acting alone shall have as a Development Right, the right to modify or amend this Declaration or any design guidelines adopted by the Committee; provided, however, that (i) any such modification or amendment of the design guidelines must be within the spirit and overall intention of the Community as set forth herein; (ii) prior to any such modification or amendment Declarant shall obtain the approval of any governmental agency to such modification or amendment where such approval is necessary; and (iii) any modification or amendment shall not provide for any type of non-residential use not presently permitted by this Declaration. Within thirty (30) days after any such modification or amendment by Declarant, Declarant shall deliver a written notice of such modification or amendment to each Owner, which notice shall include a copy of the executed, acknowledged and recorded modification or amendment. ARTICLE 15. LIMITATION OF LIABILITY 15.1 Limitation of Liability. So long as a member of the Board, the Committee, any of the Board's other committees, Declarant or any agent of the foregoing has acted in good faith, without willful or intentional misconduct, upon the basis of information possessed by such person, then that person shall not be personally liable to any Owner, the Association, or to any other person for any damage, loss, or claim on account of any, omission, error, or negligence of such person, except this article shall not apply to the extent such acts, omissions or errors are covered by the Association's insurance. In connection with all reviews, acceptances, inspections, permissions, consents or approvals required or permitted by or from either the Declarant, the Association or the Committee under this Declaration, neither Dcclarant, the Association, nor the Committee shall be liable to any Owner or to any other person on account of any claim, liability, damage or expense suffered or incurred by or threatened against any Owner or such other person and arising out of or in any way relating to the subject matter of any such review, acceptance, inspection, permission, consent or approval, whether given, granted, withheld or denied. ARTICLE 16. INSURANCE; LOSSES. 16.1 Insurance. The Board shall procure for the Association, and continuously maintain, as a Common Expense, one or more policies of insurance as follows: (a) insurance against property loss or damage by fire or other hazards covered by the standard Page 39 extended coverage endorsement in an amount as near as practicable to the full insurable replacement value (without deduction for depreciation) of the Common Areas, or such other fire and casualty insurance as the Board determines will give substantially equal or greater protection, (b) commercial general liability insurance for the use and ownership of the Common Areas, (c) worker's compensation insurance to the extent required by applicable law, (d) insurance against loss of personal property to the Association by fire, theft, and other losses with deductible provisions as the Association deems advisable, and ( e) any other insurance the Board deems advisable including, but not by way of limitation, directors' and officers' liability coverage. Such insurance policies shall meet the insurance and fidelity bond requirements for similar projects established by Federal National Mortgage Association, Government National Mortgage Association, Federal Home Loan Mortgage Corporation, Federal Housing Authority, and Veterans Administration, so long as any of them is a Mortgagee or Owner, except to the extent such coverage is not available or has been waived by any of the foregoing. All policies shall include an endorsement providing coverage for Directors and Officers of the Association. 16.2 Casualty Losses. In the event of substantial damage or destruction of any Common Area, all applicable insurance proceeds for such damage or destruction shall be paid to the Association for the benefit of the Owners for the purpose of repair, replacement, or other disbursement as determined by the Board. ARTICLE 17. GENERAL PROVISIONS 17 .1 Legal Proceedings. Failure to comply with any of the terms of this Declaration, the Articles, the Bylaws, or any Rules or Reb'lllations by an Owner or Occupant, his guests, employees, invitees or tenants, shall be grounds for relief which may include, without limitation, an action to recover sums due for damages, injunctive relief, foreclosure of lien, lien, or any combination thereof, which relief may be sought by Declarant, the Association, the Board, or, if appropriate, by an aggrieved Owner. Failure to enforce any provision thereof shall not constitute a waiver of the right to enforce said provision, or any other provision thereof. The Association, the Board, any Owner (so long as such Owner is not at that time in default hereunder), or Declarant shall be entitled to bring an action for damages against any defaulting Owner, and in addition may enjoin any violation of this Declaration by any Owner. Any judgment rendered in any action or proceeding pursuant thereto shall include a sum for attorneys' fees, including attorneys' fees incurred on appeal, in such amount as the Court may deem reasonable in favor of the prevailing party, as well as the amount of any delinquent payment, together with interest thereon at the rate established by the Board therefore from time to time, costs of collection and court costs. Each remedy provided for in this Declaration shall be cumulative and not exclusive or exhaustive. 17 .2 Arbitration. Except with respect to the foreclosure of liens pursuant to this Declaration, any dispute or claim by a party hereto arising under or in connection with this Declaration shall be settled by arbitration in King County, Washington, as set forth in this Section 19.2. Each party will have full access to the courts to compel compliance with these arbitration provisions, or to enforce an arbitration award. In addition, either party may seek injunctive relief, whether or not arbitration is available or under way. The parties to this Declaration acknowledge and agree that the provisions of this Declaration may be specifically enforced. The arbitration will take place pursuant to the arbitration rules Page 40 and procedures set forth in RCW 7 .04, with a single arbitrator. In any arbitration, the prevailing party shall be entitled to reimbursement of its costs, witness fees, and attorneys' fees. The fees charged by the arbitrator and the costs of the proceeding shall be paid by the non-prevailing party. 17.3 Special Declarant Provisions. (a) Arbitration. Any claim by the Association, any Owner, or any Occupant against the Declarant shall be settled by arbitration in King County, Washington, as set forth in this Section 19 .3. Such parties shall have full access to the courts to compel compliance with this arbitration provision, or to enforce an arbitration award. The arbitration will take place pursuant to the arbitration rules and procedures set forth in RCW 7 .04, with a single arbitrator. In any such arbitration, each party will pay its own costs, witness fees, and attorneys' fees. The fees charged by the arbitrator and the costs of such proceeding shall be borne equally. (b) Amendments. Notwithstanding Section 14.2 above, during the Development Period, the following provisions may not be amended at any time without the Declarant's prior written consent: (i) Section 10.8, (ii) Section 10.9, (iii) Section 14.3 (iv) Section 19.3, (v) Section 19.9, or (vi) ARTICLE 15. In addition to the foregoing, no amendment to this Declaration shall be effective without the Declarant's prior written consent if the effect of the amendment would be to increase any obligation or liability ofDeclarant to the Owners, Occupants, Members, the Association, or the Board; or to Jessen or decrease the Development Rights or any other rights of the Declarant under this Declaration; or revoke, reduce, amend or modify any waivers or releases given in favor of the Declarant under this Declaration. 17.4 Scvcrability. The provisions hereof shall be deemed independent or severable, and a determination of invalidity or partial invalidity or enforceability of any one provision or portion hereof by a court of competent jurisdiction shall not affect the validity or enforceability of any other provision hereof. 17.5 Interpretation. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the creation and operation of the Community and for the maintenance of the Common Areas, and any material violation of this Declaration (as determined by the Board) shall be deemed to be a nuisance. The article and section headings, titles and captions have been inserted for convenience only, and shall not be considered or referred to in resolving questions of interpretation or construction. Unless the context otherwise requires, as used herein, the singular and the plural shall each include the other and the masculine, feminine or neuter shall each include the masculine, feminine and neuter. All pronouns and any variations thereof shall be deemed to refer to the masculine, feminine, neuter, singular or plural as the identity of the Person or Persons may require. 17.6 Construction and Sales by Declarant. Nothing in this Declaration shall limit, and no Owner shall do anything which shall interfere with, the right of Declarant to reasonably subdivide or resubdivide any portion of the Property owned by Page41 Declarant, or to complete any construction oflmprovements on the Lots owned by Declarant and the Common Areas, or to alter the foregoing and its construction plans and designs, or to construct such additional Improvements on such Lots and Common Areas as Declarant deems advisable prior to completion and sale of the last Lot owned by Declarant. Each Owner, by accepting a deed of a Lot within the Property, hereby acknowledges that the activities of Declarant may constitute a temporary inconvenience or nuisance to the Owners, but nonetheless shall be permitted. Such right shall include, but shall not be limited to, erecting, construction and maintaining on the Property such structures and displays as may be reasonably necessary for the conduct ofDeclarant's business or completing the work of disposing of the Lots by sale, lease or otherwise. Declarant may at any time use any Lots owned by Declarant as models or real estate sales or leasing and renting offices. This Declaration shall not limit the right of Declarant at any time prior to conveyance of title by deed to the last Lot owned by Declarant to establish on the Lots owned by Declarant and the Common Areas additional easements, reservations and rights-of-way to itself, to utility companies, or to other Persons as may from time to time be reasonably necessary to the property development and disposal of the Lots owned by Declarant. Such easements may be created for the construction, installation, maintenance, removal, replacement, operation and use of utilities, including without limitation sewers, water and gas pipes and systems, drainage lines and systems, electric power and conduit lines and wiring, television, internet, telecommunication, and telephone conduits, lines and wires, and other utilities, public or private, beneath the ground surface ( except vaults, vents, access structures and other facilities required to be above b'found surface by good engineering practice), including the right to dedicate, grant or otherwise convey easements for rights-of-way to any public utility or governmental entity for such purposes. In the performance of any work in connection with such utilities, Declarant shall not unreasonably interfere with or unreasonably disrupt the use of the Common Areas or the facilities located thereon and shall replace and restore the areas and facilities as nearly as reasonably possible to the condition in which they were prior to the performance of such work. 17. 7 Assignment of Declarant Rights. All or any portion of the rights of Declarant hereunder, including but not limited to the Development Rights, may be assigned to any successor or successors to all or part of Declarant's respective interest in the Property, by an express written Recorded assignment. 17.8 Owner Liability and Duty. Each Owner shall indemnify and hold harmless the Association for any injury to any person or damage to the Common Areas or any equipment thereon which may be sustained by reason of the negligence, wrongful or other improper use of said Owner or of his/her Occupants, guests, employees, invitees or tenants. The damage and costs incurred by the Association as a result thereof shall become a Special Assessment against such Owner and his Lot, and shall be subject to levy, enforcement and collection in accordance with the Association Lien procedure provided for in this Declaration. The Association reserves the right to charge a Special Assessment to such Owner equal to the increase, if any, in the insurance premium directly attributable to the damage or injury caused by such Owner or by the use of the Lot of such Owner. The Association shall hold each Owner harmless from liability for loss or injuries that are covered (and only to the extent covered) by insurance then maintained by the Association. Page42 17.9 Association Waiver. Notwithstanding anything herein to the contrary, to the extent that any Owner waives any claims against Dcclarant, or releases the Declarant from any claim with respect to a Lot, the Common Areas, the Improvements, and/or the Community, then the Association shall be deemed to have likewise released Declarant (and its officers, directors, shareholders, members, partners, employees, agents and representatives) from any claim with respect to such Lot, the Common Areas, the Improvements, and/or the Community on a pro rata basis applicable to each such Lot. 17.10 No Public Right or Dedication. Nothing contained in this Declaration shall be deemed to be a gift or dedication of all or any part of the Property to the public, or for any public use. 17. I I Indemnification. Each officer of the Association, and each member of the Board, the Committee and any of the Board's other committees, and any agents thereof: shall be indemnified by the Association against all expenses and liabilities (including attorneys' fees and costs) reasonably incurred by or imposed in connection with any litigation or other proceeding by reason of such individual holding a position or office, whether or not such person holds that position at the time the expense or liability is incurred, except to the extent such expenses or liabilities are covered by insurance and except where such person is adjudged guilty of willful misfeasance in the performance of his/her duties. However, that in the event of a settlement, the indemnification shall apply only when the Board approves such settlement and reimbursement as being in the best interests of the Association. 17 .12 Access to Lots. The Declarant, the Committee, the Board, and the Association (and, as applicable, any of their officers, directors, shareholders, members, partners, employees, agents and representatives and any Manager) may enter upon any Lot, which entry shall not be deemed a trespass, and take whatever steps are necessary to correct a violation of the provisions of this Declaration. 17.13 No Third Party Rights. This Declaration is made for the exclusive benefit of the Association, the Board, the Owners, the Members, the Declarant and their successors. This Declaration is expressly not intended for the benefit of any other Person besides the Association, the Board, the Owners, the Members, the Declarant and their successors. No third party shall have any rights under this Declaration against any of the Association, the Board, the Owners, the Members, the Declarant and their successors. 17.14 Notices. Except as otherwise provided in this Declaration, in each instance in which notice is to be given to an Owner, the same shall be in writing and may be delivered personally to the Owner, in which case personal delivery of such notice to one or more Co-Owners of a Lot or to any general partner, member or manager of a partnership or LLC or to any trustee of a trust owning a Lot shall be deemed delivery to all Co-Owners or to the partnership, LLC or trust as the case may be. Personal delivery of such notice to any oflicer or agent for the service of process on a corporation shall be deemed delivery to the corporation. In lieu of the foregoing, such notice may be delivered by regular United States mail, postage prepaid, addressed to the Owner at the most recent address furnished by such Owner to the Association or, if no such address shall have been furnished, to the street address Page 43 of such Lot. Such notice shall be deemed delivered forty-eight ( 48) hours after the time of such mailing, except for notice of a meeting of Members or of the Board in which case the notice provisions of the Bylaws shall control. Any notice to be given to the Association may be delivered personally to any member of the Board, or sent by United States mail, postage prepaid, addressed to the Association at such address as shall be fixed from time to time and circulated to all Owners. (Signature(s) on following page) Page 44 Dated: __________ _ ST ATE OF WASHING TON ) ss. ) COUNTY OF __________ _ ) DECLARANT: SSH! LLC, a Delaware limited liability company dba D.R. Horton By: SHLR of Washington, Inc., a Washington corporation, its manager By: ____________ _ Name: Kevin Capuzzi Title: Seattle Division President THIS IS TO CERTIFY that on this _____ day of _____________ , 2017, before me, a Notary Public in and for the State of Washington, duly commissioned and sworn, came Kevin Capuzzi, personally known or having presented satisfactory evidence to be the Seattle Division President of SHLR of Washington, Inc., the Washington corporation that is the manager of SSH! LLC, a Delaware limited liability company dba D.R. Horton, the limited liability company that executed the foregoing instrument and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument. WITNESS MY HAND and official seal the day and year in this certificate first above written. Print Name: __________ _ Notary Public in and for the State of Washington, residing at Expiration Date: _________ _ Exhibit A Legal Description (INSERT) Page 45 Exhibit B [Insert Standard Fence Detail per home type] Page 47 ' ~ First American First American Title Insurance Company February 09, 2017 Chalo Wilson DR Horton Company 818 Stewart St, Ste 800 Seattle, WA 98101 12910 Totem Lake Boulevard NE, Suite 220 Kirkland, WA 9B034 Phone: (425)821-3400x5129 Fax: Title Officer: Phone: Fax No.: E-Mail: Order Number: Escrow Number: Buyer: Owner: Property: Tim Daniels (425)635-2100 (42S)635-2101 tdaniels@fi rs tam .com 2806527 2806527 PHAN 13833 156th Avenue SE Renton, Washington 98059 Attached please find the following item(s): Guarantee Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: Customer Arst! Form 50033'.:13 (/ 1 ·14) Page 1 of 8 Guarantee Number: 2806527 ·t ·:·_,- "·"'', (L;A #14 Subdivision Guarantee (4-10-75) Washington First American Subdivision Guarantee ISSUED BY Guarantee First American Title Insurance Company GUARANTEE NUMBER 5003353-2806527 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDmONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a Nebraska corporation, herein called the Company GUARANTEES DR Horton Company the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First Americ,m Title Insurance Company Prw/dL [ :•·11:',1•; .J C.11111,_··,1,.• ,'.:cnr.:o·,· c.. i(~.r. rr,,-n ::: ,:·-:~,:::or, Form5003353(7-l-14) Page2of8 This jacket was created electronically and constitutes an original document Guarantee Number: 2806527 CLTA -# 14 Subdivision Guarantee ( 4-10-75) Washington t • SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except tu the extent that spec1f1c assurances arc pmvidcd in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or otl1er matters against tr1e title, whether or not st10wn by the public records. (b) (1) T::ixes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or-(2) are shown by the records of the taxing authmity or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) wate1· rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notw1thstand1ng any specific assurances which are provided 1n Schedule A of this Guarantee, the Company assumes no l1abll1ty for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or 0U1e1· mcllters affecting the title to any property beyond the lines of the land expressly described 111 the description set forth 1n Schedule (A), (C) or in Part 2 of this Gua1·antee, or title to streets, roads, avenues, lanes 1 ways or waterways to which suc!1 land abuts, or-the dght to maintain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set fortl1 in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of tl1c Assureds; (2) whict1 result in no loss to the Assured; or (3) which do not result in the 1nval1d1ty or potential invalidity ot any jud1c1al or non-judicial proceeding which is within the scope and purpose of the assurances pmvided. (c) The identity of any party sl1own or n~ferred to in Schedule A. (d) The val1d1ty, legal effect or priority of any matter shown or referred to 1n this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assur·ed": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term ··1and" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or 1n Part 2, nor any right, title, interest, estate or easement 1n abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage··: mortgage, deed of trust1 trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for-value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing 1n case knowledge shall come to an Assured hereunder· of any claim of title or interest which 1s adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice 1s required; provided, however·, that failure to notify the Company shall in no case prejudice the rights of any Assured unless the Company shall be prejudiced by the failure and then only to the extent of the preJud1ce. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured 1s a party, no1:\Nithstand1ng the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to ttie estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discret1on 1 to appeal frorn an adverse judgment or orde1·. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or- proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all Form5003353(7-1-14) Page3of8 Guarantee Number: 2806527 CLTA #14 Subdivision Guarantee (4-10-75) Washington GUARANTEE CONDITIONS AND STIPULATIONS (Continued, reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. In add1t1on to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. TI1e proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda 1n the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, 1t is necessary 1n the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant perm1ss1on to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any cla1rn which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is rssued for the benefit of a holder of a mortgage or a lien holder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs1 reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosection of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in thrs Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. 8. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by Form 5003353 (7-1-14) Page 4 of8 Guarantee Number: 2806527 CLTA #14 Subdivision Guarantee (4-10-75) Washington uUARANTEE CONDITIONS AND STIPULAnls (Continued) any rnetlrnd, rn:lud1r1g l1tigat1on and the complet1on of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent j1Jrisdictio11, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) Tl1e Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured 111 settling any claim or suit without the prior written consent ot the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tar1to. 10. Payment of Loss. (a) No payment shall be made without producing this Guarar1tee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the sat1sfact1on of the Company. (b) When l1ab11tty and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable w1th1n thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary 111 order to petfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or l1tigat1on involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prnh1bited by applicable law, either the Company or the Assured may demand arb1trat1on pursuant to the lltle Insurance Arh1trat1on Rules of the American Lar1d Title Assoc1atior1. Arb1trable matters may include, hut are not limited to, any controversy or claim between the Company and the Assured ar·ising out of or relating to this Guarantee, any service of U1e Company 1n connection with its issuance or the breach of a Guarantee provision or other obligation. All arb1trable matters when the Amount of Liability 1s $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules 1n effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state 1n which the land is located per·mits a court to award attorneys' fees to a pr·evailing party. Judgment upon the award rendered by the Arb1trator(s) may be entered in any court having jur1sd1ct1on thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based or1 negligence1 or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement 111 writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, California 92707 Claims.NIC@firstam.com Phone: 888-632- 1642 Fax: 877-804-7606 First American Title Form 5003353 (7-1-14) Page 5 of8 Guarantee Number: l.806':i27 CLTA lt14 Subdivision Guarantee (4-10-75) Washington ~ First American Subdivision Guarantee ISSUED BY Schedule A First American Title Insurance Company GUARANTEE NUMBER 2806527 Order No.: 2806527 Liability: $2,000.00 Name of Assured: DR Horton Company Date of Guarantee: January 23, 2017 The assurances referred to on the face page hereof are: 1. Title is vested in: TRI MINH PHAN AND DIEP NGUYEN, HUSBAND AND WIFE Fee: $350.00 Tax: $33.60 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. Toe following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. Form 5003353 (7-H4) Page 6 of8 Guarantee Number: 2806527 Cl TA # 14 Subdivision Guarantee ( 4-10-75) Washington ~ First American Subdivision Gua!ntee ISSUED BY Schedule B First American Title Insurance Company GUARANTEE NUMBER 2806527 RECORD MATTERS 1. General taxes and assessments, if any, for the year 2017, in an amount not yet available, which cannot be paid until the 15th day of February of said year. Tax Account No.: 146340006007 Assessed Land Value: $411,000.00 Assessed Improvement Value: $140,000.00 Note: Taxes and charges for 2016 were paid in full in the amount of $6,954.17. 2. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Tri Minh Phan and Diep Nguyen, husband and wife Grantee/Beneficiary: SSH! LLC, a Delaware Limited Liability Company DBA D.R. Trustee: Amount: Recorded: Recording Information: Horton First American Title Insurance Company $50,000.00 October 28, 2016 20161028001885 3. Memorandum of Contract/ Vacant Land Purchase and Sale Agreement and the terms and conditions thereof: Between: And: Recording Information: Tri Minh Phan and Diep Nguyen, a married couple SSH! LLC, a Delaware limited liability company, dba D.R. Horton 20161021001557 4. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by Short Plat or Plat of Cedar River Five Acre Tracts recorded in Volume 16 of Plats, Page(s) 52. 5. Sewer Easement Agreement and the terms and conditions thereof: Between: And: Recording Information: Informational Notes, if any Form 5003353 (7-1-14) Page 7 of 8 Ruth Bill, a single woman Tri Minh Phan and Diep Nguyen, husband and wife 20160712001676 Guarantee Number: 2806527 CLTA #14 Subdivision Guarantee (4 10-75) Washington ~-~ First American Subdivision Guarantee ISSUED BY Schedule C First American Title Insurance Company GUARANTEE NUMBER 2806527 The land in the County of King, State of Washington, described as follows: LOT 4, BLOCK 2, CEDAR RIVER FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 52, RECORDS OF KING COUN1Y, WASHINGTON. Form 5003353 (7-1-14) Page 8 of8 Guarantee Number: 2806527 Cl TA # 14 Subdivision Guarantee ( 4-10-75) Washington CW TITJLE \\J\ \\\Q\tf\\ \1..-\ 1,q After Recording Return To: Paula Chambers Windermere Real Estate 1810.15" Place NW #100 Issaquah, WA 98027 EXCISE TAX NOT REQUIRED Kist.Records Division By ~c~@J. ~uty ,1111,1,11111 PAGE-081 OF e12EAS 84 .ee e111212e1a 1e·ll6 J<ING COUNTY, liA SEWER EASEMENT AGREEMENT Grantor(s); Grantee(s): Abbreviated Legal Description: Full Legal Description: Assessor's Tax Parcel Nos.: Reference Nos. of Related Doc.s: Ruth Bill, a single woman, and Ruth Bill, Persona! Representative of the Estate of George Bil! Tri Minh Phan and Diep Nguyen, husband and wife Lot B, King County LLA No. 8908008; Lot 4, Blk. 2, Cedar River Five Acre Tracts, Vol. 16, Pg. 52, King County See pages 7 /8 of this document 146340-0021; 146340-0060 NIA 20160712001676.001 This SEWER EASEMENT AGREEMENT (this "Agreement") is made and entered into as of i)u,, Jo , 2015, by Ruth Bill, a single woman (''Grantor"), and Tri Minh Phan and Diep Nguyen, husband and wife ("Grantee"). RECITALS A. Grantor is the owner of the property described on EXHIBIT A attached hereto ("Grantor's Property"). Grantor's Property contains approximately 3.02 acres of!and and is improved with a single family home and appurtenant structures (collectively, the "Residential Improvements"). B. Grantee is the owner of the property described on EXHIBIT B attached hereto ("Grantee's Property"). Grantee's Property contains approximately 4.54 acres of !and and is also improved with a single family home. C. Both Grantor and Grantee wish to pursue the potential subdivision and development of their properties into smaller single family lots. Grantee requires certain sewer SI.Id dotum$111(s) WllS ffled for record by CW Trl!e as accommod6lt!on ooi;,. tt MS not b!lsrl &Xambl8d as to prnp;w Oxeculk.n or OS lo its -' U1'1)(1 ~114!. Page I Description: King~WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 1 of 12 Order: 2 Comment: MA1/ 0 3 Zlli 1 201607120016 J02 easements across Grantor's Property for the purpose of installing and operating various sewer facilities to serve the contemplated development of Grantee's Property. Grantor is amenable to granting such easements on the terms and conditions of this Agreement. AGREEMENT NOW, THEREFORE, for the mutual benefits set forth herein, and other good and valuable consideration, Grantor grants the easements set forth herein on the terms and conditions of this Agreement: l. Grant of Easements. (a) Grantor hereby grants, conveys and warrants to Grantee, and its employees, agents, contractors, representatives, successors and assigns, for the benefit of Grantee's Property, a temporary non-exclusive easement (the "Temporary Construction Easement") over and upon Grantor's Property for the purpose of designing, excavating for, constructing and installing various pipes, lines, systems, equipment and related appurtenances (collectively, the "Sewer Facilities") for sewage disposal, collecting and transporting sewage from Grantee's Property (including any future subdivision and development thereof) under and through Grantor's Property to a connection point into the public sewer system located offsite. The Temporary Construction Easement shall include all rights of access in, over, and through Grantor's Property and the right, if necessary, to temporarily store equipment and materials on open areas of Grantor's Property, in such locations as approved by Grantor, to complete all work associated with construction and installation of the Sewer Facilities. The Temporary Construction Easement shall become effective on the date hereof (although the parties acknowledge that actual construction will not commence until some point in the future) and shall continue in full force and effect until all Sewer Facilities are completed, at which time the Temporary Construction Easement shall be under no further force effect. Notwithstanding the broader rights granted above to use other areas of Grantor's Property during and under the Temporary Construction Easement, Grantee must install the Sewer Facilities within the 15 foot strip ofland on Grantor's Property that is shown on Exhibit C attached hereto (the "Permanent Easement Area"). (b) Gran tor hereby grants, conveys, and warrants to Grantee, and its employees, agents, contractors, representatives, successors and assigns, for the benefit of Grantee's Property, a perpetual non-exclusive easement (the "Permanent Sewer Easement") under, over, across and through Grantor's Property in the Permanent Easement Area for the purpose of operating, maintaining, repairing, replacing, enlarging, and restoring the Sewer Facilities, together with the right of access, ingress and egress across adjacent areas of Grantor's Property as necessary to carry out such activities, only ten feet North and twenty-five feet South of the Permanent Sewer Easement. The Permanent Sewer Easement shall become effective on the date that the Sewer Facilities are completed and the Temporary Construction Easement above expires, and shall continue in full force and effect thereafter in perpetuity. Page 2 Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 2 of 12 Order: 2 Comment: 20160712001676.003 2. Work. Grantee shall construct the Sewer Facilities and perfonn any other work that Grantee undertakes under this Agreement at its sole cost, in a good and workmanlike manner, in accordance with all applicable laws and permits therefor. Grantee shall provide Grantor with reasonable advance notice prior to accessing Grantor's Property to commence any work hereunder, except in the event of an emergency. In perfonning any such work, Grantee shall have the right to cut and remove any vegetation or to remove any physical interferences in the area of the Permanent Sewer Easement only, which, in Grantee's reasonable opinion, constitute obstructions or hazards for the proposed work. In no event, however, shall Grantee remove or alter any Residential Improvements on Grantor's Property and if Grantee damages any such Residential Improvements while perfonning any work hereunder, Grantee shall be responsible for repairing all such damage at its own cost and expense. Except as provided in herein, upon completion of all work by Grantee hereunder, Grantee shall restore Grantor's Property to a condition that is substantially equal to or better than existed prior to such work, to the extent commercially practicable. 3. Restrktions and Reserved Use. (a) Grantor shall not construct any buildings or other structures or plant any hazardous or nuisance trees, shrubs or other vegetation within the Permanent Easement Area that might adversely affect any Sewer Facilities; provided, however that Grantor may construct a fence and other non-invasive vegetation, so long as such items do not interfere with the operation of the Sewer Facilities, and so long as such items are easily removable to permit future maintenance work, do not have deep roots, and will not increase Grantee's maintenance or restoration costs hereunder. Grantor shall not damage or otherwise interfere with the Sewer Facilities or conduct or permit any activities on Grantor's Property that might damage or interfere with the Sewer Facilities, the Permanent Easement Area or the other rights granted to Grantee hereunder, including but not limited to blasting, digging, tunneling, grading and other ground disturbance work that may cause such damage and interference. Except as restricted herein, Grantor may use the Permanent Easement Area in any manner and for any purpose not otherwise inconsistent with the rights granted to Grantee and Grantee's Property herein, including the right to connect to the Sewer Facilities in the future as permitted below. (b) Grantor and the owners of the property described on EXHIBIT D shall have the right to connect Grantor's Property and the property described on EXHIBIT D (and any future development thereof) to the Sewer Facilities in the future provided that all of the following conditions have been met in advance: (i) Grantee has approved of all plans and specifications for such connection and associated work, provided Grantee's approval of such plans and specifications shall not be unreasonably withheld, which plans shall contain such detail as Grantee and the City of Renton may reasonably require, (ii) Grantor provides evidence to Grantee's reasonable satisfaction that Grantor's intended use of the Sewer Facilities will not over burden or exceed the capacity of the existing facilities when such use is considered together with Grantee's use or future needs for Grantee's Property, and (iii) Grantor has agreed to take all commercially reasonable steps to prevent interruption in the use of the Sewer Facilities by Grantee's Property during construction of any such connection or Grantor shall provide Page3 Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 3 of 12 Order: 2 Comment: 20160712001676.004 temporary sewer services during any such interruption. Grantee shall not charge Grantor and the owner of the property described on EXHBIT D any fees or expense for the privilege of connecting any residential lots upon Grantor's Property or the property described on EXHIBIT D to the Sewer Facilities. Notwithstanding the foregoing, any work performed by Grantor under this paragraph shall be performed at Grantor's sole cost and expense, in a good and workmanlike manner, in accordance with all applicable laws and permits therefor and Grantor shall prosecute all such work diligently. If any work by Grantor under this paragraph damages the Sewer Facilities in any manner, Grantor shall also be responsible for fully repairing all such damages and restoring all sewer service at its cost. Grantee shall design its Sewer Facilities for any potential future connection on Grantor's property and the property described on EXHIBIT D. 4. Maintenance and Repair. Grantee shall keep and maintain the Sewer Facilities in reasonably good working order and condition and make all necessary repairs thereto, all at Grantee's sole cost and expense; provided, however, that if Grantor causes or permits any damage to or interference with the Sewer Facilities or if any activity or guest on Grantor's Property causes the same, then Grantor shall be solely responsible for making all such repairs promptly at Grantor's sole cost. IfGrantor elects to connect Grantor's Property to the Sewer Facilities at a later date, as permitted in Section 3(b) above, then upon connection by Grantor, all future operations, maintenance, repair and replacement costs concerning the Sewer Facilities shall thereafter be shared by Grantor and Grantee equally, unless Grantor's Property and Grantee's Property have been or will be developed at different densities, in which case all such costs shall be split based upon the number of homes using the Sewer Facilities on each property. 5. Successors and Assigns. The benefits and burdens of this Agreement shall be binding upon and inure to the benefit of the owner(s) of Grantor's Property and Grantee's Property and their respective successors and assigns and shall run as covenants with both lands. If Grantor's Property or Grantee's Property are hereafter subdivided as contemplated herein, then any homeowner's association established for such subdivisions shall have the right to manage the benefits, obligations and rights granted to each party and each property hereunder, as each party sees fit. 6. Grantor Representations. Grantor covenants, represents and warrants the following to Grantee: (a) Grantor is single woman and is Personal Representative of the Estate of George Bill, (b) Grantor is the sole owner of Grantor's Property, (c) Grantor has the right to convey the easement interests and other rights in this Agreement, (d) the person(s) executing this Agreement on behalfofGrantor has (have) all due and proper authority to execute this Agreement, and (e) title to the Grantor's Property is free and clear of any encumbrances which would interfere with the ability to grant the easements and other rights granted hereunder. 7. Miscellaneous. This Agreement shall be governed by the laws of the State of Washington. If there is any dispute or other suit brought by either party to this Agreement, for enforcement, interpretation or otherwise, the substantially prevailing party shall be entitled to recover from the other party, all reasonable attorney's fees and cost. If any portion of this Agreement is held invalid by any court, such portion shall be deemed deleted and the remainder of this Agreement shall not be affected thereby. This Agreement may be executed in Page4 Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 4 of 12 Order: 2 Comment: counterparts. This Agreement contains the entire agreement of the parties, and supersedes any prior or contemporaneous oral or written agreements or understandings of the parties. This Agreement may not be supplemented, amended, or modified except by a written agreement executed by Grantor and Grantee. {SIGNATURES ON FOLLOWING PAGE[ Page 5 Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 5 0£ 12 Order: 2 Comment: 20160712001676.005 20160712001676 006 IN WITNESS WHEREOF, this Agreement was executed effective on the date first above written. GRANTOR: By: -~_:__ __ 13.av_' - By: Ruth Bill, a single woman, and Ruth Bill, Personal Representative of the Estate of George Bill GRANTEE: By:~ Tri Minh Phan, a married man By: Page 6 Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 6 of 12 Order: 2 Comment: 20160712001676.007 ST A TE OF WASHINGTON ) ) ss. COUNTY OF KING ) I, being a Notary Public in and for the State of Washington, do hereby certify that Ruth Bill, a single woman, personally appeared before me and is the person that executed the within and foregoing instrument, and acknowledged said instrument to be her free and voluntary act and deed, for the uses and purposes therein mentioned GIVEN under my hand and official seal this qthday of {\I W. , 2015. ST A TE OF WASHINGTON ) ) ss. COUNTY OF KING ) o~~- PrintName paµ.t~ NOTARY PUBLIC in and for the State of Washington; residing at: .f..~'Sy'4.A(.. My commission expires: _lc,/...:1..:.5'..:./..;;z...:occl..;;~ ______ _ I, being a Notary Public in and for the State of Washington, do hereby certify that Ruth Bill, a single woman, personally appeared before me and is the person that executed the within and foregoing instrument, and acknowledged said instrument to be her free and voluntary act and deed for the Estate of George Bill, for the uses and purposes therein mentioned GIVEN under my hand and official seal this 'f~ day of t-,( OV. , 2015. Print Na~~~~- NOTARY PUB!.JC in and for the State of Washington; residing at: .Z....S5e..,UA.ti My commission expires: _ _.I.Lf..:.l_fi.:..f.:cUJ~l_o _____ _ Page 7 Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 7 of 12 Order: 2 Comment: 20160712001676.008 STATE OF WASHINGTON) ) ss. COUNTY OF KING ) I, being a Notary Public in and for the State of Washington, do hereby certify that Tri Minh Phan and Diep Nguyen, a married couple, personally appeared before me and are the persons that executed the within and foregoing instrument, and acknowledged said instrument to be their free and voluntary act and deed, for the uses and purposes therein mentioned GIVEN under my hand and official seal this 1 day of P.-+ , 2015. WILLIAM R. MORRIS 1 STllt,l'E OF WASHINOWN NOTARY PUBLIC MY COMMISSION EXPIRES 09-23-18 -;'{( ==5 Print Name 4c 1....., n,.,...--:, NOTARY PUBLIC in and for the State of Washington; residing at: p.u-1,,.., WI? My commission expires: _......,_'1"_·..:J_):.......i· l_.f3,__ _____ _ Page 8 Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 8 of 12 Order: 2 Conunent: 20160712001676.009 EXHIBIT A Legal Description of Grantor's Property THE SOUTH 110 FEET OF THE WEST HALF OF LOT 3, TOGETHER WITH THE NORTH HALF OF LOT 4, ALL IN BLOCK 1, CEDAR RIVER FIVE ACRES TRACTS, AS RECORDED IN VOLUME 16 OF PLATS, PAGE 52, RECORDS OF KING COUNTY, WASHINGTON. ALSO KNOWN AS LOT B OF KING COUNTY LOT LINE ADJUSTMENT NO. 8908008 APPROVED NOVEMBER 30, 1989. AND ALSO KNOWN AS KING COUNTY TAX PARCEL NO. 146340-0021. Page 9 Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 9 of 12 Order: 2 Comment: 20160712001676.010 EXHIBITS Legal Description of Grantee's Property LOT 4 IN BLOCK 2 OF CEDAR RIVER FIVE ACRE TRA TS, AS PER PLAT RECORDED IN VOUME 16 OF PLATS, PAGE 52, RECORDS OF KING COUNTY; SITUATE IN COUNTY OF KING, STATE OF WASHINGTON. ALSO KNOWN AS KING COUNTY TAX PARCEL NO. 146340-0060. Page IO Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 10 of 12 Order: 2 Comment: 20160712001676.011 EXHIBIT C Description and Map of Permanent Easement Area Description of Permanent Easement Area THE NORTH 15 FEET OF THE NORTH HALF OF LOT 4 OF CEDAR RIVER FIVE ACRE TRACTS. (AS SHOWN BELOW) Map of Permanent Easement Area ....; vi ~I "' ::I I .,, .., C .., N I "' g ~ :z: EASEMENT: THE N IS FT OF THE N 1/2 Of' LOT 4 OF CEDAR RIVER Fl\lE ACRE TRACTS S 88-17-40 E 297.275' ! EXPIRES ,/22/2017 0 P .N. I 46J400021 - ===t =====-------~ 88-lJ-40 E 297.275' 15' SEWER £ASEMENT ;,, ID S 88-18-JS ( 594.71' Page 11 Description: King,WA Document -Year.Month.Day.DocID 2016. 712.1676 Page: 11 of 12 Order: 2 Comment: • 201607120?1 ~76.012 EXHIBITD THE NORTH 110 FEET OF THE EAST HALF OF LOT 3, BLOCK I, CEDAR RIVER FIVE-ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 52, RECORDS OF KING COUNTY, WASHINGTON; AND THE WEST HALF OF SAID LOT 3; EXCEPT THE SOUTH 110 FEET THEREOF. ALSO KNOWN AS LOT A OF RECORDED KING COUNTY LOT LINE ADJUSTMENT NO. 8908008, RECORDED UNDER KING COUNTY RECORDING NO. 9003261152, RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. AND THE SOUTH 110 FEET OF THE EAST HALF OF LOT 3, BLOCK I, CEDAR RIVER FIVE-ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 16 OF PLATS, PAGE 52, IN KING COUNTY, WASHINGTON. Description: King,WA Document -Year.Month.Day.DocID 2016.712.1676 Page: 12 of 12 Order: 2 Comment: Proposed Construction Dates Meadowvue Construction Mitigation Description Grading and road construction will start upon approval of construction plans fall of 2017. Hours of Operation for Single Family Construction Site Per City of Renton: Monday -Friday, Saturday, Sunday, 7am -8pm 9am-8pm None Proposed Hauling/Transportation Routes All equipment materials and laborers will enter the site off 156th Ave SE. A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via SR-169 to 154'" Pl SE. Heading north on 154'" Pl SE the roadway turns into SE 142°d Pl then to 156'" Ave SE. The project site is located on the left (west) side of 156'" Ave SE. Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and other noxious characteristics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes wilt be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. Traffic: During road and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be travelling opposite the maiority of traffic leaving the Meadowvue Neighborhood, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour traffic in the area. Any special hours proposed for construction or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. Preliminary Traffic Control Plan General access to the property will be from 156th Ave SE. It is anticipated that the existing roadway will remain open during construction and access to the properties along 156th Ave SE will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along 156th Ave SE. A standard one-lane, two-way traffic control with floggers may be used similar to WSDOT Plan TCl. Preliminary Plat Application CPH Project No. 0035-1 5-0 l 2 Page I of 1 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 197,406 square feet ---~--- 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* Private access easements* Critical Areas•• 33,827 square feet --~--- square feet ------ square feet ------ Total excluded area: 33,827 square feet ---'--'-''-'------ 3. Subtract line 2 (total excluded area) from line 1 for net area 4. Divide line 3 by 43,560 for net acreage 5. Number of dwelling units or lots planned 6. Divide line 5 by line 4 for net density *Alleys (public or private) do not have to be excluded. 163,579 square feet ---~--- 3.75 acres ------- 14 units/lots ------- ---'3"-.7'---'3=-----= dwelling units/acre **Critical Areas are defined as "Areas determined by the City ta be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or flaodways." Critical Areas buffers are not deducted/excluded. MA\ 0 8 Z!JI/ ',,.)' ·• 1 P: \pro j ect\0035 \15012\Arch ives \Perm lts \Prep I a t\Pre-plat\ 17 0 20 3 \8. Density Worksheet. d a c Rev: 08/2015 Print Form Reset form Save Form ' . "• DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Ren ton 0 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" diameter', or alder or cottonwood trees at least 8" in diameter on project site 35 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: 3. Subtract line 2 from line 1: 7 12 19 16 4. Next, to determine the number of trees that must be retained 4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 5. 0.2 in all other residential zones 0.1 in all commercial and industrial zones List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing 5 to retain 4 : 6. Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) 5 ------- 9 (4) trees trees trees trees trees trees trees trees trees trees 7. Multiply line 6 by 12" for number of required replacement inches: (50) inches ---~--- 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required for replacement, otherwise enter 0) inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6 : (lf remainder is .5 or greater, round up to the next whole number) 1 Measured at 4.5' above grade. ------- trees ------- 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, 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 cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii] for prohibited types of replacement trees. '· 1 H :\CED\Data\Forms-Templates\Self-Help Handouts\Planning\ Tree Retention worksheet.docx MMi O 8 2017 08/2015 ,I . '~ 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 a detached single-family house is required to have four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24"}. This is determined with the following formula: ( LotAreo ) , , ., x 2 = Mmrmum NumberoJ Trees 5,000 sq.ft. Multi-family development (attached dwellings): Four (4) significant trees 8 for every five thousand (5,000) sq. ft. of lot area. (_ Lot Area ) \s,ooosq,ft. x 4 Minimum Number of Trees Example Tree Density Table: Lot Lot size Min significant New Trees Retained Trees Compliant trees required 1 5,000 2 2 @ 2" caliper 0 Yes 2 10,000 4 0 1 tree (24 caliper Yes inches) 3 15,000 6 2 @ 2" caliper 1 Maple-15 Yes caliper inches 1 Fir -9 caliper inches. 7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite, however they are not exempt from the annual tree removal limits. 8 Or the gross equivalent of caliper inches provided by one (1) or more trees. 2 H :\CED\Data\Forms-Templates\Self-Help Handouts\Planning\ Tree Retention Worksheet.docx 08/2015 ' • CRITICAL AREAS DETERMINATION FOR D.R. Horton -Meadowview 13833 156th Avenue SE Tax Parcel No. 146340-0060 Acre Project #16048 Prepared By: Acre Environmental Consulting, LLC. 17715 28th Ave. NE Lake Forest Park, WA 98155 (206) 450-7746 For: D.R. Horton 12910 Totem Lake Blvd. NE, Suite 220 Kirkland, WA 98034 September 13, 2016 MAH U B 2017 SITE DESCRIPTION On September 12, 2016 Acre Environmental Consulting, LLC visited the approximate 4.54-acre site located at 13833 156th Avenue SE in the City of Renton, Washington. The site is further located as a portion of Section 14, Township 23N, Range SE, W.M. The parcel number for this property is 146340-0060. The purpose of this site visit was to locate and assess regulated critical areas on and adjacent to the subject site. Surrounding land use is comprised of single- family residential development and pasture. There are no wetlands or streams located on or adjacent to the subject site. Acre Environmental Consulting, LLC used the routine methodologies described in the Washington State Wetlands Identification and Delineation Manual (Washington State Department of Ecology Publication #96-94, March 1997) to make a determination regarding the presence of regulated wetlands on the site. In addition, Acre Environmental Consulting, LLC evaluated the site using the U.S. Army Corps of Engineers Wetland Delineation Manual produced in 1987 and the U.S. Army Corps of Engineers Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region produced in May 2010. Access to this site from the east via 156th Avenue SE located along the eastern border of the property. This site has a gentle west aspect. A single-family residence and associated infrastructure are located in the east-central part of the property. The rest of the site is occupied by actively grazed pasture with scattered big leaf maple (Acer macrophyllum, FacU). Typical vegetation in the pasture is represented by small patches of Himalayan blackberry (Rubus armeniacus, Fae) with colonial bentgrass (Agrostis capillaris, Fae), velvetgrass (Holcus lanatus, Fae), tall fescue (Schedanorus arundinaceus, Fae), creeping buttercup (Ranuncu/us repens, Fae), common Tansy (Tanacetum vu/gore, FacU), purple dead-nettle (Lamium purpureum, Nol/ Upl), English plantain (Plantaga lanceolata, FacU), and white clover (Trifolium repens, Fae). Typical soils on the site have a Munsell color of dark brown (lOYR 3/3), with a texture of sandy loam from O to 18 inches below the surface. Soils were dry throughout the profile during our September 12, 2016 site investigation. No wetlands or streams are located on the subject site, and there are no adjacent wetlands or streams that would extend buffers on to the subject site. Acre Environmental Consulting, LLC Critical Areas Determination for D.R. Horton -Meadowview Renton, WA September 13, 2016 Page 1 r ' . TERMS & CONDITIONS The environmental consulting work conducted, including this Critical Areas Determination letter (collectively the "Services") is supplied to D.R. Horton (the "Client") as a means of determining whether any wetlands, streams, and/or fish and wildlife habitats regulated by the City of Renton Critical Areas Regulations exist on, or adjacent to the site. The Services are provided in accordance with the following General Terms and Conditions (the 'Terms"). In accepting the Services provided by Acre Environmental Consulting, LLC ("Acre"), the Client voluntarily enters into and agrees to the binding effect of the following Terms. This report is intended to provide information deemed relevant in the Client's attempt to comply with the regulations currently in effect. The work for this report has conformed to the standard of care employed by professional ecologists in the Pacific Northwest. All other representations or warranties, whether express or implied, are hereby disclaimed concerning the work or this report. This report is based largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions. No attempt has been made to determine hidden or concealed conditions. If such conditions exist or arise, the information contained in this report may be rendered inaccurate or incomplete based upon those conditions. Acre acts solely as an independent contractor in providing the Services to the Client, and nothing in the provision of such Services shall be construed as creating an agency, partnership, joint venture or other similar legal relationship between Acre and the Client. Please note that Acre did not provide detailed analyses of other permitting requirements not discussed in this report (i.e., structural, drainage, geotechnical, or engineering requirements). The laws applicable to Critical Areas are subject to varying interpretations. While Acre observed professional industry standards when completing this review, the information included in this report does not guarantee approval by any federal, state, and/or local permitting agencies. Therefore, all work on this property should not commence until permits have been obtained from all applicable agencies. If there are any questions regarding this report, please contact me at 206.450.7746. Acre Environmental Consulting, LLC. Louis Emenhiser Principal Wetland Ecologist Professional Wetland Scientist #1680 Acre Environmental Consulting, LLC Critical Areas Determination for D.R. Horton. Meadowview Renton, WA September 13, 2016 Page 2 MAii O 8 2017 .·•. Appraisal and Appraisal Review Services Forest Practices Consulting, Forest Management Timber Cruising & Marketing Services, Arboricultural Services Established 1946 S. A. NEWMAN FIRM (incorporated as S.A. Newman, Forest Engineers, Inc.) Offices: 3216 Wetmore Avenue, Suite 205, Everett, WA 98201-4368 Mail: P. 0. Box 156, Everett WA 98206-0156 Phone 425-259-4411; Facsimile 425-258-4435 Web: www.sanforest.com January 16, 2017 SUMMARY TREE INVENTORY REPORT Meadowvue Project in a Portion of the NEY. SW Y. of Section 14, Township 23 North Range 5 East, W.M., City of Renton, King County, Washington Overview: This report serves to provide an inventory and summary analysis of trees proposed for retention or removal on the Meadowvue project site and to comply with standards established under RMC 4-4-130. Our client D. R. Horton provided to the undersigned a copy of a Boundary & Topographic Survey map dated December 1, 2016 prepared by Axis Surveying & Mapping. This map depicted various on-site trees and was a supporting reference for this inventory. The undersigned inspected the subject property on November 16, 2016 and again on January 13, 2017. The inventory includes all on-site trees considered to be potential "significant trees" as defined under RMC 4-11-200 (Definitions T) -and includes any 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"); except that trees qualified as dangerous shall not be considered significant. Summary qualitative and quantitative data were collected for the inventoried trees to provide a basis for determining suitability for retention. Trees determined to be unsuitable for retention on-site were identified based on a visual assessment only, and this type of analysis is referred to as a level 1 assessment as defined in the Tree Risk Assessment Manuafi", (International Society of Arboriculture, Martin Press, 2013). A level 1 assessment is typically used as an expeditious method to identify trees with high likelihood or imminent threat of near-term partial or whole tree failure. Upon inspection the undersigned found that most on-site trees had been previously marked on-site with a numbered aluminum tag, and these numbers were adopted for reporting purposes. Two trees with numbered tags were below the size threshold to be considered significant, but were included in this inventory for disclosure. A few other trees mapped on the survey which were not tagged and were also below the size threshold were excluded from this inventory. Also a few significant- sized trees which were not DR Hortn.Meadowvue.1701 1 S. A. Newman Firm Meadowvue January 16, 2017 mapped were included in this inventory. An annotated version of the Axis survey map with revisions by the undersigned arborist and tag numbers assigned by tree appears as Exhibit 3 of this report. Site Conditions: The project site is level very slightly sloping, with moderately well drained Alderwood gravelly sandy loam soil. Water permeability is rated moderately rapid above hardpan, with a seasonally perched water table at between 18" to 36" generally between January and March. The available water capacity is rated as low, with an effective tree rooting depth of 20" to 40" for, and tree windthrow hazard is rated as moderate. (source: USDA Natural Resources Conservation Service -Web Soil Survey: https://websoilsurvey.nrcs.usda.gov/app/WebSoi1Survey.aspx) Tree Summary: All trees tallied as part of Meadowvue inventory are summarized as follows: Significant Trees Potentially Suitable for Retention: 27 Trees Unsuitable for Retention Due to Decay or Structural Defects: 7 Two Undersized & One Dead --Trees Tagged & Mapped and Included in Tally for Disclosure Purposes Only: _} Total Inventoried Trees: 37 The inventoried trees are more fully detailed in Exhibit 1 & 2 attached hereto. One of the trees considered unsuitable for retention is bigleaf maple no. 7358 which has extensive decay in the basal portion of the bole stem. Many of the larger on-site bigleaf maple also have limited decay and exhibit obvious mechanical damage in basal portions of the bole presumably from equestrian use of the site for many decades, but were considered sound enough for potential retention on-site and thus considered significant trees despite horse damage. Six of the trees considered unsuitable for retention are Lombardy poplar nos. 9001 through 9006. A seventh Lombardy poplar no. 9007 is dead, All the on-site Lombardy poplar were severely "topped" many years ago and now only 12 to 14 foot high "stumps" remain, but with varying amounts of regenerated branch sprouts. Even when in relatively good condition Lombardy poplar are a non-native species generally rated as a "high failure risk" in some literature, are notorious for rapid advance of any internal decay, exhibit frequent limb loss in high wind, and eventually are prone to whole tree failure when over-mature. In addition Lombardy poplar are especially susceptible to certain cankers and fungal infections. Moreover, the on-site Lombardy poplar are already at an advanced age and have been mutilated via extreme topping. DR Hortn.Meadowvue.1701 2 S. A. Newman Firm Meadowvue January 16, 2017 In the opinion of the undersigned the Lombardy poplar are not salvageable via restorative pruning, and any branch sprouts allowed to attain significant size will be poorly attached to the main bole stem, and will have a high likelihood of failure. Look at east side of 30" DBH bigleaf maple no. 7358 decayed to the extent that you can see through the basal area and forest litter on west side of tree is visible behind tree in this photo. 43" DBH Western red cedar no. 7357 visible at left in background. This report is an inventory only and trees considered suitable for retention on-site are subject to appropriate protection during construction. Another project party is reportedly calculating applicable tree retention and/or replacement. The undersigned reserves the right to review the tree protection plans (if any) developed for on-site construction and saved trees. Any deviation from the conditions of approval for site activities by City of Renton or any failure to comply with the minimal ISA standards for the preservation of trees during construction could result in a revised recommendation DR Hortn.Meadowvue.1701 3 S. A. Newman Firm Meadowvue January 16, 2017 46" DBH big leaf maple no. 7386 with mechanical damage at base -presumably from horses -- considered potentially suitable for retention despite damage. for retention or removal. The risk of tree failure is relative, and such a risk therefore exists even for the least hazardous trees recommended to be retained and/or monitored. Changes in circumstances, condition and tree size can also lead to a change in tree status, tree deterioration and potentially result in instability. In the opinion of the undersigned, low to moderate risk of failure only exists for the near-term for on-site trees considered potentially suitable for retention. Monitoring is always warranted during and to some extent after construction. The undersigned assumes that little if any soil disturbance will occur within prescribed critical root protection zones surrounding the trees proposed for retention. The undersigned reserves the right to revise recommendations for retention trees if significant soil disturbances or other tree impacts occur are required as part of plat construction which materially affect trees. DR Hortn.Meadowvue.1701 4 S. A. Newman Firm Meadowvue January 16, 2017 ~ ., . ·.··.• . '···,, ;; --.... I ,..> Dead 34" DBH Lombardy poplar no. 9007 appears in foreground a right of photo. 36" DBH Lombardy poplar no. 9006 appears in left-center of photo behind turkey pen. No. 9006 has significant poorly attached branch sprouts regenerating from the remaining high stump. Certification. I certify that: I inspected the trees and property that are the subjects of this report on various dates indicated herein in 2016 and 2017; the statements of fact contained in this report are true and correct to the best of my knowledge and belief; I have no present or prospective interest in the trees or property that is the subject of this report; my services are not contingent on an action or event resulting from the analyses, opinions, or conclusions in, or the use of, this report; and that the conclusions set forth in this report are my independent conclusions, and that such conclusions were reached without collaboration of others except for the professional assistance as detailed herein. All conclusions were reached without direction as to recommended action. I have not revealed the findings and results of this report to anyone other than the client named herein, and our firm will not do so until authorized in writing by said party or until required to do so by due process of law. DR Hortn.Meadowvue.1701 5 S. A. Newman Firm Meadowvue January 16, 2017 The undersigned arborist remains available for additional site review and to prepare plans for tree protection during construction, for consultation during construction, and for follow-up steps for monitoring in years following construction if requested or otherwise engaged. Please feel free to phone me at 425-259-4411 (fax 425-258-4435) if you have any questions. Thank you. DR Hortn.Meadowvue.1701 Respectfully Submitted, S. A. NEWMAN FIRM Peter C. Blansett, Principal Forester/ ISA Certified Arborist No. PN0659A ISA Qualified Tree Risk Assessor Email: pblansett@sanforest.com 6 S. A. Newman Firm Exhibit 1 Meadowvue Project in a Porti ,f Page 1 of 1 Numeric Sec. 14 · T23N · R5E, W.M., in City of Renton, King County, WA Tree No. Species• . b ,D~H · Comments Suitable? Inches Size?0 7134 Flowering cherry 7 multi-stemmed y 7135 Flowering cherry 8 multi-stemmed y 7136 Flowering cherry 9 multi-stemmed y 7141 Leyland cypress 18 y 7142 Leyland cypress 10 y 7143 Leyland cypress 12 y 7144 Leyland cypress 10 y 7145 Leyland cypress 7 y 7146 Leyland cypress 8 y 7147 Leyland cypress 10 y 7148 Leyland cypress 6 y 7152 Fruit cherry 8 multi-stemmed y 7153 Fruit apple 3 multi-stemmed N 7154 Fruit cherry 5 multi-stemmed N 7178 Hawthorne 9 multi-stemmed y 7281 Bigleaf maple 60 multi-stemmed y 7310 Bigleaf maple 43 y 7356 Bigleaf maple 10 multi-stemmed y 7357 Western red cedar 43 y 7358 Bigleaf maple 30 multi-stemmed; major decay: unsuitable for retention N 7386 Bigleaf maple 46 y 7389 Bigleaf maple 34 multi-stemmed y 7417 Bigleaf maple 21 y 7420 Bigleaf maple 12 multi-stemmed y 7427 Western red cedar 46 y 7428 Bigleaf maple 45 y 9001 Lombardy poplar 22 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9002 Lombardy poplar 26 Topped--12 to 14' high resprouting stump; unsuitable forretention N 9003 Lombardy poplar 24 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9004 Lombardy poplar 24 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9005 Lombardy poplar 30 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9006 Lombardy poplar 36 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9007 Lombardy poplar 34 Topped --12 to 14' high dead stump; unsuitable for retention N 9996 Unknown deciduou 12 multi-stemmed y 9997 Unknown deciduou 10 multi-stemmed y 9998 Bigleaf maple 6 multi-stemmed y 9999 Bigleaf maple 10 multi-stemmed y Prepared by Peter C. Blansett, 1SA Certified Arborist No. PN0659A 'Western red cedar= Thuja plicata; Leyland cypress= X Cuppressocyparis leylandii; bigleaf maple= Acer macrophyllum; hawthorne = Crataegus laevigata; Cherries = Prunus spp.; Apple = Malus spp. b DBH means diameter at breast height -a standard point of measurement 4.5 feet above grounf level as measure on uphill side of tree. 'Trees denpoted "N" are either unsuitable for retention due to serious decay or strutural defects; or were marked on-site with a numbered aluimnium tag and shown on Boundary & Topographic Survey but are too small to be a significant tree as defined under RMC 4-11-200. DR Horton.Meadowvue.1701 S. A. NEWMAN FIRM Exhibit 2 eadowvue Project in a Portion of Pag8 1 of 1 Sorted Sec. 14 -T23N -R5E, W.M., in City of Renton, King County, WA , 'r-'.t' >, ,;it><''' T~~~ No1;~ii~~ :.~11i1al:i1e~ .Jc.. . ... . · Size? 7358 Bigleaf maple 30 multi-stemmed; major decay; unsuitable for retention N 7153 Fruit apple 3 multi-stemmed N 7154 Fruit cherry 5 multi-stemmed N 9001 Lombardy poplar 22 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9002 Lombardy poplar 26 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9003 Lombardy poplar 24 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9004 Lombardy poplar 24 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9005 Lombardy poplar 30 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9006 Lombardy poplar 36 Topped --12 to 14' high resprouting stump; unsuitable for retention N 9007 Lombardy poplar 34 Topped --12 to 14' high dead stump; unsuitable for retention N 7281 Bigleaf maple 60 multi-stemmed y 7310 Bigleaf maple 43 y 7356 Bigleaf maple 10 multi-stemmed y 7386 Bigleaf maple 46 y 7389 Bigleaf maple 34 multi-stemmed y 7417 Bigleaf maple 21 y 7420 Bigleaf maple 12 multi-stemmed y 7428 Bigleaf maple 45 y 9998 Bigleaf maple 6 multi-stemmed y 9999 Bigleaf maple 10 multi-stemmed y 7134 Flowering cherry 7 multi-stemmed y 7135 Flowering cherry 8 multi-stemmed y 7136 Flowering cherry 9 multi-stemmed y 7152 Fruit cherry 8 multi-stemmed y 7178 Hawthorne 9 multi-stemmed y 7141 Leyland cypress 18 y 7142 Leyland cypress 10 y 7143 Leyland cypress 12 y 7144 Leyland cypress 10 y 7145 Leyland cypress 7 y 7146 Leyland cypress 8 y 7147 Leyland cypress 10 y 7148 Leyland cypress 6 y 9996 Unknown deciduou 12 multi-stemmed y 9997 Unknown deciduou 10 multi-stemmed y 7357 Western red cedar 43 y 7427 Western red cedar 46 y Prepared by Peter C. Blansett, ISA Certified Arborist No. PN0659A 'Western red cedar= Thuja plicata; Leyland cypress= X Cuppressocyparis leylandii; bigleaf maple= Acer macrophyllum; hawthorne = Crataegus laevigata; Cherries= Prunus spp.; Apple = Malus spp. b DBH means diameter at breast height-a standard point of measurement 4.5 feet above grounf level as measurE on uphill side of tree. 'Trees denpoted "N" are either unsuitable for retention due to serious decay or strutural defects; or were marked on-site with a numbered aluimnium tag and shown on Boundary & Topographic Survey but are too small to be a significant tree as defined under RMC 4-11-200. DR Horton.Meadowvue.1701 S. A. NEWMAN FIRM >, t; 1Z ;:, I [/) I u 5:1 ~ 0 0 ·~-.... 0 < r-< (~ ocl \u ~ ·'.'-0. :2' ·--; <'. 0 z ;:, -, 0 ~I ~ C::,' ~. -; 0.L..:i '"-v J 12910 Totem l.akc Blvd. NI-:. Ste. 220 Kirl,.;lancl, WA 980.14 · l'hone425-821-HOO , hix 425-~2:i-xo1 . .;; February 3", 2017 City of Renton Development Services Division 1055 S Grady Way Renton, WA 98057 RE: Letter of Understanding of Geologic Risk, MeadowVue Plat This letter acknowledges that SSHI, LLC dba D.R. Horton is the developer of the proposed MeadowVue Plat, located at 13833 156" Ave SE in Renton, Washington. Terra Associates, Inc. prepared a Geotechnical Report dated February 2"', 2017 which found no evidence to suggest the existence of any geologic risks on the aforementioned property. As such, D.R. Horton understands and accepts the risk of developing this site, and will advise any prospective purchaser of said site of the findings of the Geotechnical Report. Sincerely, 4/ . // ~/~;,kv Kevin Capuzzi Division President MI\R O 8 2017 GEOTECHNICAL REPORT MeadowVue 13833 -156th Avenue SE Renton, Washington Project No. T ..,7315 Terra Associates, Inc. Prepared for: · D.R. Horton Kirkland, Washington February 2, 2017 TERRA ASSOCIATES, Inc. Ms. Kathy Omi D.R. Horton 12910 Totem Lake Blvd. NE, Suite 220 Kirkland, Washington 98034 Subject: Geotechnical Report MeadowVue Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences 13833 -156th Avenue SE Renton, Washington Dear Ms. Omi: February 2, 2017 Project No. T-7315 As requested, we have conducted a geotechnical engineering study for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Our field exploration indicates the site is generally underlain by six to eight inches of organics overlying two and one-half to three feet of medium dense silty sand with gravel (weathered sandy till) over dense silty sand with gravel (unweathered sandy glacial till) to the termination of the test pits. Minor perched groundwater seepage was observed between two and one-half and three feet below current site grades in two of the supplemental hand holes. In our opinion, soil conditions observed at the site will be suitable for support of the proposed development provided the recommendations present in this report are incorporated into project design and construction. We trust the information presented in this report is sufficient for your wrrent needs. If you have any questions or require additional information, please call. {J~,., Caro Proje,=:>{ 12220 113th Avenue NE, Ste. 130, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 TABLE OF CONTENTS Page No. 1.0 Project Description .......................................................................................................... I 2.0 Scope of Work ................................................................................................................. 1 3.0 Site Conditions ................................................................................................................ 2 3.1 Surface ................................................................................................................ 2 3.2 Subsurface .......................................................................................................... 2 3.3 Groundwater ....................................................................................................... 2 4.0 Geological Hazards ......................................................................................................... 3 4.1 Seismic Considerations ...................................................................................... 3 4.2 Erosion Hazard Areas ......................................................................................... 4 4.3 Landslide Hazard Areas ..................................................................................... 4 4.4 Steep Slope Hazard Areas .................................................................................. 4 4.5 Coal Mine Hazard Areas .................................................................................... 5 5.0 Discussion and Recommendations .................................................................................. 5 5.1 General ............................................................................................................... 5 5.2 Site Preparation and Grading ............................................................................. 6 5.3 Excavation .......................................................................................................... 7 5.4 Foundation Support ............................................................................................ 7 5.5 Floor Slab-on-Grade ........................................................................................... 7 5.6 Stormwater Detention Pond ............................................................................... 8 5.7 Infiltration Feasibility ......................................................................................... 8 5.8 Drainage ............................................................................................................. 9 5.9 Utilities ............................................................................................................... 9 5.10 Pavement ............................................................................................................ 9 6.0 Additional Services ....................................................................................................... 10 7.0 Limitations .................................................................................................................... 10 Figures Vicinity Map ........................................................................................................................ Figure I Exploration Location Plan .................................................................................................... Figure 2 Appendices Field Exploration and Laboratory Testing ........................................................................ Appendix A Infiltration Test Results .................................................................................................... Appendix B 1.0 PROJECT DESCRIPTION Geotechnical Report MeadowVue 13833 -156th Avenue SE Renton, Washington The project consists of redeveloping the approximately 4.5-acre site with 14 residential building lots, a stormwater detention pond, and associated access and utilities. Based on the preliminary grading plan prepared by CPH Consultants dated January 2017, the stormwater detention pond will be located in the southwest comer of the site. Grading to achieve building lot and roadway elevations will consist of cuts and fills from one to nine feet. Grade transitions throughout the site will be supported by short retaining walls or slopes. Site stormwater will be collected and directed to a stormwater detention pond located in the southwest corner of the site. The pond will be constructed by excavating below the current site grades. The excavation required to achieve the floor elevation of374 feet will extend 9 to 14 feet below current site grades. We expect that the residential structures constructed on the lots will be two-to three-story, wood-framed buildings with their main floor levels framed over a crawl space with attached garage floors constructed at grade. Structural loading should be relatively light; with bearing walls carrying loads of2 to 3 kips per foot and isolated columns carrying maximum loads of30 to 40 kips. The recommendations in the following sections of this report are based on our understanding of the preceding design features. We should review final design drawings as they become available to verify that our recommendations have been properly interpreted and to supplement them, if required. 2.0 SCOPE OF WORK On October 28, 2015, we observed soil conditions at seven test pits excavated between six and seven and one-half feet below existing site grades. On January 25, 2017, we supplemented this data by excavating four infiltration test hand holes to a maximum depth of three feet below current site grades. Using the information obtained from the subsurface exploration and laboratory testing, we performed analyses to develop geotechnical recommendations for project design and construction. Specifically, this report addresses the following: • Soil and groundwater conditions • Seismic design parameters per 2015 International Building Code (IBC) • Geologic Hazards per current City of Renton Municipal Code • Site preparation and grading • Excavation • Foundations • Floor slabs at grade • • • • • Stormwater detention pond Infiltration feasibility Drainage Utilities Pavement February 2, 2017 Project No. T-7315 It should be noted that recommendations outlined in this report regarding drainage are associated with soil strength, design earth pressures, erosion, and stability. Design and performance issues with respect to moisture as it relates to the structure environment are beyond Terra Associates' purview. A building envelope specialist or contractor should be consulted to address these issues, as needed. 3.0 3.1 SITE CONDITIONS Surface The project site consists of a single tax parcel totaling approximately 4.5 acres located at 13833 -156th Avenue SE in Renton, Washington. The approximate site location is shown on Figure I. The site is currently occupied by a single-family home in the east-central portion of the site with the surrounding area used as a horse pasture. There is a run-down shed just west of the residence. There are a few mature trees scattered around the property and along the property line. The remainder of the site is covered with grass. Site topography consists of a slight slope that descends from the northeast to the southwest with an overall relief of approximately 15 feet. 3.2 Subsurface In general, the soil conditions we observed in the test pits and hand holes consisted of six to eight inches of organics overlying two and one-half to three feet of medium dense silty sand with gravel (weathered till) over dense to very dense silty sand with gravel (unweathered glacial till) to the termination of the test pits and hand holes. The Geologic Map of the Renton Quadrangle, King County, Washington by D.R. Mullineaux ( 1965), maps the site as Ground Moraine Deposits (Qgt). Soil conditions observed in the test pits are generally consistent with the mapped geology. The preceding discussion is intended to be a general review of the soil conditions encountered. For more detailed descriptions, please refer to the Test Pit Logs in Appendix A. 3.3 Groundwater We did not observe any groundwater during our site exploration in October 2016. However, in our recent hand holes we observed minor perched groundwater seepage in two of the hand holes, IT-IO I and IT-I 04, between two and one-half to three feet below current site grades. The seepage was observed at the contact between the weathered and unweathered glacial till soils. Page No. 2 February 2, 2017 Project No. T-7315 This is a result of surface water that infiltrates through the upper weathered soil zone becomes perched on the underlying, denser till. The denser till has a relatively low permeability that impedes the downward migration of the infiltrated surface water. As a result, groundwater will accumulate, and when combined with a positive gradient, will tend to flow laterally along the till contact. Locally, such seepage is referred to as intcrflow. Fluctuations in groundwater seepage levels will occur and should be expected on a seasonal and annual basis. Typically, groundwater seepage reaches maximum levels during and shortly following the wet winter months. 4.0 4.1 GEOLOGICAL HAZARDS Seismic Considerations Section 4.3.050.G.5.d of the City of Renton Municipal Code (RMC) defines a seismic hazard as: "i. Low Seismic Hazard (SL): Areas underlain by dense soils or bedrock. These soils generally have site classifications of A through D, as defined in the International Building Code, 2012. ii. High Seismic Hazard (SH): Areas underlain by soft or loose, saturated soils. These soils generally have site classifications E or F, as defined in the International Building Code, 2012." Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations. Liquefaction mainly affects geologically recent deposits of fine-grained sand that is below the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction; thus, eliminating the soil's strength. Based on the soil conditions we observed, the site soils would be classified as type "C" by the International Building Code, therefore the site is a low seismic hazard area as defined by the City of Renton. In our opinion, the risk for liquefaction to occur at this site during an earthquake is negligible. Based on soil conditions observed in the test pits and our knowledge of the area geology, per Chapter 16 of the 2015 International Building Code (!BC), site class "C" should be used in structural design. Based on this site class, in accordance with the 2015 !BC, the following parameters should be used in computing seismic forces: Seismic Design Parameters (/BC 2015) Soectral resoonse acceleration (Short Period), SMs 1.370 Spectral response acceleration (I -Second Period), SM 1 0.667 Five oercent damned .2 second period, Su, 0.913 Five oercent damned 1.0 second oeriod, S01 0.445 These values were determined using the latitude/longitude coordinates 47.47787/-122.1338 and the United States Geological Survey (USGS) Ground Motion Parameter Calculator accessed on February 2, 2017 at the web site http://earthquake.usgs.gov/designmaps/us/application.php. Page No. 3 4.2 Erosion Hazard Areas Section 4.3.050.G.5.c of the RMC defines an erosion hazard as: February 2, 2017 Project No. T-7315 "i. Low Erosion Hazard (EL): Areas with soils characterized by the Natural Resource Conservation Service (formerly U.S. Soil Conservation Service) as having slight or moderate erosion potential, and a slope less than 15 percent. ii. High Erosion Hazard (Ell): Areas with soils characterized by the Natural Resource Conservation Service (formerly U.S. Soil Conservation Service) as having severe or very severe erosion potential, and a slope more than 15 percent." The soils observed on-site are classified as Alderwood gravelly sandy loam 8 to 15 percent slopes by the United States Department of Agriculture Natural Resources Conservation Service (NRCS), formerly the Soil Conservation Service. Over most of the site with the existing slope gradients, these soils will have a slight to moderate potential for erosion when exposed. Therefore, in our opinion, the site is a low erosion hazard as defined by the RMC. Erosion protection measures as required by the City of Renton will need to be in place prior to starting grading activities on the site. This would include perimeter silt fencing to contain erosion on-site and cover measures to prevent or reduce soil erosion during and following construction. 4.3 Landslide Hazard Areas Section 4.3.050.G.5.b of the RMC defines a landslide hazard area as: "i. Low Landslide Hazard (LL): Areas with slopes less than 15 percent. ii. Medium Landslide Hazard (LM): Areas with slopes between 15 percent and 40 percent and underlain by soils that consist largely of sand, gravel, or glacial till. iii. High Landslide Hazards (LH): Areas with slopes greater than 40 percent, and areas with slopes between 15 percent and 40 percent and underlain by soils consisting largely of silt and clay. iv. Very High Landslide Hazards (LV): Areas of known mapped or identified landslide deposits." The site slopes are less than 15 percent, therefore, the site would be classified as a Low Landslide Hazard by the RMC. 4.4 Steep Slope Hazard Areas Section 4.3.050.g.5.a of the RMC defines a steep slope hazard area as: "i. Sensitive Slopes: A hillside, or portion thereof, characterized by: (a) an average slope of25 percent to less than 40 percent as identified in the City of Renton Steep Slope Atlas or in a method approved by the City; or (b) an average slope of 40 percent or greater with a vertical rise of less than 15 feet as identified in the City of Renton Steep Slope Atlas or in a method approved by the City; (c) abutting an average slope of25 percent to 40 percent as identified in the City of Renton Steep Slope Atlas or in a method approved by the City. This definition excludes engineered retaining walls. Page No. 4 February 2, 2017 Project No. T-7315 ii. Protected Slopes: A hillside, or portion thereof, characterized by an average slope of 40 percent or greater grade and having a minimum vertical rise of 15 feet as identified in the City of Renton Steep Slope Atlas or in a method approved by the City." None of the above conditions are present at the site, therefore, it is our opinion that the site docs not contain a steep slope hazard as defined by the RMC. 4.5 Coal Mine Hazard Areas Section 4.3.050.g.5.e of the RMC defines a coal mine hazard area as: "i. Low Coal Mine Hazards (CL): Areas with no known mine workings and no predicted subsidence. While no mines are known in these areas, undocumented mining is known to have occurred. ii. Medium Coal Mine Hazards (CM): Areas where mine workings are deeper than 200 feet for steeply dipping seams, or deeper than 15 times the thickness of the seam or workings for gently dipping seams. These areas may be affected by subsidence. iii. High Coal Mine Hazard (CH): Areas with abandoned and improperly sealed mme openings and areas underlain by mine workings shallower than 200 feet in depth for steeply dipping seams, or shallower than 15 times the thickness of the seam or workings for gently dipping seams. These areas may be affected by collapse or other subsidence." We have reviewed the coal mine maps for the area and used the King County !map sensitive area map to determine if any coal mine workings arc within the site. Based on our review, the site is not mapped on the coal mine maps and the King County !map sensitive area map shows the nearest coal mine hazard to be over 8,000 feet southeast of the project site. We did not observe any evidence of underground tunnels or shafts during our site exploration. Based on this review, in our opinion, the site would be classified as a Low Coal Mine Hazard Area as defined by the RMC. 5.0 DISCUSSION AND RECOMMENDATIONS 5.1 General Based on our study, there arc no geotechnical considerations that would preclude development of the site, as currently planned. The residential buildings can be supported on conventional spread footings bearing on competent inorganic native soils or on structural fill placed and compacted above the native soils. Pavement and floor slabs can be similarly supported. The native soils encountered at the site contain a sufficient amount of soil fines that will make them difficult to compact as structural fill when too wet. The ability to use native soil from site excavations as structural fill will depend on its moisture content and the prevailing weather conditions at the time of construction. If grading activities will take place during winter, the owner should be prepared to import clean granular material for use as structural fill and backfill. Page No. 5 February 2, 2017 Project No. T-7315 The following sections provide detailed recommendations regarding the preceding issues and other geotechnical design considerations. These recommendations should be incorporated into the final design drawings and construction specifications. 5.2 Site Preparation and Grading To prepare the site for construction, all vegetation, organic surface soils, and other deleterious material should be stripped and removed from below the building lots and roadway areas. Surface stripping depths of approximately six to eight inches should be expected to remove the organic surface soils. In the developed portions of the site, demolition of existing structures should include removal of existing foundations and abandonment of underground septic systems and other buried utilities. Abandoned utility pipes that fall outside of new building areas can be left in place provided they are sealed to prevent intrusion of groundwater seepage and soil. Organic topsoil will not be suitable for use as structural fill, but may be used for limited depths in nonstructural areas. Once clearing and stripping operations are complete, cut and fill operations can be initiated to establish desired grades. Prior to placing fill, all exposed bearing surfaces should be observed by a representative of Terra Associates to verify soil conditions are as expected and suitable for support of new fill. Our representative may request a proofroll using heavy rubber-tired equipment to determine if any isolated soft and yielding areas are present. If excessively yielding areas are observed, and they cannot be stabilized in place by compaction, the affected soils should be excavated and removed to firm bearing and grade restored with new structural fill. Beneath embankment fills or roadway subgrade if the depth of excavation to remove unstable soils is excessive, the use of geotextile fabrics, such as Mirafi SOOX, or an equivalent fabric, can be used in conjunction with clean granular structural fill. Our experience has shown that, in general, a minimum of 18 inches of a clean, granular structural fill placed and compacted over the geotextile fabric should establish a stable bearing surface. The native soils encountered at the site contain a sufficient amount of soil fines that will make them difficult to compact as structural fill when too wet or too dry. The ability to use native soils from site excavations as structural fill will depend on its moisture content and the prevailing weather conditions at the time of construction. If wet soils are encountered, the contractor will need to dry the soils by aeration during dry weather conditions. Alternatively, the use of an additive such as Portland cement or lime to stabilize the soil moisture can be considered. If the soil is amended, additional Best Management Practices (BMPs) addressing the potential for elevated pH levels will need to be included in the Storm Water Pollution Prevention Program (SWPPP) prepared with the Temporary Erosion and Sedimentation Control (TESC) plan. If grading activities are planned during the wet winter months, or if they are initiated during the summer and extend into fall and winter, the owner should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular soil that meets the following grading requirements: U.S. Sieve Size Percent Passing 6 inches IOO No.4 75 maximum No. 200 5 maximum* • Based on the 3/4-inch fraction. Prior to use, Terra Associates, Inc. should examine and test all materials imported to the site for use as structural fill. Page No. 6 February 2, 201 i Project No. T-7315 Structural fill should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by American Society for Testing and Materials (AST\1) Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within minus one to plus three percent of its optimum, as determined by this ASTM standard. In nonstructural areas, the degree of compaction can be reduced to 90 percent. 5.3 Excavation All excavations at the site associated with confined spaces, such as utility trenches, must be completed in accordance with local, state, and federal requirements. Based on regulations outlined in the Washington Industrial Safety and Health Act (WISHA), the upper two to three feet of weathered native soils would be classified as Type C soil. The dense native soils below three feet would be classified as Type B soil. Accordingly, temporary excavations in Type C soils should have their slopes laid back at an inclination of 1.5: 1 (Horizontal:Vertical) or flatter, from the toe to the crest of the slope. Side slopes in Type B soils can be laid back at a slope inclination of 1:1 or flatter. All exposed temporary slope faces that will remain open for an extended period oftime should be covered with a durable reinforced plastic membrane during construction to prevent slope raveling and rutting during periods of precipitation. The above information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates, Inc. assumes responsibility for job site safety. It is understood that job site safety is the sole responsibility of the project general contractor. 5.4 Foundation Support The residences can be supported on conventional spread footing foundations bearing on competent native soils or on structural fills placed above competent soils. Foundation subgrade should be prepared as recommended in Section 5.2 of this report. Perimeter foundations exposed to the weather should bear a minimum depth of l.5 feet below final exterior grades for frost protection. Interior foundations can be constructed at any convenient depth below the floor slab. Foundations bearing on competent native soils or on compacted structural fill can be dimensioned for a net allowable bearing capacity of2,500 pounds per square foot (psi). For short-term loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. With structural loading as anticipated and this bearing stress applied, estimated total settlements are between one-quarter and one-half inch. For designing foundations to resist lateral loads, a base friction coefficient of 0.35 can be used. Passive earth pressures acting on the side of the footing and buried portion of the foundation stem wall can also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of350 pcf. We recommend not including the upper 12 inches of soil in this computation because they can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be constructed neat against competent native soil or backfilled with structural fill as described in Section 5.2 of this report. The values recommended include a safety factor of 1.5. 5.5 Floor Slab-on-Grade Slab-on-grade floors may be supported on sub grade prepared as recommended in Section 5 .2 of this report. Immediately below the floor slab, we recommend placing a four-inch thick capillary break layer composed of clean, coarse sand or fine gravel that has less than three percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. Page No. 7 February 2, 2017 Project No. T-7315 The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and to aid in uniform curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will not be effective in assisting uniform curing of the slab and can actually serve as a water supply for moisture bleeding through the slab, potentially affecting floor coverings. Therefore, in our opinion, covering the membrane with a layer of sand or gravel should be avoided if floor slab construction occurs during the wet winter months and the layer cannot be effectively drained. We recommend floor designers and contractors refer to the current American Concrete Institute (AC!) Manual of Concrete Practice for further information regarding vapor barrier installation below slab-on-grade floors. 5.6 Stormwater Detention Pond A storm water detention pond will be constructed in the southwest comer of the development. The proposed pond floor will be 9 to 14 feet below current site grades and formed by excavating below current site grades. Our field exploration indicates that the soils in this area consist of medium dense silty sand with gravel overlying dense to very dense glacial till. 5.7 lnliltration Feasibility In accordance with the 2017 City of Renton Surface Water Design Manual Section C. 1.3 Application of On-site BMP ·s. four infiltration tests were conducted at the bottom of our supplemental hand holes in the native unweathered glacial till soils. The approximate locations of these tests are shown on attached Figure 2. The measured rates of the infiltration tests are shown in the following table: lnftltration Test Measured Rate (in/hr) IT-101 0 IT-I 02 0 IT-103 0 IT-104 0 These infiltration tests were carried out following the EPA Falling Head Percolation test procedure as outlined in the Environmental Protection Agency (EPA) document, Orzsite Wastewater Treatment and Disposal Systems, dated October 1980. Based on these test results, infiltration of development stormwater including low impact development (LID) techniques at the site would not be feasible. Results of the infiltration tests are shown in Appendix B. Page No. 8 5.8 Surface Drainage February 2, 2017 Project No. T-7315 Final exterior grades should promote free and positive drainage away from the site at all times. Water must not be allowed to pond or collect adjacent to foundations or within the immediate building areas. We recommend providing a positive drainage gradient away from the building perimeters. If this gradient cannot be provided, surface water should be collected adjacent to the structures and disposed to appropriate storm facilities. Subsurface We recommend installing perimeter foundation drains adjacent to shallow foundations. The drains can be laid to grade at an invert elevation equivalent to the bottom of footing grade. The drains can consist of four-inch diameter perforated PVC pipe that is enveloped in washed pea gravel-sized drainage aggregate. The aggregate should extend six inches above and to the sides of the pipe. Roof and foundation drains should be tightlined separately to the storm drains. All drains should be provided with cleanouts at easily accessible locations. 5.9 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) or the City of Renton specifications. As a minimum, trench backfill should be placed and compacted as structural fill, as described in Section 5.2 of this report. As noted, depending on the soil moisture when excavated most inorganic native soils on the site should be suitable for use as backfill material during dry weather conditions. However, if utility construction takes place during the wet winter months, it will likely be necessary to import suitable wet weather fill for utility trench backfilling. 5.10 Pavement Pavement subgrade should be prepared as described in the Section 5.2 of this report. Regardless of the degree of relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy rubber-tire construction equipment such as a loaded 10-yard dump truck to verify this condition. The pavement design section is dependent upon the supporting capability of the subgrade soils and the traffic conditions to which it will be subjected. For residential access, with traffic consisting mainly of light passenger vehicles with only occasional heavy traffic, and with a stable subgrade prepared as recommended, we recommend the following pavement sections: • Two inches of hot mix asphalt (HMA) over four inches of crushed rock base (CRB) • Three and one-half inches full depth HMA The paving materials used should conform to the Washington State Department of Transportation (WSDOT) specifications for \/,-inch class HMA and CRB. Page No. 9 February 2, 2017 Project No. T -7315 Long-term pavement performance will depend on surface drainage. A poorly-drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. For optimum pavement performance, we recommend surface drainage gradients of at least two percent. Some degree of longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur. 6.0 ADDITIONAL SF.RVICES Terra Associates, Inc. should review the final design drawings and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemented in project design. We should also provide geotechnical service during construction to observe compliance with our design concepts, specifications, and recommendations. This will allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 7.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. No other wanranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, Inc. and is intended for specific application to the Meadow Vue project. This report is for the exclusive use of D.R. Horton and its authorized representatives. The analyses and recommendations present in this report are based on data obtained from the subsurface explorations completed on-site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 10 .; '" ~ ! " • ~ • , , ' 'I- ; l --·; / IIE3oil"? -NE 10f&I k • • .; ' ! ! _SETI.IIIII.PI SE 11(· St . ,.; • • ' ! ! IEln!R • l i ! " • • • ·~· ._. -I -=n lU!k::St l I 1-------- ! I J ~ ~ ' ! ~ ! ! I ' ·11£u:;,r,:a~ SE UUlh '' -)1£ h.l "?! ·-----\ 1----------- SE 1Gr:il Pl.· ·~ • = ~t' .,._ ... "'Oii .. ! ,(1,r., :, .~# ·~ .. ··. 1 1~111Lol'!--;;f ., -.~a ,n,..,,,~ 1. I · ir I 11: 111.l'f_ SE l<dll) .! I I ., -SE_ll111S! 1· .,:1rmir,s! • • ' . l • ~ • ; ! b ' ! I n:tua, 111 _ REFERENCE: http://www. wsdot wa.gov/data/tools/geoportal/ A6f'ROXIM4're/lCALE IN FEET ACCESSED 10130/15 Terra Associates Inc. Consultants in Geotechnical !ngineering Geology and Environmental Earth Sciences VICINITY MAP MEADOWVUE RENTON, WASHINGTON Proj. No.T-7315 Date FEB 2017 Figure 1 NOTE: ;i 'I I t I,' Tl<IS SITE Pl.>.N IS SCHEMATIC ALL LOCATIONS ANO OIMENSIONS ARE APPROXIMATE IT IS IITTENDED FOR REFERENCE ONL V AND S~O\JLD NOT ~E USED FOR DES,C,N OR CONSTHUCTION PURP08ES REFERENCE:SITE PLAN PROVIDED BY CPH CONSULTANTS '/ , ,, • • ' ----·-------- • • LEG ENO: ~ APPROXlt.lATE TEST "IT LOCATION .APPROXIMATE INFILTRATION TEST LOCATION 0 APPROXlt.lATE SCALE IN FEET ··,;;,; " • ' i ' ,, • TP-7 II, Terra Assoc,ates1 Inc, Cor,oultanllllnGoo""'hnl<.,I 'Ill....._ Envi~:~Sc,.,,,,,. IT.101 '1)- 7 EXPLORATION LOCATION PLAN MEADOWI/UE RENTON, WASHINGTON Proj NoT-7315 OateFEB2017 Figure 2 APPENDIXA FIELD EXPLORATION AND LABORATORY TESTING Meadow Vue Renton, Washington On October 28, 2015, we completed our site exploration by observing soil conditions at 7 test pits. On January 25, 2017, we supplemented this data by excavating 4 hand holes. The test pits were excavated using a minihoe to a maximum depth of7.5 feet below existing site grades. The hand holes were excavated using a post hole digger. Test pit and hand hole locations were determined in the field by measurements from existing site features. The approximate location of the test pits and hand holes is shown on the attached Exploration Location Plan, Figure 2. Test Pit and Hand Hole Logs are attached as Figures A-2 through A-12. A geotechnical engineer from our office conducted the field exploration. Our representative classified the soil conditions encountered, maintained a log of each test pit and hand hole, obtained representative soil samples, and recorded water levels observed during excavation. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS) described on Figure A-1. Representative soil samples obtained from the test pits were placed in closed containers and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the individual Test Pit Logs. Grain size analyses were performed on selected samples. The results of the analyses are shown on Figures A-13 and A-14. Project No. T-7315 CJ) ...J 0 CJ) C w z ~ (!) w [Q ~ 0 CJ) ...J 0 CJ) C w z ~ (!) w z u: CJ) CJ) w ...J z 0 iii w :c 0 0 w > iii w :c 0 u MAJOR DIVISIONS Clean LETTER SYMBOL GW TYPICAL DESCRIPTION Well-graded gravels, gravel-sand mixtures, little or no fines. GRAVELS Gravels (less than 5% 1-----+------------------------1 GP Poorly-graded gravels, gravel-sand mixtures, little or no fines. More than 50% fines) of coarse fraction 1------+----f-f------------------------1 is larger than No. Gravels with GM Silty gravels, gravel-sand-silt mixtures, non-plastic fines. 4 sieve 1-----t------------------------.1 fines SANDS More than 50% Clean Sands {less than 5% fines) GC SW SP Clayey gravels, gravel-sand-clay mixtures, plastic fines. Well-graded sands, sands with gravel, little or no fines. Poorly-graded sands, sands with gravel, little or no fines. of coarse fraction 1------+----f-f------------------------1 ~ ~ is smaller than No. 4 sieve Sands with fines '" E ~ SILTS AND CLAYS U) ·en ro " Liquid Limit is less than 50% -~ a; ro·w Ea ~~ 0 . "' 0 ffi ";; SILTS AND CLAYS SM Silty sands, sand-silt mixtures, non-plastic fines. SC Clayey sands, sand-clay mixtures, plastic fines. ML Inorganic silts, rock flour, clayey silts with slight plasticity. CL Inorganic clays of low to medium plasticity. (Lean clay) OL Organic silts and organic clays of low plasticity. MH Inorganic slits, elastic. CH Inorganic clays of high plasticity. (Fat clay) £a 1 Liquid Limit is greater than 50% a,-1-----+------------------------t 0 :;; OH Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS Standard Penetration Density Resistance in Blows/Foot Very Loose 0-4 Loose 4-10 Medium Dense 10-30 Dense 30-50 Very Dense >50 Standard Penetration Consistancy Resistance in Blows/Foot Very Soft 0-2 Soft 2-4 Medium Stiff 4-8 Stiff 8-16 Very Stiff 16-32 Hard >32 I JI y Tr Pp DD LL Pl N 2" OUTSIDE DIAMETER SPILT SPOON SAMPLER 2.4" INSIDE DIAMETER RING SAMPLER OR SHELBY TUBE SAMPLER WATER LEVEL (Date) TORVANE READINGS, tsf PENETROMETER READING, tsf DRY DENSITY, pounds per cubic foot LIQUID LIMIT, percent PLASTIC INDEX STANDARD PENETRATION, blows per foot UNIFIED SOIL CLASSIFICATION SYSTEM MEADOWVUE RENTON, WASHINGTON Proj. No.T-7315 I Date FEB 2017 I Figures A-1 LOG OF TEST PIT NO. TP-1 FIGUREA-2 PROJECT NAME: .Ml!ll!low'lUJL -- LOCATION: Reolon, \/'ias.biog!Qa __ DATE LOGGED: .October 2.8, 2015 PROJ. NO: T-l31_5 LOGGED BY: c_so. SURFACE CONDS: _G_fi\~L APPROX. ELEV: 402 Feet DEPTH TO GROUNDWATER: N/A... DEPTH TO CAVING: NIA 2 3 4 5 6. 7 8 9 10, 0 z w ... .. ! 2 DESCRIPTION (6 Inches SOD) Red-brown to brown silty SAND with gravel, fine to medium grained. moist. (SM) (Weathered sandy till) Gray silty SAND with gravel, fine to medium grained. moist, some cementation. (SM) (Unweathered sandy till) Test pit terminated at approxiamtely 6 feet No groundwater seepage observed. NOTE: This subsurface information pertains only to this test pit location and should not be Interpreted as being indicative of other locations at the site. CONSISTENCY/ RELATIVE DENSITY Medium Dense Dense REMARKS 16.0 7.4 Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-2 FIGUREA-3 PROJECT NAME: MeadowVue LOCATION: ReDJ.on.W_,1_sl)jngton DATE LOGGED: October 28, 2015 PROJ. NO: T-7.315 LOGGED BY: CSD. SURFACE CONDS: Grass APPROX. ELEV: 394 Feet DEPTH TO GROUNDWATER: N/A DEPTH TO CAVING: NIA ---·-- 2 3 4 5 6 7 8 9- ci z "' -' .. ! 2 DESCRIPTION (6 inches SOD) Brown silty SAND with gravel, fine to medium grained, dry. (SM) (Weathered sandy till) Gray silty SAND with gravel, fine to medium grained, moist, some cementalion. (SM) (Unweathered sandy till) Test pit terminated at approxiamtely 6 feet. No groundwater seepage observed. NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. CONSISTENCY/ RELATIVE DENSITY Medium Dense Dense REMARKS 7.6 6.7 Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-3 PROJECT NAME: .MeadowVue LOCATION: Renton,Washino\o~-- PROJ. NO: T-7:i_J.5_ __ _ SURFACE CONDS: GiaSL FIGUREA-4 LOGGED BY: CSD APPROX. ELEV: .. 3.SA.f .. lll!L DATE LOGGED: .QG\ober 28, 20.15 DEPTH TO GROUNDWATER: . N/A ·-·--DEPTH TO CAVING: N.~/A~--- 2 3 4 5 6 7- 8 9 10- 0 z w ... !I; :A 2 DESCRIPTION (6 inches SOD) Red-brown silty SAND with gravel, fine to medium grained, moist to wet, occasional cobble. (SM) (Weathered sandy till) Gray silty SAND with gravel, fine to medium grained, moist, some cementatlon. (SM) (Unweathered sandy till) Test pit tenninated at approxiamtely 7 feet. No groundwater seepage observed. NOTE: This. subsurface information pertains only to this test pit location and should not be interpreted as being indicaUve of other locations at the site_ CONSISTENCY I RELATIVE OENSITY Medium Dense Dense REMARKS 20.6 10.3 Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-4 FIGURE A-5 PROJECT NAME: MeadQW\l~e_ LOCATION: -8enlon, Washington DATE LOGGED: October 21L,W1.5. PROJ. NO: T:731.5 LOGGED BY: CSD SURFACE CONDS: .Grass APPROX. ELEV: 390.feet DEPTH TO GROUNDWATER: _NIA~~-DEPTH TO CAVING: NIA 3 4 5-• 6 7 8 ' l 9 10 2 DESCRIPTION (6 inches SOD) Red-brown to brown silty SAND with gravel, fine to medium grained, dry to moist, roots. (SM) (Weathered sandy till) Gray silty SAND with gravel, fine to medium grained, moist, some cementation. (SM) (Unweathered sandy till) Test pit terminated at approxiamtely 7.5 feet. No groundwater seepage observed. NOTE: This subsurface informa6on pertain:s only lo this test pit location and should not be interpreted as being indicative of other locations at the site CONSISTENCY{ RELATIVE DENSITY Medium Dense Dense 12.3 9.3 .: ; z w .. >-w "' g ' .. REMARKS Terra Associates, Inc. Consultants in Geotechnical Engineering GeOlogy and Environmental Earth Sciences LOG OF TEST PIT NO. TP-5 FIGUREA-6 PROJECT NAME: _Mea.!IQWVue --------------PROJ. NO: T-7315 .. __ .. LOGGED BY: _(:_$_[;) __ _ LOCATION: . .Renton. Washing\Qo. ____ --SURFACE CONDS: GI!!.~~ DATE LOGGED: _Qcto.be[ 18, 2015 DEPTH TO GROUNDWATER: lli~. ___ _ APPROX. ELEV: 398 feet DEPTH TO CAVING: N/A 1- 2 4 2 5- 6 7 B 9- 10 DESCRIPTION (6 inches SOD) Red~brown to brown silty SAND with gravel, fine to medium grained, dry to moist, some roots. (SM) (Weathered sandy till) Gray silty SAND with gravel, fine to medium grained, moist, some cementation, occasional cobble. (SM) (Unweathered sandy till) Test pit terminated at approxiamtely 6 feet. No groundwater seepage obseJVed. NOTE: This subsurface information pertains only to this test pit tocatiori and should not be interpreted as being indicative of other IOcations at the site CONSISTENCY/ RELATIVE DENSITY Medium Dense Dense 11.3 8.0 ;;:: ~ z w .. ii; "' 0 0 .. REMARKS Terra Associates, Inc. Consultants In Geotecnnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-6 FIGUREA-7 PROJECT NAME: MeadQwVue_ - LOCATION: RentQn, Washington DATE LOGGED: _Qclo_beL26_._2.Q_1!;i PROJ. NO: T-7315 LOGGED BY: C_SD SURFACE CONDS: Grass APPROX. ELEV: 394 Feet DEPTH TO GROUNDWATER: _NIA DEPTH TO CAVING: jlllA _______ _ 2-: 3 , 4 5 6 : 7 8 9 ' 10 2 DESCRIPTION (6 inches SOD) Red-brown to brown silty SAND with gravel, fine to medium grained, moist to wet, some roots. (SM) (Weathered sandy till) Gray silty SAND with gravel, fine to medium grained, moist, some cementation. (SM} (Unweathered sandy till) Test pit terminated at approxiamtely 6 feet. No groundwater seepage observed. NOTE: Ttiis subsurface information pertains orily to this test pit location and should not be interpreted as being Indicative of other locations at the site. CONSISTENCY/ RELATIVE DENSITY Medium Dense Dense REMARKS 15.2 7.0 Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences LOG OF TEST PIT NO. TP-7 FIGUREA-8 PROJECT NAME: MeadowVue ... PROJ. NO: T-J'3j5 LOGGED BY: CSD _ LOCATION: .B.filll911,_Wastiiogton -SURFACE CONDS: Grnss APPROX. ELEV: .4J_O__Ee~t_ DATE LOGGED: October 2{Ut()_15__ DEPTH TO GROUNDWATER: N/A DEPTH TO CAVING: NIA ~ i" .. w " 1- I 2 .I 3- 4 5- 6 7 8 9. 10 2 DESCRIPTION (6 inches SOD) Red-brown to brown silty SAND with gravel, fine to medium grained, moist to wet, roots. (SM) (Weathered sandy till) Gray silty SAND with gravel, fine to medium grained, moist, some cementation, occasional cobble. {SM) (Unweathered sandy till) Test pit terminated at approxiamtely 6 feet. No groundwater seepage observed. NOTE: This subsurface Information pertains only to this test pil location and should nol be interpreted as being indicative of other locations at the site. CONSISTENCY/ RELATIVE DENSITY Medium Dense Dense REMARKS 17.2 4.8 Terra Associates, Inc. Consultants in Geotechnical Engineering Geology and Environmental Earth Sciences -.---------- g '5. " 0 0 ,_ 2- ..... 3- 4 LOG OF INFILTRATION TEST NO. IT-101 FIGUREA-9 PROJECT NAME:_M_e_ad_o_w_V_u_e ______________ PROJ. NO: T-7315 LOGGED BY:~A=JD~--- LOCATION: Renton. Washinaton SURFACE CONDITIONS: ~G~ra~•~•-------APPROX. ELEV: 413 Feet DATE LOGGED:January 25. 2017 DEPTH TO GROUNDWATER: =3=fe=et~ ___ DEPTH TO CAVING:.~N~IA~--- ci z " C. E C\l U) Description (6 inches of organic TOPSOIL) Red-brown grading to brown silty SAND with gravel, fine to coarse grained sand. fine to coarse grained gravel, moist to wet, mottled below 2.5 feet. (SM) (Weathered Till) Gray silty SAND with gravel, fine to medium grained sand, fine to coarse grained gravel, moist, weakly cemented, mottled. (SM) (Glacial Till) Test hole terminated at approximately 3.25 feet. Light groundwater seepage observed at 3 feet. Conducted EPA Falling Head Percolation test at 3.25 feet. Terra Consistency/ Relative Density Medium Dense Very Dense NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. i_<_;::)1'~:~~Si: Associates Inc. Consultants in Geotechnical lngineerlng Geology and Environmental Earth Sciences - -------------------~-------------------~ LOG OF INFILTRATION TEST NO. IT-102 FIGUREA-10 PROJECT NAME: MeadowVue PROJ. NO: T-7315 LOGGED BY:AJD LOCATION: Renton. Washington SURFACE CONDITIONS: Grass APPROX. ELEV: 404 Feet DATE LOGGED:Janua~ 25, 2017 DEPTH TO GROUNDWATER: NIA DEPTH TO CAVING:NIA 0 g z Consistency/ C " t 1'i. Description Relative Density ~ E ., "' 0 "' 0 -· -·-----· ----------·--·--··------ (6 inches of organic TOPSOIL) Red-brown grading to brown silty SAND with gravel, fine to coarse grained sand, fine to coarse grained gravel. moist, trace cobbles to 6 inches. mottled below 2 feet. (SM) (Weathered Till) 1- Medium Dense 2- 3----------------------------------------------------------------------- Gray silty SAND with gravel. fine to medium grained sand, fine to coarse grained gravel, moist. weakly cemented. mottled. (SM) (Glacial Till) Very Dense Test hole terminated at approximately 3.25 feet. No groundwater seepage observed. Conducted EPA Falling Head Percolation test at 3.25 feet. 4 --· /, Terra 1··:.~~-'\~ NOTE: This subsurface Information pertains only to this test pit location and should not be \~\\~ Y. -~"~ ·:': Associates Inc. ·'!--> ":;, . interpreted as being indicative of other locations at the site. ' . Consultants in GeotecMical lngineering Geolog;J' and Environmenta Earth Sciences ----.. g ,:; "5. Q) 0 0 1- 2- 3- LOG OF INFILTRATION TEST NO. IT-103 FIGUREA-11 PROJECT NAME:_M_e_ad_o_w_V_u_e _____________ PROJ. NO: T-7315 LOGGED BY:~AJ=D~--- LOCATION: Renton, Washinqton SURFACE CONDITIONS: .=G~ra"'s"'s'---------APPROX. ELEV: 394 Feet DATE LOGGED: January 25, 2017 DEPTH TO GROUNDWATER: ~Nl=A~ ___ DEPTH TO CAVING:.~N~/A~---- ci z " Q. E "' (/) Description (6 inches of organic TOPSOIL) Red-brown silty SAND with gravel, fine to coarse grained sand, fine to coarse grained gravel, moist, trace cobbles to 5 inches, mottled below 2 feet. (SM) (Weathered Till) Consistency/ Relative Density Medium Dense ... ---. ----------------. -. -. . ---------------.. -... -----. -...... --. -... ··1-------1 Gray silty SAND with gravel, fine to medium grained sand, fine to coarse grained gravel, moist, weakly cemented, mottled. (SM) (Glacial Till) Test hole terminated at approximately 2.75 feet. No groundwater seepage observed. Conducted EPA Falling Head Percolation test at 2. 75 feet. Very Dense 4~-L....------------------------·-------------------- NOTE: This subsurface information pertains only to this test pit location and should not be interpreted as being indicative of other locations at the site. Terra !;~, i:~W-~~ Associates Inc '· ·: -~ ~ :_,-_/ Consultants in Geotechnical lngineerin; Geo!ogrand Environmen1a Earth Sciences L__ ________________ ---------------~---------------·-·--------··--- LOG OF INFILTRATION TEST NO. IT-104 FIGUREA-12 PROJECT NAME: MeadowVue PROJ. NO: T-7315 LOGGED BY:AJD LOCATION: Renton, Washington SURFACE CONDITIONS: Grass APPROX. ELEV: 388 Feet DATE LOGGED:Janua~ 25, 2017 DEPTH TO GROUNDWATER: 2.5 feet DEPTH TO CAVING:N/A 0 g z Consistency/ ~ Q) £ Q. Description Relative Density s: a. E Q) "' 0 CJ) a_., ..... -------------·--~ .. -------------___ ,,,,_ (6 inches of organic TOPSOIL) Red-brown silty SAND with gravel, fine to coarse grained sand, fine to coarse grained gravel, moist to wet, trace cobbles to 4 inches, mottled below 2 feet. (SM) (Weathered Till) 1- Medium Dense 2- "" ----------------------------------------------------------------------- Gray silty SAND with gravel, fine to medium grained sand, fine to coarse grained gravel, moist, weakly cemented. (SM) (Glacial Till) Dense 3- Test hole terminated at approximately 3 feet. Minor groundwater seepage observed at 2.5 feet. Conducted EPA Falling Head Percolation test at 3 feet. 4 " Terra ... ·;0·"-B' NOTE: This subsurface information pertains only to this test pit location and should not be \iS' ,., ..... <<.\, ~ Associates Inc. interpreted as being indicative of olher localions at the site. :~;~f)~-,>:;• Consultants in Gaoteehnlcal !ngineering Geologr and Environmenta Earth Sciences -·--------------------------------------~ Particle Size Distribution Report !; C 00 ogo ~ ,;~~~;~i; ; ~~i i it~~ 1:: r-,-,---;-~'i':::TW'fT·T--~il,;--r'rr----i'r~--,-1-i,i-ln H-,--+:::-+r---+-i'--_---+i,-il l.l-:rr-1--~:_-'i:::l-i'i-,-_--'lrl:_ --' 1 m:l 1 : _rn 1 'r ____ ::_~:~~:~~::~~~-_~_~_~ ___ I I \" I I I 1t , I 1 : I I I 11 I I I r'-I ! I ii I 1 1 I I I I I ao ----1-+---:--+H:+-++~l",...t,----:-J:J++-J'>l:,+---l--!------HI+-~H---:-h~H-l:H-1-I---l .... ... .. ........ . I I I 1 .l..,,_I I. ~ I I I I If I I I I ! 1', ~ ' 1 1 I I I I I I I .J:-+--+---fl--:l---+:t+-H~"l;--;:..k+'-~1;.--Hl;J:1 ++--l--:IH--:1__ I I I ?Dl--+--+---+---'1-H I I i I I I ~-..., ~ ~ I I ---j ---+I +HI ++--+-+---I----H-IH+++-+-+--l I I I I I I -.....,,, 0 I I I I I er w z u_ 1-z w 0 er w n. BDl-+---+----'-'---1 ____ 81 +-t--+--1 +'---+-I -'--1-tltt-+_Hl+-+---I I I I I I I I I I I I I -+m,1:1 d'l\1---\HIH--cl +-,---1 -sltffll f-H-++---1---++++++H----- 1 I I I I I I 1 ,1 1: I I I I 50 I _ I ___ ,I_ _ I _____ L_ I -~ Lr-_ ---+µjl+e-f\'-1,-_ I ____ I ___J .1 1_ +--1----l----l-+--=-'--'-•---_________ _ I I I I I I I I ;\ I i I I I I 11 I I I I I ~ I I I I 40H--+----____ j__ __ H-l4--l--~"-+~'-LI -llf-l-J---1---jL ------11 -I I I _ j ------s -----H---1--+-''!--t--l I : : 1! : : : : : 1: : ~ : : : 301-+--+---+--'1-H-~++"f-lL--+--'1-JL-"1--l'l-++--L -----------Hlf+l-+HI.J1'--fli•~1,--IH-J1H-1++---l-------1++++--+-+-+-----1 I I I II II I 11 I I ~I I 201--+--+------+-':--1~<-l'-1;1 _,j ____ 1 : I I 1: L J__l-__j 1:_____[,fl!JIIH---1++--+----H-t--!--+--I-------~ I I I I I I I I 11 I I I I 10 --_ l_lHl-1 --1-t-!1!:1_ -1---L 1 _; : I ' :: __ [ ___ L __ :_1 -l!ll--l-+--+--+---I-----H--l--+--I.Jl-l---1------1-----1 I I I I I I I I 11 I I I I I I I 11 I I I I I 1 1 I I I I I D LL--+---'--''~!±"-LI.J'---"-'' '-''-"-----'-'-,'!!-'--'---'-"-'-'-'----c'-"'l'--'---'-"---''----"-''-'---'-'---,',..U..W.-'---l---l-------'---'-.L.1---'----'-~..-J 100 10 1 0.1 0 01 0.001 GRAIN SIZE -mm. %+3" % Gravel %Sand Fine Coarse Medium Coarse -------------- 4.0 17.8 _oi----'-'o.-'--o---+----"4._() ____ -"l_6._8_--l--'-8.c__9 ___ -I 8.5 4 _______ 0.0 21.2 8.4 Fine 33.9 26.6 % Fines Slit C_l __ a0y~-1 17.9 ----------'-'-"--------I 22.0 ------ ~ ______ :L=L'--+---'P-=L,__+~Das_--1-----':'.Dl>Mll_-l-----':'.Dl>clln_--1-___,,Dc.ru~ft---l----"D'.Jl,_n_ "-+ ___ _...D10.__ _ ____ C:c,_-+--__ Cu_ 7.5473 0.6391 0.3952 0.1757 (_) ----""'" D --------------- 0 Silty SAND with gravel o Silty SAND with gravel Project No. T-7315 Project: MeadowVue Renton, Washington o Location: Test Pit TP-3 o Location: Test Pit TP-3 Tested By: FQ 42.0044 0.7823 0.4540 0.1602 --+----+-- Material Description uses AASHTO -~'-------------------------+------!---------- Client: D.R. Horton Depth: -LS feet Depth: -5.5 feet Sample Number: l Sample Number: 2 Terra Associates, Inc. Kirkland WA SM SM Remarks: oTested on 1112/2015 oTested on 11/2/2015 figure A-13 Particle Size Distribution Report e C 5 " 0 0 8 s e ~ ~ e -0 0 0 0 0 0 ~ ::: ~ -"' l! • ii 11 l! \'l • le ii w ~ ,, ~ 100 I II I~ I I 1: :1 I I I \: I I I I I I I I 11 I I I I I I I I I I 90 I II I ~I 1: ·r I I I I I I I I I I I J1 I I I I I I I I I 60 ·---1-·· I ----'-r-I I I . ~ I I I I I --.. I I I I I I I I I I I I I 70 I I I I I I I ' I I I I I I I I I I I I I '\ I ii I I I ·t -f--- I \ I I I I I I 1, I ~ I I I I I 0:: 60 I I I I I I 1. I I I -· I I I w k- I I I I I I I I I I I I I I z ii: I I I I I I I I I I I I I f-50 ,_. I I I I I ! I I I _I -I I I I z I I I I I I I 1! I ,1 I I I I w () l__ II I I I I I I "':, I I I I 0:: I L I I I ~J_J w 40 0.. -,~ I 1: I I I I I 1! I I " 8' I I I I I I I I I I I ~ r,,.;_ I I I I I 30 '1 ~----- I ,: I I I I I I I I ti I I I I I I I 1: I I I I I .... I I I I 20 --l . .... I 11, I I I I I Ii I I I I I I I I I I I I I I I I I 10 I I I I ! -1! I -·· r'. ·- I I I I I I I I I I I I I I 1: I I I I 11 I I I I I I 0 I I I I ! I 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm. %+3" 'lo Gravel %Sand % Fines Coarse Fine Coarse Medium Fine Sill Clay -·-- 0 0.0 13.l 12.5 9.0 22.2 24.2 19.0 ·--~ " 0.0 11.5 17.1 10.1 15.5 23.8 22.0 -------·-- IX LL PL DRI< D~n D..n D~n D"' D1n Cr C,, 0 16.6296 1.2906 0.6394 0.2034 -· ----- 0 14.4867 l.7397 0.5934 0.1468 Material Description uses AASHTO o Silty SAND with gravel SM o Silty SAND with gravel SM - Project No. T-7315 Client: D.R. Horton Remarks: Project: MeadowVue oTested on 111212015 Renton, Washington oTested on 11/2/2015 o Location: Test Pit TP-4 Depth: -5 feet Sample Number: 2 o Location: Test Pit TP-7 Depth: -1.5 feet Sample Number: I Terra Associates, Inc. Kirkland. WA Figure A-14 Tested By: ~F~Q.__ _______ _ INFILTRATION TESTING Project Name: MeadowVue Project Number: T-7315 Date: 1/25/2017 Test Hole: IT-101 Depth: 3.25 feet Test Number 1 Time Interval (min) Measurement (inches) Drop in water level (inches) Time (hours) Infiltration Rate (in/hr) 0 6 30 6 0 0.5 0 60 6 0 1 0 90 6 0 1.5 0 Test Hole: IT-102 Depth: 3.25 feet Test Number 1 Time Interval (min) Measurement (inches) Drop in water level (inches) Time (hours) Infiltration Rate (in/hr) 0 6 30 5 1 0.5 2 Test Number 2 30 5 1 0.5 2 Test Number 3 30 6 0 0.5 0 60 6 0 1 0 90 6 0 1.5 0 Test Hole: Depth: Test Number Time Interval {min) 0 30 Test Number 0 30 60 90 !Test Hole: Depth: Test Number IT-103 2.75 feet 1 Measurement (inches) Drop in water level {inches) 8 ~ ~t 5 2 6 6 6 6 l 3 0 0 0 Time Interval (min) Measurement {inches) Drop in water level (inches) 0 6 30 60 90 6 6 6 0 0 0 Time (hours) 0.5 0.5 1 1.5 Time (hours) 0.5 1 1.5 Infiltration Rate {in/hr) 6 0 0 0 Infiltration Rate (in/hr) 0 0 0 Jc& s ., ;• g~t-~ '.{~ ~ ' I ' ' ' UNINOO:=?:A~r./G ~TY- CITT OF RENTON • i ! ~ &HR•G~ MATCHUN!.;_ -~~, .. --A'TCHUN\;: , . ·~ ' M • ! 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't_ i /:':~-?~ J · i: :,, •'•;<:;-I ; r ·-;, --·• I ~ \.., -LJ .';'..'·/· l~· ••• \ ,.. .J.,,, -- ==i •-•·1 ,SE !.1-'lTI! l'l. '' ' 1,J.?- i' t I .. t q, w • 'I' "'· , ::·· ~ . '; < i: '" I:_.\' -~ ·r ' ,. oU-··:" •: ~: -·~---->~:~r~-, i1 · ~;;~:~~:;. --., -.1. -··:· -· --~\'>., J ,,· ~ ·':-~ '("' ~--·. ·-..i· -: c~~11~~~~:'., > 'I-<' .rl = . , ... , I'=== : -1..... ., .... ,,,,...., .... -· \ . ,. "' .~·,~-- u ' • ., •• ,., ~--,., -C ,, .,,,~ {J ; ~.?~ ' ,-~ ~], .. ·_ 11·: -41 ': l ' .,~ •'-·-= ,· - --~~~i~f:;?~-c=:J MATCHLIN• , Sil• LE" ~ I ' . . ' ---,.. ~~ ~-~,,",~~-~---. ·L .. l1I ,, -~·.,'I-~/, I 'I, _, \,"-' I "-H1 • ' ' r ..,, .... ,-.-l'i1~ ___,._ = '-'"'"' : : ....... 1/lFI.RE:>le('S -------,}:t}c''. r . ' "l 1.4. ,1\ I 4. ~I\. 14, l\11'. ~ I'(,_ RC\· -,! .. I\ \l (rl"') ()f ~!~lllls, l...l:-.1;(ql''-.li,l\-\',Hl"(,I(•',; SURVEY FOR flll llORTill\i MEADOWVUEPROPERTY ~ . jJ ' SE ~3srii PU.CE- I I ---, "i•• +--·--1 I --_J .J. SE 139TH Pt.ACE SE 140TH PLACE '--l' SE 141ST Pl.ACE . _J__ -- SE 142ND STREET SEC. 14. TWP 23 N, RSE W.M. MEADOWVUE CITY OF RENTON KING COUNTY, WASHINGTON : --i l I ! II:__ -.•.. 1 r-·=:. I J --I .---\\. __ ] _______ ,-_ --1 I C . ' '· ·-c 1-· 1 . r 1 . ; •· , L __ ;J w..__' I~ --~ ----~ f ijj ~ ~ ~ ~ ~ q ! I I I I _,, I ' I . I --1 f-----~----1 .,.,.""'""".I I ' 1 ' ' I ~ I I ---'I' PROJECT SITE j ; L : ~ L ---------~ r-· ~ .~ I~ '~ ~ ~ I~ I ·, . I I __ ; I 8 I {j I ' ~ I ' . I ' ' -' ' I I I .I SE4THPLACE SE 139TH PLACE .c_ ---< l l. r '~--_I - _, ____i,_. __ I _ -~ §E sft!_Smfu I I I_ T-- . .L -·--- NEIGHBORHOOD DETAIL MAP ! . :1· 1 c p I , , .. . ,_,,.. ,;:, ·li.17.1,; :c::c:. .,, ,,, ~ [ : """''AN{) w, '"'"' ~ -l ~',<!""'n ,.._,,,_ M>.' .,,.,, .. ~j, CONSULTANTS -,~sS<.J•I{·~~'""'·'' ! ~ , .. :,:;;:.~~-~"":--.,.. :"J;';' Zt,J,':::'J.:r~ 'fM..O, w• """' ij ·••·-n_,-.,. "'"" <'70) '70-.'JC/C FU [<7') ,·J-<COO •~ -==::::•,.~~ <-cE '""·'""° <am P20C 'UN -~-,:••.,;•::.'.:::• .:.;..__ ASN(•lU) OQ~S-15--012 :J _o, JO ,: ' -'"." ... 156THAVfSE -,,.,· . ' I J~ . z ~.:."~"""""'"" :1:e- ' ' ! ' . ' , I ' .,r·- ' •ii ,:;.' -' j • ' I ;,. ~· ' ~., if 11· ' -~·.·.· : ·d:'.t· .. · f _ •• .;;. ,_..__i : ! Ii, ;!, .... ,j: 1 ft·,~, ft:7:::.:;;:,c._._~ I I ii l>,I 1 ~l/ !II 1' \i • . ' ;,. .. ' '' I ,','/ . f,'.,': ~.-;1 · ' ' I r ~- ' I ' ij·' ' .. _;._· . , 'liiJ r,-~~--'· . 11:,1 ---11.JJ j 11 ,l I' .l "' ... SEC. 14. TWP 23 N, R5E W.M. . ..,,,,.,,,,,,,_ ~ , I MEADOWVUE CITY OF RENTON KING COUNTY, WASHINGTON ·,,_ /'~'' :;roro,·p..; I I --•; 1 .. / ~~;'ti~ .. ''-"'"(0' / ,,_,~ ;s.,., I ,._,. SSW' ,,, .• , •• >e I / ~f~':~j,'.: "'""'PK /) ~:::~::~~; I ;,J«J)C\ '5 / >•OW5G f-,,-=-=~-=::;,-=\::.,= -=,,-=-.;·,~-,=-"~--·-=---;;~=;; =:c:;; -=--=-;;-n· "':;..;~',,g::,,,.NG ~·I I 1 '"----" ""-~--I h r , l·l• 1 ; 111 I 2! ""'"'"'""""' I, ·~---" I , • .., ,c(o~)~""'s 1· I .' I I I ·~ ~ ------ I tj I' ""'"''-\_ 7:[9<,CSOC I ""'"""' ""''"""' \,1 Ir....,, s,00:«l SrOW-"-~-··"' [ 'iiu=.185:•2 -~ ''"!-'".. ~f2S7~;: ~i~:~~~ ~ "' J•."i"" ---,L CPI! CONSULTANTS ,,, ....... c..,,,.,....... =~~~~=~ -r=: ~' (4) ~,i:,:,' LEGEND --$-- ""'"'"'" cn,w,-~JC.["'"'' riiti~1l; I ~ PR ELIM !NARYOFf ~Sli"t LITI LITY PLAN AND PROFILE SS>~LI.C:-V• ec,irr,, :!10 """ '"'' "'-"' "'· 51J''< "" '""'"'"·"'"''" ""-"' (<i>)e<>-.>'"" .~, ...... l'f)~--, "'"'' '> '""~ ,,, S"JNl:!'On,ST'l!(11>!:0PIM.~•J= Pl<(N,'"j)SV-5':>J<s,,.,,Ja;'H,00 ~ o:,,-:,..,,i I ., ,o r SEC. 14. lWP 23 N, R5E W.M. MEADOWVUE CITY OF RENTON KING COUNTY, WASHINGTON ' I~· ' i ,~ 11 _ __J "? "' ~ ~"" ~----- 156TH AVENUE SE (M'NllR ARTFi?i~i) ,, I--NC tj I "'' ,r'''" :7_:c-:,--..l·, -t.=-- ~ CJ ~l""" NEW ON-SITE ROAO (LIMITED RESIOENTIAL ACCESS) ,o,,ox"'r \'A"'f> I' <CW~ _, ' 11~--& i ,m, "" !.--'-• 1--4,---1~1 i // """ ''" ,u ~A'¥'A~' \ ·~ ; -r _2!_ -j_ -\ • :c. :::::-.zj =---=-, ........ _ 154TH AVENUE SE ,·o,ro,;,;,,i; 11 '"' ,· --w~,., -l. I f _g< " '~~ ~--~~-- ~ PRELIMINARY ROAD SECTIONS i I Ii ~-'. ' CPI.; J bi-Q;f · _,,, I" I" I""'"' :£:J•~•;;l,f:,"_•· om -~f~ I, i,w· "'·.....,.."-"""'n '"' ,,-, e"""'(<l,,'7.,-', .. __ j ~---coNsuLTANTs I ;,,~:.."!-~"i,!x~.''::.s'" I ~ ,,-.., ¢ ,.,..,,,..,,..,,._ '---,s.,,r.,,-00'HS1RfU1lfD~= ~;90i)S, I ~ , • · ,'#' ""M""'"'<• ""°""'""'" F',C,,C <<1~; 11:J·"OC r;; ("5) SCJ S700 , "-·"' ·'' ''''""'" ---~" 1·--, 1-"~'° I J 1,''o .. ~:.: ''";.~~:;:::_ T --ASNOTm OOJS-15--012 --~ _o, '-~ ' .I! I i~ ' i ' ~ ~ I' ' l ~- 1 ur- i ;;,:; l>~ ~ ,.,,. :,, moo ~ ;;;;, I . 8 Ji;;, I, ~ MAT~LJNE sr: 14+~ SE'E BELOW ' ! SEC. 14, TWP 23 N, R5E W.M. MEADOWVUE CITY OF RENTON KING COUNTY, WASHINGTON I ' ' , l• j l ,,O.HO,~ '" '"'""""'' I --------~-~ . ·~ ! -. __ ----~ r~---_..J_ ' ,,.;r V<•C< -J M RO..CW<' f .. ,,_,,,.,,, !I ~~ ,,, ---~----------~- I ,-.c,o, I 1 ......... ,"'" ~=-i:i:"~% "<:';r!.t,~"c;~,.-~•p:~t..v ( :;;~):::~,~ ;, ~ i', ~ iii ~ ~ / £:os:,a,oc ,r '"'''"";' ~ ~ i; 154TffAVE5E ?i ;; ~ , ' ~i ;',!! ~:~ . ' ; ~ ·I-==~~-===='•' -r_ r __ • ~->= ~ ~rs;.;.,.;ai .-u~J•<C'I.JS f'"1' (;R•o.;roc,o•"• ,[(1/)-<0!.#! ... .,,.i-, i,.,,, 156TffAVE5E ' '' . ' : ! . ' ~ :i! ~~ -' ;·:,: "' PRELIMINARY ROAD PROFILES L • I ' '; CPI -' "'" "' "'"""""~ ~ "' i i ,o J ,.,, ""~"'" s• I e> '"-"-'"' ,,.,, rorr~ ·'-'' .1<>0 IC. ,,..,,: no -~ ~'j ,,; ; :! I __ """" ,.,,....,..,,,.rn,rr-M·!·;,, ;:;:;,"'7<::i!~~'"' h CONSULTANTS ,e,m·,c,.,,-,oo -~""'"''~"""''" ; ,,, 1 "'"'' ,"','" 0,~ , .. :,;;~~~,!.c~,. ~;;7,;;,>~~~"s'i,,,,i,',,,w,wa, "',.,._, I, , ,, "-';; ,, ,.,,_,._ • -'"'"" •oo """' nrnoo I ., · -,-" -.. ''"·--... 1···'" I''"""' I KOi'~ ,,<EFT ·~•,;'"~'._'.!,';_:~•::" .. :: ASSOISD 0•:!~l>Qll CU c,, !'1 ~ i" ,-.:._ " . ,,.<n 1 ~' " ~ "' '"'-.·· ···.,,::~ ........ ~-;_,_ •• STORMJl?ACT ~: 2 BP[=393.1 :J: '-E 1/4, SV1 1/4, SEC-14, T2clN. '<SE., V1J"1. KINS COUNTY, l"'iASHINSTON 3 BP["".396 I 14 Bff=J95.J ~ I 4 BP[=397.7 13 0 ' C:..ONC.EPTI.IAL LANDSCAPE PLAN 1 5~ALE, I" • 20 -O" 12 BP[=401.6 ,~: 6 BPE=4C4 0 11 (':!: K': '!b"! BPf=-1032 '-·' l\ u17 ;\! 10 BP[.c...406.8 ''"'*" ,/ // ~ "' i......,; ~ li ~ ~ ~ <SI~~ lli' ~ I-"'1 ~ ~ ~ 3 l"I _J ('\_jiQ _J ~ z , ·1 ~ hl ~ l ~ ('\ ~ 2 1!8 I l C [i] . ' - ~ I I Sl!EJ-:"I L-01 L ~ i z ~ & ,w ,s111•:1;:~ ~I" 8 a ~1! ~ X " [~ ! ·, ! - . . ii ~ " " {\ " .,,. -r- i! i! ~-~ I; I ' ' ~ ii i ' a i i . . . " "l ~ {' 0 ~} :! ~~ ~ ! ~ ~ ' ' j j 11 l . : !1 : j ll l _/J f l: i I I , I I ' . . 1° " 9 ; i ' ' . . . . i ~ ' ' •i ! ! .-! ~~ a i h ' ~ ' 0 ' , ' ' ' ! ' i i ' , • I ' 1: . ! . . a l f : • • • ~ i -~J i . •· ' i!h ' ~ u: 0 0 ' i , i ' ' ' i i j Ii' ,! ' - . " -§ § ' ' ' • , ' ' ' ' ' j jl ,, • . , n ~i ! '" i ~ cq· ... "!IJ ' ,:l {'. • ! ;!'.:' ~ ' ~! ~ ! • I ~ ~ ~ i ii -~ I i ' . ,, ' ' ~ ¥ m 0 ' I Ii ii j ! "_J I ' I I · 11 .. , I ,,r ,1, ' ,, l'I . ~H t! , .. Jd !''. I! ,, t ,, --, I! " li m m !! " '1 m z ':1 :::! 1 f.l \ ~ 0 " ~ if ~ :,: ! m '1 ~. I ~ l! 0 11 J { ! I / i i "? u ' * . ' ---·~ --··~~ .. ,• H ii ~ g~ . ' 8) \ •" (' ~ t rn mo ' -> z w a a ' -~ ' ~i 1 0 ' ~ ~ l i j ! ' ' " ~ " I • C • ' ,; z " z 0 0 m ~ ~ ' :i ' " ~ Q • 0 C z 0 0 ~ • ' ,; z cj z Q 0 m ~ "' ~ » I'!"'-' ~~Si li.lil:.:ij a~r. 1:,1, !!·! •i'!I "i ,[ ' ,, i~, "·· ~;~ >'"l~ I l '· II z m J PLAT NAME RESERVATION CERTIFICATE TO: PATRICK DANNER 12910 TOTEM LAKE BLVD NE #220 KIRKLAND, WA 98034 PLAT RESERVATION EFFECTIVE DATE: January 13. 2017 The plat name, MEAOOWVUE has been reserved for 'utire ust: by SSHI LLC OBA D R rlORTON I certify that I have checked the records of previously issued and reserved plat names The requested name has not been previously used in King County nor 1s 1t currently reserved by any party. This reservation will expire January 13 2018, one year from today It may be renewed one year at a time \'. the plat has not been recorCed or the reservatiori renewed by the above date it will be dele1ed Depu:y Auditor 1'·1, ·· .. Meadowvue Neighborhood Meeting -12/19 @ 5:15pm • Jennifer opened and explained process, meeting • Showed overview map, then described existing layout. o Addressed access, need for turnaround o Referenced topo exhibit • Zoning was discussed -R-4 o Dimensions, setbacks, lot size, building coverage, building height o Right-of-way width and street layout • Question asked o Gentleman who lives on 154th • Concern is regarding access from unopened right-of-way • Concern regarding storm outfall, wanted to know if it would be piped or ditch • Wanted to know if plan will require digging in right-of-way, concern regarding repair of ROW following construction. Road he's concerned about is in County - private, not maintained by County. • Wanted to know when they'd be able to look at drawing o Second gentleman -Marvin • Had question regarding who would improve unopened right-of-way • Concerned about fee-in-lieu regarding unopened right of way on west side of plat • Feels that ditch that would be taking outfall would not be able to support the volume of storm water • High groundwater could potentially be an issue • Jamie asked if barricades would be sufficient at north end of plat on 154'h. o Third Gentleman@ end of 154th • Owns property at the end of ditch • Says that stormwater will wash over road o Woman across 156th • • • Is getting stormwater on her driveway Concerned about traffic impacts Surrounding developments have made it difficult for her to get out of her house onto the street • Discussion ensued regarding myriad traffic issues in the surrounding area o Question regarding timing o Concern regarding impacts on surrounding properties • Concerned about not being allowed to connect to sewer • Concerned about potential for future development being impacted if roads/utilities are not provided in unopened right of way adjacent to property Notice of Neighborhood Meeting This notice of a neighborhood meeting is being sent because the Renton Municipal Code 4-8-09A requires potential applicant(s) for a subdivision, short subdivision, or conditional use permit to conduct a neighborhood meeting within Renton city limits. The purpose of the meeting is to allow the developer to collect input prior to the submittal of an application to the City (See the location of the project site on the map provided with this notice); a generalized agenda is on the back of this form. By identifying neighborhood concerns prior to development permit application, the developer may identify project changes that would serve the interests of the neighborhood and allow for site development. This notice is to be sent to all persons entitled to receive notice including: property owners and occupants within 300 feet of the subject site at least 10 days prior to the date of the meeting. If you have questions regarding this notice, the applicant or applicant's representative, as noted below, can provide more information. Generally, information is not available on proposed projects at city hall until after an application has been submitted. .. Date/Time of Neighborhood Meeting: December 19, 2016@5:15-6:15 pm -· Location of Neighborhood Meeting: East Renton Community Church -Media Room 13232 156'" Ave SE, Renton, WA 98059 Entrance and parking located at back of building Type of Proposed Application(s): Preliminary Subdivision Subdivision, Short Subdivision or Conditional Use Permit: Description Subdivision of 4.54 acres into 14 single-family of the Proposed Project: residential lots w/storm drainage, roadway, and utility improvements Proposed Project Address/Location: 13833 1561h Avenue SE (map of location to be included with notice) Renton, WA 98059 Jurisdiction: City of Renton 1055 S. Grady Way Renton, Washington 98057 (425) 430-6400 Date of Notice: /Notice at least 10 davs orior to meetinn\ December 6, 2016 Projected Submittal Date of Aoolication to the Citv: January I 0, 2017 Existing Documents for Public Preliminary Site Plan, Existing Conditions Plan Viewing: Applicant I Sponsor's Name: SSH!, LLC dba DR Horton (Please include Applicant or Representative's Jennifer Reiner contact information and phone number): (425) 821-3400 --Applicant's Representative: CPH Consultants (Please include Applicant or Representative's Jamie Schroeder, PE contact information and phone number): ( 425) 285-2390 / jamie@cphconsultants.com ij' ;) \jj'L{_' --" I\' i \ .,. -IL' '' ~- General Agenda The meeting need not follow the agenda point by point; however, each item below should be addressed prior to completing the neighborhood meeting. 1. Introduction. a. Introduction of applicant, representatives, property owner, and any others b. Request that attendees sign in on a sign in sheet. (To be submitted with Notice of Neighborhood Meeting.) 2. Project Overview. a. Project location b. Description (e.g. number of lots, design of site, proposed features, streets, etc) c. Expected impacts to the neighborhood (e.g. site clearing, street improvements, etc) d. Timing of the proposed development 3. Discussion. a. Questions about the project b. Neighborhood concerns and suggestions about the project design ~ rn )> 0 0 ~ < C rn (/) C co 0 < (/) 0 z 0 Meadowvue Preliminary Subdivision Neighborhood Meeting East Renton Community Church -Media Room December 19, 2016; 5:15-6:lSpm Sign-In Sheet Name Address Phane Number Email 1 ~etw"'O>.. __ 0-e.v -'1-0\.V"' (o5n SI? A~L -~ ~'6~0\6\-~ ~'<' Y-:>2-*'n0<...0~ "°""' ~ 3"""" , 2 S~~v.:.."'e-Ck,,t,,. . .,,..,.~ 14~ss 1~¢'-1:ir~sE • 1,£.,S Z.Z't> 4.2. 'i!.1 t ".:,<.,, '°'" c.-e ~-!re"""';"""'"""'~ . 3 'J -.. 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'i,-7 " ) /V r\ l,:._,, f \ u_) -C..O""- V:."°', C4"J Ce-'"':) c,,7 Name 16 ~ \<2 X MH,,'i_r,{6A \ 17 , I 13,_ /14.,q_/2.t,, /IV -ET72 18 19 20 21 22 23 24 25 26 27 28 29 -- 30 0 Sign-In Sheet Address -C ,::+ / 0 l ~M{f\ Meadowvue Preliminary Subdivision Neighborhood Meeting East Renton Community Church -Media Room December 19, 2016; 5:15-6:lSpm Phone Number Email C//V\6V 1&1 (1 (if '\0, (o~i )\\. vvf. J, ~ V' J40r:7J -( !:,-4-JJ...4(/£ [.)t=° 4 2 S-2-7? '-2J 0 f ;/1.4t,J/ffff7'T£5 eJ)•.; #<?~ ~'Cl\ - - Meadowvue Preliminary Subdivision Neighborhood Meeting East Renton Community Church -Media Room December 19, 2016; 5:15-6:lSpm Please let us know if you have any questions, comments, or suggestions regarding the Meadowvue Preliminary Subdivision project. fY>Vrn.'> ()riJl'"J~--r-/;d. ,' ?di i;;)( • I . Address: / '3 ~ J &' 1S..).. ('lu .S ~ I . Questions/Comments: Meadowvue Preliminary Subdivision Neighborhood Meeting East Renton Community Church -Media Room December 19, 2016; 5:15-6:lSpm Please let us know if you have any questions, comments, or suggestions regarding the Meadowvue Preliminary Subdivision project. Name{A-ro / C;kn,ren/- Email: Jlf CC /c-h,,, ,j 3 Questions/Comments: Address: b 5 (J,5 ,5 6 (g?) leak "'<> , C 6M ( ~//;l o// !S-tlL It; /Jr,I fol f,,,,.1,v-e___ Meadowvue Preliminary Subdivision Neighborhood Meeting East Renton Community Church -Media Room December 19, 2016; 5:15-6:lSpm Please let us know if you have any questions, comments, or suggestions regarding the Meadowvue Preliminary Subdivision project. Name: Email: ::}_,c,-t\--[,\-,;,.,,\.-~~ Address l J-o 3 S IS<-\--~ A,,. . .c,e_ ~ '::)~e ~""""-:):..~s.c..b~ Questions/Comments: 'f'<\c,,~"''-~=~""~ \ r'~:<---?(w r-c: '° ,,_~\. ~ ,-s~~ ~SE_ J-,\, ·A-~ ~~'1 ',-=--~',_,__, 2 ~»~ \~~ D~ 02-\ \c,._.,_:,~ \--<= 0-"2-6-s---.,~~~ 'c::::,,~ \ ------- v-.=-t' 0--"f'~'-g\~ c-\) IN--=..~-._,'.y-()..o;"'~~ ~"-'-..S' ~~ ~ Nancy Willoughby Marvin Bettes Norel & Evelyn Hanson Or Current Occupant Or Current Occupant Current Occupant 6515 SE 5" Place 14009 I 54'' Ave SE 14024 154" Ave SE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Brion Mishler Scott & Diane Christiansen Gary & Brenda Danadel Or Current Occupant Or Current Resident Or Current Occupant I 3908 156" Ave SE 14035 154" Ave SE 1401 3 156" Ave SE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Sally Lou Nipert Keith & Shirley Donnelly Joshua Swanson Or Current Occupant Or Current Occupant Or Current Occupant 14004 156'" Ave SE I 3805 156'' Ave SE 14007 156" Ave SE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Justin & Colleen Jensen Steven & Brenda Henry Patti Horsch Current Occupant Current Occupant Or Current Resident 6518 SE 5" Pl I 3801 156'' Ave SE PO Box 2344 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Albacore Ach, LLC Downs-Henry, LLC Current Occupant Or Current Occupant 22227 76'' Ave S 14015 156'' Ave SE 9675 SE 36'' St, Suite 1 05 Kent, WA 98032 Renton, WA 98059 Mercer Island, WA 98040 Robert & Deborah Fattore !onus & Vas11ico Florescu Or Current Occupant Current Occupant Or Current Occupant 13810 152"' Ave SE 1 3825 156" Ave SE 13806 156" Ave Se Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Morris & Verna levack Barbra Downs Joshua Swanson 13815 154'' Ave SE PO Box 2139 Or Current Occupant Renton, WA 98059 Renton, WA 98056 14007 156" Ave SE Renton, WA 98059 Thereso Bognell Current Occupant Leila & Gonz Gonzalez~Rigotto Or Current Resident 13819 156'' Ave SE Or Current Occupant I 3929 154" Ave SE Renton, WA 98059 6514SE4PI Renton, WA 98059 Renton, WA 98059 Ruth Bill Roger & Linda Overa Dennis McAskill Or Current Resident 1401 0 154" Ave SE Or Current Occupant I 04 Burnett Ave S, #101 Renton, WA 98059 15618 SE 138•' Pl Renton, WA 98057 Renton, WA 98059 Anthony Fronkfurth Or Current Occupant Current Occupant Current Occupant 6520 SE 4m Pl 13818 152"'AveSE 14009 156" Ave SE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Meiling Zhen Or Current Occupant 6523 SE 4•h Pl Renton, WA 98059 lone! & Leia Cerean Or Current Occupant 15611 SE 38" Place Renton, WA 98059 Or Current Occupant 6517 SE 4" Place Renton, WA 98059 Stephen & Yvonne Hanson I 561 I SE I 38" PL Renton, WA 98056 Or Current Occupant 651 1 SE 4'' Place Renton, WA 98059 Michael Clement Or Current Occupant 6505 SE 4" Place Renton, WA 98059 Carol & David Willett Or Current Resident 13922 156" Ave SE Renton, WA 98059 • Jaclyn Ann & Duche Hardebeck Or Current Resident 1 3928 156•h Ave SE Renton, WA 98059 Sydnie Feroglia Or Current Resident 6513 SE 5" Place Renton, WA 98057 Attn, Clark H. Close City of Renton 1 055 S. Grady Way Renton, WA 98057 • ;tp.J:t(onsultonts J)];.l{:3·1 Willows Rood NE, Suite 120 ~t:~mond, WA 98052 I Check type of mall or service-· I Affix !(J//11.'0 0 Certified O RB{)(lrded D11liv91Y{lnlematio~al) lcat1i6 0 COD O Reg'5tar&C I or for i O DelNery Collfl,maUon O Return RoQeipl for ~a,ct,ancii~o 'wp,ij u.,-,!jgsrAGE KIRKLANO, WA D E,pra ... Moil O Signature Con"rmalilJn Posl ____ il __ ,n~c''s•c•"e''-------------~-----_ __,Q_11Ja ;\ --------- i•gj' o1:AM01..tt\ Article Numt>er 1. 2. \ -,.--·-- .:----· ------ 7. 8. To1al Numb Total Num · r Piece~ Lis!!>d t,y S n r Rece;~ad Office PS Form 3877, F11bruary 2002 (Paga 1 of 2) Nancy Willoughby Or Current Occupant 651 5 SE 5 1h Place Renton. WA QAO.'iQ Brion Mishler Or Current Occupcmt 13908 156"' Ave SE Sally Lou Nipert Postage I F 0000 $2.88 R2:l04N11121 B-08 -+-+!--+---+--+:--+-- i Or Current Occupant 14004 1561h Ave SE i i ,:i\/{J':°,c:1 +----!----!-----l----l----'-----'-----'---+--+-+-- ' .. Justin & Colleen Jensen Current Occupant 6518 SE 5"' Pl ,-1\'JtS-cl -~' ---+---+-----1-----il---l---+- i Atbacore Ach, LLC /7\'1,Ci:\b Or Current Occupant 9675 SE 36tti St. Suite 105 Robert & Deborah Fattore Or Current OC:cupant 13810152°"AveSE Morris & Verna Levack l3815 l54"'AveSE Theresa Bagnell I . . i :: : ' --·+-+--+- I ,· .. ' . -~~----1-_ _L ----_ _t__:_J I +-+-+-1-- Or Current Resident l .'.3929 154'" Ave SE Renton, WA 98059 _________ .c ___ ~---~--1 Se-& Privacy Act Statement on Reverf;e Complete by Typt;,writer, Ink, or Ball Point Pan .(:cmsultants ·:.t' Willows Road NE, Suite 120 mond, WA 98052 1 1 Check type or mail or se1V1·co D Certiffod r·J COD 0 Oei""ry Confirmaoon 0 Recorded Delivery (ln1emBtional) 0 Registered 0 RelllT11 Rec8ipt for Merchendlse ,:J Sign&~re C;nffrma1ion I O E•pms~ Mai i ii l~Slifed :Affix~ l(!f/ssv 'cerllfil; orfa,1 capl'" Postn Da!e" Pos1age F, .M""'":':"'.__I \ -,.------ -4.-------- 5. ·s~. --··-··----·-·--- ~~-----··-- 7. ·------·-- 8 Ruth Bill Or Current Resident 104 Burnett Ave S, #101 · ·-\MA OR057 Current Occupant 13818 l;j2ndAveSE Renton, WA 98059 Marvin Bettes Or Current Occupont 14009 154th Ave SE Scott & Diane Christion$en Or Current Resident 14035 154"' Ave SE Keith & Shirley Donnelly Or Current Occupant 13605 1561h Ave SE Steven & Br~nda Henry Current Occupant 13801 156,., Ave SE bowns-HenrY, Uc 22227 76tn Ave S Kent, WA 98032 Current Occupant 13825 1561h Ave SE Renton, WA 98059 0(1,0,c, -------1--- ----·- f·-"-- t Complete by Typewriter, Ink, or Ball Point Pen U-!J; f8STAGE l<IAll!iNc WA o,}:JJ~~\ 0000 $2.88 A2so•N11721 8•0 g I I I • :T --)--+.---,--~--T See Privacy Aci: Statement en Reverse 1 Chack typa of msil or servics: Affix ~ (Iii~{} C Certllled [j ReGO<ded Oellvu,y (lnterriatlonsl) r;srl!fic, 0 COD O Registtlrad or for I ::J Deli~eiy Connrrnation O Return Rec,.pt for Merchandise c,;p/114 ::J Express Mall ::J Slgnall,Jre Confirmation Pos/n '2-+c--~---------+-~!n!MFfad· ------------~--_[_)ale1 3. 4. 5. 6. 7. 8 \ Artfcle Number ···---J _I PS Form 3877, February 2002 (Page 1 of 2) ~-.-ra,, <:,-,t. 7!PO:>df,J Barbra Downs PO Box 2139 Renton, WA 98056 Current Occupant 13819 156tt>AveSE Renton; WA 98059 Roger & Linda Overo 1401 0 1 54m Ave SE Renton, WA 98059 Anthony Frankfurth Current Occupant 14009 156m Ave SE Renton, WA 98059 Norel & Evelyn Hanson Current Occupant 14024 154th Ave SE Renton, WA 98059 · Gary & Brenda Donodel Or Current Occupant 14013 l"56thAveSE Renton, WA 98059 Joshua Swanson Or Current Occupant 14007 156"' Ave SE Renton, WA 98059 Patti Horsch Or Current Resident PO Box 2344 Post1111e I F, ----+--- Reot:n, WA 98059 ·1 .r::<== Complete by Typewrlter, lnk, or 81111 Point Pen 0000 u.i.f~STAGE KIRKLAND, WA oei:gJ~~ $2.88 R2304N117216-0Q Sea Privacy Act Statement on Reverse iGltcmts "··mows Road NE, Suite 120 , d, WA 98052 Article Number \ 3. -.. --- -,.----- ~-----____ ,_. ______ _ 8. . Total Nurn",c.,c,a,=~-~ Us1ad by Ser.d of Pl9ces Postomca PS Form 3877, February 2002 (Page 1 of 2) ct,ect type ol mall or se/Vice D eerur .. d 0 COD D OelFYOl)I Confirm~tkln LJ El(jlro:is Mon Insured C R11<,orded Oell~ery (!n!sm.a!lonal) D R<>9~1ered D Return Reo:lip\ for MercharlCll,e D Signetura Confirmatk,n Current Occupant l4015156"'AveSE Renton, WA 98059 lonus & Vasillca Florescu Or Current Occupant l 3806 l 56•h Ave Se Renton, WA 98059 Joshua Swenson Or Current Occupant 14007 156th Ave SE J.".,.l\ton. WA 98059 Leila & Gonz Gonzalez-Rigotto Or Current Occupant Affix 1 (/flssu oortifi~ "'"" ooplH Postrr 08/8l ,, 0000 ...... ! U.~/i89TAGE KIRKLAND, WA o,pjj~1\ $2.88 Fl2304Nt 172t6·r19 6514 SE 4 Pl Renton, WA 98059 Dennis McAskill _,i __ -+---f----~i---+--+---1---1~-- Or Current Occupant 1561 8 SE 1 38'" Pl Renton, WA 98059 Or Current Occupant 6520 Sf411t Pl Renton, WA 98'059 Meiling Zhen I .• . . . ! ... : ' i i :-'.: --~--------1--·--t---~-~, '-1---··. +-------4-+- · ... +--t----r- Or Current Occupant 6523 SE 411, Pl Renton, WA 98059 lone! & Leia Cereon Or Current Occupant 1 56 l l SE 381n Place Renton, WA 98059 ! i --------'-----'---'----"----~---------~-+-~~- Saa Privacy Act Statement on Reverse Complete by Typewriter, Ink, or Ball Point Pen \ 6 8. PS Form 387 , 120 ~heck type af mall or ~~rv1ce: D Cer1ffied O A.tt=de<i Delivery (lnlematOrnal) 0 COO O Registered ll Delivery Conllrmatlon D Rat....,, Reo;elpt f,;,r l•h•r~handuse 0 Expfll!s Meil O Signature Confirmation ---------1 ___ JJ Im.mad ------ 1 -- Slrool. GIi'/. Sim. ! ZJP Cm&) ------Or Current 0 ccupont lace 6517SE4lhP Renton, WA 9 8059 vonne Hanson Stephen & Y 15611 SE 13 81h PL Renton, WA 98056 ccupont Place Or Current 0 6511 SE4"' Renton, WA 98059 eol ccupont lace 8059 Id Willett esident Ave SE 98059 Postage +-· I I Affl< (Jfis, ,ertlf. &fu, '""" ,Pos/. 'Data I ' . ' " /1/ffl{/J!J/,. 0000 ~/ "· .. • ' 1016---C-~ ::i [' ..• ' ! I ' I I ' Duche Hordet,eCK Michael Clem Or Current 0 6505 SE 4,h P Renton, WA 9 Coral & Dav Or Current R 13922 156"' Renton, WA Jaclyn Ann & Or Current R 13928 156"' esident Ave SE 98059 Renton. WA Sydnie Fero Or Current R 6513SE5"' RAntoo. WA I . ----L~L gila esident Place 98057 Close Attm Clark H. City of Reoto " yWay i I i I i i -·-- ! i ! ' i I i i I ! i ! i I U,i,/i&STAIJE KIRKLAND, WA 98033 DEf 06 18 MOi.JNT $2.88 R2304N117216-09 I I I ! I . ! I 1I: I i I ,_ -i I . . .·_. -· -'.:..--, . . : ·. i . - i _ ... ! I J_ ------1055 S. Grad Renton, WA 9 8057 ' See Privacy Act Statement on Reverse ""~ . ·omp\ele by Typewriter, Ink, or Ball Point Pen C DEPARTMENT Or l.OMMUNITY AND ECONOMIC DEVELOPMENT R t CITYOF 0. -------en onv AFFIDAVIT OF SERVICE BY MAI LI NG FOR A NEIGHBORHOOD MEETING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425A30-7200 I www.rentonwa.gov STATE OF WASHINGTON ) ) ss COUNTY OF KING ) W\ \tu, C .QIYYl'~'Oe,\\ , certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, and duly sworn on oath, deposes and says: 1. On the 'J\::h day of :Dec.em'Of:V , 20j.\..e_, I deposited in the mails of the United States, a sealed envelope containing a neighborhood meeting notice, pursuant to Renton Municipal Code section 4-8-090A Neighborhood Meetings to property owners within three hundred feet (300') of the property for the following project: MeO\OOY>J\/ ,ie Project Name 'z2'.:>t\\ . kl--C ' Owner Name 2. This notice was sent to the addresses in the attached list, which was created based on the most recent property tax assessment rolls of King County Department of Assessments. ~ /~'---,~'\--~- 4 -S-e-n~-e-r-S-ig_n_a-tu_r_e ____ _ SUBSCRIBED AND SWORN to before me this {_it:=. day of J)e.ecw,..loe.v-, 20 -1.J,,,_. Nollfy Pullllc 11111 of Wlslllnglon ANN M LITTLE My,.,,.. .. , •• E..-May 2, 2019 (2= ~ ,,kl czL it{ NOTARY PUBLIC in and for the State of Washington, Printed name: hvi /Id. ~'1--H-k..,, My commission expires on: ,A&iu.f 2..., 2-c,/q P:\project\0035\15012\Permit Apps\Pre"plat\Neighborhood Meeting Posting and Mailing Affidavit.docx Rev. 08/2016 I DEflARTMENT Or .... OMMUNITY AND ECONOMIC DEVELOPMENT --------Renton® CITY OF RENTON RULES FOR PUBLIC INFORMATION SIGN(S) Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 'H\' (lg· ')l'j-, Wit I""\ , __ U I Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. Public Information Signs are required for all Type II and Type Ill Land Use Permits, as classified by RMC 4-8-080, except for the following: i. Additional Animals Permit 11. Business Licenses for Home Occupations iii. Temporary Use Permit -Tier II iv. Temporary Emergency Wetland Permit v. Development Permit (special flood hazard) vi. Final Plats vii. Final Short Plats viii. Final Binding Site Plans ix. Mobile Home Park, Final x. Planned Urban Development, final xi. Environmental Review *NOTE: The applicant should install the sign(s) before applying on the same day the application is to be submitted, SIGN INSTALLATION SPECIFICATIONS: 1. Size and Appearance of Sign: 4' x 3' Sign: A sign with a horizontal dimension of three four (4') and a vertical dimension of three feet (3'). All signs shall be prepared using templates, attachable lettering, or printed lettering (see "Illustration 1" for lettering sizes); hand-drawn text is unacceptable. Signs meeting all the established criteria may be obtained from any professional sign company. R & R Graphics (425-793-9585), Shine On Signs (253-243-7777), and Star Graphics (425-235-8138) are three local sign companies providing this service. Prices vary and you are encouraged to consult other sign companies to obtain pricing quotes. Several local companies that provide laminating services are R & R Graphics (425-793-9585) and Kinko's Copies/FedEx (206-244- 8884). 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Info Sign Handout.docx Rev.04/2016 2. Content of Notice: 4' x 3' signs shall include all of the following information/materials (see "Illustration 1" for correct format). • The title "Proposed Land Use Action"; • The type of land use or development action proposed; • The name of the proposed project; • Address of the site or location (e.g. 7000 Block of NE 10th Street); • City of Renton logo (copy attached); • QR Code (copy attached) • City of Renton address and phone number; and • A laminated site plan. 3. Number, Placement, and Time of Display: A minimum of one sign is required at each project site. Additional signs may be required for larger sites or for properties with several street frontages. The sign shall be erected at the approximate midpoint of the site's street frontage and within five feet (5') of the front lot line or as otherwise directed by the Department for maximum visibility. The sign(s) must be erected in a location that is clearly visible and accessible from the right of way(s) abutting the subject property. The sign(s) are prohibited from being located within any clear vision area (a sight triangle depicted below). ____ J 1-1 --:-;;;-::-·--:;:- , -' ' '-·~·-·----:~:f ' . . i ·-""*: -··-··-,···:· .···,·_·.·_.·.·. J .. f .... ,, !·-.,; I . 1-, " -! : +i-1 t-"·\' .+··. f,:''. ·, I q ' , ... i \·>.· .i I NO STRUCTURE OR PLANTING SHALL BE ALLOWED [J · •' i ii ; ,\ BfW.'ffll rHC, HEIGHT OF THR{'f: A/ID TEN r£ET 4. Responsibility for Installation, Maintenance and Removal: The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign(s). The applicant shall provide the Planning Division with a notarized "Affidavit of Installation of Public Information Sign(s)" and a photograph of the posted sign that provides context of it's location in order for the application to be considered complete. The applicant is required to maintain the sign in good condition until the applicable appeal period has ended; after which, the applicant must remove the sign within seven days. 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub lnfo Sign Handout.docx Rev. 04/2016 If the sign is removed prior to the end of the appeal period the applicant is responsible for immediate replacement of the sign. 5. Responsibility for Installation of Notices of Environmental Determination and Public Hearings: Once the sign has been installed per the required specifications, the Planning Division will post a supplemental public notice within a space reserved on the sign. The Planning Division will be responsible for posting any environmental determination, notice of hearing, and final decision. 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Info Sign Handout.docx Rev. 04/2016 ILLUSTRATION 1: 2" r-46" e PROPOSED LAND USE ACTION TYPE OF ACTION: (provided by applicant) PROJECT NAME: (provided by opplicant) SITE ADDRESS: (provided by opp/leant) PROJECT DESCRIPTION: (provided by applicant) To submit comments or obtain information contact City staff: Planning Division 1055 South Grady Way Scan with smartphone for more information: ll Renton, WA 98057 (425) 430-7200 Leave Leave ll"xll" LAMINA TED SITE 8.5'' x 14" blank 8.5'' x 14" blank MAP space space (provided and installed by applicant) Use 4" x 4" x 12' POSTS Use 4' x 8' x 1/2" PLYWOOD Use 1/2" x 3" GALV. LAG BOLTS WNVASHERS Min.4" LETTERING GUIDELINES: Use HELVETICA LETTERING BLACK ON WHITE BACKGROUND TITLE 3" ALL CAPS OTHER 1 1 /2" CAPS AND 1" LOWER CASE 4 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Info Sign Handout.docx 2" I 22" ! 36" I 7 2" 1411 36" Max. Rev.08/2016 City logo for Public Information Sign: 5 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Info Sign Handout.docx Rev. 04/2016 .. 6 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Info Sign Handout.docx Rev.04/2016 . ' DEPARTMENT Or-COMMUNITY AND ECONOMIC DEVELOPMENT -----~Renton® AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN STATE OF WASHINGTON COUNTY OF KING Patrick Danner Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov ss sworn on oath, deposes and says: being first duly 22nd February 17 1 1. On the day of , 20 I installed public information sign(s) on the property located at 13833 15th Ave SE, Renton, WA 98059 for the following project: MeadowVue Preliminary Plat Project Name SSHI, LLC dba D.R. Horton Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 8 Title 4 of Renton Municipal Code and the City's "Public Information Signs Installation" handout package. c~P Installer Signature SUBSCRIBED AND SWORN to before me this'l'Z}'iday of l--£ \Jv:h£i V \i6' 2o_l]_. \ ~ ,fl - ~· ••-I / , / •"ffAfW PUBLIC -iE OF WASHINGTON . OT ARY PUB IC in and for the State of Washington, ,IIIFER ANN REINER r siding at -~~~~-L.~t,~'M~------- :·1:v ,,ppointment Expires July 20, 2019 ».----------"""""Y commission expires on __ 1_._----':U""--"-_r~(...,_J ____ _ 7 H:\CED\Data\Forms-Templates\Self-He!p Handouts\Planning\Pub Info Sign Handout.docx Rev. 04/2016 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Renton 0 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN STATE OF WASHINGTON COUNTY OF KING Patrick Danner Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov ss ----------------------------' being first duly sworn on oath, deposes and says: 1. On the 22 nd day of February 20~ I installed 1 public information sign(s) on the property located at 13833 15th Ave SE, Renton, WA 98059 for the following project: MeadowVue Preliminary Plat Project Name SSH!, LLC dba D.R. Horton Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 8 Title 4 of Renton Municipal Code and the City's "Public Information Signs Installation" handout package. c~P Installer Signature SUBSCRIBED AND SWORN to before me this'21J:lday of [-f' ~]\f\JJi v \,,I,, 2o_j_J_. u ·•TARY PUBLIC -, ' I '"E OF WASHINGTON '· OT ARY PUB~ in. and for the 1 State of Washington, . 'i\llFER ANN REINER r siding at _ __,,_/\-"t'--'0'.\..u...fG,,_;'(e......-"'\..\,"'-'--1'.'.\'--------- :1:y .\ppointmenl Expires July 20, 2019 '1--"""""" __ ,,...,.,...,,...,.~!l.y com mission expires on __ J~·-V..=· _J-~(~J ____ _ 7 H:\CED\Data\Forms-Temp!ates\Self-Help Handouts.\Planning\Pub Info Sign Handout.docx Rev. 04/2016 DEPARTMENT 0, .. OMMUNITY AND ECONOMIC DEVELOPMENT -------Renton 8 AFFIDAVIT OF INSTALLATION OF PUBLIC OUTREACH SIGN Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov STATE OF WASHINGTON ss COUNTY OF KING _____________ P_a_tr_ic_k_D_a_nn_e_r ____________ , being first duly sworn on oath, deposes and says: 1. On the 22nd day of February , 20_1_7_, I installed 1 outreach sign(s) on the property located ___ 13_8_3_3 _15_t_h _A_ve_S_E ,_R_e_n_to_n_, W_A_9_8_05_9 ___ for the following project: MeadowVue Preliminary Plat Project Name SSHI, LLC dba D.R. Horton Owner Name public at 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Signs Installation" handout package. ~~ Installer Signature I I ·": ·1.tl __...- SUBSCRIBED AND SWORN to before me ~his /-1 • ,-day of' j/ {~)/:'ii. v \} , 20 \ 1 . NOTARY PUBLIC 'fATE OF WASHINGTON Jl:NNIFER ANN REINER vJ.-..Y Mv Appointment Expires July 20, 2019 1 , , 1 • , (1 ,,.,,._"'"".,. __ .,.,...,..,.,...,.~."Y commission expires on __ _._~w=~·-~1 ____ _ 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Outreach Sign Handout.docx Rev. 02/2016 in a location that is c.early visible and accessible from the .. 0 .1t of way(s) abutting the subject property. The sign(s) are prohibited from being located within any clear vision area. The sign must be installed prior to the application submittal. The applicant shall provide the Planning Division with a notarized "Affidavit of Installation of Public Outreach Sign(s)" and a photograph in order for the application to be considered complete. The sign shall not be removed until a Certificate of Occupancy (including a temporary certificate) is issued for the development. 4. Responsibility for Installation, Maintenance and Removal: The applicant shall be solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign(s). 5. Sign Construction/Installation Specifications: Although the content of a Public Outreach Sign is highly dependent on the applicable development, the font type and size, as well as the construction shall be comparable to the specifications provided by "Illustration 1." Below is an example of a Public Outreach Sign: 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Outreach Sign Handout.docx Rev. 02/2016 DEPARTMENT 0, .. OMMUNITY AND ECONOMIC DEVELOPMENT --------Renton 0 CITY OF RENTON RULES FOR PUBLIC OUTREACH SIGN(S) Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov MAR OB 2017 Public Outreach Signs are intended to supplement information provided by Public Information Signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other information that lends greater understanding of the project. Public Outreach Signs are required for preliminary plat applications, Planned Urban Development applications, and projects with an estimated value equal or greater than ten_ million dollars ($10,000,000), unless an exemption is approved by the Administrator. Specific exemptions are provided for the construction or alteration of public facilities, the construction or alteration of airplane manufacturing facilities, and development within the Employment Area Land Use Designation. SIGN SPECIFICATIONS: 1. Size and Appearance of Sign: The sign must have a vertical dimension of four feet (4') and a horizontal dimension of eight feet (8'). All signs shall be prepared using templates, attachable lettering, or printed lettering; hand-drawn text is unacceptable. 2. Content of Sign: At a minimum, the sign must include: • The name of the proposed development; • The site address; • Consultants providing expertise with respect to the development (e.g., engineering, architecture, general contractor, etc.); • A brief description of the proposed development; • A colored rendering of the proposed development (e.g., three-dimensional building elevation or a detailed site plan for subdivisions); • An estimated completion date; and • Other information required by the Administrator. 3. Number, Placement, and Time of Display: A minimum of one sign is required at each project site. Additional signs may be required for larger sites or for properties with several street frontages. The sign shall be erected at the approximate midpoint of the site's street frontage and within five feet (5') of the front lot line or as otherwise directed by the Department for maximum visibility. The sign(s) must be erected 1 H :\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Outreach Sign Handout.docx Rev. 02/2016 ,, Jamie Schroeder From: Sent: Patrick Thomas Danner < PDanner@drhorton.com > Friday, February 3, 2017 10:30 AM To: Jamie Schroeder Subject: FW: Question parcel number is 1463400060 Hey Jamie, Here is the e-mail as we discussed in the meeting this morning. Patrick From: Rohini Nair [mailto:RNair@Rentonwa.gov] Sent: Friday, September 30, 2016 3:40 PM To: Edward <Edwardk@gibsontraffic.com> Subject: RE: Question parcel number is 1463400060 Yes. From: Edward [mailto:Edwardk@qibsontraffic.com1 Sent: Friday, September 30, 2016 3:39 PM To: Rohini Nair Subject: RE: Question parcel number is 1463400060 Hi still haven't heard anything if it gernates less than 20 PM peak trips are you saying you don't need anything? Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.com From: Edward Sent: Monday, September 26, 2016 10:24 AM To: 'Rohini Nair' <RNair@Rentonwa.gov> Subject: RE: Question parcel number is 1463400060 Just following up on Fridays emails exchange to see if the city needs anything form traffic or not? Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.com From: Edward Sent: Friday, September 23, 2016 1:16 PM 1 To: 'Rohini Nair' <RNair@Rentonwa.gov> Subject: RE: Question parcel number is 1463400060 So are you saying as this only generates 14 pm peak hour trips that a traffic study is NOT needed-can you also please send a link or pdf of your latest traffic study gueleines thankyou Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.com From: Rohini Nair [mailto:RNair@Rentonwa.gov] Sent: Friday, September 23, 2016 1:07 PM To: Edward <Edwardk@gibsontraffic.com> Subject: RE: Question parcel number is 1463400060 Hi Edward, I have some clarification for the traffic study. • The traffic signal at the intersection of 156thAve Se & 142"' Place is being constructed by the City. So, I got the clarification today that the proportional share of fee associated with the traffic signal is not applicable for the project we discussed. So, our standard guidelines of traffic study required for projects that generate 20 or more peak hour trips in the AM peak and PM peak will be applicable on this project. Sincerely Rohini ll~air CMI(~ e PlanR.....,.s-,ic,, ~ C'nyd',w,.t.., 1055 • 1-Gndy w., 611> fl«>< llo,oton. WA S8lS7 "'°"":l~S, 8).7:i,t Email: mair@rentonwa.gov From: Edward [mailto:Edwardk@gibsontraffic.com] Sent: Wednesday, September 21, 2016 2:15 PM To: Rohini Nair Subject: RE: Question parcel number Is 1463400060 14 PM peak (13 new) 10 Am peak Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.com From: Rohini Nair [mai1to:RNair@Rentonwa.gov1 Sent: Wednesday, September 21, 2016 1:59 PM 2 " • • To: Edward <Edwardk@gibsontraffic.com> Subject: RE: Question parcel number is 1463400060 Hi Edward, What is the number of Am peak hour trips for the proposed project? Also, what is the number of PM peak hour trips for the proposed project? Sincerely Rohini From: Edward [mailto:Edwardk@gibsontraffic.com] Sent: Monday, September 12, 2016 3:43 PM To: Rohini Nair Subject: FW: Question parcel number is 1463400060 Hi Rohini hope you are well I wanted to check that the pre ap attached is still valid for the transportation traffic study request section Please contact me as soon as you can -best wishes Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.com 3 ® King County ODES MA'; 0 8 2D17 DEPARTMENT OF DEVELOP/111!:N'f AND ENVIRONMENTAL SERVJCES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 This certificate provides the Seattle King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. King County Certificate of Water Availability Do not write in this box number name D Building Permit D Short Subdivision [ll] Preliminary Plat or PUD D Rezone or other ________ _ Applicant's name: SSH!, LLC dba DR Horton (Contact: Patrick Danner 425-821-3400 x5144) Proposed use: Single Family Residences -15 Lots (Meadow Vue) Location: 13833 156 Ave SE Renton, WA 98059 ap and legal description if necessary) Water purveyor information: 1. D a. Water will be provided by service connection only to an existing (8") water main that is fronting the site. OR/AND IRJ b. Water service will require an improvement to the water system of: D (1) feet of water main to reach the site; and/or IRJ (2) The construction of a distribution system on the site; and/or IRJ (3) Other (describe) Developer Extension Required. System requirements will be determined at pre design meeting. District will require Developer Extension Agreement and Deposit, Certificate of Insurance, Performance Bond (if necessary) and all related easements prior to construction. See Comments. Preliminary Review: Install 8" DI Water main on 1541" Ave SE along entire site frontage (330 LF+/-) and to the north (340 LF +/·), and connect to both existing 8' water mains. 8" DI water main loop required onsite 2. IRJ a. The water system is in conformance with a County approved water comprehensive plan. OR D b. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval). 3. /ID a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR D b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. IRI a. Water'dl!l available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrants within :,QQ feet from all buildings/property (ortS;!IWV!Ul!fttMW I ): OR Rate off/ow at Peak Demand D less than 500 gpm (approx. gpm) D 500 to 999 gpm D 1000 gpm or more D flow test of gpm IIDcalculation of 1 750 gpm Duration D less than 1 hour D 1 hour to 2 hours IRl 2 hours or more D other ____ _ (Note: Commercial building permits which includes multifamily structures require flow test or calculation.) D b. Water system is not capable of providing fire flow. 5. CEl a. Water system has certificates of water right or water right claims sufficient to provide service. OR D b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: WAC@ $300.00 = initial deposit. Fees per lot: WAC @ $125, GFC @ $5500, SPUFC @ $936, 5/8" Meter Drop @ $500 = Total fees per lot: $6936.00. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE. Paving plus 20% to be billed separately where applicable. I certify that the above water purveyor information is true. This certification shall be valid for 1 year from date of signature. KING COUNTY WATER DISTRICT #90 Joshua Deraitus RENEWAL FEES: W/ IN 1 YEAR $50.00 Agency name 'sig'/f'? name AFTER 1 YEAR $125.00 Operations Manager d ~ Title Signature Date \\kcwd90.local\data\CompanyData\Enginecring\Wat~ Availability Certificates\Water Availability\Meadow Vue\Meadow Vue DE WAC,doc SE 138TH PLACE 0,1--r- SE 139TH PLACE 0 SE 140TH PLACE SE 141ST PLACE SE 142ND STREET ', y, ... ,·.11 ' •f < ·'"· ·•i*-¥7:,r-,,,·, ,. -· ,>,•;. -,;• ,"~-·•:::-.-,.~--· , . --•,c '· 'j .,, ... " .. ,\,.:·,;·--··' ' .. I ~ _J ~ -- [] ,. ,_ ~,r,;- /, . ' - RENTON CITY LIMITS -- SEC. 14, TWP 23 N, R5E W.M. CITY OF RENTON KING COUNTY, WASHINGTON ~ ~ C:i :s: 'o::( i:!: ~ '"-I I I r---------------~----,-----~·-·--- PROJECT SITE 0 PLAN ---- \ 200 100 ~~111111111111111 IN FEET .. _ .. ,. >--f--- < a 0 (.'.) ~ Q f-" ~ a· Q. g§ 0 < ~ I I < 2 c5 ct: ::s >--f--- G SE4THPLACE SE 5TH STREET ~-----~---~~ SE 139TH PLACE MAR O 8 2017 · !TV OF REl'·!TOt,J ...., .. -·. NEIGHBORHOOD DE1AJ'C"MAP · OWNER/ SSH/ LLC dba D.R. HORTON ...----.---,-----·-----~---T--T:::--1APPLICANT 12910 TOTEM LAKE BLVD. N[, SUIT[ 220 BY CK. KIRKLAND, WA 98034 NO. DATE REVISION CONSULTANTS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE.Suite 120 Redmond, WA 98052 Phone: (425] 285-2390 I FAX: (425] 285-2389 ww w. cphcons u ltants .com =iJYright © 2017 CPH Consultants, LLC. All RigtlLs Reserved. 0 02/06/17 PRELIMINARY PLAT SUBMITTAL CMT JBS PHONE: ( 425) 825-3186 PROJECT SURVEYOR SCALE AS NOTED AXIS SURVEY & MAPPING MITCH T.S. EVANS, PLS 15241 NE 90TH STREET REDMOND, WA 98052 PHONE: ( 425) 823-5700 FAX: ( 425) 823-6700 PROJECT NO. SHEET P2.00 0035-15-012 3 OF 10 SURVEY DATA EXISTING BOUNDARY, TOPOGRAPHIC, AND PLAN/METRIC INFORMATION SHOWN ON THIS PLAN AND OTHERS IN THIS SET WE:R[ USED AS A BASIS FOR DESIGN AND REPRESENT FIELD SURVEY DA TA AND MAPPING PREPARED BY AXIS SURVEY & MAPPING (AXIS JOB NO. 16-223), AS PROVIDED BY THE PROJECT OWNER, AND DOES NOT REPRESENT WORK BY CPH CONSULTANTS. THE FOLLOWING SURVEY DA TA WAS PROVIDED WITH THE TOPOGRAPHIC MAP BY AXIS SURVEY & MAPPING: LEGAL DESCRIPTION [ASE:MENTS AND LEGAL DESCRIPTION ARE: BASED ON THE COMMITTME:NT FOR TITLE INSURANCE: BY FIRST AMERICAN TITLE: INSURANCE: COMPANY, ORDER NO. 4266-2536097, DATED AUGUST 11, 2016, AT 7:30 A.M. LOT 4, BLOCK 2, CEDAR RI\/E:R FIVE ACRE: 7RACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 52, RECORDS OF KING COUNTY, WASHINGTON. DATUM HORIZONTAL DATUM: NAO '83/91 PER CITY OF RENTON CON7ROL POINT #2103 VERTICAL DATUM:NAVD 'BB PER CITY OF RENTON CON7ROL POINT #2103 ORIG/NA TING BENCHMARK: CITY OF RENTON CON7ROL POINT #2103 FOUND SMALL PIECE OF BROKEN BRASS SURFACE: DISK IN 3" DIAMETER CONG PLUGGED DRILL HOLE (03/07) & (11/16) [L[VA TION: 547.942' TEMPORARY BENCHMARK: TBM 'A' SET RAILROAD SPIKE IN EAST FACE OF A UTILITY POLE W/ LIGHT LOCATED AT THE WEST SIDE OF THE: INTERSECTION OF SE 138TH PL & 156n-l AVE SE. 0. 7' ABOVE: GRADE ELEVATION: 421.94' TBM '8' S[T FILED 'X' IN TOP WESTERLY FLANGE BOLT ON FIRE HYDRANT LOCATED AT THE NE QUADRANT OF THE INTERSECTION OF 156TH AVE SE & SE: 139TH PL. ELEVATION: 412.24' TBM 'C' SET CHISELED SQUARE: IN TI-IE NW CORNER OF A WATER VAULT LOCATED AT THE [AST EDGE OF 156n-l AVE SE, +/-75' NORTH OF THE INTERSECTION OF 156n-l AVE: SE & SE 5TH PL. ELEVATION: 400.02' TBM 'D' SEC. 14, TWP 23 N, R5E W.M. CITY OF RENTON KING COUNTY, WASHINGTON ~ I NORTH QUARJER CORNER SECnON 14 FOUND SMALL PIECf OF BROKEN BRASS SURFAC£ DISK IN J" D/AA/fml CONC PLUGGED DRILL HOC£ (OJ/07} & (11/16) OIY OF RENTON IIONUIIENT pt OJ/ /WGS _ __, AIONUIIENT #J744 arr OF RENTON PUBLISHED ELEVATION: 167.0IJ Al/547.942 FT IIGS PUBLISHED N: 180828, 789 (FT) £:tJ/9243.764 (FT) ' Q_ 0 ~ I _, FOUND LENJ dr TACK IN 4" DIA. CONC MON IN CASE, ON. t. t' 0 ± CfN1fRUNE NOR1H BOUND LANE, i (.l 0.07 w. OF SECTION UNE, I j-u • --C, !,') • 0) 0) N <o C) "' <: t<) /" CB, T-· J (7018) / l'I/ GRAF r/ RIM 42JAG 12·· 1\DS IE 421.58 (NW) /2" CO,\/C I[ 418.80 (5) C!:l ~ HfLD 11011U1.1ENT POSITION FOR CENJERUNE: OF RIGHT OF WA r I "' ~ E c1111U116}-----++--..i;i! ; I ; ·----~--~" e~~·\ _ ,-01.1,,. ·--0 '\. c· ,_. (1011' ,rr 's, + t,,.I ) ,;;:, I-"-""' RIM ·121.69 ...._ , ).... ~-_ 12" A!.JS IE:-,J-1/3.44 (S) 0 I-I '-. . ~ /2" {'n,11c II ,fJR JU 'IIJ1 & <3 8 1 / 8" WIDE X ?' TA,' CO~JCR/'"TF WA!_~ W/ i "•,h.. "'-. 't\·"-,. ,,;_ '·" . -(,, . O it~ , I 4' Cl__rNC ALONG TOP I ·"' ~ .. ,,. ~..... °7,, r C':...FhC q Cj ...... ~ ., •, / I ', / '"> ~ ., / ! c;. ·-I ·-1 1463400058 , -/ , .::.,:::, .,,,., ""' . I'. I 146340005! 1 ! I ~ II. to , '•-~ I , 1 , FOUND 1/2" REBAR AND GAP, LS/16907 - «----_, \. ' ' .IJF' c:, ', ~ 0 , \ FOUND 5/8" REBAR W/NO Cl!P, * . ti i .... ,c-, , .•• ''s,·-· I i (11/09/18) '-'II -, i I I , \ , 0.9.0FCORNER . I c.o ' 1 ,, "· r c,. ,,,,c (11 "DB/16) "--\ ~ I ;": ··", f.. ;Arc I ""''--..._ ._,'.__ __, --,.. . ·' i,f,AL 1 ' ti .. "'II+·/· ~m,.1 • ----• ,;,,<' l;f. '-,, • ''-'-'' ·<t:;, • ,,.a" . , jr\ ~u~~:'r ";~([;"E "__/ \,;;_ ± I 1/ I ~i~~(~~) ----, --. --. , ' '-~o· -'· ' 70' , , 70 -~ ', B7 -i ~~~c,c I \ r----..-------, I • . -..... I "., --- "'-i ·,.ll _ CH, r-I (702-J-j W/ CHA TE NiM 414.54 !2" 1\0S If 1!1.54 (N) 12" /\OS IE -1-11.Yl (SJ , I , , , ---1 ,--.. \ , , , -----..: ··-, ' '---, :, Jo' ROAD : ·- 1 <' .. 1,',: .. r I I ''<. I I \ \ I I "· ', ,i 1, '. I"-, '·1 I ''-. I '.,_ ' I •:c;,,S \ I ", I '"' I I \ I I "\. ' ,,_ I ··-...... 1 ·-·,,: ·1'. ,1 BSBL (TYP.) I \ 1,: '\. /, " : 1 ----: I 2 \ : \ 3 l : 4 \ \ I • i. ' ' : i --·, : : i k : I ! ,• • /: ! '3:: ,-'=--+t-,.,.'"lf--/H,f· I -I• I 9,012 SF 9 908 S•• I ' -. •n,.n055 r. '•:' I 6 '· 1' ", _ 7 : '·-.. 8 I 'ic .. :lvj . j~ • ,, ·.2D'. L 1·\ ,;:. ' ·"< I -, 1<'< '-1 ' '-, '"' I • • = 1 '·,I 9,901 SF \ I 9,897 Sf' 1 -I O • . / -l---a ' \ {---';,-\ ·i \ : : ,, I~ I \ I:!: ~ ',, -l ~ : ,, ,,_ :~ ,!"--·,, \:~ :~ 11,645 SF "'i ( 1--"' ~· : \-t'i-'-··1· . I I '• I \' ', I "· :'. '-1-'. ,\-I ,..,. ,·' \ ' 11. • •'if' · • • \ , • 1 1 • '-,,-5.5' R0W,D£D.' .-·, , . . ',,,..-'" ,.-Ci ,,', I ! I I ,, I ·i \ I I ·, I '' I ·, : -,,, I ----7BM tJ' VICINITY MAP PROJECT DATA GENERAL PARCEL NO: ADDRESS: ZONING: PRESENT USE:: JURISDICTION: SITE DEVELOPMENT TOTAL SITE AREA PROPOSED # OF LOTS: PERMITTED SITE DENSITY: PROPOSED SITE DENSITY: 1463400060 13833 156TH AVE SE RENTON, WA 98059 R-4 SINGLE FAMILY CITY OF RENTON 4.54 AC (197,406 SF) 14 4 DU/AC 3.73 DU/AC AT THE TOP POINT OF THE: '.4' IN '/OWA' STAMPED IN TI-IE BONNET OF A FIRE: HYDRANT LOCATED AT + /- SOUTHWESTERLY CORNER SITE. 3' ABOVE GRADE. E:LE:VATION: 385.00' rfr;;ff?:;;j \~\,, I -~----,'i,i~ \ _: :.-=---~~~:-------"-\\ ___ , \~tlO;PUt~:J ~---\--... J 'k's ,-~~~fR_rr~.) , ~------~---J / L __________ J L ________ J --~cJ-~: ~ i . ·. J, c~ ;1~::0JJ) \ 1 ... --,--. \ 5'.. \ ·, 1 ,, \ ~_--__ 1 / -, -1, : '. I/ W/ G.eAff [( G'JNiJ[R -. ·~ _ • ·' ·: , . _ . ' 60' , 70' \ ·..JO'---;-".. ---,;::--\ , I , / r ;I · T _ N.'f~ -109. 11 BLoc.<wA<:.'1' .,.,. '111.:2_-::-,-:.:)\}·-:. ··---~ ... ·~:.-;. ..... ~\: .. .-.-.:.· --· .. ·.----~-.. f_..~':.,i-· 10· \ROW 70•-'" ~~·\ ", -----1 1 12·'conc,,r101.12rr, ALLOWABLE LOT IMPERVIOUS AREA: W//'CEf/t\RHJC, I :·)i"t/1'-:____ ", \ .. •. ~,, .·. •'\·.·_._,, .. ,-.. -~-.-.--~:.:,· , 70' .. · ··.·.· .. ·,.· .. · •. ,·· .. ·.· .. :-.· .. ·•·4.,9·.··.· .. ··.·I····"': ... ···· ... · .. ·1,,1''1.· .. J·,1 1.i ,1'! ... '1.22'.' •. A,.oa,',·c1£1c'o110.so.2.,.,(N,.!s -5'";,;~; ~~=ici"'FS:'_1+tR,_: '"'· .. -•. ,. . 12+00\' .13+'0G_ ::,,,~1.5 '14+00"" -" ,:'.,:'\' /.' ••. , .. , . '.'; ; ·-• ~/ • ·~'' ·11\ ,// ,/'CULV~[CUNC '.. MIN. LOT Sil[ ;=' GATE -\,1 ·~b..t -1·.·.· .•. · -···. ·.·.: I :· : .. ··.-;. .. . -,.,,,,. '. \. --. \ ... -'. ·-, -I ... ', .. '------. 15+06 \. • .. . . . ~ -~· ' '<'' . MAX. LOT Sil[ 40% PE:R PROPOSED COVENANTS 9,633 SF TBM '[' TOP SOUTHWEST CORNER OF 1.2' X 1.2' X 3.6' TALL BRICK COLUMN LOCATED AT THE NORTH SIDE OF TI-IE DRIVEWAY TO HOUSE: NO. 14010 AT 154 TH A VE S[. ~ , , f " , ~. "> , ~ -t ~ )-. " . \_ · .. ' 16+00 _ .<. ·_. ·: .· __ ·-_ · f "T ~ ,-~ . ·, ·"\::::,, /I:_ = 4-U/.1L .. "" \_ ~ ... -• . : : ·_· .. . . . . ·-·-· .. . -1/ ', I ;"•, • ----··-ROW DEDICATION '.;: "' \ ~ --.. -----··-., , :c ,: · .. ,. : , -.... · ' · '·-· · .. -·,: . · ">•<-' ' . . . . 1 :" :c ,;!; S7iORM 7RACT "" ~--,, ........_-·-' · ... :.'\-·._ .. ,., ... -, "' ·, . ' ' ' \., . \ c,·~·,.,-... , .. ,. ---· .•., . ,-.. '-"---"' . ~ ,._.,. ' -·.,·., .• --.~--·-.,,._ .. ', .. --.,'-."'-.,. '-·-• I ___ ..,__ ;,~; RO . -. ;o:. ' .. · . \; , . --.. . ; • .· .,------1, :-~ -I S0'2B'53'iv 331.84' SETBACKS [LEVA TION: 386. 18' •·' -· . --. --- BASIS OF BEARING ,, 14' ~ -\ -~--=· ..... '--. \ -, FRONT 81~/(_,'K W,\L' -\ I -~~1 ' -,c .: I "' "-.. \ I \ 1, I \ HELD A BEARING OF NORTH 00'29'18" EAST ALONG THE MONUMENTED CENTERLINE: OF 156TH AVE SE: REAR REFERENCES: KING COUNTY ASSESSOR'S MAP FOR TH[ SW 1/4, SEC. 14, TM'. 23N., RGE 05[., W.M. PLAT -CEDAR RIVER FIVE ACRE 7RACTS, ACCORDING TO THE PLAT THEREOF RE:CORDE:D IN VOLUME: 16 OF PLATS, PAGE 52, RECORDS OF KING COUNTY, HIGHLAND ESTA TES, ACCORDING TO THE PLAT THEREOF RECORDED IN \ I \ ', I I ·-...... ', I ' I .....______, I . · I_ I : I . . . \ ' RiM 407. '5? SIDE ---. _) 11, ,f ' " .,'.·, \ I ~-I T A, ,,---\ , :-J<~1 '· ! I'"% ''---.. _J. I I~----..., I I--~-------: .. _ 1.~, W 12'CONC 1[1Ci1:J5 \1<; '-, I ': ;ii,; I \\ I'' '•, .. ...t- 1 '-, 7.5''-MIN,T.YR,. I '., · · : ', : i ,, 1 I , ---- 1 ... · 65 ,. '\[ 12"cuNc,c4G4YS SIDE (ATS7REET): J' PJ\1/U--.:S -\ ~<~< I \ _-__ / , : "".,. I ·-,., f4 '--1,.,~, , , 1, ',_ I I ~ I I ~~ • • JY (ON':.' 1f 4C1-88 I , , 16 8 • , 1 , 13 -,-. 1 12', ', \ 11 , , ', ,· 1 , . . 1. • '3:::-, IC'"Cl MAX. BUILDING COVERAGE: co!Ac-G· -\'\ ' : .. 1 • •·.· ~ ' ill ' if:645 s, il!l ·:· ----9,642 SF il!l--~ 9,6J9 sF', i"' ,: \9,636 s, t,._ l 10 ' ,::i .. : 9 I .., · ( ,: 1 ' I , _ 1 @; c:;;, ,l · 1 MAX. BUILDING HEIGHT: IAIASHING7iON. FOUND 1/T\\ ' -,/(', ~-. ·. I / --' \\ '•,, -: ·,,. ,,-I '· ,-I .... . ,:2 I ' I~ ,-,. 9,6JJ SF . -J._ -10,755-SF-' I~. I', q~ RIM 406.89 (RT) - rrn REBAR w;No \ , . \I ;;;30 -\ ) -,,,. I I I I "-, 1 ·---..._ r I , I I 1---.... .. I 11 . tl1 ,, i'2"1\'r ·1· ,!IJ.-f-1:J ('-') GAP, BENT 0•25 , \ ' , . -1 · · . ~· .. ··•. : _ \ '-. ',, , ' -: I ', -·--1 ' , , \ ; ·, ,, -11 '•, i : I '---.. : I , . 'I I --.,. 12 c~.~;-,c 102 ,O'r, SERVICE PROVIDERS \ ~-.... r \ . .... I _ I I I I .... _ I I \ 1 .. 2· ---NE \ ...=1 -G,.,., \ '-1 l'·-... __ I ~-I I \ I ", I I "-, 1 I : '· • i "-·c_1! CUl__l!J2"AOS BA~Of1ED~I, '\ ..'\-~~ ~~_ .. _-\ ,,.... J.5'x1' MAKi:..Sf-/lF> \ \ "'L,::::_::--·-------J L':::__,~ ________ J'· \ L . \ I :~' ... __ i·· ' : '·-·,...__ ,1 I I ' _: II ~I : I["' 401.74' WATER VOLUME 212 OF PLATS, PAGES 10-13, RECORDS OF KING COUNTY, WASHINGTON. (R2) - (RJ) - (R4) (R5) - (R6) - (R7) - (RB) (R9) TI-/[ WOODS AT HIGHLANDS PARK (CURRE:NTL Y UNDER OFFICIAL RE:VIE:W) BOUNDARY LIN[ ADJUSTMENT NO. L09L0017, RECORDED IN VOLUME 263, PAGE: 194, RECORDS OF KING COUNTY WASHINGTON. RECORD OF SURVEY BY C & C SURVEYING, RECORDED IN VOLUME BO, PAGE 188, RECORDS OF KING COUNTY, WASHINGTON. SHORT PLAT NO. L9550020, RECORDED IN VOLUME 115, PAGE 196, RECORDS OF KING COUNTY, WASHINGTON. RECORD OF SURVEY BY CONCEPT ENGINEERING, /NV., RECORDED IN VOLUME 78, PAGE: 1, RECORDS OF KING COUNTY, WASHINGTON. RECORD OF SURVEY BY 7RIAD ASSOC/A TES, RECORDED IN VOLUME 209, PAGE 095, RECORDS OF KING COUNTY, WASHINGTON. RECORD OF SURVEY BY GEODETIC SURVEYING SERVICES, RECORDED IN VOLUME 253, PAGE 279, RECORDS OF KING COUNTY, WASHINGTON. RECORD OF SURVEY BY KENNETH J. OYLER, C.E:. & L.S., RECORDED IN VOLUME: 18, PAGE 278, RECORDS OF KING COUNTY, WASHINGTON. ,,-, ___________ _J L_.::c... _J ' '-I I ' · / . . . c-i, ' <m Lil, o.8'11. / 1 " ; 51c5f1JEWALK \ \ -----__ . , \ , ~-------"------------' ---'---_____ J , -, 11 ,-;ii • -------cucv 12tu11c SANITARY SEWER --~ (11/10/16) ·-· '--. -SCA;[ , 5 , \ -, . \ ', ·, \ , --~· SIDEWALK · ', ( -';· .. I /[ 0 4 oo 95 · . -----·0.,; . ·, f , ·iZ;·-./1.., ¥. -y,; 'r , ~f'\-r, y'\.=-r-\ -~""' "'-\, , , ~ V -79' ',{' \ • ', , "-, \ . ,_. I 1:1 ~;~~I -------cu;_ v 12··c0Nc POWER/ELECTRIC ))) 0 c(':/ i ,-'·-r ,.....__ 1 1, ,\, r,,,r(;0'/<' '-----... -~---~~ T/ff/h"/;j --Y\--,e\-'\A,~ .. L..,,~ z,' ""~::,: ~d k lQ.~t;M ,,,,~,,. ,7n' '). ' -.. " : ·I I ' i"',.._--r 'F --'""j)' NATURAL GAS END or unurt r,~:1<n;= · 11··1· $r::--"1 ' , --'\i:· ----10M E;t,~ \ \ k ~ F '' 'r-~v::..::_ "/\ r,.. ;"\ Y ' r.; !fJ8819'JO,W~';;-5'A4 35 ,,y~ ~\i( r-!f?r, Ar;;{-~\ , >.. 1 , "_ :"}; _-, · . .s~ {11 . · L QQJ', ·· . · . ; , '<J1' ; .--' (~-'[ ' I '-~ ,-11.1. r)Q/k.R C/i'U::,S,'~,GJ I .l.LJ ', ·,,._. . ELEV= 336.Uf .,.,.. .,,.. ·=·· :-:.-.. -----... '"'' -------------';:/• . '·~, . i( !. __ ny 1'.f'\ ,re,. ,}'\ \~·rPtJv\~).-(',o.;-1(\ ,;~ 111ir5r\"i \ J j'.~lfl' \ __JI T£L£PHONE' ~CABLE/ilNTERNET . a . rouND 5/11" REBAi(AND -CAP, LS/29537 -CRONES ;, ,>< '. ' ; \;_, ______ ! SCHOOL D1S7RICT Pl\!NT MARXt ': I I ' B,.----r ;". ;--~-~[ -~ ~'' ,',,N lf_'~-50U~rll'1~,sr CORNl:R or V,7///hr'=,~ '1"'-Y -.,,,,. '· ·-... ·-'/ r. ) 0 I' ). 0.1't, OF PRCHRTY CORNER ' _______ ; h} -..._ CUL V !2''Ui' a I ,r -"-./ , 0 0.1:s. x o.nv. OF PROPERIY CORNER I I'. 1-·-111114116! ---'"'": ~ I f~u) 1 ':0'1:;;3: 7 / I RENTON Cl TY LIMITS ' , ii; lr,O RIV ]DJ 88 ! FOUND 5/8· REBAR AND CAP, ~ I ~ I1l 1 _ ____...y( 3" 0 vc I[ 308. 21 ;": \ J ,; : ,, CUL'ISF'!Cl[~JB/JO' /" LS/295Jl-~fi !1bo\"i'\ii~-1D RR Tl£ WAL.\ : , 8 / f') i.uLv t,:'cw., ir. -m1Jcf;4/t,o· ~/ (11/14/16) ----~ -. I.", ---) ca, r-r (BJJI) cu~ v o /-'VG 1t. = J 10 82' -1 + , Jao 02 fl.J 111 ", kl1f I I i?'lvl J!.i9 75 -;cu;--,1 ,'J/0 or in CUI V 8PVC If:_ = '0 'ill, ~ II 11~ 8' P'IC 1£ 397 84 (NC) CU,' V[RT BUR!FD ---\ \ --_ / !co l'O 379.89' fr :{ I ~ 12' CONG IE 397 55 (N) i?R TIE ,VALL·\ ,') j [ 1·· 'CUL'/ !2''cMP I['" [' I t , f2'P\/C Ii'" 39720 ("1 ~-.,.i'c-,,s 11 116J1ooos2 ,\ I , -· ,,, FOUND 1/2" \ , ·1· ·, [ I ·-~I /--.._ CB f-1 (8JJ2) GARBAGE DRAWING INDEX SHEET DWG DESCRIPTION Pl.DO PRELIMINARY PLAT 11,313 SF 33,827 SF 21,737 SF JD' 25' 7.5' (20' TOTAL) 30' 35% 30 FT WATER DIS7RICT NO. 90 CITY OF RENTON PUGET SOUND ENERGY PUGET SOUND ENERGY COMCAST, CENTURY LINK RENTON #403 WASTE MANAGEMENT CAP,REBLS/~~~. \ ~,·1·: \, 1<, 146J400068 '1' 111; ~~\ \/ WI LOCK!NG UD at:S. K 0.f'f. ~_,<0 , I I :.r,:::>· / J.6' UR,'CK COLUMN -.. ;.. 1 r 1-0.\= RI/{ 100 23 ' \ \_. '1 . I %""'\·. 12' PVC IE J9G 06 (E) (RIO) -RECORD OF SURVEY BY CAVNESS ENGINEERS INC., RECORDED IN VOLUME 12, PAGE 10, RECORDS OF KING COUNTY, WASHINGTON. 1 2 BOUNDARY & TOPOGRAPHIC SURVEY (11/10/16) 1 , / . "-, , " ,,..,. ) l. , • ) 1 .::,_.___.--\ :.._ , !2" PVC ,'t Y]5 20 (S) \ I/:'_ I -___ .. , -I ., .. \ __ ., -K · -1.5' U r1Li-rt. F-'OLE. s .'UM!-' \ (~I I /x~ '( ' , --~-,. .• ,.-If _ _ . l/ . . ,,-:'_ EQUIPMENT NOTES PRIMARY CON7ROL POINTS AND ACC[SSIBLE MONUMENT POSITIONS WERE: FIELD MEASURED UTILIZING----_\ .. I +' i / + "·---;r II. , ,,~--~-~¥,-: __ f~ ) -~;:;::-(;; .r_'_~c.:'·: J.r/ &1ri'C!5 co:~MN __ : \,. G '-i"'¥/ -r··r· --~- GLOBAL POSITION/NG SYSTEM (GPS) SURVEY TECHNIQUES USING LE/CA GS14 GPS/GNSS EQUIPMENT EQUIPMENT. MONUMENT POSITIONS THAT WERE NOT DIRECTLY OBSERVED USING GPS SURVEY TECHNIQUES WERE TIED INTO THE CON7ROL POINTS UTILIZING LE/CA ELEC7RONIC 1201 TOTAL STATIONS FOR THE MEASUREMENT OF BOTH ANGLES AND DISTANCES. n-llS SURVEY MEETS OR [XCE[DS THE STANDARDS SET BY WACS 332-130-080/090. ' } L :'(\_ · '\(_ ......._,_ FNC) 0 ' TF CPHI"'::-PAI"~ -------\ '.::: ,_ 1 -F , --". .. . tJr (.<. CJIL .IS I ---- -·-----;-'-,J:., i ?'-. 0 . FOUND 5/B" R£BAR AND CAP. [/VD Or MAI, I-'"/ ..A 1 , r= ~ ', ~1 ' [NfJ OF LSJ29SJ7 -CRONES, 0.1'w. TELEPHONE '~: i \ i\f.C\ \'\ ~ Po,w~R (11/10/16) CURA cu,r~ _r~~ -"-------" I Ul ,. 1 8" PVC /[ JB~. )5 {[) CROSS1,"iG ' I '·---.-St"'"' PA,N J l)f,A,NAr,r;. : C ·1--l . / ·" PVC' '[ '"" O'" (C'\ • • ·, ,f-. • I f-.. f b J ,Uv, (j , .J_, n.,i.JT 11,nv , l '-'I , •'~"" •T "'" J 4 5 6 7 B P2.00 PJ.00 NEIGHBORHOOD DETAIL MAP PRELIMINARY GRADING PLAN P4.00 DRAINAGE CONTROL PLAN P5.00 P5.01 PRELIMINARY UTILITY PLAN PRELIMINARY OFF-SITE UTILITY PLAN AND PROFILE: PRELIMINARY ROAD SECTIONS NOTES PROJECT TEAM 9 10 P6.00 Pl.DO Pl.01 PRELIMINARY ROAD PROFILES PRELIMINARY ROAD PROFILES ~ECElVf"D UTILITY LOCATIONS SHOWN HEREON AR[ BASED UPON ASBUIL T FIELD LOCATION OF EXISTING STRUCTURES. FIELD LOCATION OF UTILITIES BAS[D ON LOCATOR PAINT MARKINGS AND LOCATIONS BASED ON UTILITY MAPS FROM CITY AND UTILITY DRAWINGS /NO/GATING REPORTED UTILITY INSTALLATIONS. OTHER UTILITIES MAY EXIST. NO SUB-SURFACE EXPLORATION WAS MADE TO VERIFY UTILITY ROUTINGS AND THE ROUTING OF ALL BURIED UTILITIES SHOULD 8[ CONFIRMED Win-I THE UTILITY PURVEYOR AND EXPOSED IN AREAS CRITICAL TO D[S/GN FOR VER/FICA TION. n-1[ INFORMATION DEPICTED ON n-1/S MAP REPRESENTS TH[ RE:SUL TS OF A SUR VEY MADE ON NOVEMBER 4-14, 2016 AND CAN ONLY BE: CONSIDERED AS IND/CA TING THE GENERAL CONDITIONS EXISTING AT THAT TIME:. THIS SURVEY DISCLOSES FACTORS OF RECORD AND ON TI-/[ GROUND AFFECTING THE SUBJECT PROPERTY BOUNDARY. BUT IT DO[S NOT PURPORT TO LEGALLY RESOLVE RELATED PROPERTY LINE DISPUTES. WHERE AMBIGUITIES ARE: NOTED, AXIS RECOMMENDS n-lAT THE: OWNER CONSULT WITH LEGAL COUNSEL TO DETERMINE HOW BEST TO INTERPRET n-1[/R PROPERTY RIGHTS AND ADDRESS ANY POTENTIAL PROPERTY LINE DISPUTES. APPLICANT SSHI LLC dba D.R. HORTON CONTACT: PATRICK DANNER 12910 TOTEM LAKE BLVD. NE, STE 220 KIRKLAND, WA 98034 PHONE: ( 425) 821-3400 SURVEYOR AXIS SURVEY & MAPPING CONTACT: MITCH T.S. EVANS 15241 NE 90TH S7REET REDMOND, WA 98052 PHONE:: (425) 823-5700 FAX: ( 425) 823-6 700 CIVIL ENGINEER CPH CONSULTANTS CONTACT: JAMIE SCHROEDER, PE 11431 WILLOWS ROAD NE:, STE 120 REDMOND, WA 98052 PHONE: (425) 285-2390 FAX: (425) 285-2389 LANDSCAPE ARCHITECT CRAMER DESIGN CONSULTANTS CONTACT: GAYLE CRAMER 1909 242ND ST SE: BOn-lELL, WA 98021 PHONE: (425) 241-6258 FAX: ( 425) 483-6062 ARBOR/ST S.A. NEWMAN FIRM CONTACT: PETER BLANSETT 3216 WETMORE: AVE, STE 205 EVERETT, WA 98206 PHONE: ( 425) 259-4411 FAX: ( 425) 258-4435 GEOTECHNICAL ENGINEER TERRA ASSOCIATES, INC. CONTACT: CAROLYN DECKER, PE 12220 113TH AVE NE, ST[ 130 KIRKLAND, WA 98034 PHONE:: ( 425) 821-7777 FAX: (425) 821-4334 -..,,... ~r-;M ~ -,-.; . .i!il .lil. CONSULTANTS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431. Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone, 1425) 285-2390 I FAX, 1425) 285-2389 www.cphcons u /ta nts.com Co;'.)yright © 2017 CPH Consultants, LLC. All Rigtits Reserved. 0 PLAN 50 ~ MAR O 8 2017 PRELIMINARY PL:A~N(;OIVISION 100 IN FEET OWNER/ SSH/, LLC dba D.R. HORTON ,----,----.----------------..---,---IAPPLICANT 12910 TOTEM LAKE: BLVD. NE, SUITE 220 NO. DATE REVISION BY CK. KIRKLAND, WA 98034 0 02/06/17 PRELIMINARY PlAT SUBMITIAL CMT JBS PHONE: (425) 825-3186 PROJECT SURVEYOR AXIS SURVEY & MAPPING 1----+----+----------------1------1-----1 MITCH T.S. EVANS, PLS SCALE AS NOTED 15241 NE: 90TH STREET REDMOND, WA 98052 PHONE:: ( 425) 823-5700 FAX: ( 425) 823-6700 PROJECT NO. SHEET Pl.00 0035-15-012 1 OF 10 ..., ..... -~ ' l ' ' ' ' i ' t ! • ' ' I f ' ' ! ( ' ' ' i I I '° L,~ j ' j --~ I I I i , .. - ' ,. '·,. . \ : ... -. . , ... .,~ •.. ,· ,, ;.'.\,,;,·,: l .. . _,.c•. ' ;. ' ;· .. ",'..,;,t -4 • ,,.,-'"-; . .,,,,~" ;if/·.: .. 4 a'' .. "_, . 4 .. ;-: ... ljl* .4. ·" ... -;r~l-· 4. .. ... •: ' ' ,- ,.' '·_, _·_ ''\ ' ' ,J ·r ' I -iq ,I ,,, !If I J! Ii " i j j ; / I !I I ' i ii lil I 1 ' , I . ' ·1 i • • / / / .•, ... i .... - ' . -\ .. . ' f'; ~· ... , . -. . r,, ,. ' .... -... ,;, ___ --~--.. "' •t,-·-1,-V . ., --~ ..• ·":a,._., •J< .. • • . , • • • ..... ··-.::.- ,, . / ·---~----. ~ .... ..,. • •• • • ·• ''-~ ·' ·" .,... ..:It - • ---,,,._,_ •lt., ~ • • ' •• ., • ,J," 12" CEDAR ROW 2 BPE=393. 1 ·----- ·., . .. '"". • ... · •, . /\. ,_ . -· "-I '/ , • • ·,I, : ., . , • • ., ,,..-·-·;.. • >Y . -.,.-,, -i, -lr ~') * ,;, ----~.;---· ' ... ----/)-~ . • ' • • ... 'r.'. .•• -+ • • • • w • •J, • • --· . ,. • • ·• ., • . , ' ,, ' 1 J 'I '· " •• ,, • •· ., ' , . •• ... , • ' ., • • • ~FF SITE TREES :(,.. ·.~ .. . ·- '·'( : •. ' ;. ·: . .-.. . . ' . . . '.----~-· NE 1/4, s~ 1/4, SEGl4, T23N., R5E./ ~.M. ·.j~.: ··-., 4 ., KING COUNTY, ~ASHINGTON -TREE #'5 1141-114e,-...__ 8"C -,o"c--., 12" ' -' -~ .. . . "· ·.4~ . ~ ·-. 4. _,;;.{ : ·-'· ' \ ·. • ' . .•. ·-· . ~ l. . ,' ~-- • . ·.,: ' . . ' ' . ·. • -~ .. . . .. ' • ~ .· . ' ,.. • • GRAPHIC SCALE -2~0 CONCEPTUAL LANDSCAPE PLAN ~ S:~~~I_C.-'.!=.~:_l_l-1_!_:'.'_!::_!::::~~_::i_:-''.:~:::'-'---'-'-'""'---'--_:=.:_..__:_ _________ 1 ""'"" SCALE: I" -20 1 0 11 In.oh = 20 feat • .,. •' ' • s' • -': .: ... ' . . "' ·--· -... ,----- ' "'---10· CEDAR ROW~ ...... -""~-,., . '-· '. ·.:... ' - i,' -(. ' ' ,- ' -· . . . ,, ... ' , I ' , . <• . \ ·::::-.,.;;!_ . .-: -:-,,._.,' \ ~ .· ·- .. --.. , .. -·---· --.. ··--.... • /\\! . ·4· ' . ' ' ' ... -, . . ., ; : ~-. ~ .'. '. . ' ' -·-----· ------, . ., .--. 24"F * I . ---------.. ----. • .- [L 0 I I C ' L ._, ' ,__, {j u STATE OF WASHINGTON REGISTERED NOSCAPE ARCHl1ECT CERTIFICA 1£ NO. 634 lll ::) 0 a ~ I: . ~El'VED 0 8 20!7 r, .ING IJ/1/fSIOI\/ SHEET L-01 z 0 \-- l') z I ill ~ z 8 z Ul l'l OF 3 SHEETS REMOVE BURLAP & TWINE OFF TOP 1 /3 OF ROOTBALL r---3-4" MULCH ,-----FINISH GRADE BREAK SIDES & BO fTOMS OF PLAN,ING PIT TO ALLOW FOR -----ROOT PENETRATION RECOMPACT SUBGRADE '------IBELOW ROOT RALL TO ENSURE TH AT ROOT FLARE WILL NOT SETTLE BELOW GROUND LINE NE 1/4, SV'l 1/4, SEGl4, T~3i\,, R5E,, V'l,M, KING GOUNTY, V'!ASHINGTON INSTALL GROUNDCOVERS AS SPECIFIED ~-TOP DRESSING FERTILIZER AS SPECIFIED SCORE ROOTBALL 3 PLACES TO 1/2" DEPTH INSTALL 1" ABOVE CONTAINER DEPTH ~EQUAL PLAN VIEW OF SPACING ~MULCH. VERIFY SAUCER PLANTING FERTILIZER AROUND ROOTBALL BACKFILL W / APPROVED TOPSOIL Pl.ANTING BED WITH 2" MULCH FINISH GRADE PREVAILING \\IND ,,.-,a:::::::----TREE STAKE -----''<-----ROOTBALL o-------· TRUNK ".,:::::'_ ____ TREE STAKE ,,,----PLAS"IC TREE TIES r---2''¢ WOOD STAKE, STAKES SrOULD BE LOCATED OUTSIDE OF ROOTBALL ,------ROOT FLARE SHALL BE LOCATED ABOVE GROUND LINE ,---3" MULCH LAYER, KEEP AWAY FROM TREE TRUNK --~ --~-1 ! .ll];;~\~~-I - rn w iol' ·c<.11·· · ~ µ("·:._, z 2 ~~+-----" 3x MINIMUM ROOTBALL DIAMETER NOTES: -RECOMPACT SUBGRADE 10 PREVENT SEIILING 1. TREE PIT SHA~L NOT BE LESS 4. TREE STAKES PERPENDICULAR THAN (3) TIMES ROOT BALL DIA. TO THE PREVAILING WIND 2. CUT ALL TIES AND FOLD BACK BURLAP 5. PLANT TREES 2" HIGHER THAN FROM UPPER 1 /3 OF ROOT BALL DEPTH GROWN IN NURSERY 3. REMOVE ALL PLAS~IC AND TWINE I- I \I) w I w w ~ ~ 0sr-----:2-STRANDS #IO &AU&E i"IIRE i"I/ VINYL HOSE &UY AT 9 POINTS PER TREE EQUAL SPAGED ~~-;::----Fl-AG Y'41RES lt-lN~'fl.l'N ,.;:: CD TYPICAL SHRUB PLANTING DETAIL 1 --~~~~~~ NTS 2 TYPICAL GROUNDCOVER PLANTING DETAIL 3 TYPICAL EVERGREEN TREE PLANTING DETAIL TYPICAL DECIDUOUS TREE PLANTING DETAIL , ' 4 NTS PLANT SCHEDULE "TREE DENSITY" TREE BOTANICAL NAME/ COl-/MON NAME SIZE QTY ® Abies lasiocarpa / Alpine Fir ~ Acer Palmatum / Japanese Maple Varlet~ 6' Ht. min 2"Gal 11 Thuja pllcota 'Excelsa' / V'J,estern Red Cedar 6' Ht. min 2 STREET TREES BOTANICAL NAME/ COMMON NAME SIZE QTY Malus x 'Red Barron' / Red Barron Crab Apple 2 11 Gc::il b F'~rus c.aller~cinci 1Aristoc.rat' TM / Aristoc:.rat floV11erin9 Pear 2 11 Gal 2B LANDSCAPING ~..,---.,-~ -. .,.-. .,-...,-. .,,.. --...,,.. -v-·....,,--.r• ,--,..,.---...----.,---..,--,..~-_,-..,--,.,-- ,....-...,--.~-...,,..- SOD/SEED ,I,• .... _,. BOTANICAL NAME/ COMMON NAME Perimeter Lcmdsc:.aping Pervious Areas to be Landscaped Street Frontage Landscaping BOTANICAL NAME/ COl-'MON NAME Blosv,.ale Seed Mix 15% American sloughgrass, 20% Tufted hairgrass, IB% Blue >'<lldr~e, 20% Native red rescue, 12% Meado>'< barle~, 15% NorthY'!estern mannc::igrass Lav,.n SIZE SPACING QTY N/A 5,Ci46 sF N/A 44,961 sf N/ A Ci,B69 sF SIZE SPACING QTY H~droseed 19,BC!b sf sod 11,151 sf NTS CANOPY DRIP LINE \ 'NO TRESPASSING ------------ PROTECTED TREE' ~ 1 SIGN POSTED EVERY 50 FEET (MINIMUM OF 2). ;...(_ -· <O NTS I ----f-+--1-1 ' PROTECTION MEASURES DURING CONSTRUCTION: 1. CONSTRUCTION STORAGE PROHIBITED: DO NOT FILL, EXCAVATE, STACK OR STORE ANY EQUIPMENT, DISPOSE OF ANY MATERIALS, SUPPLIES OR FLUIDS, OPERATE ANY EQUIPMENT, INSTALL IMPERVIOUS SURFACES, OR COMPACT THE EARTH IN ANY WAY WITHIN THE AREA DEFINED BY THE DRIP LINE OF ANY TREE TO BE RETAINED. 2. FENCED PROTECTION AREA REQUIRED:PRIOR TO DEVELOPMENT ACTIVITIES, A 6' HIGH CHAIN LINK TEMPORARY CONSTRUCTION FENCING AROUND THE DRIP LINES OF ALL RETAINED TREES OR AT A DISTANCE SURROUNDING THE TREE EQUAL TO ONE AND ONE-QUARTER FEET FOR EVERY ONE INCH OF TRUNK CALIPER, WHICH};,)ER IS GREATER, OR ALONG THE PERIMETER OF A TREE PROTECTION TRACT. PLACECARDS SHALL BE PLACED ON FENCING IF LESS THAN 50' INDICATING THE WORDS, 'NO TRESPASSING-PROTECTED TREES' OR ON EACH SIDE OF THE FENCING IS LESS THAN 50'. SITE ACCESS TO INDIVIDUALLY PROTECTED TREES OR GROUPS OF TREES SHALL BE FENCED AND SIGNED. INDIVIDUAL TREES SHALL BE FENCED ON 4 SIDES. 3. PROTECTION FROM GRADE CHANGES: IF THE GRADE LEVEL ADJOINING TO A TREE TO BE RETAINED IS TO BE RAISED, A DRY ROCK WALL OR ROCK WELL SHALL BE CONSTRUCTED AROUND THE TREE. THE DIAMETER FD THIS WALL OR WELL MUST BE EQUAL TO THE TREE'S DRIP LINE. 4. MULCH LAYER REQUIRED; ALL AREAS WITHIN THE REQUIRED FENCING SHALL BE COVERED COMPLETELY AND EVENLY WITH A MINIMUM OF 3" OF BARK MULCH PRIOR TO INSTALLATION OF THE PROTECTIVE FENCING. 5 i-------------------® RENTON TREE PRESERVATION DETAIL NTS LANDSCAPE NOTES: I. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZII\G THEMSELVES J/'IITH ALL OTHER SITE IMPROVEMENTS AND CONDITIONS PRIOR TO STARTING LANDSCAPE J/'IORK. 2. CONTRACTOR SHALL USE CAUTION J/'IHILE EXCAVATING TO AVOID DISTURBING AI\Y UTILITIES FNCOUNTERED. CONTRACTOR IS TO PROMPTLY ADVISE OJ/'INER OF ANY DISTURBED UTILITIES. LOCATION SERVICE PHONE 1-800-424-5555. 3. CONTRACTOR St-'ALL MAINTAIN AND J/'IATER ALL PLANT MATERIAL FOR I YEAR OR UNTIL FINAL INSPECTION AND ACCEPTANCE BY OJ/'INER. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING QUANTITIES OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAJ/'IING. 5. SUBGRADE IS TO BE J/'IITHIN 1b INCH OF I FOOT AS PROVIDED BY OTHERS. ALL PLANTING AREAS TO BE CLEARED OF ALL CONSTRUCTION MATERIAL AND ROCKS $ STICKS LARGER THAN 2 INCH DIAMETER. 6. 4 INCH DEPTH TOPSOIL IN LANDSCAPE AREA. 1. 2 INCH DEPTH, 2 FOOT DIAMETER BARK RING AROUND BASE OF STREET TRFES AND OTHER TREES LOCATED IN LAJ/'11\. 8. GROUND COVERS SHALL BE PLANTED IN Al\ EQUILATERAL TRIANGULAR SPACING PATTERN AT THE ON-CENTER DISTANCES SHOJ/'IN ON THE PLAN OR IN THE PLANT SCHEDULE. J/'IHERE GROUND COVER ABUTS CURBING, SIDEJ/'IALKS, SIGNS OR POLES, MINIMUM PLANTING DISTANCES SHALL BE 12" FROM CENTER OF PLANT TO CURB, SIDEJ/'IALK, ETC. MINIMUM PLANTING DISTANCE SHALL BE 24" FROM CENTER OF TREES AND SHRUBS. "!. ALL PLANT MATERIAL SHALL BE FERTILIZED J/'IITH AGRO TRANSPLANT FERTILIZER 4-2-2 PER MANUFACTURFRS SPECIFICATIONS. 10. ALL PLANT MATERIAL SHALL CONFORM TO AAN STANDARDS FOR NURSERY STOCK LATEST EDITION. ALL PLANT MATERIAL FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR SPECIES OF VARIETY AND SHALL HAYE A NORMAL GROJ/'ITH HABIT. THEY SHALL BE FULL, J/'IELL BRANCHED, J/'IELL PROPORTIONED, AND HAYE A VIGOROUS J/'IELL DEVELOPED ROOT SYSTEM. ALL PLANTS SHALL BE HARDY UNDER CLIHATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. TREES, SHRUBS AND GROUNDCOVER QUANTITIES, SPECIES, VARIETIES, SIZES AND CONDITIONS TO BE AS SHOJ/'IN ON THF PLANTING PLAN. PLANTS TO BE FREE OF DISEASE, INJUR"'°, INSECTS, DECAY, HARMFUL DEFECTS AND ALL J/'IEEDS. NO SUBSTITUTIONS SHALL BE HADE J/'IITHOUT J/'IRITTEN APPROVAL FROH LANDSCAPE ARCHITECT O OV'!NER. II. NO PERHANENT IRRIGATION SYSTEM IS PROPOSED. TEMPORARY IRRIGATION SHALL BE REQUIRED FOR THE FIRST 3 YEARS OR UNTIL PROPOSED PLANT HATERIAL IS ESTABLISHFD. PLANT HATERIAL SPECIFIED TO BE NATIVE OR DROUGHT TOLERANT AS DETERHINED BY LANDSCAPE ARCHITECT. 12. THE AVERAGE SPACING FOR STREET TREES SHOULD BE 40 FEET ON CENTER AND ADJUSTED TO ALLOV'l FOR SIGHT LINES, UTILITIES, TRAFFIC SIGNS, LIGHT STANDARDS, DRIVEV'!AYS AND OTHER STREET APPURTENANCES. 13. TREES IN THE RIGHT OF V'!AY MUST BE PLANTED TO THE FOLLOV'!ING STANDARDS, PLANT TREES IN THE CENTER OF THE PLANTING STRIP V'!IDTH. 6 FEET FROH FIRE HYDRANTS AND UNDERGROUND UTILITIES (ie> V'!ATER, SEV'!ER, ELECTRIC, GAS). 10 FEET FROM UTILITY POLES, DRIVEV'!AYS, AND ALLEY MARGIN, 25 FEET FROM STREET LIGHTS, 40 FEET FROM THE CORNER OF INTERSECTIONS, STOP SIGNS, AND YIELD SIGNS. AT LEAST 12 HOURS BEFORF YOU PLAN TO DIG, YOU HUST CALL 811 TO REQUEST Tr:AT THE LAST LOCATION OF ANY UNDERGROUND OR OVERHEAD UTILITIES (GAS, l"IATER, ELECTRIC, ETC.) BE MARKED ON "°OUR PLANTING AREA. KNOV'IING THESE LOCATIONS IN ADVANCE MAY SAVE YOU TIME AND MONEY BY PREVENTING AN ACCIDEI\ T. , .............. . ] STATE OF WASHINGTON REGISTERED L NDSCAPE ARCHITECT YLE L. CRAMER CERTIFICATE NO. 634 0 0 ~ L SHEET L-03 z 8 z lll l'l OF 3 SHEETS --..... - MATCHLINE • SEE RIGHT 6' ~NYL MESH FENCE fr' I I I "- ' • 6", 6" ,6", 6", 6", 8"HW---,...,.:, r CULV 12.AOS 1£ ~ 367.29' X J70.5' X 369,S' V, 12"AOS IE ~ 367.85' REV# DESCRIPTION OF REVISION ----------------+ DATE #1 #2 -------------------------·--···---'-- BY #4 1---+-----------------------------------+------1---' #5 ------------------ #6 #7 \ ', \ \, ;,,; ~87.B' SWING-- GATE x 387. o' I \ I : I '' . Cl , I\ 1 I \ , I --.J I 111 ' r . ' ! f : ' ' ' : ' , /,r ' ' I ' . , ( ' , 1(), ' I ' 1 . ,~ ' ,rt1 ~ ,J.,--I , hi , I '·::-~,_,,.,,. BOUNDARY & TOPOGRAPHIC SURVEY -, 8" vnoE X 2' TALL CQNCRETE WALL W/ 4' CL~C ALONG TOP ··• ,, FENCE CORNER 0. 7' EAST 9.4' & 0.6' NORTH OF , , 12• CEOAR RpW BOUNDARY CORNER -. _ ~02-7 ~ "<-03.2 \ , 403_7: FENCE CORNER -CLFNC METAL '. 'eW-11';t,1·((~$ir.1'·-",,fs:l-d'¥~ilil~4: :iJ:.i-~Ja-""dJ!•C.i . . ' . ·. -. ',oo.a'_ '-0.5' NORTH" Of ,, . j'409_3• FNC '"°r-7' · 'J , 'Y, ,t;f1J?'ffi\r,~f · ~1/t: Jt, ~,f~~~,~t~~~t~(~'f:£4~~:• ~V~ j.--~1:-,1dil4~ _v~f--:_,f.., ;t.'.<:>1~.L..:.~~9~~DARY UN~,,~~ lfENCE CORNER ON l FENCE COi(R~J:·~' __ ---__ ___ • -. , , ,_. 'f< . ,. 'irk"i''i-· e _ -~: ~-·~.,~'1f--~-1-:i-~,c~,~-•~-1:!-:ll·-{~-~~~-~-~!~~,f,~;~~-~--~~B;O;U;N~D~A;R~Y~LI:N~El....,..__J~~J.0~.4~'~N~O~R~TiH~OtF;....,,._.;~~ ·FOUND 1/2"-~EBAR ANO CAP. L~#16907 -JMF •, i;;,,_,i?.:M ·-'·, . " ,., ' . . s ,N,~~1:41"W --594,19' ,, ,~ NOARY LINE '•, SET IN CONCRETE NEAR FENCE CORNER (R5), ,, ·-., ·, .• (N68'13'40"W 594.55'PLAT/ ,,, 0.2'W. OF PROPERTY CORNER ", .,,_ ·,_ NB8'14' 40"W 594. 30'R5) "•.,,._ OLE BL 0 FDN (11/09/16) ·--. --' ''•, ... ' ",~ "- ' a"c- FENCE CORNER ON BOUNDARY LINE ·,. ---· -- -- ·,. ··-., --•.. BASIS OF BEARING ·- HELD A BEARING OF NORTH 00'29'18" EAST ALONG THE MONUMENTED CENTERLINE OF i 56TH AVE SE DATUM HORIZONTAL DATUMr NAO '83/91 PER CITY OF RENTON CONTROL POINT #2103 VERTICAL DATUMrNAVD '88 PER CITY OF RENTON CONTHO~ POINT _1/2103 '. gfi'~~ll~fN~~r~iL POINT #2103 FOUND SMALL PIECE OF BROKEN BRASS SURF ACE DISK PLUGGED DRILL HOLE (03/07) & (11/16) ELEVATION: 547.942' TEMPORARY BENCHMARK: IBM 'A' IN .;'" DIAMETEf~ CONC SET RAILROAD SPIKE IN £A.ST FACE OF A UTiUTY POLE W/ LIGHT LOCATED AT THE WEST 'SIDE OF THf. JNTERSECllON or SE '138TH PL & 156TH AVE SE. 0.7' ABOVE GRADE '·-.. ELEVATIONr 421.94' TBM 10' I\T THE TOP POINT OF TH[ 'A' IN 'IOWA' STAMPED IN 1HE BONNET OF A flRE HYDRANT LOCATED AT+/-SOUTHWESTERLY CORNER SITE. 3' /IBOVE GRADE. ELEVATlONr 3B5.00' TBM 'E' ,16"A TOP SOUTHWES1 CORNER OF ·1.2' X 1.2' X 3.6' TALL BRICK COLUMN LOCATED AT THE NORTH SIDE OF THE DRl';EWAY TO HOIJSE NO. 14010 AT 15•1TH AV€ SE. ELEVATIONr 366.18' ',. ·-.- \ ,., .. ,LEQEND ' ;,c. -401.+'' ·- ' , 398,.( 0 FJ .\ FOUND MONUMtNT IN CASE FOUND IRON PIPE" . '\ @ \ FOUND SURFACE MONUMENT 0 '-FOUND REBAR AND CAR AS NOTED ',, ·, 0 f'QWER JUNCTION SOX ',. e, POWER METER ·, . ' -, \ , [pJ POI\IIR VAULT ·, ):( YARD \1,GHT 'i'EI POWER -rkANSFORMER o \ TELECOMMUNICATIONS RISER K 397.2'8 '1 CABLE TV RIS'E:R ~ GUY ANCHOR °'·, ¢-----;3::( UTILITY POLE W/ CIQHT ~ UTILITY POLE W/ LIGHT & UNDERGHOUND Y r\ CONDUIT ,, ' ' ·, '· ~· \ UTILITY POLE W/ LIGHT & TRANSFORMER ~ '-.. UTILITY POLC W/ UGHT, UNDSRCROVND \90NDUIT & TRANSFORMER ,. UTILITY POLE W/ TRANSFORMER-,. UTILH_y POLE \ SANITAf(Y SEWER MANHOLE CATCH B'ASIN s. // •, \ . ' YARD DRAIN--. .,~·?~ . Ir,, CULVERT -., V -,42 .. M \ ·-'· FIRE HYDRANT ' WATER METER . ' ·t ... a, ',, WATER VALVE -+~W~TEK VAULT+--... '• \, WATER_ INDICATOR POST -- GAS VALI/E MAIL BOX ·, _a__ ··,. SIGN \_ '· ' \ •PST -,. POST .\ . BOLLARD ' X 396,9' • 12" A '·,. ALDER '· \ 12''COT C01TONW00D ,, \ ·"· 12"CY ',. CHERRY --. ( -) 12"0 ·o,c1ouous \ ·~ 12''fR FRUI-T ' '·,.~ \ 12"HW HAWTKQRNE 1-1 399.1' f ........ ···~. ' ··- ' •. ~ ·~ ·- -·-GATE ~+~--- " ·-. \ •, ··-~ ·-- ', ,, \ \ 26"Po~r.-...\ i '•, . .__ ,1\ '\ l! I. -.. I ,, ' ' PST ' ..• '•.... • ... 32"POP ·-., SNAG ,, PS \ :ic $.17 .e· ' \ \ \PST 46"M _,,-r'"-~ I . \ (, / ,_..,_.. ·,. ··.,_ ·-- ', . " --. ---·-•,, 4•._ TALL X 406.9' \ \ ' '· \ \ \ '-',, 1o..? •. .. . , . ~ FOUNO LEAD & TACK IN 4" DIA. ------1--L...--- CONC MON IN CASE, ON. 1.1' ± CENTERLINE NORTH BOUND LANE, 0.07 W. OF SECTION LINE, { ,· HELD MONUMENT POSITION FOR CENTERLINE Of RIGHT OF WAY (11/D4/16) It: tif},'t':tf If i' .,.,. ;,c. 413,1' FOUND 5/8" REBAR W/NO CAP, 0.9'N. OF CORNER (11/08/16) >< •1~.6' FENCE CORNER 0.7' NORTH OF BOUNDARY LINE , .. • f I f!~~-""--12-·c-o!l---!'."_-_ Q...---ll---....,: i---~ 10" 12"C ', 3001':ct ./ ,I;, ,:t_:l,.-., --<, ·-:£"' ·n: '!]·::' (30 l°''fECT((i \'. f, '. ' ·--- ' '•, ' FENCE CORNER 1.3' WEST .,. & 0.5' NORTH OF ""B0UNOARY CORNER -- ·~-,_ 1c~ ;·1 I :; )::1.~l; )< 413:r· --~ r.: __ -._:-1·--.. J;.: / K ,(,12.9' ., ' .:: -. .· . ( \~: ... · ·J: (i :,( t-·--·1 '1 GATE \_ T-POST LINE -- '35 MPH' l CB, I 1 (7024) W/ GRATE RIM 414.54 12" ADS IE 414.54 (N) 12" ADS IE 411.92 (S) -·-. \'f-14-----rn ~ -----·--- -- ;,,; 404.7' -., X -405.J' x 407.T 'SE 19TH PL' 'SE 5TH PL' 'CROSSWALK' W/ GRATE RIM 409. 14 12" CONC IE 407.12 (E) 12" ADS IE_ 407.02 (N) 12" CONC IE 406.74 (S) } / W/ GRATE RIM 407.52 ' ' EL 412,24 12" CONC IE 404.95 (E) 12" CONC IE 404.95 (N) 12" CONC IE 404.88 (SJ _ 38"M 4osc· --, ·,, ' \ 12"M MAPLE ' .. ·, 12"C CEDAR ', ' -...... ', X -Wl.6' ·,,. X 402,z' X 40JJ' ',, r'"',,.... ~ l ,-' . ; ! ' ' ' ,. : ,f''-v-' \ K 367)-.., \ \ X 369.1' \12"CFR CONIFER •., \,1 1Jl"F FIR '•, -· ·-=· ' ,, '; ",. ·-.• ', ' ..,../ I \ ·, ,, \ r • \ \ ~ . . ; . I II·····'':-;.•_ •..•. :···-1 \ ·, '· ·, ·, ,. Ja1.9· -,. DITCH LINE SANITARY SEWf.R LINE STORM DRAIN LINE OVERHEAD POWER LINC POWER LINE TELECCMMUNICATIONS LINE CABLE LINE WATER LINE GAS LINE CHAIN LINK FENCE LINE WOOD FENCE LI NE WIRE FENCE LINE CONCRETE PAVING ASPHALT PAVING BUii.DiNGS -1"\ 12"fl .. y -, 12"P ., -. ~\1..., =o ·12"s ··, '•, "JBS.9' . '·· HC:MLOCK , PINE ·s,;,,2'3PRUCE .. ,, --...... . . ... ·- "·. '--. "··,. -, ;,c. J90.8' ·-" 392.5' ...... " ' ..• - EQUIPMENT NOlES -, '~. '' ·...._ .. _ ·- ' ' ' PRIMARY CONTROL POINTS AND ACCESSIBLE MONUMENT POSITIONS WERE FIELD MEASURED UTILIZING GLOBAL POSITIONING SYSTEM (GPS) SURVEY TECHNIQUES USING LEICA GS14 GPS/GNSS EQUIPMENT EQUIPMENT. MONUMENT POSITIONS THAT WERE NOT DIRECTLY OBSERVED USING GF•S SURVEY TECHNIQUES WERE TIED INTO THE CONTROL POINTS UTILIZING LEICA ELECTRONIC 1201 TOTAL STATIONS FOR THE MEASOREMENT OF BOTH ANGLES AND DISTANCES. THIS SUl<VEY MEETS OR EXCEEDS THE STANDARDS SET BY WACS 332-130-080/090. NOTES UTILITY LOCATIONS SHOWN HEREON ARE BASED UPON AS8UILT FJELD LOCATION OF EXISTING STRUCTURES. FIELD LOCATION OF UllLITIE'S BASED ON LOCATOR PAll,T MARKINGS AND LOCATIONS BASED ON UTILITY MAPS FROM ClfY AND UTILITY DRAWINGS INDICATING f<EF'ORTED UTILITY INSTAI.LAnONS. OTHER UTILITIES MAY tXl~L NV sus~sURFACE tXPLORATION WAS MADE TO VFHIFY UTILITY ROUTINGS AND THE ROUTING OF ALL BURIED UTILITIES SI-IOUW BE CONFIRMED l'lilH THE UTIUTY PORVEYOR AND EXPOSED IN AREAS CRITICAL TO DESIGN FOR VERIFICATION. - THE INFORMA-nON DEPICTED ON THIS MP.P REPRESENTS THE RESULTS OF A SURVEY MADF ON NOVEMBER 4-T4, 2016 AND CAN ONLY BE CONSIDERED AS INDICATING THE GENERAi .. CONDITIONS EXISTING AT THAT TIME. THIS SURVEY DISCLOSES FACTORS OF RECORD ANO ON THE GROUND AFFECTING THE SUBJECT PROPERTY BOUNDARY, BUT IT DOES NOT PURPORT TO LEGALLY RESOLVE RELATED PROPERTY LINE OiSPU 1£S. \VrlERE AMBIGUHIES ARE NOTED. AXIS RECOMMENDS THAT THE OWNER CONSULT l'IITH LEGAL COUNSEL TO DE!E~l,ilNE HOW BEST TO INTERPRET THEIR PROPERTY RIGHTS AND ADDRESS ANY POTENTIAL PROPERTY LINE DISPUTES. ' -."-. X 397.1' ' \ \ ··-., •. '· ·-, '•, ', ' ', -, . i< J98. 7' -- ··x ~2.0' . - ··-. •., ' ", X 400.7' \ ;,,; .399.0' X 402,8' ---- ., '·· -" . -· ll,401.5' :ii; 400.5' -. .... .._ X +Q0,2' \ '4' HWFNC W/ T-POSTS \ • '99.3' CORNER IS 0.8' WEST & 2,6' . NORTH OP. BOUNDARY CORNER . t,. , ' -,t-, • if """' ·- ::,~:~, 7~:~9;;t'!'\'f,/' :J'~:1,-1; ·t :Y\ 1, ·c\~y\'/--\~/.: y•,y\~"<i'Z}\ I'~" ;.c: x· 3"S5.S ,,. X 3~7.e·· ···-FOUND 5/8" REBAR AND CAP. ....., ..... LEGAL DESCRIPTION: EASEMENl S AND LEGAL DESCRIPTION ARE BASED ON THE COMMITIMENT FOR INSURANCE BY FIRST AMERICAN TITLE INSURANCE COMPANY, ORDER NO. 4266-2536097, DATED AUGUST 11, 2016, AT 7r 30 A.IA. TllU-:: LOT 4, BLOCK 2, CEDAR RiVER FIVi: ACRE IRACTS, ACCORDING TO THE PLAT . THEREOf" RECORDED IN VOLUME 16 OF PLATS, PAGE 52, RECORDS OF KING COUNTY, WASHINGTON. REFERENCES: KING COUNTY ASSF.SSOR'S MAP FOR IHE SW 1/4, SEC. 14, TWP. 2:JN., RGE 05E., w.,1. Pu\r - (R1) - (RZ) --- (R3) -- CEDAR RlVER FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 52, RECORDS OF KING COUNTY WASHINGTON. ' HIGHLAND ESTATE$, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 212 OF PLATS, PAGES 10-13, RECORDS OF K!NG COUNTY, WASHINGTON. THE WOODS Al HIGHLANDS PARK (CURRENTLY UNDER OFFICIAL. REVIEW) BOUNDARY LINE ADJUSTMENT NO. L09L0017, RECORDED IN VOLUME 263, PAGE 194, RECORDS OF KING COUNTY WASHINGTON. RECORD OF SURVEY BY C & C SURVEYING, RECORDED IN 1/0LUME 80, PAGE 188, RECORDS Of' KING COUNTY, WASHINGTON. SHORT PLAT NO. L9550020, RECORDED iN VOLUME 115, PAGE 196, RECORDS Of KING COUNTY, WASHINGTON. RECORD OF SURVEY BY CONCEPT ENGINEERING, !NV,, RECORDED IN VOLUME '/8, PAGE 1, RECORDS OF KING COUNTY, WASHINGTON. LSf29537 -CRONES O. i'E. OF PROPf:RTY CORNER (11/14/16) GA-TEX 2 MAILBOXES FOUND 5/8" REBAR ANO CAP, LS,29537 -CRONES O. l'E. (11/14/16) 4'CLFNC "NO PARKING" FOUND PUNCH IN 2-3/4" BRASS DOME IN 4"x4" CONC MONUMENT IN CASE, ON. 0.55' STAMPED LS#37555 0.15'W. Of SECTION LINE, HELO MONUMENT POSITION FOR CENTERLINE OF RIGHT OF WAY (11/04/16) • L CULV 12"CONC IE = 400.95' RECORD OF SURVEY BY TRIAD ASSOCIATES. RECORDED IN VOLUME 209, PAGE 095, RECORDS Of' KING COUNTY, WASHINGTON. '• STREET . ::ssss-->~• .. -'-'-'~"----ss-------1 (R4) - (R5) - (R6) -- (R7) - (RB) - (R9) •· (RIO) ·• RECORD OF SURVEY 8Y GEODETIC SURVEYING SERVICES, RECORDED IN VOLUME 253, PAGE 279, RECORDS OF KING COUNTY, WASHINGTON. RECORD OF SURVEY BY K[NNi:TH J. OYLER, C.E. & L.S., RECORDED· 1N VOLUME 18, PAGE 278, RECOROS Of' KING COUNTY, WASHINGTON. RECORD OF SURVEY BY CAVNESS ENGINEEF<S INC., RECORDED IN VOLUME 12, PACE 10, RECORDS OF KIHG COUNTY, WASHINGTON. l EXTRUDEO CURB ,1il',' · . ' --,, wlcmc~~~1~~6~ I \··1rl I •.•• :/ ' ~(M P~~B-1~a 385.15 (E) , n, ·--..... a· PVC IE 385.08 (s) ----l.1 ~ -"' II MATCHLINE • SEE LEFT SE 1/4, NW 1/4, SEC. 14, TWP. 23N., RGE. SE., W.M. SURVEY FOR MEADO EPROPERTY DR HORTON 12910 TOTEM !.AKE BLVD NE, SUITE 250 KIRKL'-ND, WA RECEIVED MAR O 8 2017 CITY r.:_lF PE!\J'fOI\J PH\NJ\1l\'/(; OIVl&lON CITY OF RENTON, KING COUNTY, WASHINGTON Axis Survey & Mapping 15241 NE 90TH ;T . REDMOND, WA 98052 TEL 425.823-5700 FAX 425.823-6700 www.axlsmap.com JOB NO. DATE 16-223 12/01/16 f--------f-----------1 CHECKED BY t.1TSE DRAWN BY D!v!B/TJO ----------+---~----· SCALE 1 11 = 30' SHEET 1 0I' 1 \ J "C I \ I I I l • . .. - - .'.l,· • -. ' , . ·, ·4_ ' I I • I . ·.· .: . .. : • C -'1 • " < • ;"' . .: .. i • ' I ·:. ' RENTON TREE - -E'RESERYATIQNDET/>,l~ r---------------, I I I I I I I I I I I I I I I I I I I I I I I I I I I I ' 1 ' I I I I I 11810 SQ. FT. I I • I I / BP[=390.0 i I I I I I I I I I I I I I I -----------_____ J "'', -., ... 'f >w '··· . -: -.:, . , ... ,:,., . -. . .. ---· --- ..... . ~-.. , ·.J ...•.. . . . . ..... i' ' 1 ,;J 'C><~1 · TREE -;·r,~• • ~1358 ----=~ 4 ' ' ' ,1; 1 ,TREE s· 7i0 -• ! 1 I -01351 - . . . . 'TREE ·'. . : I #1356 r ,, I - .-1r~1.· ---.-,t: l \ : ><-= ,. ·>' • :•·. ,. LOT LOT SIZE (Sf) I 11810 2 CJ"ll6 C s CJ"ll2 4 CJ"I08 5 "!"105 t, '1'101 1 "18"11 8 1163"1 '1 10123 10 Gf6S3 11 GfbS6 12 "163"1 -. ---------- 13 "1642 14 "1645 TREE ll'.12e<~~ --- ----------------5 L.:~02 - r------------------, I I I I I I I I I I I I I I I I I I I I I I [ I I I I I I ' 2 ' I I I I i "1"116 SQ. FT. / I I I I I I / BPE=393.1 / I I I I I I I I I L ____________ ----- r------------------, I I ' I I I I I I I I I I I I I I I I I I I I I I I I I I ' 3 ' I I I I / '1'112 SQ. FT. / I I I I / BPE=3961 I I I I I I I I I I I r---------------. -~~~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I : 4 I "1'108 SQ. FT. I I I BPE=397.7 I I I I ) TREE l NE 1/4 1 S~ 1/4 1 SEGl4 1 T:23N.1 R5E.1 ~.M. -- r------------------~ I I I I I I I I I I I I I I I I : I I I I I I -I • [ I I I I I I . I I I I I 5 '1'105 SQ. FT. BPE=402.5 KING GOUNTY, ~ASHINGTON 12·c- 1- r------------------- 1 • I I I I I I I I I I I I I I I I I I I I I I I I I I I 6 I I I I I / '1'101 SQ. FT. / I I : BP[=404.0 : I I I I I I I I r------------------~ I I I I I I I I I I I I I I I I : I I I I I I I I l I I I 7 I I I / CJ8"11 SQ. FT. I I I / BPE=407.8 I I I I I I I I I I I -----------'FRE~ r---------------~ I I I I I I / I • I I I 1 TRI: I : #/153 I I I I I I I I <6" ! TREE ! tt11s2\ : #1136\ TREE •1135 \ TREE 01134 : 1163"1 I B,~ ~ SQ. FT. t>< BPE=4037 / X l l I I I I x, TREE/., j #1154 j 241' * . • L------------------! /•1421 / •. -----~----; @------~------._IW>. Ivel-~. i. I TREE TREE : ~ itG{005 #<:10041 -------_________ J I I I I I L ____________ ----- I I I L <6" I I I ~~1--------" -·, ' I • . +--~--I--. '.T-'-/f __ -~ ______.___._=~.;,;c·"'-''-"' ',-,-c. -~-------L-·'~ :CC:fl' • l . \',' • . , ... , --_/ :,-·-.., .•. . . ·~· .• • -i,i .. ,_ 'ACT ,___ .. · . ..;: . .. ,_. \:./ -. • . . .-' '' .. • ·-! -•.· r------------------, I I I I I I I I I I I I I I I I I I I I I I 1 I I I I ! I I I I I I I I I I I I I I 14 "1645 SQ. FT. BPE=395.3 I I I I I I L I -·-----------------...l ' . ·- -.:::"::; ~., :• ... .• . . . . .. -·-. .. • TREE -'-'-' #1428 • . . .-. • X :_';•_; .. ·.-... -. . .. . , ·--~ ' . .., ,_..:___:__ __ _ . -/;'"TREE . --i ;: x .-.-01001 --TREE ~-x·,,__T·RE--E \ .. . _ v _._:___01003 -, \ ;,_ _ .. _. _ _. __ .-·· /': ·. :i~f, . _ . . "'1002 ' . . .. • 4 . • . •. ~. -" ... I I • ...... .. • -· . • X @® ~-----~~>s: J_____ 1 .... -----' -------------, i ' I I I I I I I I I I I I 13 "1642 SQ. FT. BPE=397.0 I I J J I I I I I I I I I I I I L_____ I _______________ ..J : ·-lTREE t #1386 I 12 "163"1 SQ. FT. BP[=4016 I I I I I I I I I I I I I I I I I I I -------------1 "1636 SQ. FT. 11 TREE~x #1310 BPE=403.2 I l I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ! L------------------~ _.,.,. ·-.t. '; -~4 · .• . ., . . . . a .. _-_. __ TREE-.._..,. 01420 7--.. TRE~~ · •4411 ,X • . ·.: .... :·. .. · ... ,-..... .. -· '. r----------------- 1 ' I I I I I I I I I l I I I I I I I I I I l I I I I I I I I I I I I I I 10 "1633 SQ. FT. BPE=406 8 [ I I I I I I I I I I I I I I I I I I • i -------------------~ . - . . .-. . . . : :'.. . • ~ .. ; \ r ------------ 1 I I I I I I I I I I I l I 9. / /10129 SQ. FT./ : BPE=407.8 I I I I I I I I I -I I I I I I ' I ' __________________ J '.i -, I • • i I --------..... ---' --- TREE DENSITY TABLE MIN. SIGNIFICANT NE~ TREES TREES REQUIRED 5 4@2"CAL ' l@l.5"CAL 4 1@2"CAL, I@ I .5"CAL, 1@6'HT 4 2@2"CAL l@l.5"CAL, ' 1@6'HT 4 1@2"CAL, l@l.5"CAL, 2@6'HT 4 2@2"CAL, l@l.5"CAL, I 1@6'HT 4 1@2"CAL I I 4 1@2"CAL, l@l.5'C.AL, ' l@b'HT ' ' ! 5 5@2"CAL I I 4 4@2"CAL [ 4 2@2"CAL, l@l.5"CAL, 1@6'HT 4 2@2"CAL, l@l.5"CAL, 1@6'HT 4 1@2"CAL, 2@ I _5"CAL, 1@6'HT 4 2@2"CAL, l@l.5"CAL, l@b'HT ------- .:i. 1@2'CAL ' l@I 5"CAL, ' 2@6'HT X 2 ~FF SITE TREES RETAINED TREES COMPLIANT 0 YES I TREE @ 60" DBf-YES 0 YES 0 YES 0 YES 3 TREES YES 5 TREES YES 0 YES 0 YES 0 YES 0 YES 0 YES 0 YES 0 YES MINIMUM NUMBER Of TREES "'--JD' CEDAR ROW ___.,,.-- f:xhibit 1 Numeric 7134 7135 7136 7141 7·142 114;; 7144 7145 7146 7141 7148 715:2 715-J 715•1 11 /8 7281 7310 7356 l3l.il 735(l 7386 7389 7411 7420 7'127 7429 SJ001 9{JO~ 9003 9004 9005 9006 900! 9996 91:;!!;l/ 9998 9999 Mt;adowvue Project in a Portion of Sec. 14 • T23N -R5E, W.M., In City of Renton, King County, WA Page 1 of 1 'l!llHI I !!~!!12:_~~~mmmi~rmmtt'.f}~r1B'.:1Jmm~-tt~im;mBr,m:1:c:::;:-r:'"''''l( .. "-, -:····-~---.. ·111t!t~mm1 :;:::: 1:mg::;q~~~2~rm:~E1~~iv.t;i;:nwrn-F!#1U!tirmri 11 ;1Hltl~1\il:! ,,u]mj i iiHtttPfifq(~~]~!,;:J·:;ct;:.;;!;?:·t:'';::·rn!t:hi;;~!Hii,';{m!f: ... ,'\ ', ', :'.1 ', :::<:§Jj~_?.::::! F:owering ch~:·ry 7 multi-stemmed Y F:owerir1•,; d,,::;ry 8 F owering cherry 0 Leyl-<md ()J)t'"1!-<:-1-8 Leylm1d cypr~ss 10 l.eyl.and C'.Jpress 1£ Leyland cypre33 10 Leyland cyprt:ss I Leyland cyprr::·ss 8 L<:!ylancl .:.ypr.ess 10 Leyland cyprt·ss 6 ftult ch8r01 8 Fruit app!e 3 Frnlt cherr1 5 ~tawthorne 9 Biglrmf nmpl~: fl} Biglcaf niupln 43 Biglm:if mapi<J 1 0 Western red 1;m!ur 43 13igleaf nmµ!e :-10 Blg!eaf 111aple 46 Bh;leaf maple 31 Uigleaf m.iple 21 Biglr.nf maple -1;., VVcs\err: red cedai •16 tligleaf 1naple 45 Lomb~:rJv poplar 22 Lornbctrciy poplar 26 Lon1b;:,,r(ly poplas 24 lomtiarcly poplar ?.4 Loml)ardy popl.J: 30 Lombardy poptar 3f.i l.om':l~m:iy popkJ; 3•1 Unknr:;wri decidu'J'J 12 Unknt.Jwn dedt!G<:J:.J 10 Biul~af rnaµ!e 6 Bigle:if rn.iple 10 mu[ li·:slui I a I mi.l multi-st11mm11cl I ti!J!\i ·t\'::"fllflli;" ,: multl"S(€-mm~ i>t;!ti ·s:s.,mrmv.: rnu!tl"~:,s,mrn'<J.J rni.=lti. s\(,mm,,,,, rr.iJlti·stBmrnuJ: m..ijor d€ccw; unsuitable for rat-s,~'lon 'Tkliti-:.tommo:1 Topped--12 to 14' htgh rnsprmi.ing stump; uns!..l\ullle for relo11fr:m Joµµ,:,·~ ·· 12 to 1 .\' hi.;1 1 rn:;µru~~ i'l!J :;lunw; uu~ u!la!Jh:J fo1 t 8l811ll·J11 !op;ic,,j -1?. to 14' h!gh resproutrig stump; unu;\tabie for n.tlHntbn ToppBd-12 !() 14· higr1 rnsprouling slump; tmsuilable for r~tenlLJn T oppo!d -· 12 to 14' tilgh resprout,ng stump; uiw.iitabte for retonthn 'T oppcd --12 to 14' hig:1 rcsprouting :;tump: llnt,,:itablo fer retfm!hn ':oppr;;J -· 12 to H' high dcn-:J ~,ump; un~uib:a!r1 forretor:'.ion rnu1::. ·i lorn1 n,.!i I mult:.;.tomm.:d 111u/::-stemrneU mul::-stommcd y y y y y y y y 'I y y tJ N y y '{ y '( N y '( '( y '( y N N N N N N N y y y y ~ Western rnd codctr = Thuj.c-, plicata; Leyland cypress= X Cuppressocyparis leylan{!:i; bigleaf rnaple...; Acer rn2.c10phyllu:r.: r1cw1tllurr1e = Crataegus la,;wi0atc1: ChtJrriE-'> :c: Prl1nu1 srp: App-k:;::; ri1ri1us sr,p. b D6H mew15 d,a:-neter at breast height -a st21ndard point of m€asurernent 4.Q foet above grounf tavel a;, me-asurE tJ.f; l1;i:1ill ~,do ot tree. "Trnes denpvt!ClJ "N" ar-E: elthe.r unsuital>le for rete11tion diie to serious decay or struttJrnl defects; or were marked Cfrsi:':' with :J nvnbered aluirrmium tag and shown on Boundary & Topogruphic; Survey but are too sriwl1 t'J be; ~1 s!gnificc1n: \r(.!e ;;is defined under RMC 4-11 ~200. Q 0 DETACHED SINGLE FAMILY DEVELOPMENT THO SIGNIFICANT TREES ARE REQUIRED FOR EVERY 5,000 SF. LOT AREA 3,000 SF. DP. Horton .t,loadowvuii.1701 S. A. NEWMAN FlRt·,.1 PLANT SCHEDULE "TREE DENSITY" TREE BOTANIGAL NAME/ GOMMON NAME SIZE QTY @ Abies lasioccarpa / Alpine Fir 6 1 Ht. min ~ Accer Palmatum I Japanese Maple Varlet~ 2"Gal II STREET TREES rn· Thuja pllcata 'Excelsa' / l"lestern Reel C.eelar 0' Ht. min 2 BOTANIGAL NAME/ COMMON NAME SIZE QTY Malus x 'Reel Barron' / Reel Barron crab Apple 2 11 Gctl P~rus ccaller~ana 'Arlstoeorat' TM/ Arlstoeorat FloY<erlng Pear 2"Gal 28 EXIST I NG TREES LEGEND: -, j,·c ..-.....1.0_"..t-z'c·· EVERGREEN TREES TO REMAIN DECIDUOUS TREES TO REMAIN 01. 6 I I l I I --_ _J " . I ' I I I L_ I TREE :;•1421 /-- DECIDUOUS TREES TO REMOVED EVERGREEN TREES TO REMOVED GRAPHIC SCALE T_R_E_E_P_L_A_N ______ -~0 ·• .. SCALE: I 11 -30' ' Q II-cs=, ' I Inch = 30 Feet DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ~-----::~----=---_____ .... Iten ton® TREE RETENTION WORKSHEET Planning Division 1055 South Gr.idy W,1y,Ranton, WA 98057 Phone; 425-430-7200 I www.nmtonw.a.gov 1. Total number of trees over 6" diameter', or alder or cottonwood trees at feast 8'' in diameter on project site 35 trees ------ 2. .Dedt.1ctions: Certilin trees are excluded from the retention calculation: Trees that are dangerousz Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical area$3 and buffers Total number of excluded trees: 3. Subtract Jine 2 fr•Jm line 1: 7 trees ---'---- ·12 tree~ ----trees ---- trees ---- 19 trees ------ ______ , o.__ __ trees 4. Next, to determine the number of trees that must be retained 4, multiply llne 3 by: 0.3 in zones RC, H-1, R-4, R-6 or R--8 0.2 in all other residential zones 0.1 in c11I rnmmercic11 and Industrial zones 5. List the number uf 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retain 1: 6. Subtract line 5 from line 4 for trees to be replaced: _ (if line 6 i~ iero or les~, slop here. No replacement tree, are required) 7. Multiply line 6 by 12" for number of required replacement inches: 5 trees ------ 9 trees ---'--- (4) trees --~~-- 1::·U) inches --=-- 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" calip~r tref!.~ reguirPd for replac,e,ment, ntherwi,;.e ent,e,I' OI ------inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6: (If remilinder is .5 or greater, round up to the ne(t whole number) : Mc;,sure,J ;it 4 5' above er.idc ------trees 1 A tree certified, in a written ~riort, as Dead, terminally diseased, damaeed, or otherwi~ dancerous to persons or property by a licensed [ijnd>cape nrchitect, or certifi€d arbori~t, aild approved by the City. 'C11ti(al are.is, suc!1 M wetla,Hli, slfean1>, floodp!n,,1, and prokcled -;!opes, ~IB <:Jef1ned in RMC: 4-:H}'.,(J, 'Cuunt only lho,e trees lo be retained outside of critirnl-c1reds and bulfor,. 1 Th~ Cit·r may requir-e modification of the trcl! retentiun plJn to cnsu,c retention of th12 maximum number of irc.:s per RMC <"H-BOH7.i. 1 Wl:en the required n<Jmber of protected tree-> wrrnot be retained, replacement trees, with at least a two·lnch (2") cal!per er :.m evergreen .it least ~Jr. feet l6'! tall, shall be plamcd. See RMC 4 +130.rl.l.c.(ii) for prohibitc-d t•;pc~ of rcpl;iccmcnt trees. I 08/20l5 _J STATE OF WASHINGTON REGISTERED NDSCAPE ARCHITECT YlE L. CRAMER CERTIFICATE NO. 634 0 0 ~ L z 8 ll) z I 0) ! Rf . EiVED I O 8 2017 en. i I' REl•l'fOl\l Pl . 11 .1IG DIVISION SHEET L-02 OF 3 SHEETS z 8 z lll l1. SEE SHEET 7 FOR OFF-SITE SANITARY SEWER IMPROVEMENTS C) C) -j. C) 0) "AW I I ' - r(_ =:cea;c:caa!=--~e-'------j · ' ----ss --r, ~-"· m,-. .,;-SS - ' SSMH15 -"+---+AL-b-{;.(11')0?f:-T[ --,-L RU8Ri.E 1//ALL -- STA 80+91.02, 6.00' RT W/ 2' CONCRCTE RUBBLE 'NA!_!_ (RET. EA5r) --.__. C/ C/NUER JLOCK WA!_L 7• "[-ID ~·~·-", '' 1· \I . ,, I _ _L ,..., /J;1·, , 1/C, '\.__ ---~--=-----): BR/CV 'i1ALL -\ \ '.:i ~\''i'NG GATE : i t T• I I • f . ' j t SEC. 14, TWP 23 N, R5E W.M. r 8" fViOE X 2' TALL COf-1C'F:.'ETE V'i/,LL W/ / .J.' CLFf-1<:: ALONG FG!---1 / ;-CL,...:.rr-:,- 1 I / / / ! r------------, I I I I I I I I I I I I I I I I I I I I I I I I I I ' 1 ' I I j 11,810 SF j ,J j !BPE=390.Cj : I I I I I I L..,_ ___________ _, I ,-----·---------, I I I I I I I I I I I I I I I I I I I I I I I I I I ' 2 ' I I I 9,916 SF I I I ~ · 1 IBPE=393.1I , I I I I : I L I ---------------' 1463400058 CITY OF RENTON 4 9,908 SF l/3PE=397. 71 ,--------------1 I I I I I I I I I I I I I I I I I I I I 5 9,905 SF l/3PE=402.5I I I L_ __ ------_______ J WATER METER 10 , PUE ' l~ R,r== --,\\r'j"""',,-,£_ ---.ac-l•D•-=l-r,-- l 5' .{ ..• _ . 4 .-_, ... , • ' ' . ,, ·• '_.' '•. . ' .. ·,s• . .• :«.-<-.-,: :-:-__ ._;,f._,, . . . ', __ . -. ·.,: : ._, . : .. __ ·.oe- . . .... :·.-,. .-~-.· .. , _-, .. •. . .·-.. · .. ·... {\ . . ' ·,-,~·:.•:· .. -_ .. •, . : :, ! . . ' • . J • . • co 0 40 PLAN KING COUNTY, WASHINGTON ---------- I I I I I I \ L. __ _ ----, 6 9,901 SF 1BPE=404.cj --------- .. -~ ....... • ,• ._-. . ,(, . ' I I I I I ( 1463400057 I~ I . I • . ''-~--- -:::=c~====._.=-==--::47;r:T-;::;;f,.:Ut·, --' ~===-lf-----~-412-414 'l '1 - ---__/ ,,-~-41 o~---, ---./ J ,--------------- ' I I I I I I I I I I I I I I I I I I 7 9,897 SF 1BPE=407.8I SANITARY SEWER I I I I I I I : SERVICE TYP. : L. ______________ _J ,-----------1 I I I I I I I I I I I I I I I I I I I I ' 8 ' I I j 11,645 SF j : l/3PE=408. 71 : I I ] 5.5' R0\11 OED. f--H I I I I L ______ --------J I/ ... = if, i--= .c-m,--c=J-=', ' : .. ' . . .at ' • ·-' . :' '" .t-.:.-· ' . ·-. •' '. '.• ... T · vi I Vl ,----•·- MH35 S A 38+33.55, 6.00' RT I CONN. EXIST. 8" DI WATER /1EXIST. FH \ ----fJ ------- \ .. ' E"-;:-·---: • LEGEND ,;~,\ \\ )J ·-= ss • -----w ----- IBPE=104 71 TYPE 1 STORM DRAINAGE CATCH BASIN TYPE 2 STORM DRAINAGE CATCH BASIN TYPE 2 CATCH BASIN W/ BIRDCAGE LID STORM DRAINAGE PIPE SANITARY SEWER MAIN STANDARD PRECAST SEWER MANHOLE SIDE SEWER SERVICE W/CLEANOUT WATER MAIN WATER SERVICE (PIPE) FIRE HYDRANT (FH) GATE VALVE WATER METER BEARING PAD ELEVATIONS !<EC:EIVED MARO 8 2017 CITY Oi= REI\JTON PLANNING DIVISION PRELIMINARY UTILITY PLAN OWNER/ ,---,-----,.-----------------,,----,--; APPLICANT SSH/, LLC dba D.R. HORTON 12910 TOTEM LAKE BL VD. NE, SUI TE 220 KIRKLAND, WA 98034 80 IN FEET CONSUL TAN TS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 I FAX: (425) 285-2389 www .cphconsultan ts. com ""µyright © 2017 CPH Consultants, LLC. All Rights Reserved. NO. DATE REVISION 02/06/17 PRELIMINARY PLAT SUBMITIAL BY CK. CMT JBS PHONE: ( 425) 825-3186 PROJECT SURVEYOR SCALE AS NOTED AXIS SURVEY & MAPPING MITCH T.S. EVANS, PLS 15241 NE 90TH STREET REDMOND, WA 98052 PHONE: ( 425) 823-5700 FAX: ( 425) 823-6700 PROJECT NO. 0035-15-012 SHEET P5.00 6 OF 10 SD ------- _/ / \ \ 1072030310 I --__ / 1072030100 _J / 400 395 390 385 380 375 370 SD \ ) I / OS I . ... ·····:;;, . . 0 n:: I . •. . .• . .. •. . . •. . . I / I (/) 0 (/) (/) I (/) 0 (/) 0 (/) ( . (/) (/) 0 (/) (f) (/) 0 U) 0 (/) (/) MH4763, EXIST SSMH 1 RIM=385. 78 ' •lE(8"S)=379. 01 ---.. -----·--, / ( \ ) / EXIST. SEWER 8" P VG -~ -.. / SSMH5, SSMH RIM=385.42 IE;_(8't)=377.46 \ \ \-~- --.. \ .. -· "~ .. --· ---~ --; ""·--_J r· SEC. 14, TWP 23 N, R5E W.M. CITY OF RENTON KING COUNTY, WASHINGTON • \ ··--.-· -··~. \ ', SSMH10, SSMH RIM=385.00 / ', ·- \ I ·---. ,,c .. -.• 'v"' ---._ ', \, 1463400016 'I 1463400017 I \ \ ' \ ·~ .. ' \ ', \ \ \ ' ! \ \ \ \ \ I ' I I I I I \ I \ !, I V1. ' \ \ \ \ \ \ \ \ \ \ ',, ' ' ,, \ \ ' \ ' ', \ \ \ ' \ \ \ \ • .. ~ I I i1 I \ _) \ / ' r \ . / C I / \ I \ \ \ J I • \ \ \ \ / \ I \ ( \ / \ ' \ ', I \ I / / -' \ •,, I ', 33/LP 8" PVC I ---, 1; ':8 IE(8''E)=379.21 \ , \, i S=0.0050 I -/';' '{[i-f£(~"W)=379-11 \ . 322LP 8''. PVC ,---__ 1 ___ <"/\: / \ -\ 7-5 '1_ / , \ ,_ ---. 5=0.0050\ '\ \, . (/) /\I/} \ \ -,_ SSMH15, SSMH RIM=395.60 IE.(8"5)=380.92\ IE(8"W)=380.82 Ul I ;o ss ss _ ....... / __ ss ---'-'---s·s·' ___ . __ /_-_-_____,. --+ -l:.~==~;·;--:====-:~:----~'":s--:--:f---'-· ~~--':::·-~----\i ____ _J I -----1' ----, ---_ss ----~-' ss ~. -'r=i-=-f.s ----1..... -ss ss ----s;; ----. _,___ ss \'\ ___ \"" ss __ ._\"'". -ss . m;:+:;;::~: -i.:,~+------ --;_5J ---------·.._ s;---\-;-~ --i----~ !llj 'iilljii • (/)/ I/} (/)Ii . 0 ,/ U) 0 (/) 0 Ul 0 ,, / 60' \ \ \ U) ) (/) I.I.I I V) \ ~ \ o::( , I ~ I &i ~ I ~ I \ \ MH4762, EXIST SSMH RIM=385.08 /[(8"5)=375.98 / / • • ••• / -, / .................................. ..•. I I ',," \ \ ~~ :1J!11'1'i1 . ,· '1 ' ',, "; il',Ri \ 15' SEWER ESMT. ------', · \\ 1!}:•·ii!im I I I I I I \ .. . ... __ ~~G 2~f6o~~~gpf~~~ ----/ ' . , \ \ \\ \ ir1Jiii iiiiiii • I .. ., I, ' ·, i I I \ '-/ . ............. ...... .. \ --.... ' ... ' ' '.' ....... ' .......... , ..... ' ' .... ' ' .. ' ................ ' ... . •• . . ... . . . , _, / / I I . . .. ...... . I _.-, ,/ / ~-- ............ , ..... . . . / \ \ i / ) I I -··- • I .......... \ ·/ ', --- ............ ""'" ....... . \ 1463400021 I I \ . ··.-. \ \ \ \ \ I ' \ ~ .. ., .· \ \ '-- \ \ \ ,_ \ \ \ \ \ \ \ \, \ \ . ........... . \ J I I I --. ... ----· --.. ----·--· . . ... ... -- 322LF 8" PVC . ........................ / .. / / ·/· / • S[E SHT. C5.D0<. \. • •• . . : : . ' ' ' ' ' ' . . . . . ' . . . ' • l '. • .400 .3.95 I · 390 ......... 3.85 ... • • • ······· ................. ., ......... , ............... ii ....... v·c .. ··· 33/LP 8 P · S 0.0050 •. · ... ·. ' ..... · ... · .. · ............ ·•····.···• ····· 5SMH15 • R/M.;.395.60 · IE(S)=380. 92 /E(W)=380.82 • ....... 380 .. 5SMH5 RIM=385.42 · .... IE(E) 377.46 0-j. I.{): CQ. [¥): 0+80 . : . . \ . co CQ ~, 1+60 . S 0.0050 • . . : en j '0. CQ ~'J : 2+40 0): -....-t=: co: t"') : 3+20 ..................... SSMH10 RIM---385: 00 IE(E) 379.21 ... .. .... .( i\:C: .. ... . . ... IE W1 -,379. 11. 4+00 4+80 I'-... : LO: co' I') I 5+60 C): G.j' V): f'<"J : 6+40 f'... : I'<') : 0): JV) : ............ 375 ... 370 7+20 r---------· I I I I I I I I I I I I I I I I I I I I I I 1 1... ________ _ ---- •.. : .I.: '..· ••. ; ' ..... ~= ... :,. ·-- 0 VERT. 0 HORIZ. 5 40 10 IN FEET 80 IN FEET LEGEND ss--- • SANITARY SEWER MAIN i STANDARD PRE.CAST SEWER MANHOLE \ -----w----- SIDE SEWER SERVICE W/CLEANOUT WATER MAIN -1. TH[ TOPOGRAPHIC AND omER PLANIM[JRIC INFORM A TJON Sl/0~ ON mis BASE MAP WAS PR£DARW BY CPH CONSUUAN/5, !.LC FROM AVAIi.ABLE PUBUC LIDAR, GIS, OR OTHER' DIGITAL [LEVA T/ON DA TA SOURCES. IT IS !NIDIOED FOR PRWMINAHY 511£ PLANNING AND CONCEPIUAL U£51GN PURPOSES ONLY AND DOES NOT RER_ECT SURVEY ACCURACY SU/TAB/.£ FOR FINAL DESIGN. 2. PROPERTY BDUND/IRY !NFORMA DON REPR£SEN7ED ON lH/5 8/ISE MAP WAS PREPARED BY CPH CONSULTANTS, LLC Fii'OM AVA!l.ABLE PUB/JC G/S SOURCES AND DOES NOT REPRESENT A BOUNDARY SUR\lc:Y BY CPH CONSULTANTS, UC. If IS /NlENOEO FOR PRELIMINARY SITE PLANNING AND CONCEPTUAL Sl7E DESIGN PURPOSES ONLY . 3. T/-/£ AERIAL IMAGERY SHO~ ON 1H1S PLAN WAS OfirAINED FROM AVA/LAB/.£ P/JBLJSHED ONLINE SOURCES BY GOOGLE", INC. CURRENT SJ7E CONDITIONS MAY DIFFER FROM THOSE SHO~ BASED ON Tl/£ PRODUCTION DATE OF THE IMAGERY. 4. THE ACCURACY OF THE SOURCE DATA PUBLJSHED OR PROVIDED BY OTHERS AS USED IN THE PREPARATION Or THIS BASE MAI-' IS NO{ KNO'IIN OR OTHERWISE WARRANTED. PRELIMINARY OFF-SITE UTILITY PLAN AND PROFILE OWNER/ SSH/, LLC dba D.R. HORTON .--...,...----..------------------...,...--,---1APPLICANT 12910 TOTEM LAKE BL VD. NE, SUITE 220 KIRKLAND, WA 98034 CONSUL TAN TS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 I FAX: {425) 285-2389 www .cphconsultan ts. com ..vµyright © 2017 CPH consultants, LLC. All Rights Reserved. NO. DATE REVISION 0 02/06/17 PRELIMINARY PLAT SUBMITIAL BY CK. GMT JBS " =--- PHONE: ( 425) 825-3186 PROJECT SURVEYOR SCALE AS NOTED AXIS SURVEY & MAPPING MITCH T.S. EVANS, PLS 15241 NE 90TH STREET REDMOND, WA 98052 PHONE: (425) 823-5700 FAX: (425) 823-6700 PROJECT NO. 0035-15-012 SHEET P5.01 7 OF 10 ' . ~ -" \ \ '/ ('(),'.'("/:.'FTf:" --_,,.,,,..,,,_1_ \ RUBBLE WALL lS.'ET. £AS-,',1 -..__ ' . ·--·- 0 0 BP: 80+ (§.'o'/jUE X 2' TALL CUNCIIETC WAIL ff/ a / ..,~FN: A!__CNC.' TOP :"' '"' ; I ! ,;LFNC \- / ' I ' ,AT£ 4' TALL: "' ncocc•.1 I "· I • I '~ UJ;;,c I I I •. I I I -' , .. ,-.. ,J / / ' \ 1 / / I \'//-...... :. I --. ''~-" --~~...,-~~--·-· ~· .-_. /463400058 SEC. 14, TWP 23 N, R5E W.M. CITY OF·RENTON KING COUNTY, WASHINGTON 1463400057 '·. 0 40 80 -- PLAN IN FEET "-,-. '-,,-'---1 . ----'..I.'( ·--. . 0 '\ '~---0 ', --t--CB, T-1 (7017) . " '-t::J ,'?/,H 421.69 '"' sJ.u ,..,..-,/ / C:-0. ... ~ _. .. 1 ·'1 ( ;:c: / \.. ./ -. -. ·a-; -G -1' ' ,,... '" -"-,·--~ +·-r . • · ll) -~/:I ' ~ ' _-1\,. ·, 1 _ V ......... /., .. . . "-~-: . ···0_J·. I .. '-Ci).· .. I I ' 12" ADS l£ 418.44 (S) 12" CONc IE 41~.?9 (N} ', · 1 f-CB. f-1 (7024} W/ CRATc RJA-1 4-1 !i_ 54 12" .ia.DS .r~_--·!-i4. 5,1. (NJ /2" ADS ,,:_" <-'-/ i.(;,''l. (S) CC/ '1 ('J3'1 I"-, ,--_, I -; • ~l,-" / ft/ GRAT[ I Riki ,,'.LJ.f).] '{- t;? I . I I l i2" CONS re c/01.12 (c.} I / 12" ;-';9S I~ 1-01.02 (N) ' \ _j 12' LCJ\JC I[ ,)(jt:_;_ 14 (s; \ -f); ---- CONSUL TAN TS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 I FAX: (425) 285-2389 www. cph consu/ta n ts. com w1,1yright © 2017 CPH Consultants, LLC. All Rights ReserJed. v\, ,,..,.--CLIL\/12'-:nuc "'?:!~< f £ --4 ,J 7. 4 2 ' --_,_ __ ::::::._-o_ '-, ----.,, ';,_ CB '·· I (70 ,9) ( , ' ' • ', 1 '<' ' I "·'./ r'CJ ,j Tf:" I I, ~11,. '- I R//1;/ 407. 52 12" CONC IE 404. 95 12" CONC IE 404.95 12'' CO/\iC If: r/-(1,f.()1~' ,-,---J.-::i NO. DATE (E) (NJ (S) REVISION 0 02/06/17 PRELIMINARY PLAT SUBMITTAL LOT 1 2 3 4 5 6 7 8 9 10 11 12 13 14 BY CMT LEGEND ss • w ' -RD-RD-RD- TYPE 1 STORM DRAINAGE CATCH BASIN TYPE 2 STORM DRAINAGE CATCH BASIN STORM DRAINAGE PIPE SANITARY SEWER MAIN STANDARD PRECAST SEWER MANHOLE SIDE SEWER SERVICE W/CLEANOUT WATER MAIN WATER SERVICE (PIPE) FIRE HYDRANT (FH) GATE VALVE WATER METER ROOF DRAIN PIPE NOTES: 1. PERFORATED PIPE CONNECTIONS ARE REQUIRED FOR ANY PIPE CONNECTION OF ROOF DOWNSPOUTS TO THE LOCAL DRAINAGE SYSTEM PER SECTION C.2.11 OF THE COR SURFACE WATER DESIGN MANUAL. 2. A MINIMUM SOIL QUALITY AND DEPTH SHALL BE ESTABLISHED PER SECTION C.2.13 OF THE COR SURFACE WATER DESIGN MANUAL. AREA (SF) 11810 9916 9912 9908 9905 9901 9897 11645 10755 9633 9636 9639 9642 9645 JBS INDIVIDUAL LOT BMP'S 50% IMPERVIOUS 40% IMPERVIOUS PER COR ZONING PER DESIGN BMP TYPE (SF) (SF) 5905 4724 4958 3966 4956 3965 4954 3963 4953 3962 4951 3960 4949 3959 5823 4658 5378 4302 4817 3853 4818 3854 4820 3856 4821 3857 4823 3858 REDUCED IMP. SURF ACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE REDUCED IMP. SURFACE RECEIVED MAR O 8 2017 c;rrv (}f RENTON :~L/-\f\Jf1JIMG DIVISION DRAINAGE CONTROL PLAN SSH/, LLC dba D.R. HORTON 12910 TOTEM LAKE BL VO. NE, SUITE 220 KIRKLAND, WA 98034 PHONE: ( 425) 825-3186 PROJECT SURVEYOR AXIS SURVEY & MAPPING Ml TCH T. S. EVANS, PLS SCALE AS NOTED 15241 NE 90TH STREET REDMOND, WA 98052 PHONE: (425) 823-5700 FAX: (425) 823-6700 PROJECT NO. 0035-15-012 SHEET P4.00 5 OF 10 10' PUE SEC. 14, TWP 23 N, R5E W.M. CITY OF RENTON KING COUNTY, WASHINGTON 5.5' ROW OED. 35.5' JO' ROW 'i. VARIES 5' 8' 6" 22' f---s=1=0E"'w.=A~L~K-+-1--,P"L'A'c.N,o;TE""R----i !----------------+----------------., 2% WIDENING VARIES EXIST. 2% ;cz:7_7_/'.7:7~~+--,--,,, ;c--~-,,=7=z~..£z:z.-z:z.-7 z·-y-.. _-,,-~,_ ____ -----~, SAWCUT ROW 'i_ ~ ~i-----------~Jo~·------------il ____________ ~J~o_· ------------0::-+----,,,1,..o·~-----i 0:: PU[ EXIST. GRAVEL DR/V[WA Y TO MAIN TAIN Q a uJ -- 4' ... ,. . ' -·. / I I _,. . .. , ..... "-••• .. •••• .. / / / ,---;;•·,_ ~;,·•,:_~,. J l ~-. }C:-. 16' 8' 5' I PLANTER SIDEWALK 6" 2% 2% ~-'/!' , /'."->(/('-<I· -.-,. · · -. ·. :-·· -· :--· '·A'\' ···----•••• "''"''"rn• ~-•0_· •• -.<•,',,'.>. ~,' .,_,,. ~ . "' .... -. ''. -.. ---"·" ., -----< -. i -0\;;/~0;('c~~0/(<JY/!:/2'/zj(;f/)_Y(/{/<~Y(//1;, / / / -' ... J'"' -·~·---!',.,, • '--+-<, ·\fa:-?'"'~-;--VX/'.~',\),,A~' y;<Y,·, Y,' y~-;y'-YA/,'' :,·~;y~~<0 \->; // u </. 'v/ .. /: ;,.,::·~%.-/\/, /,' '.'.//-:/, '/' '/,}'• /_. /, '•%. %.. '/// /, 156TH AVENUE SE (MINOR ARTERIAL) 154TH AVENUE SE NOT TO SCALE I I I 10' PU[ I· 5' 13' 8' • SIDEWALK PLANTER LANE NEW ON-SITE ROAD (LIMITED RESIDENTIAL ACCESS) NOT TO SCALE • 53' ROW 'i_ ROW 13' LAN[ NOT TO SCALE 6" 8' 5' PLANTER SIDEWALK CONSULTANTS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 I FAX: (425) 285-2389 ww w. cph consu /tan ts. com vutJyright © 2017 CPH Consultants, LLC. All Rights Reserved. -._ -. 10' PU[ ., RECEIVED MAR O 8 2017 CITY OF l?l:1\lTON PlAN1JING DIVISION PRELIMINARY ROAD SECTIONS OWNER/ ,---,------,.-----------------,r---i----1 APPLICANT SSH/, LLC dba D.R. HORTON 12910 TOTEM LAKE BL VD. NE, SUITE 220 KIRKLAND, WA 98034 NO. DATE REVISION BY CK. 02/06 17 PRELIMINARY PLAT SUBMITIAL CMT JBS PHONE: (425) 825-3186 PROJECT SURVEYOR AXIS SURVEY & MAPPING 1----t----+--------------+--+---1 MITCH T.S. EVANS, PLS SCALE AS NOTED 15241 Nf 90TH STREET REDMOND, WA 98052 PHONE: (425) 823-5700 FAX: (425) 823-6700 PROJECT NO. 0035-15-012 SHEET P6.00 8 OF 10 405 .............................. ... --- • C) SEC, 14, TWP 23 N, R5E W.M. CITY OF RENTON ................ LOW Pt 51A: 11+20. 79 LOW PT EL: 388.3_5 PVI STA: 11+40.02 PVI EL:\ 387. 66 AD: •6.50 K: 15.38 100.oO' vC • ........... KING COUNTY, WASHINGTON • .. .. . ... ---., .. ,, '"''"''"'""'"''""''· -·-................... ,, .............................................................................................................................................................................. . • [X/ST. GRADE FINISHED_ GRADE -------------------------------------·--------AT ROADWAY 1£.--- • 405 • ~ C ..... 400 --lJ.i --CQ ~ 395 C) dC0 0) (0 +o::i (/) ATRO_AD_WAY!f.\• --~L----- ---;( --395 '"'"''""''"''''''"''''"'' ...... '' : .. ::: .. >---·...:__ --'-":" -c--: : ....................................................................................... o .. ........................................................ ~~-~" . I',.--· 390 ·K oi aB + ,,,. I<) o + II . ~ ~::::;: I-(()' LLJ ' • • ',.....:_J -c,; II kJ ··············a OJ -I<) • ~ 0 --· ----.... --~ ~ ,, ........................ , ........ ,, .. --------------''"'' '' --_ . .. --------~·-...:= ~----. . .. . .. . . . .. . .. . . . " " "." "." . " . .. . . . . . . .. . . . . . . . .. .. . . . . . . . .. . . . . . . . . . .. . .. . . . . .. . . . . . . . .. .. . . . . . . .. . . . . .. . . . ...... .. ' . . . . . .. .. . . ' ... '. '." " ... ".. :· .. "" '. --• --"pVC 4QOLF 8 ----•--------•-- -2. _00_ %_o_ -------c - =-=~:':J:':-=:-:=~~~=--==-:;::-cc:::,e:::;::::::=:=:::=:::=;;f' _ __....... ,--~-.~ . "'\.;~-----~ 385 .................... : ....... . ...... ...... .. . .. 0 380 ....................................... '' 375 SSMH20 R/M;:389. 02 _ . IE([)-38/.84 l[(N) 381. 7 4 I<) (0 0) oj oj 0) ((] "' I<) 0) N 'I- ~ o:::i 0) ((] I<) I<) ,.EXIST. GRADE AT ROADWAY If. --FINISHED GRAD[ AT ROADWAY If. ... l{) 0) "--co l{) I<) ,,,. QJ oj o::i oj o::i oi o::i 0) 0) 0) ((] 0) QJ ,,, I<) "' I<) CC) I<) N ci o, C<") -254LF 8" PVC S-0.0225 ......... ..... " .................... .. 0) N (0 N (0 ... I<) N oi -d " CY; 0) -((] 0) 0) I<) cc, I<) "' I<) • (); (0 <o (0 <o (0 l{) (0 ... e, 0) ((] -Gj <'i c,-j "' "' "' l{) "' <o 0) (); 0-, 0-, 0) 0) 0) 0) 0) "' I<) I<) I<) "' I<) cc, I<) "l ----343 s~o.o --- SSMH25 a,.;;, RIM(_ ,1395.67 _ ~ /[ W1 =387.57 C: /[([) 387.67 . ----_,, ........... :·-·-.· .. .. ~ "' (0 (0 C, (0 0) (0 (0 -l{) ,,,. I<) l() r< <o oj r-.: oi o::i o-i,~ (); 0) 0-, 0) 0) 0-, 0) Q) 0) I<) "' I<) "' I<) I<) I<) "' I<) 10+80 11+20 11+60 12+00 12+40 12+80 13+20 13+60 14+00 420 415 ~ 410 0 405 390 CQ ,q:: ~ (/) 0 0 .... ~ f2 ~ 14+00 ............................ , ..... .. · ... .-... .-.... · ... .-.... · .... · .. Z5 .. = --o::i "' . . . LC) 0) ' ... +-~' -.:t-c::, ' . . . ........ "'q'" ' ----<n GJ ---\.)<..) ------_::;.::;._ -----------________ QJ(Q_ ............... . ........ ..... ··:--··· ' -' ___:.... . ......,.. --/ - ..................................... : .......... '"' ............... ....... . . . ...... ........... ' ------- 14+40 14+80 ROADA ---• ----PVI STA: 15+58.08 ----------•------------------------------------------------ --• PVIEL:• 406.47 _ - AD: -2.50 -------• K: 80. i 1 --200. 00' VG ----•-----------· -----• __ -___ ---•--• __ ------•--·---•----------------------- . ' : . -. - co .................. ·C:, . = ..... ojrQ·· ------l{)'I-- + o::i . . . (00 .. -'i-- -<n GJ --------• -------00 -· -::;. ::;. - --• ----------------•-------------------_w.J I.CJ • • • FIN/SHED GRAD[ • - ••• AT ROADWAY~).-;-~-~~ -~- __;....... -· :----. ' .. _;_... -· -- -. ----. . ' .. ..-- • • • • • • • • • • • • • • • --• • • • • • -LF-s" pvc • • • -400 ---• -- _ • • • •• S • 0. 0343 _ • - • r-EXIST. GRADE AT ROADWAY If. • - -FINISHED GRAD[ AT ROADWAY If. . . . . . ' ' . . . . . . ' . . . 15+20 15+60 16+00 16+40 ROADA . .................................... :........... . .. . .. . ... .. .... . --kJ -. . VJ . --..••..••••.• ·'(~ •. - ----. -_. ___ ._. __ . __ ._ !~ • - EX/Sr GRAD[ A 1 ROAOWA Y If. • ~ .ec, .0). LC) a c.o. lf)~oi· . ' ....... : -('\J(:)C) . -------+o"' --r-...+11- ... : .'<:--0>·. . ·h~lu· ----_ -___ -__ -__ -__ • ;,,; 11_G:l_ -..ii.b.01' -------------- ·-- ..................................... :.......................... ........... .... ... ---------------·-- •SSMH30• - RIM 409. 48 • -lt(W) 401 .3$ ______ _ IE(N) 401.48 • - 16+80 17+20 a: o): o: 'q"-: 380 375 420 415 410 405 400 395 390 PRELIMINARY ROAD PROFILES OWNER/ SSH/, LLC dba D.R. HORTON .----,-----,----------------,--...----1APPLICANT 12910 TOT[M LAKE BLVD. NE, SUITE 220 NO. DATE REVISION -BY CK. KIRKLAND, WA 98034 ~J .A. .l. 0 02/06/17 PRELIMINARY PLAT SUBMITTAL CMT JBS PHONE: (425) 825-3186 CONSULTANTS PROJECT SURVEYOR AXIS SURVEY & MAPPING t----i----~---------------+---+---1 MITCH T.S. [VANS, PLS ' 0 VERT. 0 5 10 IN FEET Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 15241 NE 90TH STR[ET REDMOND, WA 98052 PHONE: ( 425) 823-5700 FAX: ( 425) 823-6700 20 40 HORIZ. IN FEET Phone• (425] 285-2390 I FAX. (425] 285-2389 www .cphcons u /ta nts .com ,.,,.,i,Jyrlght © 2017 CPH Consultants, LLC. All Rights Reserved. SCALE PROJECT NO. SHEET P7.00 AS NOTED 0035-15-012 9 OF 10 f--- ...J . '-1-'( . . . 400 ................ ·························· &,)~ ... ~ ... . ~ -c;i:: U) . + 0, C),. tr) 395 390 385 380 375 420 415 410 405 400 395 ·('()~·11 . C) .. • c:, :,; -~<~ ---·<rJL,jL,j ' ' ,...._,.. . 80+80 - 'I'l O; -r--: r--: ---'tj-... 37+60 SSMHt5, SSMH RIM=395.60 /[(8"$) 380. 92 IE(8'.'W) .380.B2 "' 't (Q ,_ ,, 38+00 . - SEC. 14, TWP 23 N, R5E W.M. CITY OF RENTON . . . . . . j------· · · · · · · .•. =----.. EXIST. GRADE Ar RbAOwA y <i: .... KING COUNTY, WASHINGTON " I \. ---. -4.00J; -- ............ ..... .... .... ··•············· • • ·····················~FINISHED GRADE AT ROADWAY i[. • • • ' I ..... ---· ·-............... .. 400 : . . . .. . .. . . .. . . .. . : f'--. ...J ················• ·-----...................... ······················~ '<( ··: ......................................... . co ::i:-~ ·Q"' ~V)-~ + '( ('() 'l· "-tr) . COC)II · . ' :::;: . -o:: a kJ . .I--,: <·.....;.I' ---... .. ............................................ V) Lu.l.JJ... ----............. -· 395 390 385 380 , ... , ... , ............................................................................................ ; ......... . .......... •......... . ............................. . 81+20 . . . . • • • • • • • • SSMH35 . RIM. 415.80 · ........... ----' ca 0 "' ,cj -co -'tj-'" 38+40 ~EXIST: GRAD[ AT ROADWAY•(i: · . -FINISHED GRADE AT ROADWAY <i: 81+60 82+00 82+40 SSMH20 RIM=389.02 · )[([) 381.84 JE(N) 381. 74 82+80 • 'tj-C) . tr) (O • CTJ (Jj r'<) ~ 83+20 • 83+60 • 375 84+00 84+40 154THAVESE --· . . . . . ---·-- .. • : EXIST.• GRAD[ ...• AT ROADWAY <i: • ·····~··· . . --,------'.... ···· ···· · · 17/LF 3u SD $ 2,52%·. -- -EXIST. GRADE AT ROADWAY (i: • · co r, 'CJ ,-- 'CJ o. a, -.,. ~= ,rj c,1 (.,_j -· -• -, __ ,, -" 'tj--q-'CJ- 38+80 39+20 -- ·-co --'q· ..... .. .. . . .......... ....•. ..... ... . . . ...... L,j .. V) . • • • • • • • • • • Is! . ;:c '( . . . . . . . . . . . 1:-== . . .. -_coc:i_ • • . .•..•• :!~ . ·---Olllo- .. Cll() ~ .. . . • . . . . . . . . +"' ... • ........ a+ II ' . . . ';-I'-"' ::::,; ---""'----' . . . . . . . . . 1--....,. Lu ---' ......................... -cc--c:; II G:1 .. --:-------· . ·o· . . . ' . ·...:......:_ . • • • SSMH30 ••. · · R/M.c.409.48 . • IE(W) . 401 38 • . • • • • lt(N)-401 48 • . co o: , __ ['., : cj OJ: CQ -C): 0 'tj-'" ,-: 39+60 40+00 420 415 ·.···.· ·.· ·.··· ... ·· .·· .·· .· ... ·.···· .. ·.····. ······.· . . . .. ... . .. . .. . . ...... . 410 ... --_ .... .,_ __ ---. - . . -----. -. --' ....._ -.:..__ --- ··························=--~ -. ~ --...: ...:__ ---. . . :----,. ....._ ..:____; ...: ' . . ' . . : 400 .... :··· ... 395 0 ,-.__ "'. O; ~'): "'. ,_ ,-.__ C): r--: co LO' "tj-'*: IV): 0 C): 0 C): 0 C, ~ ..,_ ... 'tj-•cj-,-: 40+40 40+80 41+20 156THAVESE 0 VERT. 0 HORIZ. 5 20 10 IN FEET 40 IN FEET . ". ,. . ,, ' ... CONSULTANTS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285 2390 I FAX' (425) 285 2389 www. cphcons u/tan ts. com wf)yright © 2017 CPH Consultants, LLC. All Rights Reserve<J. PRELIMINARY ROAD PROFILES OWNER/ SSH/, LLC dba D.R. HORTON -------------------------IAPPLICANT 12910 TOT[M LAKE BLVD. Nf, SUIT[ 220 NO. DATE REVISION BY CK. KIRKLAND, WA 98034 0 02/06/17 PRELIMINARY PLAT SUBMITTAL GMT JBS PHONE: (425) 825-3186 PROJECT SURVEYOR AXIS SURVEY & MAPPING 1---t-----+--------------+---1---1 MITCH T.S. EVANS, PLS SCALE AS NOTED 15241 Nf 90TH STREET REDMOND, WA 98052 PHONE: ( 425) 823-5700 FAX: ( 425) 823-6700 PROJECT NO. 0035-15-012 SHEET P7.01 10 OF 10 ,,.. -.C . '"·' .,, 'So·-~ "''' •'• • -" • -s ,.,_,,,."c,",,,,,· .--,,, ,·,., ' ' m,• •' • ''"· ,;, ,,, •.. , • . . •,-, ,,, ·~-·"'' ~-•· •-·----«· .-. ', __ .. ~-~,-.' ,_,..,--", • -' ' ' ,;, . "... -: •L,.,., o '! , . IU,, l<I', , I .. ,,,,,,,•, I ,;, I '•I" CC'--·-~ rr '-'-~ t·hL)E x-. .:;.) --~.L . ' ,'?.P. J' 'iAi_,'_ COl\lCRETE H' 1rlb'i /-_-WALL R .. ~. 2· CO/v'Cr?[TL HUi:iB/ F 'NA,' I c:i'' r_:i·t-.1!)/::J-i BLOCK W41 __ /_ ,, co 0 0 \ \ ~ J,C C') )A. co . \ \' I "' \ -/} i T/E i'AI.L "\ -' . · · ,-·· \ . \ \ ~ ---. \ ' _.. __ -. 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TOE4.06 : I ·,,, I -~,_ I I : -., __ ~ : i"' TOP 407·8 ___ -: I I I • ) 1 • • I . . j ·... ! i (3.fT~ I 5 I • : 6 ·... : I I I I • ?,905 SF I ·,1 9,901 SF \ : 1 IBP[. 402 51 1 ,· ',. 1B I '1 1 : ""·· . . : , · ~PE=404.0 , I I : f, I , I I I \ I { I I I 1 · "'I I \ I '-~-----------__ _j,_ L J -------~----·,, I ' • 5' , (I TOP 405 ,----~-:-------, I ' I I .'-,_ I I -~ I I ···..._ I I -, I I -~ 1--.. ---..._ I I , I, I I ' I I I I '"---... I I , 7 I 1 9,8 7 SF 1 I / i Pf=407. : ' ! ' I ' --I I I I I I / L __ .. __________ .J , __ ~~J l , 'm--= :;;;/ 404 ' . . ,'IT'¥"*'"" ' \ ', • . -.. 1 : '·' • . • . " ......... -~=-'.·: -.,.·•_- " .... ' APPROX. GRADING DA YL/GHT LINE .. . . . L_ 12 -. ---- -- ..•.. ~-· .. _,_ .. 1463400068 •• -. -- f, \ Q_ 0 I I I ·,. . I . \_ en I (/) / / L I LEGEND TOP 586.1 / TOE 576.0 --SD-- , •. • • -----RD -- I, ,,,,...-.___ . I ' I \ \ I \ I ' / __ / TOP /TOE ELEVATION AND HEIGHT MSE RETAINING WALL CAST-IN-PLACE CONCRETE WALL ROCKERY LIMITS OF DISTURBANCE STORM DRAIN PIPE SD CATCH BASIN BLDG. SD SERVICE CONN. ASPHALT PAVEMENT CONCRETE SIDEWALK PROPOSED CONTOUR TREE PROTECTION AREA APPROX. EARTHWORK QUANTITIES EARTHWORK QUANTITIES WERE EST/MA TED USING A GRID VOLUME METHOD AND AUTODESK AUTOCAD CIVIL3D SOFTWARE. THE FOLLOWING VALUES ARE APPROXIMATE AND PROVIDED TO ILLUSTRATE GENERAL EARTHWORK EFFORTS BASED ON AVAILABLE SURVEY AND DESIGN DATA EXCLUDING ESTIMATES OF ANY FOUNDATION AND PAVEMENT QUANTITIES: FILL: 12,000 CY CUT: 10,000 CY NET: 2,000 CY (FILL) THESE VALUES ARE NOT FOR CONSTRUCTION BID PURPOSES. THE CONTRACTOR SHALL USE THEIR OWN MEANS AND METHODS TO EST/MA TE EARTHWORK QUANTITIES. REC~EIVED MARO 8 20/7 er, ,Yo,: Ri'N P1.AN~11NG o,·v TON ISION PRELIMINARY GRADING PLAN OWNER/ --------------------------,---,---1 APPLICANT SSH/, LLC dba D.R. HORTON 12910 TOTEM LAKE BL VD. NE, SUITE 220 KIRKLAND, WA 98034 NO. DATE REVISION BY CK. 02/06/17 PRELIMINARY PLAT SUBMITTAL CMT JBS PHONE: ( 425) 825-3186 PROJECT SURVEYOR SCALE AS NOTED AXIS SURVEY & MAPPING MITCH T.S. EVANS, PLS 15241 NE 90TH STREET REDMOND, WA 98052 PHONE: ( 425) 823-5700 FAX: ( 425) 823-6700 PROJECT NO. 0035-15-012 SHEET P3.00 4 OF 10 OTOPJ51512 CS1TJ51512 -------- ----- CONSUL TAN TS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 I FAX: (425) 28S.2389 WW w. C ph C Ofl s u /ta fl ts. com Copyright@2017 CPH Consultants, LLC. r'\11 Rights Reserved. -u u -~I/ ~ ' I, PLAN I I I I II I I 0 0 I ----1- <o "' 30 0 0 I ---- ' ' -,. -1 I . ·1 t' r I f ' ' ~ .1 · I I I I I I I I <I. I ' . [ l . ~ "' • ' ' . ' ' • .'• . ,, . r I I I I I I I I D / ----------------~-- r----------------~ I I I : I I I I I I I I I I I I I I I I I I I I I I I I I I ' 1 ' I I , 11,810 SF , I I '' I "< ... 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' -4 ." . .. 4-. -.· . 70' -- ' r---------------· -~ I I I I I I I I I I I I I I I I I I I I I I I ' ' I ) I I I 8 I I I : 11,645 SF : I I I I I I I I I I I I I I I I I I I I I I L _______________ ·-~ -.~. / J // --- 49' '-•, ~ . o_· . :. .,. ' ' . ' . . . .- 46' ------- \\ I r---------------------, I I I I I I I I I I I I I I I I I I I I I I I I : 11 : I 9,636 SF 1 I I l I~ I I -I I I I I I I I I I I I I I I I I I I I L--------------------~ __J r------------------, 10 9,633 SF I I I I I I I I I I I l~ I - I I I I I I I I I I I I I I L ___________________ ' ,-- 1 r-------------------·1 I I I I- I I I I I I I I I I I I I I I ! I i I 9 I I I I 10,755 SF I I I I I I I I I I I I I I I I I I I I I I I I I I . I L __ ------·--· ·----·-.J ' ,··---- 1463400068 \ I I I I I I I I ' ' ,' • • ' . - • • )> Cf) o_ G") )> Cf) 0 0 + ::'; 0 • ~' '.J I ------< \ '1 S J J '.J I :1 '.tr) I<( I ,',.J ; ['1 T -, i f----i-r----i-i g; -f!l ·1 I I )> [/) j \ I 0 0 i- ;, 0 ' 0 ---- -.---P---- ~------------- l~----i---,cl ~-~Pt-----P--- 1 \ Ii I ),f't--- ----P-------P------f i l \ 1; I t1r1· · 1 ,\\\~\,. ':1 F (' E ·1 \1 ··: r"' I~-'-'-· !::.u MARO 8 2017 Cl ·rv {'~' · -"·ro~, · ·Jr ~~h ~~ PLANr-..Jf\J\j UIVISION MEADOWVUE