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HomeMy WebLinkAboutRosemonte,I • Ms. Kim Claussen, Planner ODES -Land Use Division 900 Oakesdale A venue SW Renton, WA 98055 • 10415 -147th Avenue SE Renton, WA 98059 June 13, 2003 RE: Proposed Subdivision of East Renton (L02P0005) Dear Ms. Claussen: From a previous review of doc1.1ments for the proposed development of East Renton, I know that the developer plans on releasing storm water into Honey Creek. Honey Creek · is a major tributary of May Creek. On June 4, the Four Creeks UAC sent King County Executive Ron Sims the enclosed letter asking for the County to fulfill its commitment to help the residents of the May Creek Basin. Also enclosed is a copy of the page from the 200 I May Creek Basin Action Plan that this letter talks about in regards to what increased development on the area above May Creek will do to residents who live in the basin. I would like to have this letter, the letter to County Executive Sims and the page from the 2001 May Creek Basin Acdon Plan included in the file for the proposed development of East Renton . . Thank you for any consideration you give this matter. Enclosures: June 4'', 2003 letter to Ron Sims Page from May Creek Action Plan Sincerely, ~~~ Claudia Donnelly Exhibit No. -"'Z6-=-~· ,_·, __ ___ Item No. ,L o&e~<::> I 8: Received 3 '(..2 ~ ~3::- 1\ing County Hearing Exarninor ;. e· ---· •• , , -. June 4, 2003 Ron Sims . King County Executive King County Courthouse 516 Third Avenue, Room 400 Seattle, WA 98104 . .Oear Mr. Executive, toPY unincorporated area council Four Creeks UAC P.O. Box 3501 Renton, WA 98056 As the resident citizen representatives for our May Creek Basin neighbors, we write in support of speedy and effective implementation of the May Creek Basin Action Plan 2001, which is "intended to address existing critical problems" before 2006. Since 1986, with the creation of the Department of Surface Water Management, the residents of the May Creek Basin have looked to King County with high hopes and expectations of relief from the danger and damage of persistent recurring floods. Both the County and the residents agree that a significant problem exists. Further, the third paragraph of the Basin Action. Plan slates that due to continued development in the area "many of these problems are anticipated to worsen unless steps are taken to address these issues." We appreciate the work of King County employees to prepare a plan of action to mitigate the flood conditions. We are encouraged to the county has been receptive to input from the affected resiaents and that such input h_as been incorporated into the May Creek Basin Action Plan 2001, but a plan without action is no more than a dream. Property continues to be destroyed by flooding and spawning habitat to be choked with vegetation and silt accumulation. We Implore King County to act with due speed to Implement at least the following five (5) of the sixteen (16) Primary Recommendations (PR). These recommendations are either "policy decisions that do not require additional public funding or programs and projects that are anticipated to be completed within the next three to five years based on the availability of funding or their relative importance": • Provide Cost Sharing and Technical Assistance for Flood Protection In May Valley (PR#4) • Remove Flow Obstructions from the Channel of May Creek In May Valley (PR#S) • Restore Flows Diverted from Tributary 0294 back Into Tibbetts Creek (PR#6) • Protect Habitat at the Confluence of May Creek and Its Tributary Streams (PR#S) • Require Full Mitigation In Areas Draining to May Valley (PR#17) Several project components of these six recommendations are listed in the NPDES Inventory SWEES CIP 2002 (http://dnr.metrokc.gov/wlrlstormwater/NPDESAnnualReportsl2003SWEESCIP.pdf) for construction to be started in 2003, 2003 is already half over, and we are aware of no scheduling and no real intent to make these improvements. • • our Creeks Unincorpo~ted Area Counci·j. . . P.O. Box 3501.· Renton, WA 98056 Fundirig constraints are listed repeatedly as obstacles to the implementation of projects within the May Creek Basin Plan ... Several state and federal programs outside the three local jurisdictions (King County, City of Renton and City of Newcastle) are cited as alternate or additional sources of funding. What actions have been undertaken to pursue these funding sources, and what Is the anticipated date of decision for each? The residents of the Four Creeks Unincorporated Area are familiar with the consequences of the difficulty of inter- • jurisdictional coordination of funding and construction of capitol projects. What Is the status of actions taken pursuant to the adoption of lnterlocal Agreements between the three local Jurisdictions? These are crltlcal to ensure cooperation In the correction of the flooding Issues as well as the prevention of further Impacts, and what Is the anticipated date of decision for each? Please provide estimated schedules for Implementation of the five Primary Recommendations llsted above, and · answers to the two questions llsted In bold text above. , , The citizens of the May Creek Basin have tried to workwith the bureaucracy for nearly twenty years. A plan exists. Fees have been paid. The citizens have worked hard to participate in this process. Now King County must live up to its obligations. The residents of the May Creek Basin are patient productive people, and they deserve to see real progress. Respectfully. David Rockabrand President, Four Creeks UAC · CC: King County District 12 Representative -David Irons I l ' l ' I I I l I • • 1. EXECUTIVE SUMMARY 1.1 BASIN OVERVIEW May Creek is a 7-mile-long stream in the Lake Washington watershed. The creek originates in the steep forested slopes of Cougar and Squak Mountains and in the highlands of the Renton Plateau (Figure 1-1 ). As many of its tributaries converge on the flat floodplain and wetlands of May Valley, the creek broadens and slowly flows through rural pastures, small commercial areas, and suburban development until finally slicing through a deep canyon and flowing into Lake Washington. May Valley is a natural floodplain and historically has experienced periodic and sometimes extensive flooding. Through the years, this problem worsened as channelizing of streams and development in upland areas increased stormflows to the valley, and as natural deposition of sediment in May Valley continued to reduce the conveyance capacity of the May Creek channel. May Creek canyon, through which lower May Creek flows, is an undeveloped park in the Cities of Renton and Newcastle where soft trails may be built in the future. Expansion of access to this park and the purchase of additional lands are priorities for the cities. Many residents view May Creek Park as an important community amenity. Erosion within this canyon is a natural phenomenon, but has been exacerbated by increased streamflows, resulting in delivery of additional sediment to the· May Creek Delta in Lake Washington. Although erosion and sedimentation occur as a result of riatural processes in all stream systems, much of the sediment erosion and transport in May Creek is a result of development in the basin. The May Creek basin continues to provide high quality tributary habitat to the Lake Washington watershed; however, use of May Creek by salmon and other wildlife is declining due to habitat loss and deteriorating water quality. As more development occurs throughout the basin, many of these problems are anticipated to worsen unless steps are taken to address these issues. For this reason, measures are needed to conserve the natural environment and maintain the quality of life for those who live • • • I .J!ld~c:>r!fm .. ~~. ~3!l~· ' I I I I . L_. 1.2 COMPLIANCE WITH FEDERAL RESOURCE PROTECTION LAWS It is important to note that in carrying out their jurisdictional responsibilities, the basin's Cities and King County have certain obligations for action that are founded in federal laws. Implementation of the measures recommended in this plan should help basin jurisdictions comply with the provisions of the Clean Water Act, a federal law implemented by the U.S. Environmental Protection Agency in conjunction with the Washington State Department of Ecology. More imm~iately, implementation of the plan will be affected by the listing of wild native salmonids under the federal Endangered Species Act (ESA). At the time of this writing, two salmonid stocks--i:hinook salmon and bull trout-present in the Lake Washington watershed have beenlisted as threatened under the BSA. Additional µstings for other Puget Sound salmonids may be.forthcoming. Although May Creek and its ttjbutaries do not provide physical habitat elements that would support a large presence of chinook salmon or bull trout, there has been an historic run ofchinook in May Creek, and the system does provide habitat elements which still support coho salmon and sockeye salmon in addition to sea-run cutthroat trout and rainbow trout. BSA listings bring with them the potential for additional regulation of May Creek Basin Action Plan 1-1 3/19/01 1.. ,.· ,, ' j' , I ' " I I I , I 3. 4. 5. All persons having an ownership interest in the subject property s sign on the face of the final plat a dedication that includes the langu e set forth · King County Council Motion No. 5952. '"/ ? ~/ shall comply with the base density and minim density . ts of the R-4 zone classification. All lots all meet the minimum dimensiona ~uirements of the R-4 zone class· · ation or shall be shown on the face oft approved preliminary plat, rchever is larger, except that minor revisions to plat which do riot re in substantial changes may be approved at the dr retion of the De ment of Development and Environment Services. II be resolved to the satisfaction of DOES prior to the submittal of the fi I pl ocuments. As used in this condition, "discrepancy" is a bound hiatus, an erlapping boundary or a physical appurtenance which i ates an encroac ent, lines of possession or a conflict of title. 6. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. All future residences constructed within this subdivision are required to be sprinklered NFPA 130 unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20- foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. The road width requirement applies to both on-site access and roads accessing the subdivision. Final plat approval shall require full compliance with the drainage provis· set forth in King County Code 9.04. Compliance may result in redu · the ber and/or location of lots as shown on the preliminary ap ed plat. Pre · ary review has identified the following conditions o proval, which represen ions of the drainage. requirements. All ot applicable · requirements r C 9.04 and the Surface Water rgn Manual (SWDM) must also be satisfie ing engineering and · b. Standard plan n s and a construction s ence as specified in the King County draina manual shall be shown on the ineering plans 7B). c. rm water pollution prevention and spill (SWPPS) pla all be includ with the project engineering plans as required in Chapter 2 ge manual. Exhibit No. __..2~.'!>~---. Item No. L ,Q,3 PS!S) Ii: ~:e.·1111 lili!!l!l•.o~t"O'!'l'Sl!IIPOOIOffli ;,-\ Received 3 ·22,-S>::C ~ King County Hearing Examiner LD?>'Pbo l ~ King County I . Dep~ent ofDevelopment . · and Environmental Services I . I ' ,. -. 900 Oakesdale A\'t'llue Soutli,vest Renton, \VA 98055-1219 ' . MEMORANDUM FROM: Site Investigate~ BETrJ CH ESH I ER TO: Engineer PETE DYE ( KOA') RE: Field Check Observations Date I · I L-J · 3 nao CHEC:l(S 7 · 9/10 · 3 Exhibit No . .,...-.,/c....4-'----- ltem No. L DDf()S) 18' Received · ~ • 2.2.. · ~71: I. PROJECT NUMBER / NAME U)3PCDIB IIBa.!\00'.JD Kmg County Hearing Examiner "' w ... :i: ::, z w ..J h -3 N .;.'3 -u. w Q 2, 0 u . 0 w Cl "' w 3. .. :i: ::, z ~i «) ! a _\ I Address I Location 11 B \ 3 \ 4 BIJ:j A'-JE .SE Related Project#/ Name ..,,A__,,Q""'-'2.=--'-P__,,0=-::2:c..Y.._9-+-------------- Thomas Map Page (new) (o'2.(p .T'] Thomas Guide Page (old) __ --"----- SYNOPSIS OF PROPOSAL SUBOIYtDE \y.--, ACRE'S INlD L\ I LDTS 25 LOTS ON £AST Pol?-T10N ACCESSED PROM IYBTH A\./ES~ ) !Co LOTS ON WEST 'Pa:2.'TlO/\,.) A(.C'ESS'EJ) fJ20M P12c:PQSED C crY Of. Q8.JTDfl.J I' JI WffihEWOC:)D PLAT E'-OW CPNT'R.OL . -LWEL No LHDA's MAPPED. . 'BASIC WA:CEJ< QUALITY SIERRA FILE INFORMATION Parcel#(s) I 02 305 q 3C) 0 S-T-R NE 10-23 ·05 Kroll Map ecs Acres / Feet2 I y , '] 3 A Current Zoning __ R~·-jY1----- · Community Plan N EWCA &TLE · Comprehensive Plan -'-'-'YY'\c.:,_:.. _________ ~--------- Limited Text Entry ND P:-Sofft)( CCNDrT1[}:lS rCON.D PAGE I :, ·4, SENSITIVE AREAS INFORMATION MAP FOLIO PAGE# SfTECQNTAJNS SITE ABUTS YES NO YES NO COMMENTS • Wetlands gJ D !&I D NOIZ.'fH 12:lffi<ls!D 9',J CK 372 ':1 B Wetland# 312. L\ P, Wetland Class 2 A >JD 3 Drainage Basin --.,---~--- Sub Basin MAY C(ZEEK Critical Basin? ITJ I]] ; Streams IZ! D ~ D · ----~------------'--,-- Stream Class 3 ""'° '2. Stream Name Hq.jey C,Qff)< (i-loNl=:Y DEW Cl2.EEJ() ' . • I 00-year Floodplain _o IZJ _O ~ • Erosion Hazard. __ o [5i'l _0 Ix! • Landslide Hazard _0 IZJ_O llJ • Seismic Hazard __ o IZI-D IBI • Coal Mine Hazard _0 ~ _o 0 •OtherknownSA's-~ 0_00 0 RED TA-IL A EST~ 15' · S 80LJNDA12,'(. OFF-SITE Class I or 2 Stream or Class I Wetland within one mile oownstream of p oject site! ------ FEMA FIRM number 5'BCB3C oci '6'2. F In FEMA Floodplain! ITJ M Soils Mapped.' Age I A§ D Map# _,_I_,_\ ___ _ Best available Topographical Map ----------'------"'-U-"S'-"6,._S=--#'-'----2=-=S""--- S. SITE DESCRIPTION MATCHES T.I.R, DESCRIPTION1 11-lE E'ASTE!ZN POQnbi\..l oF THE SJTE Is AC.'Tl'VE JtoesE (~) PAS.TUl2E W11Ji AN E)(IS111'.lb tfpus1-; b,JD Stjci?S. THIS '.PDl<..TlOtJ $I DPES NvJ 'Tt>WA12.Ds :o-JE CBJTT?i2. OF ,HE s,TF, :TH~ C..EN:IJ?-A L 'POl2.T1DI\J 1$ A C.LASS Z. Wlal-A"NQ Born PA'$fl.lJ2E At,jD WOODED wrnj Tr\E 'c.LA'.$$ '2. w/o FISH .. STI2.2n:-'.) (t:±t9J!tC~) FkOVJtNfi-::r:tt:]2.bubH ::n:tIZ C;a.rt'ER cF 'THIZ W0J..:1ND f'!2AM SDlfit Tb NDt2-lli~ THE \),l~S""E?N '?of<.TlDt:,I IS WcpQEp W!Tl-l A s t::1 A t...L W1iilld's}.! D N EZs:e TH E SW c.o£2.N E12. . AN off--s.lJF I. ,\ . . WE'l.T . 113'!'~ 15) f2.ID1AIL H:1\WK,S NEST 1<; ON 1}\J;"A gf)6E;° Of tHE aASs 2. Will-lThJD AT :p-)E SOLJn-1 B,cu~'( Of:JJ:jE 5rTE. ACCESS P:f?.OM 1J::/ E E;:Asr $1 OE :JD 1}t E WFS.1 IS J}:11?rDfuH: D1ZNS£ WETJ.ANQ \/Ph c;g_ :TitlCJL B AC(P:A?P'l'.'.. ACCESS A2ctll 11:\:£: u1EST 02'fNTPN/v,YFiJJ6Ewr=D) '5tD£ Nor AVAIL/sBE 62-0M D@~ kC -ntE: :::OME: Cf SIT£ VIS.IT, CALL J\HE:\O PAGE 2 &;·EXISTING SITE FEATURES Unmapped Sensitive Areas: I:\ 0:,11?;'( C.l2,E'Q( (w rJJ:\ 11'.I' \l,HZD,A:N D fBuFfE)2S) NOT NQTI;i) ON Pi.AN$ .. Soils types seen and evidence of soil movement, slides, slumps, erosion, or deposition: ------ Ground Cover: PASTY 12E , W COD$ WED A:N I) VEp, . , Existing Utilities (hydrants, signs, poles, etc.) shown on site plan! CL.filse ON P::1/'iB. Wildlife and habitats: f?ED JAIL H:AWK. . DE:EJ?, ' WaterWells: PuHP tto0SE ON·S([E' Work started on site! _ . .=.,0,-,:.__· ----~----------------- Closed depression >5000 _feet2! I]] Iii Steep slopes! [!] IE!·------------ Drainage complaint records SEE (;:J 1 S OtJS1TE fil)O ON ADJ; ffi1?CELS • Proposal will add >5000ft2 of new impervious surface! (I] [!!] Approximate Area ______ _ Proposal will collect and concentrate surface and storm water runoff from an upland and site drainage area of over 5000 ft 2! (I] IHI Approximate Area ______ _ . . Upland Drainage Basin (draining directly onto site): WEST -'Pf?C0?5f'.D Pl.A'[ Cf wrob~QDQ (12.~ DC2.A1N$ 'ID WeST Pq21JaJ w mt Sat:1~ fg:JJrnouAL Af}.a,., -Nor eAporo, !;AST -IO-.ST IZ.'a.J]"l:N PLA'C DIV~ 50UT)-j FLcul.S TI> WITTJ..A:N Di FLQ\.AJ'$ fi2ov'1 14BT1-\ A'{f; ANO f/2gVI 11-1~ 12,sr QNJb-n-lE NE: (.0\2.~F 12. t,.)0,-Ai:>.D\2-f:'=>5€:C>- On-site Drainage: . :IJ::\E srr:E Pf2.A:INS 'U)Wts\2-DS,T}-JE C£Ntel2. of 17-IE S.rTt IP l::\::DN\2( ~ l'sND Nq2....1}t Tb '11:\t:;. Nq2:T)j EouN DA5Z,i'.'. Downstream Drainage (minimum 1/4 mile distance): 11-lE D0J,Jt:J$1J4-E7\ f':1 IS SASIN · S'T)2.Qx1v'.1 .# Q2.B5 Cf 'THE HAY Cf<EQ( (LOVJgg) BA8N. JHf; . . I $n2.?25:M FL-QJJS No!2..W ::z-3CQ 'TD SE ll!aTH ST FU-µ,\$ . . ' . . u NQeQ SE" II laTI::l $I 1}:tj2q)bti A '2y "C t-1 P t's:NO CoNDNVES .. . N -NW I !>:I A Wl?[l.A:ND {$112-e:M c.tt l'nJ NEL fee ~ 2. Y 00' D) . . A 2.4" C.Ot../C.l?E1£ PtPE' ur:.io£J< !Y2ND A'-IE SE · 11\111). A No:Jl::h:R \,OOC:OeD W£J1:A:NO ,lreEA Ut:JQ8?.. S8162A L DR] LJElJYs:YS Ml D . 8. EXISTI.NG ROAD NETWORK On'.site Roads 5"br2.T §l2A,18-'Di:21\/E TP E:'X'ISf]r...l{;;J P0LDINbS. Adjacent Roads !YBTI-l A'::JE $£ ON EAST, ~ 21 1 Ac. PA',/ill, (-i) 10 1 LANES, Douau;: YE1..l.O.>J CL, 3 112-' Ac Stfrut.0€12 QJ, EAST SIDE, 7' Ac.. $® 1 oa? CN UJtST SIDE • Dos.TED 2.C>H8::f ,"':{ttt:;OL -z.oNE (we.AP). · Closest Transit Stop-------------,-----,-------- 8. ESTIMATE OF PR.OJECT IMPACTS ON SOIL AND WATER 9. ADDITIONAL COMMENTS • PLAT MAP 1$ Pl2,1t:1A2..1LY AEl2.IAL TDPO. IYBTH A\JE SE , SE . 1 llaTI::l ST AND St:1Akl-%12.noN ALoNb WE;;;;,T • 01\l ,.9. 3 SINbLE 12.ED TAIL HAW!(. WAS C>BS.1212.VE.D I I B ECA-M E. VE12. Y A 61 TATED 1 0t-t EN :I, 1..uA LK..EQ 111..ITP · PAS'fVl2E NEXT Tb SttDl?S ON Swn-1 s,oE. " . :CT DoyE DOWN, fLAB?INq WllJqS Ar 6NE Po1/.JT. ;r: D1D NOi co,,..rnNuE FAe.THeg lt0TZ> 'PAST)J12E - • ON 7· 10· 3 I. i2.ETU1<.N1*D 1D SITE. WALK.EU S]]2.A10C ' :m CE}.t'T'el2. or:: SnT, 'PHz>fQb/?A:PdE'D · NEST f'sl:.JP WALKED t\Al>J\LED fSH?E:J,;e.fJ) /'6117fIF.D u>f-11 LE :C wAs IN lJ.£JV\}.lD. ·. EWJ?;A I '.J2.osE t:\ lbH:£12 w+EN :I: <2gru2.hlED IP UPD:ee.. (?AS'.DJ?.£ h2£7\. A . '$ECG,1D l+ALD!:( wAS D'B:58l2-l../£P A:1:: PAGE 4 IO .CONSTRUCTION SIGNS WITHIN 5.0 0 FEET AND A DJ ACE NT USE 11 NUMBER OF PHOTOGRAPHS TAKEN PAGE 5 . . . . . . ATTACHMENT TO MEMORANDUM PROJECT NUMBER: FIELD/OFFICE SKETCH WORK: Drainage systems, features, channels within the upland site plan areas, on the development site, and in the downstream receiving areas: SKETCHED BY: Notes:------------------~-------- SCALE 1·=~·--- 0 PAGE 6 Friday, Jun 13, 2003 11 :46 AM King County • DDES 102305-9390 102305-9390 102305-9390 102305-9390 Friday, Jun 13, 2003 11:47 AM King County -ODES A99P3025 9931\4311 L03P0018 R9202811 A PREAPP· FEASBLTY A ACCESSF ACCESSRY A PRE·PLA PRE-PU>. T p ADDITIOI ADDITION A -----------------------1 I NORTHWARD HOMES MTG-HELD CENTEX HOMES 06/25/1999 PENDING BARGHAUSEN CONSULT E 07/08/1993 FINALED TOWN AND COUNTRY /CR 06/10/2003 APPLIED NORTHWARD HOMES. INC. 04/03/1992 FINALED STROBEL, JOHN Friday, Jun 13, 2003 11 :47 AM King County -DOES ( ii !j " ' I I ! Friday, Jun 13, 2003 11 :46 AM King County • DDES ~'; BDOC KING COUNTY DEPT OF ASSESSMENTS BDOl PAI11260-Sl REAL PROPERTY CHARACTERISTICS 06/13/03 12:02:09.7 ACCOUNT: 102305-9390-0 SITUS: 11813 148TH AV SE 98055 TAXPAYER: CRULL RICK H QSTR: NE 10 23 05 LOT: BLK: PLAT: JURS : KING CO • L A N D DAT A • I •• Bu IL DING DAT A .•• BLDG l OF l •• I KING co I 14.13 I WATER SYSTEM WTR DIST I ZONE ACTUAL JURISDICTION ACRES BLDG SQ FOOTAGE FIRST FLOOR 1/2 FLOOR 2ND FLOOR SEWER VIEW PRIVATE I UPPER·FLOOR OPEN SPACE NO I TOTAL BSMT I FIN BSMT I BSMT GARAGE DATA 1120 1120 230 TIDELANDS WATERFRONT FEET I TOTAL LIVING AREA 1120 I ATTACHED GARAGE 1430 WFT LOCATION I WFT BANK I ROOMS MISC BLDG INFO YEAR BUILT .#STORIES #LIVING UNITS DAYLIGHT BSMT HEAT SOURCE HEAT SYSTEM ACCESSORY IMPS POOL AREA POOL CONSTR DET GARAGE AREA CARPORT AREA WFT RIGHTS ONLY I BEDROOMS 2 MOBILE HOME ================================================================= ( CHOOSE ONE OPTION: PRESS <PRINT> TO PRINT SCREEN, 1962 1.0 l OIL FR AIR 1500 0. 2) == <PF4> FOR LEGAL, <PF6> FOR HISTORY, <PF7> FOR TAXES OR <PF8> TO END. BDOC . KING COUNTY DEPT OF ASSESSMENTS BDOl PAI11280-Sl REAL PROPERTY LEGAL DESCRIPTION 06/13/03 12:02:14.2 ACCOUNT: 102305-9390-0 SITUS: 11813 148TH AV SE 98055 TAXPAYER: CRULL RICK H QSTR: NE 10 23 05 JURS: KING CO LEGAL DESCRIPTION -PAGE LOT BLOCK LOT l KCSP 1177003 REC AF# l FT OF SE 1/4 OF NE 1/4 LESS CO * END OF LEGAL DESCRIPTION* PLAT: 7806130632 SD PLAT DAF S 990 RD 0. 0) =============================================================================== CHOOSE ONE OPTION: PRESS <PRINT> TO PRINT SCREEN, <ENTER> FOR MORE LEGALS, <PF2> FOR CHARACTERISTICS, <PF6> FOR HISTORY, <PF7> FOR TAXES OR <PF8> TO END. BDOC KING COUNTY DEPT OF ASSESSMENTS BDOl PAI11270-Sl REAL PROPERTY HISTORY 06/13/03 12:02:40.7 ACCOUNT: 102305-9390-0 SITUS: 11813 148TH AV SE 98055 TAXPAYER: CRULL RICK H LOT: BLK: * A s s E S S E D VAL u YEAR LAND IMPS 03 274,000 191,000 02 ·259, 000 157,000 01 232,000 147,000 00 224,000 102,000 99 260,000 126,000 99 217,000 105,000 98 217,000 105,000 97 217,500 96,500 96 217,500 96,500 95 217,500 74,300 93 216,100 75,700 * • • CONTINUED PLAT: E H DATE 07/02 04/01 05/00 07/99 10/98 04/98 09/97 09/96 10/95 08/94 04/92 ·* * * I S T O R Y REASON, REVALUE REVALUE REVALUE REVALUE REVALUE EXTENSION REVALUE· REVALUE MAINTENANCE REVALUE REVALUE * * S A L DATE 09/90 09/90 QSTR: NE 10 23 05 JURS: KING CO E S H I S SALES PRICE T O R Y * REMARKS QCD QCD * END OF SALES HISTORY * ================================================================= ( 0.8) == CHOOSE ONE OPTION: PRESS <PRINT> TO PRINT SCREEN, <ENTER> FOR MORE HISTORY, <PF2> FOR CHARACTERISTICS, <PF4> FOR LEGAL, <PF7> FOR TAXES OR <PF8> TO END. BDOC KING COUNTY DEPT OF ASSESSMENTS BDOl PAI11270-Sl REAL PROPERTY HISTORY 06/13/03 12:02:43.9 ACCOUNT: 102305-9390-0 SITUS: 11813 148TH AV SE 98055 TAXPAYER: CRULL RICK H LOT: BLK: PLAT: QSTR: NE 10 23 OS JURS: KING CO * A s s E S s E D VAL u E H I S T 0 R y *!*SALES H I S T O R Y * YEAR 91 89 89 87 85 83 LAND IMPS DATE 187,900 65,800 06/90 09/89 132,600 62,900 04/88 132,600 43,100 06/86 147,300 56,700 03/84 147,300 56,700 03/82 REASON REVALUE LEVY CODE CHN REVALUE REVALUE REVALUE REVALUE I DATE SALES PRICE I 09/90 I 09/90 I I I I I I I I I REMARKS QCD QCD * END OF VALUE HISTORY * I * END OF SALES HISTORY ================================================================= ( 4.0) CHOOSE ONE OPTION: PRESS <PRINT> TO PRINT SCREEN, * <PF2> FOR CHARACTERISTICS, <PF4> FOR LEGAL, <PF7> FOR TAXES OR <PF8> TO END. Dev. Cond. Query Result -DDES, King County Washington Page 1 of 1 ® King County lllm.!mlll 111EJ!111141410349 Comments W1Mik3,M No P-Suffix Conditions Found The Parcel Number you entered "1023059390" does not have any Development Conditions. To start over click on the New Query link below. Updated: December 29, 1998 King County I DOES Page I DDES/GIS Page I New Query I News I Services I Comments I Search Links to external sites do not constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. · · The details http://apps0l.metrokc.gov/www6/ddes/new _direct.cfm 06/13/2003 C• ·+· ..... SHEET NO; 11 · KING COUNTY .AREA; WASHINGTON . (JtENTQtf QUA,(>}V.NGLEi w~tiaria 3f i . . . . . .. . . .. . . . . ·. .. . . . · .. ·. ... . . ·. .. . . . . . .... .. ·. . . · Current Conditions: VVetland 37 is approximately 2.2-acre unirivenforied Class•2 .wetland .. iocated above the ~iifluerice of. Gypsy Creek arid May Creek (May Creek RM fG) north .· . . · of NE 31st.Streetin the City of.Renton. The wetland comprises emergent and . · . . . .. sctub(shrub plant communities, Water is re~ived from Gypsy Creek, and probably from \ .. grouridwatefdischarges from the bbttorn of adjacent steep slopes: Tliis•wetland provides •... groundwater discharge; some .moderate otlow levels of floodflov.i.alteration, sediment ... . , and toxicant retention, arid wildlife h.abilat. . . . . •, . . . . : . ..·:: ·:,. · . .'::.··: · .. · :,.,,-;-:_· ..... ' -· : . . . ··-. '. <·· ; : .. '·. ,'•: -. ' ': '.:·."·· . ·. : ' .. ·:·. ·-:· •, .,' __ :'. .. ·:' ~ .... _ .. : : . :, :· ·. :': .... ·. . ' ' :· . . . . . Future Conditions: The.wetland.is located in the bl,rckyard of a single-family residence, .... . and shl:)uld not experience major changes in the future; Platting or future development of . · . ···.·. . parcels affecting this wetland will require stream, wetlarid;and buffer' protection, in . accordance With the Sensitive Areas Cc:,de. . . . . . ·.· ... · ... · ... ilJheVC~iik(0285): Entering the canyon at RM ·2.0, H<>~eyCieek is'the l~rgest •. ·· · .•... · ·· .. ·· · tributary in the basin .. The stream can be separated into four reaches/ The lower reach · · starts at the confluence with May Creek at RM .0.0 and ends at the power liries atRM · .. · ·. 1 ~ 1: This reach has a moderate gradient (approximately four percent). The second · .. · . . . · .. · reach, from RM 1.1 to RM f.4,.has been armored with riprap. The third reach, beginning . >.at RM 1.4 ~t the Union Road crossing,js culverted. under a heavily developed . · commercial area to RM 2.0. The last reach, from RM 2.0 to 2.8, was not' surveyed . . Thelowerreath 1svegetative1y we1i buffered by park 1and, but pocirl{buttered . . . · ...• hydrologically. because of ttie extensive urbanization. of the Upper catchments. The reach . ... . is dominated by deciduous·forest, with some admixture with conifers in the upper part of · the segment (Table 9-9). The reach is dominated by fast water, made up mostly of runs . · .. arld low gradient riffles (Table 9~). This section contains some ttie highesfdensity of ·. ·. LIND in the May .. Creek basin (Table 9-7), although it is stm not comparable to streams with coniferous vegetation. This abundance of LWD acts as an. effective sediment trap . for large amounts of sand and sill; and also creates a diversity of plunge pools and · dammed pools, This· entire segment is heavily used by adfluvial cutthroat. trout for ~pawning (Table 9-2); and has been designated an LSRA: · · . •.. Althou~h tio coho were actually ·Se~ri ~pawning in the ehanni1 duririg t11i1992surv~y. in .. ' the spring of 1993 a small number of coho fry were sighted below the gage station <:ulvert (RM 0.35). The Renton School District releases approximately 2,600-3,000 coho . . . fry· in the Spring in Honey Creek (personal communications, David Christensen and .. . • Susanna Epler, City of Renton); and it is likely that the observed coho were derived from this planting; however, WDF has previously documented that some coho salmon· · spawning dcies occur in the lower half mile of stream. It was ncit immediately apparent whether.the 35-foot-long road culvert and a 95-foot-long culvert at the pumping station block upstream fish migration: the presence of coho fry in the small (ten-foot) space between the two culverts could have been a result offry release upstream, although · .· .adfluvial cutthroat spawning was observed above the culverts: Annecdotal reports are . thaf2-5 coho have returned to the.stream upstream of the culverts during each of the · · . last three years (personal communication, Susanna Epler). . . ,· ' . Chapter 9 Aquatic Habitat 9-39 ----------Figure E-1 r--------~-~~-=--~ar:---· i I __,,,,-, Basin Boundary @ Lower Basin Conditions May Creek Basin " ~lil-( d.k8~"" S / .. \,> ';;, '~c .. ---. --.l. I ·.• ·-~ . -I \~ -l.<1ke ~87 02 1· 1:-• ii ''' -'I 6'>' 7C ~- 1 ,;:-:\ ()/('// ·,\.__ • . '1.-1', ' ;;~:',. '." • 1 :~-, :. ~(';,,11(1 QI,.,--='--- ~~ .= .. . -. ·\ ~ ,,, .• , • • C ,., ,, . m ~ tk IA! -· ,,.,, ··.· t:':'I 13 ·., . '· Sl'B • ., -" ,,·-"" I I Lil v\l~') • ~ 0"-s~;.? ,-•"'/ ',, ~ I , o u< .•" I.Iii I , ' . , .. ;;; . ~-c·,, '• "•.. . ' ,----' -• • •. ,.. • , ' •• '· ··@ ' •• , • --"~----~ .,.~:_:::).•! .~:·:f· '-,::;::;i '-...a, . -~ .i~~,.J!l8~"_,:... 1 ,~8 V _, ·~ ,. 0 ~·2189 0 ··-·>"' ~ fg'J . ,;:ii:' ,;'.<-!J.. It &,ft, .• ~c9 l.'lfl\ e . ~-.... · ;.;.i<:-· / ',, ,8 .. ,"""' .. :'° '/f~I \ ~ fg,I j ::, .... · ...... ;:,.··;,i"::,· r•.:,~··.:·· .· . \ n .. -• ...... .. . .. ' ' (!) "• :ii.~t!I@ ,, .. ~-" k. ~ m~t\~ .; LS @~ , o~\,' ~ , o'°&~::\~. ;~; : ... 0' :,. ••••• ;· ' f[.(.;I ~ • , , ~ -~ \ ;,~ 8 \ -,::;,:) -" \ c G -,. "' ~\~ w o, Ir, i Rd, '°~ 0 .n .,...L_ 0~1Sh <:,cc\. ,,~ ," ~~--·-".-~-:{-r"e-i.. 0 'J.q .... - ~ Subareo Boundary Stream & Stream Number 1\_, 1 ' ~ ~ ~ \ \ \ \ ~ I,:' " I,~ . r I '>"" )" ,, __ ,_ ..!....~] e c0.t--~ -Loke ---.-:J Wetland -= \ \ ' o'° I 1,, Im @/~ Concentrated Spawning Area Problem Area 'c,. \ \ ',\ 8 ~ 8 ~ m ~ locally Significant Resource Area Wetland Habitat Problem Stream Habitat Problem Flooding Problem Water Quality Problem Erosion Problem ffi Sediment Deposition Problem i 0 1/2 October 1998 1 Mile eel ,,_;-· ( /" t .... \} ' I i i I \~ -; , 0 0 " .... 'f:, .. 0 '" ... '~ "" -'J • ':> 3 o-;· ---~ •• ' ~,. " ., , ' I, ~ :, J '• .,. • ~ :, :,. ' 10_0 .... , ' , ' r '· ,, ~ s-r /00 (/l m' '.n --j • "' 18 Q 0, 'b -0 ' • 14,i! 04 I ' .. lof~Di!, I 0 .. 0 11\.1 •l':u , .. ! IO I ~, .\ ~ . ' z 0 I ~N ~ 0J I 0 ~ (J1 * Kin , WA, 1998-99 -23-05-10NE, Sheet: 1 of 1 I I " _,, I I ~:J 9"-. . " "< ! ""' ! ~ ~i ·~:-.J- ..... I ,,. J I .. ,. i® ', _J ~ J/·,/ ' I \j % ~ I r .,. 0 ; ~ " ~ 0 "' I ~\ I 146TH AVE SE t, I o'' I ,... ['11' l 1~·. ~J' O l~ t "' I -..... - l/ ' I; ' r ~ - •u ... , I l I 5.91'1 Kinn, WA, 1998-99 -23-05-10NE, Sheet: 1 of 1 !) ., ' I~ ,, ' . - • f:'\ ".._ ,: \":=) ,__--=--------I J .~· • ~'-_ I 1------'=-----------___j, I I ' I I ' I .. ,,. I-. -'--"-4 I , .• , !/ i ;1 / .. 1e\ ... Parcel Number: 1023059390 Taxpayer: CRULL RICK H Annexation: NIA Jurisdiction: Unincorporated King County Situs Address: 11813 148TH AVE SE Postal City: Renton, 98059 Plat Name: ; Rec: nil Lot: NIA; Block: NIA Kroll Page: 805 E Thomas Bros. Page: 626 114-S-T-R: NE-10-23-5 Acres: 14.73 Current Zoning: R-4 Potential Zoning: Comp. Plan Land Use: um Assessor's Open Space: NIA Commercial Use: N/A Number of Units: NIA Mobile Home: N Land Value: 259000 Improvements Value: 157000 Community P!an Area: Newcastle Unincorporated Area Council: Four Creeks Unincorporated Area Council School District Issaquah School District 411 Fire District: 1 O Roads MPS Zone: 442 ($2913.00) Waterfront: PRIVATE Water Service: WATER DISTRICT Water Service Planning Area: King County Water District 90 Sewer Service: PRIVATE Airport Noise Remedy Program: NIA Bald Eagle Flag: NIA Council District (1996-2001): 12 David Irons Jr. (R) Council District (2002) 12 David Irons (RI Drainage Basin: May Creek, WRIA 8 Police: King County, Pct: 3, Dist: F2 Service/Finance Strategy Area: Service Planning Snowload Zone: Standard Agricultural Production District: N Forest Production District: N Rural Forest Focus Area: N TOR Type: NIA TOR Status: NIA TOR Permit Number: N/A Building Inspection Area: Keller Rockey Clearing Inspection Area: Bruce Engell Code Enforcement Inspection Area: Jeri Breazeal ESA Inspection Area: Greg Sutton Grading Inspection Area: Bruce Engel! Land Use Inspection Area: Jay Young Sens. Areas Notice(s) on Title: NONE ; ( ft,, ' t ~-· ' ," \,;' ,, • "'•. 0 CX)o ~o 0~ 0 0 z o a. 0 J: M a.. 0 a:: § _J -N L03P0018 IRONWOOD WATER QUALITY 1998MANUAL I I { 1--I .•/ 1 N r--~Unes -S.T-R ·-..... II I "/OSUNES ~SECUNES I '/\/TWPUNES I I N ser..11 +-,w_Bodles yJ5: A l'UN-1[ I : \ -_ D Parcell -' ' ~~ .L-LL_ I li: "' N elly--\ ,,---""I .. I C*9 ~ ~~ ~· --[21 So4e So<.rce (,qMer L_,, --, -,-.;... fwa Specfflc Welef a..nty R~ Basic WQ Treavnent "'-(TA) • ~Lal<e TA • Reglonllly Slgnlftcanl S!rum TA Basin-wide Waler Quaffly Requirements CJ BnlcWQTA t11ri I I -SenllllNe Lake TA 0 "XI 800 1200 Feet 1-. 92A feel ® King County Tho ___ .., .. _,__........,br Klrv Ccu,ty-IN>m o varlllyot-nl lo djod lo da"GO ,,._ -M1rG °""'I'-no --.. --.. ~-.... ....-..y.-.-,...--. otrtgla .... _"' -----_, D•l.W r N 1--1 r LJ ~ --~ I g rr1_· =.-=:-=..ec::r.::.::.=:.My ~ rm= ~ -1 ~ L_J_ J::: , I --~tuno1-,o,1o11-«1o11 : I ..,. 1· ...... 1 . I ~,.;q ....... _ .. _"' __ _ Ill { · II~~ 1 . l .r f7f[[[i1B ICIIII1~ m:rur 1 , , rrr-::*..;' • .':.: .. r:=-::..;.-:.::-:.-°""'Y- Plot date: Jut 10, 2003; \lddet00111<01'Q!slaY_devlp,ojecislbase2.epr L03P0018 IRONWOOD HYDRO&GEO TopoC4 J.Y'.5 f!foo ~5C3 ~foo ,VF'dlh and Dl1l:h Data r Bald Ellgle Nesti N TowraNpl.lnes ~FN- ~~~lt~s F 7-'1?3 ,'\'U ilD ~~ SAO Coal Mine SAO Seismic SAO~ ;,,,W-- r:::I WlRD o,.._ Complarlll C]Pan:elt Pin::ets -Eagle - ~ WOFW1 WOFW2 ~ TREE~ fflk~ TREE NCily Boundaries ~ FEMA Cross Sedlons FEMA F1oodway FEMA 1~yr. Aooctpla1 Clllet 0 500 1000 Feel 1-.10001ee1 ® Klng County n.--...... -... -.-.-by l(lr,iCauriy-lromovortotyd--lo..,...., dwva--. 10r,i Cauriy-no ~"'--"'~··"'Ila -·--"' ...... 11a ... o1 =-~~~=""' "t-.r I =-~"':."!.-:-S..:..m:::=::" -...... __ Inf-"'""'""'"'-.. """""• pohlllod._ by_on_d Cauriy. Plot-: Jul 8, 2003; \~lldl1IQll\aY_devlprojecll-.2.apr .....-.-~ "--- L I I r-==, -r - ' / I ~ ~ + L03P0018 IRONWOOD ARTER IALS ~ TOWlllhip Unes S-T-R /', ,' QSUNES I 'I /';;/ SECUNES 'IV TWPLJNES /\/ Stree1s w--D Parcels Olles /\/ City Boo.rldarlel 0 1000 2000 3000 4000 Feet 1"" 3333 leel ®King COUnty ---............ _........,bl' IGr'GCounly--·-ol-and lou,jod .. -.-..-1Gr'41!lmny-ro --or--orln'flllod.•O>IN -..:y,.....,......__.,~ ...... -o1 =-~.:c.~::.::.:.81'1 --lncUlre, bul not-O>. looC--orlooC ==:.~~.:.-:::,:.: .. ~ .......... ..--111'-....-ol Qu1y, Plot date: Jul 10. 2003; 1\ddet001\x01'Qlslav_de'l',projectl\1Jae2.apr R-4 11o-..-~ -I Elementary --"---I---I L03P0018 IRONWOOD NTIIIII .t Sc:hoalllSchool F- A,Tawr-.ttt;, Lnes "'s-f-R '"'OSUNES ~SEClJNES ,vrwi,tJNES N &reets w---Road RlglD-of-Way CJ P11C811 c::J Pattca Cllles ~ 1 O -AQl1c:ullnl. one OU per 10 acres • A-35 -AQrlaAnl. one OU per 35 acres -F-Forest -M-Mlnoral RA-2.5 • Rural Area. one OU per 5 acreo -~ci~~~"':..~1=- UR· Urban R......, one OU per S ..,..es R-1 • Residentlll. one OU per ecre R-4 • R-. • OU per acn, R~ • R-.llal, 8 OU per acn, :~2~=-.8 1~ i:-..... R-1&-R..-, 180Uperecre R-2• -Resldenlill, 2• OU per acre R-48--. <18 OU per ecre NB -~!luM>ess -CB • Colmu,lty Bulirllss ·· -RB • Regional lkalnesa 0 -Ofllce I -lndlarlal N e.ty- 0 500 1"" 1000 feel 1000 Feet ®King~ ---..... _,_ _ _.,....,, ~ecur,y-rr..na~ol-andllMljod., c:twrva--~°"""I-no --or--orin..-•"'lho -·--"'rlgl'Ol"'ltla-ol --~Qowlly-nolbo_ ... .,, _..,_.,., ___ ,,, __ .._~lalnol-lO.lool-orlool pdwar-'*'9fnlmlho_or_olltla-- -onlhll-. .,,,_ol lhll _or_ Clftlhia-·~-oy---ol O>uoly. F'tol-:" 10, 2003; llddes001"'°1'Cls\a¥_~\bese2."" L03P0018 IRONWOOD FLOW CONTROL 1998MANUAL N rowr6hlp u- s. r-R /\/OSUNES ~SECUNES '/\/TWPUNES N SttMa ~ Waterl!odles CJ P..-ce19 N City Boundaries CHles Senllllve Slope L8Yel 2 Aleas B:s l.andolide -UIYOl 2 Areas DA LeW11 1 FC Aiu • LeW112FCA/u • Le"9I 3 FC A,., -.-AowCofllrolR~ c:::J Level 1 FC Area .Leve12FCAIU 0 400 800 1200 Feel 1-.92,1ee1 ®King~ ---on .. ..., _ _,~by 1<11'41 Co.nf-tom o V--,al -and lo Nljoc:I IO dw'9"..._ _ ~ Oouriy.-no ,ep wwwilllltww«WWlliN. ap,w« "'111d, • ID h cancy,.......,__ .. ._.. .. lho_al ...,_ ~Oouriy-..... -1or.., ---·--·"'-----~bul ... limledlO,loll--arloll ..-~-........ _.,lho _ _ on .. rn,p. ,,,,,_., .. _.,_ on .. ...,.~...,.1>y-.,.-a1 Quty. -11 I ~.:-11.r PO# >~ • S, 1'1) X X \42.0')0 141.21:l ... •z.,., p~ •·~<»1 o 1 C ~ rt ,,·;~ 1 ... /J ,, ' ! 'I ' ,, ,_ ,....,, ... ,__ \ . ' ~ --. --I ' ' ' ' • --\ ' ' ' -, ' \ \ \ \ . ' ---\ '-' ' ' \ \ \ \ \ I I '-, \ '. 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'~" ~} IJ ' ,. :· J / UHlt ''· ),, [, .,,. ~·-· .. ,. » • CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: October 30, 2009 To: City Clerk's Office From: City Of Renton Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Rosemonte Preliminary Plat LUA (file) Number: LUA-09-099, ECF, PP Cross-References: King Co. #L03P0018, East Renton Preliminary Plat King Co. # L02P0005/LUA09-100 AKA's: l Project Manager: Acceptance Date: July 8, 2003 Applicant: Camwest Real Estate Development, Inc. Owner: Same as applicant Contact: Sara Slatten, Camwest Real Estate I PID Number: 1023059390 ERC Decision Date: December 15, 2006 Revised: December 29, 2006 ERC Appeal Date: January 11, 2007 January 22, 2007 Administrative Denial: Appeal Period Ends: Public Hearing Date: March 22, 2007 Date Appealed to HEX: By Whom: HEX Decision: Approved with conditions Date: April 10, 2007 Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: . " Project Description: Request for subdivision of 9.35 acres into 25 lots for detached single-family dwellings. Location: 11813 148'" Avenue SE Comments: Denis Law Mayor September 14, 2009 Sara Slatten • Camwest Real Estate Dev., Inc. 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 Department of Commuriity & Economic Development SUBJECT: ROSEMONT PRELIMINARY PLAT-WETLAND MITIGATION PLAN (FILE NO. LUA09-099 & L03P001S) Dear Ms. Slatten, A partial file for the Rosemont Preliminary Plat was recently forwarded on to the City of Renton from · King County Department of Development and Environmental Servic.es (KC ODES). On April 10, 2007, the King County Hearing Examiner approved the 25 lot plat with conditions. Since. the approval of your preliminary plat application the subject property has been annexed into the City of Renton and is now within the City's jurisdiction and will be processed accordingly. It appears you have submitted plans for engineering review in order to proceed to the Final Plat process. A proposed· wetland mitigation plan, for proposed impacts to the wetland buffer, was not included in the materials submittedfor engineering review. Please forward three copies·of your proposed wetland mitigation.pla·n to my attention as soon as possible. In addition the project file forwarded onto the City did not.include the wetland delineation and report. If possible; could you please send three copies of ,!DY additional information you have related to the wetlands to my attention. I appreciate your patience as we work through this transition process. Please note ·that the Plat application has vested to King County standards and thus, will be evaluated and processed to the King County development standards. I would be happy to sit down with you and all interested parties to discuss your plat, please feel free to contact me at (425) 4.30-7219. Sincerely, ~~~ 'Ro)le Timm.ons . Associate Planner cc: Jennifer Henning, Current Planning· Manager Kayren Kittrick, Engineering Supervisor File LUA09-099, PP, ECF Renton CiW Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • TYPES 3 and 4 LOG SHEET (Format Plat, Rezone, Special Use, Shoreline Redesignation) FILE NUMBER: L03POOI8 HEARING DA TE(S): __,B=:..+\ ~==--.:r----1\_.s.;~..,0$"""'-r)_,___ ' ' PLAT/PROJECT NAME: IRON\!\!000 SUBDIVISION CONTINUANCE HEARING DATE(S) ___ _ PLANNER: Ki"' Cla•s,e&•:!:.,~~~~(i'(O..("\ sttm.£.tjlSED ORDINANCE NO. ,C)Cj:)') -\)0 \\ ENGINEER: Pete Dye ·°'-. RELATED APPLICATION & FILE NO. APPLICATION FILED (date): 06/10/03 EXAMINER DECISION/REC: --'l\'-. ·.c.:\l)c..·.,_\),_-)'------- COMPLETEAPPLICATION(date): 7/g,0 3 APPEAL FILED: 0 NO O YES date: _____ _ A. COUNCIL ACTION: ________ ORDINANCE NO.: __ _ EFFECTIVE DA TE: ------ HEARING DA TE(S) ~ • :):::, ~ O"-J..__.f-'?,'--·-"~"-3,,_._,t:,,,_J.,___ _______________ ,._ __ _ I. D NOTICE OF APPEAL 2. D APPEAL ARGUMENTS ~ HEARING EXAMINER'S ACTIONS I. D PREHEARING CONF. NOTICE (b '9!. HEARING NOTICE 3 D PREHEARING ORDER 4 D CONTINUATION 5. D REPORT 6 D RECONSIDERATION 7. D APPEAL SUMMARY ~ DDES STAFF ACTIONS date(s): ---r--- date(s): -'-\\~:>.,....,_\\~,t;,~B~- date(s): ____ _ date(s): ____ _ date(s): ____ _ date(s): ____ _ date(s): ----- l. D CONTINUATION NOTICE date mailed: ;}. \ 2. ~EPORT date mailed: \ l ci 0\ \ \) V 3. D. ADDENDUM REPORT date mailed: \ ~ 4. li/l TRANSMITTAL TO EXAMINER (POR's/DOCS/STUDIES) date sent: Y~ \\ ¥, I <::)\,,, '-' 5. )& PROPOSED ORDINANCE NUMBER EMAIL TO THE KC CLERKS OFFICE date sent: j ~ \ \ ':11 cto I ' ~ SEPA REQUIREMENTS f) . ~ ~ I I l -·!. THRESHOLD DETERMINATION: K9.:-ID~\)~i, ... ~~"-~\~S~-'~_:s_~_,tl-_ DA~~~u~ 1 ~\\t, \()(p 2. SEA TILE TIMES PUBLICATION DATE: -------DATE AFFIDAVIT REC'D: __ _ 3. DATE POSTED PER AFF!DA VIT: -.1.>L-1-L.i...----~ DATE AFF!DA V!T REC' : -+--- 4. DATE 500· RAmus1AGENcrns1PoRs1sTAFF sENT: --'-""-'-'.....,_..,o...,."--~R.:'-=:.:.v~_,__,,_a+=-;)-. +1--'""-"G_ 5. APPEAL FILED: DYES ONO a. APPELLANTS: -------------- b. APPEAL ARGUMENTS: ----------- date received: -------- date received: -------- date received: -------- date received: -------- date received: -------- date received: -------- • L03POOI8 ~ PUBLIC NOTICE REQUIREMENT ~ NOTICE OF APPLICATION /,.. / a) AFFIDAVIT OF POSTING/POSTING PACKAGE SENT '-V&'.~3 REC'D 1/J.!dP{)J, b) LEGAL AD SEATTLE TIMES date(s) sent: 7 2i-date published: 1(f! LOCALS date(s) sent: 7 _ _ date published: / / c) 500' RADIUS/AGENCIES/POR's/STAFF date(s) sent: ]lz_z./o :S /f· APPLICATION Date received: June 10, 2003 I. 2. 3. 4. 5. 6. 7. 8. 0 INTAKE CHECKLIST 0'" APPLICATION FEE :-r ro..ns\: r I ~PPLICANTDESIGNATIONFORM-1 Ne pJ ~+. (wl tla.11.f\ .S~iu~ ~6/ il.10( 0 (o /0~ El"iEGAL DESCRIPTION lii:l"AssEssoR·s MAPs: 1t1W j. d.3-S-//lie /4 -~ 3-, '> IB"'CERTIFICA TE OF WATER AVAILABILITY 19'1'.:ERTIFICATE OF SEWER AVAILABILITY 0 PRELIMINARY HEALTH APPROVAL 0 CERTIFICATE OF FUTURE CONNECTION 10 .. ~RE DISTRICT RECEIPT I l. ~E PLAN/PLAT MAP 9. 12. l!l"'LEGAL LOT PROOF /7' 'Tt.£ kt3A1"/<T 13. lB'sENSITIVE AREA AFFIDAVIT 14. B'ENVIRONMENTAL CHECKLIST /1-/;-t::JI/ 15. ~RANSPORTATION CONCURRENCY 16. ~EVEL ONE DRAINAGE ANALYSIS 7'-/'J-c:::J sf /JEttfS17Y &r.ei JdO-o'.?> Rev. QaQcs f>cv~. J61o~;o5 ~J I 11. [3""oTHER ~~/Edu/St ~L#i. fl / j ~ 18. 0 WAIVER(S) , f /'?? () (; I @DDITIONAL PLANS/MAPS DATES RECEIVED: I. CONCEPTUAL DRAINAGE PLAN 2. WETLAND MITIGATION PLAN EVISION NO. 1 EVISION NO. 2 REVISION NO. 3 6. REVISION NO. 4 u) oTHERMAPS . --•) Aat.,wJAl?,Y iYt2 ~k/.a :s ILE-J1.seiJ 9--/7~~ b) h~Llll7MhM·y LOZU'rY.i 6,121r:J//J6 bJIJ43 µaJ1.SejJ '7'-/7-CJ'/ ~l ::5'1LV4L&K b.ltz61T 9-/7-C:W -:,:~ -/ -~. RGJJ to/o(r, /C6 .'--' f),--L.,1."'-.l::>.......:='-1...!=>="'-"=='--==--1-.<::i..f.P:c....4-""-"f • Q SPECIAL STUDIES ._. I. WETLAND/STREAM REPORT y-GEOTECHNICAL REPORT ,,..--3. TRAFFIC STUDY 4. WILDLIFE STUDY L03P0018 DA TES RECEIVED t'J:ttJN I~ 1i7;;~1 -s. OTHER(documenttitle) j'R@m)AJACY6TC!/M1 LJ/2Adtlt96L &/«!5 6-/,:jrt::J 3 I. 2. 21. 22. 23. 24. 25. 26. -4l~Q..L:L..!S~...ilcldi:U~~~W~.:J:1i_\..::~~lifil~L.----,=,..--·\ 21. n~1 28. ~ 29. Ym§~ \ • • OFFICE OF THE HEARING EXAMINER KING COUNTY, WASIDNGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 Email: hearex@metrokc.gov April I 0, 2007 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L03P0018 Proposed Ordinance no. 2007-0011 ROSEMONTE Preliminary Plat Application Location: West of 148th Avenue Southeast at approximately Southeast I 17th Street, Renton Applicant: Cam West Real Estate Dev., Inc. represented by Robert Johns, Attorney Johns Monroe Mitsunaga 1601 -I 14th Ave. SE,# 110 Bellevue, Washington 98004 Telephone: (425) 467-9960 Facsimile: (425) 451-2818 King County: Department of Development and Environmental Services (DDES) represented by Karen Scharer 900 Oakesdale A venue Southwest Renton, Washington 98055-1219 Telephone: (206) 296-7114 Facsimile: (206) 296-7051 SUMMARY OF RECOMMENDATIONS/DECISION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: EXAMINER PROCEEDINGS: O~'( Hearing Opened: ~ C Continued for Admin~~~).fl\lrposes: Hearing Closed: Approve subject to conditions Approve subject to conditions (modified) Approve subject to conditions (modified) March 22, 2007 March 22, 2007 March 23, 2007 • • L03POO 18-Rosemonte 2 The public hearing on the proposed subdivision ofRosemonte was conducted conc\.mently with the public hearing on the proposed subdivision of East Renton (ODES File No. L02P0005). Participants at the public hearing and the exhibits offered and entered are listed in the attached mihutes. At 12:31 p.m. the hearing was continued for administrative purposes, to allow for the submission1ofproposed exh. no. 29, providing proposed text for modifications to the department's recommended conditions. Exhibit 29 was received by the Hearing Examiner on March 22, 2007, and the hearing was declared closed on March 23, 2007. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. I ISSUES AND TOPICS ADDRESSED: I • • Recreation area Wetland buffers Surface water drainage SUMMARY: • Red-tailed hawks nest Safe walking conditions I The proposed subdivision of9.35 acres into 25 lots in the urban area is approved subject to conditions. I FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: ! FINDINGS: 1. General Information: Developer: Engineer: STR: Location: Parcel: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Camwest Real Estate Development, Inc. 9720 NE I 20th Place, Suite I 00 Kirkland, WA 98034 Contact: Sara Slatten 425-825-1955 Triad Associates 12112115th Ave NE Kirkland, WA 98034 Contact: Gerry Buck 425-821-8448 10-23-05 I West of 148th Ave SE and south of SE 117th St., if extended 1023059395 I R-4 9.35 acres 25 Approximately 2.6 units per acre Approximately 5,300 square feet in size Single Family Detached Dwellings L03POO 18-Rosemonte Sewage Disposal: Water Supply: Fire District: School District: • City of Renton Water District # 90 City of Renton Issaquah School District Complete Application Date: July 8, 2003 • 3 2. Except as modified herein, the facts set forth in the King County Land Use Services Division's preliminary report to the King County Hearing Examiner for the March 22, 2007, public hearing are found to be correct and are incorporated herein by this reference. The LUSD staff recommends approval of this subdivision, subject to conditions. 3. Development of this subdivision may affect, and lead to the abandonment of, a red-tailed hawks nest on the adjacent property to the south (proposed subdivision of East Renton). The red-trailed hawk is not an endangered or threatened species, and no protection of the red-tailed hawk is afforded by law or the King County Code within the designated urban area of King County. 4. The applicant has submitted a revised recreation plan for this subdivision and the adjacent plat of East Renton (exh. no. 26). This plan would provide adequate area within Tract B, a trail adjacent to proposed lot 11, and within Tracts C, G and E and a proposed trail in the adjacent plat of East Renton, to serve these plats jointly with well conceived amenities for recreation and open space, consistent with the requirements of the King County Code. To the extent that a portion ·of the recreation area necessary to meet the requirements for this plat is located on the East Renton Plat property, that variation from KCC 21A.14.180 can be corrected by boundary line adjustment or recording the two plats as a single plat, ifDDES determines that it is necessary to do so. 5. Wetland buffers within this subdivision will need to be modified, utilizing the buffer averaging provisions of the critical areas code, to accommodate the proposed alignment of 145th Avenue Southeast in the vicinity of the south property line. 6. The proposed subdivision will provide for safe walking conditions for students who will walk to Apollo Elementary School on southeast I 17th Street by constructing urban improvements to 148th A venue Southeast from the plat to Southeast I 17th Street. A school crosswalk ( crossing 148th Avenue Southeast) is located on the north side of Southeast I 17th Street, where an existing walkway is used by students to travel along the north side of Southeast I 17th Street, east from 148th Avenue Southeast to the school. This crosswalk also serves students walking from the area north of Southeast 117th Street. Consequently, the crosswalk should be maintained north of Southeast I 17th Street, unless it is physically impractical to do so because of constraints resulting from the topography within the right-of-way for 148th Avenue Southeast, south of Southeast I 17th Street. If those.constraints preclude extending curb, gutter and sidewalk from this plat to the north side of Southeast 117th Street, the crosswalk can be relocated to the south, and improvements made on the east side of 148th Avenue Southeast extending north from the relocated crosswalk to Southeast 117th Street. 7. The conceptual review of drainage plans has shown that there are no downstream impacts likely to occur from development of the subject property if Level I flow control and basic water quality treatment improvements are designed and constructed in accordance with the 1998 King County • • L03POO 18-Rosemonte 4 Drainage Manual. The final drainage plan will include calculations to assure that the capacity of drainage facilities and discharge rates will be consistent with those flow control standards. CONCLUSIONS 1. If approved subject to the conditions recommended below, the proposed subdivision will comply with the goals and objectives of the King County Comprehensive Plan, subdivision and zoning codes, and other official land use controls and policies of King County. 2. If approved subject to the conditions recommended below, this proposed subdivision will make appropriate provision for the public health, safety and general welfare, and for open spaces, drainage ways, streets, other public ways, transit stops, potable water supply, sanitary waste, parks and recreation, playgrounds, schools and school grounds and safe walking conditions for students who only walk to school; and it will serve the public use and interest. 3. The conditions for final plat approval recommended below are in the public interest and are reasonable and proportionate requirements necessary to mitigate the impacts of the development upon the environment. 4. The dedications ofland or easements within and adjacent to the proposed plat, as required for final plat approval or as shown on the proposed preliminary plat submitted by the Applicant on March 31, 2006 and the conceptual recreation plan submitted March 22, 2007 (exh. 26), are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. 5. No provisions are required to be made by this subdivision for the protection of the red-tailed hawks nest(s) on the site. 6. The proposed conceptual recreation plan submitted as exh. no. 26 is a reasonable and appropriate plan to serve the plats of East Renton and Rosemonte jointly. Minor alterations may be made in the final design and review by DOES, and boundary adjustments, if necessary, may be made to comply with provisions ofKCC 21A.14.180-200. 7. Revisions to the wetland buffers will be necessary to comply with the provisions of the King County Critical Areas Code, to permit construction of 145th Avenue Southeast in the vicinity of the south property line. 8. In order to provide for safe walking conditions for students walking from this development to Apollo Elementary School, urban improvements must be made to 148th Avenue Southeast north from the proposed plat to the north side of Southeast I 17th Street. These improvements should be made to the west side of 148th Avenue Southeast to the extent it is feasible to do so. In the event it is not practical to construct improvements extending to the existing crosswalk located at the north side of Southeast 117th Street, a crosswalk may be established south of Southeast I 17th Street and a safe walkway provided on the east side of 148th Avenue Southeast from the new crosswalk to the north side of Southeast I 17th Street. • • L03POOl 8-Rosemonte 5 9. Calculations for surface water detention facilities shall assure that the release of storm water from the site does not exceed the rates allowed by the 1998 King County Drainage Manual for achieving Level I flow control. DECISION The proposed preliminary plat of Rosemonte as revised and revised and received on March 31, 2006 is approved, subject to the following conditions of final plat approval: I. Compliance with all platting provisions of Title 19A of the King County Code. Actual final recording of the plat ofRosemonte/L03P0018 shall either occur subsequent to or concurrent with the recording of the Plat of East Renton/L02P0005. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the base density and minimum density requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-4 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Any/all plat boundary discrepancy(ies) shall be resolved to the satisfaction ofDDES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. 4. The applicant must obtain final approval from the King County Health Department. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 6. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. All future residences constructed within this subdivision are required to be sprinklered (NFPA 13D) unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement, driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. The road width requirement applies to both on-site access and roads accessing the subdivision. L03POO 18-Rosemonte Storm Drainage • • 6 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location oflots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval, whicli represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual. DDES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DDES Engineering Review shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the perm.anent storm drain outlet as shown on the approved construction drawings# on file with DDES and/or the Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file." d. Storm water facilities shall be designed using the KCRTS level one flow control standard. Water quality facilities shall also be provided using the basic water quality protection menu. The size of the proposed drainage tracts may have to increase to accommodate the required detention volumes and water quality facilities. All runoff control facilities shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for recreation space in accordance with KCC ZIA.14.180. e. The applicant has received approval for a drainage adjustment application regarding the proposed shared facility detention pond. The adjustment decision is contained within file number L04V0103. During final review of the engineering plans, all applicable conditions of the adjustment approvals shall be satisfied. f. As stated in the drainage adjustment decision, the detention pond shall be designed using the Level I flow control standard and basic water quality standards are required for design of the drainage facility. If a wet pond facility is provided for water quality, the design shall comply with the 3:1 flow length ratio as outlined on page 6-72 in the drainage manual. • • L03POO 18-Rosemonte g. As required by Special Requirement No. 2 in the drainage manual, the I 00-year floodplain boundaries for the onsite wetlands shall be shown on the final engineering plans and recorded plat. Access/Roads 8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: 7 a. During preliminary review the applicant submitted a road variance application (File No. L06V0042), regarding the sag vertical curve and substandard stopping sight distance along the plat frontage. In response to the variance application, the King County Road Engineer provided a decision letter dated June 20, 2006 which approved the variance based upon required illumination for the sag curve on 148th Ave SE. The final road improvements and design plans for the project shall demonstrate compliance with all applicable conditions of approval as stated in the variance decision. b. 148'h Avenue SE shall be improved along the frontage as an urban collector arterial including all design criteria from the road variance decision. In accordance with KCRS 2.02, the curb location shall be designed at 22-feet from the road crown to provide full width travel lanes and a bike lane. The preliminary design plan for Rosemonte shows road grading extending outside the right-of-way on the east side of 148th Ave SE. During final engineering review, the applicant shall acquire easements for any proposed construction on private property or provide an alternative. design which is acceptable to King County for road construction within the existing right-of-way. If desired by the applicant, the road frontage improvements for Rosemonte may be satisfied by development of the East Renton plat. c. The proposed loop road within the subdivision (SE I 18th St.) shall be improved as an urban subaccess street. d. Tract A shall be improved as a private joint use driveway serving a maximum of two lots. The serving lots shall have undivided ownership of the tract and be responsible for its maintenance. As specified in KCRS 3.0IC, improvements shall include an 18 foot paved surface and a minimum tract width of 20 feet. Drainage control shall include a curb or thickened edge on one side. e. Street trees shall be included in the design of all road improvements and shall comply with Section 5.03 of the KCRS. f. Street illumination shall be provided along the plat frontage for arterial streets in accordance with KCRS 5.05. g. The proposed road improvements shall address the requirements for road surfacing outlined in KCRS Chapter 4. As noted in section 4.0IF, full width pavement overlay is requirell where widening existing asphalt, unless otherwise allowed by King County. • • L03POO 18-Rosemonte 8 h. 148th Ave SE is classified an arterial street which may require designs for bus zones and turn outs. As specified in KCRS 2.16, the designer shall contact Metro and the local school district to determine specific requirements. 1. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. 9. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 10. The plat plan for Rosemonte shows a retaining wall associated with 145th Ave SE which extends into the BSBL for the wetland buffer. During engineering review for East Renton, a revised road alignment and grading plan shall be provided which demonstrates that road construction within Rosemonte will comply with applicable sensitive area codes. The revised road design and grading plan may result in modification or loss of lots as shown on the preliminary plat. Alternatively, the applicant may seek approval to use buffer averaging as a means to revise the location of the buffer and BSLB to achieve code compliance. 11. There shall be no direct vehicular access to or from 148°' Ave SE from those lots which abut it. A note to this effect shall appear on the engineering plans and the final plat. 12. Off-site access to the subdivision shall be over a full-width, dedicated and improved road which has been accepted by King County for maintenance. If the proposed access road has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. 13. The applicant shall provide a safe walking access to Apollo Elementary School with urban improvements along the west side of 148°' Ave NE to the existing crosswalk on the north side of SE 117°' St. This improvement includes urban frontage improvements along property frontage of the Plat of East Renton, north of SE I 19th Street, as well as urban improvements along frontage ofRosemonte and urban improvements north to the existing crosswalk on the north side of SE I 17th St. In the event it is not practical to construct urban improvements on the west side of 148th Avenue Southeast extending to the existing crosswalk, a new crosswalk may be established south of Southeast I 17th Street and a safe walkway provided on the east side of 148th Avenue Southeast from the new crosswalk to the north side of Southeast I 17th Street. This alternative may use a graded surface on the east side of 148th Ave SE to ensure that school-age pedestrians are provided an acceptable-width walkway surface behind the curbing. The walkway shall be designed to the satisfaction of the school district and DOES. Mitigation/Impact Fees 14. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: {I) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first • • L03POOJ 8-Rosemonte 9 option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 15. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to the recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. Wetlands 16. Preliminary plat review has identified specific requirements which apply to this project as listed below. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. a. The Class 2 wetland shall have a minimum 50-foot buffer of undisturbed vegetation as measured from the wetland edge. b. Sensitive area tract(s) shall be used to delineate and protect sensitive areas and buffers in development proposals for subdivisions and shall be recorded on all documents of title of record for all affected lots. c. Buffer width averaging may be allowed by King County if it will provide additional protection to the wetland/stream or enhance there functions, as long as the total area contained in the buffer on the development proposal site does not decrease. In no area shall the buffer be less than 65 percent of the required minimum distance. To ensure such functions are enhanced a mitigation plan will be required for the remaining on-site sensitive areas. An enhancement plan shall be submitted for review during engineering review. d. A 15-foot BSBL shall be established from the edge of buffer and/or the sensitive areas Tract( s) and shown on all affected lots. e. To ensure long te!Tll protection of the Sensitive Areas a split-railed fence ofno more than 4 feet in height shall be installed along the Sensitive Area Tract boundaries in the area of proposed lots. Sensitive Area signs shall be attached to the fence at no less than 100 foot intervals. f. If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21 A.24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DDES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period • • L03POO 18-Rosemonte to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. 10 g. Prior to commencing construction activities on the site, the applicant shall temporarily mark sensitive areas tract(s) in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive areas are completed. h. During engineering plat review the applicant shall provide a wetland hydrology analysis to demonstrate how the wetland hydrology will be maintained post-construction. 1. Detention out-fall structures maybe permitted within the wetland/stream buffers, however, structures shall be located in the outer edge of the buffer, if possible. All buffer impacts shall be mitigated. 17. Development authorized by this approval may require other state and/or federal permits or approvals. It is the applicant's responsibility to correspond with these agencies prior to beginning work on the site. 18. During engineering review, the plan set shall be routed to the sensitive areas group to determine if the above conditions have been met. Geotechnical 19. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in KCC 21A.06.415). The delineation of such areas shall be approved by a DDES geologist. The requirements found in KCC 2 IA.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. 20. The geotechnical work for this project shall be accomplished in accordance with recommendations presented in the geotechnical engineering report dated April 23, 2003 by Associated Earth Sciences, Inc. a. Structural fill placement shall be continuously monitored and approved in writing by the project geotechnical engineer or engineering geologist. b. After excavation and prior to structural fill or foundation placement, all bearing soils shall be inspected and approved in writing by an experienced geotechnical engineer or engineering geologist. c. Structural fill placed for improved areas such as pavements or floor slabs shall be compacted to at least 95 percent of the maximum dry density by ASTM test designation D-1557 (Modified Proctor) or as recommended by the project geotechnical engineer or engineering geologist. d. All pile foundation installations shall be continuously monitored by a registered geotechnical engineer or a licensed engineering geologist for compliance with an • • L03POO 18-Rosemonte approved plan and the geotechnical report. Compliance and approval of the pile foundation installation shall be documented in a report to the King County site or building inspector. 11 e. The location and height of any proposed rockeries or retaining walls shall be shown on the engineering plans. f. Any created fill slope that is 40 percent or steeper and IO feet or greater in vertical height shall be subject to a 50-foot wide buffer plus a 15-foot wide setback area from its top, toe and sides. This buffer may be reduced to 10 feet with a satisfactory evaluation by a registered geotechnical engineer or licensed engineering geologist. g. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in KCC 21A.06.415). The delineation of such areas shall be approved by a DOES geologist. The requirements found in KCC 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. Sensitive Area 21. The following note shall be shown on the final engineering plan and recorded plat: RESTRJCTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tracVsensitive area and buffer conveys to the public a beneficial interest in the land within the tracVsensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tracVsensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tracVsensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tracVsensitive area and buffer. The vegetation within the tracVsensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tracVsensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tracVsensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. · • • L03POO 18-Rosemonte Recreational Area 12 22. The plat design shall be revised to provide the minimum suitable recreation space consistent with the requirements ofK.C.C. 2JA.14.180 and K.C.C. 21A. 14.190 (i.e., minimum area, as well as, sport court[s], children's play equipment, picnic table[s], benches, etc.), as shown on hearing exh. no. 26. Other a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES prior to or concurrent with the submittal of engineering plats. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. c. Modify the plat, as needed to comply with KCC 21A.14.180.F, as shown in hearing exh. no. 26 for the plat of East Renton (ODES File No. L02P0005). 23. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s), which combine usage of the recreation area of the plat of East Renton (ODES File No. L02P0005) and this plat, as shown in hearing exh. no. 26 for the plat of East Renton. 24. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting Jot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DOES iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. • • L03POO 18-Rosemonte 13 f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 148th Ave SE is on a bus route. If 148th Ave SE is a bus route, the street tree plan shall also be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. 1. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. 25. The engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon the well(s) pursuant to requirements outlined in the Washington Administrative Code (WAC 173-160). SEPA 26. The following have been established by SEPA as necessary requirements to mitigate the adverse environmental impacts of this development. The applicants shall demonstrate compliance with these items prior to final approval. (1.) To mitigate the significant adverse impact the plat ofRosemonte will have on the intersections of SR 9001148th Ave SE and SR 9001164th Ave SE, the applicant shall install, either individually or in conjunction with other development projects in this area, the following improvements at the SR 9001148th Ave intersection: • A traffic signal, and • Eastbound and westbound left tum lanes The design for the SR 9001148th Ave intersection improvements shall be approved by the Washington State Department of Transportation (and by King County to the extent such improvements are located in County right-of-way). In addition, at a minimum, the existing entering sight distance looking east for the north and south legs of the intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the intersection improvements. Documentation shall be submitted to show this requirement is met. All construction work associated with the intersection improvements shall be completed between April 1" and September 30th. This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of the installation of the above-noted intersection improvements prior to final plat approval, the applicant may post a financial guarantee with WSDOT which assures the installation of these improvements within two years of the recording of Rosemonte. In this • • L03POO 18-Rosemonte event, intersection improvement design must be approved by WSDOT prior to King County approval of the engineering plans for Rosemonte. 14 If the above-noted intersection improvements have already been.made by others prior to the recording of Rosemonte, or a financial guarantee has been vosted by others which assures the installation of these improvements, then the applicant for Rosemonte shall pay a pro-rata share dollar amount to the developer who has made the improvements or "bonded" for the improvements, in an amount proportional to the impacts of Rosemonte. The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation shall be provided by the Rosemonte applicant to the King County Land Use Services Division to show this payment has been made, prior to final plat recording. The pro-rata dollar amount to be paid shall be based on the following: • The final Rosemonte lot count • The trip distribution for Rosemonte · • The total trips contributed to the intersection of SR 900.1481h Ave by the plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02POOl4), Rosemonte (aka Ironwood-L03POOl8), Martin {L05P0019) and any future land use applications .submitted to King County for which compliance with the King County Intersection Standards (KCC 14.80) is required at either the SR 900/1481h Ave intersection, or the SR 900/1641h Ave High Accident Location. In the event that either King County or WSDOTadopts a formal "latecomer's" system prior to final plat recording, that system may be followed in lieu of the approach described above, at the discretion of the applicant, as long as at a minimum there is a financial guarantee which assures the above-noted intersection improvements will be installed within two years of the date of recording of the plat ofRosemonte. [Comprehensive Plan Policy T-303 and King County Code 2 IA.28.060A] (2.) Documentation shall be provided to demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) is available on the east leg of the SR 9001148th Ave intersection. The intersection shall be modified by the applicant, if necessary, so that this stopping sight distance requirement is met on the east leg. In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east of 148th Ave., to maximize the entering sight distance for the north and south legs of the intersection. [Comprehensive Plan Policy T-303 and King County Comprehensive Policy T-303 and King County Code 21A.28.060A] ORDERED this 10th day of April, 2007. C .O~_ • • L03POO 18-Rosemonte 15 TRANSMITTED this 9th day of April, 2007, to the parties and interested persons of record: Robert L. Anderson Cam West Devel., Inc. Kristine & Keith Childs PO Box 353 Attn: Sara Slatten 12004 -148th Ave. SE Maple Valley WA 98038 9720 NE !20th Pl. #100 Renton WA 98059 Kirkland WA 98034 Claudia Donnelly Renee & Mark Engbaum John Graves 10415 -147th Ave. SE 5424 NE I 0th St. Lozier Homes Renton WA 98059 Renton WA 98059-4386 1203 I 14th Ave. SE Bellevue WA 98004 Ralph Hickman Robert D. Johns Rebecca Lind 9720 NE I 20th Pl. #100 Johns Monroe Mitsunaga City of Renton, EDNSP Kirkland WA 98034 1601 -I 14th Ave. SE,# 110 I 055 S. Grady Way Bellevue WA 98004 Renton WA 98057 Seattle KC Health Dept. Triad Associates Kim Claussen E. Dist. Environ. Health 12112-115thAveNE DDES/LUSD 143 50 SE Eastgate Way Kirkland WA 98034 MS OAK-DE-0100 Bellevue WA 98007 Lisa Dinsmore Peter Dye Nick Gillen DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Shirley Goll Kristen Langley Karen Scharer DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Steve Townsend Larry West Kelly Whiting DDES/LUSD DDES/LUSD KC DOT, Rd. Srvcs. Div. MS OAK-DE-0100 MS OAK-DE-0100 MS KSC-TR-0231 Bruce Whittaker DDES/LUSD MS OAK-DE-0100 NOTICE OF RIGHT TO APPEAL In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of$250.00 (check payable to King County Office of Finance) on or before April 24, 2007. If a notice of appeal is filed, the original and six ( 6) copies of a written appeal statement specifying the basis for the appeal and argument in support of the appeal must be filed with the Clerk of the King County Council on or before May 1, 2007. Appeal statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal. Filing requires actual delivery to the Office of the Clerk of the Council, Room 1025, King County Courthouse, 516 3'd Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the • • L03POOI 8-Rosemonte 16 applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a written notice of appeal and filing fee are not filed within fourteen ( 14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF THE MARCH 22, 2007, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L02P0005 James N. O'Connor was the Hearing Examiner in this matter. Participating_ in the hearing were Karen Scharer, Pete Dye and Kristen Langley, representing the Department; Robert Johns representing the· Applicant; and Renee Engbaum. Exhibit No. I Exhibit No. 2 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. I 0 Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 DOES file L02P0005 DOES preliminary report for L02P0005, prepared 12/29/2006 with attachments as follow: 2.1. Plat Map w/66 Lot Plat Design 2.2. City of Renton Sewer Availability 2.3. Road Variance/L03V0049 2.4. Surface Water Management Variance/L02V0089 2.5 Surface Water Management Variance/L04V0!03 2.6. Density Calculations w/R-4 zoning 2.7 Recreation cross section for Tract G (previously labeled Tract C) Application for land use permit no. AO!P0071 received 4/3/2002 Environmental checklist received 4/3/2002 Revised SEPA Mitigated Determination ofNonsignificance, date ofrevised issuance: 12/29/2006 Affidavit of posting of Notice of Application indicating posting date of 5/3/2002, received by DOES on 5/3/2002 Revised Site plan (66 lot preliminary plat map) received 3/17/2006 Assessor's maps (2) SE 10-23-05 & SW 11-23-05 Revised Level I Downstream Analysis by Triad & Associates, received 11/24/2004 Traffic Impact Analysis by Gary Struthers Associates received 4/3/2002 Request for School Information form from the Issaquah School District, received 4/25/2002 King County Certificate of Water Availability, received 4/03/2002 Vicinity Map for L05P0019, L03P0018 & L02P0005, prepared by KC staff on 3/19/2007 DOES Field Report and GIS Information dated 5/1/2002 • • L03POOl 8~Rosemonte 17 Exhibit No. 15 Exhibit No. 16 Exhibit No. 17 Exhibit No. 18 Exhibit No. 19 Exhibit No. 20 Exhibit No. 21 Exhibit No. 22 Exhibit No. 23 Exhibit No. 24 Exhibit No. 25 Exhibit No. 26 Exhibit No. 27 Exhibit No. 28 Exhibit No. 29 JNOC:gao L03 POO 18 RPT Revised Wetlands Determination and Habitat analysis by C. Gary Schulz dated 9/12/2002 Watertype/stream Classification Survey comments from Washington Trout, dated 10/15/2004 Drainage outfall report by Associated Earth Sciences, Inc., dated 9/24/2002 Boundary line adjustment proposal with attached map, dated 5/3/2004 Not entered Response to East Renton Transportation Comments by Gary Struthers Associates, Inc., dated 1/23/2003 Washington State Department ofTranportation comments regarding Traffic Impact Analysis, dated 11/13/2002 Letter from Claudia Donnelly dated 6/13/2003 regarding basin plan, with 2 attachments Note from Claudia Donnelly with attached copy of 11/12/03 newspaper article regarding transportation model City of Renton comments, regarding sewer service, dated 3/28/2002 Revised language for Condition 6 Conceptual recreation plan by Triad Associates Revised preliminary plat received March 22, 2007 Letter from Renee and Mark Engbaum dated March 22, 2007, with attached map indicating the location of their property Revisions to Conditions 20, 21 and 22 [. \. , . OFFICEOFTHEHEARINGEXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 Email: hearex@metrokc.gov January 31, 2007 NOTICE OF HEARINGS SUBJECT: Department of Development and Environmental Services Preliminary Plat Applications Proposed File No. & Name Location Ordinance No. Applicant Information L02POOOS West of 148th Avenue Southeast 2007-00 I 0 East Renton at approximately Southeast I 20th Street, Renton L03P0018 West of 148th Avenue Southeast 2007-0011 Rosemonte at approximately Southeast I 17th Street, Renton L05P0019 120 feet west of 148th Avenue 2007-0082 Martin Southeast, I 00 feet south of Southeast 125th Street and 100 feet north of Northeast 5th Street, Renton C.amWest Real Estate Dev., Inc. Attn: Sara Slatten· 9720 Northeast I 20th Pl., Suite 100 Kirkland, Washington 98034 Telephone: (425) 825-1955 Cam West Real Estate Dev., Inc. Attn: Sara Slatten 9720 Northeast I 20th Pl., Suite I 00 Kirkland, Washington 98034 Telephone: (425) 825-1955 Cam West Real Estate Dev., Inc. Attn: Sara Slatten 9720 Northeast 120th Pl., Suite 100 Kirkland, Washington 98034 Telephone: (425) 825-1955 King County: Department of Development and Environmental Services (DOES) represented by Karen Scharer 900 Oakesdale Avenue Southwe1WAIN , · Renton, Washington 98055 · · FILE COPY Telephone: (206) 296-7114 Facsimile: (206) 296-7051 A public hearing has been scheduled on these proposals for 9:30 a.m. on March 22, 2007, in the Department of Development and Environmental Services Hearing Room, 900 Oakesdale Avenue SW, Renton, Washington. Any primary party wishing to reschedule the hearing for a different time or location must make a request in writing to that effect and must obtain the written concurrence of all other primary parties, which shall be submitted to the Hearing Examiner's Office at the above address within 7 days of the date of this notice. Primary parties include the applicant, property owner, and responsible MAIN FILE COPY •• ' I L02P0005, L03POOJ8 & L05POOJ9 Page 2 of3 County agency. (Other persons likely to be directly and substantially affected by County action on this proposal may request "party" status by submitting an intervenor petition to the Hearing Examiner.) Agreement to reschedule this proceeding shall constitute waiver by the parties of procedural time limits for its occurrence. A pre-hearing conference may be requested by any primary party prior to March 8, 2007. Hearing Examiner Rule YID, which is included with this notice, governs pre-hearing conferences. If you are a party to this proceeding and believe a pre-hearing conference should be held prior to the public hearing, submit your written request with specific reasons in support thereof to the King County Hearing Examiner. To promote efficiency in the conduct of hearings and to eliminate surprise, pre-hearing exchange of information is encouraged by the Rules of Procedure. Any person is entitled to receive, at cost, copies of documents in the County file. Application may also be made to the Examiner to direct exchange of other significant information by any person or agency. Mediation of disputes is available pursuant to King County Code Section 20.24.330 and Rules of Mediation. Please contact the Office of the Hearing Examiner if you need a copy of the Rules of Procedure or Rules of Mediation, or obtain the Rules by visiting our web site at www.metrokc.gov/mkcc/hearingexaminer. ORDERED January 31, 2007. Peter T. Donahue King County Hearing Examiner TRANSMITTED January 31, 2007, to the parties and interested persons listed above, and the following: Robert L. Anderson Cam West Devel., Inc. Kristine & Keith Childs PO Box 353 Attn: Sara Slatten 12004 -148th Ave. SE Maple Valley WA 98038 9720 NE I 20th Pl. # I 00 Renton WA 98059 Kirkland WA 98034 Claudia Donnelly John Graves Ralph Hickman 10415-147th Ave. SE Lozier Homes 9720 NE !20th PL #100 Renton WA 98059 1203 I 14th Ave. SE Kirkland WA 98034 Bellevue WA 98004 Rebecca Lind Seattle KC Health Dept. Triad Associates City of Renton, EDNSP E. Dist. Environ. Health 12112 -I 15th Ave NE 1055 S. Grady Way 14350 SE Eastgate Way Kirkland WA 98034 Renton WA 98057 Bellevue WA 98007 Core Design Ursula Eggert Gregg Zimmerman Attn: Robert Stevens 15520SE !16th St. City of Renton -Planning 14711 NE 29th Pl., #IOI Renton, WA 98059-6014 1055 S. Grady Way Bellevue, WA 98007 Renton, WA 98057 ') (' L02P0005, L03POOl 8 & L05POOl9 Page 3 of3 Safit Basic 12601-148th Ave. SE Renton, WA 98059 Kim Claussen DDES/LUSD MS OAK-DE-0100 Nick Gillen DDES/LUSD MS OAK-DE-0100 Karen Scharer DDES/LUSD MS OAK-DE-0100 Kelly Whiting KC DOT, Rd. Srvcs. Div. MS KSC-TR-0231 Joel Delange 12438 -148th Ave. SE Renton, WA 98059 Lisa Dinsmore DDES/LUSD , MS OAK-DE-0100 Shirley Goll DDES/LUSD MS OAK-DE-0100 Steve Townsend DDES/LUSD MS OAK-DE-0100 Bruce Whittaker DDES/LUSD MS OAK-DE-0100 Keith & Cathy Gilbert 12609 -148th Ave. SE Renton, WA 98059 Peter Dye DDES/LUSD MS OAK-DE-0100 Kristen Langley DDES/LUSD MS OAK-DE-0100 Larry West DDES/LUSD MS OAK-DE-0100 AnT. Phung 9333-57th Ave. W Mukilteo, WA 98275 NOTE: If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the proceeding on this matter will be postponed. Parties of record will be notified of the time and date of the rescheduled proceeding. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. • PTD:ms Sign language and communication material in alternate formats can be arranged given sufficient notice at 2964660 (TDD number is 296-1024). L02P0005, L03P0018 & LOSPOOl9 NOT Attachment ---• •••• •••• ·~· Rule VIII. A. ~) RULES OF PROCEDURE OF THE KING COUNTY HEARING EXAMINER PRE-HEARING CONFERENCES Purpose and Initiation Pre-hearing conferences promote efficient case management by providing an informal process for early identification of issues and resolution of procedural matters in complex cases. Evidence generally will not be received at a pre-hearing conference, except when required in order for the examiner to rule on a motion. (Pre-marking and introduction of exlubits to which there is no objection may occur at the discretion of the examiner.) The examiner, on motion of any party or upon his/her own motion, may convene a pre-hearing conference to: · I. Identify, clarify, limit or simplify issues. 2. Hear and consider pre-hearing motions. 3. Schedule hearings, identify parties and witnesses, determine the order of and limits upon testimony, obtain stipulations as to facts and law, identify and admit exhibits, order discovery, and consider and act upon any other matter which may aid in the efficient disposition of the hearing. B. Requests for Conference A motion to convene a pre-hearing conference shall be made to the examiner as soon as the need for a conference is recognized by the moving party ( at least 21 days prior to the scheduled hearing date), and shall state the reasons for the request, including any motions to be presented. For good cause stated in the motion, the examiner may consider a request that fails to meet the 21-day requirement. For hearings authorized under KCC 20.24.080, a motion by any party for a pre-hearing conference shall be granted if timely. However, unless consented to by all parties or otherwise ordered for good cause by the examiner, no pre-hearing conference on an appeal can be convened later than 45 days after receipt of the statement of appeal by the hearing examiner's office. C. Proceedings at Conference A party who has received timely notice of a pre-hearing conference shall identify at the conference any pre-hearing motions not previously made which he/she intends to make. Parties or interested persons may also file timely written pre-hearing motions for consideration at the pre-hearing conference. Failure to make or disclose a motion which was available to the party at the time of the conference may be grounds for its denial if subsequently made. D. Pre-hearing Order Following a pre-hearing conference, the examiner shall issue an order specifying all items determined at the conference. The order shall be binding upon all parties and interested persons who received timely notice of the conference. Revised March 31, 1995 DIRECTIU,,TO ODES HEARING Rool- 900 OAKESDALE AVE SW, RENTON SOUTHBOUND 1-5 EXIT_ 157 -Martin Luther King Way Tum RIGHTonlo 68"' Ave. S. 68'• Ave. S. becomes MONSTER RD. SW Monster Rd. turns into OAKESDALE AVE SW DDES is on your left (building 900) NORTHBOUND 1-S EXIT 154 to 1--405/WA-518/Burien/Renton Stay right to 1-405/Renton/Bellevue 1--405 EXIT I to WA-181/W. Valley Hwy. LEFTontoW. Valley Hwy/SR 181 RIGHT onto East Grady Way LEFT onto Oakesdale Ave. SW DDES is on your right (building 900) NORTHBOUND SR 167 SOUTHBOUND 1--405 EXIT 2 to WA-167/Aubum/Rainier Ave. Follow to SR-167 (Valley Fwy.) north LEFT onto SW Grady Way RIGHT onto Oakesdale Ave. SW DDES is on your right (building 900) NORTHBOUND 1--405 EXIT I to Interurban Ave. S/West Valley Hwy LEFT at light at ramp bottom (north under 1--405) RIGHT onto SW Grady Way LEFT onto Oakesdale Ave. SW DDES is on your right (building 900) sw1™STREET " ~ w Northbound under the 1--405 overpass LEFT at SW 7"' St. (2"" light) LEFT onto Oakesdale Ave. SW DDES is on your left (building 900) ? Doi sWGP-A.DYWAY. -E s G:\working\Misc\Hcx\DDES dmtlions.doc • • King County DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DIVISION KING COUNTY, WASHINGTON PRELIMINARY REPORT TO THE HEARING EXAMINER March 22, 2007 -PUBLIC HEARING AT 9:30 A.M. DOES Hearing Room 900 Oakesdale Avenue Southwest Renton, WA 98057-5212 . Phone: (206) 296-6600 PROPOSED PLAT OF ROSEMONTE FILE NO: L03P0018 A. B. PROPOSED ORDINANCE NO: 2007-0011 SUMMARY OF PROPOSED ACTION: This is a request for a subdivision of 9.35 acres into 25 lots for detached single- family dwellings. The proposed density is 2.6 dwelling units per acre based on · gross area. Based on net buildable area of 4.64 acres density in the buildable area is 5.39 dwellings per acre. The lot sizes are predominately 5,050 -5,650 square feet. See Attachment 1 for a ·copy of the proposed plat map. This plat is adjacent to the Plat of East Rention/L02P0005 which is currently under review by ODES and is scheduled for hearing concurrently with Rosemonte. GENERAL INFORMATION: Developer: Engineer: STR: Location: Parcel: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Camwest Real Estate Development, Inc. 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten 425-825-1955 Triad Associates 12112 1151h Ave NE Kirkland, WA 98034 Contact: Gerry Buck 425-821-8448 10-23-05 West of 1481h Ave SE and south of SE11ih St., if extended 1023059395 R-4 9.35 acres 25 Approximately 2.6 units per acre Approximately 5,300 square feet in size Single Family Detached Dwellings City of Renton Water District # 90 I I Fire District: City of Renton I School District: Issaquah School District Complete Application Date: July 8, 2003 Exhibit No. ___J.2...._ ___ _ Item No. Lcaeco, K Received :., -22 ~~ King County Hearing Examiner • • C. HISTORY/BACKGROUND: The Subdivision Technical Committee (STC) of King County has conducted an on- site examination of the subject property.· The STC has discussed the proposed development with the applicant to clarify technical details of the application, and to determine the compatibility of this project with applicable King County plans, codes, and other official documents regulating this development. As a result of preliminary discussions, the applicant presented the Technical Committee with numerous revisions with the most recent plat revision on March 31, 2006. The modifications from the initial submittal include: • Revised entrance to the plat, now through the proposed plat of East Renton/L02P0005 • Revised concept for required recreational space • Clarification of the sidewalk improvements to be constructed along frontage and within the plat. • Adjustment to the buffer and BSBL lines associated with the on site wetlands. • Revised plat boundaries, eliminating the far west portion (2+ acres) from the plat application. Boundary revision was completed under file L04L0055 and recorded under# 20041223900001. The purpose of the boundary adjustment was to separate that portion of the site annexed into the City of Renton under Ordinance 5147, effective on July 6, 2005. • SWM Adjustment L04V0103 was approved in association with the plat of East Renton 3/24/05 to utilize the north eastern drainage facility in Rosemonte as a shared facility. • Road Variance L06V0042 approved 6/20/2006 for stopping sight distance associated with the sag curve and required illumination to improve visibility. D. THRESHOLD DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE: Pursuant to the State Environmental Policy Act (SEPA), RCW 43.21 C, the responsible official of LUSD issued a mitigated threshold determination of non- significance (MONS) for the proposed development on December 15, 2006. This determination was based on the review of the environmental checklist and other pertinent documents, resulting in the conclusion that the proposal would not cause probable significant adverse impacts on the environment provided mitigations measures are implemented. Subsequently, staff recognized incorrect references to other subdivisions and issued a REVISED MONS on December 29, 2006 referencing the following mitigations: 1. To mitigate the significant adverse impact the plat of Rosemonte will have on the intersections of SR 900/148 1h Ave SE and SR 900/1641h Ave SE, the applicant shall install, either individually or in conjunction with other development projects in this area, the following improvements at the SR 900/148 1h Ave intersection: • A traffic signal, and • Eastbound and westbound left turn lanes The design for the SR 900/1481h Ave intersection improvements shall be approved by the Washington State Department of Transportation (and by King County to the extent such improvements are located in County right-of-way). In addition, at a minimum, the existing entering sight distance looking east for the north and south legs of the intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the intersection improvements. Documentation shall be submitted to show this requirement is met. All construction work associated with the FILE NO L03P0018 Page 2 • • intersection improvements shall be completed between April 1" and September 30 1 h. This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of the installation of the above-noted intersection improvements prior to final plat approval, the applicant may post a financial guarantee with WSDOT which assures the installation of these improvements within two years of the recording of Rosemonte. In this event, intersection improvement design must be approved by . WSDOT prior to King County approval of the engineering plans for Rosemonte. If the above-noted intersection improvements have already been made by others prior to the recording of Rosemonte, or a financial guarantee has been posted by others which assures the installation of these improvements, then the applicant for Rosemonte shall pay a pro-rata share dollar amount to the developer who has made the improvements or "bonded" for the improvements, in an amount proportional to the impacts of Rosemonte. The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation shall be provided by the Rosemonte applicant to the King County Land Use Services Division to show this payment has been made, prior to final plat recording. The pro-rata dollar amount to be paid shall be based on the following: • The final Rosemonte lot count • The trip distribution for Rosemonte • The total trips contributed to the intersection of SR 900.1481h Ave by the plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02P0014), Rosemonte (aka Ironwood -L03P0018), Martin (L05P0019) and any future land use applications submitted to King County for which compliance with the King County Intersection Standards (KCC 14.80) is required at either the SR 900/1481h Ave intersection, or the SR 900/164 1h Ave High Accident Location. In the event that either King County or WSDOT adopts a formal "latecomer's" system prior to final plat recording, that system may be followed in lieu of the approach described above, at the discretion of the applicant, as long as at a minimum there is a financial guarantee which assures the above-noted intersection improvements will be installed within two years of the date of recording of the plat of Rosemonte. [Comprehensive Plan Policy T-303 and King County Code 21A.28.060A] 2. Documentation shall be provided to demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) is available on the east leg of the SR 900/1481h Ave intersection. The intersection shall be modified by the applicant, if necessary, so that this stopping sight distance requirement is met on the east leg. In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east of 148 1 h Ave., to maximize the entering sight distance for the north and south legs of the intersection. [Comprehensive Plan Policy T-303 and King County . Comprehensive Policy T-303 and King County Code 21A.28.060AJ An environmental impact statement (EIS) was not required as a result of issuing the MONS. The appeal period for the revised threshold determination ends at the close of business on January 22, 2007. The specific mitigation measures have been incorporated as part of the applicant's proposal and are included in the list of recommended conditions of preliminary approval. Agencies, affected Native American tribes and the public are offered the opportunity to comment on or appeal the determination until January 22, 2007. E. AGENCIES CONTACTED: 1. King County Department of Natural Resources and Parks: Comments are incorporated in the discussion in this report regarding wildlife. 2. King County Fire Protection Engineer: Fire protection engineering preliminary approval has been granted subject to the standard code requirements and requirement for sprinklering of homes unless higher standards for road improvements are met. 3. Issaquah School District: The comments from this district have been incorporated into this report. FILE NO L03P0018 Page 3 \ -------------------------------------- F. • • 4. King County Water District #90: The comments from this district have been incorporated into this report. 5. City of Renton (sewer provider): See Attachment 2. 6. METRO: No response. 7. Washington State Department of Ecology: No response. 8. Washington State Department of Fish and Wildlife: No response. 9. Washington State Department of Natural Resources: No Response 10. Washington State Department of Transportation: The comments from WSDOT have been incorporated into the SEPA TD and in this report. NATURAL ENVIRONMENT: 1. Topography: The site slopes from the southeast down to the west and northwest with an overall elevation change of approximately 35 feet across the site. Slopes 20-30 percent predominately are in areas north and west of proposed lots. 2. Soils: Two types of surfaces soils are found on this site per King County Soil Survey, 1973. a. The southeast 2/3rds of the site is classified as AgD -Alderwood gravely, sandy loam; 15-30% slopes. Runoff is medium and the erosion hazard is severe. This soil has a severe limitation for foundations due to slope, and a moderate slippage potential. It has severe limitations for septic tank filter fields due to very slow permeability in the substratum. b. The northwest 1 ;3rd of the site is classified as AgB -Alderwood gravely~ sandy loam; 0-6% slopes. Runoff is slow and the erosion hazard is slight. This soil type has a moderate limitation for low building foundations due to a seasonally high water table, and severe limitations for septic tank filter fields due to very slow permeability in the substratum. Soil exploration was preformed by Associated Earth Sciences, Inc. in April of 2003 and geotechnical study was prepared April 23, 2003. This study states that there is 2 -10 feet of fill in the area proposed as Lots 1 O -16 and the north third of Lots 17 -20. This fill material is not suitable for foundation support due to the loose state and presence of scattered organic material. The recommendation of the report is that a deep foundation system be used to support structures. A layer of organic material up to 1.5 feet deep was also found in the remaining test pits and is not -suitable for foundations. The report recommends that these top soils be removed. Recommendations were also provided to reduce the potential for erosion on the site (see page 10 -11 of the study). 3. Wetland/streams: A wetland/stream report was prepared by AlderNW dated April 28, 2003. The wetland identified as Wetland A in the report is labeled on the 3/8/06 plat plan as Wetland B and is classified as a Class 2 Wetland. This wetland is part of a wetland system exceeding one acre in size, includes forested area, and is part of the headwaters of Honey Creek. It is noted that on the far west side of the wetland is a seasonal Class 3 stream. Presence of this stream does not require that there be additional buffers east of the wetland. Some buffer averaging is proposed along the east side of the on-site wetland. The plan for subdivision has been determined not to comply with sensitive area provisions. A retaining wall west of 145th Ave. SE presently is designed with a location in a BSBL. Code does not permit structures in the BSBL, therefore the FILE NO L03P0018 Page4 G. H. • • applicant will either need to shift the street east so that the retaining wall is outside of the BSBL (this would change the street alignment of 1451h Ave SE) or instead propose additional buffer averaging in Rosemonte to allow the BSBL to be shifted west. According to the Conservation District maps, the site is characterized by a high water table. The site lies within the Honey Creek subbasin of the May Creek drainage basin. 4. Vegetation: The west third of the site is heavily wooded with a second and third-growth mixture of coniferous arid broad-leafed trees native to the Pacific Northwest. Within the wetland itself, there is predominately Red Alder. The remaining portion of the site (southeast 2/3rds) is primarily covered in pasture grasses. Scattered evergreen/deciduous trees and brush occur in limited numbers. 5. Wildlife: Two Red Tall Hawk Nests were identified back in 2001 on the East Renton property. The applicant has proposed on the most recent plat plan location of lots approximately 220 feet from the nest. Such birds are not listed as threatened or endangered species nor are they protected in the Urban Area of King County. Other small birds and animals undoubtedly inhabit this site; and larger species may visit this site on occasion, however, the population of species is limited due to increased nearby development. 6. Mapped Sensitive Areas: The Sensitive Areas Map Folio indicates that there is a wetland which crosses over from this property onto the property to the north and south and area of erosion hazard on the north central portion of the site. NEIGHBORHOOD CHARACTERISTICS: The property lies in southeast King County, north of the City of Renton on the west side of 1481h Ave SE which provides arterial access to the site. The site is designated as Urban and is within the urb_an growth boundary. In recent years there have been numerous plats in the local area approved by King County and the City of Renton. This area is in transition from a rural residential area to a low to medium density urban setting. On this site there is an existing residence and detached garage and other out buildings. The remaining upland portion is manly in pasture. The forested area on the northwest third is the lowest portion of the site and contains the wetland noted in this report. This property and other surrounding property in the Urban area are zoned R-4 (Residential -4 du's per acre). Properties east of 1481h Ave SE and north of SE 1201h St. are zoned RA-5 (Rural Area -1 du per 5 acres). Additionally, these properties are outside the Urban Growth Boundary. 1481h Ave SE is a 60 foot public right-of way and the full right-of-way is within the Urban Growth Boundary. SUBDIVISION DESIGN FEATURES: 1. Lot Pattern and Density: The proposed lot and street layout is in conformance with King County Codes (i.e. KCC 21A and the 1993 King County Road Standards. Density calculation for the plat average is 2.6 dwelling units per the gross 9.53 total acres. Base density would allow up to 38 lots (dwelling units) on the property. Density based on net buildable area of 4.64 acres calculates to 5.9 dwellings per acre. The minimum allowed density requires development of at least 16 lots. The 25 lots proposed generally range from 5,050 to 5,650 square feet in area. See Attachment 5 for the Density & Dimension Calculation Worksheet for further details. 2. Internal Circulation: Lots will front onto the internal public streets that provide access within the subdivision, except for two lots which will access off Tract A, a joint use driveway. Street connections for Rosemonte are planned which would provide access out of the plat via 1451h Ave SE and 14?1h Ave SE. Both these aven.ues FILE NO L03P0018 Page 5 I. • • connect to SE 1191h St. in the East Renton plat and this street exits out to 1481h Ave SE. See the proposed plat layout, Attachment 1 to this report. 3. Roadway Section: As proposed by the applicant, 1481h Ave SE frontage will be improved with urban improvements, including curb, gutter, and sidewalks. A road variance was approved allowing an alternative design for sight distance improvement by providing illumination (see Attachment 3). The East Renton public street planned as SE 1191h St. will be improved as a subcollector street. North of SE 1191h St. (both in East Renton and Rosemonte), the street system of 145th Ave SE, SE 1181h St and 14ih Ave SE will function and be classified as a subaccess street, rather than a minor access as labeled on the plat plan. 4. Drainage: The proposed subdivision includes a storm water detention pond located within Tract C shown on the preliminary site plan. The pond will be designed to accommodate drainage for Rosemonte and the northern portion of the East Renton plat. To provide a combined storm water pond for both subdivisions, the applicant requested approval for a drainage adjustment to allow a shared facility. As shown in Attachment 4, the drainage adjustment was approved with several design requirements for the pond. The facility will provide drainage flow control as well as water quality treatment for potential pollutants in the storm water. In accordance with the 1998 King County drainage manual, the drainage facilities will be designed for Level 1 flow control and basic water quality treatment. The site is located within the Honey Creek subbasin which drains to the larger May Creek watershed. The King County basin plan for May Creek has evaluated the Honey Creek basin and recommends that future development in this area use the level one flow control standard as shown in the drainage manual. A review of the downstream corridor in the immediate vicinity of the project did not identify any specific drainage problems. After construction and acceptance of the detention pond, the drainage facility will be maintained in the future by King County. The Drainage Tract C is adjacent to the plat recreation area Tract 8. To comply with code for required recreational tracts, the Subdivision Technical Committee (STC) recommends that the recreational tract and storm drainage tracts be combined. TRANSPORTATION PLANS: 1. Transportation Plans: The King County Transportation Plan indicates that 1481h Avenue Southeast (adjoining east boundary) is designated as a collector arterial. The King County Non-motorized Transportation Plan indicates 1481h Avenue Southeast as part of the plan and is to accommodate bicycles as a shared roadway. 2. Subdivision Access: The Rosemonte subdivision will provide urban road improvements with curb, gutter, and sidewalk for both the internal roads and frontage improvements along 1481h Ave SE. During preliminary review of the roadways, King County determined that the existing sag vertical curve along 1481h Ave SE did not meet design standards for stopping sight distance. Due to the substandard road design and the need for improving the property frontage, the applicant submitted a road variance application to evaluate the design requirements along 1481h Ave SE. As shown in Attachment 3, the road variance was approved by the King County Department of Transportation to allow construction of the frontage improvements provided that illumination is installed along 1481h Ave SE to provide adequate nighttime sight distance within the sag curve. To provide adequate walking conditions for school children, a sidewalk will also be provided along 1481h Ave SE which will extend to an existing crosswalk on the FILE NO L03P0018 Page 6 • • north side of the intersection at SE 11 ?1h Street. Due to the topography and existing road improvements near the crosswalk, the applicant's design for the sidewalk shows a rockery located outside the right-of-way on private property. The applicant has contacted the property owner regarding acquisition of a road easement; however a final resolution has not been provided at this time. During final engineering, the applicant will need to obtain an easement for construction on private property or prepare an alternative walkway design which satisfies the design requirements within the existing right-of-way. It is possible that the applicant could design urban curb and sidewalk improvements on the east side of 1481h that would meet the safe walkway requirements to the elementary, as well. Access into Rosemonte will be provided off 1481h Ave SE through the plat of East Renton. The East Renton planned stub street south may someday provide for a secondary access out to 1481h Ave SE. and will improve the connectivity between subdivisions. 3. Traffic Generation: It is expected that approximately 250 vehicle trips per day will be generated with full development of the proposed subdivision. This calculation includes service vehicles (i.e., mail delivery, garbage pick-up, school bus) which may currently serve this neighborhood, as well as work trips, shopping, etc. 4. Adequacy of Arterial Roads: This proposal has been reviewed under the criteria in King County Code 14.70, Transportation Concurrency Management; 14.80, Intersection Standards; and King County Code 14.75; Mitigation Payment System. a. King County Code 14.70 -Transportation Concurrency Management: The Transportation Certificate of Concurrency dated June 13, 2003, indicates that transportation improvements or strategies will be in place at the time of development, or that a financial commitment is in place to complete the improvements or strategies within six (6) years, according to RCW 36. 70A.070(6). b. King County Code 14:80 -Intersection Standards: The existing arterial system requires improvements to accommodate the increased traffic volume generated by this proposal. As a result, DDES issued a MDNS which calls for the mitigation needed to address the impacts resulting from added traffic onto local intersections rather than requiring an EIS prior to action on the preliminary plat application, see Section D of this report. The appeal period for the Threshold Determination closes January 11, 2007. c. King County Code 14.75 -Mitigation Payment System: King County Code 14.75, Mitigation Payment System (MPS), requires the payment of a traffic impact mitigation fee (MPS fee) and an administration fee for each single-family residential lot or unit created. MPS fees are determined by the zone in which the site is located. This site is in Zone(s) 442 per the MPS/Quartersection list. MPS fees may be paid at the time of final plat recording, or deferred until building permits are issued. The amount of the fee will be determined by the applicable fee ordinance at the time the fee is collected. J. PUBLIC SERVICES: 1. Schools: This proposal has been reviewed under RCW 58.17 .11 O and King County Code 21A.28 (School Adequacy). a. School Facilities: Students from the proposed plats of East Renton and Rosemont will be served by Apollo Elementary, Maywood Middle, and Liberty High School. As a result of the passage of time (nearly 4 years between the June 2003/Rosemonte Request for School Information and the date of preparation of this staff report) following the receipt of the response from the District, the STC has reconfirmed the school service boundaries by checking FILE NO L03P0018 Page 7 • • the School District's web site, and the 'service area'/Attendance map pages for each of the applicable schools. b. School Impact Fees: Currently the Issaquah School District required that an impact fee per lot be imposed to fund school system improvements to serve new development within this district. Payment of this fee in a manner · consistent with K.C.C. 21A.43 will be a condition of subdivision approval. c. School Access: Apollo Elementary School is located to the north of the subject subdivision, off of SE 11 ?1h Street, east of 1481h Avenue SE. According to information provided by the Issaquah School District, students of this age group would be provided bus transportation to the school due to conditions along the walkway route unless sidewalk improvements would be provided along 1481h Avenue SE (see Condition 13). The Subdivision Technical Committee (STC) has recommended that, in addition to the urban shoulder improvements across the frontage of the proposed subdivision, that urban improvements be provided across the frontage of the abutting (and, related·by ownership, access and required off-site mitigation) proposed plat of East Renton, DOES File# L02P0005. The existing designated crossing across 1481h Avenue SE is located immediately off-frontage from the northern subdivision boundary of Rosemonte, therefore, the STC believes that additional improvements -off-site to both plats' frontage -is necessary to provide adequate walkways for this age group. Such improvements should meet the urban standards for sidewalks and curbs due to location on the north side of the intersection, the need for a railing, and traffic volumes on 1481h Ave SE. Additionally, due to the potential need to construct a curb and gutter section along the east side of 1481h Avenue SE (to re-profile 1481h Avenue SE, and maintain the resultant slope grading within existing right-of-way), the STC recommends that if the project proponent elects to implement this option, that a graded surface be provided to ensure that school-age pedestrians are provided an acceptable-width walkway surface behind the curbing. Maywood Middle School is located to the south of the proposed subdivision, on the opposite side of Southeast 1281h Street, in the 14400 block of 1681h Avenue SE. Students of this age group are provided bus transportation to/from the school due to distance and the traffic conditions along any potential walking routes. The District had requested that a safe waiting area be provided at the intersection of Southeast 1201h Street/148 1h Avenue SE. The STC recommends in the plat conditions that a level concrete 'pad' be constructed to augment the required sidewalk improvements at/near the indicated intersection. See Condition 8.h. This improvement will serve the middle and high school-aged residents of both the subject subdivision and the proposed plat of Rosemonte. Liberty High School is located to the south of the proposed subdivision, on the opposite side of Southeast 1281h Street, in the 16600 block of Southeast 1361 h Street. Students of this age group are provided bus transportation to/from the school due to distance and the traffic conditions along any potential walking routes. The Issaquah School District had requested, in its April 2002 response, that a safe waiting area be provided at the intersection of Southeast 1201h Street/148 1h Avenue SE. The STC recommends in the plat conditions that a level concrete 'pad' be constructed to augment the required sidewalk improvements at/near the indicated intersection. See Condition 8.h. This improvement will serve the middle and high school- aged residents of both the subject subdivision and the proposed plat of Rosemonte. 2. Parks and Recreation Space: K.C.C. 21A.14 requires subdivisions in the UR and R zone classifications to either provide on-site recreation space or pay a fee to the Parks Division for establishment and maintenance of neighborhood parks. At this time, it does not appear that the applicant's plan will provide suitable recreation space FILE NO L03P0018 Page 8 i I I I • • as required by code. Additionally, there are no nearby parks where a "fee in lieu" could be applied. In total 9,750 square feet of recreational area is required (390 square feet per lot). Rosemonte Tract B includes 47,458 s.f.; however all of Tract B currently does not fit · the definition of flat, dry and usable area. Staff estimates that with proposed grading there would be at least 20,000 s.f. of area available for active recreation, well over the minimum standard. The recreation area is located on a tract that is tucked behind lots on the north side of SE 1181h St. The current ~Ian does not specifically show an access to the recreation area Tract B from SE 118 h St.; however staff notes that it is the applicant's intent to provide access via a trail over a storm drainage pipe easement between Lots 11 and 12. This easement is currently shown on the preliminary utility plan submitted March 31, 2006 as a 15 foot wide corridor. The abutting Tract C proposed for storm detention is a separate tract from the recreation Tract B. The applicant has not indicated a willingness to combine Tracts B and C or to develop the stormwater tract in compliance with the provisions of KCC 21.14.180 F. nor has documentation been submitted that shows a preliminary design that addresses the criteria of Subsection F.2. As such, the criteria of KCC 21.14.180 C. would apply to the plat. The STC concluded that this recreation tract does not comply with Subsection C.4. and 7. This recreation area does not have good visibility from roads and sidewalks within the plat. Whether Tract B is centrally located is arguable, given the tract is not in the middle of the lot configuration but yet it serves a small plat -so all lots are fairly close to the tract access point on SE 1181h St.. There is no point within the plat where street frontage or parking for the recreation tract is available, except for the trail segment. The STC interprets Subsection .C.7. to require the street access from street frontage be convenient to residents. The frontage on 1481 h Ave SE does not meet this criterion. The STC determined that there are alternatives available to assure compliance with code for recreation. The applicant should be given the opportunity during engineering to document compliance with KCC 21.14.180 F. If unable to meet Subsection F., the tract should include frontage on SE 1181h Ave SE having a minimum frontage of 10% of the required recreation area (9,750 s.f.). An area of 97.5 by 100 feet (9,750 sf) having a perimeter of 395 feet, would need 39.5 feet of street frontage for code compliance. This modification would also provide for a much wider corridor providing visibility into the recreation area from SE 1181h St. 3. Fire Protection: The Certificate of Water Availability from Water District# 90 indicates that water will be available to the site in sufficient quantity to satisfy King County Fire Flow Standards. Prior to final recording of the plat, the water service facilities must be reviewed and approved per King County Fire Flow Standards. All future residences constructed within this subdivision are required to be sprinklered NFPA 13D unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. FILE NO L03P0018 Page 9 K. L. M. N. • • UTILITIES 1. Sewage Disposal: The applicant proposes to serve the subject subdivision by public sewer of the City of Renton. The City conditioned the extension of sewer to the requirement that the developer sign a covenant allowing for future annexation of the property into the City. (See Attachment 2). 2. Water Supply: The applicant proposes to serve the subject subdivision from a public water supply and distribution system managed by Water and District# 90. A Certificate of Water Availability, dated 02/06/2003, indicates this district's capability to serve the proposed development. Dedication of easements to the district for extension of water mains will be required. COMPREHENSIVE AND COMMUNITY PLAN: 1. Comprehensive Plan: This plat is governed by the 1994 King County Comprehensive plan which designates this area as Urban Residential 4-12 dwelling units per acre. The proposed subdivision is not in conflict with the policies of the Comprehensive Plan. 2. Community Plans: The subject subdivision is located in the Newcastle Planning Area and does not conflict with the goals, guidelines, and policies of the Community Plan. STATUTES/CODES: If approved with the recommended conditions in this report, the proposed development will comply with the requirements of the County and State Platting Codes and Statutes, and the lots in the proposed subdivision will comply With the minimum dimensional requirements of the zone district. CONCLUSIONS: 1. The subject subdivision will comply with the goals and objectives of the King County Comprehensive Plan and will comply wit.h the requirements of the Subdivision and Zoning Codes and other official land use controls of King County, based on the conditions for final plat approval. 3. Beyond the typical plat requirements, conditions are proposed which would require the applicant to provide design plans and documentation that address the items below to the satisfaction of ODES: a. Acquisition of easements from private property owners with property adjacent to 1481h Ave SE are needed to construct road improvements to 1481h Ave SE. as proposed. Acquisitions includes an easement for a retaining wall to support sidewalk improvements to the existing crosswalk on the north side of at SE 11 ]1h St., and from property owners on the east side of 1481 h Ave SE for side slope easements to support the planned profile/elevation change to 1481h Ave SE. Urban road improvements on the west side of 1481h Ave SE along the property frontage north to the north side of SE 11 ]1h Stand also the frontage of East Renton north to Rosemonte will satisfy the need for safe walkway access to the school. Should the applicant be unable to obtain easements, urban road improvements could feasibly be provided on the east side of 1481h Ave SE . as a means to eliminate the need for slope easements on the east side of the road and provide an alternative for a safe walking path to the school. FILE NO L03P0018 Page 10 0. • • b. Modifications to the plat are needed to comply with KCC 21 A.14.180 Subsection F, or instead Subsection C. to assure minimum requirements of recreation serving the plat are provided. c. Special geotechnical recommendations have been made for plat and building construction due to the existing natural and fill soils on the site. These recommendations would be implemented at the time of plat engineering and construction, as well as, building permit application and construction. d. Buffer averaging is the preferred alternative to assure the retaining wall in Rosemonte off 145th Ave SE is outside of the wetland buffer and BSBL. Should buffer averaging not provide complete relief from buffer and BSBL limitations, then 145th Ave SE must be shifted east. Alignment of 145th Ave SE within East Renton and within Rosemonte should be coordinated to assure proper alignment of 145th Ave SE between the two plats. e. Given access to Rosemonte is dependant on the plat of East Renton, the STC concludes recording of Rosemonte should either occur after or concurrent with the recording of East Renton -L02P0005. It is noted that East Renton could proceed without Rosemonte, as East Renton could accommodate storm drainage detention on-site if need. RECOMMENDATIONS: It is recommended that the subject subdivision preliminary plat, revised and received March 31, 2006, be granted preliminary approval, subject to the following revisions to the plat design and conditions of final approval: 1. Compliance with all platting provisions of Title 19A of the King County Code. Actual final recording of the plat of Rosemonte/L03P0018 shall either occur subsequent to or concurrent with the recording of the Plat of East Renton/L02P0005. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the base density and minimum density requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-4 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Any/all plat boundary discrepancy shall be resolved to the satisfaction of DOES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. 4. The applicant must obtain final approval from the King County Health Department. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). FILE NO L03P0018 Page 11 • • 6. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. Storm Drainage 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval, which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual. DOES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by ODES Engineering Review shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with DOES and/or the Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file." d. Storm water facilities shall be designed using the KCRTS level one flow control standard. Water quality facilities shall also be provided using the basic water quality protection menu. The size of the proposed drainage tracts may have to increase to accommodate the required detention volumes and water quality facilities. All runoff control facilities shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for recreation space in accordance with KCC 21A.14.180. e. The applicant has received approval for a drainage adjustment application regarding the proposed shared facility detention pond. The adjustment decision is contained within file number L04V0103. During final review of the engineering plans, all applicable conditions of the adjustment approvals shall be satisfied. f. As stated in the drainage adjustment decision, the detention pond shall be designed using the Level 1 flow control standard and basic water quality standards are required for design of the drainage facility. If a wet pond facility is provided for water quality, the design shall comply with the 3:1 flow length ratio as outlined on page 6-72 in the drainage manual. g. As required by Special Requirement No. 2 in the drainage manual, the 100-year floodplain boundaries for the on site wetlands shall be shown on the final engineering plans and recorded plat. Access/Roads 8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: FILE NO L03P0018 Page 12 9. 10. th_ __ _ • • a. During preliminary review the applicant submitted a road variance application (File No. L06V0042), regarding the sag vertical curve and substandard stopping sight distance along the plat frontage. In response to the variance application, the King County Road Engineer provided a decision letter dated June 20, 2006 which approved the variance based upon required illumination for the sag curve on 1481h Ave SE. The final road improvements and design plans for the project shall demonstrate compliance with all applicable conditions of approval as stated in the variance decision. · b. 1481h Avenue SE shall be improved along the frontage as an urban collector arterial including all design criteria from the road variance decision. In accordance with KCRS 2.02, the curb location shall be designed at 22- feet from the road crown to provide full width travel lanes and a bike lane. The preliminary design plan for Rosemonte shows road grading extending outside the right-of-way on the east side of 1481h Ave SE. During final engineering review, the applicant shall acquire easements for any proposed construction on private property or provide an alternative design which is acceptable to King County for road construction within the existing right-of- way. If desired by the applicant, the road frontage improvements for , Rosemonte may be satisfied by development of the East Renton plat. c. The proposed loop road within the subdivision (SE 1181h St.) shall be improved as an urban subaccess street. d. Tract A shall be improved as a private joint use driveway serving a maximum of two lots. The serving lots shall have undivided ownership of the tract and be responsible for its maintenance. As specified in KCRS 3.01C, improvements shall include an 18 foot paved surface and a minimum tract width of 20 feet. Drainage control shall include a curb or thickened edge on one side. e. Street trees shall be included in the design of all road improvements and shall comply with Section 5.03 of the KCRS. f. Street illumination shall be provided along the plat frontage for arterial streets in accordance with KCRS 5.05. g. The proposed road improvements shall address the requirements for road surfacing outlined in KCRS Chapter 4. As noted in section 4.01 F, full width pavement overlay is required where widening existing asphalt, unless otherwise allowed by King County. h. 1481h Ave SE is classified an arterial street which may require designs for bus zones and turn outs. As specified in KCRS 2.16, the designer shall contact Metro and the local school district to determine specific requirements. i. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. The plat plan for Rosemonte shows a retaining wall associated with 145th Ave SE which extends into the BSBL for the wetland buffer. During engineering review for East Renton, a revised road alignment and grading plan shall be provided which demonstrates that road construction within Rosemonte will comply with applicable sensitive area codes. The revised road design and grading plan may result in modification or loss of lots as shown on the preliminary plat. Alternatively, the applicant may seek FILE NO L03P0018 Page 13 • • approval to use buffer averaging as a means to revise the location of the buffer and BSLB to achieve code compliance. 11. There shall be no direct vehicular access to or from 1481h Ave SE from those lots which abut it. A note to this effect shall appear on the engineering plans and the final plat. 12. Off-site access to the subdivision shall be over a full-width, dedicated and improved road which has been accepted by King County for maintenance. If the proposed access road has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. 13. The applicant' shall provide a safe walking access to Apollo Elementary · School with urban improvements along the west side of 1481h Ave NE to the existing crosswalk on the north side of SE 11]1h St. This improvement includes urban frontage improvements along property frontage of the Plat of Rosemonte, urban improvements to the crosswalk on the north side of SE 11 ]1h St. It is noted that the adjoining plat of East Renton will be subject to urban frontage requirements and extension of safe walkway improvements to the existing crosswalk on the north side of SE 117th ST. Alternatively, due to the potential need to construct an urban curb and gutter section along the east side of 1481h Avenue SE (to re-profile 148 1h Avenue SE, and maintain the resultant slope grading within existing right-of-way), the applicant may elect to provide a graded surface on the east side of 1481h Ave SE to ensure that school-age pedestrians are provided an acceptable-width walkway surface behind the curbing. The safe walkway shall be designed to the satisfaction of the school district and DOES. Mitigation/Impact Fees 14. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (1) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the. plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 15. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to the recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. Wetlands 16. Preliminary plat review has identified specific requirements which apply to this project as listed below. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. a. The Class 2 wetland shall have a minimum 50-foot buffer of undisturbed vegetation as measured from the wetland edge. FILE NO L03P0018 Page 14 • • b. Sensitive area tract(s) shall be used to delineate and protect sensitive areas and buffers in development proposals for subdivisions and shall be recorded on all documents of title of record for all affected lots. c. Buffer width averaging may be allowed by King County if it will provide additional protection to the wetland/stream or enhance there functions, as long as the total area contained in the buffer on the development proposal site does not decrease. In no area shall the buffer be less than 65 percent of the required minimum distance. To ensure such functions are enhanced a mitigation plan will be required for the remaining on-site sensitive areas. An enhancement plan shall be submitted for review during engineering review. d. A 15-foot BSBL shall be established from the edge of buffer and/or the sensitive areas Tract(s) and shown on all affected lots. e. To ensure long term protection of the Sensitive Areas a split-railed fence of no more than 4 feet in height shall be installed along the Sensitive Area Tract boundaries in the area of proposed lots. Sensitive Area signs shall be attached to the fence at no less than 100 foot intervals. f. If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21A.24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a ODES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be.responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be insta'lled prior to final inspection of the plat. g. Prior to commencing construction activities on the site, the applicant shall temporarily mark sensitive areas tract(s) in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive areas are completed. h. During engineering plat review the applicant shall provide a wetland hydrology analysis to demonstrate how the wetland hydrology will be maintained post-construction. i. Detention out-fall structures maybe permitted within the wetland/stream buffers, however, structures shall be located in the outer edge of the buffer, if possible. All buffer impacts shall be mitigated. 17. Development authorized by this approval may require other state and/or federal permits or approvals. It is the applicant's responsibility to correspond with these agencies prior to beginning work on the site. 18. During engineering review, the plan set shall be routed to the sensitive areas group to determine if the above conditions have been met. Geotechnical 19. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in KCC 21A.06.415). The delineation of such areas shall be approved by a ODES geologist. The requirements found in KCC 21A.24.220 concerning erosion hazard areas FILE NO L03P0018 Page 15 • • shall be met, including seasonal restrictions on clearing and grading activities. 20. The geotechnical work for this project shall be accomplished in accordance with recommendations presented in the geotechnical engineering report dated April 23, 2003 by Associated Earth Sciences, Inc. a. Structural fill placement shall be continuously monitored and approved in writing by the project geotechnical engineer or engineering geologist. b. After excavation and prior to structural fill or foundation placement, all bearing soils shall be inspected and approved in writing by an experienced geotechnical engineer or engineering geologist. c. Structural fill placed for improved areas such as pavements or floor slabs shall be compacted to at least 95 percent of the maximum dry density by ASTM test designation D-1557 (Modified Proctor) or as recommended by the project geotechnical engineer or engineering geologist. d. All pile foundation installations shall be continuously monitored by a registered geotechnical engineer or a licensed engineering geologist for compliance with an approved plan and the geotechnical report. Compliance and approval of the pile foundation installation shall be documented in a report to the King County site or building inspector. e. The location and height of any proposed rockeries or retaining walls shall be shown on the engineering plans. f. Any created fill slope that is 40 percent or steeper and 1 O feet or greater in vertical height shall be subject to a 50-foot wide buffer plus a 15- foot wide setback area from its top, toe and sides. This buffer may be reduced to 10 feet with a satisfactory evaluation by a registered geotechnical engineer or licensed engineering geologist. g. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in KCC 21A.06A15). The delineation of such areas shall be approved by a ODES geologist. The requirements found in KCC 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. Sensitive Area 21. The following note shall be shown on the final engineering plan and recorded plat: . RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. . The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King FILE NO L03P0018 Page 16 • • County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tracUsensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tracUsensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. Recreational Area 22. The plat design shall be revised to provide the minimum suitable recreation space consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., minimum area, as well as, sport court[s], children's play equipment, picnic table[s], benches, etc.). Other a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES prior to or concurrent with the submittal of engineering plats. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. c. Modify the plat, as needed, to comply with KCC 21A.14.180 Subsection F, or if not, instead comply with Subsection C. by locating a 39.5 foot wide park frontage on SE 1181h SE to assure that the minimum 10% frontage requirement is meet. 23. A homeowners' association or other workable organization shall be established to the satisfaction of ODES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 24. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21 A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. FILE NO L03P0018 Page 17 SEPA • • e. The species of trees shall be approved by ODES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by ODES prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 1481h Ave SE is on a bus route. If 1481h Ave SE is a bus route, the street tree plan shall also be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. i. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. 25. The following have been established by SEPA as necessary requirements to mitigate the adverse environmental impacts of this development. The applicants shall demonstrate compliance with these items prior to final approval. (1.) To mitigate the significant adverse impact the plat of Rosemonte will have on the intersections of SR 900/1481h Ave SE and SR 900/1641h Ave SE, the applicant shall install, either individually or in conjunction with other development projects in this area, the following improvements at the SR 900/1481h Ave intersection: • A traffic signal, and • Eastbound and westbound left turn lanes The design for the SR 900/148 1h Ave intersection improvements shall be approved by the Washington State Department of Transportation (and by King County to the extent such improvements are located in County right-of-way). In addition, at a minimum, the existing entering sight distance looking east for the north and south legs of the intersection (602. feet and 386 feet, respectively) shall not be reduced as part of the intersection improvements. Documentation shall be submitted to show this requirement is met. All construction work associated with the intersection improvements shall be completed between April 1 '1 and September 30 1 h. This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of the installation of the above-noted intersection improvements prior to final plat approval, the applicant may post a financial guarantee with WSDOT which assures the installation of these improvements within two years of the recording of Rosemonte. In this event, intersection improvement design must be approved by WSDOT prior to King County approval of the engineering plans for Rosemonte. If the above-noted intersection improvements have already been made by others prior to the recording of Rosemonte, or a financial guarantee has been posted by others which assures the installation of these improvements, then the applicant for Rosemonte shall pay a pro-rata share dollar amount to the developer who has made the improvements or "bonded" for the improvements, in an amount proportional to the impacts of Rosemonte. The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation shall be provided by the FILE NO L03P0018 Page 18 • • Rosemonte applicant to the King County Land Use Services Division to show this payment has been made, prior to final plat recording. The pro-rata dollar amount to be paid shall be based on the following: • The final Rosemonte lot count • The trip distribution for Rosemonte • The total trips contributed to the intersection of SR 900.1481h Ave by the plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02P0014), Rosemonte (aka Ironwood -L03P0018), Martin (L05P0019) and any future land use applications submitted to King County for which compliance with the King County Intersection Standards (KCC 14.80) is required at either the SR 900/148'h Ave intersection, or the SR 900/164 1h Ave High Accident Location. In the event that either King County or WSDOT adopts a formal "latecomer's" system prior to final plat recording, that system may be followed in lieu of the approach described above, at the discretion of the applicant, as long as at a minimum there is a financial guarantee which assures the above-noted intersection improvements will be installed within two years of the date of recording of the plat of Rosemonte. [Comprehensive Plan Policy T-303 and King County Code 21A.28.060A] (2.) Documentation shall be provided to demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) is available on the east leg of the SR 900/1481h Ave intersection. The intersection shall be modified by the applicant, if necessary, so that this stopping sight distance requirement is met on the east leg. In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east of 1481h Ave., to maximize the entering sight distance for the north and south legs of the intersection. [Comprehensive Plan Policy T-303 and King County Comprehensive Policy T-303 and King County Code 21A.28.060AJ Q. OTHER CONSIDERATIONS: 1. The subdivision shall conform to K.C.C. 16.82 relating to grading on private property. 2. Development of the subject property may require registration with the Washington State Department of Licensing, Real Estate Division. 3. Preliminary approval of this application does not limit the applicant's responsibility to obtain any required permit or license from the State or other regulatory body. This may include, but is not limited to the following: a. Forest Practice Permit from the Washington State Department of Natural Resources. b. National Pollutant Discharge Elimination System (NPDES) Permit fromWSDOE. c. Water Quality Modification Permit from WSDOE. d. Water Quality Certification (401) Permit from U.S. Army Corps of Engineers. R. ATTACHMENTS: 1. Plat Map 2. Renton Sewer Availability letter 3. Road Variance/L06V0042 4. Surface Water Management Variance/L04V0103 5. Density Calculation Worksheet FILE NO L03P0018 Page 19 • • S. TRANSMITTED TO PARTIES LISTED HEREAFTER: ANDERSON, ROBERT L., PO BOX 353 MAPLE VALLEY, WA 98038 CAM WEST DEVELOPMENT RALPH HICKMAN 9720 NE 120TH PL, #100 KIRKLAND, WA 98034 CHILDS, R. KRISTINE & KEITH, 12004 -148TH AVE. SE RENTON, WA 98059 CLAUSSEN, KIM SR. PLANNER, ODES/ LUSD MS: OAK -DE-0100 DALRY, MIKE, 11524-148TH AVE. SE RENTON, WA 98059 DINSMORE, LISA CURRENT PLANNING SUPERVISOR ODES/ LUSD MS: OAK-DE-0100 DONNELLY, CLAUDIA, 10415147TH AVE SE RENTON, WA 98059 DYE, PETE PRELIMINARY ENGINEER, DOES /LUSD MS: OAK -DE 0100 GILLEN, NICK WETLAND REVIEW, DOES/ LUSD MS: OAK -DE-0100 GOLL, SHIRLEY CURRENT PLANNING SECTION, ODES/ LUSD MS: OAK -DE-0100 GRAVES, JOHN LOZIER HOMES CORPORATION 1203 -114TH AVE. SE BELLEVUE, WA 98004 KC HEARING EXAMINER'S OFFICE, ATTN: MARKA/GINGER MS, YES-CC-0404 LANGLEY, KRISTEN LAND USE TRAFFIC REVIEW DOES / LUSD MS: OAK -DE-0100 LIND, REBECCA CITY OF RENTON EDNSP DEPT. 1055 S. GRADY WAY RENTON, WA 98058 SCHARER, KAREN PROJECT MANAGER 11, DDES/LUSD MS: OAK -DE-0100 SEATILE KC HEALTH DEPT E ENVIRONMENTAL HEALTH 14350 SE EASTGATE WAY BELLEVUE WA 98007 SLATTEN, SARA CAM WEST DEVELOPMENT 9720 NE 120TH PL #100 KIRKLAND, WA 98034 TOWNSEND STEVE SUPERVISOR, LUIS ODES MS OAK DE 0100 TRIAD ASSOCIATES, 11814 115TH AVE NE KIRKLAND, WA 98034 WEST, LARRY GEO REVIEW, ODES/ LUSD MS: OAK -DE-0100 WHITING, KELLY, KC DOT RD SERV DIV MS KSC-TR-0231 WHITIAKER BRUCE SR ENGR, ERS/LUSD MS OAK DE 0100 CORE DESIGN INC., 14711 NE 29TH PL, #101 BELLEVUE, WA 98007 CRULL, RICK & DEBRA, 11813 148TH AVE SE RENTON, WA 98059 EGGERT, URSULA, 15520 SE 116TH ST. RENTON, WA 98059-6014 ZIMMERMAN, GREGG CITY OF RENTON PLANNING 1055 SOUTH GRADY WAY RENTON, WA 98055 12/21/2006 AM FILE NO L03P0018 Page 20 i if . ., .r i ! I __ ,__,.,.,_ (,,,....,...Ctt\0<0,0>\lloo'lo,~\-ll\l .. _, ........ 0 ~ .,. • 0 "' ... I I ' ' I I 11 " 'i I • L03P0018 ATTACHMENT 1. I •-PZ • 0 ~ ~ ~ m % m PRELIMINARY PLAT I Iii!! 'l~/ I .. 11 -I : WASHrNGTON CAMWEST DEVELOPMENT ROSEMONTE KCI L03P0018 Plat Map Exhibit No . .......1f:!...!.,.L) ___ _ Item No. LC\¢f?S)'> I a' RP.ceived 3 '22.-07 Kin[J Cnuntv Hearing Examiner /' _,.,...,._,, __ ,,v,,,,.a,,.,_, ___ ,,,,.,._,_""f ,,.:.::. ··./ .. ··:, . :-~---. ,.. _..-;--~ :'"""';"';---:-· ... . ' • ::',' i. . , .. : . --· __, ~ : .. .. : . : ~} j··:- :~ '. .. i ,,~; ;, . " " , ... • ·\ . \ . ; '· '· I I mn, 1;~§= ~ • • •1 ~81 ' -----C) •• ,. ___ ., __ .. .,. ., ·---.. --• C) .. ... I LJ .. " I -Kl#O COlMTY. • • : • : • .• • • • • • • • • . .. • :----· -------: = C·HP-0-·-0'-IP -= •.. ·--• • • • <II . • : ,111 : . ,... . . . ~ . : _,; : : . ·c.o· : . .... . . •••••••••••••••••••••••••••••••••• ' •, PRELIMINARY UTILITY PLAN KING COUNTY R-4 LAYOUT CAMWE'ST DEVELOPMENT ROSEMONTE I 111111 t 11! f' -r , : WASHINGTON L03P0018 ATIACHMENT 1 -Z. of 0 • • ~" Jesse Tanner, Mayor November 3, 2003 · ·Patrick Gilroy NorthWard Homes r,·· t I 1560 140111 Avenue NE, Suite 100 BeUCvue, WA 98005 cr:tC.r OF RENTON Planning/Building/Public Works Department Gregg Zimmerma~ P.E., Administrator .-.:~~c;: :'"_,;;::71 j NOV 5 1003 iJ a:;, ; • ---····------------- SUBJECT: SANITARY SEWER MAIN C0NSTRUCflON IN SENSITIVE AREA - PROPOSED CRULL PLAT, KCPID NO 10230>9390 Dear Mr. Gilroy: . . The City's Wastewater Utility has worked with Northward Homes on the proposed aligrunent for sewer service to the subject plat. In reviewing how sewer will be provi~ ~e evaluated service to this particular plat and to the surrounding service area. As such, ·we placed the facility in the· ·location that provides the best overall _service to the area, while minimizing the impact to the sensitive areas." It is the Cify's intention to work with Northward Homes in receiving an exception from King County Code 21A.24 to allow this facility to be constructed within a wetland. We believe this proposal meets the requirements outlined in 21A.24.070. In parti_cular, there are no other practical alternatives that would minimize the impact to the s"ensitive area more than thiS current alignment. This is an essential facility that will provide service to this plat, as well as serve the surrounding area, including an eielll_entary school. «: Kim Clausal, ODES rding this matter, please ~ntact me at (42_5) 430-7212. MAIN FILE COPY LJ)~~l<5 fl~~'c.'Jjltitill•,£•r ·c1evCktlllent ·dated Ma-··.14;~2002/.saiiiufy'sewet.servicti troffi -tlic"d · ·:is\iV'ai!tib~ io'SCrve this ;:-':.-::·:~ · P~ix>~-~C_i_oli"m~ ~~~ct;~~~~~(ifi{~iE,1¥.~.1~1~\,~t~.~~~tlijie_:?pi~}\(\-.·· · · ::tt:!r-~r~:~~}!J~f~}~~r~~:~;~~tt2~t~~Jt,~ttJ/~:J·{ ~ll·6~B!!:c,,. ~OCUll?,e.nt pno!.~o-~e C~ty'/ ~~~ce of the ~--~~f· .-~~~~~-1_!\~'l.!o/,~.!1,\~,? _c.~~.1I~~A~ ·. . upon.the development coofi:iµiatmg 1t'~y.roadway _with the proposed developmen(to the :.r .· So~tli-.~--~-~{e._ t1:~,ert{l~:=;1¢t~~t;1·:~rr~:-:r;:rzf {tblf \i;f.ii/f iJ:}\\:f~{''../::. ;- . If yOU haVe 'any.i:J.uestiOils'.reg;iiding this avi:i,nabi,lity; ple·ase· Contact me·at.( 425) 430.::721.2: ,; ·"· • . .·. ··.~·)t~f!f Vji£~f~~~{~Ji~~;:i1{J;;';;;t;;;!,.· ···.,;:t., C. 0 2 -;§ = X UJ 0 z E a, =: "O <J> .2: "-' u a, er: ._ "' c:: E £ C, c:: ·c:: "' <I> :c c c:: ::, 0 C) C, c:: "" ._ Q) ~ Q) £ .0 Cll Cll ~ ._ ~ Q) (/) C 0 +' C Q) a::: N 1-z UJ co~ .,-I 00 ~<( C") l-o I- ...J <( • • <® King countv Road SerVk:es DiVision ~rtrT1*nlofT~ KSC~ Tfl-0222 201 South }adcsao'I Street St:altle, WA 98104-3856 June 20, 2006 Oi:ris Bicket P0Box6S2S4 Seattle, WA 98155 ~ gj; ~ 60 !g@ K.C. D.D.E.S. RE: RQM yanance LQ6V0042-Rov;mnnte p]at Related file L03P0018 Dea, M,,, Bicket: iL6 Thank you for your application for a varl.imce from the King County Road Smndards (l(.CRS). You requested a vwimce from Section 2.12 of tho K.CRS conceming the stopping sight distance (SSD) fur tt,e sag curve aloog tt>e frontqe with 148th Avenue SE. This road is a collector arrerial with a posted speed limit of35 mph. Too KCRS require.9 a minimlIDl of 400 !ffl of SSD fur a d.,;gn speed of 45 mph (10 over tho posted speed limit). You propose to illum"'3te through ond beyond (If =-Y) tho sag cu,ve to provide the requisite SSD. A variance for the adjacent plat to th.e south. East Rmton. approved a revised vertical profile for 148th A venue to unprove sight distance over a crest curve. Toe ravised profile extends onto tho Rosem.ontc Plat fron!age on 148th A venue SE and yom engineering plans should tcfk:ct the revision. I understand that the Rosemonte Plat is being consolidated v.ith the East Renton Plat. You,proposal to illumimte through ond beyond the sag curve tt> provide the requisite SSD is ac=ptablc. Details for the illumination shoold be worlccd out with the Depa:rtDlem of Dovelopmartond Euviro=lal S<,vices (DDES). I approve the wriance-fur ilhuniDating the existing sag= This decisiOJl applies only to KCRS identified in the variaru:c request. All other doslgn requirements in the KCRS and. ether regulations. such as surface water management and- zocing, must still be satisfied for a land use permit application. The applicant retains the rights and privileges affim!cd by King County Code ond adopted Public !l"1es pertaining to road -varianceproces.mg (KCC 14.42, PITT t0-2). This varimce decision is valid forooc year from date of letter unless an associatcd ~ use permit is pending or submitted within the one year period In these cases. the variance decision is valid for the duration of the peanit processing. o-- I Cbri$ Bicket June 20, 2006 Pagc2 A copy of staff's analysis. findings, and conclusions is enclosed. If you have any questions, please call Ctaig Comfurt. Road Variaru:c Engineec, Traffic Engineering Section, at · 206-263-6109. ~~ Paulette Nonnan, P .E. County Road EogiDter PN:CC:kc cc: James Sanders. P .E.. Developlllcnt Engineer, Land Use Services Division (LUSD), ""Departmeot of Development and Environmental Services (ODES) . Pete Dye P .E., Senior Engin=. LUSD, DDES Linda Dougherty, Division Director, Rood Services Division (RSD), Department of Transpoi<ation (DOT) MmtheWNolan. P.E., County Traffic Enginee,, Traffic Engineoring Section, !'-SD, DOT Falin I<"', P .E.. Supervismg Enginee,, Traffic F.ngincering Section, RSD, DOT Kris Lsngl,ey, Senior Enginee,,, Traffic Engineering Section, RSD, DOT Craig Cott>fort, P.E., Road Voriancc Enginee,,, Traffic Engineering Section, !'-SD, DOT ci . .,c_ g ....... ,- E E >< (!.';- UJ - .... a, c:: 'E= "' ~ 0. c:: .:: "' (1) :z: ~ '"D s a r -~ c: "' ,. '-' ru , 0.:: N 3 0 > co 0 _J a:; t) C cu "i:: cu > "O cu 0 0:: C") 1-z w CX) ~ ..-I 0 (.) 8: <( 8~ _J <( • • ® Klng County Deparbnent Of Oevelop"ment and Environmental Services 900 Qakesdale Avenue SN Renton, WA 98055-1219 . March 24, 2005 Sara. Slatten Cam West Development 9720 NE 120th Place # I 00 Kirldand, WA 98034 Rebecca S. Cushman, P £. Triad Associates 11814-ll5th Avenue NE Kirkland, WA 98034 RE: East Reriton SubdiVisiOn 1998'KCSWDM Shared Facility Plan: ODES Project File No. L02P0005 and Adjustment File No. L04VOI03 Dear A.pplicailt and Engineer: The Land Use Services Division., Enginee~ Review Section, has completed review o:fthe Shared Facility Plan request for the East Renton llOd adjoining Rosemonte subdivisions. This re(JuCSt addresses the 1998 King County Surface Water Design Manual (KCSWDM), SpeciaJ Condition No. I, Section 1.3. l, Other Adopted Area-Specific Requirements and the Shared Facility Plan Guidelines published in a memo dated September· 15, 1999 describing the Shared Facility Plan approval process. Our review of the preliminary fllat plans provides the following findings: I. The East Renton subdivision is iocated on the east side of 148th A venue SE at approximately SE 120111 Street. The 66 lot, 19.6 acre·, East Renton subdivision is undergoing preliminary revieW under LUSD file n\llllber L02P0005. The East Renton subdivision hacl"previously processed 1998 KCSWDM adjustment L02V0089 for a diversion to consolidate subbasin flows. into a single, on-site facility, 2. The proposed Rosemonte subdivision is located adjacent to East Renton along the north property line. The 41 lot, 14.7 acre Rosemonte subdivision is also undergoing pre!~ approval under LUSD_filenumber L03P0018. At this time, Cam West (developer of~ Renton) is in negotiation to purchase the eastern portion of Rosenionte. The developer of Rosemonte is also in negotiation with the City of Renton to ~ex the west.em portion ofRosemonte into the city. 3. Toe East Renton and Rosemonte subdivisions are located in the Honey Creek sub basin · of the May Creek basin. Both sites are subject to the Level ·one flow control and Basic wateiquality requirements of the 1998 KCSWDM. 4. The pioposal is to officially acknowledge the accommodation of the northeast portion of the East Renton subdivision that is naturally tributary to the north property line into East Renton/L02P0005 and -,,,,osemonte/L03POO 18 March 24, 2005 Page 2 of3 the shared facility design of the Rosemonte subdivision. This approach would abandon the diversion adjusunent (L02V_0089) previously processed that would have diverted flows from this area into the East Renton's on-site.drainage facility. 5. If Cam West purchases the eastern portiori of Rosemonte, as previously iil.dicated, then . these twci projects could be desi.gned and reviewed concurrently. Construction could .. then either occur concurrently or in phases v.ith the understanding that the shared drainage _facility would be constructed before the dt?velopment of the two contributing portions of each site. If the two projects remain with separate applicants, the shared dra.iniige fai:ility in the Rosemonte subdivision would still need to be constructed first to its final configuration. · 6. A consolidation of facilities for the proposed subdhisions \.\-ill be more economical in long term maintenance. Based on· these findings, we hereby approve this request for a shared drainage facility with shared facility plan for the East Renton and Roseinonte subdivisions with the following conditions: 1. The developer of the shared drainage facility is responsible for any cost sharing agreements that may need to be set up as part of the implementation of the shared facility plan. 2. Engineering plans for both the East Renton and Rosemonte subdivisions shall note this approved shared facility plan. 3. If the two projects are phased separately in time, the shared drainage facility must be constructed first and operational before any lots tributary to the facility can be recorded. .4. If there is a change of design standards Or project design that requires modification of the shared facility design, an update to thC shared facility plan shall be provided as part of the trailing project's engineering review submi_ttal. If you have any further questions regarding this KCSWDM Shared Facility Plan approval or its conditions, please contact Mark Bergam ·at (206) 296-7270. Sincerely, ~· James Sanders, P .E. Development Engineer Engineering Review Section Land Use Services Division · ~ Supervising Engineer Site Engineering and Planning Section Building Services Division -:a :c: G5 +-' C Q) E Q) en ci z E "' :::: Ctl Ci) ~o ~a ,._ > Q) ""'" roO 5'2 Q) ~ t) C Ctl C1l 't 'C ::J C1l Cl)> ""'" f-z w co ~ ..-I 0 (,) 0 <( 8~ ...J <( ~ "' c:: .E "' X UJ C> c:: ·;:: "' a, :r:: >, -c:: -0 ::, a, a > (.) ·o3 u Ol c:: a, :2 a: • • ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 206·296-6600 TTY 206-296-7217 Web date: 09/2712006 SUBDIVISION DENSITY & DIMENSION CALCULATIONS For alternate formats, call 206-296-6600. File Number (To be filled in by DOES) j'RELIMINARY SUBDIVISION WORKSHEET RELATING TO DENSITY AND DIMENSIONS Several development regulations play a role in the creation of a subdivision within King County. Detennining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how to arrange for a pre-application conference. Wo,ksheet Prepared By, t1ei-sh,oi, L, ',, / [(,:OJ Asso u',,,1l r Date, / z/1t / u,,(p (Print Name) . Subdivision Name: Ro>e man te Comprehenstve Plan Land Use Designation: s:; n "} )-<-£,,?'1 1 : J 1 /'h tdA/01 'f-tz Whc__. Zoning: R-4 If more than one Compr8hensive Plan Land Use designation or zone dassification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be pennitted subject to the provisions of K.C.C. 21A.12.200. PLEASE COMPLETE ONLY THE APPLICABLE PORTIONS OF THIS FORM I. Site Area (K.C.C. 21A.06.1172) also see (K.C.C. 21A.12.080): Site area (in square feet) is the TOT AL horizontal area of the project site. Calculation: Gross horizontal area of the project site 4 / 5:, t f 8' Site area in square feet NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 q 5 3 Site area in acres NOTE: When calculating the site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: lf the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See K.C.C. 21A.12.080) II. Base Density (K.C.C. 21A.12.030 -.040 tables): The base density is determined by the zone designations(s) for the lot. .1. du/acre · Ill. Allowable Dwelling Units and Rounding (K.C.C. 21A.12.070): The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from K.C.C. 21A.12.030 -.040 tables). ~ site area in acres (see Section 1.) X base density (see Section II) ?8 allowable dwelling units Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2.75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See K.C.C. 21A.12.070(E).) IV. Required On-site Recreation Space (K.C.C. 21A.14.180): This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on property designated Commercial Outside of Center if more than four units, or any mixed use development if more than four units. Recreation space must be computed by multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (K.C.C. 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per K.C.C. 21A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X 170 square feet X 170 square feet X _____ proposed number of studio and one bedroom units _____ proposed number of two bedroom units _____ proposed number of three or more bedroom units Recreation space requirement + + ~ a, c:: °£:: "" X LL• Cl c:: ·c "' a, :r:: >, c::i I I -c:: 2 c::i -0 ~ == a, 0 .c 2 .2: c., E Q) 0-.c:: 0 X Q) a, E Ul == er ~- ...... Q) Q) .c . Cl) _,:: .... 0 s C 0 :;:; CIJ ::, (.) CIJ 0 Z-N ·1n 4, C II ~~ LO ~ w CX) ~ .,...I oo o<( 8~ .....I<( Required On-site RaCl8<1tlon Space Continued Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X Zt;° proposed number of units q, 7,;o '5F Mobile home parks shall prc_:>vide recreational space as follows: 260 square feet X proposed number of units V. Net Buildable Area (K.C.C. 21A.06.797): This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: + • + + ___ __,Oc_ areas within a project site which are required to be dedicated for public rights-of-way in excess of sixty (60') of width f 74 1 b 78" critical areas and their buffers, to the extent they are required by King County to remain undeveloped Zft, 6t £:" areas required for above ground stormwater control facilities including, but not limited to, retention/detention ponds, biofiltration swales and setbacks from such ponds and swales ~ areas required by King County to be dedicated or reserved as on-site recreation areas. Deduct area within stormwater control facility if requesting recreation space credit as allowed by K.C.C 21A.14.180 (see Section IV) ___ ____:O:... regional utility corridors, and ____ O:... othei areas, excluding setbacks, required by King County to remain undeveloped Z-/3, 04-] Total reductions Calculation: 415, 2-18: site area in square feel (see Section1) 2-1:l, 043 zoz 11>" Total reductions Net buitdable area in square feet NOTE: convert site area is square feet to acres by dividing by 43,560 4, "i Net buildable area in acres VI. Minimum Urban Residential Density (K.C.C. 21A.12.060): The minimum density requirement applies Qilb! to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the ~ C. 21A.12.030 table. The minimum density requirements may be phased or waived by King County in in cases. (See K.C.C. 21A.12.060.) Also, the minimum density requirement does not apply to properties eel R-4 located within the rural town of Fall City. (See K.C.C. 21A.12.030(B)12.) Calculation: 4-base density in du/ac (see Section II) X 4, bf: Net buildable area in acres (see Section V) /tf. £€ X minimum density% set forth in K.C.C .. 21A.12.030 or as adjusted in Section VII ---lil'---minimum dwelling units required VII. Minimum Density Adjustments for Moderate Slopes (K.C.C. 21A.12.087): Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in K.C.C. 21A.12.030 based on the weighted average slope of the net-buildabte area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net bui!dab!e area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: _____ sq. ft 0-5% slope increment X 2.5% median slope value = + sq. ft 5-10% slope increment X 7.5% fllectian slope value= + ------ + sq. ft 10-15% slope increment X 12.5% median slope value= + ------ + sq. ft 15-20% slope increment X 17.5% median slope vatue "" + ------ + sq. ft 20-25% slope Increment X 22.5% median slope value = ______ + + sq. ft 25-30% slope increment X 27.5% median slope value= ______ + + sq. ft 30-35% slope increment X 32.5% median slo"pe value "' + ------ + sq. ft 35-40% slope increment X 37.5% median slope value= Total square feet + ------Total square feet adjusted for slope -----in net buildable area Calculation: total square feet adjusted for slope divided by total square feet in net bui!dable area -----weighted average slope of net buildable area ------% (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in K.C.C. 21A.12.030 table when calculating the minimum density as shown in Section Vl of this worksheet. Weighted Average Slope of Net Minimum Density Factor Buildabte Area(s) of Site: 0% -less than 5% 85% 5% -less than 15% 83%, less 1.5% each 1 % of ave.rage slope in excess of 5% 15% -less than 40% 66%, less 2.0% for each 1 % of average slope in excess of 15% EXAMPLE CALCULATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: + + + + + + + -~~=-sq. ft 0-5% slope increment X 2.5% median slope value= U.UGv sq. ft 5-10% slope increment X 7.5% median slope value= 1 ~"" .... ~ sq. ft 10-15% slope increment X 12.5% median slope value= ---sq. ft 15-20% slope increment X 17.5% median slopevatue a: -----sq. ft 20-25% slope increment X 22.5% median slope value = ========== ~: : !~!: :::~: :~~~~=~: ~ !~::: ~~::~ ::~~= :::~: : . sq. ft. 35-40% slope increment X 37.5 % median slope value= }DO Total square feet ~o.·· in net buildable area ~+ 2,500 + + -----_____ + ______ + + -----______ + 3,250 Total square feet adjusted for slope 31250 Total square feet adjusted for slope divided by 30,000 Total square feel in net buildable area .108333 Weighted average slope of net bulldable area ---~'~' '~Yo (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Using the table above, an 11 % weighted average slope of net buildable area falls within the 5% -less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope in excess of 5%. Since 11 % is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minlmvm density factor of 74%. This replaces the minimum density factor in K.C.C. 21A.12.030 table. .... Q) Q) .c Cl) ~ L... 0 s C .Q ~ .... co a~ co u ~ 'ui C Q) 0 l!) 1-z w co~ ..--I ou o<( ~1-ol- _J <( N r----- 1 ® • • TO: FAX NO.: PHONE NO.: King County Dept. of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 Fax No. 206-296-6613 or 206-296-7051 FAX COVER SHEET Ginger/ Marka 206-296-1654 206-296-4660 Total numbers of pages including this cover sheet: 4 Date: 12/18/2006 From: Shirley Goll Sender's Name Time: 11:40 Phone: 206-296-6796 Sender's Phone Permit Name/Number: L03P0018-Rosemonte Parties of Record list. applicant name & address. property location. COMMENTS: Hearing date is set for March 22. 2007. · SEPA appeal period will end on January 11, 2007. PROPOSED ORDINANCE NUMBER-# 2007-0011 ExaminerFaxCover.doc •• CAMWEST EAST RENTON LLC SARA SLATTEN 9720 NE 120TH PL, #JOO KIRKLAND, WA 98034 CLAUSSEN, KIM SR.PROJECT PROGRAM MANAGER DDES/LUSD MS: OAK-DE-0100 CORE DESIGN INC. 1471 I NE 29TH PL, #IOI BELLEVUE, WA 98007 CRULL, RICK & DEBRA JJ813148THAVESE RENTON, WA 98059 DINSMORE, LISA CURRENT PLANNING SUPERVISOR DDES/LUSD MS: OAK -DE-0100 DYE, PETE SR. ENGINEER DDES/LUSD MS: OAK -DE-0100 EGGERT, URSULA 15520SE 116THST. RENTON, WA 98059-6014 GJLLEN,NJCK WETLAND REVIEW DDES/LUSD MS: OAK -DE-0100 GOLL, SHIRLEY CURRENT PLANNING SECTION DDES/LUSD MS: OAK -DE-0100 • L03POOJ8 LOJl'OOJ 8 LOJPOOJS LOJPOOJ 8 L03POOJ8 LOJPOOJ8 LOJPOOJ8 L03POOJ8 LOJPOOl8 ORA YES, JOHN LOZIER HOMES • 1203 114TH AVE SE BELLEVUE, WA 98004 KC HEARING EXAMINER OFFICE ATTN: GINGER/MARKA MS YES-.CC-0404 LANGLEY, KRIS TRAFFIC REVIEW DDES/LUSD MS: OAK -DE-0100 SCHARER, KAREN PROJECT MANAGER II MS: OAK-DE-0100 DDES/LUSD SEATTLE KC HEAL Tl-I° DEPT E. ENVIRONMENTAL HEALTH 14350 SE EASTGATE WAY BELLEVUE WA 98007 TOWNSEND STEVE SUPERVISOR LUIS DOES MS OAK DE 0100 WEST.LARRY GEO REVIEW DDES/LUSD MS: OAK-DE-0100 WHITING KELLY KC DOT RD SERV DIV MS KSC-TR-0231 WHJlTAKER BRUCE SR ENGR ERS DDES MS OAK DE 0100 L03POOl 8 LOJPOOJ8 LOJPOOJ8 LOJPOOJ8 LOJPOOJ8 LOJPOOJ8 LOJPOOJ8 LOJPOOJ8 L03POOJ8 • Neece of Decision- SEPA Threshold Determination and Department of Development and Environmental Services Land Use Services Division Notice of Recommendation & Hearing 900 Oakesdale Avenue Southwest Renlon, Washington 98057-5212 File No.: L03P0018 Project Name: Rosemonte . (Type 3) Applicant: Camwest Real Estate Development, Inc. 9720 NE 120th Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten Phone No.: 425-825-1955 DOES Project Manager: Karen Scharer, Project/Program Manager II Phone No.: 206-296-7114 Project Location: Project Description: Email: karen.scharer@metrokc.gov . West (ift48th Ave SE at approximately 11ih. St. STR 10-23005 Parcel No.: 1023059395 This is a request for a subdivision of 9.35 acres into 25 lots for detached single 0 family dwellings. The proposed density is 2.6 dwelling units per acre. The lot sizes are predominately 5,050 - 5,650 square feet. Permits Requested: Formal Subdivision Department Recommendation to the Hearing Examiner: Approve, subject to conditions SEPA Threshold Determination: Mitigated Determination of Nonsignificance Issued: December 15, .2006 Date. of Public Hearing: March 22, 2007 at 9:30 AM DOES Hearing Room -first floor 900 Oakesdale Ave SW Renton, WA 98057-5212 The Department of Development and Environmental Services (DDES) will issue a written report and recommendation to the Hearing Examiner two weeks prior to the scheduled public hearing. Persons wishing to receive a copy of the report should contact DDES at the address listed below. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written decision. Any person wishing additional information on this proposed project should contact the Project Manager at the phone number listed above. Written comments may also be submitted to DDES. A public hearing as required by law will be held to consider the approval of this application. If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the rescheduled hearing .. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. Comment/Appeal Procedure on SEPA Threshold Determination: Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 11, 2007, and be accompanied with a filing fee of $250.00 payable to the King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 11, 2007. The Statement of Appeal shall identify the decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services (DOES) at the following address: Date of Mailing: December 15, 2006 DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98057 -5212 If you have any questions regarding the appeal procedures, please contact the Planner at the phone number listed above. If you require this material in Braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 (TTY). You are receiving this notice because our records indicate that you own property within approxim?el~ feet or because you requeste.d to receive notice of the decision. ~ -' • • Goll, Shirley From: Masuo, Janet Sent: Friday, December 15, 2006 12:49 PM Goll, Shirley To: Subject: RE: Proposed Ordinance requests L02P0005 is 2007-0010 and L03P0018 is 2007-0011," -----Original Message----- From: Goll, Shirley Sent: Thursday, December 14, 2006 3:48 PM To: Council, Clerk Subject: Proposed Ordinance requests Please let me know if any questions hopefully I did these right they are being heard together same dale & time - thanks « File: L02P0005 East Renton Subdivision cover memo.doc » « File: L02P0005 East Renton Subdivision Ord.doc » « File: L02P0005.East Renton Subdivision Agenda.doc» « File: L03P0018 Rosemonte Subdivision Agenda.doc» « File: L03P0018 Rosemonte Subdivision cover memo.doc» « File: L03P0018 Rosemonte Subdivision Ord.doc » 1 . ,,,. .. ·, Goll, Shirley From: Sent: To: Subject: Attachments: • Goll, Shirley Thursday, December 14, 2006 3:48 PM Council, Clerk Proposed Ordinance requests • L02P0005 East Renton Subdivision cover memo.doc; L02P0005 East Renton Subdivision Ord.doc; L02P0005.East Renton Subdivision Agenda.doc; L03P0018 Rosemonte Subdivision Agenda.doc; L03P0018 Rosemonte Subdivision cover memo.doc; L03P0018 Rosemonte Subdivision Ord.doc Please let me know if any questions hopefully I did these right they are being heard together same date & time -thanks L02P0005 East L02P0005 East L02P0005.East L03P0018 L03P0018 L03P0018 Renton Subdivlsi. .. Renton Subdlvisi... Renton Subdlvisi... semonte Subdivislor.;emonte Subdlvlsior.;emonte Subdlvlsior MAIN FILE COPY I ... ,•.-' . ' ® King County • • Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton WA 98057-5212 PRELIMINARY PLAT AGENDA HEARING EXAMINER FOR METROPOLITAN-KING COUNTY COUNCIL LAND USE SERVICES DIVISION, BLACKRIVER CORPORATE PARK KING COUNTY DOES HEARING ROOM 900 OAKESDALE AVE SW, RENTON WA March 22, 2007 -PUBLIC HEARING 9:30 a.m. or as soon thereafter as possible FILE NO. L03P0018-ROSEMONTE SUBDIVISION PRELIMINARY PLAT REQUEST Owner: Address/Phone: STR: Location: Camwest Real Estate Development, Inc. 9720 NE 1201h Place, Suite 100, Kirkland WA 98034 Phone: 425-825-1955 10-23-05 West of 1481h Ave SE at approximately 1171h St Postal City Renton Land Measurement: 9.35 acres Proposed Use: Fire District: School District: To subdivide into 25 lots for the development of single family detached residences in the R-4 zone. The proposed density is 2.6 dwelling units per acre. No. 0010 #411 Issaquah • • ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton WA 98057-5219 DATE: TO: FM: RE: December 15, 2006 Anne Noris, Clerk of the Council King County Council Lisa Dinsmore, Planning Supervisor Land Use Services Division Introductory Ordinances for Preliminary Plats Attached are Introductory Ordinance(s) for the Hearing Examiner's agenda scheduled for public hearing, as follows: File No. L03P0018-ROSEMONTE SUBDIVISION scheduled to be heard on March 22, 2007 A copy of the hearing agenda for each item is also attached for your information. If you have any questions or need additional information, please contact me at 296-7171. Attachments ---·· ·~ .. title .. body • • AN ORDINANCE authorizin~ a subdivision on certain property located west of 148 h Ave SE at approximately 11 ih St. Postal City Renton, at the request of Camwest Real Estate Development, Inc. department of development and environmental services file no. L03P0018 • Ki• C ng ounty Department of Development and Environmental Services REVISED State Environmental Policy Act (SEPA) Mitigated Determination of Nonsignificance for Rosemonte/ L03P0018 Date of Revised Issuance: December 29, 2006 Date of Issuance: December 15, 2006 Project: Location: Applicant/Contact: King County Contact: King County Permits: This is a request for a subdivision of 9.35 acres into 25 lots for detached single-family dwellings. The proposed density is 2.6 dwelling units per acre. The lot sizes are predominately 5,050 -5,650 square feet. West of 1481h Ave SE and south of SE 11th St., if extended Camwest Real Estate Development, Inc. 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten Phone# 425-825-1955 Karen Scharer, Project/Program Manager II Phone# 206-296-7114 or email at karen.scharer@metrokc.gov Formal Subdivision Exhibit No . ....:\...,~......_ ___ _ Existing Zoning: R-4 Item No. LC)':)f~(,') I 8' Received 3 · 2 2. · t\:=,... Community Plan: Newcastle Basin: May Creek King County Hearing Examiner Section/Township/Range: 10-23-05 Parcel# 102305 9395 Notes: The mitigations have been revised to reference the subject plat of Rosemonte rather than the previous incorrect reference to East Renton and other plats. A. This finding is based on review of the site plan showing the revised proposed development received 3/31/2006; SEPA Environmental Checklists, dated 9/17/2004; Level 1 Drainage Analysis Preliminary Storm Analysis by Core Design., dated 3/2003; Traffic Impact Analysis by Garry Struthers Associates, Inc., received 6/10/2003; WSDOT correspondence of 2/27/2003 and 3/14/2003; Certificate of Water Availability, dated 2/6/2003; Updated Certificate of Sewer Availability, dated 6/10/2003; and, Wetlands Study by AlderNW dated 4/28/2003. B. Issuance of this threshold determination does not constitute approval of the formal subdivision. The application will be reviewed for compliance with all applicable King County Comprehensive Plan Policies and King County Codes which regulate development activities, including the Uniform Fire and Road Standards, Surface Water Design Manual, and the Sensitive Areas Regulations. C. The Residential designation on the Land Use Map of the King County Comprehensive Plan allows for the proposed density. Additionally, this density is within the range per the R-4 Zone. The plat with 25 lots would yield an average density of 2.6 dwellings per acre (based on the site area). The lots will mostly be 50 feet by 103-113 feet with about 5,050 -5,650 square feet. \ ~1 "---.,/ L;3P 0 00~8 / REVISED a TD December 29, 2006 Page 2 ---------------------, • D. The subject property is located southwest of the intersection of.State Route 900 and 1481h Ave. SE. According to the applicant's traffic analysis, this intersection will operate at Level-of- Service "F" following the development of the proposed plat (unless improvements to the intersection are made). Per the applicant's traffic analysis, approximately 51 % of the P.M. peak hour trips from the proposed plat will pass through this intersection. The proposed plat will have a significant adverse impact on this intersection per KCC 14.80.030. E. A horizontal curve exists on the east leg of the SR 900/148'" Ave SE intersection. Based on data provided by the traffic engineer for the plat of Shamrock, which was reviewed by the Washington State Department of Transportation (WSDOT}, the available stopping sight distance on the east leg of the intersection meets the standards of the Washington State Highway Design Manual. F. WSDOT has concluded that, based on turn lane warrants from the Washington State Highway Desi~n Manual, eastbound and westbound left turn lanes should be constructed on SR 900 at the 148 h Ave. intersection. The proposed plat will add vehicular trips to the hazardous westbound left turn movement at this intersection. G. In order to address traffic impacts from the proposed plat, WSDOT has requested that the applicant (along with other development projects that will contribute traffic to the SR 900/146 1h Ave. intersection) improve this intersection with a traffic signal and eastbound and westbound left turn lanes. H. The intersection of SR 900/1641h Ave SE is located approximately one mile east of the subject property. This intersection of SR 900/1641h Ave SE. is located approximately one mile east of the subject property. This intersection has been identified by WSDOT as a High Accident Location, and lies within a High Accident Corridor. The subject plat will contribute approximately 10 peak hour trips to this intersection and WSDOT and the King County Department of Transportation have concluded that the subject plat will have a significant adverse impact at the intersection. The installation of a traffic signal at the 1481h Ave. SE/SR 900 intersection will mitigate the impact of the proposed plat on the 164'" Ave. intersection, by diverting traffic away from the 164'h intersection to the 1481h intersection, where following signalization, certain turning movements can be made more safety. I. King County Road Engineer reviewed and granted road variance approval on 6/20/2006 for Road Variance L06V0042 the variance approved approval was for stopping sight distance for the sag curve and required illumination to improve visibility. Threshold Determination The responsible official finds that the above described proposal does not pose a probable significant adverse impact to the environment, provided the mitigation measures listed below are applied as conditions of permit issuance. This finding is made pursuant to RCW 43.21 C, KCC 20.44 and WAC 197-11 after reviewing the environmental checklist and other information on file with the lead agency and considering mitigation measures which the agency or the applicant will implement as part of the proposal. The responsible official finds this information reasonably sufficient to evaluate the environmental impact of this proposal. Mitigation List The following mitigation measures shall be attached as conditions of permit issuance. These mitigation measures are consistent with policies, plans, rules, or regulations designated by KCC 20.44.080 as a basis for the exercise of substantive authority and in effect when this threshold determination is issued. Key sources of substantive authority for each mitigation measure are in parentheses; however, other sources of substantive authority may exist but are not expressly listed. L~3:oo~ 8 1 REVISED /A. TD December 29, 2006 • Page 3 1. To mitigate the significant adverse impact the plat of Rosemonte will have on the intersections of SR 900/1481 h Ave SE and SR 900/1641h Ave SE, the applicant shall install, either individually or in conjunction with other development projects in this area, the following improvements at the SR 900/1481h Ave intersection: • A traffic signal, and • Eastbound and westbound left turn lanes The design for the SR 900/1481 h Ave intersection improvements shall be approved by the Washington State Department of Transportation (and by King County to the extent such improvements are located in County right-of-way). In addition, at a minimum, the existing entering sight distance looking east for the north and south legs of the intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the intersection improvements. Documentation shall be submitted to show this requirement is met. All construction work associated with the intersection improvements shall be completed between April 1'1 and September 30 1h. This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of the installation of the above-noted intersection improvements prior to final plat approval, the applicant may post a financial guarantee with WSDOT which assures the installation of these improvements within two years of the recording of Rosemonte. In this event, intersection improvement design must be approved by WSDOT prior to King County approval of the engineering plans for Rosemonte. If the above-noted intersection improvements have already been made by others prior to the recording of Rosemonte, or a financial guarantee has been posted by others which assures the installation of these improvements, then the applicant for Rosemonte shall pay a pro-rata share dollar amount to the developer who has made the improvements or "bonded" for the improvements, in an amount proportional to the impacts of Rosemonte. The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation shall be provided by the Rosemonte applicant to the King County Land Use Services Division to show this payment has been made, prior to final plat recording. The pro-rata dollar amount to be paid shall be based on the following: • The final Rosemonte lot count • The trip distribution for Rosemonte • The total trips contributed to the intersection of SR 900.1481h Ave by the plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02P0014), Rosemonte (aka Ironwood -L03P0018), Martin (L05P0019) and any future land use applications submitted to King County for which compliance with the King County Intersection Standards (KCC 14.80) is required at either the SR 900/1481h Ave intersection, or the SR 900/1641h Ave High Accident Location. In the event that either King County or WSDOT adopts a formal "latecomer's" system prior to final plat recording, that system may be followed in lieu of the approach described above, at the discretion. of the applicant, as long as at a minimum there is a financial guarantee which assures the above-noted intersection improvements will be installed within two years of the date of recording of the plat of Rosemonte. [Comprehensive Plan Policy T-303 and King County Code 21A.28.060A] . L~3:00~8 /REVISED-A TD December 29, 2006 • Page4 2. Documentation shall be provided to demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) is available on the east leg of the SR 900/148'" Ave intersection. The intersection shall be modified by the applicant, if necessary, so that this stopping sight distance requirement is met on the east leg. In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east of 1481 " Ave., to maximize the entering sight distance for the north and south legs of the intersection. [Comprehensive Plan Policy T-303 and King County Comprehensive Policy T-303 and King County Code 21A.28.060AJ Extended Period for Comments and Appeals The SEPA determination may be appealed in writing to the King County Hearing Examiner. Written comments or a notice of appeal must be filed with the Department of Development and Environmental Services (DOES) at the address listed below prior to 4:30 p.m. on January 22, 2.007 be accompanied with a filing fee 'of $250.00 payable to the King County Office of Finance .. Please reference the file numbers when corresponding. If a SEPA Appeal is filed, the appellant must also file a Statement of Appeal with ODES at the address listed below prior to 4:30 p.m. on January 22, 2007. The Statement of Appeal shall identify the decision appealed (including the file number) and the alleged errors in that SEPA decision. The Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Comment/appeal deadline: Appeal filing fee: Address for comment/appeal: 4:30 PM on January 22, 2007 $250 check or money order made out to the King County Office of Finance King County Land Use Services Division 900 Oakesdale Avenue SW Renton, WA 98057-5212 ATTN: Current Planning Section December 29. 2006 Date Signed (E Renton) • FD25 (5prin.g Gle' FD40 Fire Protection Dist #25 Fire Protection Dist #40 P.O. Box 2925 10828 5E 176th St Renton WA 98056-0925 Renton WA 98055 MS: KSC-TR-0431 KC27 U15 Gary Kriedt Fairwood Library KC Metro Envirn. Planning 17009 -140th Av SE Renton WA 98058 U20 U23 Highlands Library Kent Regional Library 2902 NE 12th St 212 --2nd Av N Renton WA 98056 Kent WA 98032-4482 Documents Dept. Librarian U24 ATTN: Edward White PL18 King County Library System Kent Engineering Dept 960 Newport Way NW 220 -4th Av S Issaquah, WA 98027 Kent WA 98032 PL19 City of Renton PL33 Kent Planning Dept Economic Development Dept. 220 -4th Av S 1055 S. Grady Way Kent WA 98032 Renton WA 98055 Clinton G. Marsh, Director Fae. & Const. Dept SD9 R. Stracke, Facilities & Ping SD13 Kent School District# 415 Renton School Dist # 403 12033 SE 256th St. Bldg B 1220 N 4th St Kent WA 98031-6643 Renton WA 98055 Administrator SES Environmental Review Section ST2 Kent Sewer Utility WA State Dept of Ecology 220 -4th Av S PO Box 47703 Kent WA 98032 Olympia WA 98504-7703 Habitat Biologist, Rod Malcom TRl Russ Ladley, Fisheries Biologist TR2 Muckleshoot Indian Tribe Puyallup Tribe 39015 -172nd Av SE 6824 Pioneer Wy E Auburn WA 98002 Puyallup WA 98371 TR3 Fisheries Habitat/Environment TR5 Snoqualmie Tribe Suquamish Indian Tribe PO Box 280 PO Box 498 Carnation WA 98014-0280 Suquamish WA 98392 Richard Young TR4 WD12 Tulalip Tribe Cedar River Water/Sewer Dist 7615 Totem Beach Rd 18300 SE Lk Youngs Rd Marysville WA 98271 Renton WA 8058-9799 C Public Works Dtr • WD23 City of Rento~ublic Works Dept. WD32 Kent Water Dist , Development Services Div. 220 • 4th Av S 1055 South Grady Way Kent WA 98032 Renton WA 98055 WD41 WD55 Soos Creek Water/Sewer Dist Water Dist #90 PO Box 58039 15606 SE 128th St Renton WA 98058-1039 Renton WA 98059-8522 WD57 WD58 Coal Creek Utility District Water Dist #111 6801 132nd Place SE 27224 • 144th Av SE Newcastle, WA 98059 Kent WA 98042-9058 WA State Dept. of Wildlife WA State Dept. of Wildlife 16018 Mill Creek Blvd. Habitat Mgmt. Division Mill Creek, WA 98012 P.O. Box 43155 Olympia, WA 98504-3155 WA State Dept. of Ecology WSDOT NW Region NW Regional Office SnoKing Area MS-240 3190 · 160th Ave SE 15700 Dayton Ave No. Bellevue, WA 98008-5452 PO Box 330310 Seattle, WA 98133-9710 WA St. Ecology Dept/WQSW Unit Roger Dorstad Linda Matlock PO Box 375 PO Box 47696 Redmond, WA 98073 Olympia, WA 98504-7696 Eleanor Moon KC Executive Horse Council 12230 NE 61st Kirkland, WA 98033 <® • King County Department of Development and Environmental _Services • State Environmental Policy Act (SEPA) tl, Mitigated Determination of Nonsignificance '(\Q\)__i \ for '< \ {(\ --\' D Rosemonte/ L03P0018 / \ ~ \l , \ \ '05 'Q Date of Issuance: December 15, 2006 / (,\''LI'\ G ··---- Project: Location: Applicant/Contact: King County Contact: King County Permits: This is a request for a subdivision of 9.35 acres into 25 lots for detached single-family dwellings. The proposed density is 2.6 dwelling units per acre. The lot sizes are predominately 5,050 -5,650 square feet. West of 1481h Ave SE and south of SE117'h St., if extended Camwest Real Estate Development, Inc. 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten Phone# 425-825-1955 Karen Scharer, Project/Program Manager II Phone# 206-296-7114 or email at karen.scharer@metrokc.gov Formal Subdivision Existing Zoning: R-4 Community Plan: Newcastle Basin: May Creek Section/Township/Range: 10-23-05 Parcel# 102305 9395 Notes: A. This finding is based on review of the site plan showing the revised proposed development received 3/31/2006; SEPA Environmental Checklists, dated 9/17/2004; Level 1 Drainage Analysis Preliminary Storm Analysis by Core Design., dated 3/2003; Traffic Impact Analysis by Garry Struthers Associates, Inc., received 6/10/2003; WSDOT correspondence of 2/27/2003 and 3/14/2003; Certificate of Water Availability, dated 2/6/2003; Updated Certificate of Sewer Availability, dated 6/10/2003; and, Wetlands Study by AlderNW dated 4/28/2003. B. Issuance of this threshold determination does not constitute approval of the formal subdivision. The application will be reviewed for compliance with all applicable King County Comprehensive Plan Policies and King County Codes which regulate development activities, including the Uniform Fire and Road Standards, Surface Water Design Manual, and the Sensitive Areas Regulations. C. The Residential designation on the Land Use Map of the King County Comprehensive Plan allows for the proposed density. Additionally, this density is within the range per the R-4 Zone. The plat with 25 lots would yield an average density of 2.6 dwellings per acre (based on the site area). The lots will mostly be 50 feet by 103-113 feet with about 5,050 -5,650 square feet. MAIN FILE COPY L03P0018/SEPA TD December 15, 2006 Page2 • • D. The subject property is located southwest of the intersection of State Route 900 and 148th Ave. SE. According to the applicant's traffic analysis, this intersection will operate at Level-of-Service "F" following the development of the proposed plat (unless improvements to the intersection are made). Per the applicant's traffic analysis, approximately 51 % of the P.M. peak hour trips from the proposed plat will pass through this intersection. The proposed plat will have a significant adverse impact on this intersection per KCC 14.80.030. E. A horizontal curve exists on the east leg of the SR 900/1481 h Ave SE intersection. Based on data provided by the traffic engineer for the plat of Shamrock, which was reviewed by the Washington State Department of Transportation (WSDOT), the available stopping sight distance on the east leg of the intersection meets the standards of the Washington State Highway Design Manual. F. WSDOT has concluded that, based on turn lane warrants from the Washington State Highway Design Manual, eastbound and westbound left turn lanes should be constructed on SR 900 at the 1481h Ave. intersection. The proposed plat will add vehicular trips to the hazardous westbound left turn movement at this intersection. G. In order to address traffic impacts from the proposed plat, WSDOT has requested that the applicant (along with other development projects that will contribute traffic to the ·sR 900/1461h Ave. intersection) improve this intersection with a traffic signal and eastbound and westbound left turn lanes. H. The intersection of SR 900/1641h Ave SE is located approximately one mile east of the subject property. This intersection of SR 900/1641 h Ave SE. is located approximately one mile east of the subject property. This intersection has been identified by WSDOT as a High Accident Location, and lies within a High Accident Corridor. The subject plat will contribute approximately 10 peak hour trips to this intersection and WSDOT and the King County Department of Transportation have concluded that the subject plat will have a significant adverse impact at the intersection. The installation of a traffic signal at the 1481h Ave. SE/SR 900 intersection will mitigate the impact of the proposed plat on the 1641h Ave. intersection, by diverting traffic away from the 1641h intersection to the 1481h intersection, where following signalization, certain turning movements can be made more safety. I. King County Road Engineer reviewed and granted road variance approval on 6/20/2006 for Road Variance L06V0042 the variance approved approval was for stopping sight distance for the sag curve and required illumination to improve visibility. Threshold Determination The responsible official finds that the above described proposal does not pose a probable significant adverse impact to the environment, provided the mitigation measures listed below are applied as conditions of permit issuance. This finding is made pursuant to RCW 43.21 C, KCC 20.44 and WAC 197-11 after reviewing the environmental checklist and other information on file with the lead agency and considering mitigation measures which the agency or the applicant will implement as part of the proposal. The responsible official finds this information reasonably sufficient to evaluate the environmental impact of this proposal. Mitigation List The following mitigation measures shall be attached as conditions of permit issuance. These mitigation measures are consistent with policies, plans, rules, or regulations designated by KCC 20.44.080 as a basis for the exercise of substantive authority and in effect when this threshold determination is issued. Key sources of substantive authority for each mitigation measure are in parentheses; however, other sources of substantive authority may exist but are not expressly listed. 1. To mitigate the significant adverse impact the plat of East Renton will have on the intersections of SR 900/1481h Ave SE and SR 900/1641h Ave SE, the applicant shall L03P0018/SEPA TD December 15, 2006 Page 3 • • install, either individually or in conjunction with other development projects in this area, the following improvements at the SR 900/1481h Ave intersection: • A traffic signal, and • Eastbound and westbound left turn lanes The design for the SR 900/1481h Ave intersection improvements shall be approved by the Washington State Department of Transportation (and by King County to the extent such improvements are located in County right-of-way). In addition, at a minimum, the existing entering sight distance looking east for the north and south legs of the intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the intersection improvements. Documentation shall be submitted to show this requirement is met. All construction work associated with the intersection improvements shall be completed between April 1•1 and September 301 h. This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of the installation of the above-noted intersection improvements prior to final plat approval, the applicant may post a financial guarantee with WSDOT ·which assures the installation of these improvements within two years of the recording of Martin. In this event, intersection improvement design must be approved by WSDOT prior to King County approval of the engineering plans for East Renton .. If the above-noted intersection improvements have already been made by others prior to the recording of East Renton, or a financial guarantee has been posted by others which assures the installation of these improvements, then the applicant for Shamrock shall pay a pro-rata share dollar amount to the developer who has made the improvements or "bonded" for the improvements, in an amount proportional to the impacts of East Renton. The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation shall be provided by the East Renton applicant to the King County Land Use Services Division to show this payment has been made, prior to final plat recording. The pro-rata dollar amount to be paid shall be based on the following: • The final East Renton lot count • The trip distribution for East Renton • The total trips contributed to the intersection of SR 900.1481 h Ave by the plats of Aster Park (LOOP0024 ), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02P0014), Rosemonte (aka Ironwood-L03P0018), Martin (L05P0019) and any future land use applications submitted to King County for which compliance with the King County Intersection Standards (KCC 14.80) is required at either the SR 900/1481h Ave intersection, or the SR 900/1641h Ave High Accident Location. In the event that either King County or WSDOT adopts a formal "latecomer's" system prior to final plat recording, that system may be followed in lieu of the approach described above, at the discretion of the applicant, as long as at a minimum there is a financial guarantee which assures the above-noted intersection improvements will be installed within two years of the date of recording of the plat of East Renton. [Comprehensive Plan Policy T-303 and King County Code 21A.28.060A] ) .. L03P0018/SEPA TD December 15, 2006 Page4 • • 2. Documentation shall be provided to demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) is available on the east leg of the SR 900/1481h Ave intersection. The intersection shall be modified by the applicant, if necessary, so that this stopping sight distance requirement is met on the east leg. In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east of 1481 h Ave., to maximize the entering sight distance for the north and south legs of the intersection. [Comprehensive Plan Policy T-303 and King County Comprehensive Policy T-303 and King County Code 21A.28.060AJ An environmental impact statement (EIS) was not required prior to proceeding with the review process. Agencies, affected Native American tribes and the public were offered the opportunity to comment on or appeal the determination for (21 days). Neither the MONS nor the specific mitigation measures were appealed by any party, including the applicant, and. they have been incorporated as part of the applicant's proposal. Comments and Appeals The SEPA determination may be appealed in writing to the King County Hearing Examiner. Written comments or a notice of appeal must be filed with the Department of Development and Environmental Services (DOES) at the address listed below prior to 4:30 p.m. on January 11, 2007 be accompanied with a filing fee of $250.00 payable to the King County Office of Finance .. Please reference the file numbers when corresponding. If a SEPA Appeal is filed, the appellant must also file a Statement of Appeal with DOES at the address listed below prior to 4:30 p.m. on January 11, 2007. The Statement of Appeal shall identify the decision appealed (including the file number) and the alleged errors in that SEPA decision. The Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Comment/appeal deadline: Appeal filing fee: Address for comment/appeal: Li a Dinsmore, Current Planning Supervisor Current Planning Section I arid Usr-Services Division 4:30 PM on January 11, 2007 $250 check or money order made out to the King County Office of Finance King County Land Use Services Division 900 Oakesdale Avenue SW Renton, WA 98057-5212 ATTN: Current Planning Section December 15. 2006 Date Signed Department of Development and Environmental Services Notice• Decision REVISED ~PA Threshold Determination and Notice of Recommendation & Hearing Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057·5212 File#: Applicant: L03P0018 Project Name: Rosemonte (Type 3) Camwest Real Estate Development, Inc. 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten Phone# 425-825-1955 ODES Project Manager: Karen Scharer, Project/Program Manager II Phone# 206-296-7114 · Email: karen.scharer@metrokc.gov Project Location: West of 1481h Ave SE at approximately SE 11 ih St. STR 10-23-05 Parcel # 1023059395 Project Description: This is a request for a subdivision of acres into 25 lots for detached single-family dwellings. The proposed density is 2.6 dwelling units per acre. The lot sizes are predominately 5,050 -5,650 square feet. Permits Requested: Formal Subdivision Department Recommendation to the Hearing Examiner: Approve, subject to conditions REVISED SEPA Threshold Determination (correcting a typing error): Mitigated Determination of Nonsignificance Issued: December 15, 2006 & REVISED December 29, 2006 Date of Public Hearing: March 22, 2007 at 9:30 AM ODES Hearing Room -first floor 900 Oakesdale Ave SW, Renton, WA 98057-5212 The Department of Development and Environmental Services (ODES) will issue a written report and recommendation to the Hearing Examiner two weeks prior to the scheduled public hearing. Persons wishing to receive a copy of the report should contact ODES at the address listed below. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written decision. Any person wishing additional information on this proposed project should contact the Project Manager at the phone number listed above. Written comments may also be submitted to DOES. A public hearing as required by law will be held to consider the approval of this application. If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. Comment/Appeal Procedure on SEPA Threshold Determination REVISED: Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 22, 2007, and be accompanied with a filing fee of $250.00 payable to the King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 22, 2007. The Statement of Appeal shall identify the decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services (DDES) at the following address: DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 Date of Mailing: December 29, 2006 If you have any questions regarding the appeal procedures, please contact the Planner at the phone number listed above. If you require this material in braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 (TTY). You are receiving this notice because our records indicate that you own property within approximately 50 because you requested to receive notice of the decision. • CAMWEST EAST RENTON LLC SARA SLATTEN 9720 NE 120Tll PL·, #JOO KIRKLAND, WA 98034 CLAUSSEN, KIM SR.PROJECT PROGRAM MANAGER DDES/LUSD MS: OAK -DE-0100 CORE DESIGN INC. 14711 NE29THPL,#IOI BELLEVUE, WA 98007 • \ ~ ~L, RICK & DEBRA .·· '~~~" '- ,148TH AVE SE ~\ RENTO'i:J:-~8059 ~~ . DINSMORE, LISA CURRENT PLANNING SUPERVISOR DDES/LUSD MS: OAK-DE-0100 DYE, PETE SR. ENGINEER DDES/LUSD MS: OAK -DE-0100 EGGERT, URSULA 15520 SE 116TH ST. RENTON, WA 98059-6014 GILLEN.NICK WETLAND REVIEW DDES/LUSD MS: OAK-DE-0100 GOLL, SHIRLEY CURRENT PLANNING SECTION DDES/LUSD MS: OAK-DE-0100 L03POOJ8 L03POOJ8 L03P0018 L03POOl8 L03POOJ8 L03POOJ8 L03P0018 L03POOl8 L03POOl8 GRAYES, JOHN LOZIER HOMES 1203 I 14Tll AVE SE BELLEVUE, WA 98004 KC HEARING EXAMINER OFFICE ATTN: GJNGER/MARKA MS YES-CC-0404 LANGLEY, KRIS TRAFFIC REVIEW DDES/LUSD MS: OAK -DE-0 I 00 SCHARER, KAREN PROJECT MANAGER II MS: OAK-DE-0100 DDES/LUSD SEATTLE KC HEAL TH DEPT E. ENVIRONMENTAL HEALTH 14350 SE EASTGATE WAY BELLEVUE WA 98007 TOWNSEND STEVE SUPERVISOR LUIS DOES MS OAK DE 0100 WEST, LARRY GEO REVIEW DDES/LUSD MS: OAK-DE-0100 WHITING KELLY KC DOT RD SERV DIV MS KSC-TR-0231 WHITTAKER BRUCE SR ENGR ERS ODES MS OAK DE 0100 L03POOJ8 L03POOJ8 L03POOJ8 L03POOJ8 L03POOl8 L03POOJ8 L03P0018 L03POOJ8 L03POOl 8 1023059361/L02P0005 ANDERSON PATRICK D+ANGELINE R 14406 SE 116TH ST RENTON WA 98059 1023059366/L02P0005 ATCHISON SEAN P+NICOLLE L 5526 NE 10TH ST RENTON WA 98059 1023059350/L02P0005 BERG BRIAND 12035 148TH AVE SE RENTON WA 98059 1023059360/L02P0005 BRETZKE DANIEL P+FUMILO K 131333RDAVES SEATTLE WA 98144 1123059071/L02P0005 CHILDS KEITH L+RITA K 12004 148TH AVE SE RENTON WA 98059 I 023059346/L02P0005 DAUGHERTY GREG 12201 148TH A VE SE RENTON WA 98056 I I 23059034/L02P0005 ELLIOTT TIMOTHY J\+BARBARA 14855 SE 120TH ST RENTON WA 98059 UAC-FC/L02P0005 FOUR CREEKS UNINCORPORATED AREA COUNCIL PO BOX 3501 RENTON WA 98056 1023059352/L02P0005 GERSPACII DAVID F 965 NILE A VE NE RENTON WA 98059 l l 23059066/L02P0005 HILLS WALTER W 28300 35TH A VE NE ARLINGTON WA 98223 • II23059065/L02P0005 ANDERSON ROBERT PO BOX 353 MAPLE VALLEY WA 98027 1023059246/L02P0005 BASIC VENTURES INC C/0 EXECUTIVE HOUSE INC 7517 GREENWOOD AVE N SEATTLE WA 98103 1023059060/L02P0005 BINDER PATRICIA M 980 HOQUIM AVE NE RENTON WA 98059 0642200010/L02P0005 BROOKS CHRIS & LISA 11524 148TH A VE SE RENTON WA 98059 PL33/L02P0005 CITY OF RENTON • ECONOMIC DEVELOPMENT DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 1123059084/L02P0005 DO STEVEN+NAGATO TAMAKI 5317 NE 4TH CT RENTON WA 98059 I 023059365/L02P0005 ENGBAUM MARK L+KORSMO RENEE M 14522 SE 116TH ST RENTON WA 98059 0638100196/L02POD05 FRANDSEN GARY B 14815 SE 116TH ST RENTON WA 98059 I 023059347/L02P0D05 GERSPACH MICHAEL JOSEPH+LIN 5615 NE 10TH ST RENTON WA 98059 l l 23059053/L02P0005 HOOVER RODDIE 12012 148TH A VE SE RENTON WA 98059 I 023059344/L02P0005 ASPENWOODS ALSO 102305-9058 AND 9435 2007 ADV DEP PD $25,620.84 2008 PLAT NEW MAJOR 029381 00000 0638100210/L02P0005 BEHAN TERRA C 11920 148TH AVE SE RENTON WA 98059 1023059362/LD2P0005 BLANKENSHIP JAMES 14418 SE 116TH RENTON WA 98059 I023059023/L02P0005 CAM WEST EAST RENTON LLC ATTN: ERIC CAMPBELL 9720 NE 120TH PL # I 00 KIRKLAND WA 98034 0638100199/L02P0005 COLLINS LARRY R+TAMMY J 14912 SE 117TH ST RENTON WA 98059 0638100 I 93/L02P0005 DODDS BRIAN+MICHELLE 11249 SE 286TH ST KENT WA 98030 1123059032/L02POD05 F AEHNRICH JARROD 14831 SE 120TH ST RENTON WA 98059 1023059368/L02P0005 GACEK THERESA 2823 16TH AVES SEATfLE WA 98144 0638100215/L02PD005 HARDING ROBERT A 11822 148TH A VE SE RENTON WA 98056 0638100189/L02P0005 1-ISU ROGER TING+LIL Y P 752 BREMERTON PL NE RENTON WA 98059 1023059370/L02P0005 HULL JOHN R 5514 NE 10TH ST RENTON WA 98059 1023059092/L02P0005 KBS DEVELOPMENT CORPORATION 12320 NE 8TH ST# IOO BELLEVUE WA 98005 1123059086/L02P0005 KUBISKY JOHN A 14825 SE 120TH ST RENTON WA 98055 1123059087/L02P0005 MENDOZA ANGEL D+SANCHEZ MOI 12050 148TH A VE SE RENTON WA 98059 • 1023059113/L02P0005 PRUMMER FRANCIS J 12227 142ND A VE SE RENTON WA 98059 I023059188/L02P0005 · REED DA YID NORMAN+BARBARA A 174 NILE PL NE RENTON WA 98059 1023059363/L02P0005 RODENBERG LONNY K 5340 NE I 0TH ST RENTON WA 98059 7708200790/L02P0005 SHAMROCK HIGHLANDS 9720 NE 120TH PL STE I 00 KIRKLAND WA 98034 I 023059093/L02P0005 SMOCK JULIA LEE+ROBERT E 920 HOQUIAM A VE NE RENTON WA 98059 CG2/L02P0005 SUSAN SULLIVAN 24311 SE47TH ST ISSAQUAH WA 98029 • 0638100076/L02P0005 HURLOCKER CHARLES JR+NORMA A 14816 SE 116TH ST RENTON WA 98059 I 023059337/L02P0005 KLEPPEN WYNDI L+ARTHUR L II 11808 142ND AVE SE RENTON WA 98059 0638100192/L02P0005 LAWLER CONSTRUCTION LLC 25015 SE 200TH ST MAPLE VALLEY WA 98038 1023059153/L02P0005 O'HARA THOMAS P+VANEVA A 11441 148TH AVE SE RENTON WA 98059 SD l 3/L021'0005 R. STRACKE, FACILITIES & PLANNING RENTON SCHOOL DISTRICT #403 1220 N 4TH ST RENTON WA 98055 0638100188/L02P0005 RICE DAVID 10418 169TH AVE SE RENTON WA 98059 I 023059357/L021'0005 ROGERS LARRY W 14701 SE 116TH ST RENTON WA 98059 1123059002/L02P0005 SHENK DAVID 12206 148TH A VE SE RENTON WA 98059 SD8/L02P0005 . STEVE CRAWFORD, NEW CONSTRUCTION ISSAQUAH SCHOOL, DISTRICT #411 565 NW HOLLY ST ISSAQUAH WA 98027 0638 IOOI 80/L02P0005 THOROUGHBRED RANCH LLC PO BOX 146 RENTON WA 98055 0638100212/L02P0005 INTERNATIONAL CHURCH OF THE FOURSQUARE GOSPEL 11840 148TH AVE SE RENTON WA 98059 0638100198/L02P0005 KOE RANDOLPH J MARKS SUSAN E PO BOX 2663 RENTON WA 98056 1023059354/L02P0005 MCCLEASE CHRIS E+GWENNA 11625 148TH AVE SE RENTON WA 98059 1023059259/L02P0005 POWERS JACK M+DEN1SE T 12207 148TH AVE SE RENTON WA 98059 1023059353/L02P0005 RAYMOND TIMOTHY D+RA YMOND KIMBERLY J 11615148THAVESE RENTON WA 98059 I 023059391 /L02P0005 RICK BURNSTEAD CONSTRUCTION 11980 NE 24TH ST STE 200 BELLEVUE WA 98005 I 023059364/L02P0005 SCHAUT GEORGE L 10119 SE 206TH ST KENT WA 98031 1023059401/L02P0005 SHEPHERD ROBERT DD +JOAN K 22059 SE 188TH MAPLE VALLEY WA 98038 06381 OOI 97/L021'0005 · SULLIVAN EFFIE 14823 SE 116TH ST RENTON WA 98059 l 137400110/L02P0005 TRAN NGUYET HUU 1020 ILWACO PL NE RENTON WA 98059 0638100195/L02P0005 UEDAAKIRA 14837 SE I I 6TH ST RENTON WA 98059 1023059179/L02P0005 WATERS THOMAS M 12220 142ND A VE SE RENTON WA 98059 0642200020/L02P0005 WIEHOFF ALVERNA J 1612 KENNEWICK AVE NE RENTON WA 98056 • 1023059189/L02P0005 WALTOSZJAMESH 12021 148TH AVE SE RENTON WA 98059 1023059051/L02P0005 WEDGEWOOD AT RENTON INC 1560 140TH AVE NE #JOO BELLEVUE WA 98005 1123059061/L02P0005 WOO RAYMOND 14404 SE 87TH ST NEWCASTLE WA 98059 • 1023059382/L02P0005 WARNES SUELLEN 14620 SE 116TH ST RENTON WA 98059 1023059021/L02P0005 WEGNER BRETI'+MARY K 12211 148TH AVE SE RENTON WA 98059 ----• N•ice of Decision- SEPA Threshold Determination and Department of Development and Environmental Services Land Use Services Division Notice of Recommendation & Hearing 900 Oakesdale Avenue Southwest Renton, Washington 98057·5212 File No.: L03P0018 Project Name: Rosemonte (Type 3) Applicant: Camwest Real Estate Development, Inc. 9720 NE 120th Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten Phone No.: 425-825-1955 DOES Project Manager: Karen Scharer, Project/Program Manager JI Phone No.: 206-296-7114 !:;mail: karen.scharer@metrokc.gov Project Lp.91:1ti¢n: V\/estof1481hAve $!:; at c1pproxin:iately .11ih St. · SfR1oc23so5 Parcel No.: 1'023059395 Project Description: · Thisds a request for a subdivision of 9.35 acres. into 25 lots for detached single4amily dwellings. The proposed density is 2.6 dwelling units per acre. The Jot sizes are predominately 5,050 - 5,650 square· feet. Permits Requested: Formal Subdivision Department Recommendation to the Hearing Examiner: Approve, subject to conditions SEPA Threshold Determination: Mitigated Determination of Nonsignificance Issued: becember15, 2006 Date. of Public Hearing: March 22, 2007 at 9:30 AM DOES Hearing Room -first floor 900 Oakesdale Ave SW Renton, WA 98057-5212 . The Department of Development and Environmental Services (DOES) will issue a written report and recommendation to the Hearing Examiner two weeks prior to the scheduled public hearing. Persons wishing to receive a copy of the report should contact ODES at the address listed below. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written decision. Any person wishing additional information on this proposed project should contact the Project Manager at the phone number listed above. Written comments may also be submitted to DOES. A public hearing as required by law will be held to consider the approval of this application. If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. Comment/Appeal Procedure on SEPA Threshold Determination: Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 11, 2007, and be accompanied with a filing fee of $250.00 payable to the King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 11, 2007. The Statement of Appeal shall identify the decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services (DOES) at the following address: Date of Mailing: December 15, 2006 DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 Mll\N flLE COPY If you have any questions regarding the appeal procedures, please contact the Planner at the phone number listed above. If you require this material in Braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 (TTY). You are receiving this notice because our records Indicate that you own property within approximately 500 feet or because you requested to receive notice of the decision. •• • ' OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 Email: hearex@metrokc.gov April I 0. 2007 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L03P0018 Proposed Ordinance no. 2007-0011 Location: Applicant: ROSEMONTE Preliminary Plat Application West of 148th Avenue Southeast at approximately Southeast I 17th Street, Renton Cam West Real Estate Dev., Inc. represented by Robert Johns, Attorney Johns Monroe Mitsunaga 1601 -I 14th Ave. SE,# 110 Be1levue, Washington 98004 Telephone: (425) 467-9960 Facsimile: ( 425) 451-2818 King County: Department of Development and Environmental Services (ODES) represented by Karen Scharer 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Telephone: (206) 296-7114 Facsimile: (206) 296-7051 SUMMARY OF RECOMMENDATIONS/DECISION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: EXAMINER PROCEEDINGS: Hearing Opened: Continued for Administrative Purposes: Hearing Closed: Approve subject to conditions Approve subject to conditions (modified) Approve subject to conditions (modified) March 22, 2007 ID)@~~~,~ lnJ March 23'.:!~ DEC 2 6 2007 1 • • . ' • L03POO J 8~Rnsemonte 2 The public hearing on the proposed subdivision of Rosemonte was conducted concurrently with the public hearing on the proposed subdivision of East Renton (DOES File No. L02P0005). Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. At 12:31 p.m. the hearing was continued for administrative purposes, to allow for the submission of proposed exh. no. 29, providing proposed text for modifications to the department's recommended conditions. Exhibit 29 was received by the Hearing Examiner on March 22, 2007, and the hearing was declared closed on March 23, 2007. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. ISSUES AND TOPICS ADDRESSED • Recreation area Wetland buffers Surface water drainage SUMMARY: Red-tailed hawks nest Safe walking conditions The proposed subdivision of9.35 acres into 25 lots in the urban area is approved subject to conditions. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Developer: Engineer: STR: Location: Parcel: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Camwest Real Estate Development, Inc. 9720 NE 120'" Place, Suite I 00 Kirkland, WA 98034 Contact: Sara Slatten 425-825-1955 Triad Associates 12112 115'" Ave NE Kirkland, WA 98034 Contact: Gerry Buck 425-821-8448 10-23-05 West of 148'" Ave SE and south of SE I 17'" St., if extended 1023059395 R-4 9.35 acres 25 Approx11nately 2.6 units per acre Approximately 5,300 square feet in size Single Family Detached Dwellings ,, L03 POO 18-Roscmonte Sewage Disposal: Water Supply: Fire District: School District: City of Renton Water District# 90 City of Renton .Issaquah School District Complete Application Date: July 8, 2003 3 2. Except as modified herein, the facts set forth in the King County Land Use Services Division's preliminary report to the King County Hearing Examiner for the March 22, 2007, public hearing are found to be correct and are incorporated herein by this reference. The LUSD staff recommends approval of this subdivision, subject to conditions. 3. Development of this subdivision may affect, and lead to the abandonment of, a red-tailed hawks nest on the adjacent property to the south (proposed subdivision of East Renton). The red-trailed hawk is not an endangered or threatened species, and no protection of the red-tailed hawk is afforded by law or the King County Code within the designated urban area of King County. 4. The applicant has submitted a revised recreation plan for this subdivision and the adjacent plat of East Renton ( exh. no. 26). This plan would provide adequate area within Tract B, a trail adjacent to proposed Jot 11, and within Tracts C, G and E and a proposed trail in the adjacent plat of East Renton, to serve these plats jointly with well conceived amenities for recreation and open space, consistent with the requirements of the King County Code. To the extent that a portion of the recreation area necessary to meet the requirements for this plat is located on the East Renton Plat property, that variation from KCC 21 A.14.180 can be corrected by boundary line adjustment or recording the two plats as a single plat, ifDDES determines that it is necessary to do so. 5. Wetland buffers within this subdivision will need to be modified, utilizing the buffer averaging provisions of the critical areas code, to accommodate the proposed alignment of 145th Avenue Southeast in the vicinity of the south property line. 6. The proposed subdivision will provide for safe walking conditions for students who will walk to Apollo Elementary School on southeast I 17th Street by constructing urban improvements to 148th Avenue Southeast from the plat to Southeast I 17th Street. A school crosswalk (crossing 148th Avenue Southeast) is located on the north side of Southeast I 17th Street, where an existing walkway is used by students to travel along the north side of Southeast I 17th Street, east from 148th Avenue Southeast to the school. This crosswalk also serves students walking from the area north of Southeast I 17th Street. Consequently, the crosswalk should be maintained north of Southeast I 17th Street, unless it is physically impractical to do so because of constraints resulting from the topography within the right-of-way for 148th Avenue Southeast, south of Southeast I 17th Street. If those constraints preclude extending curb, gutter and sidewalk from this plat to the north side of Southeast I 17th Street, the crosswalk can be relocated to the south, and improvements made on the east side of 148th Avenue Southeast extending north from the relocated crosswalk to Southeast I 17th Street. 7. The conceptual review of drainage plans has shown that there are no downstream impacts likely to occur from development of the subject property if Level I tlow control and basic water quality treatment improvements are designed and constructed in accordance with the 1998 King County • L03POO l 8-Roscmonte 4 Drainage Manual. The final drainage plan will include calculations to assure that the capacity of drainage facililles and discharge rates will be consistent with those flow control standards. CONCLUSIONS 1. If approved subject to. the conditions recommended below, the proposed subdivision will comply with the goals and objectives of the King County Comprehensive Plan, subdivision and zoning codes, and other otlicial land use controls and policies of King County. 2. If approved subject to the conditions recommended below, this proposed subdivision will make appropriate provision for the public health, safety and general welfare, and for open spaces, drainage ways, streets, other public ways, transit stops, potable water supply, sanitary waste, parks and recreation, playgrounds, schools and school grounds and safe walking conditions for students who only walk to school; and it will serve the public use and interest. 3. The conditions for final plat approval recommended below are in the public interest and are reasonable and proportionate requirements necessary to mitigate the impacts of the development upon the environment. 4. The dedications of land or easements within and adjacent to the proposed plat, as required for final plat approval or as shown on the proposed preliminary plat submitted by the Applicant on March 31, 2006 and the conceptual recreation plan submitted March 22, 2007 (exh. 26), are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. 5. No provisions are required to be made by this subdivision for the protection of the red-tailed hawks nest(s) on the site. 6. The proposed conceptual recreation plan submitted as exh. no. 26 is a reasonable and appropriate plan to serve the plats of East Renton and Rosemonte jointly. Minor alterations may be made in the final design and review by DOES, and boundary adjustments, if necessary, may be made to comply with provisions of KCC 21 A.14.180-200. 7. Revisions to the wetland buffers will be necessary to comply with the provisions of the King County Critical Areas Code, to permit construction of 145th Avenue Southeast in the vicinity of the south property line. 8. In order to provide for safe walking conditions for students walking from this development to Apollo Elementary School, urban improvements must be made to 148th Avenue Southeast north from the proposed plat to the north side of Southeast I 17th Street. These improvements should be made to the west side of 148th Avenue Southeast to the extent it is feasible to do so. In the event it is not practical to construct improvements extending to the existing crosswalk located at the north side of Southeast 117th Street, a crosswalk may be established south of Southeast I 17th Street and a safe walkway provided on the east side of 148th Avenue Southeast from the new crosswalk to the north side of Southeast I 17th Street. ,, .. L03P0018-R(1St:1ll()l1te 9. Calculations for surface water detention facilities shall assure that the release of stom1 water from the site does not exceed the rates allowed by the 1998 King County Drainage Manual for achieving Level I !low control. DECISION The proposed preliminary plat of Rosemonte as revised and revised and received on March 3 I, 2006 is approved, subject to the following conditions of final plat approval: 5 1. Compliance with all platting provisions of Title 19A of the King County Code. Actual final recording of the plat of Rosemonte/L03POO 18 shall either occur subsequent to or concurrent with the recording of the Plat of East Renton/L02P0005. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the base density and minimum density requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-4 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Any/all plat boundary discrepancy(ies) shall be resolved to the satisfaction of ODES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus. an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. 4. The applicant must obtain final approval from the King County Health Department. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended ( 1993 KCRS). 6. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire !low standards of Chapter 17.08 of the King County Code. All future residences constructed within this subdivision are required to be sprinklered (NFPA 130) unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement, driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. The road width requirement applies lo both on-site access and roads accessing the subdivision. L03POO I 8-Rosemonte 6 Storm Drainage 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as ·shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval, which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual. DOES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DOES Engineering Review shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DOES and/or the Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file." d. Storm water facilities shall be designed using the KCRTS level one flow control standard. Water quality facilities shall also be provided using the basic water quality protection menu. The size of the proposed drainage tracts may have to increase to accommodate the required detention volumes and water quality facilities. All runoff control facilities shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for recreation space in accordance with KCC 21A.14.180. e. The applicant has received approval for a drainage adjustment application regarding the proposed shared facility detention pond. The adjustment decision is contained within file number L04VOI03. During final review of the engineering plans, all applicable conditions of the adjustment approvals shall be satisfied. f. As stated in the drainage adjustment decision, the detention pond shall be designed using the Level I flow control standard and basic water quality standards are required for design of the drainage facility. !fa wet pond facility is provided for water quality, the design shall comply with the 3: I flow length ratio as outlined on page 6-72 in the drainage manual. -· . '' L03POO 18-Rosemonte g. As required by Special Requirement No. 2 in the drainage manual, the I 00-year floodplain boundaries for the onsite wetlands shall be shown on the final engineering plans and recorded plat. Access/Roads 8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: 7 a. During preliminary review the applicant submitted a road variance application (File No. L06V0042), regarding the sag vertical curve and substandard stopping sight distance along the plat frontage. In response to the variance application, the King County Road Engineer provided a decision letter dated June 20, 2006 which approved the variance based upon required illumination for the sag curve on 148 1 • Ave SE. The final road improvements and design plans for the project shall demonstrate compliance with all applicable conditions of approval as stated in the variance decision. b. 148'" Avenue SE shall be improved along the frontage as an urban collector arterial including all design criteria from the road variance decision. In accordance with KCRS 2.02, the curb location shall be designed at 22-feet from the road crown to provide full width travel lanes and a bike lane. The preliminary design plan for Rosemonte shows road grading extending outside the right-of-way on the east side of 148'" Ave SE. During final engineering review, the applicant shall acquire easements for any proposed construction on private property or provide an alternative design which is acceptable to King County for road construction within the existing right-of-way. If desired by the applicant, the road frontage improvements for Rosemonte may be satisfied by development of the East Renton plat. c. The proposed loop road within the subdivision (SE 118'" St.) shall be improved as an urban subaccess street. d. Tract A shall be improved as a private joint use driveway serving a maximum.of two lots. The serving lots shall have undivided ownership of the tract and be responsible for its maintenance. As specified in KCRS 3.0IC, improvements shall include an 18 foot paved surface and a minimum tract width of 20 feet. Drainage control shall include a curb or thickened edge on one side. e. Street trees shall be included in the design of all road improvements and shall comply with Section 5.03 of the KCRS. · f. Street illumination shall be provided along the plat frontage for arterial streets in accordance with KCRS 5.05. g. The proposed road improvements shall address the requirements for road surfacing outlined in KCRS Chapter 4. As noted in section 4.0IF, full width pavement overlay is required where widening existing asphalt, unless otherwise allowed by King County. L03POO 18-Rosernonte 8 h. 148'" Ave SE is classified an arterial street which may require designs for bus zones and tum outs. As specified in KCRS 2.16, the designer shall contact Metro and the local school district to determine specific requirements. 1. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS 1.08. 9. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 10. The plat plan for Rosemonte shows a retaining wall associated with 145'" Ave SE which extends into the BSBL for the wetland buffer. During engineering review for East Renton, a revised road alignment and grading plan shall be provided which demonstrates that road construction within Rosemonte will comply with applicable sensitive area codes. The revised road design and grading plan may result in modification or loss of lots as shown on the preliminary plat. Alternatively, the applicant may seek approval to use buffer averaging as a means to revise the location of the buffer and BSLB to achieve code compliance. 11. There shall be no direct vehicular access to or from 148'" Ave SE from those lots which abut it. A note to this effect shall appear on the engineering plans and the final plat. 12. on:site access to the subdivision shall be over a full-width, dedicated and improved road which has been accepted by King County for maintenance. If the proposed access road has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. 13. The applicant shall provide a safe walking access to Apollo Elementary School with urban improvements along the west side of 148'" Ave NE to the existing crosswalk on the north side of SE 117'" St. This improvement includes urban frontage improvements along property frontage of the Plat of East Renton, north of SE I 19th Street, as well as urban improvements along frontage of Rosemonte and urban improvements north to the existing crosswalk on the north side of SE 117'" St. ln the event it is not practical to construct urban improvements on the west side of 148th Avenue Southeast extending to the existing crosswalk, a new crosswalk may be established south of Southeast I 17th Street and a safe walkway provided on the east side of 148th Avenue Southeast from the new crosswalk to the north side of Southeast I 17th Street. This alternative may use a graded surface on the east side of 148th Ave SE to ensure that school-age pedestrians are provided an acceptable-width walkway surface behind the curbing. The walkway shall be designed to the satisfaction of the school district and DDES. Mitigation/Impact Fees 14. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at the final plat recordmg, or (2) pay the MPS fee at the time of building permit issuance. lfthe first L03 POO 18-Rosemonte 9 opt10n is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. I 5. Lots within this subdivision are subject to King County Code 21 A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to the recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building pennit issuance. Wetlands 16. Preliminary plat review has identified specific requirements which apply to this project as listed below. All other applicable requirements from K.C.C. 21 A.24 shall also be addressed by the applicant. a. The Class 2 wetland shall have a minimum SO-foot buffer of undisturbed vegetation as measured from the wetland edge. b. Sensitive area tract(s) shall be used to delineate and protect sensitive areas and buffers in development proposals for subdivisions and shall be recorded on all documents of title of record for all affected lots. c. Buffer width averaging may be allowed by King County if it will provide additional protection to the wetland/stream or enhance there functions, as long as the total area contained in the buffer on the development proposal site does not decrease. In no area shall the buffer be less than 65 percent of the required minimum distance. To ensure such functions are enhanced a mitigation plan will be required for the remaining on-site sensitive areas. An enhancement plan shall be submitted for review during engineering review. d. A 15-foot BSBL shall be established from the edge of buffer and/or the sensitive areas Tract(s) and shown on all affected lots. e. To ensure Jong term protection of the Sensitive Areas a split-railed fence ofno more than 4 feet in height shall be installed along the Sensitive Area Tract boundaries in the area of proposed lots. Sensitive Area signs shall be attached to the fence at no less than I 00 foot intervals. f. If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21 A.24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DOES Senior Ecologist's satisfaction, the perfonnance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period L03POO 18-Rosernontc to guarantee the success of the mitigation. The applicant shall be responsible for the installation. maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. 10 g. Prior to commencing construction activities on the site, the applicant shall temporarily mark sensitive areas tract(s) in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive areas are completed. h. During engineering plat review the applicant shall provide a wetland hydrology analysis to demonstrate how the wetland hydrology will be maintained post-construction. 1. Detention out-fall structures maybe permitted within the wetland/stream buffers, however, structures shall be located in the outer edge of the buffer, if possible. All buffer impacts shall be mitigated. 17. Development authorized by this approval may require other state and/or federal permits or approvals. It is the applicant's responsibility to correspond with these agencies prior to beginning work on the site. 18. During engineering review, the plan set shall be routed to the sensitive areas group to determine if the above conditions have been met. Geotechnical 19. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in KCC 21A.06.415). The delineation of such areas shall be approved by a DOES geologist. The requirements found in KCC 21 A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. 20. The geotechnical work for this project shall be accomplished in accordance with recommendations presented in the geotechnical engineering report dated April 23, 2003 by Associated Earth Sciences, Inc. a. Structural fill placement shall be continuously monitored and approved in writing by the project geotechnical engineer or engineering geologist. b. After excavation and prior to structural fill or foundation placement, all bearing soils shall be inspected and approved in writing by an experienced geotechnical engineer or engineering geologist. c. Structural fill placed for improved areas such as pavements or floor slabs shall be compacted to at least 95 percent of the maximum dry density by ASTM test designation D-1557 (Modified Proctor) or as recommended by the project geotechnical engineer or engineering geologist. d. All pile foundation installations shall be continuously monitored by a registered geotechnical engineer or a licensed engineering geologist for compliance with an L03POO I S~Rosemonte approved plan and the geotechnical report. Compliance and approval of the pile foundation installation shall be documented in a report to the King County stte or building inspector. 11 e. The location and height of any proposed rockeries or retaining walls shall be shown on the engineering plans. f. Any created fill slope that is 40 percent or steeper and IO feet or greater in vertical height shall be subject to a 50-foot wide buffer plus a 15-foot wide setback area from its top, toe and sides. This buffer may be reduced to IO feet with a satisfactory evaluation by a registered geotechnical engineer or licensed engineering geologist. g. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in KCC 21 A.06.415). The delineation of such areas shall be approved by a DDES geologist. The requirements found in KCC Sensitive Area 21 A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. 21. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. L03POO 18-Rosemonte 12 Recreational Area 22. The plat design shall be revised to provide the minimum suitable recreation space consistent with the requirements of K.C.C. 2 IA.14.180 and K.C.C. 21 A. 14.190 (i.e., mmimum area, as well as, sport court[s], children's play equipment, picnic tablefs], benches, etc.), as shown on hearing exh. no. 26. Other a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES prior to or concurrent with the submittal of engineering plats. b. A perforrnance bond for recreation space improvements shall be posted prior to recording of the plat. c. Modify the plat, as needed to comply with KCC 21A.14.180.F, as shown in hearing exh. no. 26 for the plat of East Renton (DOES File No. L02P0005). 23. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s), which combine usage of the recreation area of the plat of East Renton (ODES File No. L02PD005) and this plat, as shown in hearing exh. no. 26 for the plat of East Renton. 24. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21 A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street'right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation deterrnines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. L03 POO 18-Rosemontc 13 f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 148'" Ave SE is on a bus route. If 148'" Ave SE is a bus route, the street tree plan shall ~!so be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. 1. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. 25. The engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon the well(s) pursuant to requirements outlined in the Washington Administrative Code (WAC 173-160). SEPA 26. The following have been established by SE!' A as necessary requirements to mitigate the adverse environme~tal impacts of this development. The applicants shall demonstrate compliance with these items prior to final approval. ( I.) To mitigate the significant adverse impact the plat of Rosemonte will have on the intersections of SR 900/148'" Ave SE and SR 900/164'" Ave SE, the applicant shall install, either individually or in ,onjunction with other development projects in this area, the following improvements at the SR 900/148'" Ave intersection: • A traffic signal, and • Eastbound and westbound left turn lanes The design for the SR 900/148'" Ave intersection improvements shall be approved by the Washington State Department of Transportation (and by King County to the extent such improvements are located in County right-of-way). In addition, at a minimum, the existing entering sight distance looking east for the north and south legs of the intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the intersection 'improvements. Documentation shall be submitted to show this requirement is met. All construction work associated with the intersection improvements shall be completed between April I" and September 30'". This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of the installation of the above-noted intersection improvements prior to final plat approval, the applicant may post a financial guarantee with WSDOT which assures the installation of these improvements within two years of the recording ofRosemonte. ln this L03POO l 8-Rosc111011tc event, intersection improvement design must be approved by WSDOT prior to King County approval of the engineering plans for Rosemonte. 14 If the above-noted intersection improvements have already been made by others prior to the recording of Rosemonte, or a financial guarantee has been posted by others which assures the installation of these improvements, then the applicant for Rosemonte shall pay a pro-rata share dollar amount to the developer who has made the improvements or "bonded" for the improvements, in an amount proportional to the impacts ofRosemonte. The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation shall be provided by the · Rosemonte applicant to the King County Land Use Services Division to show this payment has been made, prior to final plat recording. The pro-rata dollar amount to be paid shall be based on the following: • The final Rosemonte lot count • The trip distribution for Rosemonte • The total trips contributed to the intersection of SR 900.148'" Ave by the plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02POO 14), Rosemonte (aka Ironwood -L03POO 18), Martin (L05POO 19) and any future land use applications submitted to King County for which compliance with the King County Intersection Standards (KCC 14.80) is required at either the SR 900/148'h Ave intersection, or the SR 900/164'" Ave High Accident Location. In the event that either King County or WSDOT adopts a formal "latecomer's" system prior to final plat recording, that system may be followed in lieu of the approach described above, at the discretion of the applicant, as Jong as at a minimum there is a financial guarantee which assures the above-noted intersection improvements will be installed within two years of the date of recording of the plat of Rosemonte. [Comprehensive Plan Policy T-303 and King County Code 21A.28.060A) (2.) Documentation shall be provided to demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) is available on the east leg of the SR 900/148'" Ave intersection. The intersection shall be modified by the applicant, if necessary, so that this stopping sight distance requirement is met on the east leg. In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east of 148'" Ave., to maximize the entering sight distance for the north and south legs of the intersection. [Comprehensive Plan Policy T-303 and King County Comprehensive Policy T-303 and King County Code 21A.28.060A] ORDERED this 10th day of April, 2007. James N. O'Connor King County Hearing Examiner pro te111 L03 POO 18-Rosemonte TRANSMITTED this 9th day of April, 2007, to the parties and interested persons of record: Robert L. Anderson PO Box 353 Maple Valley WA 98038 Claudia Donnelly . 10415 -147th Ave. SE Renton WA 98059 Ralph Hickman 9720 NE I 20th Pl. # I 00 Kirkland WA 98034 Seattle KC Health Dept. E. Dist. Environ. Health 14350 SE Eastgate Way Bellevue WA 98007 Lisa Dinsmore DDES/LUSD MS OAK-DE-0100 Shirley Goll DDES/LUSD MS OAK-DE-0100 ' Steve Townsend DDES/LUSD MS OAK-DE-0100 Bruce Whittaker DDES/LUSD MS OAK-DE-0100 Cam West Devel., Inc. Attn: Sara Slatten 9720 NE I 20th Pl. # I 00 Kirkland WA 98034 Renee & Mark Engbaum 5424 NE I 0th St. Renton WA 98059-4386 Robert D. Johns Johns Monroe Mitsunaga 1601 -I 14th Ave. SE,# 110 Bellevue WA 98004 Triad Associates 12112-1!5thAveNE Kirkland WA 98034 Peter Dye DDES/LUSD MS OAK-DE-0100 Kristen Langley DDES/LUSD MS OAK-DE-0100 Larry West DDES/LUSD MS OAK-DE-0100 NOTICE OF RIGHT TO APPEAL Kristine & Keith Childs 12004 -148th Ave. SE Renton WA 98059 John Graves Lozier Homes 1203 I 14th Ave. SE Bellevue WA 98004 Rebecca Lind City of Renton, EDNSP 1055 S. Grady Way Renton WA 98057 Kim Claussen DDES/LUSD MS OAK-DE-0100 Nick Gillen DDES/LUSD MS OAK-DE-0100 Karen Scharer DDES/LUSD MS OAK-DE-0100 Kelly Whiting KC DOT, Rd. Srvcs. Div. MS KSC-TR-0231 15 In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of $250.00 (check payable to King County Office of Finance) 011 or before April 24, 2007. If a notice of appeal is filed, the original and six (6) copies of a written appeal statement specifying the basis for the appeal and argument in support of the appeal must be filed with the Clerk of the King County Council 011 or before May I, 2007. Appeal statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal. Filing requires actual delivery to the Office of the Clerk of the Council, Room 1025, King County Courthouse, 516 3'' Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the L03POO 18-Roscmonte 16 applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. !fa written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF THE MARCH 22, 2007, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L02P0005 James N. O'Connor was the Hearing Examiner in this matter. Participating in the hearing were Karen Scharer, Pete Dye and Kristen Langley, representing the Department; Robert Johns representing the Applicant; and Renee Engbaum. Exhibit No. I Exhibit No. 2 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. 10 Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 DDES file L02P0005 DDES preliminary report for L02P0005, prepared 12/29/2006 with attachments as follow: 2.1. Plat Map w/66 Lot Plat Design 2.2. City of Renton Sewer Availability 2.3. Road Variance/L03V0049 2.4. Surface Water Management Variance/L02V0089 2.5 Surface Water Management Variance/L04V0103 2.6. Density Calculations w/R-4 zoning 2.7 Recreation cross section for Tract G (previously labeled Tract C) Application for land use permit no. AO 1 P007 l received 4/3/2002 Environmental checklist received 4/3/2002 Revised SEPA Mitigated Determination ofNonsignificance, date of revised issuance: 12/29/2006 Affidavit of posting of Notice of Application indicating posting date of 5/3/2002. received by ODES on 5/3/2002 Revised Site plan (66 lot preliminary plat map) received 3/17/2006 Assessor's maps (2) SE 10-23-05 & SW 11-23-05 Revised Level I Downstream Analysis by Triad & Associates, received 11/24/2004 Traffic Impact Analysis by Gary Struthers Associates received 4/3/2002 Request for School Information form from the Issaquah School District, received 4/25/2002 King County Certificate of Water Availability, received 4/03/2002 Vicinity Map for L05POO 19, L03POO 18 & L02P0005, prepared by KC staff on 3/19/2007 ODES Field Report and GlS Information dated 5/1/2002 L03POO 18-Roscmonte 17 Exhibit No. 15 Exhibit No. 16 Exhibit No. 17 Exhibit No. 18 Exhibit No. 19 Exhibit No. 20 Exhibit No. 21 Exhibit No. 22 Exhibit No. 23 Exhibit No. 24 Exhibit No. 25 Exhibit No. 26 Exhibit No. 27 Exhibit No. 28 Exhibit No. 29 JNOC:gao L03POOl 8 RPT Revised Wetlands Determination and Habitat analysis by C. Gary Schulz dated 9/12/2002 Watertype/stream Classification Survey comments from Washington Trout, dated 10/15/2004 Drainage outfall report by Associated Earth Sciences, Inc., dated 9/24/2002 Boundary line adjustment proposal with attached map, dated 5/3/2004 Not entered Response to East Renton Transportation Comments by Gary Struthers Associates, Inc., dated 1/23/2003 Washington State Department ofTranportation comments regarding Traffic Impact Analysis, dated 11/13/2002 Letter from Claudia Donnelly dated 6/13/2003 regarding basin plan, with 2 attachments Note from Claudia Donnelly with attached copy of 11/12/03 newspaper article regarding transportation model City of Renton comments, regarding sewer service, dated 3/28/2002 Revised language for Condition 6 Conceptual recreation plan by Triad Associates Revised preliminary plat received March 22, 2007 Letter from Renee and Mark Engbaum dated March 22, 2007, with attached map indicating the location of their property Revisions to Conditions 20, 21 and 22 , . • ® King Coumty DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND.USE SERVICES DIVISION KING COUNTY, WASHINGTON PRELIMINARY REPORT TO THE HEARING EXAMINER · March 22, 2007 -PUBLIC HEA~ING AT 9:30 A.M. DDES Hearing Room 900 Oakesdale Avenue Southwest Renton, WA 98057-5212 . Phone: (206) 296-68!)0 PROPOSED PLAT OF ROSEMONTE FILE HO: L03P0018 PROPOSED ORDINANCE NO: 2007.0011 A. SUMMARY OF PROPOSED ACTION: This is a request for a subdivision of 9.35-acres into 25 lots for detached single- family dwellings. The proposed density is 2 .6 dwelling units per acre based on · gross area. Based on. net bulidabl_e area of 4.64 acres density in the buildabie· · area is 5.39 dwellings per acre. The lot sizes are predominately 5,050.-5,650 square feet. See Attachment 1 for a copy of the proposed plat map. This plat is adjacent to the Plat of East-Rentlon/L02P0005 which is currently under review by DOES and Is scheduled for hearing concurrently with Rosemonte. B. GENERAL INFORMATION: : Developer: . Engineer: STR: Location: Parcel: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: · Sewage Disposal: Weiter Supply: Fire District: School District: Camwest Real Estate Development, inc. 9720 NE 120~ "Place, Suite 100 Kirkland, WA 98034 Contact Sam Slatten 425-825-1955 Triad Associates 12112 115'" Ave NE Kirkland, WA 98034 Contact: Gerry Buck 425-821-8448 10.23;05 West of 148"' Ave SE and south of SE117" St., ff extended 1023059395 R-4 9.35 acres· 25 Approximately 2.6 units per acre Approximately 5,300 square feet In size Single Family Detached Dwellings City of Renton Water District # 90 City of Renton Issaquah School District Complete Application Date: July 8, 200_3 C, HISTORY/BACKGROUND: The Subdivision Technical Committee (STC) of King County has conducted an on- site examination of the subject property. The STC has discussed the proposed development with the applicant to clarify technical details of the application, and to determine the compatlbllity of this project with appliCable King County plans, codes. and other official documents regulating this development. As a result of preliminary discussions, the applicant presented tho Technical Committee with numerous revisions with the most recent plat revision on March 17, 2006. The modmcat/ons from·the Initial submittal include: • · Revised entrance to the plat , Revised location of recreational space • Clarlftcatlon of the sidewalk Improvements to be constructed along frontage end within the plal · • Adjustment to the.buffer and BSBL lines associated with the on site wetlands. • Revised plat boundaries, eliminating the far west portion (2+ acres) from the plat apptlcatlon. Boundary revision was completed under file L04L0055 and recorded unde'r # 20041223900001. The purpose of the boundary adjustment was to separate that portion of the site annexed Into the City of Renton under Ordinance 5147, effective on July 6, 2005. • SWM Adjustment L02V008Q approved allowing the diversion of runoff to a single facility. • Subsequently SWM Adjustment L04V0103 was approved 3/24/05 for shared facility concept of the northeast corner of East Renton to utilize eastern drainage facility in Rosemonte. • Road Variance L03V0049 approved 10/20/2004 tor a 620 -toot vertical curve with 455 feet of stopping sight distance. utilizing a two-foot target. AddtUonally approved Is the slight grade break (under 1 % ) at .the north end of the vertical curve. D. THRESHOLD DETERMINATJON OF ENVIRONMENTAL SIGNIFICANCE: Pursuant to the State Environmental Polley Act (SEPA), RCW 43.21C, the responsible offlclal of tuSD issued a mltigatod threshold determination of non- significance (MONS) for the proposed development on December 15, 2006. This detem,lnatlon was based on the review of the environmental checklist and other pertinent documents, rasultlng In the conclusion that the proposal would not cause probable significant adverse Impacts on the environment proylded mitlgaHons measures are Implemented. Subsequently, staff recognized Incorrect references to other subdivisions and Issued a REVISED MONS on December 29, 2006 referencing the following mitigations: 1. To mitigate the significant adverse Impact the plat of East Renton will have on the Intersections of SR 900/148"' Ave SE and SR 900/164°' Ave SE, the applicant shall Install, either Individually or in conjunction with other development projects In this area, the following Improvements at tha SR 9001148°' Ave Intersection: • A traffic signal, and · • Eastbound and westbound left turn lanes FILE NO L02P0005 Page 2 Intersection improvements shall be completed between April 1'1 and September 30th. This seasonal restriction Shall be dearly shown on the final engineering plans. ·1n lieu of the installation of Iha above-noted inlersecUon improvements·prlor to final plat approval, the applicant may post a financial guarantee with WSDOT whl~h assures the installation of t~ese Improvements within two years of the recording of Rosemonte. In this event, Intersection Improvement design must be approved by WSDOT prior to King County approval of the englneoring plans for Rosemonte. Jf the above-noted /ntersecUon Improvements have already been made by others. prior to the recording or Rosemonte, or·a financial guarantee· has been posted by others which assures the installation of these lmprovemen.ts, then the applicant for Rosemonte shall pay a pro~rata share dollar amount to the developer who has made the Improvements or •bonded• ror the improvements. Jn an amount proportional to the Impacts or Rosemonte. Tho pro-rata share dollar amount to be paid shall be set by WSOOT, and documentation shall be provided by lhe Rosemonte appllcant to th9: King County Land Use Seivlces.Divfslon to show.this pay'ment has been made, prior to fll'lal plat_ r.ecordjng. The pro-ra4'1 dollar amount to be paid shall be based on the following: • The final Rosemonte lot count , The trip dlslr1bullon for Rosemonte . • The total trips conbibuted to the Intersection ot SR 900.148 111 Ave by the plats of Aster Park (LOOP0024), Stone Ridge QL99P3008), East Renton (L02P0005), Shamrock (L02P0014). Rosemont• (aka Ironwood -L03P0018), Martin {L05P0019) and any future land use applications submitted to Klng County for which compliance with the Klng County Intersection Standards (KCC 14.80) Is required at either the SR 900/148"' Ave lntersecOOn, or the SR 900/1641h Ave . High A09ldent Location. · • · · In the event that either King County or WSDOT adopts a formal •1atecomer's" system prior _to final plat recording, that system may be followed In lieu of the approach described above, et the discretion of the applicant, as long as at a mJnlmurn there Is a finan,;Jal guarantee which.assures the above-noted intersection improvements will be installed within two years of the dale of recording of the plat of Rosem_onte. [Comprehensive Plan Polley T-303 and King County Code 21A.28.060A] - 2. Documentation shall be provided ta demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) Is avaiable on the east log of tho SR 900/148• Ave lntarnection. The Intersection shaR be modified by Iha appllcan~ if necsssary, so that this stopprng sight distance requirement Is met on the east leg. In addi.tion, the applicant shall clear V<>Q•tation within the right-of-way along SR_ 900, east of 1481h Ave •• to maximize the entering sight distance for1he north and south legs of the Intersection. [Comprehensive Plan Polley T-303 and Klng County Comprehensive Polley T-303 end King County Code 21A.28.060AJ An environmental Impact statement (EIS) was not required as a result of Issuing the MONS. The appeal period for the revised threshold determination ends at the close of business on January 22, 2007. The specific mitigation measures have been incorporated as part of tho applicant's proposal and are Included In the list of recommended conditions of preliminary approval. Agencies, affected Native American tribes and the public are offered the opportunity to comment on or appeal the determination until January 22, 2007.· E. AGENCIES CONTACTED: 1. King Cqunty Department of Natural Resources and Parks: Comments are Incorporated In the discussion In this report regarding wildlife. 2. King County Fire Protection Engineer. Fire protection engineering preliminary approval has been granted subject to the standard code requirements and requirement for sprlnklertng of homes unless higher standards for road improvements are met. 3. ls~aquah School District: The commen1s from this district have been incorporated Into this report. FILE NO L03P0018 Page 3 ,. 4. · · King County Water Dis1rlc1 #90: The comments from this dlslricl have been incorporated into this report. 5. City of Renton (sewer provider): See Attachment 2. 6. METRO: No response. 7. Washington State Departmenl of Ecology: No response. 8. Washington State Department of Fish and Wildlife: No response. 9. Washington State Department of Natural Resources: No Response 10. Washington State Department of Transportation: The comments from WSDOT have been Incorporated Into the SEPA TD and in this report. F. NATURAL ENVIRONMENT: 1. Topography: The site slopes from the southeast d.own to the west and · northwest with an overall elevation change of approximately 35 feet across the -site. Slopes 20-30 percent predominately are In areas north and west of proposed lots. 2. SoUs: Two types of surfaces soils are found on this site per King County Soil Survey, 1973. · a. The southeast 2/3rds of the sit& Is classified as AgD -Alderwood gravely, sandy loam; 15-30% slopes. Runoff Is medium and the erosion hazard Is severe. This soil has a severe limlt•tlon for foundations due to slope, and a moderate slippage potential. It has severe limitations for septic tank flher fields due to very slow permeability In the substratum. b. The northwest 113"' of the site ls classified as AqB -Alderwood gravely: sandy loam; 0-6% slopes.· Runoff is slow and the erosion hazard Is slight. This soil type has a moderate !Imitation for low building foundalions due to • · seasonally high water table, and severe limitations for septic tank filterilelds · due to very slow permeability in the substratum. Soll exploration was preformed by Associated Earth Sciences, Inc. In April of 2003 and gaotechnlcal study was prepared April 23, 2003. This study states that there Is 2-10 feat offlll In the area proposed as Lots 10-16 and the north third of Lots 17 -20. This fill matartal Is not suitable for foundation support due to lhe loose state and presence of scattered organic matertal. The recommendation of th<i report Is that •. deep foundation system be used to support structures. A layer of organic material up to 1.5 feet deep.was also found In the remaining test pits and is n~t .suitable for foundations. The report recommends that these top soils be removed. Recommendations were also provided to reduce the potential for erosion on the site (see page 10 -11 of the study). 3. Wetland/streams: A wetlandfstream report was prepared by AlderNW:dated April 28, 2003. The wetland Identified as Wetland A In the report Is labeled on the 3/8/06 plat plan as Wetland Band Is classified as a Class 2 Wetland. This wetland-is part of a wetland system exceeding one acre in size, ·includes forested area. and is · part of the headwaters of Honey Creek. It Is· noted that on the far west side of the wetland Is a seasonal Class 3 stream. -Presence of this stream does not requ1re that · there be additional buffers east of the wetland. Some buffer averaging Is proposed along the east side of the on,stta wetland. The plan for subdivision has been determined not to comply.with sensitive area provisions. A retaining wall west of 145~ Ave. SE presently Is deslgn_ed with a location in a BSBL. Code does not permit sll\lctures In the BSBL, therefore the FILE NO L03P0018 Page 4 applicant will either need to shift the s1reet east so that the retaining wall is outside of the BSBL (this would change the street alignment of 145~ Ave SE) or instead propose additional buffer averaging In Rosemonte to allow the BSBL to be shifted west. According to the Conservation District maps, the site Is characterized by a high water table. The site lies within the Honey Creek subbasin of the May Creok drainage basin. 4. Vegetation: The west third of the site is heavily wooded with a second and third-growth mixture of coniferous arid broad-leafed trees native to the Pacific Northwest. Within the wetland itself, there is predominately Red Aider. The remaining portion of the site (southeast 2/3rds) is primarily covered In pasture grasses. Scattered evergreen/deciduous trees and brush occur in limited n·umbers. 5. Wlldl~e: Two Red Tall Hawk Nests were identified back In 2001 on the East Renton property .. The applicant hes ·proposed on the most recent plat plan location of tots approximately 220 feet from the nest. Such birds are not listed as threatened or endangered species nor are they protected In the Urban Area of King County. other smell birds and animals undoubtedly inhabit this site; and larger species may visit this site on occasion, however, the population of species is limited due to · · Increased nearby development. 6. · Mapped Sensitive Areas: The SenslHve Areas Map Folio Indicates that there ls a wetland which crosses over from this property onto the property to the north and south and area of erosion ha~rd on the north central portion of the site. G. :NEIGHBORHOOD CHARACTI;RISTICS: The property lies in southeast King County, north of the City of Renton on the west side of 146~ Ave SE which provides arterial access to the site. The site is designated · as Urban and is within the urb;:m growth boundary. In recent years there have been numerous plats in the local area approved by King County and the City of Renton. This area is in tra_nsitlon from a rural residential area to a tow to medium density urban setting. On this site there Is an existing residence and detached garage·and other out buildings. The remaining upland portion Is manly in pasture. The forested area on the northwest third Is the lowest portion of the site and contains the wetland noted in this report. lhls property and other surrounding property in the Urban area are zoned R-4 (Realdential-4 du's per acre). Properties east of 146~ Ave SE and north of SE 120~ St. are zoned RA-5 (Rural Area -1 du per 5 acres). AddlHonally, these properties are outside the Urban GroWth Boundary. 146~ Ave SE is a 60 foot public right:of way and the lull right-of-way is within the Urban Growth Boundary. H. SUBDIVISION DESIGN Fl;ATURES: 1. Lot Pattern and Density: Th_e proposed lot and street layaut is in conformance with King County Codes (I.e. KCC 21A and the 1993 King County Road Standards. Density calculation for the plat average is 2.6 dwelling units per the gross 9 .53 total acres. Base density would allow up to 38 lo!s (dwelling units) on the property. . Density based on net buildable area of 4.64 acres calculates to 5.9 dwellings per acre. The minimum allowed density requires development of at least 16 lots. The 25 lots proposed generally range from 5,050 to 5,650 square feet In area. Saa Attachment 5 for the Density & Dimension Calculation Worksheet for further details. 2. Internal Circulation: Lato will front onto the internal public streets that provide access within the subdivision, except for two lots which will access off Tract A, a joint use driveway. Street connections for Rosemonte are planned which would provid8 access out of the plat via 145'" Ave SE and.147'" Ave SE. Both these avenues FILE NO L03PD01B Page 5 ,, , connect to SE 1191h St in the East Renton plat and this street exits out to 148 1h Ave SE. See the proposed plat layout, Attachment 1 to this report. 3. Roadway Section: As proposed by the applicant, 148"' Ave SE frontage will be improved with urban improvements, including curb, gutter, and sidewalks. A road variance was approved allowing an alternative design for sight distance improvement by providing Illumination (see Attachment 3). The East Renton public street planned as SE 119• SL will be improved as a subcollector street. North of SE 119• St. (both in East Renton and Rosemonte), the street system of 145• Ave SE, SE 113• SI and 147• Ave SE will function and be classified as a subaccess street, rather than a minor access as.labeled on the plat plan. 4. Drainage: The proposed subdivision Includes a storm water detention ·pond located within Tract C shown on the preliminary site plan. The pond will be designed to accommodate drainage for Rosemonte and the northern portlon·of the East Renton plat. To provide a combined storm water pond for both subdivisions, the applicant requested approval for a drainage adjustment to allow a shared faclllty. · As shown In Attachment 4, the drainage adjustment was approved with several design requlnements for the pond. The facility will provide drainage flow control as well as water quality treatment for potential pollutants In the storm water. In accordance with the 1998 King County drainage manual, the drainage facilities wtll be·designed for Level 1 flow control and basic water quality treatment. The site Is located within the Honey Creek subbasln which drains to the larger May Creek watershed. The King County basin plan for May Creek has evaluated the Honey Creek basin and recommends that future development In this area use the level one flaw control standard as shown In th13 drainage nJanual. · A revl~w ctf tho downstream corridor In the Immediate vicinity of the project did not identify any speclflc drainage problems. Alter construction and acceptance of the detention pond, the drainage facility will be maintained in the future by King County. The Drainage Tract C is adjacent to the plat recreation area Tract B. To comply with code for required recreational tracts, the Subdivision Technical Committee (STC) recommends that the recreational tract and storm drainage tracts be combined. I. TRANSPORTATION PLANS: 1. Transportation Plans: The King County Transportation Plan lndicatea that .1481h Avenue Southeast (adjointng east boundary) is designated as a colleCt<br arterial. The King County Non-motorized Transportation Plan indicates 148~ Avenue' Southeast as part of the plan and is to accommodate bicycles as a shared roadway. 2. Subdivision Access: The Rosemonte subdivision will provide urban road Improvements with curb, gutter, and sidewalk for both the internal roads and frontage Improvements along 148~ Ave SE. During preliminary review of the roadways, King County determined that the existing sag vertical curve along 148 1h Ave SE did not meet design standards. for stopping sight distance. Due to the substandard road design and the need for Improving the property frontage, the applicant submitted a road variance application to evaluate the design requirements along 148• Ave SE. As shown In Attachment 3, the road varlanco was approved by the King County Department of Transportation to allow construction of the frontage improvements provided that lllumlnatlon Is Installed along. 148 1" Ava SE to provide adequ1He nighttime sight distance within the sag curve. To provide adequate walking conditions for school children, a sidewalk will also be provided along 148• Ave SE which will extend to an existing crosswalk on the FILE NO L03POD18 Page 6 ··- north side of the intersection at SE 117• Street. Due to Iha topography and existing road improvements near the Crosswalk, the applicant's design for the sidewalk shows a rockery located outside the right-of-way on private property. The applicant has contacted the property owner regarding acquisition of a road easement; however a final resolution has not been provided at this time. During final engineering, the applicant will need to obtain an easement for construclion on private property or prepare an alternative walkway design which satisfies the design requirements within.the existing right-of-way. 11.·,s possible that the applicant could design urban curb and sidewalk improvements on the east side of . 148• tha.t would meet the safe walkway requirements to the elementary, as well. Access into Rosemonte wil be provided off 148• Ave SE through the plat of East · Renton. The East Renton planned stub street soulh may someday provide for a secondary access out to 148• Ave SE. and will Improve the connectivity between subdivisions. 3. Traffic Generation: It Is expected that approximately 250 vehicle trips per day . will be generated with full development of the proposed subdivision. This calculation Includes service vehicles O.e., mail delivery, garbage pick-up, school bus) which may currently serve this neighborhood, as well as work trips, shopping, etc, 4. Adequacy of Arterial Roads: This proposal has been reviewed under the .criteria In King County Code 14.70, TrensportaUon Concurrency Management; 14.80, .lntersecUon Stsndards; and King County Code 14.75; Mitigation Payment System. a. King County Code 14.70-Transpoitatlon Concurrency Management: The Transportation Certificate of Concurrency dated June 13, 2003, Indicates that transportation Improvements or strategies wm be In place at the time of development, or that a financial commitment Is In place to complete the Improvements or strategies within six (6) yeara, according to RCW 36.70A.070(6). b. King County Code 14:80-Intersection StandanJs: The existing arterial system requires improvements to accommodate the Increased traffic volume generated by this proposal, As a result, DOES Issued a MONS which calls tor the .mitigation needed to address the Impacts resulting from added traffic onto local Intersections rather than requiring an EIS prior to action on the preliminary plat application, see Section D of this report. The appeal period for the Threshold DeterminaUon closes January 11, 2007. c. King County Code 14.75-Mitigation Payment Sy~tem: King C~unty Code 14.75, Mitigation Payment System (MPS), requires the payment of a traffic Impact m~lgatlon fee (MPS fee) and an administration fee for each single-family residential lot or unit created. MPS fees are determined by the zone·Jn which the site is located. This site Is In Zone(s) 442 par the MPS/Quartensectlon list. MPS fees may be paid at the time of final plat recording, or deferred until building permits are Issued. The amount of the fee will be determined by the. applicable fee onJlnance at the time the fee Is collected. J, PUBLIC SERVICES: 1. Schools: This proposal has been reviewed under RCW 58.17.110 and King County Code 21A.28 (School Adequacy). a. School Facllltles: ·students from the proposed plats of Eest Renton and Rosemont will be served by Apollo Elementary, Maywood Middle, and Liberty High School. As a result of tha passage of time (nearly 4 years between the June 2003/Rosemonte Request for School Information and the date of preparation of this staff report) following the receipt of the response from the District. the ·STC has reconfirmed the school service boundaries by checking FILE NO L03P0018 Page 7 ~-~----------------- '-.-:~· the School District's web sito, and the 'service area'/Attendancc map pages for each of the applicable schools. b. School Impact Foes: Currently the Issaquah School District required that an Impact fee per lot be imposed to fund school system Improvements to serve new development within this district. Payment of this fee in a manner · consistent with K.C.C. 21A.43 will be a condition of subdivision approval. c. School Access: Apollo Elementary School is located lo the north of the subject subdivision, off of SE 111• Street, east of 148• Avenue SE. According to infonmation provided by the Issaquah School District, students of this age group would be provided bus transportation to t_he school due to conditions along the walkway route unless sidewalk Improvements would be provided along 148• Avenue SE (see Condition 13). The Subdivision Technical Committee (STC) has recommended that, in addition to the urban shoulder Improvements across the frontage of the proposed subdivision, that urban Improvements be provided across the frontage of the abutting (and, related by ownership, access and required off-site mitigation) proposed plat of East Renton, DOES File# L02P0005. The existing designated crossing across 148• Avenue SE Is located Immediately off-frontage from the northern subdivision boundary of Rosemonte, therefore, the STC believes that additional - lmpro_vements -off-sHe to both plats' frontage -Is necessary to provl~e adequate walkways for lfils age group. Such Improvements should m•et the urban standards for sidewalks and curbs due to location on the north ;1de of the 1.ntersection, the need for a railing, and traffic volumes on 1481h Av'fJ SE. Additionally, due to the potential need to construct a curb and gutter section along the east side of 148• Avenue SE (to re-profile 148" Avenue SE: and maintain the resultant slope grading within existing rlght-of•way), the $TC recommends that if the project proponent elects to implement this opt/pn, that a graded surface be provided to ensure that school-age pedeslrtans are pro.vlded an acceptable-width walkway surface behind the curbing. Maywood Middle School ls located to the south of the pro.posed subdivision, on the opposite side of Southeast 12a• Street, In the 14400 block of 168'" Avenue SE. Students of this _age group are provided bus transportaUon to/from the school due to distance end the traffic conditions along any potential walking ro.utes. The District had requested that a safe waiting area be provided al the Intersection of Southeast 120• Street/148'" Avenu,,SE. The STC recommends In the plat condftions that a level concrete .. 'pad' be constructed to augment the required sidewalk Improvements at/near the Indicated Intersection. See Condltlon 8.h. This Improvement will serve the middle and high school-aged residents of both the subject subdivision and the proposed plat of Rosemonte. Liberty High School ls located to the south of the· proposed subdivision, on the opposite side of Southeast 12a• Street, In the 16600 block of Southeast 136'" Street. Students of this age group am provided bus transportation to/from the school due to distance and ·the traffic conditions along any potential walking routes. The Issaquah School Dlstrtct had requested,_ In Its Aprtl 2002 response, that a safe waiting area be provided at the Intersection of Southeast 120'" Street/148'" Avenue SE. The $TC recommends In the plat conditions that a level concrete 'pad' be constructed to augment the required sidewalk Improvements at/near the Indicated Intersection. See Condition 8.h. This Improvement will serve the middle and high school- aged residents of both the subject subdivision and the proposed plat of ~osemonte. 2. Parks and Recreation Space: K.C.C. 21_A.14 requires subdivisions In the UR and R zone classifications to·elther provide on-site recreation space or pay a fee to the Parks Division for establishment and maintenance of neighborhood parks. At this time, it does not appear that the applicant's plan will provide suitable r_acreatlon space FILE NO L03P0018 Page B as required by code. Additlonally, there are ho nearby parks wher~.a "fee in lleu" could.be applied. In total 9,750 square feet of recreational area Is required (390 square feet per lot). Rosemonte Tract 8 includes 47.458 s.f.; however all of Tract 8 currently does not fit · the definition of flat, dry and usable area. Staff estimates that wlih proposed grading there Would b~ at least 20,000 s.f. of area available for active recreation, well over the minimum stai:1dard. ' The recreation areB" is located on a tract that Is tucked behind lots on the north side of SE 118lli St. The current ~Ian does not specifically show. an access to the recreation area Tract 8 from SE 118 St.; however staff notes that it is the applicant's intent to provide aCCess via a trail over a storm drainage pipe easement botween Lots 11 and 12. Thie easement Is currently shown on the preliminary utility plan submitted March 31, 2006 as a 15 foot wide corridor. The abutting Tract C proposed for storm· detention is a separate tract from the recreation Tract B. The applicant has not indicated a willingness to.combine Tracts B and C or to develop the storrnwater tract in compliance with the provisions of KCC 21.14 .. 160 F. nor has documentation been submitted that shows a preliminary design that addresses the criteria of Subsection F.2. As such, the criteria of KCC 21. 14.180 C. would apply to the plat. Tho STC concluded that this recreailon tract does.not comply with Subsection C.4. and 7. This recreation area does not hava good visibility from roads and sidewalks within the plat. Whether Tract 8 is centrally located ls arguable, given the tract is not In the middle Of the lot configuration but yet It serves a small plat -so all tots are fairly close to the tract access point on SE 118~ St.. There Is no point within the plat where street frontage oi parking for the recreation tract is available, except for the trail segment. The STC Interprets Subsection .C. 7. to require the street access from street frontage be convenient to residents. The frontage on 148~ Ave SE.does not meet this crtterton. The STC detennined that there are alternatives avallable to assure compliance with code for recreation. The applicant should bo given the opportunity durtng engineering to document compliance with KCC 21. 14:180 F. If unable to meet Subsection F:, the tract should include frontage on SE 11a• Ave SE having a minimum frontage of 10% of tho !!l9llJmg recreallon area (9,750 s.f.). An area of 97.5 by 100 feet (9,750 sf) having a perlmeler of 395 fee~ would need 39.5 feet of street frontage for code compll~nce. This mddlficallon would also provide for a much wl<ler corridor providing ~lslblllty Into the recreation area from SE 11'8• St. . 3. Fire Protection: The Certificate of Waler Avallablllty from Water District# 90 Indicates that water will be available to the site in sufficient quantity to satisfy King County Fire Flow Standards. Prior to final recording of the plat, the water service facilities mus.t be reviewed and approved per King County Fire Flow Standards. All future residences constructed within this subdivision are required to be sprlnkfered NFPA 130 unless Iha requirement Is removed by the King County Fire Marshar or hls/fler designee. 'The Fire .Code requires all p9rtlons of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around \he building) from a minimum 20-fooi wide, unobstructed driving · surface. To qualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of 28 feel in width when perking Is allowed on one side of the roadway, and al least 36 feel In width when parking is permitted on both sides. · FILE NO L03POO·I B Page 9 K. UTILITIES 1. Sewage Disposal: The applicant proposes to serve the subject subdivision by . public sewer of the City of Renton. The City conditioned the extension of sewer to the requirement that the developer sign a covenant allowing for future annexation of the property into the City. (See Attachment 2). 2. Water Supply: The applicant proposes to serve the subject subdivision from a public water supply and dlstriputlon system managed by Water and District# 90. A Certificate of Water Availability, dated 02/06/2003, indicates this district's capability to serve the proposed development. Dedication of easements to the district for extension of water mains· will be required. L. COMPREHENSIVE AND COMMUNITY PLAN: 1. Comprehensive Plan: This plat is governed by the 1994 King County Comprehensive plan which designates this area as Urban Residential 4-12 dwelling units per acre. The proposed subdivision is not in conflict wfth the pollcles of the Comprehensive Plan. 2. Community Plans: The subject subdivision is located In the Newcastle Planning Area and (loes not conflict with the goals, guidelines, and policies of the Community Plan. M. STATUTES/CODES: If approved with the recommended conditions in this report, the proposed development will comply with the requirements of the County and State Platting Codes and Statutes, anil the lots In the proposed subdivision will comply with the minlrnuiTI dimensional requirements of the zone distrlcl N. . CONCLUSIONS: 1. The subject subdivision will comply with the goals and objectives 9f the King County Comprehensive Plan and will comply with the requirements of the Subdivision end Zoning Codes end other officlat'land use controls of King County, based on the conditions for final plat approval. 3. Beyond the typical plat requirements, conditions are proposed which would require the applicant to provide design plans and documentation that address the items below to the satisfaction of DOES: a. Acquisition of easements from private property owners with property adjacent to 148~ Ave SE are needed to construct road Improvements to 1481h Ave SE. as proposed. Acqulsltlons Includes en easement for a retaining wall to support sidewalk Improvements to the existing crosslVl'lk on the north side of at SE 117~ St., and from property owners on Iha east side of 148~ Ave SE for side slope easements to support the planned . profile/elevalion change to 148~ Ave SE. • · Urban road improvements on the west side of 148~ Ave SE along the . property frontage north to the north side of SE 1171h Stand also the fioptage of East Renton north to. Rosemonte will satisfy the need for safe walkway access to the school. Should the applicant be unable to obtain easements, urban road improvements could feasibly be provided on the east side of 148~ Ave SE . as 8 means to.eliminate the need for slope easements on the 0ast side of the road and provide an •lternatlve for a safe walking path to the schom/. FILE NO L03P0018 Paga 10 b. Modifications to the plat are needed·to comply with KCC 21A.14.1 BO Subsection F, or Instead Subsection C. to assure minimum requirements of recreation serving the plat are provided. c. Special ·geotechnlcal recommendations have been made for plat and building construction due to the existing natural and fill soils on the sile. These recommendations would be Implemented at the time of plat engineering·and construction, as well as, building pemnit application and construction. d. Buffer averaging Is the 'pr8ferred alternative to assure the retaining wall In Rosemonte off 145~ Ave SE is outside of the wetland buffer and BSBL. Should buffer averaging not provide complele relief from buffer and BSBL limitations, then 146" Ave SE must be shifted east Alignment of 145" Ave ·sE within East Renton and within Rosemonte should be coordinated to ·assure proper alignment of 145tli Ave SE between the two plats. e. Given access to Rosemonte Is dependant on the plat of East Renton, the STC concludes recording of Rosomonte should either occur after 6r concurrent with the recording of East Renton -L02P0005. It is noted that East Rentqn could proceed without Rosemonte, as East Renton could accommodate storm drainage detention on-site if need. 0. •RECOMMENDATIONS: . It Is recommended that the subject subdivision preliminary plat, revised and received March 31, 2006, be granted preliminary approval, subject to the· following · _revisions to the plat design and conditions offinal approval: 1. Compliance with ail platting provisions of Tille 19A of lhe King County Code. Actual final recording of the plat of Rosemonte/L03P0018 shall either occur subsequent to or concurrent with the recording of the Plat of East Renton/L02P0005. 2. All persons having an.ownership lnteresl In the subjecl property shall .sign on lhe face of the final plat a dedication that Includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the base density and minimum density requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements or the R.-4. zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result In substantial changes may · be approved at the discretion of the Department of Development and Envfronment Services. · Any/all plat boundary i:Jlscrepancy shall be resolved.to the satisfaction of DOES prior to the submittal of the final plat documents. As used in this condHlon, "discrepancy" Is a boundary hiatus, an overlapping boundary or a physical.appurtenance which Indicates an encroachment, lines of possession or a conflict of title. 4. The applicant must obtain final approval from the King County Health Department. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). FILE NO L03P0018 Page 11 6. The applicant must obtain the.approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire Ho1J1 standards of Chapter 17.08 of the King County Code. Storm Drainage 7. Final plat approval shall require full compliance with the drainage provisions set forth In King County Code 9.04. Compllance may result In reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval, which represent portions of the drainage requirements. All other applicable _ requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual. DOES approval of the drainage and roadway plans Is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DOES Engineering Review shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, end dr:alns from all lmparvloup . surfaces such as patios and driveways shall ba connected lo Iha pem1ananl stonn drain outlet as shown on the approved construcUon drawings # on flla with DOES and/or the Department of Transportafion. This plan shall be submitted with the appllcatlon of any building pennll All connections of. the drains rriust be constructed and approved prior to th~ final building inspection approval. For those lots that are designated far individual_ lot Infiltration systems, the systems _shall be constructed at the llma of the building penntt and shall comply with the plans on file.• d. _Storm water facilities shall be designed using the KCRTS level. Pna flow control standard. Water quality facllilles shall also ba provided using Iha basic waler quality protection menu. Tha size oi the proposed drainage tracts may have lo lncl"E1asa to accommodate Iha required detention volumes and waler quality facllltles. All runoff control facllttles shell be located in a separate tract and dedicated lo King County unless portions of the drainage tract are used for recreation· space In accordance wHh K~C 21A.14.180. a. The applicant has received approval for a drainage adjustment application regarding the proposed shared faclllty detention pond. The adjustment decision is contained within file number L04V0103. During final review of-the engineering plans, all applicable conditions of Iha adjustment approvals shall be satisfied. f. As slated in Iha drainage adjustment decision, the detention· pond shall be designed using the Laval 1 flow control standard and·baslc WEIier quality standards are required for design of .Iha drainage faclllty. ~ a wet pond facility is provided for waler qualtty, Iha design shall comply with the _ 3:1 flow length ratio as ouUlnad on page 6-72 In the drainage manual. g. As requited by Special Requirement No. 2 In the drainage manual, the 100-year floodplain boundaries for Iha onslte wetlands shall be shown on Iha final engineering plans and recorded plat. Access/Roads . B. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including Iha following requirements: FILE NO L03P0018 Page 12 a. During preliminary review the applicant submitted a road varlance application (File No. L06V0042), regarding the sag vertical curve· and substandard slopping sight distance along the plat frontage. In response to the variance app!icall_on, the King County Road Engineer prov)ded a decision letter dated June 20, 2006 which approved the variance based upon required Illumination for-the sag i;;urve on 148th Ave SE. The final road improvements and design plans for the project shall demonstrate compliance with all applicable conditions of approval as stated in the variance decision. b. 148~ Avenue SE shall be improved along the frontage as an urban collector arterial· Including all design cr!terla from the road variance decision. In accordance with KCRS 2.02, the curb location shall be designed at 22- feet from the road crown lo provide full width travel Janes and a bike lane. The· preliminary design plen for Rosemonte shows road grading extending outside the right-of-way on the east side of 148~ Ave SE. During final engineering review, the applicant shall acquire easements for any proposed construction on private property or provide an alternative design which Is acceptable to King County for road construction within the existing right-of·· way. If desired by the applicant, the road frontage improvements for Rosemonte may be satisfied by development of the East Renton plat. c. The proposed loop road within the subdivision (SE f 18~ St.) shall be improved as an urban subaccess ·street d. Tract A shall be Improved as a private Joint use driveway serving a maximum of two lots. The serving lots shall have undivided ownership of the tract and be responsible for Hs maintenance. As specified In KCRS 3.01 C, Improvements shall Include an ·f 8 fool paved surface and a minimum tract width of 20 feet. Drainage control shall Include a curb or thickened edge on one side . . e. Street trees shall-be included In the design of all road Improvements and shall comply with Section 5.03 of the KCRS. f. Street Illumination shall be provided along Iha plat frontage for arterial streets in accordance with KCRS 5.05. g. The prop°osed road improvem~nts shall address the requirements for . road surfacing outlined In KCRS Chapter 4. As noted In section 4.0fF, full width pavement overlay is required where widening e.xJsting asphalt, unless otherwise allowed by King County. h. 148~ Ave SE is classified an arterial street which may require designs for b.us zones and tum outs. As specified In KCRS _2. f 6, the· designer shall contact Metro and the local scho.ol district to determine specific requirements. ·1. Modifications to the above road condltlons may be considered by King.County pursuant to the variance procedures In KCRS 1.08. 9. All utilities within proposed rights-of-way must be Included within a franchise approvad by the King County Council prior to final plat recording. 10. The plat plan forRosemonte shows a retaining wall associated with 145• Ave SE which extends Into the BSBL for the wetland buffer. During engineering review fo·r East Renton, a revised road alignment and grading . plan shall be provided which demonstrates that road construction within Rosamonte will comply with applicable sensitive area codes. The revised road design and gr'ading plan may result In mod!flcatlon or loss of lots as shown on the preliminary plat. Alternatively, the applicant may seek FILE NO L03POOf 8 Page 13 • approval to use buffer averaging as a means to revise the location of the· buffer and BSLB to achieve code compliance. 11. There shall be no direct vehicular access to orfrom 148~ Ave SE from those lots which abut It. A note to this effect shall appear on the engineering plans and the final plat. 12. Off-site access to the subdivision shall be aver a full-width. dedicated and improved road which has been acce;:rted by King County for maintenance. If the proposed access road has not been accepted by King County al the time of recording, then said road shall be fully bonded by the.applicant of this subdivision. 13. The applicant' shall provide a safe walking access to Apollo Elementary · School "(Ith urban improvements along Iha west side of 148th Ave NE to the existing crosswalk on the north side of SE 117~ St. This Improvement includes urban frontage Improvements along property frontage of the Plat of Rosemonte, urban Improvements to the crosswalk on the north side of SE 117th Sl it ls noted that the adjoining plat of East Renton will be subject to urban frontage requirements and extension of safe walkway Improvements to the exlsUng crosswalk on the north side of SE 117h ST. Altematlvely, due to the potential need to construct an urban curb and gutter section along the east side of 148th Avenue SE (to ra-proflla 148~ Avenue SE, and maintain the resullant slope grading within existing rlght-0!-way), Iha applicant may elect to provide a graded surfaoe on the east side of 148~ Ave SE to ensure that school-age pedestrians are provided an acceptable-width walkway surface behind the curbing. The safe walkway shall be designed to the satisfaction of the school distrtct and DOES. . Mitigation/Impact Fees 14. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to ellher: (1) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at Iha time of building permit Issuance. If the first option Is chosen, the fee paid shall be the fee In effect at the time of plat application and a note shall be placed on the fece_of the. plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." lflhe second op_tlon is chosen, the fee paid shall be the amount In effec\ as of the date of building permit application. ·15. Lots within this subdivision are subject to King County Code 21A.43, which Imposes impact fees to fund school system Improvements needed to seive new development. As a condition offlnal approval, filly percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to the recording, using the fee schedules In effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units In the plat and shall be collected prior to building permit Issuance. Wetlands- 16. Preliminary plat review has identified specific requirements which apply to this project as listed below. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. a. The Class 2 wetland shall have a minimum 50-foot buffer of undisturbed vegetation as measured from the wetland edge. FILE NO L03P0018· Page 14 ----,------------------------------------------ b. Sensitive area tract(s) shall be used to delineate and protect sensitive areas and buffers In development proposals for subdivisions and. shall be recorded on all documents of title of record for all affected lots. c. Buffer width averaging may be allowed by King County if it will provide additlonal protection to the wetland/stream or enhance there functions, as long as the total area contained in the buffer on Iha development proposal site does ncil decrease, In no area shall the buffer be less than 65 percent of the required minimum distance.· To .ensure such functions are enhanced e mitigation plan will be required for tho remaining on-site sensitive areas. An enhancement plan shall be submitted for review during engineering revtow. d. A 15-foot BSBL shall be established from the edge of buffer and/or the sensitiv~ areas Trect(s) and shown on all affected lots. e. To ensure long term protection of the Sensitive Areas a split-railed fence of no more than 4 feet In height shall be Installed along the Sensitive Area Tract boundaries In the area of proposed lots .. SenslUve Area signs shall be attached to the fence at no less than 100 foot intervals. f. If alterations of streams and/or wetlands are approved In conformance with K.C.C. 21A.24, then a detailed plan to mitigate for impacts from.that alteration wm be required to be reviewed and approved along with the plat engineering plans. A performance borid or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are instolled according to the plan. ·Once the mitigation work is completed to a DDES Senior Eoologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five~year monitoring period to guarantee the success of the mlligaOon. The applicant shall .be responsible for the installation, maintenance and monitoring of any approved mltlg~tlon. The mitigation plan must be installed prior lo final Inspection of the plat. g. Pr/Or to commencing construction actMtles on the site, the applicant shall temporarily mark sensitive areas lract{s) in a highly vtslble manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive areas are completed. h. During engineering plat review the appllcanl shall provide a wetland. hydrology analysis to demonstrate how the wetland hydrology will be maintained post-construction.· i. Detention out-fall structures maybe permitted within the wetland/stream buffers, however, structures shall be located in the outer edge of the buffer, if possible. All buffer Impacts shall be mitigated. 17. Development authorized by this approval may require other state and/or federal permits or approvals. It Is the applicant's responslblllty to correspond with these agencies prior to beginning work on the site. 18. During engineering review, the plan set shall be routed to the sensitive areas group to determine If the abcive conditions have been met. Geotechnlcal 19. The applicant shall delineate all on-site erosion hazard areas on the final . engineering plans (erosion hazard areas are defined In KCC 21A.06.415). The delineation of such areas shall be approved by a ODES geologist. The requirements found in KCC 21A.24.220 concerning erosion hazard areas FILE NO L03P0018 Page 15 shall be met, including seasonal restrictions on c!earing·and grading activities. 20. The geotechnical work for this project shall be accomplished In accordance with recommendations presented In the geotechnlcal engineering report dated April 23, 2003 by Associated Earth Sciences, Inc. a. Structural fill placement shall be continuously monitored and approved in writing by the project geotechnlcal engineer or engineering geologist. b. After excavation and prior to structural fill or foundation placement, all· bearing soils shall be Inspected and approved In writing.by an experienced geotechnical engineer or engineering geologist. c. Structural fill-placed for Improved areas such as pavements or floor slabs shall be compacted to at least 95 percent of the maximum dry density by ASTM test designation D-1557 (Modified Proctor) or as recommended by the project geotechnlcal engineer or engineering geologist. d. All pile foundation installations shall be continuously monitored by a registered geotechnlcal engineer or a licensed engineering geologist for compliance with an approved plan and the geotechnlcaf'report. Compliance end approval of the pile foundation Installation shall be documented In a report to the King County site or buUdlng Inspector. e. The location and height of any proposed rockerles or retaining walls shall be shown on the engineering plans. f. Any created till slope that is 40 percent or steeper and 10 feet or greater In vertical height sha)I be subject to a SO-fool wide buffer plus a 15- foot wide setback area from Its top, toe and sides. This buffer may be reduced to 10 feet with a·satlsfactory evaluation by a registered geotechnlcal engineer or licensed engineering geologist. g. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined In KCC 21A.06A15). The delineation of such areas ·shall be approved by a D[)ES geologist. The requirements found In KCC 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on ciearing imd grading activities. Sellsltlve Area 21. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensttlve area tract/sensitive area and buffer conveys to tbe public a beneficial Interest In the land within the tract/sensitive area and buffer. This Interest Includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and · erosion, maintenance of slope stability, and protection ·o1 plant and animal habitat. . The sensitive area trect/sansltlve area and buffer Imposes upon all present ahd Mure owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation. enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and ~uffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval In writing from the King FILE NO L03P0016 Page 16 County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common bOundar)' between the tracUsensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satlsfactlon of King County prior to any clearHlg, grading, building construction or other development activity on a lot subject to the serlsitivo area tracU~ensltive area and buffer. The required mwklng or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No buifding foundations are allowed beyond the required 15-foot bui~d!ng setback line, unless otherwise provided by law. Recreational Area 22. The plat design shall be revised to provide the minimum suitable recreation space consistent with the requirements of K.C.C. 21A.14.1 BO and K.C.C. 21A. 14.190 (i.e., minimum area, as well as, sport court[s], children's play equipment, picnic table[s], benches, etc.) . . a. A detailed recreation space plan (I.e., location, area calculations, Other dimensions, landscape specs, ~qulpment specs, etc.) shall be subm~ed for "review and approval by ODES prior to or concurrent with Iha submittal of engineering plats. b. A perfomnance bond for recreation space improvements shall be posted prior to recording of the plat c. Modify the plat, as needed, to comply with KCC 211\.14.180 Subsection F,Stlf.not, Instead comply with Subsection 6. by.locating a 39.5 foot wide patk"frontage on SE 118~ SE to assure that the minimum 10% • frontag\, requirement Is meet. . • 23. A homeowners' associaflon or other workable organization shall be eslablished to the satlsmct/on of DOES which.provides for the ownership and continued maintenance of the recreation, open space and/or sensiUve area tract(s). 24. Street trees shall be provided es follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight· distance requirements for driveways and Intersections. b. Treas shall be located within the street right-of-way and planted In accordance with Drawing No. 6-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located In the street right-of-way. c. If King County detennlnes that the required street trees should not be located within the right-of-way, they shall be located no more than 20 faet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners orthe homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. FILE NO LD3P0018 Page 17 e. The species of trees shall be approved by ODES ff located within the rfghl-of:way, and shall not Include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhoad utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review end approval by ODES prior to engineering plan approval. g. The applicant shall contact Metro Seivlce Planning at (206) 684-1622 to determine if 148~ Ave SE is on a bus route. If 148~ Ave SE is a bus route, the street tree plan shall also be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior lo recording of the plat. If a performance bond Is posted, the street trees must be Installed and Inspected within one year of recording of the plat. At the tlme of Inspection, ff the trees are found to be Installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second Inspection and determined. that the trees have been kept healthy and thr!Vlng. i. A landscape inspection fee shall also be submitted prior to plat recording. The Inspection tee Is subject to change based on the current county fees. · SEPA 25. The following have been established by SEPA as necessary requirements to mitigate the advEirae environmental Impacts of this development The applicants shall demonstrate compliance with these items prlor to final approval. (1.) To mitigate the significant adverse impact the plat of Rosemonte will have on .the lntersecUons of SR 900/148111 Ave SE and SR 9001164th Ave SE, the applicant shall Install, either indMduelly or In conjunction with other development projects in this area, the followlng Improvements at the SR 900/148111 Ave Intersection: • A traffic signal, and • Eastbound and westbound left tum lanes The design for the SR 900/1481h Ave Intersection Improvements shall be approved by the Washington State Department of Transportation (and by King County1to the extent such lmprovemenls are located in County rlght-of-way). In addition. f\l a minimum, the exlsllng entering sight distance looking east for the north and $Outh legs of Iha Intersection (602.feet and 386 feet, respectively) shall not be red~ced as part of the l~torsectlon Improvements. Docunientatlon shall be submitted. to show this requirement ls met. All construction wotk associated with the · lntersecUon Improvements shall be completed between Apr111• and September 30 11 , This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of Iha Installation of the above-noted Intersection Improvements poor to final plat approval, the appllcant may post a financial guarantee with WSDOT which assures the installatlon of these Improvements within two years of the recortjlng of Rosemonte. In lhls event, Intersection Improvement design must be approved by WSOOT prior to Kllig County approval of the engineering plans for Rosemonte. If the above-noted lntersectlon Improvements have already been made by olherS prior to lhe recording of Rosemonle, or a financial guarantee has been posted by others which assures the Installation of these improvements, then the applicant for Rosemonte shall pay a pro-rata share dollar amount to the developer who has made Iha Improvements or "bonded' for the Improvements, In an amount proportional to the Impacts of Rosemonle. The pro-rata share dollar amount to be paid shall. be set by WSDOT. and documentation shall be provided by the FILE NO L03POO 1B Page 18 Q. Rosemonte applicant to the King County Land Use Services Divlsioii to show this payment has been made, prior to final plat recording. The pro-rafa dollar amount to be paid shall be based on the following: • The final Rosemonte lot count • The trfp dlstrlbullon for Rosemonte The total trips contributed to the intersection of SR 900.148" Ave by the plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02P0014), Rosemont• (aka lionwood -L03P0018), Martin (L05P0019) and any future land use appllcatlohs submitted to King County for which compliance with the King County Intersection Standards (KCC 14.80) is required at either the SR 900/148" Ave Intersection, or the SR 900/164" Ave High·Acddent Location. In lhe event that either King County or WSDOT adopts a formal "latecomer's" system prior to final plat recording, that syslem may be f_ollowed In lieu of the approach described above, at the discretion of the applicant. as long as at a minimum there ls a flnandal guarantee which assures the above-noted Intersection Improvements will be Installed within two years of lhe date of recording of the plt3t of Rosemonte. {Compreheitslve Plan Polley T-303 and Klng County Code 21A.28.D60AJ (2.) Documentetfon shall be provided to demonstrate to UlQ saUsfaction·otwsoor that stop;lng sight distance (360 feet) Is available on !he east leg of the SR 900/148 Ave intersectJon. Toe Intersection shall be modified by the applicant, if necessary, so that this stopping sight dlsta!lca requirement Is met on the east l~g. In addltton, the •f!;llcant shall clear vegotatlon within tho right-of-way along SR 900, east or 148 Ave., to maximize the entering sight distance for the north and south legs of the Intersection. [Comprehensive Plan Polley T-303 and King Co4nty Comprehensive Polley T-303 and King County Code 21A.2B.060AJ OTHER CONSIDERATIONS: 1. The subdivision shall confonm to K.C.C. 16.82 relating to grading on private property. 2. Development of the subject property may require registration with the Washington State. Depertmenl of Licensing, Real Estate Division. 3.. Preliminary approval of this application does not limit the applicant's· responslblllty lo obtain any required permit or license from the State or other regulatory body. This may include, b_ut Is not limited to the following: a. Forest Practice Permit from the Washington State Department of Natural Resources. b. National Pollutant Dl~cllarge Elimination System (NPDES) Pemilt fromWSDOE. . c. Water Quality Modification Pem,11 from WSDOE. d. Water Quality Certification (401) Permn from U.S. Anmy Corps of Engineers. R. A1TACHMENTS: 1. Plat Map 2. Renton Sewer Availablllty letter 3. Road Variance/L06V0042 4. Surface Water Management Variance/L04V0103 5. Density Calculation Worksheet · FILE NO L03P0018 Page 19 ® King County Department of Development and Environmental Services REVISED State Environmental Policy Act (SEPA) Mitigated Determination of Nonsignificance for Rosemonte/ L03P0018 Date of Revised Issuance: December 29, 2006 Date of Issuance: December 15, 2006 Project: Location: Applicant/Contact: King County Contact: King County Permits: This Is a request for a subdivision of 9.35 acres Into 25 lots for detached slngle-famlly dwellings. The proposed density is 2.6 dwelling units per acre. The lot sizes are predominately 5,050 -5,650 square feet. West of 1481~ Ave SE and south of SE 117th St., if extended Camwest Real Estate Development, Inc. 9720 NE 120 1h Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten Phone # 425-825-1955 Karen Scharer, Project/Program Manager II Phone # 206-296-7114 or email at karen.scharer@metrokc.gov Formal Subdivision Existing Zoning: R-4 Community Plan: Newcastle BH~: MQCraek Section/Township/Range: 10-23-05 Parcel# 102305 9395 Notes: The mitigations have been revised to reference the subject plat of Rosemonte rather than the previous Incorrect reference to East Renton and other plats. A. This finding Is based on review of the site plan showing the revised proposed development received 3/31/2006; SEPA Environmental Checklists, dated 9/17/2004; Level 1 Drainage Analysis Preliminary Storm Analysis by Core Design., dated 3/2003; Traffic Impact Analysis by Garry Struthers Associates, Inc., received 6/10/2003; WSDOT correspondence of 2/27/2003 and 3/14/2003; Certificate of Water Availability, dated 2/6/2003; Updated Certificate of Sewer Availability, dated 6/10/2003; and, Wetlands Study by AlderNW dated 4/28/2003. 8. Issuance of this threshold determination does not constitute approval of the formal subdivision. The application will be reviewed for compliance with all applicable King County Comprehensive Plan Policies and King County Codes which regulate development activities, including the Uniform Fire and Road Standards, Surface Water Design Manual, and the Sensitive Areas Regulations. C. The Residential designation on the Land Use Map of the King County Comprehensive Plan allows for the proposed density. Additionally, this density is within the range per the R-4 Zone. The plat with 25 lots would yield an average density of 2.6 dwellings per acre (based on the site area). The lots will mostly be 50 feet by 103-113 feet with about 5,050 -5,650 square feet. L03P0018 / REVISED SEPA TD December 29, 2006 Page 2 D.. The subject property is located southwest of the intersection of.State Route 900 and 1481h Ave. SE. According to the applicant's traffic analysis, this intersection will operate at Level-of- Service "F" following the development of the proposed plat (unless improvements to the intersection are made). Per the applicant's traffic analysis, approximately 51% of the P.M. peak hour trips from the proposed plat will pass through this intersection. The proposed plat will have a significant adverse impact on.this intersection per KCC 14.80.030. E. A horizontal curve exists on the east leg of the SR 900/148'" Ave SE intersection.· Bas!3d on data provided by the traffic engineer for the plat of Shamrock, which was reviewed by the Washington State Department of Transportation (WSDOT), the available stopping sight distance on the east leg of the intersection meets the standards of the Washington State Highway Design Manual. F. WSDOT has concluded that, based on turn lane warrants from the Washington State Highway Desi~ Manual, eastbound and westbound left turn lanes should be constructed on SR 900 at the 148 Ave. Intersection. The proposed plat will add vehicular trips to the hazardous westbound left turn movement at this Intersection. G. In order to address traffic Impacts from the proposed plat, WSDOT has requested that the applicant (along with other development proje<::ts that will contribute traffic to the SR 900/14.6'" Ave. intersection) improve this intersection with a traffic signal and eastbound and westbound left turn · lanes. H. The intersection of SR 900/164" Ave SE is located approximately one mile east of the subject property. This Intersection of SR 900/164'" Ave SE. is located approximately one mile east of the subject property. This intersection has been identified by WSDOT as a High Accident Location, and lies within a High Accident Corridor. The subject plat will contribute approximately 10 peak hour tiips to this intersection and WSDOT and the King County Department of Transportation have con<::luded that the subject plat will have a significant adverse impact at the i.ntersectlon. The installation of a traffic signal at the 148'" Ave. SE/SR 900 intersection will mitigate the impact of the proposed plat on the 164'" Ave. intersection, by diverting traffic away from the 164111 intersection to the 148111 Intersection, where following signalization, certain turning movements can be made more safety. I. King County Road Engineer reviewed and granted road variance approval on 6/20/2006 for Road Variance L06V0042 the variance approved approval was for stopping sight distance for the sag curve and required U/um/nation to improve visibility. Threshold Determination The responsible official finds that the above described proposal does not pose a probable · significant adverse impact to the environment, provided the mitigation measures listed below are applied as conditions of pennlt Issuance. This finding Is made pursuant to RCW 43.21 c, KCC 20.44 and WAC 197 -11 after reviewing the environmental checklist and other infonnation on file with the lead agency and considering mitigation measures which the agency or the applicant will Implement as part of the proposal. The responsible official finds this infonnation reasonably sufficient to evaluate the environmental impact of this proposal. Mitigation List The following mitigation measures shall be attached as conditions of permit issuance. These mitigation measures are consistent with policies, plans, rules, or regulations designated by KCC 20.44.080 as a basis for the exercise of substantive authority and /[) effect" when this threshold determination Is Issued. Key sources of substantive authority for each mitigation measure are in parentheses; however, other sources of substantive authority may exist but are not expressly listed. L03P0018 / REVISED SEPA TD December 29, 2006 Page 3 1. To mitigate the significant adverse impact the plat of Rosemonte will have on the intersections of SR 900/148'" Ave SE and SR 900/164'" Ave SE, the applicant shall install, either individually or in conjunction with other development projects in this area, the following improvements at the SR 900/1481h Ave intersection: • A traffic signal, and • Eastbound and westbound left turn lanes The design for the SR 900/14811> Ave intersection improvements shall be approved by the Washington State Department of Transportation (and by King County to the extent such improvements are located in County right-of-way). In addition, at a minimum, the existing entering sight distance looking east for the north and south legs of the Intersection (602 feet and 386 feel, respectively) shall not be reduced as part of the intersection improvements. Documentation shall be submitted to show this requirement Is met. All construction work associated with the intersection Improvements shall be completed between April 1 ~ and September 30 1•. This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of the Installation of the above-noted intersection improvements prior to final plat approval, the applicant may post a financial guarantee with WSDOT which assures the Installation of these improvements within two years of the recording of Rosemonte. In this event, Intersection improvement design must be approved by WSDOT prior to King County approval of the engineering plans for Rosemonte. If the above-noted intersection improvements have already been made by others prior to the recording of Rosemonte, or a financial guarantee has been posted by others which assures the installation of these improvements, then the applicant for Rosemonte shall pay a pro-rata share dollar amount to the developer who has made the improvements or "bonded' for the improvements, In an amount proportional to the impacts of Rosemonte. The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation shall be provided by the Rosemonte applicant to the King County Land Use Services Division to show this payment has been made, prior to final plat recording. The pro-rata dollar amount to be paid shall be based on the following: • The final Rosemonte lot count • The trip distribution for Rosemonte • The total trips contributed to the intersection of SR 900.1481h Ave by the plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02P0014), Rosemonte (aka Ironwood-L03P0018), Martin (L05P0019) and any future land use applications submitted to King County ror which compliance with the King County Intersection Standards (KCC 14.80) is required at either the SR 9001148th Ave intersection, or the SR 900/1641h Ave High Accident Location. In.the event that either King County or WSDOT adopts a fonmal "lalecomer's" system prior to final plat recording, that system may be followed in lieu of the approach described above, at the discretion of the applicant, as long as at a minimum there is a financial guarantee which assures the above-noted intersection improvements will be installed within two years of the date of recording of the plat of Rosemonte. [Comprehensive Plan Policy T-303 and King County Code 21A28.060A] - , L03P0018 / REVISED SEPA TD December 29, 2006 Page 4 2. Documentation shall be provided to demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) is available on the east leg of the SR 900/148'" Ave intersection. The intersection shall be modified by the applicant, if necessary, so that this stopping sight distance requirement is met on the east leg. In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east of 148th Ave., to maximize the entering sight distance for the north and south legs of the Intersection. [Comprehensive Plan Policy T-303 and King County Comprehensive Policy T-303 and King County Code 21A.28.060A] Ext11nded Period for Comments and Appeals The SEPA determination may be appealed in writing to the King County Hearing Examiner. Wril!en comments or a notice of appeal must be filed with the Department of Development and Environmental Services (DOES) at the address listed below prior to 4:30 p.m. on January 22, 2007 be accompanied with a filing fee of $250.00 payable to the King County Office of Finance .. Please reference the file numbers when corresponding. If a SEPA Appeal is filed, the appellant must also file a Statement of Appeal with DOES at the address listed below prior to 4:30 p.m. on January 22, 2007. The Statement of Appeal shall identify the decision appealed (Including the file number) and the alleged errors in that SEPA decision. Tha Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and ttie relief sought. The scope of an appeal shall tie based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Comment/appeal deadline: Appeal fifing fee: Address for comment/appeal: 4:30 PM' on January 22, 2007 $250 check or money order made out to the King County Office of Finance King County Land Use Services Division 900 Oakesdale Avenue SW Renton, WA 98057-5212 ATTN: Current Planning Section December 29. 2006 Date Signed ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98055-1219 L03P0018 -Ironwood Subdivision DDES Project Number I,, __ '---~-~--~'4t-.---'------=...coz=-...,_,_/-=L,.,~=-+--' hereby affirm that I have posted the following: (print name) / ('cl~ X Notice of Permit Application ~~:;~,~& \{.C, o.o.E.S- ' D Other --------------- ' '4- on the 2.£> day of , 2003, in accordance with the Department of Development and Envi nmental Services' requirements. I further affirm that the notice will remain in place and visible during the full required notice period. Notice was provided at the following location(s): I) //917 2) _________________________ _ 3) I hereby affinn that the above is a true and correct statement. i:xhlblt No.,--:'°'::"-''---- Item No. Lo~S')~ / i3: Received 3 ·z.z-(:)'1: King County Hearing Examiner This affidavit must be completed and returned to the Land Use Services Division within 7 days of posting. Improper posting or failure to return the affidavit within 7 days shall be cause for the final decision regarding your permit to be postponed. · CPSF0RMS/AFF1DAV1T OF POSTING.DOC 7/27/99 -· • -·--c· -· . King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98055-1219 Notice Board & Posting Procedures Instruction Package Notice of Application July 8, 2003 In accordance with King County Code Section 20.20.060, enclosed you will find instructions, specifications, and materials in order to meet the notice of application posting requirements of the County. Please read these instructions carefully and take action quickly to order your notice board sign. Your notice board sign can be ordered through a sign painter, using the information supplied on page 2 of the enclosed "Notice Board Requirements." The cost of the sign is the responsibility of the applicant. Further processing of your application is dependent upon fulfilling the notice of application posting requirement. When your sign is in place, attach the colored laminated notice of application along with the plastic envelope ( containing extra copies of the notice of application) to the notice board as depicted on page I of the instructions. Maintain a supply of notices within the plastic envelope throughout the comment period. The posting sign/notice board must remain in place throughout the duration of your application. Immediately upon completion of the above instructions. complete the enclosed affidavit of posting and return to the Department of Development and Environmental Services. Land Use Division, Current Planning Section, at the address shown above (envelope enclosed). Failure to comply with posting reguirements may be cause for a delay in the processing of your application. If you have any questions, please call the Land Use Services Division at (206) 296-6600. Enclosures: Notice Board Requirements-Application Laminated Notice of Application Waterproof Vinyl Envelope containing copies of the Notice of Application Affidavit of Notice of Application Posting form/LUSD return envelope Notice Board & Posting Procedures Instruction Pkg.-NOA 8/8/01 MAIN FILE COPV ~0 ( - ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98055-1219 • L03P0018 -Ironwood Subdivision ODES Project Number ---------. --------------- • !,, _____ ~-~-----' hereby affinn that I have posted the following: (print name) X Notice of Permit Application · D Other ---------------- on the day of , 2003, in accordance with the Department of Development and Environmental Services' requirements. I further affinn that the notice will remain in place and visible during the full required notice period. Notice was provided at the following location(s): I) 3) I hereby affinn that the above is a true and correct statement. Signature This affidavit must be completed and returned to the Land Use Services Division within 7 days of posting. Improper posting or failure to return the affidavit within 7 days shall be cause for the final decision regarding your pennit to be postponed. CPSFORMS/AFF!DAVIT OF POSTING.DOC 7/27/99 • NOTfCE <BOARD 'EQUIREMENTS- NOTICE OF APPLICATION King County Dept. of Development and Environmental Services Land Use Services Division . 900 Oakesdale Avenue Southwest Renton, Washington 98055-1212 Per King County Code Section 20.20.060, a notice board must be prepared and posted for your land use application. Please prepare and post in the following manner: Notice Board Size and Text Specifications The notice board shall be constructed to the specifications described below. The notice board shall display the information shown in the figure. Board Construction: The notice board shall be constructed with 4' x 4' plywood. Professionally prepared plastic notice board overlays, permanently affixed to the board are permissible. Notice boards may be reused but they must be clean and show no evidence of former wording. 1. Lettering style: Helvetica or similar standard typeface 2. Lettering size: Title should be 3" capital letters (NOTICE OF PROPOSED LAND USE ACTION). Other letters should be 2" letters except on the 8%" x 14" laminated paper providing the details of the proposal. See illustration below for use of capital and lower case letters, and placement of laminated paper and vinyl jacket. 3. Lettering: Black (permanent ink or silk-screen) 4. Background Color: White 5. Logo: King County emblem, in black 6. Laminated Notice of Application on a legal size sheet which provides information regarding the proposed land use application. TO BE SUPPLIED BY Land Use Services Division (LUSD) (see enclosed). 7. Legal size waterproof vinyl jackets with a fold flap, and wrap string. TO BE SUPPLIED BY LUSD (see enclosed). The applicant must make copies of the Notice, place them in the vinyl jacket, and maintain a supply of copies throughout the posting period. 4 FT ® NOTICE OF PROPOSED LAND USE ACTION King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Call (206) 296-6600 Type of Action: Proposal: File No.: NOTICE OF APPLICATION 8.5" X 14" LAMINATED 4 FT EXAMPLE COPIES OF NOTICE OF APPLICATION IN VINYL JACKET Notice Board Requirements-NOA 8/8/01 Pg 1 • The notice board shall be located and installed to the specifications described below. Number of Notice Boards required for this application: ONE Special Instructions: ___________________________ _ Notice board shall be located: ( place along 14S'h Ave SE). • Midpoint on the site street frontage or as otherwise directed by LUSD staff to maximize visibility. • At a location 5 feet inside from the street property line; a notice board structurally attached to an existing building shall be exempt from the setback provisions, provided that no notice board is located not more than 5 feet from the property line without approval from LUSD staff. • So that the top of the notice board is between 7 to 9 feet above grade. • So that it is easily accessible and totally visible to pedestrians. The applicant shall erect the notice board by solidly setting the post 12 to 18 inches into the ground; or structurally attached it to an existing building. Two 4" x 4" 8-foot-long (minimum) posts and four washers, bolts and nuts (3/8-inch diameter and bolts are 5-inches long) shall be used to install the notice board. Installation Certification The notice board(s) must be install~d within 14 days after Land Use Services Division has determined that the application is complete. The enclosed "Affidavit of Posting" must be signed,, and returned to the Land Use Services Division within 7 days following the date of posting. Maintenance and Removal of the Notice Board The applicant shall maintain the notice board in good condition throughout the application review period, which shall extend through the time of the final county decision on the proposal and the expiration of any applicable appeal periods. If the notice board is removed, LUSD review of the land use application may be discontinued until the notice board is replaced and has remained in place for the required period of time. TO BE FILLED OUT BY LUSD STAFF -------------------------------------======================================= NOTICE BOARD TEXT INFORMATION (To Be Given to the Sign Painter) Type of Action: Formal Subdivision Proposal: Subdivide 14.7 acres zoned R-4 into 41 lots for single-family units. File No.: L03P0018 Ironwood NOTE: If you require this material in braille, audio cassette, or large print, please call 206-296-6600 (voice) or for hearing impaired 206-296-7217. Notice Board Requirements-NOA 8/8/01 Pg 2 • Rogers, Carol From: Claussen, Kimberly Sent: To: Thursday, June 26, 2003 11 :03 AM Rogers, Carol Subject: FW: L03P0018 HI -I made 1 change to notice -----Original Message----- From: Claussen, Kimberly Sent: Thursday, June 26, 2003 11:02 AM To: Rogers, Carol Subject: L03P0018 I03p0018noa.doc 1 posting board along 148th 1 • I .. , <!rt,e Seattle <!rimes ~ REPRESENTING THE $cattlc:Jlost-.3Jntclligcnc:cr Re Advertiser Account #78871004 Ad TEXT:KING COUNTY OEPT, Ad # 732273200 OF DEVELOPMENT & ENVIRONMENTAL SERVICES (DOES) 900 Oakesdale Ave SW, Renton, WA 98057-5212 NOTICE OF PERMIT HEARING& RECOMMENDATION LANO USE SERVICES DIVISION Request: Formal (Subdivision) FIie# & Name: L03P0018 Rosemonte Applicant: Camwest Real Estate Dev., Inc. Location: West of 148th Ave SE & south ot SE 117th St Proposal: Subdivide approx. 9.35 acres Into 25 lots for detached single- family dwellings Project Manager: Karen Scharer, 206-296-7114 Hearing Date and Time: March 22, 2007 al 9:30am Location of Public Hearing: ODES, Hearing Room 900 Oakesdale Ave SW Renton, WA 98057-5212 Dept. Recommendation to Hearing Examiner: Approve subject to conditions. Comment Procedures: Comments on the above file ere now being accepted by King County DOES, Land Use Ser vices Division, at the address listed above. Published this 22nd day of December, 2006 ·, K C /DEV & ENVIRON <l)e Seattle ~it11es ~~ RE PRE SE Nn NG THE Seattle. :l!Jost-.3Jntelli9cnc:cr PO Box 70, Seattle, WA 98111 ATIN JACQUIE GONDOLA 900 OAKESDALE AVE SW RENTON, WA 98055 Re: Advertiser Account #78871004 Ad #: 732273200 3619894 / 3 STATE OF WASHINGTON Counties of-King and Snohomish Affidavit of Publication The undersigned, on oath states that he/she is an authorized representative of The Seattle Times Company, publisher of The Seattle Times and representing the Seattle Post-Intelligencer, separate newspapers of general circulation published daily in King and Snohomish Counties, State of Washington. The Seattle Times and the Seattle Post-Intelligencer have been approved as legal newspapers by orders of the Superior Court of King and Snohomish Counties. The notice, in the exact form annexed, was published in the regular and entire issue of said paper or papers and distributed to its subscribers during all of the said period. ubscribed (DATE) 12/22/06 12/22/06 Notary Public in and for the State of Washington, residing at Seattle • • ,f l STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Daniele M Ledvina, being first duly sworn on oath that she is the Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on December 22, 2006. The full amount of the fee charged for said foregoing publication is the sum of $2 l l.OO. ..,t;;-'1'':~'r::"';"~,,·v.;,A< .. ":.><,.....,_::~ .. ....._ /"'' \\\\lllllll/11, , ~ .<., .,,,, v Cant 111,, ·:\, ,,, ~ •.... _. .•. 0;: /,, ·' , ,. ~ • • f\\mi.::.::;0 •• o 'l { Legal Advertising Representative, King County Journal !' $ ~· ·c,O 0 \~·. '? ~ ·t\_ • • th ' .._ • •• ~\ \ T ' -~ Subscribed and sworn to me this 26 day of December, ~?O~::,;-:·'"· l•tiorch ~·: ::. ~ t,. ::: 7 8· ::: 15./) U)?1;b /c7J'2 \:' ~ :.~. 2010 /*ff ,; ..-.• , -• "' <-• .... B D Cantelon ·1·: ~-~·:-;o, , . 0:?·' :~ ,:.~· Notary Public for the State of Washington, Residing in K~nt, W3shing10n~lS:2~1 ;\'•. C: $": /:' PO Number: ·,t '/'1/1ry Pu'O:'.,,\,, ,.,l" ·,;:_, ... ,.,.. '''n11111\\;. .,.l/" -... ,;;_>r c-,,.,.,,, ... .;:....-~ -~r ~Cl,~ tyy\ ~'- Daniele M Ledvina KING COUNTY DEPT. OF DEVEWPMENT & ENVIRONME!l.'TAL SERVICES (ODES) 900 Oakesdale Ave SW, Renton, WA 98057-5212 NOTICE OF PERMIT HEARING & RECOMMENDATION LAJl.'D USE SERVICES DMSION Request: Fbnnal lSubdivision) File# & Name: LO:-JP0018 Rosemonte AppliC'dilt: Camwest Real Estate Dev., Inc. Location: West of 148thAvc SE & south of SE 117th St Proposal: Subdivide approx. 9.35 acres into 25 lots for detached single fam- ily dwellings Project Manager: Karen Scharer, 206-296-7114 Hearing Date and Time: March 22, 2007 at 9:30am Location of Public Hearing: ODE~ Hearing Room 900 Oakesdale Ave SW Renton, WA 98057-5212 Dept. Recommendation to Hearing Examiner: Approve subject to conditions. Comment Procedures: Comments on the above file are now being accepted by King County DOES, Land Use Services Division, at the address listed above. Published this 22nd day of December, 2006 Published in the King County Journal December 22, 2006. #862530 ~ i ~ tr. ~ ~ ~ ~-..e • • f.' ST A TE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Allison Prohn, being first duly sworn on oath that she is a Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice. a: IVOT!GE OF L.4,YD USE. PFIZMIT J/PPLIC4TION was published on: · ~/Z J. -~ I ·- The full amount of the fee charged for said foregoing publication is the sum of $ /07. 50 at the rate of :J9-00 per inch for the first publication and N,4 per inch for each subsequent insertion. Af}zcdm Allison Prohn Legal Advertising Representative, King County Journal Subscribed and sworn to me this // n, day of ]41... y , 20___Qi_. ~a:il-\ 1\\II11111111111 ,._,,,,, . MEAG 1111'//. ~ -" ~ ........... ft,,.. ",- KING COUNTY DEPT. OF . . DEVELOPMENT , & ENVIRONMENTAL SERVICES 900 Oabodale Ave SW, ', :.C.;,Renton;WA980M-1219·· ~ ~ ~ JJSE'PERMIT N 0~ REQUEST· · · · . · FORMAL 8JIIIDIVISION ... File: LOOP0018 File Name: Ironwood Subdivision Applicant: , . Northward Homes, Patrick Gilory : . · · . Location: Located on the west side of 148th 'Ave SE, south of NE 10th St: and east of the Renton City limits. ' Proposal: . ·Subdivide 14.7 acres zoned R-4 into 41 lots for single-fam-i!yunits.' ' ---. ---- Project Planner: Ki.in Claussen, {206) 296-7167 COMMENT PROCEDURES· Colriments-on the above file are now _bemg.,accepted _by ·King. County DDES, Land Use Services Division, 'at the address Iiated above .. Phone: 206-296-6600. '. . Ptiblia"l>d in the King County Journal, July 11, 2003. #843629 ~ o:'i:'· •• • ~\On f" "••'~ ~ Tom A Meagher ~ l · .• ,,;,_,~ -r.o · •• -::. . ~ ,.... .. ~,· ,,.. ·. -::::. Notary Public foBthe Stat~ of Washington, Residing in Redmond, Washingt~ f J' v.01 ARY•.\ % Ad Number: 43 b 29 P.O. Number = : -•-; ;z = Cost of publishing this notice includes an affidavit surcharge. ~ C/l \ PLJ3\.\" ,! 0 § ~ ~ ·. ~'\ .. ,...:. ~ ~ "?..>:···1-'-iY 2 zti •• ··_,0 ~ 'Q ~ ......• ;.,•''<''"-~ ~//11 OF WAS \\\.,, 1111 // 111111 I I I I I\\ > a. 8 ll!.I ...I i!i: z :c ~ .. .i .. • • • Affidavit of Publication 2151895 /1. State of Washington, Counties of King and Snohomish, Daniel S. O'Neal being duly sworn, says that he/she is the Authorized Agent of Seattle Times Company, publisher of The Seattle Times and representing the Seattle Post-Intelligencer, separate newspapers published daily in King and Snohomish ·counties, State of Washington: that they are newspapers of general circulation in said Counties and State; that they have been approved as legal newspapers by orders of the Superior Court of King and Snohomish Counties; that the annexed, being a classified advertisement, was published in: 1 , . · ·, · < ·, •• ' •· •'," :1'-'""i-' '''( '"/'''"liil!ii~i>!'I! , i', ·;1 '' •,:,:,·, !~ •, ',·i, ,,,. ,1: ,,. .. ": ·-" .· . ._Ne.w, .,s_pa_per ,.:, i,:.·.::.·,,:.'., . ,.·.· .. ,,. ·., .. \· .. :' .. pµbhcat,on, Date , _ ·, , r I, .. , .• , , ··''" -,,,,t,s -,.1,, •. I ,~_.-1,,, •,1 n ,.,,., I r, ,.. , ,_~,i. " , , , , . , ., . . .. , The Seattle Times 07/11/03 The Seattle Post-Intelligencer 07/11/03 And not in a supplement thereof, and is a true copy of the notice as it was printed and/or distributed in the regular and entire issue of said paper or papers during all of said period, and that said newspaper or newspapers were regularly distributed to its subscribers during all of said period. Subscribed and sworn to before me this 16'" day of July, 2003 MAIN IFIILIE. COl?V • • Rogers, Carol From: Rogers, Carol Sent: To: Subject: Tuesday, July 08, 2003 10:45 AM 'legals@seattletimes.com'; 'legals.bellevue@kingcountyjournal.com' Legal ad for publ. on Friday, 7/11 Please confirm receipt Please publish the accompanying, legal notice in your newspaper on FRIDAY, Ju)y 11 2003, which will meet our minimum legal notice requirement. Should this not be possible, please call or fax me Immediately. Submit your invoice and 3 copies of the affidavit of publication to Accounts Payable, as soon after publication as possible, in order for us to enter legal proof of publication in our file records, and so that we may process same for payment. Attachment: Legal Notice KING COUNTY DEPT. OF DEVELOPMENT & ENVIRONMENTAL SERVICES 900 Oakesdale Ave SW, Renton, WA 98055-1219 NOTICE OF LAND USE PERMIT APPLICATION REOlJEST· FORMAL SUBDIVISION File: L03P0018 File Name: Ironwood Subdivision Applicant: Northward Homes, Patrick Gilory Location: Located on the west side of 148" Ave SE, south of NE 10'" St. and east of the Renton City limits. Proposal: Subdivide 14.7 acres zoned R-4 into 41 lots for single-family units. Project Planner: Kim Claussen, (206) 296-7167 COMMENT PROCEDURES· Comments on the above file are now being accepted by King County DOES. Land Use Services Division, at the address listed above. Phone: 206-296-6600. Published this 11th day of July, 2003. cc: Accounts Payable, Administrative Services Division, DOES Application File(s): L03P0018: Ironwood Subdivision application notice. MAIN FILE COPV 1 Hi, Carol! I have received your email, and will publish the notice (Re/File No. LD3P0018) in the 7/11/03 edition of the King County Journal. Thanks a lot, Carol.. have a really good day I Tom Meagher Legal Advertising Representative King County Journal Newspapers Phone: 425-453-4296 Fax: 425-635-0602 -----Original Message----· From: Rogers, Carol [mailto:Carol.Rogers@METROKC.GOVJ Sent: Tuesday, July 08, 2003 10:45 AM To: 'le gals@s e atUetime s. com'; 'le gals .b ellevue@kingc ountyj oumal. com' Subject: Legal ad for pub!. on Friday, 7/11 ,_ ,. f;i~i~IIIJfe)~i$llrnF!iJ-inb~~ilm•t~rj,~,:1liY.i0icro:s~f~~i,1~rjiW§_1~TiP.d~E~ll:@Jij~~~;g~;;r~~j,l~l.fi Tuesday, Jul 08, 2003 10:56 AM King County· ODES j~_ 'ii ii li ~ 10 56 ~\m'!i •· -·~· • •• Legal ad for publ. on Friday, 7/11 Rogers, Carol From: Legals [legals@seattletimes.com] Sent: Tuesday, July 08, 2003 11 :34 AM To: Rogers, Carol Subject: RE: Legal ad for publ. on Friday, Thanks -----Original Message----- • From: Rogers, Carol [mailto:Carol.Rogers@METROKC.GOV] Sent: Tuesday, July 08, 2003 10:45 AM To: Legals; 'legals.bellevue@kingcountyjournal.com' Subject: Legal ad for publ. on Friday, 7/11 Please confirm receipt. Please publish the accompanying, legal notice in your newspaper on FRIDAY, July 11, 2003, which will meet our minimum legal notice requirement. Should this not be possible, please call or fax me immediately. Submit your invoice and 3 copies of the affidavit of publication to Accounts Payable, as soon after publication as possible, in order for us to enter legal proof of publication in our file records, and so that we may process same for payment. Attachment: Legal Notice KING COUNTY DEPT. OF DEVELOPMENT & ENVIRONMENTAL SERVICES 900 Oakesdale Ave SW, Renton, WA 98055-1219 NOTICE OF LAND USE PERMIT APPLICATION REQUEST: FORMAL SUBDIVISION File: L03P0018 File Name: Ironwood Subdivision Applicant: Northward Homes, Patrick Gilory Location: Located on the west side of 1481h Ave SE, south of NE 10th St. and east of the Renton City limits. Proposal: Subdivide 14.7 acres zoned R-4 into 41 lots for single-family units. Project Planner: Kim Claussen, (206) 296-7167 Pagelofl COMMENT PROCEDURES: Comments on the above file are now being accepted by King County DOES, Land Use Services Division, at the address listed above. Phone: 206-296-6600. Published this 11th day of July, 2003. cc: Accounts Payable, Administrative Services Division, DOES Application File(s): L03P0018; Ironwood Subdivision application notice. 07/08/2003 ® -, Department of Development and Environmental Services Land Use Services Division 900 Oakesdale A venue Southwest Renton, Washington 98055-1219 Applicant: Northwar.d Homes Attn. Patrick Gilroy I 1560 140'" Ave.NE;Suite 100 Bellevue, WA.98055 (425) 747-1726 NotiA of Application File No.: L03P0018 -Ironwood DDES:Planner: Kim Claussen PlannerTelephone. No.:-(206) 296-7167 (Type 3) D~te 1Appii<::ation,Filed: June 10, 2003 DatEl Determined Complete: July 8, 2003 . . . . . ,. . . Project Location Correctkin: The site is located on thi westsid~ of148th A~e SE, south of NE 101h St. and east of the Corporate limits of the City ofRenton Project Description: · This is,a requesf to subdivide 1'4.7 acres zoned R:4 into 41 lots for single .family units and tracts·for drainage facilities, sensitive areas and recreation. The lots range from approximately 4,\312 to 6,533 square feet. · Permits requested .. inthis applicati~n: Formal Plat. Relevant environmentaldocuments are available at the address.below: Environmental checklist,· · drainage study and wetland study Development regulations tobe used for project mitigation,. known,at this timEl: KCC 21A., including · sensitive area regulations, road standards and 1998':Surface Water Design Manual Consistency with applicable .County plans and regulations: This proposal will be reviewed for compliance with all applicable King County Codes, including those noted above ', ., Other permits not included in this application; known a\ihis tiine: None : • • • • • < ' •• ; • ' ' ' ., ,",'_,, .. ,. ~ • A public hearing before the King County Hearing Examiner is required for this application: Notification of the public hearing date will occur approximately 30 days prior to the scheduled hearing date. The Department of Development and Environmental Services (ODES) will issue a report and recommen- dation to the Hearing Examiner two (2) weeks prior to the scheduled public hearing. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Details of the appeal process will be included in the notice of recommendation. Any person wishing additional information on this proposed project should contact ODES at the address and/or telephone number listed below. Written comments may also be submitted to ODES. You may review the application and any environmental documents or studies in our Renton office. NOTE: If you require this material in braille, audio cassette, or large print, please call (206) 296-6600 (voice) or (206) 296-7217 (TIY). Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 Mailing Date: July 22, 2003 ---------------=-----=====-======================= Please send me notification of the public hearing and other official notices concerning this application. File No. L03P0018 -Ironwood ( please print ) Name:. _______________________________ _ Address: ______________________________ _ __________________ Telephone No.: ________ _ • ' :,....-:,-_ .. . PRELIMINARY PLAT IRONWOOD NORTHWARD HOMES f4iJO 140111. A IE: NL. SU'lr 1'10 aauKA& IIIA5NNIJ1r:JN N(J(Jd L03P0018 \ ~WlOH __,.,.,_....,,. o,o,NIHUfO • PIANNINO. Ul•VH'INO I ' -.. , .i_, f5) IE ~ \E ~ '(JI \E D lru JUN .1 O 2003 ...., K.C. D.D.E.S . . ·-·--·-~------·-·-.... , ........ __ ~-......... _ ... -~,.-- ® • • Department of Development and Environmental Services Land Use Services Division 900 Oakesdale A venue Southwest Renton, Washington 98055·1219 Applicant: Northward Homes Attn. Patrick Gilroy 1560 1401h Ave NE, Suite 100 Bellevue, WP. 98055 (425) 747-1726 Notig of Application File No.: L03P0018 -Ironwood DDES Planner: Kim Claussen Planner Telephone No.: (206) 296-7167 Date Application Filed: June 10, 2003 Date Determined Complete: July 8, 2003 (Type 3) Project Location Correction: The site is located on the west side of 1481h Ave SE, south of NE 1 O'h St. and east of the Corporate limits of the City of Renton Project Description: This is a request to subdivide 14.7 acres zoned R-4 into 41 lots for single family units and tracts for drainage facilities, sensitive areas and recreation. The lots range from approximately 4,612 to 6,533 square feet. Permits requested in this application: Formal Plat Relevant environmental documents are available at the address below: Environmental checklist, drainage study and wetland study Development regulations to be used for project mitigation, known at this time: KCC 21A., including sensitive area regulations, road standards and 1998 Surface Water Design Manual Consistency with applicable County plans and regulations: This proposal will be reviewed for compliance with all applicable King County Codes, including those noted above Other permits not included in this application, known at this time: None A public hearing before the King County Hearing Examiner is required for this application: Notification of the public hearing date will occur approximately 30 days prior to the scheduled hearing date. The Department of Development and Environmental Services (ODES) will issue a report and recommen- dation to the Hearing Examiner two (2) weeks prior to the scheduled public hearing. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Details of the appeal process will be included in the notice of recommendation. Any person wishing additional information on this proposed project should contact DOES at the address and/or telephone number listed below. Written comments may also be submitted to ODES. You may review the application and any environmental documents or studies in our Renton office. NOTE: If you require this material in braille, audio cassette, or large print, please call (206) 296-6600 (voice) or (206) 296-7217 (TTY). Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 Mailing Date: July 22, 2003 ----------=====--------=========================== Please send me notification of the public hearing and other official notices concerning this application. File No. L03P0018 -Ironwood ( please print ) Name: _________________________________ _ Address: ________________________________ _ __________________ Telephone No.: --------- I PRELIMINARY PLAT IRONWOOD NORTHWARD HOMES IMIJ 140fH. Al£ N.£,. SIA1E 100 Bl!UCK.f; WASHMJrrJN M'JOd L03P0018 • ~D,SIGH -~-~~J IINOINIIIINO • l'UNNINO , •u1V"INO [i5) IE ~ IE ij \YI IE D ml JUN 1 0 2003 ~ K.C. D.D.E.S. ---···-------··---~----··-----~-.--·-· ... -.. ,---·~--__ , _____ -·- BORBA.GREG CURRENT PLANNING SUPERVISOR DDES/LUSD MS, OAK -DE-0100 CASEY, LAURA WETLAND REVIEW DDES/LUSD MS, OAK -DE-0100 CLAUSSEN, KIM SR.PROJECT PROGRAM MANAGER DDES/LUSD MS, OAK -DE-0100 CORE DESIGN INC. 14711 NE 29TH PL, #IOI BELLEVUE, WA 98007 CRULL, RICK & DEBRA 11813 148TH AVE SE RENTON, WA 98059 LANGLEY, KRIS TRAFFIC REVIEW DDES/LUSD MS, OAK -DE-0100 NORTHWARD HOMES PATRICK GILROY 1560 140TH AVE NE, #100 BELLEVUE, WA 98005 ROGERS, CAROL CURRENT PLANNING SECTION DDES/LUSD MS, OAK -DE-0100 WEST.LARRY GEO REVIEW DDES/LUSD MS, OAK -DE-0100 I • L03POOl8 L03POOl8 L03POOl8 L03P00!8 LOJP0018 L03POOl8 L03P00!8 L03P0018 L03POOl8 1023059435/L03P0018 0638100210/L03P0018 BEHAN TERRA C 11920 148TH AV SE RENTON WA 98059 0638100195/L03P0018 CHOW TAT SUN 14837 SE 116TH ST RENTON WA 98059 0638100199/L03P0018 COLLINS LARRY R+TAMMY J 14912 SE 117TH ST RENTON WA 98059 0642200010/L03P0018 DALRY RALPH M 11524 148TH SE RENTON WA 98055 UAC-FC/L03P0018 FOUR CREEKS UNINCORPORATED AREA COUNCIL PO BOX 3501 RENTON WA 98056 I 023059347/L03P0018 GERSPACH DAVID F 11605 148TH AV SE RENTON WA 98055 0638100215/L03P0018 HARDING ROBERT A 11822 148TH AV SE RENTON WA 98056 1023059017/L03P0018 INTLEKOFER MICHAEL J 4472 119TH AV SE BELLEVUE WA 98006 0638100189/L03P0018 LAWLER CONSTRUCTION LLC 25015 SE 200TH ST MAPLE VALLEY WA 98038 1~366/L03P0018 ATCHISON SEAN P+MELISSA E 14628 SE 116TH ST RENTON WA 98059 1023059060/L03P0018 BINDER PATRICIA M 980 HOQUIM AV NE RENTON WA 98059 PL50/L03POOl 8 CITY OF RENTON DEVELOPMENT SERVICES DIVISION I 055 SOUTH GRADY WAY RENTON WA 98055 1023059357/L03P0018 CORMIER STEVE D+DANA D 14701 SE 116TH ST RENTON WA 98059 0638100077/L03P0018 DALRY RALPH M & TERESA 11524 148TH SE RENTON WA 98055 0638100196/L03P0018 FRANDSEN GARY B 14815 SE 116TH ST RENTON WA 98059 I 023059352/L03POO 18 GERSPACH DAVID F 11605 148TH AV SE RENTON WA 98055 1023059337/L03P0018 HELSBY WYNDI L 11808 142ND AV SE RENTON WA 98059 1023059257/L03P0018 JOHNSON WALTER M/KATHRYN M 12006 142ND AV SE RENTON WA 98059 0638100193/L03P0018 LAWLER CONSTRUCTION LLC 25015 SE 200TH ST MAPLE VALLEY WA 98038 --------------- 1~9246/L03P0018 BAGLEY EVERETT OR ELEANOR 11860 142ND SE RENTON WA 98059 1023059362/L03P0018 BLANKENSHIP JAMES 14418 SE 116TH RENTON WA 98059 PL33/L03POO 18 CITY OF RENTON ECONOMIC DEVELOPMENT DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 1023059390/L03P0018 CRULLRICKH 11813148THSE RENTON WA 98055 1023059004/L03P0018 FAIN GARY D & DEBORAH L 14429 SE 116TH ST RENOTN WA 98056 1023059361/L03POO 18 FULFER RICHARD A+FULFER JULIA A 14406 SE 116TH ST RENTON WA 98059 0638100198/L03P0018 GILLESPIE THOMAS I JR 19604 SE 260TH ST KENT WA 98042 0638100212/L03P0018 INTERNATIONAL CHURCH OF THE FOURSQUARE GOSPEL 11840 148TH AV SE RENTON WA 98059 1023059344/L03P0018 KIGER KENNETH E & TINA M 11826142NDAVSE RENTON WA 98059 0638100192/L03P0018 LAWLER CONSTRUCTION LLC 25015 SE 200TH ST MAPLE VALLEY WA 98038 .~ 1023059051/L03POOl 8 LEE JAEH 1002 HOQUIM AV NE RENTON WA 98055 1023059153/L03POOl8 O'HARA THOMAS P+VANEVA A 11441 148TH AV SE RENTON WA 98059 SDl3/L03POOl8 R. STRACKE, FACILITIES & PLANNING RENTON SCHOOL DISTRICT #403 1220N 4TH ST RENTON WA 98055 1023059365/L03P0018 RINGEN RICHARD J 14522 SE 116TH ST RENTON WA 98056 1023059359/L03P0018 RYNNING DAVID L+HEIDI A 14619 SE 116TH ST RENTON WA 98059 1023059364/L03POOl8 SCHAUT GEORGE L 10119 SE206TH ST KENT WA 98031 1023059404/L03POOl8 SMITH JOHN L PO BOX 2670 RENTON WA 98056 SD8/L03POOl 8 STEVE CRAWFORD, NEW CONSTRUCTION ISSAQUAH SCHOOL DISTRICT #411 565 NW HOLLY ST ISSAQUAH WA 98027 1023059382/L03POOl8 WARNES SUELLEN 14620 SE 116TH ST RENTON WA 98059 06422000201L03POOl8 WIEHOFF RONALD W+ALVERNA J 1612 KENNEWICK AV NE RENTON WA 98056 0~076/L03P0018 MCCARTHY EDWARD J 14816 SE 116TH ST RENTON WA 98059 0638100180/L03P0018 PESTL LUEDER K 10423 19TH S SEATTLE WA 98168 1023059353/L03POOl8 RAYMOND TIMOTHY D+RA YMOND KIMBERLY J 11615 148TH AV SE RENTON WA 98059 1023059363/L03POOl8 RODENBERG LONNY K 14428 SE 116TH RENTON WA 98059 1023059358/L03P0018· RYNNING DAVID L+HEIDI A 14619 SE 116TH ST RENTON WA 98059 1023059023/L03P0018 SCHIRMAN MICHAEL+WOLF CYNTH 12013148HAYSE RENTON WA 98059 1023059093/L03POOI8 SMOCK JULIA LEE 920 HOQUIM AV NE RENTON WA 98059 0638100197/L03POOl8 SULLIY AN JAMES R 14823 SE 116TH ST RENTON WA 98059 10230593701L03POOl8 WARNES SUELLEN 14620 SE 116TH ST RENTON WA 98059 1~9354/L03P0018 MCCLEASE CHRIS E+GWENNA 11625 148TH AV SE RENTON WA 98059 0638100220/L03POOl8 PESTL LUEDER K 10907 SE 187TH LN RENTON WA 98055 0638100188/L03P0018 RICEDAYlD 10418 169TH AV SE RENTON WA 98059 1023059092/L03POOl8 RUTLEDGE KAREN N 990 HOQUIM AV NE RENTON WA 98059 1023059360/L03P0018 RYNN ING DA YID L+HEIDI A 14619 SE 116TH ST RENTON WA 98059 I 02305940 I /L03POO 18 SHEPHERD ROBERT DD +JOAN K 22059 SE 188TH MAPLE VALLEY WA 98038 I 023059058/L03POOl 8 SPIRY DENNIS G+JUDITH E 11832142NDAVSE RENTON WA 98059 CG2/L03P0018 SUSAN SULLIVAN 24311 SE 47TH ST ISSAQUAH WA 98029 1023059188/L03POOl8 WATTERS MICHAEL D+ANITA M 14702 SE 116TH ST RENTON WA 98059 ~ -----· IFD25 • (E Renton) (Spring Glen) FD40 Fire Protection Dist #25 Fire Protection Dist #40 P.O. Box 2925 . I 0828 SE 176th St Renton WA 98056-0925 Renton WA 98055 MS: KSC-NR-0600 MS: KSC-TR-0431 KC27 Water & Land Res. Div Gary Kriedt King County Dept. of Natural Res. KC Metro Envirn. Planning Steve Foley LI15 LI20 Fairwood Library Highlands Library 17009 -140th Av SE 2902 NE 12th St Renton WA 98058 Renton WA 98056 LI23 Documents Dept. Librarian LI24 Kent Regional Library King County Library System 212--2ndAvN 960 Newport Way NW Kent WA 98032-4482 Issaquah, WA 98027 LI36 ATTN: Edward White PL18 Renton Library Kent Engineering Dept JOO Mill Av S 220-4th Av S Renton WA 98055 Kent WA 98032 PLJ9 City of Renton PL33 Kent Planning Dept Economic Development Dept. 220 -4th Av S 1055 S. Grady Way Kent WA 98032 Renton WA 98055 Clinton G. Marsh, Director Fae. & Const. Dept SD9 R. Stracke, Facilities & Ping · SD13 Kent School District# 415 Renton School Dist # 403 12033 SE 256th St. Bldg B 1220 N 4th St Kent WA 98031-6643 Renton WA 98055 Administrator SES Environmental Review Section· ST2 Kent Sewer Utility WA State Dept of Ecology 220 -4th Av S PO Box47703 Kent WA 98032 Olympia WA 98504-7703 Habitat Biologist, Rod Malcom TRI Russ Ladley, Fisheries Biologist TR2 Muckleshoot Indian Tribe Puyallup Tribe 3 90 15 -l 72nd Av SE 6824 Pioneer Wy E Auburn WA 98002 Puyallup WA 98371 TR3 Fisheries Habitat/Environment TR5 Snoqualmie Tribe Suquamish Indian Tribe PO Box 280 POBox498 Carnation WA 98014-0280 Suquamish WA 98392 -------------------------- .:-· --· Richard Young Tulalip Tribe 7615 Totem Beach Rd Marysville WA 98271 Public Works Dtr Kent Water Dist 220 -4th Av S Kent WA 98032 Soos Creek Water/Sewer Dist PO Box 58039 Renton WA 98058-1039 Coal Creek Utility District 6801 132nd Place SE Newcastle, WA 98059 WA State Dept. of Wildlife 16018 Mill Creek Blvd. Mill Creek, WA 98012 WA State Dept. of Ecology NW Regional Office 3190-160thAveSE Bellevue, WA 98008-5452 WA St DOT MS 240 15700 Dayton Ave No. PO Box 330310 Seattle, WA 98133-9710 WA St. Ecology Dept/WQSW Unit Linda Matlock PO Box 47696 Olympia, WA 98504-7696 Eleanor Moon KC Executive Horse Council 12230 NE 61st Kirkland, WA 98033 WD23 WD4l WD57 • Cedar River Water/Sewer Dist 18300 SE Lk Youngs Rd Renton WA 8058-9799 City of Renton, Public Works Dept. Development Services Div. 1055 South Grady Way Renton WA 98055 Water Dist #90 15606 SE 128th St Renton WA 98059-8522 Water Dist #111 27224 -144th Av SE Kent WA 98042-9058 WA State Dept. of Wildlife Habitat Mgmt. Division P.O. Box 43155 Olympia, WA 98504-3155 WA St.DOT MS 230 15700 Dayton Ave. No PO Box 330310 Seattle, WA 98133-9710 WA St.DOT MS 250 15700 Dayton Ave. No. PO Box 330310 Seattle, WA 98133-9710 Roger Dorstad PO Box 375 Redmond, WA 98073 WD12 WD32 WD55 WD58 ---------------------------------------- Goll, Shirley From: Sent: To: Subject: Thanks Please confirm receipt, , ... Goll, Shirley Tuesday, December 19, 2006 8:53 AM 'Legals'; 'legals.bellevue@kingcountyjournal.com' Legal ad request .. Please publish legal notice in your newspaper on Friday, December 22, 2006, which will meet our minimum legal notice requirement. Should this not be possible, please fax or call me as soon as possible. Please submit your invoice with 3 copies of the affidavit of publication to ODES Accounts Payable as soon after publication as possible, in order for us to enter legal proof of publication in our file records, and so that we may process same for payment. Attachment: Legal Notice KING COUNTY DEPT. OF DEVELOPMENT & ENVIRONMENTAL SERVICES (DOES) 900 Oakesdale Ave SW, Renton, WA 98057-5212 NOTICE OF PERMIT HEARING & RECOMMENDATION LAND USE SERVICES DIVISION · Request: Formal (Subdivision) File# & Name: L03P0018 Rosemonte Applicant: Camwest Real Estate Dev., Inc. Location: West of 148 1" Ave SE & south of SE 1171" St Proposal: Subdivide approx. 9.35 acres into 25 lots for detached single-family dwellings Project Manager: Karen Scharer, 206-296-7114 Hearing Date and Time: March 22, 2007 at 9:30am Location of Public Hearing: ODES, Hearing Room 900 Oakesdale Ave SW Renton, WA 98057-5212 Dept. Recommendation to Hearing Examiner: Approve subject to conditions. Comment Procedures: Comments on the above file are now being accepted by King County ODES, Land Use Services Division, at the address listed above. Published this 22nd day of December, 2006 c.c. Accounts Payable/Admin. Services/ ODES Application File: L03P0018 S.Times Acct. No. 078871004 1 -------------------- ,,. .. Goll, Shirley ' ' -·------·------- .. From: Jody Barton Oody.barton@kingcountyjournal.com] Sent: Tuesday, December 19, 2006 9:27 AM To: Goll, Shirley Subject: RE: Legal ad request Good Morning Shirley, •• Page I of2 I have received your notice (re: File# L03P0018) to publish in the King County Journal on Friday December 22, 2006. Thanks, Dani for Jody Jody Barton Legal Advertising Representative King County Publications, Ltd. 600 Washington Ave. S. PO Box 130 Kent, WA 98035 253-234-3506 (Phone) 253-859-9737 (Fax) "We come to love not by finding a perfect person, but by learning to see an imperfect person perfectly." -----Original Message----- From: Goll, Shirley [mailto:Shirley.Goll@METROKC.GOV] Sent: Tuesday, December 19, 2006 8:53 AM To: Legals; legals.bellevue@kingcountyjoumal.com Subject: Legal ad request Thanks Please confirm receipt. Please publish legal notice in your newspaper on Friday, December 22, 2006, which will meet our minimum legal notice requirement. Should this not be possible, please fax or call me as soon as possible. Please submit your invoice with 3 copies of the affidavit of publication to ODES Accounts Payable as soon after publication as possible, in order for us to enter legal proof of publication in our file records, and so that we may process same for payment. Attachment: Legal Notice KING COUNTY DEPT. OF DEVELOPMENT & ENVIRONMENTAL SERVICES (DOES) 900 Oakesdale Ave SW, Renton, WA 98057-5212 12/19/2006 .. .• •• NOTICE OF PERMIT HEARING & RECOMMENDATION LAND USE SERVICES DIVISION Request: File# & Name: Formal (Subdivision) L03P0018 Rosemonte Applicant: Camwest Real Estate Dev., Inc. Location: West of 1481h Ave SE & south of SE 117th St •• Proposal: Subdivide approx. 9.35 acres into 25 lots for detached single-family dwellings Project Manager: Karen Scharer, 206-296-7114 Hearing Date and Time: March 22, 2007 at 9:30am Location of Public Hearing: DOES, Hearing Room 900 Oakesdale Ave SW Renton, WA 98057-5212 Dept. Recommendalion to Hearing Examiner: Approve subject to conditions. Commenl Procedures: Comments on the above file are now being accepted by King County DDES, Land Use Services Division, at the address listed above. Published this 22nd day of December, 2006 c.c. Accounts Payable/Admin. Services/ DDES Application File: L03P0018 S.Times Acct. No. 078871004 12/19/2006 Page 2 of2 . ' , • • Page I of2 Goll, Shirley From: Legals [legals@seattletimes.com] Sent: Tuesday, December 19, 2006 10:45 AM To: Goll, Shirley Subject: RE: Legal ad request Hi Shirley, Your Legal Notice is scheduled to run on Friday, 12/22 ( Times & Pl ) under AD#3619894 at the cost of $151.36. Thanks, Jared From: Goll, Shirley[mailto:Shirley.Goll@METROKC.GOV] Sent: Tuesday, December 19, 2006 8:53 AM To: Legals; legals.bellevue@kingcountyjournal.com Subject: Legal ad request Thanks Please confirm receipt. Please publish legal notice in your newspaper on Friday, December 22, 2006, which will meet our minimum legal notice requirement. Should this not be possible, please fax or call me as soon as possible. Please submit your invoice with 3 copies of the affidavit of publication to ODES Accounts Payable as soon after publication as possible, in order for us to enter legal proof of publication in our file records, and so that we may process same for payment. Attachment: Legal Notice KING COUNTY DEPT. OF DEVELOPMENT & ENVIRONMENTAL SERVICES (DOES) 900 Oakesdale Ave SW, Renton, WA 98057-5212 NOTICE OF PERMIT HEARING & RECOMNIEf,!O_ATION LANO USE SERVICES DIVISION Request: Formal (Subdivision) File# & Name: L03P0018 Rosemonte Applicant: Camwest Real Estate Dev., Inc. Location: West of 1481h Ave SE & south of SE 117th St Proposal: Subdivide approx. 9.35 acres into 25 lots for detached single-family dwellings Project Manager: Karen Scharer, 206-296-7114 Hearing Date and Time: March 22, 2007 at 9:30am Location of Public Hearing: ODES, Hearing Room 900 Oakesdale Ave SW Renton, WA 98057-5212 aalll(\! fll.E COPY Dept. Recommendation to n1f'\ Hearing Examiner: Approve subject to conditions. Comment Procedures: Comments on the above file are now being accepted by King County ODES, Land Use Services Division, at the address listed above. 12/19/2006 • Published:t!)is ·22nd day of December, 2006 c.c. Accounts Payable/Admin. Services/ DOES Application File: L03P0018 S.Times Acct. No. 078871004 12/19/2006 • Page 2 of2 ®;· Noti• of Decision-. SEPA Threshold Determination and Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 Notice of Recommendation & Hearing File No.: L03P0018 Project Name: Rosemonte (Type 3) Applicant: Camwest Real Estate Development, Inc. 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten Phone No.: 425-825-1955 DOES Project Manager: Karen Scharer, Project/Program Manager II Phone No.: 206-296-7114 Email: karen.scharer@metrokc.gov Project Location: West of 1481h Ave SE at approximately 11?1h St. STR 10-23-05 Parcel No.: 1023059395 Project Description: This is a request for a subdivision of 9.35 acres into 25 lots for detached single-family dwellings. The proposed density is 2.6 dwelling units per acre. The lot sizes are predominately 5,050 - 5,650 square feet. Permits Requested: Formal Subdivision Department Recommendation to the Hearing Examiner: Approve, subject to conditions SEPA Threshold Determination: Mitigated Determination of Nonsignificance Issued: December 15, 2006 Date of Public Hearing: March 22, 2007 at 9:30 AM DDES Hearing Room -first floor 900 Oakesdale Ave SW Renton, WA 98057-5212 The Department of Development and Environmental Services (DDES) will issue a written report and recommendation to the Hearing Examiner two weeks prior to the scheduled public hearing. Persons wishing to receive a copy of the report should contact DDES at the address listed below. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written decision. Any person wishing additional information on this proposed project should contact the Project Manager at the phone number listed above. Written comments may also be submitted to DDES. · A public hearing as required by law will be held to consider the approval of this application. If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. Comment/Appeal Procedure on SEPA Threshold Determination: Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 11, 2007, and be accompanied with a filing fee of $250.00 payable to the King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services Division at the address listed below prior to 4:30 p.m. on January 11, 2007. The Statement of Appeal shall identify the decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services (DDES) at the following address: Date of Mailing: December 15. 2006 DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 MAIM FtLECOPY @ If you have any questions regarding the appeal procedures, please contact the Planner at the phone number listed above. If you require this material in Braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 (TTY). You are receiving this notice because our records indicate that you own property within approximately 500 feet or because you requested to receive notice of the decision. 1 • • TRANSMITTED TO THE FOLLOWING PARTIES OF RECORD FOR L03P0018: CAMWEST EAST RENTON LLC SARA SLA TIEN 9720 NE 120TH PL # I 00 KIRKLAND, WA 98034 CLAUSSEN, KIM PROJECT MANAGER DDES/LUSD MS: OAK -DE-0100 CORE DESIGN INC. 14711 NE29THPL,#101 BELLEVUE, WA98007 CRULL, RICK & DEBRA 11813 148TH AVE SE RENTON, WA 98059 DINSMORE, LISA CURRENTB PLANNING SUPERVISOR DDES/LUSD MS: OAK -DE-0100 DYE, PETE SR. ENGINEER DDES/LUSD MS: OAK -DE-0100 EGGERT, URSULA 15520 SE 116TH ST. RENTON, WA 98059-6014 GILLEN.NICK WETLAND REVIEW DDES/LUSD MS: OAK -DE-0100 GOLL, SHIRLEY CURRENT PLANNING SECTION DDES/LUSD MS: OAK-DE-0100 GRAVES, JOHN LOZIER HOMES 1203 114TH A VE SE BELLEVUE WA 98004 KC HEARING EXAMINER OFFICE ATTN: GINGER/MARKA MS YES-CC-0404 LANGLEY, KRIS TRAFFIC REVIEW DDES/LUSD MS: OAK -DE-0100 SCHARER, KAREN PROJECT MANAGER II MS: OAK -DE-0 I 00 DDES/LUSD SEATTLE KC HEAL TH DEPT E. ENVIRONMENTAL HEAL TH 14350 SE EASTGATE WAY BELLEVUE WA 98007 TOWNSEND STEVE SUPERVISOR LUIS ODES MS OAK DE 0100 WEST, LARRY GEO REVIEW DDES/LUSD MS: OAK -DE-0100 • • WHITING KELLY KC DOT RD SERV DIV MS KSC-TR-0231 WHITTAKER BRUCE SR ENGR ERS DOES MS OAK DE 0100 ZIMMERMAN, GREGG CITY OF RENTON PLANNING 1055 SOUTH GRADY WAY RENTON, WA 98055 Sou' . ... !023059366/L03P0018 ATCHISON SEAN P+NICOLLE L 5526 NE 10TH ST RENTON WA 98059 06422000 I O/L03POO 18 BROOKS CHRIS & LISA 11524 148TH AVE SE RENTON WA 98059 PL50/L03P00!8 CITY OF RENTON DEVELOPMENT SERVICES DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 1023059365/L03POOl8 ENG BAUM MARK L+KORSMO RENEE M 14522 SE 116TH ST RENTON WA 98059 1023059352/L03POOl8 GERSPACH DA YID F 965 NILE A VE NE RENTON WA 98059 0638!002!5/L03P00!8 HARDING ROBERT A 11822 148TH AVE SE RENTON WA 98056 0638100076/L03P0018 HURLOCKER CHARLES JR+NORMA A 14816 SE 116TH ST RENTON WA 98059 0638100192/L03POOl8 LAWLER CONSTRUCTION LLC 25015 SE 200TH ST MAPLE VALLEY WA 98038 SD I 3/L03POO 18 R. STRACKE, F AC!LITIES & PLANNING RENTON SCHOOL DISTRICT #403 1220 N 4TH ST RENTON WA 98055 0638!00!88/L03P0018 RICE DAVID 10418169THAVESE RENTON WA 98059 0638!00210/L03POOI8 BEHAN TERRA C 11920 148TH AVE SE RENTON WA 98059 1023059023/L03POOl8 CAM WEST EAST RENTON LLC ATTN: ERIC CAMPBELL 9720 NE 120TH PL # I 00 KIRKLAND WA 98034 0638100199/L03POOl8 COLLINS LARRY R+TAMMY J 14912 SE 117TH ST RENTON WA 98059 UAC-FC/L03POO 18 FOUR CREEKS UNINCORPORATED AREA COUNCIL PO BOX 3501 RENTON WA 98056 1023059347~-03POOl8 GERSPACH MICHAEL JOSEPH 965 NILE A VE NE RENTON WA 98059 0638100189/L03POOl8 HSU ROGER T!NG+LILY P 752 BREMERTON PL NE RENTON WA 98059 0638100212/L03POOl8 INTERNATIONAL CHURCH OF THE 11840 148TH AVE SE RENTON WA 98059 1023059354/L03P00!8 MCCLEASE CHRIS E+GWENNA 11625 148TH AVE SE RENTON WA 98059 1023059353/L03POOl8 RAYMOND TIMOTHY D+RA YMOND KIMBERLY J 11615 148TH AVE SE RENTON WA 98059 I 023059363/L03POOl 8 RODENBERG LONNY K 5340 NE I 0TH ST RENTON WA 98059 • 1023059360/L03P0018 BRETZKE DANIEL P+FUMILO K 1313 33RDAVE S SEATTLE WA 98144 PL33/L03POOl8 CITY OF RENTON ECONOMIC DEVELOPMENT DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 0638100193/L03POOl8 DODDS BRIAN+MICHELLE 11249 SE 286TH ST KENT WA 98030 0638!00!96/L03POOl8 FRANDSEN GARY B 14815SE 1!6THST RENTON WA 98059 1023059344/L03P0018 HARBOUR HOMES INC 33400 9TH A VE S # 120 FEDERAL WAY WA 98003 1023059370/L03POO 18 HULL JOHN R 5514 NE 10TH ST RENTON WA 98059 0638100198/L03P0018 KOE RANDOLPH J MARKS SUSAN E PO BOX 2663 RENTON WA 98056 1023059153/L03P0018 O'HARA THOMAS P+VANEVA A 11441 148TH AVE SE RENTON WA 98059 1023059188/L03POOl8 REED DAVID NORMAN+BARBARA A 174 NILE PL NE RENTON WA 98059 I023059357/L03P00!8 ROGERS LARRY W 14701 SE 116TH ST RENTON WA 98059 .. ... • w, 1023059364fl,03P0018 SCHAUT GEORGE L 10119 SE 206TH ST KENT WA 98031 CG2/L03POO 18 SUSAN SULLIVAN 24311 SE 47TH ST ISSAQUAH WA 98029 1023059382/L03POOl8 WARNES SUELLEN 14620 SE 116Tfl ST RENTON WA 98059 • SD8/L03P0018 STEVE CRAWFORD, NEW CONSTRUCTION ISSAQUAH SCHOOL DISTRICT #411 565 NW HOLLY ST ISSAQUAH WA 98027 0638IOOI80/L03POOl8 THOROUGHBRED RANCH LLC PO BOX 146 RENTON WA 98055 1023059004/L03POOl8 WEDGEWOOD AT RENTON INC 1560 140TH AVE NE #100 BELLEVUE WA 98005 • 0638100197/L03P0018 SULLIVAN EFFIE 14823 SE 116TH ST RENTON WA 98059 0638100195/L03P0018 UEDAAKIRA 14837 SE 116TH ST RENTON WA 98059 0642200020/L03P0018 WIEHOFF ALVERNA J 1612 KENNEWICK AVE NE RENTON WA 98056 (E Renton) Fire Protection Dist #25 P.O. Box 2925 Renton WA 98056-0925 MS; KSC-TR-0431 Gary Kriedt KC Metro Envirn. Planning Highlands Library 2902 NE 12th St Renton WA 98056 Documents Dept. Librarian King County Library System 960 Newport Way NW Issaquah, WA 98027 ATTN: Edward White Kent Engineering Dept 220 -4th AV S Kent WA 98032 City of Renton Economic Development Dept. 1055 S. Grady Way Renton WA 98055 R. Stracke, Facilities & Ping Renton School Dist # 403 1220 N 4th St Renton WA 98055 Environmental Review Section WA State Dept of Ecology PO Box 47703 Olympia WA 98504-7703 Russ Ladley, Fisheries Biologist Puyallup Tribe 6824 Pioneer Wy E Puyallup WA 98371 Fisheries Habitat/Environment Suquamish Indian Tribe PO Box 498 Suquamish WA 98392 • FD25 KC27 Ll20 Ll24 PUB PL33 5013 ST!? TR2 TRS (Spring Glen) • Fire Protection Dist #40 10828 SE 176th St Renton WA 98055 Fairwood Library 17009 -140th Av SE Renton WA 98058 Kent Regional Library 212 --2nd Av N Kent WA 98032-4482 Renton Library 100 Mill Av S Renton WA 98055 Kent Planning Dept 220 • 4th Av S Kent WA 98032 Clinton G. Marsh, Director Fae. & Const. Dept Kent School District # 415 12033 SE 256th St. Bldg B Kent WA 98031-6643 Administrator Kent Sewer Utility 220-4th Av S Kent WA 98032 Habitat Biologist, Rod Malcom Muckleshoot Indian Tribe 39015 • 172nd Av SE Auburn WA 98002 Snoqualmie Tribe PO Box 280 carnation WA 98014-0280 Richard Young Tulalip Tribe 7615 Totem Beach Rd Marysville WA 98271 FD40 LllS Ll23 Ll36 PL19 509 SES TR! TR3 TR4 Cedar River Water/Sewer Dist 18300 SE Lk Youngs Rd Renton WA 8058·9799 City of Renton, Public Works Dept. Development Services Div. 1055 South Grady Way Renton WA 98055 Water Dist #90 15606 SE 128th St Renton WA 98059-8522 Water Dist # 111 27224 · 144th Av SE Kent WA 98042·9058 WA State Dept. of Wildlife Habitat Mgmt. Division P.O. Box 43155 Olympia, WA 98504·3155 • WD12 WD32 WDSS WDS8 Public Works D. Kent Water Dist 220 • 4th Av 5 Kent WA 98032 Soos Creek Water/Sewer Dist PO Box 58039 Renton WA 98058· 1039 Coal Creek Utility District 6801 132nd Place SE Newcastle, WA 98059 WA State Dept. of Wildlife 16018 Mill Creek Blvd. Mill Creek, WA 98012 WD23 WD41 WD57 , - CAMWEST EAST RENTON LLC SARA SLA lTEN 9720 NE 120TH PL, #100 KIRKLAND, WA 98034 CLAUSSEN, KIM PROJECT MANAGER Ill DDES/LUSD MS: OAK -DE-0100 CORE DESIGN INC. 14711 NE 29TH PL, #IOI BELLEVUE, WA 98007 CRULL, RICK & DEBRA 11813148THAVESE RENTON, WA 98059 DINSMORE, LISA CURRENT PLANNING SUPERVISOR DDES/LUSD MS: OAK -DE-0100 DYE, PETE SR. ENGINEER DDES/LUSD MS: OAK -DE-0100 EGGERT, URSULA 15520 SE 116TH ST. RENTON, WA 98059-6014 GILLEN,NICK WETLAND REVIEW DDES/LUSD MS: OAK -DE-0 I 00 GOLL, SHIRLEY CURRENT PLANNING SECTION DDES/LUSD MS: OAK -DE-0100 • L03POOl8 L03POOl8 L03POOl8 L03POOl8 L03POOl8 L03POOl8 L03P0018 L03P0018 L03POOl8 • GRAYES, JOHN LOZIER HOMES 1203114THAVESE BELLEVUE, WA 98004 KC HEARING EXAMINER OFFICE ATTN: GINGER/MARKA MS YES-CC-0404 LANGLEY, KRIS TRAFFIC REVIEW DDES/LUSD MS: OAK -DE-0100 SCHARER, KAREN PROJECT MANAGER II MS: OAK -DE-0 I 00 DDES/LUSD SEA TILE KC HEALTH DEPT E. ENVIRONMENTAL HEALTH 14350 SE EASTGA TE WAY BELLEVUE WA 98007 TOWNSEND STEVE SUPERVISOR "LUIS DOES MS OAK DE O JOO WEST, LARRY GEO REVIEW DDES/LUSD MS: OAK -DE-0100 WHITING KELLY KC DOT RD SERV DIV MS KSC-TR-0231 WHITTAKER BRUCE SR ENGR ERS ODES MS OAK DE 0100 L03POOl8 L03POOl8 L03POOl8 L03POOl8 L03POOl8 L03POOl8 L03POOl8 L03POOl8 L03P0018 1 •. I ~ tQ King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, WA 98057-5212 206-296-6600 TTY 206-296-7217 August 27, 2008 Jennifer Reiner CamWest Development 9720 NE 1201h Place, Suite 100 Kirkland, WA 98034 RE: Plat of East Renton & Rosemente (DOES File No. L02P0005 and L03P0018) Recreation Space Plan Activity No. L07MI072 Dear Ms. Reiner: This is in response to your August 17, 2007 submittal requesting approval of the landscape and recreation space plan for the Plat of East Renton & Rosemente, and the additional information received August 25, 2008 .. We have reviewed your submittal, and with the following conditions and additions, approve it as submitted: 1. The equipment (structures, benches, picnic table, etc.) shall meet at a minimum, Consumer Product Safety Standards and be appropriately anchored. 2. Walkways/Trails shall be installed from the sidewalk to the play areas. Walkways shall be constructed of a material and grade that is Americans with Disabilities Act (ADA) accessible, 3. Street trees, significant tree retention, if any, shall be reviewed with the engineering plans and are not part of this approval. A revised recreation/landscape plan may be required, in the event modifications associated with a significant tree plan and/or drainage facilities are required The landscaping and recreation space improvements (i.e. play structures) must be installed and inspected or a performance bond posted, prior to plat recording. The I LANDSCAPE BOND QUANTITY FORM King County PROJECT NAME: East Renton/ Rosemonte -Recreation anti Enviro a es. § 900 Oakesd c1 . .:::-J L02P0005 / L03P0018 D,pa,tm,n~E~!;, [E Renton.Walm 1198055-1219 AUG 2 5 l1 ~./j [E '[)?DES PR~JECT #: 200 A 1 .. ~JI_.A_D_D_R_E_s_s_. ________ w_e_s_t _of_1_4_8_th_A_v_e_S_E_,a...· K_i_n.,.g_c_._ PREPARED BY: Margie Korve, Triad Assoc. K.C. D.D.E.S. DATE PREPARED: 8/25/2008 DRAWING DATE: 8/25/2008 Bonds are based upon required landscaping only and will be posted for performance and/or maintenance. Required landscaping includes perimeter landscaping, surface parking area landscaping, (KCC 21A.16) and any landscaping required by SEPA environmental review. The maintenance period ts for the life of the project. however, after posting for maintenance, the performance bond will be reduced by 30% ($1,000.00 minimum) and be held for a two year period. Upon re-inspection of the site the bond will be released if the site has been properly maintained (21A.16.180). If the project has not been maintained and there are dead trees, shrubs, ground cover, or other deficiencies noted in the required landscaping the bond will be held until the deficiencies are corrected UNIT PRICE UNIT TYPE QUANTITY SOD LAWN AREAS $500.00 MSF (1000 SQ. FT) 0.00 HYDROSEEDlNG: LAWN $50.00 MSF (1000 SQ. FT) 9.46 HYDROSEEDJNG: HILLSIDE PLANTING $50.00 MSF (1000 SQ. FT) 2.70 SOIL PREPARATION A. TOPSOIL: TREES & SHRUBS (6 INCHES DEEP) $25.00 CY (CUBIC YARD) 177.00 TOPSOIL: LAWN AREA (4 INCHES DEEP) $25.00 CY (CUBIC YARD) 117.00 8. MULCH (2 IN.): $24.00 CY (CUBIC YARD) 28.00 C. PEAT MOSS (TWO INCHES DEEP) $2.30 SY (SQUARE YARD) 0.00 D. COMPOST (3 INCHES DEEP & TILLING) $26.00 CY (CUBIC YARD) 88.00 E. FERTILIZER: included w/tree and shrub plant'g $6.67 CY (CUBIC YARD) 0.00 PLANT MATERIALS A. DECIDUOUS TREES {INTERIOR LANOSCAPING OR OTHER REQ"O LANOSCAPING) 2.0H CALIPER (minimum height 10') $250.00 COST & LABOR 0.00 1.75~ CALIPER (minimum height 10') $200.00 COST & LABOR 5.00 MULTI TRUNK {minimum height 6'} $80.00 COST &LABOR 4.00 B. EVERGREEN TREES FIVE (5) FEET OR ABOVE $150.00 COST & LABOR 14.00 C. SHRUBS (5 Gallon) $45.00 COST & LABOR 0.00 C. SHRUBS 12 Gallon\ $30.00 COST & LABOR 543.00 SHRUBS (1 gallon} $10.00 COST&LABOR 188.00 PRICE $473.00 $135.00 $4,425.00 $2,925.00 $672.00 $2,288.00 $0.00 $1,000.00 $320.00 $2,100.00 $16,290.00 $1,880.00 SUB TOTAL BOND AMOUNT BOND AMOUNT SUBTOTAL: $32,508.00 PAGE 1 OF 2 I I UNIT PRICE UNIT TYPE QUANTITY PRICE I D. GROUND COVER (1 Gallon) $8.00 COST & LABOR 0.00 GROUND COVER {4 inch Pots) $4.00 COST & LABOR 0.00 MISCELLANEOUS TREE STAKES $2.65 PER STAKE & LABOR 46.00 $121.90 FENCING LINEAR FOOT 3.5 FT. WOOD SPLIT RAIL (tract C) $8.00 INCLUDES LABOR 180.00 $1.440.00 10 FT. VINYL CLAD CHAIN LINK $18.00 INCLUDES LABOR ·o.oo IRRIGATION IRRIGATION: Tracts C, H & L {Permanent) $0.50 SQUARE FOOT 17,987.00 $8,993.50 IRRIGATION: Tracts H & I -Trail Area (Temporary) $0.25 SQUARE FOOT 3,740.00 $935.00 ADDITIONAL ITEMS SURFACES CONCRETE PAVING/ WALK $15.00 SY /SQUARE YARD) 149.00 $2,235.00 4 FT. SOFT SURFACE TRAIL $4.00 LF INCLUDES LABOR 1,443.00 $5,772.00 TIMBER STAIRS $2,000.00 LUM SUM 1.00 $2,000.00 5 FT. GRAVEL SURFACE TRAIL $8.00 LF INCLUDES LABOR 129.00 $1,032.00 PLAYGROUND EQUIPMENT : All Unit Prices include delivery and installation PLAY STRUCTURE (Installation included) $15,000.00 LS (LUMP SUM) 1.00 $15,000.00 PLAY SURFACING ( 12 JNCH DEPTH)-Delivered $2,500.00 LS (LUMP SUM) 1.00 $2,500.00 PLAY SURFACE TIMBER EDGING $7.00 LF (INCLUDES LABOR) 105.00 $735.00 BASKETBALL SYSTEM: Pole, Backboard, Rim $1,650.00 LS (LUMP SUM) 1.00 $1,650.00 BASKETBALL POLE SLEEVE: 4 inch surface sleeve $603.00 LS (LUMP SUM) 1.00 $603.00 BASKETBALL SYSTEM & SLEEVE INSTALLATION $450.00 LS (LUMP SUM) 1.00 $450.00 TETHER BALL finstallation included) $300.00 LS (LUMP SUM) 1.00 $300.00 SITE FURNISHINGS: All Unit Prices Include delivery and installation WOOD BENCHES (installation included) $538.00 EACH 4.00 $2,152.00 RECYCLE PLASTIC BENCHES (installation included) $766.00 EACH 2.00 $1,532.00 PICNIC TABLES /installation included) $1,075.00 EACH 0.00 TRAIL SIGN $300.00 EACH 2.00 $600.00 THIRTY-PERCENT CONTINGENCY FEE $24,167.82 TOTAL BOND AMOUNT TOTAL BOND PRICE: ' Note: $104,~ ,:bC\ 1. Street trees are not calculated in this bond quantity worksheet, but are included in a separate Street Tree Bond Quantity Form. PAGE 2 OF 2 «~\ ~~l i<ing Count\' Road Services Division Department of Transportation KSC-TR-0231 201 South Jackson Street Seattle, WA 98104-3856 March 31, 2008 Sheri Murata 12112-115th Avenue NE Kirkland, WA 98034 0 RE: Road Variance L07V0116-East Renton/Rosemonte-Related Files L02P00/5 and L03P0018 Dear Ms. Murata: Thank you for your application for a variance from the 1993 King County Road Standards (KCRS). You requested a variance from Section 2.02 concerning the design of the shoulder on the east side of 148th A venue SE. The street at 148th A venue SE is a collector arterial that the Department of Development and Environmental Services is requiring an eight-foot shoulder on the east side of the road. You propose a thickened edge within the shoulder, with the ditch section eliminated and replaced with pipes and catch basins. The proposed thickened edge section is on the opposite side of the road from the urban plat frontage. Since the applicant is lowering the entire road for 623 linear feet to improve the sight distance along and beyond the plat frontage, the east side of the road must be reconstructed. The KCRS only allows thickened edge roadways on neighborhood collectors ·and local access streets. A thickened edge would not be an appropriate design on an arterial or as proposed within the shoulder section. Shoulders on arterials should allow for cars to pull off the road and provide a "recovery area" adjacent to the traveled way. A thickened edge design is not compatible for vehicular pullover maneuvering. The proposed shoulder does not provide for safe pedestrian use. Per the Public Rule on Procedures for Requesting Variances form the KCRS (PUT 10-2), a variance must produce a compensating or comparable result that is in the public interest. In addition, the variance must produce a result that is safe and functional. Your proposal for a thickened edge fails this test. I respectfully deny the variance request. This decision applies only to KCRS identified in the variance request. All design requirements in the KCRS and other regulations, such as surface water management and zoning, must be satisfied for a land use permit application. The applicant retains the rights and privileges afforded by King County Code and adopted Public Rules pertaining to road variance processing (KCC 14.42, PUT 10-2). Per Section 6.7 of the Public Rule, variance appeals must be made to the Director of the Department of Transportation within thirty days of this variance decision . .Ln-...... 'i / Sheri Murata March 31, 2008 Page2 A copy of staffs analysis, findings, and conclusions is enclosed. If you have any questions, please call Craig Comfort, Road Variance Engineer, Traffic Engineering Section, at 206-263-6109. Sincerely, · c;z2~AJb-m1~ Paulette Norman, P.E. County Road Engineer PN:CC:kc Enclosure cc: James Sanders, P.E., Development Engineer, Land Use Services Division (LUSD), Department of Development and Environmental Services (DDES) Pete Dye, P.E., Senior Engineer, LUSD, DDES Linda Dougherty, Division Director, Road Services Division (RSD), Department of Transportation (DOT) Matthew Nolan, P.E., County Traffic Engineer, Traffic Engineering Section, RSD, DOT Fatin Kara, P .E., Supervising Engineer, Traffic Engineering Section, RSD, DOT Kris Langley, Senior Engineer, Traffic Engineering Section, RSD, DOT Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section, RSD, DOT I ti King County King County Road Services Division Department ofTransportation Traffic Engineering Section KSC-TR-0222 201 South Jackson Street Seattle, WA 98104-3856 March 31, 2008 TO: Variance File FM: Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section _____ ,, __ ·--------·--~------·--~--··--·-· -·----·---------------------------··----- RE: Road Variance I.;07V01 l 6 East RentontAU Rosemonte) · ~Related File L02P0005 Applicant's Presentation: 1. A variance is requested for an alternative shoulder design along the east side of 148th Avenue SE, an urban collector arterial. This road is being lowered to enhance sightlines per the plat conditions and per variance L03V0049 for the East Renton Plat. The plat will be providing urban frontage improvements on the west side of the road and is required by the Department of Development and Environmental Services (ODES) to provide an eight-foot shoulder on the east side of the road with the road reconstruction. The applicant proposes a thickened edge section with piped drainage. 2. The applicant will be lowering 623 lineal feet of road to improve the sight distance and this is compensatory to King County. 3. The thickened edge section is proposed because there is an upward sloping bank on the east side of 148th Avenue SE, and a standard design with an eight-foot shoulder and ditch, which would result in grading extending beyond the right-of-way unless a rockery or retaining wall were constructed. The proposed modified section provides 17 feet to 21 feet of pavement east of the centerline which exceeds the existing 12.5 to 18.5 feet of paving. 4. There is no nexus for requiring additional levels of improvement beyond what is practical and that would otherwise restore the roadway to existing conditions. Staff's Findings and Conclusions: 1. Reconstructing a substandard shoulder on the east edge of 148th Avenue SE would open King County up to additional liability. The proposed thickened edge section within the shoulder does not facilitate vehicles pulling off the road or utilizing the shoulder as a recovery area ; .I Variance File March 31, 2008 Page2 2. The King County Road Standards (KCRS) requires that an eight-foot shoulder be placed along rural collector arterial. Footnote 8 in Section 2.02 allows an alternative of vertical curb and sidewalk. Turnpike sections are allowed on neighborhood collectors but not arterials. 3. The variance request submittal makes no arguments on safety, functionality, maintainability or that the proposal is comparable to the KCRS. The applicant's proposal appears to be essentially related to cost considerations. r-------- ?nline·Search & Report Page I of 4 Permit at a Glance Enter permit L0 3P0018 or file number: or Parcel ID number (PIN): (6-10 digits. e.g. 212306901G) Tit!e J Permit.,r_o_uting I ~.ui_lding_ i_nsRe~ction J C_ornmeDJS: I Be_!atectp_e_rrn!t_act/yitie_s I = Title Details of the permit itself ~tatu~ definitions J Submit J Permit Information Contact Information Project No: L03P0018 Applicant: CAMWEST EAST RENTON LLC Status: PRELAPPR Applicant address: ATTN: MADELINE BARTELL! Title: ROSEMONTE FKA IRONWOOD 9720 NE 120TH #100 Permit type: PRE-PLAT KIRKLAND, WA 98034 Sub-type: PRE-PLAT Assigned staff: KS_CH PDYE Contractor: Applied/Opened: 06/10/2003 Contractor Approval/Decision: 04/10/2007 address: Expiration Date: 04/09/2012 Site Information Completed Date: No. Lots: 41 Valuation: $0.00 Description: Request to subdivide 14.7 acres into Location & Juris.: KC 41 single-family detached lots Community Plan: NEWCASTLE Hearing Examiner Reporj &_Qecision.Llnk Comp Plan: URBAN RES 4-12AC Owner: CRULL RICK H TO TOP . --~ . - Parcel No: 1023059390 (Link to Parcel Viewer Map) Link to: e_r_op_e_rtyJ~eport Districts R.1rnort iM_ag ,o, _P_ennit r_outi_ng ,o, !lu_ildirigJnsp_ectLon functiqn statu_s T.O. T_QP T.O.TOP l(r-:-~-r:-:-:-~-~-l-u_s _________ s_e_a_rc_h_k_e_yw_o_rd _____________________ T_o_.r~;1 MAGATN 6/12/2003 ROGERSCA 6/18/2003 HINTZT 6/19/2003 ROGERSCA 7/8/2003 ROGERSCA 7/29/2003 8/12/2003 FILE SENT TO LAND USE SERVICES ON 06/12/2003. New file information routed 6/18 to Kim Claussen, geo, wetlands, traffic, WRLD, GIS, fire, school, records and Ray Floren!. Screening mgt. set for 7/17, 10:00 D45. Routed to LCAS & LWES Notice of Complete Application letter and posting package sent 7/8 to P.Gilroy/Northward Homes; application considered complete a/o 7/8/03. Legal ads emailed to the KC Journal and Seattle Times for publ. on 7/11: NOA being mailed to 500ft.parcels and agencies 7/22. Notice posted to the DDES web page. Request for additional information letter sent 7/28/03; information due by 12/1/03. REVIEWED FOR PRELIM SURVEY ISSUES; LETTER TO TBULL MEINSM WESTLAR 10/14/2003 Geotechnical portion of this permit is complete. There are no geotechnical issues that need to be addressed further prior to preliminary approval. Approved. CASEYL 12/8/2003 Wetland delineation verified. Sewer crossings of wetlands requires PAUE. Red-tailed hawk nest protection changed by Council. ROGERSCA 1/5/2004 Affidavit of posting for application received 12/24/03; property posted 7/28/03. http://info.kingcounty.gov/property/permits/PermitGlance/(S(pysaeauhspb5n455ccfxp555))/PermDetail2 ... 08/27/2009 ?nline Bearch & Report ROGERSCA 1/16/2004 ROGERSCA 6/15/2004 ROGERSCA 6/15/2004 GOLLS 9/17/2004 BERGAMM 3/24/2005 HENOCHL 8/26/2005 ROGERSCA 10/7/2005 GOLLS 1/13/2006 ROGERSCA 3/8/2006 GOLLS 3/31/2006 Page 2 of 4 Letter sent to applicant 1/16/04 extending deadline for additional information until 3/2/04. Letter sent to applicant 3/4/04 extending deadline for additional information until 6/7/04. Letter sent to applicant 6/15/04 extending deadline for additional information until 9/20/04. submittal pkg rcvd in CPLN/LUSD 9/17/04 routed to K.Claussen SWM Adjustment L04V0103 approved 3/24/05 for shared facility approach for the northeast corner of East Renton to utilize eastern drainage facility in Rosemonte. Rescreening letter sent to applicant with a response deadline of 11/30/05. Package received 10/6/05 from CamWest; routed 10/7 to Lanny Henoch (combined with L02P0005) request for addit information from L.Henoch to S.Slatten w/Cam West Dev dtd & mid 1 /13/06 -deadline of 3/31/06 Project reassigned to Karen Scharer SUBMITTAL PKG RCVD 3/31/06 FROM CAMWEST; ROUTED TO RE-ASSIGNED PPMII, K.SCHARER 3/31/06 SCHARERK 4/11/2006 ltr sent 4/11/06 Info not all submitted on 3/31/06 -DOD June 30, 2006 ROGERSCA8/17/2006 Letter sent to applicant extending the deadline for additional information to 10/1/06. ROGERSCA 10/16/2006 Request for Time Extension letter mailed 10/16/06 to applicant; information due by 11/17/06 GOLLS 11/21/2006 drop off submittal 1st floor lobby DOES rcvd stamped 11/20/06 from Camwest rcvd in CPLN/LUSD & routed to K.Scharer 11/21/06 MUDDB 12/8/2006 "*NOTICE"** SPRINKLERS ARE REQUIRED IN ALL RESIDENCES UNLESS THE GOLLS GOLLS GOLLS GOLLS GOLLS GOLLS GOLLS REQUIREMENT IS REMOVED BY THE KING COUNTY FIRE MARSHAL OR HIS/HER DESIGNEE. SEE CONDITIONS ATTACHED VIA OFFICE LINK. 12/12/2006 Hearing scheduled for 3/22/07 notice of hearing mid 12/15/06 combined with SEPA MONS issued 12/15/06; appeal period forSEPA TD is 01/11/07; NOH mid to 500' & applicable STR; TD & NOH to all POR's ; TD to applicable STR & ECL, TD, NOH & site plan to BIG 9 all on 12/15/06 update permits plus & post to DOES web pg under SEPA & Hearing 12/12/2006 GOLLS changed status to PENDING on 12/12/2006 (added by script) 12/18/2006 e-mailed to KC Clerk office request for proposed ordinance # 12/14/06 12/18/2006 rcvd proposed ordinance# 2007-0011 from COC 12/15/06 12/27/2006 REVISED SEPA MONS & NOH & STAFF REPORT ISSUED 12/29/06 -APPEAL PERIOD FOR SEPA MONS ENDS 1/22/07; MLD REPORT TD & NOH TO ALL POR'S; TD & NOH TO APPLICABLE STR; TD TO APPLICABLE STR & NOH TO 500' & APPLICABLE STR ON 12/29/06 -COPIES TO HEAR.EXAMINER VIA GINGER/MARKA UPDATED PERMITS PLUS PREVIOUS LEGAL AD IN PAPERS DOES NOT NEED TO BE RE-DONE AS ONLY DEALS WITH HEARING DATE WHICH HAS NOT CHANGED -UPDATED DOES WEB PG SEPA INFO ONLY TO SHOW REVISED ISSUANCE DATE & NEW APPEAL PERIOD 12/27/2006 routed hearing examiner file via 2nd floor mail room attn: Ginger/Marka 12/28/06 12/28/2006 GOLLS changed status to REPORT on 12/28/2006 (added by script) GOLLS 2/4/2007 Notice of Hearings from KC Hear.Examiner 1/31/07 for this plat & L02P0005 & L05P0019; hearings scheduled 3/22/07@ 9:30 am in Renton DOES Hrg.Rm. GILLENN 3/22/2007 Finished up the review when Laura left/approved. GOLLS 4/12/2007 GOLLS changed status to HEARING on 04/12/2007 (added by script) GOLLS 4/12/2007 GOLLS changed status to PENDEXAM on 04/12/2007 (added by script) GOLLS 4/12/2007 Report & Decision issued 4/10/07 from KC Hearing Examiner approves subject to conditions (modified) w/appeal period ending 4/24/07; hearing opened 3/22/07 & closed 3/23/07 GOLLS 6/28/2007 GOLLS changed status to PRELAPPR on 06/28/2007 (added by script) GOLLS 6/28/2007 file rcvd back from KC Hear. Exam. no appeals filed prelappr issued as of final report from H.E. 4/10/07 once all exhibits accounted for file cleaned will be routed to 1st floor Record Center and filed in prelappr 2003 plat file cabinet GUNNELLM 7/13/2007 File cleaned up and organized. All exhibits accounted for. File routed to first floor record center. MOEJUD 4/16/2008 Drop off recvd 04/16/08 from Triad Assoc/Rick Tomkins, addressed & routed to TCOO. ADMIN 9/15/2008 As a result of a claim filed under the Tiger Mtn LLC vs King County lawsuit, a refund was remitted in the amount of $831.79. For detailed information contact DOES Finance Section. PRMS routing PLANGBOR 8/19/2003 Review added PLANGBOR 8/19/2003 set-up routing http:/ Ii n fo. kingco un ty. gov /property /penni ts/Perm i tG lance/ ( S(pysaea uhspb5 n4 5 5 ccfxp 5 5 5) )/Penn Detai 12... 08/27/2009 SJnline Search & Report SANDERSJ 9/5/2003 Review added MUDDB 9/9/2003 FINISHED at Fire Engineering WESTLAR 10/14/2003 FINISHED at Land Use Geotech LUCALCAS 11/5/2003 RECEIVED at Resubmittal LUCALCAS 12/8/2003 PAUE req"d for sewer across wetlands ROGERSCA 1/20/2006 FINISHED at Resubmittal ROGERSCA 1/20/2006 RECEIVED at Resubmittal ROGERSCA 1/20/2006 STARTED at Current Planning Review ROGERSCA 1/20/2006 req addtl info due by 3/31/06 SCHARERK 3/30/2006 karen"s 3/15/06 SCHARERK 4/11/2006 was w/laura • revised 4/11/06 SCHARERK 4/11/2006 WAITOTHR at Wetlands Review SCHARERK 4/11/2006 RECEIVED at Resubmittal SCHARERK 4/11/2006 ltr sent SCHARERK 4/11/2006 part of info received SCHARERK 4/11/2006 FINISHED at Resubmittal SCHARERK 4/11/2006 ltr sent SANDERSJ 12/1/2006 Review added SANDERSJ 12/1/2006 STARTED at Land Use Engineering SANDERSJ 12/1/2006 Review added SANDERSJ 12/1/2006 na SANDERSJ 12/1/2006 Review added SANDERSJ 12/1/2006 Review added SCHARERK 12/4/2006 RECEIVED at Resubmittal SCHARERK 12/4/2006 STARTED at Resubmittal GOLLS 12/12/2006 FINISHED at Resubmittal GOLLS 12/12/2006STARTED at Current Planning Review GOLLS 12/12/2006SEPA MONS issued 12/15/06 GOLLS 12/12/2006 SEPA MONS & NOH issued 12/15/06 GOLLS 12/12/2006STARTED at SEPA Review GOLLS GOLLS GOLLS GOLLS GOLLS GOLLS GOLLS GOLLS GOLLS GOLLS GOLLS 12/15/2006 FINISHED at SEPA Review 12/15/2006 N/A should be notice of hearing 12/15/2006 MONS issued 12/15/06 w/NOH 12/27/2006REPORT ISSUED 12/29/06 W/REV SEPA TD 12/27/2006 N/A 12/27/2006STARTED at Hearing Examiner 12/27/2006 FINISHED at Current Planning Review 12/27/2006REPORT ISSUED 12/29/06 W/REV SEPA TD 12/28/2006 FINISHED at Land Use Engineering 12/28/2006 report w/NOH & SEPA MONS issued 12/29/06 4/12/2007 HE Rep & Dec issued 4/10/07 6/21/2007 FINISHED at Hearing Examiner PRMS clock ROGERSCA 7/8/2003 Complete application CLAUSSENK 7/28/2003 sent letter requesting addtl. info w/11/3/03 deadl PLANGBOR 7/29/2003 sent letter requesting addtl. info w/12/1/03 deadl ROGERSCA 1/20/2006 req.addtl info per LHEN ROGERSCA 1/20/2006 clock on per LHEN ROGERSCA 1/20/2006 info recd ROGERSCA 1/20/2006 req. addtl info per LHEN due 3/31/06 ROGERSCA 1/20/2006 info under review GOLLS 12/12/2006 resubmittal rcvd 12/04/06 to KSCH GOLLS 12/18/2006 report to be issued 12/29/06 GOLLS 12/28/2006 report appr w/cond issued 12/29/06 Page 3 of 4 http ://info. kingcounty. gov /property/permits/Penni tG lance/( S(pysaeauhsp b5 n4 5 5cc fxp5 5 5) )/PennDetai 12... 08/27/2009 ?n.l ine ·Search & Report Page 4 of 4 SANDERSJ 6/21/2007 exam report PRMS Milestone No comments available for L03P0018 -Related oermit activities on oarce Other permit activities associated with this parcel NUMBER I TYPE I SUBTYPE I LEVEL 89202811 I ADDITION I ADDITION IA B93A4311 ACCESSRY ACCESSRYIA A98M0362 PREAPP-M PREAPP-M IA TOTO ---- DATE STATUS I NAME 04/03/1992 FINALED I STROBEL, JOHN 07/08/1993 FINALED !TOWN AND COUNTRY/CRULL 09/01/1998 COMPLETE I CENTEX HOMES A99P3025 PREAPP-0 FEASBLTY IA 06/25/1999 COMPLETE [ BARGHAUSEN CONSULT ENGRS, INC. A02PM063 PREAPP-M LUSD IA 09/19/2002 COMPLETE NORTHWARD HOMES A02P0249 PREAPP-0 FEASBLTY IA 10/02/2002 COMPLETE NORTHWARD HOMES-PATRICK GILROY L03P0018 PRE-PLAT PRE-PLAT IP 06/10/2003 PRELAPPR CAMWEST EAST RENTON LLC v: L04L0055 LLA BLA IP 09/17/2004 COMPLETE LANDTRUST, INC. L06V0042 ISUBVAR ROAD-VAR IA 04/24/2006 GRANTED CAMWEST DEVELOPMENT, INC. V 8061025.1 IINSPDEMO TOTAL IA 09/22/2006 FINALED CAMWEST EAST RENTON LLC L07V0116 ISUBVAR ROAD-VAR IA 12/26/2007 I DENIED CAMWEST DEVELOPMENT, INC. B.08JOQ9_3 f lNSPDEMO TOTAL IA 05/15/2008 f TRANSFER CAMWEST DEVELOPMENT INC For more information about categories and statuses used on reports, see: • G.a_tego_ry deJtcripJjon_s for a list composition types and sub-types for each report grouping. Also refer to each permit type for additional details. • Status definitions for general definitions for statuses such as pending, approved, finaled, etc. o Permit ro.uting status definitions for general definitions for statuses that are used by PRMS -Permit routing management system. Please e-mail questions or comments to rlD_ES\l\/_ebl11_quiries@kingc_o_unty.goy. ~ http://info.kingcounty.gov/property/permits/PermitGlance/(S(pysaeauhspb5n455ccfxp555))/PermDetail2 ... 08/27/2009 Ol)t.int~earch & Report Page I of2 Permit at a Glance Ent~r permit L0 4 L0055 or file number: or Parcel ID number (PIN): (6-10 digits, e.g., 2123069016) Title l ~er_mit r:o_u_tJ.r!g I ~tJJ!_~i_ng_jQ_~P~.ctiQn. I CorTJrneD_ts I 8-E!!ated_p_~!ID_it.a_c_t_iy_j_tles I I Submit j = Title TO TOP ---. - Details of the permit itself Status definiti_ons Permit Information Contact Information Project No: L04L0055 Applicant: LANDTRUST, INC. Status: COMPLETE Applicant address: ATTN. PATRICK GILROY Title: GILROY BLA FOR 3 LOTS 1560-140TH AVENUE NE, #100 Permit type: LLA BELLEVUE, WA 98005 Sub-type: BLA Assigned staff: JKEN Contractor: Applied/Opened: 09/17/2004 Contractor Approval/Decision: 12/21/2004 address: Expiration Date: Site Information Completed Date: 01/03/2005 No. Lots: 3 Valuation: $0.00 Description: boundary line adjustment to 3 lots Location & Juris.: 11813 148TH AVE SE KC Community Plan: NEWCASTLE Comp Plan: URBAN RES 4-12AC Owner: CRULL RICK H Parcel No: 10230 59390 (Link to Parcel Viewer Map) Link to: PropJ!rty)'leport Districts Repor.t iMap s> Perrnit rou_ting s> Building insp_ection function status = Comments T_O_T_OP T_O_TOP IK•=• I Pe,m;<,;pl"' TIBBITSC 9/17/2004 Search keyword INTAKE BLA FOR 3-LOTS TIBBITSC 9/17/2004 ROUTED FILE AND MATERIALS TO LAND USE ENGINEERING; JCAR ON 9/17/04 TIBBITSC 9/17/2004 FEES DUE AT INTAKE $2354.63 CARLSONJ 9/20/2004 Routed to Jack Kenney, BLA file, Cert of applicant signed by Richard A. Gilroy of Land Trust. Inc. deposit is okay. Routed copy of survey map to Janise King in Addressing and Bill Mudd in Fire Engineering for their review. CARLSONJ 10/11/2004 Routed to Jack Kenney, request to record returned form addressing with no corrections KENNEYJ 10/20/200410/20/04 RFLO HAS FILE MUDDB 10/28/2004 FIRE ENGINEERING APPROVAL IS GRANTED SUBJECT TO FIRE FLOW AND ACCESS REQUIREMENTS WHEN ANY FUTURE BUILDING PERMITS ARE APPLIED FOR. KENNEYJ 12/3/2004 12/3/04 MAILED REDLINES TO CORE AND REQUESTED MYLAR PACKAGE. KENNEYJ 12/20/200412/20/04 RCV'D RE-SUBMITTAL, READY TO SIGN KENNEYJ 12/21/200412/21/04 APPROVED AND SIGNED CARLSONJ 12/22/2004 Fire Engineering approval is granted subject to fire flow and access requirements when any I http:! /info. kingcounty .gov/property/permits/PermitG lance/(S( rmp5e l 454bp5et45 ik4pce5 5) )/Perm Detail... 08/27/2009 Page 2 of2 future building permits are applied for. CARLSONJ 1/3/2005 Recording No. 20041223900001 Vol. 180 Pg. 222 ADMIN 9/15/2008 As a result of a claim filed under the Tiger Min LLC vs King County lawsuit, a refund was remitted in the amount of $21.65. For detailed information contact DDES Finance Section. PRMS routing CARLSONJ 9/20/2004 file CARLSONJ 9/20/2004 FINISHED at ERS Office Tech. CARLSONJ 9/20/2004 to Jack Kenney CARLSONJ 9/20/2004 FINISHED at Permit Center CARLSONJ 9/20/2004 QUEUED at Fire Engineering CARLSONJ 9/20/2004 one survey map CARLSONJ 9/20/2004 one survey map CARLSONJ 9/20/2004 QUEUED at Address Review SCHMIEDERJ 10/6/2004 FINISHED at Address Review MUDDB 10/28/2004 FINISHED at Fire Engineering SANDERSJ 11/2/2004 Assigned Floren!, Ray as Project Manager KENNEY J 12/3/2004 XX KENNEYJ KENNEYJ KENNEYJ KENNEYJ CARLSONJ CARLSONJ CARLSONJ PRMS clock 12/20/2004 RECEIVED at Land Use Survey Review 12/21/2004 FINISHED at Land Use Survey Review 12/21/2004 FINISHED at PM Engineer 12/21/2004 FINISHED at Surveyor Supervisor 1/4/2005 FINISHED at Engineer Technician 1/4/2005 FINISHED at Finance/Billing 1/4/2005 FINISHED at ERS Office Tech. CARLSONJ 9/20/2004 SYSTEM auto-started preclock at Permit Center SYSTEM 10/15/200428 pre-clock period expired. KENNEYJ 12/3/2004 WAITCUST at Land Use Survey Review SYSTEM 12/22/2004 Clock Approved. Permit Status: APPROVED PRMS Milestone No comments available for L04L0055 ¢' J~elate_d_permit_activitie_s_on_parcel For more information about categories and statuses used on reports, see: J.O.T.OP • Category des_criptions for a list composition types and sub-types for each report grouping. Also refer to each permilJYP.!l. for additional details. • Status definitions for general definitions for statuses such as pending, approved, finaled, etc. • Permit_routing status definitions for general definitions for statuses that are used by PRMS -Permit routing management system. Please e-mail questions or comments to QDE~.W.ebln_qLl_i(ie_s@kingc_o_unty.gQ\l. http:/ !in fo.kingcounty.gov/property/permits/PermitG lance/(S( rmp5e 1454bp5et45ik4pce55) )/PermDetail... 08/27/2009 OnJin_e . .Search & Report Page 1 of2 Permit at a Glance Ent~r permit L0 6V0042 or file number: or Parcel ID number (PIN): (6-10 digits. e.g., 2123069016) J:!tle I ~e_m1i_t.r_o_uti_r:,g I ~_ujJQi_!:lgj_r,_sp,e_ctto!! I ~J'.>!Jl_lll~_!'.lts J R_ela_te_d_p_e.rmlt_ac,ti_y_itie_s_ I I Submit I = Title TO TOP .. . - Details of the permit itself Status deJinitioJIS Permit Information Contact Information Activity No: L06V0042 Applicant: CAMWEST DEVELOPMENT, INC. Status: GRANTED Applicant address: ATTN: SARA SLATTEN Title: ROSEMONT PLAT L03P0018 9720 NE 120TH PLACE SUITE 100 Permit type: SUBVAR KIRKLAND WA 98034 Sub-type: ROAD-VAR Assigned staff: PDYE Contractor: Applied/Opened: 04/24/2006 Contractor Approval/Decision: 06/20/2006 address: Expiration Date: Site Information Completed Date: 06/23/2006 Valuation: $0.00 Location & Juris.: KC Description: VARIANCE TO 1993 KCRS 2.1 & 2.12 Community Plan: NEWCASTLE Comp Plan: URBAN RES 4-12AC Owner: Parcel No: lQ2_3_0_59_3_9_0_ (Link to Parcel Viewer Map) Link to: f>rop_er:ty_Report Dls.tri_cts Rei:1ort iMap '°' Permit routing TO_TOP '°' _B_ujl_dlogJnspectLo_n_furic_tlo11.s_ta_tus .TOJ.OP = _C_o_mments ro_r_op Keyword: Search keyword PermitsPlus TRIPLETTS 4/24/2006 PAYMENT MADE IN THE AMOUNT OF $1826.95. PROCESSED AND ROUTED TO LUSD. CARLSONJ 4/26/2006 Routed Road Variance file to Pete Dye, deposit is okay, Cert of Applicant signed by Sara Slatten. Related to the plat of Rosemonte L03p0018 DYEP 5/12/2006Variance file sent to DOT ... CHESHIERB6/23/2006CRE LETTER DATED 6-20-6 APPROVES VARIANCE REQUEST FOR ILLUMINATING THE EXISTING SAG CURVE. VARIANCE FILED WITH L03P0018 ENG FILE. ADMIN 9/15/2008 As a result of a claim filed under the Tiger Mtn LLC vs King County lawsuit, a refund was remitted in the amount of $9.99. For detailed information contact DOES Finance Section. PRMS routing TRIPLETTS 4/24/2006 FINISHED at Permit Center TRIPLETTS 4/24/2006 Processed-routed to LUSD for review CARLSONJ 4/26/2006 FINISHED at ERS Office Tech. CARLSONJ DYEP DYEP 4/26/2006 file to Pete Dye 5/12/2006 FINISHED at Land Use Engineering 5/12/2006 Variance sent to DOT http://info.kingcounty.gov/property/permits/PermitG lance/(S(ihtd 1 i45qbm2qj in I wkv 1 m45) )/PermDetail... 08/27/2009 On.lin_e-Search & Report Page 2 of2 .. CHESHIERB 6/23/2006 FINISHED at DOT-Road Var Engineer CHESHIERB 6/23/2006 NA PRMS clock TRIPLETTS 4/24/2006 SYSTEM auto-started preclock at Permit Center. TRIPLETTS 4/24/2006 FINISHED at PCEN CHESHIERB6/23/2006 DELETED at DENG SYSTEM 6/23/2006 CRE LETTER 6-20-6 PRMS Milestone No comments available for L06V0042 s> Related P.ermit.activities on parcel For more information about categories and statuses used on reports, see: r.o_r.oe • CategoJY~criptions for a list composition types and sub-types for each report grouping. Also refer to each p_er.mjtJype for additional details. • S.tatusdefinitions for general definitions for statuses such as pending, approved, finaled, etc. • f>ermit.routing status definitions for general definitions for statuses that are used by PRMS • Permit routing management system. Please e-mail questions or comments to QJ)_E_SW.eblnquirLe.s@kingc_o_unty.goy. http://info.kingcounty.gov/property/permits/PermitGlance/(S( ihtd I i45q bm2qjin I wkv I m45) )/PermDetail... 08/27/2009 On\ine Search & Report Page I of2 Permit at a Glance Ent~r permit B0 610251 or file number: or Parcel ID number (PIN): (6-10 digits. e.g., 2123069016) T_iJle_ I f:'erm_iL~o_u.ti_ng I B_uil_cj_il]g _iJlsp_e_cti_o_o I C_o_m_m_e_ots_ I f<,eJ_a_te_d_p_erm_i_t_~~-t!Yltie_S, I = Title Details of the permit itself St<1tus definitions I Submit J Permit Information Contact Information Activity No: 80610251 Applicant: CAMWEST EAST RENTON LLC Status: FINALED Applicant address: 9720 NE 120TH PL STE 100 Title: DEMO INSPECTION KIRKLAND WA 98034 Permit type: INSPDEMO Assigned staff: amar Sub-type: TOTAL Contractor: CONDOR INC Contractor STROSCHEIN, KELLY Applied/Opened: 09/22/2006 address: 11602 261 ST AVE E Approval/Decision: 09/22/2006 BUCKLEY WA 98321 Expiration Date: 09/22/2007 Site Information Completed Date: 12/04/2007 Valuation: $0.00 Location & Juris.: 11813 148TH AVE SE Description: Demo Existing Residence KC Community Plan: NEWCASTLE Comp Plan: URBAN RES 4-12AC Owner: CAMWEST EAST RENTON LLC TO TOP . ---- Parcel No: 102305939.0 (Link to Parcel Viewer Map) Link to: Prof!erlyjlep9rt Districts Repoi:tiMap .o, Permit routing = BuildinQ inspection f unction status Inspections that have been conducted to date for this permit (S_ctie.c!uleJnspec_ti_on) O: Ootional; R: Required; ID I DESCRIPTION I REQUIRED I APPROVED I INSPECTOR I DATE 222 I Structure Removed IR IY jjdor I 12/04/2007 = Comments Keyword: Search keyword Permits Plus T.OJOP TO TOP . -. MARIANOA 9/22/2006 Pending Plat L02P0005 -Per DSTE, ok to issue demo permit since plat permit still active (Annexed to City of Renton July 2006) RUBALCABAV 10/17/2007 RUBALCABAV changed status to SUSPEND on 10/17/2007 (added by script) RUBALCABAV 10/23/2007TO LSUN FOR RESOLVE DORNJ 12/4/2007 DORNJ changed status to FINALED on 12/04/2007 (added by script) PRMS routing No comments available for B0610251 PRMS clock http://in fo. kingcounty .gov/property/permits/PerrnitG Jance/(S( xikvd3 iy3 wsk3y5 Si I u5h05 5) )/PermDetail... 08/27/2009 On!(n~ Soarch & Report Page 2 of2 SYSTEM 9/22/2006 Clock Approved at status: ISSUED PRMS Milestone No comments available for 90610251 "' Related pexmit activities on parcel .T.O_T_Qf> For more information about categories and statuses used on reports, see: • C:ategc:>ry descriptic:>)ls for a list composition types and sub-types for each report grouping. Also refer to each permit_type for additional details. • Status definitio_ns for general definitions for statuses such as pending, approved, finaled, etc. • P._erm.it_routing s_tatus defir,[tiC>rJs for general definitions for statuses that are used by PRMS -Permit routing management system. Please e-mail questions or comments to DDESWeblrtquiries@kingcounty,gov. http://info.kingcounty.gov/property/permits/PermitG lance/(S( xikvd3 iy3 wsk3y5 Si I u5h05 5) )/Perm Detail... 08/27/2009 Online S,earch & Report Page 2 of2 • -~-. DYEP DYEP DYEP 1/2/2008 1/4/2008 1/4/2008 CHESHIERB 5/13/2008 CHESHIERB 5/13/2008 PRMS clock FINISHED at ERS Office Tech. FINISHED at Land Use Engineering Variance sent to DOT FINISHED at DOT-Road Var Engineer NA KENTFIELDJ 12/26/2007 SYSTEM auto-started preclock at Permit Center. KENTFIELDJ 12/26/2007 FINISHED at PCEN CHESHIERB 5/13/2008 3-31-8 CRE LTR DENIES SYSTEM 5/13/2008 Clock Approved. Permit Status: DENIED PRMS Milestone No comments available for L07V0116 se Related_ p_erm it_ act iyit ies _on_ p_a_r_c_el T.O_TOP For more information about categories and statuses used on reports, see: • Category_d_escripUons for a list composition types and sub-types for each report grouping. Also refer to each permit_type for additional details. • S_tatu_s_def[nitio_n_s for general definitions for statuses such as pending, approved, finaled, etc. • P_ermLt.r.outing_status_d_efinitions for general definitions for statuses that are used by PRMS -Permit routing management system. Please e-mail questions or comments to PPES\/lleblnquirie_s@kingco_ur1ty.goy. h tip:// info. kingcoun ty. gov /property /perm i ts/Pem1 i tG 1 a nee/( S(ygstoybOyeto krzj qx2 5 wt 4 5) )/PermDetail2.... 08/27/2009 Online~earch & Report ,. Page I of2 Permit at a Glance Enter permit B0 810093 or file number: or Parcel ID number (PIN): (6-10 digits, e.g., 2123069016) TJtle I l::erm!t rou_ti_ng I Bujl_dirrn li:isp_ec_ti_on I C.oi:Dn:i_e_ots 1 Rel_ated .. pe_r_i:r:i!t .. a_c_ti_!'.Jti_es I I Submit I = Title TO TOP .. Details of the permit itself Status definitions Permit Information Contact Information Activity No: 60810093 Applicant: CAMWEST DEVELOPMENT INC Status: TRANSFER Applicant address: KIMMIE HEATHER Title: 1ST EXT-DEMO ALL BLDGS 9720 NE 120TH PL STE 100 Permit type: INSPDEMO KIRKLAND WA 98034 Sub-type: TOTAL Assigned staff: Contractor: CAMWEST DEVELOPMENT INC Applied/Opened: 05/15/2008 Contractor CAMPBELL, ERIC H Approval/Decision: 05/15/2008 address: 9720 NE 120TH PL STE 100 KIRKLAND WA 98034 Expiration Date: 05/15/2010 Completed Date: 07/14/2009 Site Information Valuation: $0.00 Description: DEMOLISH ALL BULIDINGS ON SITE Location & Juris.: 11813 148TH AVE SE TO INCLUDE RESIDENCE AND KC DETACHED GARAGE Community Plan: NEWCASTLE Comp Plan: URBAN RES 4-12AC Owner: CAMWEST DEVELOPMENT INC Parcel No: 1023059390 (Link to Parcel Viewer Map) Link to: p_r_ope~ty_Report Djstrjcts Rep_ort iMap ,0, Permit routing TO TOP ,o, _B_uilding inspection func_tio_n status TO TOP = Comments TO TOP Keyword: Search keyword PermitsPlus HAR DYS 5/1512008 HARDYS changed status to PENDING on 05/15/2008 (added by script) HAR DYS 5/1512008 HAR DYS changed status to APPROVED on 05/15/2008 (added by script) HAR DYS 5/15/2008 HARDYS changed status to ISSUED on 05/15/2008 (added by script) WALIAN 5/2012009 EXT FEE REC'D CHECK# 5254 FOR $320.00 FROM CAMWEST EAST RENTON LLC WALIAN 5/2012009 WALIAN changed status to EXTENDED on 05/20/2009 (added by script) RUBALCABAV7/14/2009TO PADA FOR CITY OF RENTON RUBALCABAV7/14/2009RUBALCABAV changed status to TRANSFER on 07/14/2009 (added by script) PRMS routing No comments available for 80810093 PRMS clock SYSTEM 5/15/2008 Clock Approved at status: ISSUED http://info.ki ngcoun ty. gov /property /permi ts/Pen11 i tG lance/ (S(1lveya55 vd fzis5 5 d3 4 mhx5 5) )/Perm DetaiI2... 08/27/2009 ~;;iline'Search & Report PRMS Milestone No comments available for B0810093 "_ReJ;t_te.cl __ p_em1jtactiyities_on_par_c_el For more information about categories and statuses used on reports, see: Page 2 of2 :(O_TO~ • C_ategory_c:lesqipJi<>ns for a list composition types and sub-types for each report grouping. Also refer to each p_ermit_typ_e for additional details. o Status. definition_s for general definitions for statuses such as pending, approved, finaled, etc. o Permit routing status definitions for general definitions for statuses that are used by PRMS -Permit routing management system. Please e-mail questions or comments to DDESWeblnquiries@kingcounty,gov. http://info.ki ngcoun ty. gov /property/permits/Perm i tG lance/ ( S(I I veya5 5 vd fzi s5 5d34 mhx5 5) )/PerrnDetail2... 08/27/2009 line_Search & Report Page I of2 , .r Permit at a Glance .. · Enter permit L0 7V0116 or file number: or Parcel ID number (PIN): (6-10 digits, e.g., 2123069016) "t:itle ! Permit_r_outi_r19 I Build_Lng jn_sp_e_c_ti_o_n I C9fT!_ITT_E!f1Js. [ R_e!_ate_d_perrnj_t_a_c_t!yj_t_i_e_s J I Submit I = Title TO TOP ... Details of the permit itself Status defin.ltton_s_ Permit Information Contact Information Activity No: L07V0116 Applicant: CAMWEST DEVELOPMENT, INC. Status: DENIED Applicant address: 9720 NE 120TH PLACE, SUITE 100 Title: L02P0005/L03POO 18 RD VAR KIRKLAND, WA 98034 Permit type: SUBVAR ATT: REINER JENNIFER Sub-type: ROAD-VAR Assigned staff: PDYE Contractor: Applied/Opened: 12/26/2007 Contractor Approval/Decision: 03/31/2008 address: Expiration Date: Site Information Completed Date: 05/13/2008 Valuation: $0.00 Location & Juris.: KC Description: Road Standards Variance to L02P0005 (East Renton) and Community Plan: NEWCASTLE L03P0018 (Rosemonte) --KCRS 2.02 Comp Plan: URBAN RES 4-12AC --Allow use of thickened edge along Owner: east edge of 148th AVE SE, where the Parcel No: 1_02_3_0_5_9_3_9_0 (Link to Parcel Viewer existing vertical crest curve will be Map) lowered by up to 3.5' to improve Link to: er.op_erty Rep_ort Districts Stopping Site Distance (see approved ReRoi:t iM<1p road variance L03V0049). 148th AVE SE is a collector arterial with a posted speed limit of 35 MPH . .o, Permit routing TO TOP .o, Building insRection function status TOT.OP = Comments ro.T.OP Keyword: Search keyword . I PermitsPlus KENTFIELDJ 12/26/2007 KCRS for L02P0005 and L03P0018 KENTFIELDJ 12/26/2007 Dropped off 12-24-07. Paid 1802.94 w/chec 5167--Camwest East Renton LLC. Intake and DYEP DYEP 1/2/2008 1/2/2008 DYEP 1/4/2008 DYEP 1/4/2008 CHESHIERB 5/13/2008 processing completed. Routed to LUS/ENGR. Received variance file from Joannes office. DYEP changed status to PENDING on 01/02/2008 (added by script) DYEP changed status to TECH-MTG on 01/04/2008 (added by script) Variance sent to DOT for final review and decision. 3-31-8 CRE LETTER DENIES VARIANCE REQUEST. VARIANCE FILED W/L02P0005/L07SR054 ENG FILE W/TCOO. CHESHIERB 5/13/2008 CHESHIERB changed status to DENIED on 05/13/2008 (added by script) PRMS routing KENTFIELDJ 12/26/2007 FINISHED at Permit Center http://info.kingcounty.gov/property/permits/PermitGlance/(S(ygstoybOyetokrzjqx25wt45))/PermDetail2.... 08/27/2009 I I I I I I I I I I I I I I I I I I I ~ CORE ~DESIGN Core Design, Inc. 14711 N.E. 29th Place Svite #101 Bellevue, Washington 98007 425.885.7817 Fax 425.885.7963 LEVEL ONE DOWNSTREAM ANALYSIS AND PRELIMINARY STORM DRAINAGE CALCULATIONS Prepared by: Reviewed by: Date: Core No.: FOR ROSEMONTE KING COUNTY, WASHINGTON Scott Borgeson, P.E. Ed Jon~, P.E. April 2003, Revised September 2004. 03008 / lo)g@gGl;!Jg\.Q) \sQ SEP 1 7 2004 - K.C. o.o.E.S. Exhibit No.----=<:\..._ __ _ lre,n ,,,~, _i,,.,~'&~ I a' Rer.el'ic(' --~....:.22-t;;:,--=I: ', inn Gou my Hearing Examiner MAIN FILE COPY ENGINEER/NG · PLANNING . SURVEY/ ROSEMONTE TABLE OF CONTENTS 1. Project Overview --"· -·--· . .. . 2. Off-Site Analysis I 3. Flow Control and Water Quality Facility Analysis and Design I I I I I I I I I I I I I I Core Design. Inc. ROSEMONTE PRELIMINARY PLAT Page i I I I l:•.·'.7.,., .. 1,•· .. • .T,-·.:--,-· ... _· _., .. ,_ ••. --,------,-··_·-•,_ ...... _. --~--·;,;-__ ~· .......... . I I I I I I I I I I I I I I I 5 8 R E FIGURE 1: VICINITY MAP DATE SEPTEMBER 2004 DRAWN FAK APPROVED ETJ 4 9 N T 0 N GREENWOOD CEMETERY 16 3 w z w => i 1~ 5 :,: NE 4TH S1REET MAPLEWOOD GOLF COURSE 15 VICINITY MAP 1" = 3000'± cORE ~DESIGN 2 ~ ~ ~ <..; "'vi "' !! BM PT. BM PT. 1852 2103 14 1471 I NE 29th Place Suite 101 Bellevue, Washington 98007 425.885.7877 Fox 425.885.7963 PRO.JECT MANAGER ENGINEERING · PLANNING· SURVEYING I I I I I I I I I I I I I I I I I I 1. PROJECT OVERVIEW: The Preliminary Plat of Rosemonte is located in King County, just east of the City of Renton city limits, on 1481h Avenue SE approximately 300' south of SE 116 1h Street ( also known as NE 10 1h Street). This.projeckincludes ·l parcel-with l· single-family.,residence. A-Type Il-Wetland·,runs through the center of the property and a Type ill Wetland cuts into the northwestern corner. The existing ground cover is mostly tall grass. The property borders the Plat of Wedgewood Lane to the west, which is within the City of Renton. On the south, it is bordered by the East Renton Preliminary Plat that is also being reviewed by King County. The eastern portion of the Rosemonte property will be developed while a tract will be preserved to the west of the wetland for future development. An existing residence will be demolished so that 25 new single-family residences can be constructed. The main road through the subdivision will match the road proposed by the East Renton Preliminary Plat to the south. Approximately 700LF of roadway will be created as well as frontage improvements along 148 1h Avenue SE and all necessary sanitary sewer, water, and storm drain utilities. The sanitary sewer mains for Rosemonte, Wedgewood Lane and East Renton will be collected at a manhole located near the center of the Rosemonte site and will run north from here in an easement to a proposed lift station that is to be located adjacent to S.E. 1161h Street. King County requires Level I Flow Control and Water Quality for the site. The water quality and detention facility for this site is proposed to be located in the northeast corner of the property. All drainage discharging from the pond will be discharged via a flow spreader to the onsite Type II Wetland. A site plan showing the layout for this system is included at the end of this report. Core Design~ Inc. ROSEMONTE PRELIMINARY PLAT Page l r---• I I -1-,, "' I I I I I I I I I I I I I I I 2. OFFSITE ANALYSIS: This offsite analysis was performed on August 29, 2002 and on March 25, 2003. Upstream Tributary Area Approximately 0-3 acres of tall grass is tributary to the western half of the Rosemonte plat that is being set aside as a future development tract. Stormwater management for that area will be handled independently from that of the eastern half The eastern half of the Rosemonte plat has no upstream area due to the development of the East Renton Plat to the south. · Downstream Analysis Drainage from the Rosemonte property naturally sheet flows across the site to an onsite Type IT wetland where it merges with other wetlands along the north central portion of the property to form Honey Dew Creek and drainage continues offsite under S.E. I I 6'h Street through a 24" CMP culvert. From here the drainage continues north in a well-defined channel for more than Y. mile. In the vicinity of the Y. mile downstream point, Honey Creek has a bank-to-bank width of approximately 5' -1 O' with an intermittent free stone channel approximately 2' -5' wide. The stream was dry with no evidence of recent surface water flows, when walked in August, 2002. Substantial debris was observed within the stream. A neighbor on the east side of the creek said the creek contains consistent flows through the winter until around May. Some moist soil was noted in adjacent areas. From the Y. mile downstream point, Honey Creek drains northerly through a heavily wooded, brushy area for approximately another Y. mile, where it turns westerly for approximately 800 feet and flows under Hoquiam Avenue NE via a 24" concrete culvert. The creek continues flowing through a heavily forested, brushy area for approximately 1,200 feet, where it enters a 48" concrete storm drainage system in Duvall Avenue NE. At this intake, the creek was approximately 10' -15' wide with no evidence of recent surface flows. From Duvall Avenue NE, the creek continues flowing westerly via an underground system within a commercial development near the intersection of Duvall Avenue NE and NE Sunset Boulevard. The creek continues northwesterly through established channels and eventually enters May Creek approximately 2 Y2 miles from the site, which discharges to Lake Washington north of Kennydale. No evidence of erosion or flooding was found during this downstream analysis. See the attached Downstream Tributary Area map for a graphical depiction of this route. Core Design. Inc. ROSEMONT£ PRELIMINARY PLAT PJge 2 I I I I I I I I I I I I I I I I I I I nan . i .,'=-- ·-1· i BM,~ f ~~,=.)ti,( ~ r_i' ,'.}' ek.1{_ '. M :1:Y;~!Wf~ 'i 11 '' ·~ . i·, I ; • ~ ' I' .•. :I \ • ' ' },{\{µ~ / ~•'i'•I=~ i,';:,•.,,;;11::: ·,; \::\:-.v:~~ .~-+·. ~-~'.( ·.II,(',, I, ... \.' .\\ '' <; ! : -' ,I'. -., Kennydale,~'ll. ·I.~ 7 .-.-".! ,:::::~h-:~ /'.' .BDY __.I,..-'.':..;,..--.,------/ .. · • 4 ,..'\_,()-P~w~~ P:nt' ; ·--- ...., , . • \ 1' ~E~TW.-.·.:::f:< ~ '\ ~ ',' \< ' •',' :,s.,.; 1-,,;,;c~:, .( fB':• ~ '· ,: ~ .;r;s;:.vll I\ .,,et..\\,}\ n 1 _---= ... l .. v~:-,,,,-~""'iJ-••ii, ,~:.,, :: " " :! t _ ,,. ,.~-vr-.:;--~~; -; 1 ... , .... ff: 1 ri -;·r,.iti~:· (j~ .J!-!~ ': -f"a,S • '!I l )~, "1!-~Pc:~d.it: ---ii __.,,-----;:i··-i !.. _ -----, BM·t . ~ 'h ,., ·I -06 .. ~ _· ~-/ ""~ p / ~ ·---:-.:~-=-~ ,·. t~~~; -il,, -=!! Greenwoo:<Jpt,rA:: · . _;;~ •... -· ·~-: § ·') ·' "'(' !! ! _n !! ·" -~' .~../ t\··1\;'; '11n: · ;, \ -~'\\ \ ~J-: ~--;~?-=.:·:/·?;\,, i,,";":!· . . . \ ·s·~:]93 \ . ••. "-CC-· . ··o'5... . ~\ \' . ~, ·----~·e,.;r--.... -· "c--, .•• ,. ·.:-:.,\, • \_··;; j :>t,?:{0¢:;~l~,;:J . d.~., ,·.·," ·-, :'.i_,,~,~·-c '\' ' "'-ae :';='-~~:---;,~i -: I i t ; I ' , \ 1 •' ,\!":.: .: I ~' ~ ~-.· • ;,3;,:::¥t:>fi§J{ . <~:·-:__,· -.~ .. ~-. ~,.-\_ \ . ·1' ·,: .. Jr 1,,j)]. i~· \; \ i j•"f"fi 1 1• )?\ 1-\' l I ' --., \1 . .'.: .. it \ ' "\ ':!l ' .. ' :1i1f J:l" ~I: j, :1': ,:~ ii• •II S ' ' 'I· • I, I ' ' 5265 "64 ~ 1'. :'.: T4. T ?.'.·) f~. ''62"""-11. 1;r0 :1c· 1/;-fj!: : 1,. :Ii .. ' '· '60 -~ :·rn· ... ; • .. f .• ~r ~~~· ~-. ,,d, ,,,· :~M_;~~ '. _,,_·.··· ~~t-, I :1; ,, 11•-,, ~=I 1 "'" ..... " t l SCA! F• 1• • 2000' """""" cORE ~DESIGN - 1"4711 NE 2911, PJ<x., #101 s.......,..,w~ 98007 425.88SJB77 Fax d5.BB5.7963 ENGINEERING PlANN/NG. SURVEYING DOWNSTREAM TRIBUTARY AREA ROSEMONTE WEDGEWOOD LANE, LLC 1560 140TH A&£. N.£., SUIT£ 100 BELLEVIJ£.___W_A_98005 DATE SEPT; 2004 I SHEET I OF DESIGNED ETJ DRAWN FAK 1 1 PROJECT NUMBER 03008 I I I I I I I I I I I I I I I I I I I 3. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN: A. Hydraulic Analysis The drainage analysis for the pond was modeled using the King County Runoff Time Series software. The site's soils are Alderwood (AgC & AgD), KCRTS group Till. See attached soils map. The site is located in the Landsburg rainfall region with a location scale factor of0.8. EXISTING CONDITIONS The portion of the Rosemonte site that is currently proposed to be developed contributes flows to the Type II wetland located in the central portion of the site. The area to be improved covers 5.16 acres. The existing ground cover is a combination of impervious surfaces, till-pasture and till-forest. The zoning for the site is R-8. Per Table 3.2.2.E in the 1998 KCSWDM, the effective impervious fraction for >4 DU/AC is 0.80. The impervious area for the existing site is 0.207 acre. The effective impervious area is 0.80*0.207 acre = 0.166 acre. The following information was used for generating time series and flow frequencies. EXISTING CONDITIONS Total Area= 5.160 acres GROUND COVER AREA(acre) Till-Pasture 4.994 Impervious 0.166 DEVELOPED CONDITIONS The developed site will consist of 25 single-family residences with an associated roadway and utilities. Half-street improvements along the frontage on 1481h Avenue SE will also be constructed as part of the development. The impervious area was calculated using the criteria in the 1998 King County Surface Water Design Manual page 3-27 and K.C.C.21A.12.030. The proposed development is urban residential. The site has R-8 zoning. The maximum impervious surface per lot is 75%. The input used for the KCRTS analysis is summarized in the table below: DEVELOPED CONDITIONS Total Area= 5.160 acre GROUND COVER AREA(acre) Till-Grass (Landscaoing) 1.865 Impervious 3.295 Core Design, Inc. ROSEMONTE PRELIMINARY PLAT Page 3 I I I I I I I I I I I I I I I I I I I Detentio!) Routing Calculations King County requires that Level 1 Flow Control apply to the subject site. The live storage portion within the proposed pond will be used to meet the flow control requirements. See the KCRTS documentation that follows for specific pond design information. Retention/Detention Facility Type of Facility: Detention Pond Side Slope: 3.00 H:lV ft ft Pond Bottom Length: 89.61 Pond Bottom Width: 44.81 Pond Bottom Area: 4015. sq. ft sq. ft Top Area at 1 ft. FB: 10150. Effective Storage Depth: Stage O Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: 0.233 acres 5.00 ft 434.00 ft 31658. cu. ft 0.727 ac-ft 5.00 ft 12.00 inches 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1. 99 0.240 2 3.60 1. 96 0.123 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 434.00 0. 0.000 0.000 o.oo 0.02 434.02 81. 0.002 0.015 0.00 0.04 434.04 161. 0.004 0.022 0.00 0.06 434.06 242. 0.006 0.027 0.00 0.08 434.08 324. 0.007 0.031 0.00 0.10 434.10 406. 0.009 0.035 0.00 0.12 434.12 488. 0. 011 0.038 0.00 0.15 434.15 611. 0.014 0.041 0.00 0.17 434.17 694. 0.016 0.044 0.00 0.19 434.19 778. 0.018 0.046 0.00 0.29 434.29 1199. 0.028 0.057 0.00 0.39 434.39 1628. 0.037 0.067 0.00 0.49 434.49 2066. 0.047 0.075 0.00 0.59 434.59 2512. 0.058 0.082 0.00 0.69 434.69 2967. 0.068 0.089 0.00 0.79 434.79 3430. 0.079 0.095 0.00 0.89 434.89 3902. 0.090 0.101 0.00 0.99 434.99 4382. 0.101 0.107 0.00 1. 09 435.09 4871. 0 .112 0 .112 0.00 1.19 435.19 5369. 0 .123 0.117 0.00 1. 29 435.29 5877. 0.135 0.122 0.00 1. 39 435.39 6393. 0.147 0.126 0.00 1. 49 435.49 6918. 0.159 0.131 0.00 1. 59 435.59 7452. 0.171 0 .135 0.00 1.69 435.69 7996. 0.184 0.139 0.00 1. 79 435.79 8548. 0.196 0.143 0.00 Core Design, Inc. ROSEMONTE PRELIMINARY PLAT Surf Area (sq. ft) 4015. 4031. 4048. 4064. 4080. 4096. 4113. 4137. 4153. 4170. 4252. 4335. 4419. 4504. 4589. 4675. 4762. 4849. 4937. 5026. 5116. 5206. 5297. 5389. 5481. 5574. Page 4 ---------------- I I 1. 89 435.89 9110. 0.209 0.147 0.00 5668. 1. 99 435.99 9682. 0.222 0.151 0.00 5763. I 2.09 436.09 10263. o-. 236 0.155 0.00 5858. 2.19 436.19 10854. 0.249 0.159 0.00 5954. 2.29 436.29 11454. 0.263 0.162 0.00 6051. 2.39 436.39 12064. 0 .277 0,.166 0.00 6148. I 2.49 436.49 12684. 0.291 0.169 0.00 6247. 2.59 436.59 13313. 0.306 0.173 0.00 6346. 2.69 436.69 13953. 0.320 0.176 0.00 6445. 2.79 436.79 14602. 0.335 0.179 o.oo 6546. I 2.89 436.89 15262. 0.350 0.182 0.00 6647. 2.99 436.99 15932. 0.366 0.185 0.00 6749. 3.09 437.09 16612. 0.381 0.189 0.00 6851. I 3.19 437.19 17302. 0. 397 0.192 0.00 6954. 3.29 437.29 18002. 0. 413. 0.195 0.00 7058. 3.39 437.39 18714. 0.430 0.198 0.00 7163. 3.49 437.49 19435. 0.446 0.200 0.00 7268. I 3.59 437.59 20167. 0. 463 0.203 0.00 7375. 3.60 437.60 20241. 0.465 0.204 o.oo 7385. 3.62 437.62 20389. 0.468 0.205 o.oo 7407. 3.64 437.64 20537. 0. 471 0.208 o.oo 7428. I 3.66 437.66 20686. 0.475 0.212 0.00 7449. 3.68 437.68 20835. 0.478 0.219 0.00 7471. 3.70 437.70 20985. 0.482 0.226 0.00 7492. 3. 72 437. 72 21135. 0.485 0.235 0.00 7514. I 3.74 437.74 21285. 0.489 0.244 0.00 7535. 3.76 437.76 21436. 0 .492 0.250 o.oo 7557. 3.86 437.86 22197. 0.510 0. 264 0.00 7665. 3.96 437.96 22969. 0.527 0.276 o.oo 7774. I 4.06 438.06 23752. 0.545 0.287 0.00 7883. 4.16 438.16 24546. 0.563 0.297 0. 00 7993. 4.26 438.26 25351. 0.582 0.306 o.oo 8104. 4. 36 438.36 26167. 0.601 0. 315 0.00 8216. I 4.46 438.46 26994. 0.620 0.323 0.00 8328. 4.56 438.56 27833. 0.639 0. 331 0.00 8442. 4.66 438.66 28682. 0.658 0. 339 0.00 8555. 4.76 438.76 29544. 0.678 0.346 0.00 8670. I 4.86 438.86 30417. 0.698 0.354 0.00 8785. 4.96 438.96 313 01. 0. 719 0.361 o.oo 8901. 5.00 439.00 31658. 0.727 0.363 0.00 8948. I 5.10 439.10 32558. 0.747 0.678 0.00 9065. 5.20 439.20 33471. 0.768 1. 250 o.oo 9183. 5.30 439.30 34395. 0.790 1. 980 0.00 9301. 5.40 439.40 35331. 0.811 2.780 0.00 9420. I 5.50 439.50 36279. 0.833 3.070 0.00 9540. 5.60 439.60 37239. 0.855 3.330 0.00 9661. 5.70 439.70 38211. 0.877 3.570 0.00 9782. 5.80 439.80 39196. 0.900 3.800 0.00 9904. I 5.90 439.90 40192. 0.923 4.010 0.00 10027. 6.00 440.00 41201. 0. 946 4.210 0.00 10150. 6.10 440.10 42222. 0.969 4.400 0.00 10275. 6.20 '440.20 43256. 0.993 4.580 0.00 10400. I 6.30 440.30 44302. 1.017 4.750 0.00 10525. 6.40 440.40 45361. 1. 041 4. 920 0.00 10652. 6.50 440.50 46432. 1.066 5.080 0.00 10779. 6.60 440.60 47517. 1. 091 5.240 0.00 10906. I 6.70 440.70 48614. 1.116 5.390 0.00 11035. 6.80 440.80 49724. 1.141 5.540 o.oo 11164. 6.90 440.90 50847. 1.167 5.680 0.00 11294. 7.00 441.00 51983. 1.193 5.820 0.00 11425. I I Core Design, Inc. ROSEMONTE PRELIMINARY PLAT Page 5 I I I I I I I I I I I I I I I I I I I --------------- Hyd Inflow Outflow Peak Storage Target Cale Stage Elev (Cu-Ft) (Ac-Ft) 1 1. 95 ******* 1. 32 5.21 439.21 33563. 0.770 2 0.97 ******* 0.60 5.08 439.08 32344. 0.743 3 0.97 0.36 0.36 5.00 439.00 31652. 0.727 4 1. 02 ******* 0.35 4.75 438.75 29424. 0.675 5 1.16 ******* 0.32 4.41 438.41 26548. 0.609 6 0.61 0.20 0.20 3.47 437.47 19269. 0.442 7 0.79 ******* 0.16 2.25 436.25 11204. 0.257 8 0.86 ******* 0.15 2. 04 436.04 9976. 0.229 Water Quality Volume Calculations King County requires that Basic Water Quality Treatment be provided for development of this site. The dead storage portion within the wet pond will be used to provide water quality treatment. The required dead storage was sized according to Section 6.4.1.1 of the 1998 KCSWDM. The following variables were used in the calculation: Volume Factor (f) = 3 Rainfall= 0.039 feet or 0.47 inches Area = developed basin Where Ai = area of impervious surface ( sf) A,g = area of till soil covered with grass (sf) A,r= area of till soil covered with forest (sf) \ A, = area of outwash soil covered with grass or forest ( sf) Vb= f"'[0.9A; + 0.25A1g + O. lA,r+ O.OlA 0 ] x (R/12) The water quality volume for the pond that will serve the portion of the site that is currently proposed for development is: Vb= 3*((0.9)(3.295) + (0.25)(1.865)]0.039 x (43560sf/ac) = 17,490 CF The proposed pond bottom surface area is 4,015 square feet. The required depth to contain the required dead storage is 17,490 CF/4,015 SF= 4.4 FT. The total volume for the proposed pond will provide a total volume of 49,148 CF. Core Design, Inc. ROSEMONTE PRELIMINARY PLAT Page 6 17 ' I I I I I I I I I I I I I I I I I I I -,~,;-\; '{, i I i I a . /, ! ! • ' \t Ji I ; t i ' \ \ \ 1 I! \ \ i \ fill I\'/ I\ \\_, \.\· ;/; ~ I I i . ' \ ~ \ \ I ' \ \ .\. \ \ \ \ \ } ·1 ' ,~11· \ \ \ \ ~-\- 1!;/J .f /\1 '\ \. 1-..\ ~ \_. /. I y(,I I '. I '/' .~ .. I ' , , \· ·-.. \, ,' '! ~-:I 1 ./ )1 ~\\ I / /' r / ·· 1· 1 \_ "\_ I / y ' / / : ,.. • ., ~ "1 ... V ~-jP J i / ./ ,,./ ,·., ._ ... ~ ,• // T'_·f / I J". ,!{ I / '-..._ .,.___,......-, '-' ~ -f ' ..,.-q:.. : ~· f---..... • '-.:.-·· ~-.. ( ! /! ·1,:--· -......... ~,.,, ,r -a;;.,; • '--FtH<:E l.a'll t ·_· '--" .... ·K· ~-. ·-1 -/-.,,..,,.."" / ~ 1;4, ,~ ~~ -~. ~ ,..,1,, ,,...,,..,,_,_ I ~ I I \ --~ · · ,.,...."' \ ..,.-/ . l--.. " I I '\ / ··-...--, "'--..c ,_,...,;,,--..... \ ---.,_ I . /,,,·, ~-...._ I t ~ \ . '\."'---.:.... '-~""1,"r-H<I \ \ \ -1\ -::--~ •, _, •. '\ j ""'."""' ~--" ~ '\ ', '\.. .,"\ l \' \ . 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[:1_,1 ,,. ,,,,, I Dt/Sl PAl£1ENT 2$ 5P RIGHT OF WAY CENmnJNE --.A-~.,_~ ='' ~ IOl ctllC Q.R/1,t WTTER SA ltC'UT N£A r UN£ A r F0GUN£ AIA TCH £XIS11NC PA',£MENT. SECllONA-A URBAN COLI.ECTOR AHTERIAL 148th AVE S.E NO SCAJ.£ .,~, ·r .,. ,,. ' .ciflF·· n ,,. • I ,.. ~.:fa ,_,,,. f'" . I -fX k.f" d « • THICK C£AlcN T CONCR£1F SIDCWALI< VCRT1CAL CONCRElE CIJRB.41 GU17ER 7 SECllONB-8 ON-SITE 42' RL!!._ SECTION NOS,:,,U '"' ~ !!~ ~ll ~;~ ! ! ~ § l; 0 z > • > • 0 0 z z z ~ • lllil~ . ~)! ~ ffi ~ ~ ~ ~ ~ c5 I"' 0 gi ~ ~ .,..§~ ...J (,!'j (. .... ~~ ~ ~ o ooii "' "I: ~ ,.,. ~ )1 a:~c ..... ~~ ' 111 ~ l\ l::: i:! llttl :::,;;w ~ ;: V, :::.~~ 8 Cl: 0 ...... ~~ ~ ~ !'1.- i!: ~ /1,, 1-,; ::c:::;ltl.~ t.l 0 ~ ~ "' "' . ~-~ ~ • "S ~ ~ ~ e "' ~ ~I z w ~ ~ " • < <( "'D:'. a a a SHEET 2 "' I "' "' 1j" fl::15 i'.5 l,f:? "S "' ' ~ ~; ~ ..., ~ e 'l:::'.J ~lo ~ ~ [ • " ~ DC 3 P<IO.JECT NU...,BE:"< 03008 '-· \ . ' . .;. ' ' 'l I• Mr. Dick Gilroy Northward Homes · 1560 140thAvenue NE Suite ioo Bellevue, Washington 98006 , Subject: Wetland Evaluation· , Ironwood 11813-148thAvenue SE King County, Washington Dear Mr. Gilroy: · . AiderNW· April 28, 2003 Project.No. 40401 . Exhibit'No . .,-l\L..S:-._' ____ _ ' Item No. L" b '€ c;:..<:) r:a: Received 3 · 2,2-. -S>3:: King County Hearing Examiner . , r . . · As. requested, we have conducted a wetland evaluation for the property located.on.the west side of .148th Avenue SE, · ~p~ximakly 300 feet south of SE .116th Street in unincoqxmited ~ County. The location of the property is 'shown on the Vicinity Map (Figure I). The.purpose of o\Jr,work was .to icfuntify the limits.of the wetland ariias on and immediately adjacent to the subject property .. we· have also revi~ed· site conditions with respect io the seasonal streain crossing the· property an.d the· presence of an i~fied red tail hawk nest 011; the property immediately to the south.' In preparing this report we have reviewed the Pre~ Wetland Report' for.East Renton Property, .dated April 3, . 2001 by C. Gary Schitlz; Pre~ Storm Drainage Calcwations for Wedg~ood Land and Ironwood ·dated March, 2003, by Core Design, Inc. We have also reviewed Site Development plans prepared by Core Design, Inc., . . -I • ' , for the purpose of identifying wetland impacts . . -·. . . 'In conducting our site evaluation, we followed the genci'al procedures for the routine on-site methodology as outlined .. in the Washington State W~tlands Identification and Delineation Manual (March 1997). This procedure involv~ analysis of vegetation patterns, soil conditions, and near-surface hydrology in' making a determination of wetland conditions. ' . ' . Our scope or'work included several site visits between April and June, 2001,"at which time we completed the initial &gging of the wetland limits. The flagged wetland points have been°surveyed and plotted on project;maps by Core. · Design. Inc. We also visited the site several times during the sununer and fallof2002 and ht March arid April, 2003, to review site conditions arid. evaluate conditions on the ar~ of proposed wetland impact. ' ' '. . . ' . ' ' . ' Our work and this report, address tlie approxunately 14. 7. acre. property to be developed for construction of the Ironwood residential d~el~pment. We also completed a report for the Wedgewood Lane project immediately to the . west. Access to the western sections of the_ Ironwood project will be. obtlilited through Wedgewood Lane. . ns) ~ -~ ·.~ r w ~ rmrry . [ru JUN l O 2003 l.hlJ 518 North 59•h Street, Seattle, Washington 98103• Phone (20.6)783-103°6 ·el(l.~I a!Jl.t-r,M.aol.com 1\/lADN !Fill= COl?lV '\ : ', ·Mr. i>itk Gilroy.·. April 28, 2003 ' . PROCEDURES For the purpose of this study, we used the _wetland defirution adopted by the Envir~ Protection Agency,(EPA) · and the Anny Corps of Engineers (CC>E) for administering Section 404 of the Clean W~ Act. According to this definition, wetlands are: . . '. . ' . . ' ' ' . · ''Those areas that are inundated or· saturated by surface water or groundwater at" a frequency and . . duration sufficient' to support, and that under" nonnal circumstances do support, a prevalence of vegetation typically adapted for life· in. saturated· .soil conditions. Wetlands generally include · swamps, marshes, bogs, and similar areas," (33 CFR 323) In Washington State, the Shoreline Management Act and.Growih Manag~ Act have amended this definition to exclude some wetland situations by adding the following sentences to the wetland definition: . · Wetlands do not include those. artificial wetlands intentionally created from non-wetland sites, including but not limited to, . irrigation and" drainage ditches, grass-lined swa1es; canals, detention ' · facilities, wastewater treatment facilities, farm ponds, and landscape amenities, or those wetlands created afterJuly I, 1990, that were intentionally created as a result ofthe construction of a road; street or Highway. Wetlands may include .those· artificial wetlands intentionally created. from non- wetland areas to mitigate the conversion of wetlands. · Delineati~n procedures are based on diagnostic environmental indicators ~f wetland vegetation, 'Yetland \ soils, and · ~etland hydrology .. These procedures, outlined in the Washington State Wetfands Identification and Delineation : . Manu;l(March 1997) are commonly known as a Triple Parameter Meth<XI. By definition, an area is deslgnated as wetland·when_there are positive indicators for all three parameters. · · · .·· j A listing of plant species has been developed .for rise in the methodology for de~g wetland areas. This listing· . assigns plant species to one of five indi~r status categories ranging from Obligate wetland species, which almost · .. always occur in wetlands, to Upland species, which rarely occur in wetlaiids. · Under normal conditions, hydrophytic ·. · . vegetation is determined to be present if more. than 50 percent of the dciminant species ·are in the Obligate (OBL), . ' Faciiltative Wetland (FACW), or Facultative (FAC) indicator categories. ' , . . . . Diagnostic indicators of hydric soils are related to soil saturatjon, which leads to anaerobic conditions in the soil. Under these conditions, decomposition of o~c. material is inhibited and soil minerals are reduced, creating . ' . . · characteristic soil colors that can be quantified by·comparison with Munsell Soil Color Charts. A chroma of one or less in unmottled soils or a chroma or'two or less in ~ed soils gen6-ally indicates ~ hydric soil. In addition, soils that are saturated during the growing season sati~fy a criterion for hydric soils .. We used a hand auger and or shovel to collect.soil ~pies from depths of 8 to 18 inches, or below the A horiz.on .. · · w•d hydrology is defined as inunda~ or saturated ·~ii conditions for at least 14 consecutive days during the growing season. If no water is present at the time of evaiuatiOU:· other. indicators may include topographi~ low points or.channels, flood debris, complete absence of vegetation, or presence ofhydric soils .. ' Project No. 40401 . Page No. 2 ; 'Mr. Dl~k Gilroy ... · April 28, 2003 Standardiz,ed data forms are available to record observations on each parameter. For .this project, we completed data forms fo( the, Routine On-Site Determination Method at 13 locations on the' site. Copies of these data forms are included with this report .. The initial site work for identifying the wetland limits was completed in the spring of 200 I . • We revisited the site in March April, 2003, to review site conditions and the previously identified wetl~d limits for the preparation of this report. · GENERAi,, SITE CONDI:J10NS The subject,property is an approximately i4.7 acre property located on the ~est side of 148th Avenue NE, at SE 117th S~ in unincorporated King County, as shown on Figure I. The property is situated within a transitional ' ' neighborhood where existing residences. on large lots with ~mall scale agricultural ~ons, are being replaced with single-family residential subdivisions.· '· · . Adjacent properties to the north and~ the east si\ie of 148th Ave. SE. are occupied by existing residences, some.of which include horse pasture .land. The property to t11e south is currently undeveloped although an app/ication to King County, for a residential development identified as East Renton; is in process. -The property immediately to the west is likewise' undeveloped although application is being made to the. Cify ofRenton for a residential development identified as Wedgewood Lute. · · · · · · · · · · · · · · · At pr~sent the Ironwood pr~perty is latgely undeveloped except ;for an existing residence and. ou!buildings on the east , . portion of the site. The eastern third of the site extending between 148th Avenue SE and the wetland crossing the · central section of the property has been in use as pasture. The remainder of the site is ~pied by a mixed fo~ · stand which includes the wetland area. Horses have had access to the entire property. · · ' ' ' Topographically; the property slopes down from approximately elev. ·454 ~ong the west property llne to ihe central low area at about elev. 420;and from about elev: 495 on the southeast comer toward the central low area. Soils across the property and on much of the surrowiding area are mapped as Alderwood gravelly sandy loam '(Sol/ Survey of King County, Washington, U,S. Soil Conservation Service, 1973). The Alderwood series is made up of moderately well-drained soils that have a weakly to strongly consolidated substratum at.depths ofbetween.24 and 40 inches. These soils typically form under conifers in glacial deposits. Soil colors of the A Horizon range from very · . dark brown to dark bro~.' The 13 Horizon is typically dark btmvn, grayish"brown, and dark yellowish-brown: . The National Technical Committee for Hydric Soils does not list the Afderwood ~ries ~ a hydric soil although wetland conditions are common in depressional areas within Alderwood ·soil units. Our observations across the site , outside of the wetlands and away from disturbed areas are generally consistent.with the description of the Alderwood soil series. The King County Sensitiv~. Areas Map Foiio ( 1990) does not show any wetlands or streams on the property or in the immediate vicinity. Inventori~ streams .and wetlan~ included on King County'maps are shown·on the Vicinity Map . Figure .I. · The nearest· in,ventoried wetland ar~ is shown approximately 300ft to the. south on· the East Renton . · Property. Project No. 40401, ·· · Page No. J. · Mr. Dick Gilroy . April 2s, 2003 WETLAND AREAS We have.identified the limits of two wetland areas on the'property as shown on the Site Map (Figure2). The wetland·· limits were flagged by AlderNW and have been surveyed and plotted on project maps by Core Design, Inc. The largest of the site wetlands (Wetland A) crosses the·centra1 portion of the site A s'maller wetland (Wetland B) is located near the sputhwest comer of the site, Wetland A Wetland A is part of a larger area extending off the· property to the north and south. It has an area of approximately. 5.3 acr~s within the property boundaries. The wetland on th'e_property to the south has been identified in the Wetland Dete~ination for East Renton Property dated April 3, 200 I. Using the U. S. Fish and Wildlife Service wetland classification system Cowardin· et al.; 1979), Wetland A includes three wetland habitat classes, palustrine forest, palustrine emergent, and palustrine scrub-shrub). The majority of the site wetland is occupied by forest habitat where red alder (A/nus rubra) is the predominant tree ~ies. Black cottonwood (Populus balsamifera) and some western red cedar (Thuja plicata}°trees are also present. There are isola~ somewhat higher "islands" within the wetland boundary where big leaf maple (Acer macrophyllum) trees are present. Understory· shrub species present iµclude: willows (Salix spp.), salmonberry (Rubus' spectabi/is), Himalayan blackberry (Rubus discolor), and some. hardback spir~ (Spiraea ·Jouglasii). Herbaceous groundcovcr species include skunk cabbage.(Lysichitum amencanum), creepjng butterc~p (Ranunculus repens), soft rush (Juncus effesus), grasses including reed canarygrass (Phalaris qrundifU!cea) among others. . . ' . . . . There had apparently been some "grading into the southern sections of the wetland. This area is open ~ grazing by horses and is occupied by emergent wetland habitat where soft rush, creeping buttercup, and pasture grasses are . ' ' . common species. Himalayan blackberry is established on part of the southern section creating scrub-shrub habitat. Salmonberry and hardback spirea are present with the blackberry. a Hydrologically the wetland is supported by near surface · seepage from the adjacent side slopes .. There is also . drainage entering the site wetland from the area to the south. A low berm "ror a trail was constructed along the south side of the south property line. Two culverts through the berm'allow drainage movement thro~gh the berm. s . . . . There is also drainage from ·a seasonal str~ which enters the west side of the wetland near the north property line. · This stream originates along Hoquiam Avenue SE and in the wetland described in the Wedgewood Lane Wetland Evaluation report by AiderNW. The outlet froni the wetland is through a 24" diameter culvert in SE 116th Street approximately 300 feet north of the property boundary.· Water moves thr~ugh the wetland ~thin a defined channel for most of the length across the site. There.are short sections where the gradient is more flat, where the chann~I is broad and poorly defined. . The drainage course through the wetland °is part of Honey Creek ~ch has its h~rs near the East Renton Property to the south. Drainage from the property flows to the north in Honey Creek. Honey Creek is tributary to May Creek; approximately 2 ·miles northwest of.the property, The lower reaches of Honey Creek are identified as an unclassified stream on the King County maps. Project No. 4040 I . Page No. 4 • I Mr. Diclc Gilroy · April 28, 2003 ' We did not make observations in late summer when flows wou_ld be at a mininrum to determine if the section of Honey Creek crossing bas year round flows. During a _site visit on March 24, 2003, we walkeii"along the stream . channel through the wetlan~ to make observations of the possible presence of any fish. No fish were encountered in the drainage course at that time. · ' · It is our interpretation of the .King County Sensitive· Area Regulations that the stream, where it crosses the ·subject . property meets the criteria for designation as a King County Class 2 stream. without salmonid fish.. The standard buffer for a Class 2 stream without salmonid fish is fitly feet. It is our interpretation of the King County Sensitive Area Regulations that Wetland A meets the criteria for designation· as a King County . Class 2 wetland because it is forested and is greater than one acre in size. This classification is consistent with the designation for.the wetland on the East Renton Property. The stmdard buffer for a King County Class 2 wetland is 50 feet.· Assignment ·of this buffer exceeds the buffer for the stream inside the · wetlandc Wetland B Wetland Bis a small wetland located near the _southwest comer of the property. It bas an overall area.of l,998sq.ft. Vegetation within the wetland includes an overst_ory· of red alder, black cotton.wood and western ~ed cedar._ Undei-story ·shrub species include salmonberry and Himalayan blackberry. there is sparse groundcover below the dense shrub and tree cover. Hydrologically this wetland 1s supported by seepiige into the upper (west) end of the area. At the time of observations in March and April, 2003; there was shallow surface water within the.wetland and there .was some' surface movement within the ar91. Su_rface water dissipates and inti!~ as it moves through the wetland so there is . no defined surface outlet from the area. . . . . . It is our interpretation of the King County Sensitive Area Regulations, that this wetland is unregulated because it is less than 2,500sq.ft in ·size and is part of a property located within the urban growth .bo~dary. · Class 3 Stream There is a seasonal stream which enters the property near the northwest property comer. It drains down the slope along th_ e north property line and enters Wetland A. · We have flagged the southern edge of the drainage course as ' . . ' ' shown on project maps. It is our interpretation of King County Sensitive Area Regulations that this seasonal drainage course meets the · criteria for designation as a King County Class 3 stream. ' . Project No: 4040 l PageNo.5 ' Mr. Dick Gilroy . April 28, 2003 · RED TAIL HA WK Studies completed for the East Renton Property identified two red-tail hawk nests in large cottonwood trees on that property. it was dete~ed that eggs ~er~ laid in the northern of the two trees and the red-tail hawk pair incubated egg~ in the nest in 200 I. The location of this nest tree is near the south property line for the Ironwood project and i~ shown on project maps .. We noted the presence of the hawk pair during our site visits in 2001 and in 2002. During a· ~ite .visit on March 24; 2003, we came upon the partial remains of a hawk on the·ground near Wetland B . . Portions of the wings, the feet and some of the skeleton were present. Only large wing feathers were found when we revisited the site on April 2, 2002. It'is presumed that .this was the carcass ofred-tail hawk and that it was one of the resident pair "that occupied nests in previous years. During the March 24, 2003 visit a single red-tail hawk ·was observed flying over 148th Avenue SE upon arrival at· the site. It.was not observed again during the three hours spent at the site.· · · · During the site visit on April 2, 2003, a single red,tail hawk was observed flying o;er the property ~d perching in larger trees on the East Renton Property and ori the Ironwood site. It does not appear that there is a red-tail hawk . . ' ' -. pair using either of the two nests on the East Renton property this season. Additional observations this year and in succeeding years would be necessary to determine if the remaining member of the pair is successful in attracting a·· new mate and will make use of one or the other of the nest trees' ' ' PROPOSED DEVELOPMENT/ENVIRONMENTAL IMPACTS It is proposed 0 to develop the property for construction of a 41 lot residential development as shown on project maps · by Core Design, ·Inc. and on the Site Development Plan Figure 3. Tw~-five of the building I~ will be construeted oi:i tlie area .east of Wetland A and sixteen lots will be· constructed on the west .side of the wetland: Access to the lots on the west side of the project will be provided through the proposed Wedgewood Lane project and access for the · eastern portion will be provided from SE 14.8th Street. The road alignment is being designed to join with the proposed road system on the East ~n Property. No road crossing of the wetland wijl be required for the project. Red-tail Hmyk Nest Prote'ction Project design plans show the 325 foot radius measured from the identified red-tail liawk nest. It is understood that there are restrictions ton~ road and residential construction within thafradius. At this time construction will be limited to that required for completio~ of the western storm-water.treatment facility and for completion of the road on .the east side of the ·wetianci where it m~ with the road on the East Renton Property. · ' . . . . .Constructionofthe roads and homes within the 325 foot radius will be delayed ~I such time as it is iletennined that. the red-tail hawks have abandoned the n~st trees and the restrictions can be lifted. ' ' ' Project No. 4040 I PageNo .. 6 Mr: Dick Gilroy April 28, 2003 Wetland Impacts J The project is beirig designed to avoid impacts to the site wetlands and streams to the extent possible and as regulated . under provisions of the King County Sensitive Area Regulations. Wetland Bis.less than 2)00sq.ft iri size. As such it is unregulated and will b~ filled for.construction of the project. No other wetland fill will be required.· . . . . . Sanitary sewer service to both ~ides of Wetland A will require construction of a pipe· line across the wetland. . The approximate location of the crossing is shown on project maps and on Figure 3. ·. This location may be adjusted during final design to meet engineering design requirements. Construction methods to minimi_ze wetland impacts will be detailed in final engineering plans. Any excavation or grading within the wetland and buffer will-be limite4 to the_ dry season. The disturbed wetland and buffer will be restored ~pon completi~n . of the sewer line installation. Restoration will include regarding the disturbed area to match original grade and replanting the area with native trees and shrubs. A restoration plan following King County Mitigation and Restoration guidelines will be prepared for the · project. The sanitlry sewer line ~II also cross the seasonal stream and buffer at the north property line. This area will be . ' . . . . . treated similarly as the wetland cr9ssing and will be restored with plantings ofitative trees and shrubs. A restoration plan for the area will be prepa~cd when final plans arc developed. Buffer lmpaFJs The project lias been designed to maintain the stand~d so' foot buffer for Wetland A except at three locations where there will be· intrusion into the outer margin of the buffer. · These include the northeast comer of the west detention pond; grading for the road on the east side· of the wetland where it meets the road on the Renton East Property; and along the north side of lots 14 and 15 where the buffer will be reduced to a ~um of 35 feet. · At other. locations ' ( . _the prnject has been designed to avoid.intrusions into the wetland and stream buffers, Detention Pond Grading for construction of the . berm around the northeast comer of the· west detention pond will intrude into tlie · wetland and stream buffer. and will · impact approxim{ltely 665sq.ft of the buffer. The.limits of the sensitive.area tract will extend part way up the side. of the detention pond berm. A portion of the buffer at this location will be disturbed for co~ction of the sanitary sewer line. · In its present condition, the buffer at this location is relatively open with Himala~ .blackberry growth. As mitigation for the area of the detention pond berm which extends into the ·buffer, the berm and adjacent buffer will be . . . . . . restored as part of the restoration plan for the sanitary sewer line construction. · Road Construction Approximately 1,soosq.tt: of the east side of the ~et1and buffer will be impacted for construction of the road where it approaches the south property line to meet the road system in the East Renton Property. As mitigation for this · intrusion hrto the buffer, the graded area will _be restored with native trees and shrubs. A ~estoration planting plan will be prepw-'ed for the area when final design plans ate being developed. · · Project No. 4040 I . Page No. 7 ---~------------------- Mr. Dick Gilroy April 28, 2003 _ ' Buffer Averaging at Lots 14and 15 Proposed lots 14 and 15 will extend withiii the standard 50 foot wetland°buffer l~ving a mµiimum 35 foot buffer. Approxirnately· I,987sq.ft. of buffer will be lost at this l\)C:ltion. -_In accordance with King County Sensitive Regulations which allow buffer averaging, -the buffer is being expanded-by 2,0 l 4sq:ft at a location approximately 200 feet to the east, adjacent to the open space tract. This ar~ replacement satisfies the requirement that there be no _ reduction in the total area included in the buffer. . The buffer at both locations, in its existing condition,-is occupied by horse pasture. Vegetation on the area is primarily cl~sely cropped pastu~ grasses: -In accordance with the condition that equal or better protection to the wetland be provided to allow buffer averaging, the buffer adjacent to Lots .14 and 15 will be enhanced with plantings of native trees and shrubs. As the plantings grow and mature, the effectiveness of the buffer in providing a· separation between the_ developed area and as an extensio_n of the habitat area wiH be enhanced. CLOSING -we have prepared this wetland ~valuation report and impact evaluation review ~d to demonstrate the feasibility of constructing the project to minillllze impacts and to provide-mitigation or restoration for identified impacts .. A final restoration pla_n will be prepared for the project as preliminary approvals arc obtained and when final design plans are being prepared. . . We trust the information presented is sufficient for your current ~eeds. If you have any questions or require additional information, please call. - Sincerely yours, · AlderNW .h ~r?. V'f'M11Ad l • Garet P. Munger ,,v'e'~"' Project Scientist _ Encl.: Figure I .Figure 2· Figure 3 Data Forms Vicinity Map · -Site Map Site Development Plan - (13) Project No. 4040 l Page No. 8 ,- . ' . fc)·~ IC~!INTI' .' ~ :.·: · County Doun~fory /\/ :::Olrooll f"'1m:t,1 lncorpomtod AJV:n /'I' rillih nnd Otlch ~ .s .. Wlldnru Nt1twott: ~AO !';ttunm JI 1-:1·.,.._ ... , ~··•r.1 l).,9on<l (~'''" "1. .~ ••• ,,,, ,..:, ..... .1 L~J .L~lkMI 11rld l11t,JU UM:!t11. , E:fl ~AO wUunnd .. ml Ch1nOok Ol!llrlbi.JUon ~- information included on this map has been compiled by King County staff from a variety of sources and is subjed to change 'Mthout notice. King County makes no representations or warranties, express or impUed, as to accuracy, completeness, tin:ieliness, or rights to the use of su_ch nformation. t(jng County shall not be liable for any general, special, indirect,.incideiltal, or consequential damages lncluding,.but not limited to, st revenues or lost profits resultin'g from the use or misuse of the.information con~Jil8d on this map. Any sate of this map or Information on is ma is hiblted exce Mitten rmisslon of Ki Coun . Not to Scale ALDERNW VICINITY MAP Ironwood King County, Washington Project No.040401 · Dote April, 2003 Figure 1 [) D<-= ta "" I L ~ i SEASONAL STREAM -----·-. _, _ .g'· -~--=··,,. > ' .: ! ; f »·s.,,.ls. .· ~:: I 71-/ ' ' X .~ : i i i ! .-~-,,,, .• , c,X ,' ' "'•'--.~ .: ;~~ / ~,; :' ; / : i} .~, :io'-' ::;oo:. ~~t; ~ , ~ n.~ ... ,ri.. ~ ,Ir a~~--~ . 1 /~"'' /f' f;/~•1111\ _,,)' ..,-I , tj \ ~ ~ o.,t" I~ / L ,.. ., ~o· ,.C, ;ESM'l; ; -11 ... /rf/ \ ~1\ _.\- 36 Ir" /1r J_-,-\ ;,. ' ' ( X Jr.; < I >0----tU~ ;, 37'' 37 ! ! I l , 9 I ' : . , , I /' -', I --~· / ::::=··-' :,, ,w: .~ / /,3 _.: ,-' l-·' / ,' ,} / l I ,. l, ~v, ·1999:1: ' ' ' ' I : : : 1 t / ,., ,p ,' ,' ,' J It II (jl 2-t_ </ ----JJ I /41 Ii" I I / ,,---""'' ''·-'t l H /-.../....L '\., \ I It) \' \ 2f; , I l1'7L I / ,V / /8/ .~ ...---: :::,,__ '-- :,. (_'£L - \ \ \\ /// / -f 26 '( / I ~ J ~ --~' --~--T. I I l -- ; / 1 / '· ' r' I ,=r 'b / ~ ... I i f -'_,../ ) I I. \/\ \ '-, I \ \ \ \ '\. TR>\CT A / \ \ \ '-WETLl\l:!D A / \ \ I " TYPE ~ / \ I I \ I \ I \ 1 1 / I J---" 'Res/ore Buffi!r area dis/urbe, . -........ '\ ... \, ;v 1,999 s. f. WETLAND 8 TO BE FILLED "--30" CW w/HAWK NEST 1 APPROXIMATE SCALE 100 0 100 200 feet --. ------- ( I I ' -·.Ii. \ / '-/ l--- :n.i~""~x 1,-27,_ "ENO LINE ,-· ~~26 .. I -!"""~ .,~. Z,~~ ~NV/67 '\ \_ -"' ANW 6a \ \ ·-~H'/1'65 ' ' "~ /Ot"~"n.,¥ / I I c / / / --/ I I '\. / •."-. ~" ----1 ~, . N<!WISJ \ ~ ) / . ,,,,,,. " ' 1 \ / '\. -,.:-_ ':Ri-w 61 ) " \ "'---.. / r ) '-. I L.--c:. x I " I I \ • • X ) I / I --:,.,;K / / 'o / ) / -/ ---/ ef /1: I / 9~1sq.f1 17 i I ----/ .. -----/ / / ~-__.., / --t-_// . __ f___ 18 'l, ~4 I!/ -- H•--5 ·~-,,,_ -;;; REN TO~ PRELIMINARY PL./>. T A derNW /_,--~,to / / ... 41' / ----0 ,._ i:« / / ----/ ~~ I " - I ,, - / l / /V""" / ,,,,,,, I I _J / t j{ ~ SITE DEVELOPMENT PLAN Ironwood King County, Washington Proj. No. 040401 I Dote April. 2003 I Figure 3 l '! d ' I r- (/) :i: r- <D -w (/) ·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 I r I ,1 c; 0 :;:: g .3 -c; ·o a. 0 -0 0 Cl) -0 E ·;;; 0 ~ a. a. < . • ; .... -c; ·o a. 0 -0 0 • !J; ' . ,\ /\ I \ I " \ \ \ I I '\. /, ' / I ,_ ro .~·, C 0 ...., O' -~ ..c en 0.. "'O 0 <( 03: ::::. 0 3: -WC>. f-o""' -.._ C (/') -::, 0 u O' C ::2 5 z L CJ) u 8 N w ..J <(O uo en- w i X 0 [:o 0.. <( 0 0 N Cl) ~ :, "' Li: "' 8 N 'c ~ Cl) -0 0 -0 .... 0 .... 0 0 z ·e-a. ·, . DATA FORM ' ROUTINE ON-SITE. WETLAND DETERMINATION . Describe General Site Property is forested on western portion, eas{ · Data Point No.: DP-1 Conditions: side is oasture and existinf! house and barns. . Site Disturbance? Old fill , Location: Outside ANW49 VEGETATION . "6 ! ia ; Dominant Plant Species 1;j a Dominant Plant Species -~s Jg ~.s '8 .,., .s .,., -"' "' ·1 Rubus discolor .. Up/ s· 8 . 2 Salix f:ac-s 9 .. 3 Phalaris arundinacea . Fae If 10 . 4 RanunqJ/us repens Fae If 11 5 12 6 . 13 7 14 . . Percent of dominant species that are OBL, FACW, and/cir FAC: 75 ls the hydrophytic vegetation criterion met? Yes ·Rationale: More than 50% species hydrophytic ' SOIL S.oil Type: Alderwood . Hydric Soils List: No Histic Epipedon? No Mottles? ·.No Gleyed? no Matrix. Color:· 2.5Y3!3 Motile Colors: -. Depth: Other hydric soil indicators: No . Is the hydric soil criterion met?. No' Rationale: Chroma greater than 2 . ' HYDROLOGY. . Is the ground surface inundated? No Surface water depth: - Is the. soil saturated? No Depth to frre.standing water in probe hole: Not in upper 18" Other field evidence bydrol.ogy: · No Is the wetland hydrol.ogy criterion met? No Rationale: . No water /eve I in upper 18" . . .. . WETLAND DETERMINATION Are wetland criteria.met? No Rationale for wetland decision: Non hydric soil, n~ water level In upper 12" . Project Name: Ironwood AlderNW Field lnvestigator(s): G. Munger.· 518 North 59th Street Project No.: 40401 ·. Date: 3124/03 Seattle, Washington 98103 ... DATA FORM .. ROUTINE ONSITE'WETLAND DETERMINATION ' Describe General Site Property is forested on western portion, east Data Point No.: DP-2 Conditions: side 0 is nnsture and existim! house and barns. Site Disturbance? Old fill Location: Inside ANW-49 . VEGETATION . 0 . ! .. .§ I Dominant Plant Species 1il .a Dominant Plant Species · "' .a .::l .a ~ () .a " ]en "' ]en "' I Rubus discolor Up/ s 8 . 2 Salix Fae. s 9 3 Phalaris arundinacea · Fae. If 10 ·4 Raminculus repens Fae If II 5 12 6 13 7 14 · Percent of dominant species that are OBL, FACW, arid/or FAC: 75 ls the hydrophytic v.egetation crite.rion met? Yes .. Rationale: Grealer than 50% species hydrophjlic' . SOIL Soil Type: .Alderwood . Hydric Soils List: .No ' Histic Epipedon? No ·Mottles? yes Gleyed? No Matrix Color: 2.5Y3!2 .. · Mottle Colors: · Depth: 14" Other hydric soil indicators: .. No Is the hydric soil. criterion met? . Yes Rationale: Chroma 2 with mottles . . HYDROLOGY Is the ground surface inundated? No Surface water depth: - Is the soil saturated? No . Depth to free-standing water in probe hole: JO" Other field evidence hydrology: No . ' .. Is the wetl:md hydrology 'criterion met? Yes , Rationale: Water leve/'at IO" WETLAND DETERMINATION . Are wetland criteria met? Yes . . .Rationale for wetland dec;ision: . Positive .indicators for' each 'parameter •' .. . . Project Name: Ironwood AlderNW Field Investigator(s): G.Munger 518 North 59th Street Project No.: 40401 Date: · 3124/03 Seattle, Washington 98103 . DATA FORM· I ' ' ' ROUTINE ON-SITE WETLAND DETERMINATION Describe General Site . Property is forested on western portion, east Data Point-No.·: DP-3 Conditions: ',. side is. nasture and existinf! house and barns,, ,, Site Disturbance? Old fill, pasture Location: Outside ANW 51 . VEGETATION c5 ... Dominant Plant ~pecies 1ii El I Dominant Plant Species ~2 I u, .s u .s ]~ ·<J'.l ]~ en I Pasture gr:asses H 8 2 Phalaris arundinai:ea Fae. H: 9 ' 3 Ranuncu/us repens Fae H 10 4 Alnusrubra · Fae .T 11 5 12 '6 13 7 '• 14 ' Percent of dominant species that arc' OBL, FACW, and/or FAC 100 ' " · Is the hydr~phyt,ic vegetation criterion met? yes Rationale: More than 50% species hydrophytic ' . SOIL Soil Type: Alderwood · ,Hymie Soils List: : No I Histic Epipedon? No Mottles? yes Gleyed? no Matrix Color: 2.5Y3/3 Mottle Colors: -'Depth· 12" . . Other h)'.dlic soil indicators:_ No Is the hydlic soil criterion met?_ No Rationale: . Chroma greater than 2 . HYDROLOGY Is the ground surface inundated? No Surfacewater deptli: - Is the soil saturated? No ' Depth to free-staitding water in probe hole: . 16" Other field evidence hydrology: .No . . . Is the wetland hydrology criterion met?. No Rationale: No water level in upper I 2" ' WETLAND DETERMINATION . Are wetland criteria met? No Rationale for wetland decision: Non hydric soil, no water level in upper 12" ' Project Name: Ironwood AlderNW. ' , Field Investigator(s): G. Munger. ' 518 North 59th Street Project No.: 40401 Date: 3/24/03 Seattle, Washington 98103 ' ' ' ' ' . DATA'FORM ROUTINE ONSITE WETLAND DETERMINATION Describe General Site Property is forested on· western portion, .east Data Point No.: DP-4 ,, Conditions: side is nasture and exisfinf! house and barns. . Site Disturbance? Old fill? pasture ' Location: Outside ANW54 I .VEGETATION . S· -I 02 ·.~ Dominant Plant Species ti 2 Dominant Pl.ant Species . ti . :as :as fl ..s Cl) "' ..s Cl) . "' I Pasture grasses H 8 2 Phalaris arundinacea ... Fae H 9 3 Ranunculus repen.s : Fae ff 10. 4 Atnusrubra . . Fae T II . 5 12 . . 6 13 7 14 .. .Percent of dominant species that are OBL, FACW, and/or FAC: .JOO Is the hydrophytic vegetation-criteri~n met? Yes Rationale: More .than 50% species hydrophytic . SOIL • · Soil Type: Alderwood · Hydric Soils List: No Histic Epipedon? .No Mottles? Yes Gleyed? No Matrix Color: 2.5Y3!3 . · Mottle Colors: . Depth: 12" Other hydric soil indicators: No Is the hydric soil criterion met? No · Rationale: Chroma greater than 2 .. . . . HYDROLOGY. ,· ls the ground surface inundated? No . Surface water depth: · -. ls the soil 'saturated? No . · Depth to free-standing water in probe hole: .. ]_6" Other field evidence hydrology: No ls the wetland hydrology criterion met? No Rationale: No water/eve/ in upper 12" WETLAND DETERMINATION Are wetland criteria met? 12 Rationale for wetland decision: Non hydric soil, no water level in upper 12" Project Name: . Ironwood AlderNW ' Field lnvestigator(s): G.Munger 518 North 59th Street Project No.: ' 40401 Date: ·3124/03 Seattle, Washington 98103 • DATAFORM ' ROUTINE ON-SITE WETLAN.D DETERMINATION ' . Describe General Site Property is forested on western portion, east Data Point No.:. DP-5. Conditions: ' 'side is nnsture and existinf! house and barns. ,, Site Disturbance?· Old ft II, pasture· . ' Location: Outside ANW 43 '. VEGETATION ' ... · . I . .,. -~ i·11 .s . ,, ~- Dominant Plant Species . "' z · Dominant Plant Species ., O• .fl ! :a .s ~-:a 00' '. ..s ..s 00 I;/) . I Closely cropped grasses 8 2 'R(!nunculus repe'ns :-' Fae H 9 3 ' ' 10 . ' ' 4 . 11 - 5 12 6 13 . .7 14 . ' Percent of dominant species that are OBL, FACW,and/or FAC:' '' ls the hydrophytic vegetation criterion met? Rationale: . . ,· .· SOIL " . ' ' Soil Type: Alderwood Hydric Soils List: · No Histic Epipedon? No Mottles? No Gleyed? no Matrix Color: · 2.5Y3/3 Mottle Colors: -Depth: 12:· - Other hydric soil indicators: No . . . · , Rationale: · Is the hydric soil criterion met? 'No -Chroma greater than 2 . Soil come.acted, fZ.OVl!IIJ!. '. ' HYDROLOGY ' ' Is the ground surface inundated? No . Surface ~r depth: - Is the soil saturated? · · No· ' · Depth to free-standing water in probe hole: Not in upper 14" · . Other field evidence hydrology: ·No . . Is the wetland hydrology criterion met? No Rationale: No water in upper 12" · .. ' '. ' ' WETLAND DETERMINATION · ' Are wetland criteria met? · 'No· . ' Non hydric soil no water level in upper 12" Rationale for wetland d\:Cision: ' ' Ironwood ' ' AlderNW Project Nanie: Field Investigator(s): G. Munger, 518 North 59th Street Project No.: 40401 . Date:, 3/24/03 Seattle, Washington _98103 ,, . • ' . ' .. ··-----....,..-,---------,-------------------~-;.;....--...,..---·' ' Describe General· Site Conditions: . : ·DATA FORM ROUTINE ONSITE WETLAND DETERMINATION . Property is forested on western portion; east .. side is nnsture and exisfin£ house and barns. Data Point No.: DP-6 · Site Disturbance? 0/dfill pasture Location: Outside ANW-40. VEGETATION . Dominant Plant Speci~ .§ El I ' "' .S:l ,g .,,, c:: <Zl "' ...... Dominant Plant Species ; I Closely cropped grasses 8 2 Ranunc1,,1/us repens Fae H 9 3 Alnusrubra Fae· '·1'· IO 4 ' 11 5 ., 12 6 13 ' 7 14 ,, Percent. of dominant species that are OBL, FACW, and/or FAC: -'-10_0_',-----'--------' ___ _ ,Is the hydrophytic vi:geiation criterion met? Yes , "Rational~:.. · More than 50% species hydrophytic SOIL ' •, ,' , Soil Type:. _A~l_a_erw_o_od-'--'----'-----------Hydric Soils List: _.M_o_-'--'------,--' -'---·- Histic _Epipedon? .,,M:.:o=--·------'-------, . Mottles? _s:...t,:.se·g:...ht'-----'-Gleyed? ·_M_o_~- Matrix Color: · _2_._5Y_3_12 ___ -,---'----Mottle Colors: Depth: Other hydric soil indicators: ,,.M'-o'----'------'---,----·_,· -'-----'---'-'---,----'----- Is the hydric. soil criterion met? _Y:.:e:.:s____ Rationale: Chroma less than 3 with mottles Soils grave/I)!. old fill · · HYDROLOGY· Is the ground surface inundated?· _M_o_· __ Surface water <!epth: ----~--'------~--- Is the soil saturated? ...:.· M:.:o=----'---'-----'-' -'------'----· __ ·...:.· --"'--'---'-' -·--'---'---' ,Not in upper .16". · Depth to. free-standing water in probe hole: Other field evidence hydrology: _· M:...o:...· --.----'-·. -'-,-~--------------'----'-- Is the wetland hydrology criterion met? No, Rationale: . No water level in upper 12" ,, WETLAND DETERMINATION Are wetland criteria met? No ----Rationale for wetland decision: No water level in upper 12" -'--~...:.:...,-'--'----,'-'---'--------'---,--"'------'----'- · Project Name: ...:.L:.:ro:.:nw:.::..:0..:.0:...d __ _,_ __ _,_-'--------' Field Investigator(s): _G.c..._. Mi_un_,ge.:e.:..'"----------- . Project No.: · .. 40401 Date: 3124/03 -~----- AlderNW 51~ North 59th Street. Seattle, Washington 98103 DATA FORM .. ' ROUTIN~ ON-SITE·WETLAND DETERMINATION . . .. . Describe General Site , . Property is forested on western portion, east Data Point No.: . ·DP-7. Conditions: side is nasture and existin<> house and /)ams. · Site Disturbance? Pasture, old grading? Location: Outside ANW35 .. . . " • VEGETATION I .. i'2 . " .... I . ~2 I Dominant Plant Species :a·-9 Dominant Plant Sp~ies :a $3 Cl CZ, "' .s CZ, CFJ' .- 1 Rubus· discolor Up/ ·s " 8 ,, . 2 Oemleria cerasiformis .. -s 9 . . 3 flex ' .. -s 10 4 Polystichum munilum _ · Up/ If II ' . .. ., 5 . . 12 ,6 13 . 7 . 14 . ' Percent of dominant species'tliat are OBL, FACW,-and/or FAC: 0 . Is the hydrophytic vegetation criterion met? · No Rationale: Less than-50%,species hydrophytic '· .. " " . ,, SOIL_ ., . Soil Type:· Alderwood . Hydric Soils List'· No Histic Epipedo~? No Mottles? No Gleyed? no Matrix Color: JOYR4!3 Mottle Colors: -Depth:_ Other hydnc spil indicators: . · No · '. Is the hydri~· soil criterion met? No' ' Rationale: Chroma greater than 2 · . ' HYDROLOGY . ' Is the ground surfuce inundated? No Surface water depth: " . ' Is the soil saturated? Yes . . Depth to free-standing water in probe hole: 3". · Other field evidence hydrology: No ' ' Is the wetland hydrology criterion met? · ,Yes. Rationale: Water level in upper 12". ' ' . ' . . ' ' WETLAND DETERMINATION . • '· Are wetland criteria met? --No " .. Rationale fur wetland decision: . Non hydric soil; non hydrophytic plants -.. . · Project Name: Ironwood· .. AlderNW Field Investigator(s): G.Munger. 518 North 59th Street Project No.: 40401 Date: 3/24/03 Seattl~, Washington 98103 . .. . . DATAFORM · ROUTINE ONSITE WEThAND DETERMINATION .. . Describe General Site Property. · is forested on western portion, east Data Point No.: DP-8 . Conditions: side is nnsture and existinl! house and barns. Site Disturbance? Horse grazing ' . Location: Inside ANW35 . . VEGETATION • . ' . ' ' .. . . -OB 0 ·~ •. I Dominant Plant Species 1il,3 Dominant Plant Species 1u _g .s i ,g .s . 1l <Zl 1l <Zl -Cl) ·-Cl) I Rubus discolor Up/ s 8 , 2 Ranuni:ulus .repens Fae . fl .9 , ,· .3 ctosety cropped grasses .. 10 4 , ' .II , . ·' . 5 •. 12 . ., . 6 13 . .. 7 .14 . . ., Percent of dominant species that are OBL, FACW, and/or FAC: 50%? Is the hydrophytic vegetation criterion met? Yes Rationale: More than 50% species hydrophytic , . . . .. . SOIL .. Soil Type: Alderwood , . Hydric Soils List: No I Histic Epipedon? No . Mottles? ··No·· Gleyed? No Matrix Color: . JYR4/J · · Mottle Colors: Depth: 12" -. Other hydric soil indicators:, No. , Is the hydric soil criterion met? Yes:. Rationale: Chroma 1 . . . • . • HYDROLOGY Is the ground· ~rface inundated? No .. 'Su~ water depth: -. Is the soil saturated? . Yes • Depth to free-standing water in probe hole: }" . · Other field evidence hydrology: · No .. •' .. . . Is .tl)e, wetland hydrology criterion met?.· Yes Rationale: . Water level in upper 12" . . WETLAND DETERMINATiON . · Are wetland criteria met? · Yes Rationale for wetland decision: · Positive indicators for each parameter . Ironwood . . AlderNW Project Name: . 518 North 59th Street ' Field Investigator(s): a:·Munger . '· Project No.: 40401 Date: 3124/03 Seattle, Washington 98103 . ' . . '. DATA FORM . ROUTINE ON-SITE WETLAND DETERMINATION Describe General Site . Property _isJorestec(on western portion,, east Data Point No.: · DP-9 .Conditions: side is·nnsture and eristin!! house and barns. Site Disturbance? . Pasture, old fill? ,· Location: Outside· ANW-28 . . VEGETATION . "' Dominant Piant Species ~.e i .s .e i Dominant Plant Species ' "' '6 $3 ~ '6 $3 ~ . .s <Zl ' ' .El <Zl "-' "-' I Ranuncu/Us repens Fae· H 8 '. ' .2 Closely cropped grasses 9 3 .. IO 4 11 5 . ' 12 ' 6 ' 13 ' 7 14 Percent of dominant species that' are OBL, F ACW, and/or FAC: 50% Is the hydrophytic vegetation· criterion"~et?-Yes? · Rationale: '' ' ' " . ' '' SOIL ' ,. Soil Type: Alderwood Hy_dric Soils List: No · Histic Epipedon? No . , Mottles? -No. Gleyed? no Matrix Color: 2.5Y4/3 . ' Mottle Colors: Depth: .,,}2" . - Other hydric soil indicators: . · No ., ' . Is the hydric soil criterion met? 'No Rationale: Chroma greater than 2 ' ' ' ' . HYDROLOGY " ' · Is the ground surface inundated? · No ·· Surface ~ter depth: ' - Is the soil saturated?. ·No ' . Depth to free-standing water in probe hole: Not in upper 14" '. · Other field evidence hydrology: ·No " ,• . ' ' ' ' ' Is the wetland hydrology criterion met? · No Rationale: · No water in upper 12" ' ' ,, ,, " WETLAND DETE_RMINATION · ,· Are'wetland criteria met? No Rationale for wetland decision: · Non hydric soil; no water in upper 12" . . ,. ' ' ' ' Project Name: Ironwood '' 'AlderNW Field Investigator(s): G.Munger ' 518 North 59th Street Project No.: 40401 Date: 3/24/03 · . Seattle, Washington 981_ 03 ' I Describe General Site Conditions: '. DATA FORM ROUTINE ONSITE WETLAND DETERMINATION Property is forested on western portion, east · side is nasture and existimz house and barns. · Data Point No.: DP-JO' Site Disturbance? · Pasture old fill? , Location: Inside ANW-29 . VEGETATION ' 0 'iii a ' :a~ -..!:I "' . Dominant P,lant Species "' ! . -~a Dominant Plant SJJecies ·o :a~ .s ..!:I~ "' . I · Closely cropped grasses H '8 2 Juncus effusus' Fae -H 9 3 Ranuriculus re/Jens Fae Ji 10 1 Rubus discolor ' . Up/ s i'l . 5 12 6 . 13 7. " 14 Percent of dominant species that are OBL, FACW, and/or FAc:· ls the:hydrophytic vegetation criterion met? . Yes -. . Rationale: _; More than ,50% species hydrophytic · . ,· SOIL Soil Type:. _A_l_d_erw_o_od ______ ~-"-·c.c· ____ Hydric Soils List: Histic _Epipedon? ,,,M:...oc,· -----'--·. ·-...,..'---~ Mottles? _Ye_s ___ ~ Matrix Color: 2.5Y3!2 · Mottle Colors: · · ----'----'---- No Gleyed? Depth: No 12" ! .s "' . ' . Other hydric soil indjcators: .,.M~--o....,,. ___ ··-'---------,----,----'-' -----'-.;_--,-- ls the hydric soil criterion met? .-~Y._e_s_·---=-• Rationale:. Chroma 2 with motiles. · · HYDROLOGY Is the ground surface inundated? _·_M_o_· ____ _ . Is the soil saturated? No ----'-----------,------'----~---.;_----,_-_~ Surface water depth: _-------------- Depth to free-standing water in probe hole: 6" .· ·Other-field evidence hydrology: · No -------------.;_----'------------ .Is the wetland hydrology criterion met? Yes · Rationale: ; Water level in upper/ 2" WETLAND DETERMINATION · · · Are wetland criteria met?. _: Y._e_s __ _ Rationale fo~ ~eililnd decision: Positive indicators for each parameter . Project Name: · ·Ironwood --,--~.;_.;_---,---~~--- •,Field Investigator(s): _G ____ . Mi_un_,g,ce.;_r_· ___ .;_ __ ·..:.• ___ _ · Project.No.: _4_·04_·_01____ Date: 3/24/03 AlderNW · ,. 5 I 8 North 59th Street : Seattle, Washington 98103' .. ' DATA FORM .. ROUTINE ON-SITE W-ETLAND DETERMINATION . . Describe General Site . Property is forested on western porhon, east Data Point No.: Df-11' Conditions: · side is nnsture and eristinR house and barns.·: 'Site Disturbance? Not receni, forested,/ocation Location:· See site Map . ,. . . ,' ' VEGETATION . 0 !l -~ aa Dominant Plant Species · ~ ' Domina!)t Plant_Species ~ .;a··S· ~-'. :as .Sen ·en . en· .s I Rubus spectabilis ' ·,' Fae. s 8 .. 2 Alnusrubra Fae T 9 .· . ' 3 Athyrium filix-femina Fae H 10 4· To/meia menzies,ii . Fae H II· 5 '• 12 6 . 13 . 7. .. ~ 14 Percent of dominant species that are·OBL, FA{;\V, and/or FAC:, JOO Is the hydrophytic vegetation criterion inet? · · Yes · Rationale: More tha~ 50% species'hydrophytic· . ' . .. SOIL -Soil Type: Alderwood ',·, Hydric Soils List: No Histic Epipedon? 'No Mottles? No Gleyed? . no Matrix Color: 10YR4/3 ' Mottle Colors: -Depth: 12" . · Oilier hydric soil indicators: No· . Is the hydric soil criterion met? No Rationale: Chroma greater than 2 • . ,· HYDROLOGY '. Is the ground surface inundated? No' s~rface. water depth: . - . Is the soil saturated? No . Depth io free-standing water in probe hole: 15" · . · Other field evidence hydr~logy: No . '. Is the wetland hydrology criterion met? No Rationale: No water level in upper 12" . ' . ' . WETLAND DETERMINATION Are wetland criteria inet? ,No .Rationale for wetland decision: · Non hydric soil, no water in upper 12" ·· ,, ' ' ' . 'Project Nam~: · Ironwood· AlderNW . Field Investigator(s): G.Munger 518 North 59th Street Project No.: 40401 Date: 3124/03 Seattle, W ashingtori 98103 ,. " •. - ' ; en ' I ' ' . ' ... • ·• ' •' ., DAT,\FORM ROUTINE ONSITE WETLAND DETERMINATION Describe General Site · Property is forested on western portion, east Data Point No.: . DP-12 ·Conditions: . side is nasture and eristinl! house and barns:·, . Site Disturbance? Previously cleared now Himalayan blackberry · Location:' AtANW22B ' ' . . . , . . . . . .. ,• VEGETATION , ·o . -I ~2 t;; 2 . '· I Dominant Plant Species -~s . Dominant Plant' Species :as ] <Zl "' d<Zl "' . . ..... -I Athyrium filir-femina -Fae H 8 2 Tolmiea menziesii Fae H 9 _. 3 µuhus,discolor . ' Up/ s 10 . '4. Acer circinatum . Fae-.. · s 11 5 Oemleria cerClSiformis .Up/ s 12 .. 6 13 .. 7 . . ,, 14 Percent ofdominant species.that are OBL, FACW, and/or FAC: 80 ls the hydrophytic vegetation c_riterion met? · Yes. Rationale·: More than 50%species hydrophytie . . . ' . SOIL Soil Type: A/derwood . . .. Hydric Soils List:' .No Histic Epipedon? No Mottles? ·_No Gleyed? · No '. Matrix Color: JOYR4!2 Mottle Colors: .---Depth:· 12"' · Other hydric soi_! indicators: No ' •' Is the hydric soil criterion met? No ' · Rationale: Chroma 2 without mottles . . . HYDROLOGY I~ 'the ground surface inundated? .· Surface water depth: No -.. . . . I~ the soil saturated? · . 'No ' ,., . . . -Depth to free-standing water in probe hole: . . J4!'.· _ . ~er field evidence hydrology: No ' .. Is the wetland hydrology criterion met? · No Rationale: . Water level below 12" ' . .. . WETLAND DETERMINATION .. Are wetlan_d criteria met? No ' Rationale for wetland decision: Non hydrie soil,: ;.ater level below 12" . " ,. .. .. _ Jrorrii,ood · .. Project Name: · · AlderNW. Field Investigator(s): · G.Munger ' . 518 North 59th Street . . . . ,Seattle, Washington 98103 Project No.: ·_40401 -Date: 3/2,1/03. . ·- . .. . , , . ·, DATAFORM · ROUTINE ON-SITE WETLAND DETERMINATION Describe General Site Conditions:· · Site Disturbance? . ' .. Property· is forested or w,estem portion, east Data Point No.: · DP-13 . side is nnsture' and existinv' house and barns. Location: AtANW19B. ... .. . VEGETATION . s Dominant Plant Species .. !J ~,g I J)ominant Plant Species .s~ "' I . (!rticCI dioica Fae+ H 8 . 2 Tolnleia· 11lenziesii , ' Fae .H 9 3 Rllnuflculus repens Fae .!{ IO 4 'Oemleria cerasiformis Up/ s 11 5 Rubus discolor . Up/ s 12 6 13 7 14 Percent of dominant species that are OBL, FACW, .and/or FAC: 60% . , ls the hydrophytic vegetation criterion met? Yes Rationale: More than 50% species hydrophylic 'SOIL . Soil Type: _._A_ld_erw~o_o_d_· ----~---~---Hydric Soils List: _N_o ____ ~----- ' : Histic Epipedon? _N_o-'-:----'----'----,---~-Mottles? _M_o_·_. -~-Gleyed? · _n_o __ _ Matrix Color: 10YR4/2 · · . · Mottle Colors: _-------'----Depth: _1_2_" __ Other hydric soil indicators:·_ ::.N.:.o_·_· -----~-----·-' ____ ··--~-~---------· Is th~ hydric s9il criterion ~et? _N:..:.o'--. ----Rationale_: Chroma 2 withoutmottles · .· HYDROLOGY .· Is the ground surfuce inundated? No ----Surfuce water depth: , ' Is the soil saturated? No ,-----"----,--,--.,,------,------'---'-------------- Depth to free-standing'water in probe hole: _14_'_' ----------·· ----------~~ Other fie.Id evidence hydrology: _M_o_:·----.,-----,------'-------------,---'-,---- Is the wetfand hydrology criterion met? . _M_o __ Rationale: No water level in upper 1 2" WETLAND DETERMI~ATION · Are wetland criteria met? No .. Rationale for wetland decisi-on_: __ M_o_n-hydric soil no water level in upper' 12" · Project Name: _:l:..:.ro:..:.nw_o_o_d __ ~--'--------- Field Inyestigator{s): _G_. Mi_un_,g'-"-'~-----~---'- . Project No.: 40401 Date:· _3:..:.12.:...4_10:..::3 ___ _ . · AlderNW 518 North 59th Street Seatt1e,:washlngton 98103 . I I I II I I I I I I I I I I I I I I l .~ CORE ~DESIGN Core Design, Inc. 14711 N.E. 29th Place Suife #ID 1 Bellevue, Wasfiington 98007 425.885.7877 Fax 425.885.1963 PRELIMINARY STORM DRAINAGE CALCULATIONS FOR WEDGEWOOD LANE (City of Renton) & IRONWOOD (King County) RENTON, WASHINGTON Prepared by: Stacia K. Schroeder, P.E. Date: March 2003 Core No.: 01045 & 03008 ra) [E ~ ~ ~ \\J IE ro1· lfll JUN 1 O 2003 !.1dJ l<.C. D.D.E.S. L03P0018 PLANNING , SURVEYIN MAIN FILE COPY I I I I I 1, ,f I I I I I I I I I I I WEDGEWOOD LANE & IRONWOOD TABLE OF CONTENTS 1. Project Overview 2. Off-Site Analysis 3. Flow Control and Water Quality Facility Analysis and Design I I I I I I I .1 I I I I I I I I I I I 1. PROJECT OVERVIEW: The Plat of Wedgewood Lane is located in the City of Renton on Hoquiam Avenue NE just south of SE 1161h Street (also known as NE lO'h Street). See the attached vicinity map. This project includes 2 parcels consisting of 1 single-family residence and miscellaneous outbuildings. The existing ground coverage varies from grasses and landscaping associated with the existing home to a Type ill Wetland and some trees covering the remainder of the site. The property borders the Plat of Ironwood to the east. The Plat of Ironwood is located in King County on !48'h Avenue SE approximately 300' south of SE 1161h Street. This project includes I parcel consisting of I single-family residence. A Type II Wetland runs through the center of the property and a Type ill Wetland cuts into the northwestern comer. The existing ground cover is mostly tall grasses. The Plat of Wedgewood Lane will maintain the existing residence and add 16 new single-family residences along with approximately 900LF of roadway and necessary sanitary sewer, water, and storm drain utilities. The main road through this parcel will connect at the property's eastern boundary with the Ironwood parcel described before. An additional 16 lots (32 total), along with approximately 500LF of additional roadway from the western half of the Ironwood subdivision will enter the storm drain system and be conveyed to a wat_er quality detention facility located in the central portion of the Ironwood property. Both the City of Renton and King County require Level I Flow Control and Water Quality for the site. All drainage discharging from the pond will be discharged via flow spreader to the Type II Wetland on the Ironwood property. The eastern half of the Ironwood property will demolish the existing residence and create 25 new single-family residences. The main road through the subdivision will match the road proposed by the East Renton Preliminary Plat to the south. Approximately 700LF of roadway will be created as well as frontage improvements along 148 1h Avenue SE and all necessary sanitary sewer, water, and storm drain utilities. The sanitary sewer services for both Wedgewood Lane and Ironwood will be collected and channeled to a manhole located near the central storm drainage pond. From here the sanitary sewer main will run north via an easement, to a lift station located just south of 116 1 h Street. King County requires Level I Flow Control and Water Quality for the site. The water quality detention facility for this region is located in the northeast comer of the property. All drainage discharging from the pond will be discharged via flow spreader to the onsite Type II Wetland. A site plan showing the layout for both ·plats is attached. I I I I, I I I I I I I I I I I I 5 8 R E s~· FIGURE 1: VICINITY MAP DA TE MARCH 2003 DRAWN SKS APPROVED ETJ 4 9 N T 0 GREENWOOD CEME1£RY N 3 NE 4TH STREET MAPLEWOOD GOLF COURSE 15 :,c VICINITY MAP 1" = 3000'± cciE ~DESIGN 2 ~ BM PT. BM PT. 2103 1852 14 1471 I NE 29th Place Suite IO 1 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 PROJECT MANAGER ENGINEERING· PLANNING· SURVEYING 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 ,v .. I I I i ljJ I::? l; ii; ~ ' ~ ~ ~ i llj ~ i <:::i • Q ... .... .... .. z " l; ii; i:!: ~ I::? ~ c!; ' ~ ~ llj ~ i <:::i n'OOC 3 ,t£',90.0 N .. ~ i .. a ~i i-; lij Ii II, .. gJ{)88 ),',ff '3/MIT138 1,130'f'NVl'I l:JlrQl:jd !!i 001 31.fflS ''3'N 31 ~ HJotl oar;, '3'd 'S3M)(' Jh'OG3 11.. ""' 1i! S3 V\IOH Cl l::I V Ai\ H.Ll::I ON 1--=,"·d~'SJNOl'=~,,..,=w.=~ -=a"'=o=.~ •• =1, 0 i ~ 3N"v7 C100.1\1'13~C13.l\l'I ,·d 'S.,,":; 0 ,:,:~~ ~.., ~~ Nt/7d A.l./7/.J./1 lfl /:JN/OtfU/:J A.t/"tf/W/7:/Ud = 1o 71/JdY '"a il f I I I I I \ I ' I I ' \ '~ t'!\,, I ~ C,• ($,,",::)i, N 'I;><'. .... •:<Jt,q,;.. .... 0 ('i~ 0 ~ ~ I \ I ! \ \ \ ~ ' i I 11 I ~ I I I .. z 0 111 l! 01"-St ----~ I 11 l 1 I I ------------------- 111 I I I l l ' I I ! 1 I I ONIJ.ilJ\Mns • !JN/NNVld • !JN/M33Nl!JNi ] 001 31.tnS '"311 jl\ ~ WO#'J OWi S.3/AIOH 0~'1'.111'\H.L~ON CIOO/V\NO~ I Nlf7d fJN/Ot>'Uf) ON'v' ,U/7/lfl AU'v'NIW/7:/Ud ' -L.. ~'- ' I' .:10 & E3HS 33S 3NflH:J11t'W I ' -1,01--.~ J -I ' ........ , ,_ ._ I •,) L\ /1 ~~ -, '-- ----"-·, '· ) /iif // I // / / , / l:il~VNVW .l.:lJrOl:id P., '3'd 'sJNOI' IMJ03 ~ '> • '3'd 'S3NOI' ~txD 031\0Wdc:l't' ~ ~ Baff """"a ~ I; "> "3'd '"$')I'S 03~1S30 L,J "'i ~ 'i;:) t'()OZ H::WJ'W 31VO ~ f ------------------- :ii ii:: '<I II) le :a,; ~ ~ '1 ~ I I I I I I ij il!1 II I ! 1111 ! . ! l ·~ ~,,8 I I §~ z --- J i~ \ ' 111 I ~ !i& Ii 'I I 1~ J • 1111 i ', \ \ ON/AiAltns . !ININN'f'ld . !INlltiiNl!INi 001 3J.l/1S '"3"N 31 r I/IO#'I O!J91 531.NOH Cll::lb"AIIH.Ll::ION CIOO/VINO~/ Ntt7d !JN/0'180 ONtt ,U/7/.lfl AllttNIW/1:llld ,i' '.3 • ii ~1 I ~I! ~ i ~ ~"s ,~ s ~ ~ Iii ti ij H~ ~ ~ a i :t II) I Ii ~i 11~ a i i ,~ 6i ;f I 1~ I i i~ ,; Iii I I! I ~ \, 11 i I! . itj 'l~i Ii U!td r id ~, .Jl;/Jl!L ) ·--./ t, .iO 'f 1HS 33S 3N/1HJJ.ttW ------------------ I 1: I' I I I I I 'I I I I I I I I I I I 2. OFFSITE ANALYSIS: This offsite analysis was performed on March 25, 2003. Upstream Tributary Area • Approximately 0.3acres of tall grass is tributary to the Plat of Wedgewood Lane and the western half of the Ironwood plat. The eastern half of the Ironwood plat has no upstream area due to the development of the East Renton Plat to the south. Downstream Analysis Drainage from the Wedgewood Lane property and the Ironwood property flow to onsite Type III and Type II wetlands, respectively. The wetlands merge along the north central portion of the Ironwood plat to form Honey Dew Creek and drainage continues offsite through a 24" CMP. From here the drainage continues north in a well defined channel for more than Y. mile. For a complete downstream analysis, please see the attached pages of the East Renton Plat storm drainage report from Triad Associates dated September 19, 2003. I I I I I I I I I I I I I I I I Camwest -E. Renton King County, Washington Level I Drainage Analysis Prepared by: GeoffE. Tamble, P.E. Rebecca Cushman, P.E. Reviewed by: Todd A. Oberg, P.E. I TRIAD ASSOCIATES I I September 19, 2002 Triad Job No. 01-047 ~------------------------------------------- I I ' ' I ' ' ' ' -J ' - ' I -I I I OFF-SITE ANALYSIS This section outlines the drainage basin, which this project is located, highlighting the downstream conditions one mile from the project site. STUDY AREA TASK 1, STUDY AREA DEFINITION AND MAPS This site is located within the May Creek Sub-Basin of the Cedar River Basin. Onsite Basin The site contains an existing house, a shop, a small covered storage building, and a gravel driveway. The remainder of the site is covered with a mixture of pasture, blackberries, and trees. Most of the trees are located in the western half of the site with the pasture area occupying the eastern portion. The blackberries are located throughout the property. According to the King County Soil Survey, the site is underlain with Alderwood soils belonging to the S.C.S. type 'C' hydrologic group or 'Till Soils'. Onsite_ topography is mild to moderate, sloping to the west at approximately 5% to 15%. Please refer to the Soils Map in the Appendix of Section I, as well as the Existing Conditions Map located in the Appendix of this section. Upstream Basin Approximately half of 148 1h Ave SE along the entire site frontage currently sheet flows into the site. Flows from the frontage improvements will be collected and conveyed to , the proposed detention/water quality facility. The area where flows enter the site from the south and west adjacent to the wetland will remain undeveloped. ------TRIAD ASSOCIATES-LEVEL I REPORT FOR CAMWEST, EAST RENTON PAGE6 I I I I I I I I I I I I I I I I I I I TASK 2, RESOURCE REVIEW "1998 King County Surface Water Design Manual" "1990 King County Sensitive Areas Map Folio" "1973 King County Soil Survey" "King County Water and Land Resources (WLR) Division Drainage Complaints" According to the King County Drainage Complaint List, only three complaints have been documented near the property and the downstream drainage course. The complaints are over I 2 years old and any documented follow up to each complaint has been archived. King County suggests not following up on any complaints before I 990 due to their age, development that has occurred, etc. Additionally, no complaints have been documented at those addresses for 12 years, so the problem most likely has been corrected. The complaints are linked to a private home drainage system and a private road washout due to no drainage system rather than flooding, or erosion of the large drainage course that our site will discharge to. TRIAD ASSOCIATES-LEVEL I REPORT FOR CAMWEST, EAST RENTON PAGE7 I ii I I I I I I I I I I I I I I I I I TASK 3, FIELD INSPECTION "Triad Associates" did a field visit on 4/03/01 to locate any potential problems upstream or downstream of the proposed development. The weather was overcast and approximately 55 degrees with small amounts of runoff in the drainage systems from the previous day's rainfall. Drainage leaving this property is collected in an existing wetland (A) and conveyed offsite to the north through two 12" CMP culverts (BI & B2). The onsite wetland has a slight ridge separating the wetland on the north property line of the site. The runoff that leaves the through the_two 12" CMP culverts combines in a drainage ditch adjacent to the north property line (C). Drainage also leaves the site on the north east side (C2) then drains west and intersects with the drainage from Cl. From here the runoff flows to the north through a natural drainage course called Honey Dew (Honey) Creek (D) for about 500' before entering a 24" CMP private driveway culvert (E). The property owner adjacent to the culvert stated that it has only flooded once, around 15-years ago, when a neighbor downstream of their property dammed up the creek to make a waterfall. The waterfall has been removed and the culvert has not flooded since that time. From this culvert, the natural drainage course continues to the north in a well-defined channel with heavy ground cover (F). The final observation of the downstream investigation was approximately 2000' downstream of the site (G). No evidence of flooding or major erosion was observed along the downstream drainage course during the site visit. From the last observed point in Honey Dew (Honey) Creek (G), runoff continues north then west before combining with May Creek and eventually reaching Lake Washington about 6 miles to the West. See the "Downstream Drainage Exhibit" at the end of this section for a complete definition of the Study Area. TASK 4, DRAINAGE SYSTEM AND PROBLEM DESCRIPTION There were no apparent problems downstream of this project. ·---------·---·------TRIAD ASSOCIATES -LEVEL I REPORT FOR CAM WEST, EAST REN.TON PAGES I I I I I I I I I I I I I I I I I I I _J ••. i RENTON Ei 10-23-1 • 1~ "!: 11@1 John Hensen I 2 66 Ac. .. , "'~ .. J. Ge.orqc: C Davis ~1-2 IP.AC . ·--------·------·--~I ,, , 1 .. lft~e Hayer ;:"_'.,~ Ac. I . ' - ~I ,,,-,~.--·-~-----·--®~1·----.\oo --·-\--1""£"""".c!J~!.c~\f;b'i"'-1...:!1""'"""1_ ___ _:.rur====~-~ ~ ;\_JI "' _·1; ~Floyd w. Shaff. e1 ux 4.14 Ac UJ.. ::I 0.lL Ac .9. O;:~ ·,: • @ 111EJ (if ® :.1 [ Fr,Jncis P. Scown 417 Ac Er----·-.---F ---~'~"~'~"~,,~ .. ~'"' _________ '_'"-'---~·~»~·--··-~ 0 .. ·::j ,.,@ I' Stanlej J Petecsen 4 ,s Ac. 0 f <i!_'i ~!----------------®-~-L .. __________ 1-~ 13,J e w (/II · ((\.L, S.~UZ009R.,, IC .!I ,Cui @i_••J 1 '-~~ '@,Jc ; '@,, .. , '(§ \1 ::· ~ Henry \Jro 4.77 Ac. I Lionel Lesh ('ILi,. •' r<--~"~·,,-®~'-'--,-..-e'&,,-C'-j "' WI" ~I:; ->' ~i ·uo l~Q \ ,. > t (1),' 0 SO Ac ' @} <i:\ ,111ID !! EJi, ~ -~'(!} ~ -,. ttlt==~;;,n:~·~·"' _________ '!)_ --,J,,---"'-~--=-=;;.,;:..;,c:_;;;:_ __ -=.J, \1 ;tj~~ ~I ,rn -~:.-.;-----r-~ ,,.EJ . ----'"" -'ii ~ ~J "'Robert \Stdrzman ~~ John M.Pollock [3i f:\ ' .. :~ 7:; -c~c ® I ,,iuie. • l\ecksho,n s Ac. • E Fiest Sav~~o'~~n Assn. 0: ~ \ Theodore L Binder ,C.::::-::=.:..-::.::::.::.::.:::..: . .:=:::'..~::.::=:.:: ___ , _____ i ~------· ·----··,. ·1 I~--"=-134 <c. 1. 24" CMP CULVERT .• t: I' ,,r;;, '" CJ : , D i qf : i: Si'! 778111 I 121 ® [i----~'~00~'~'--~.!..~---''~"u'~' ----1 01.,a I I I I 1a I I I I " 110'4 ~ C{j4 Ac ~ § t N 1 1"=200' (has. H. Moore 3.BS Ac. @ 6lZ.Ol (J . ii ,,, .>.' "'. C2 C1 lf.,,__ 12" CMP CULVERT __, ... _ l 12" CMP ~~L~ ... --...._ • ~ ! >/J'.· : ' s .. ? : ',,. ,'t/lf/cl/!r-.,...'l{,;-1'li~~;----~~ i ·:IL ' • ,1 ,I !1 ',f,/./1 ??/•,-=--,;,------' . 'I' 81 I I l'§j• ol! 82''1 /C' , ( .if!•>l;;r--·", .. -.. ·--·' • I " ; . ,..,, /F/t 1;'1''!/i',,1>//1 /~, ---~---..:_,... ~'i' 2 'f:! ,1 .:tf:.J,11/+11,1,,.,, 1/1 :,"-,,///-__ :---~-:--/•~ I 'I/ { <"'I< •i/! 0 ''/ ,/, 1 • -• --~' I• ,• ,'i'J-1:t,'!1: •/1 ,// 1,,' ;I/ _-_::_:_.-....__ ,'; 1 / I Jf I/ , I,' I, I/ 11 , • /, J _.,----· • ,,, • f \< WETLANDAREA ,,f1·iJ;·~]l1"lt1 11 1''1"f 11t .------I' , ! I 1 /1/1 / / I • / l /'}JfJ'i,,;/J 1 \l:!f 111i~~f:;;/{()\ ( \\/\ ,,,:·:~~-~~ F }! r,\\ ,11~11H\!t1111: \: \ \ r 1///--- . ( I,\ \~;\'j\' il•,1,I, [ , . ID .... -' Don~dd R. Lar5en Henry W. Owens 4.<,0 Ac ;, 9'.I Ar, Er·· i @ DOWNSTREAM DRAINAGE EXHIBIT I I I I I I I I I I I I I I I I I I I 3. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN: A. Hydraulic Analysis The drainage analysis for each pond was modeled using the King County Runoff Time Series software. The site's soils are Alderwood (AgC & AgD), KCRTS group Till. See attached soils map. The sites are located in the Landsburg rainfall region with a location scale factor of0.8. EXISTING CONDITIONS-CENTRAL POND The Plat of Wedgewood Lane and the western half of the Ironwood site contribute flows to both the Type II and Type III wetlands located just to the north and the west. The area to be improved is 6. 779 acres. The existing ground cover is a combination of impervious surfaces and till-pasture. The zoning for the site is R-8. Per Table 3.2.2.E in the 1998 KCSWDM, the effective impervious fraction for >4 DU/AC is 0.80. The impervious area for the existing site is 0.005 acre. The effective impervious area is 0.80*0.005 acre= 0.004 acre. The following information was used for generating time series and flow frequencies. EXISTING CONDITIONS Total Area= 6. 779 acres GROUND COVER AREA(acre) Till-Pasture 6.775 Impervious 0.004 DEVELOPED CONDITIONS-CENTRAL POND The developed site will consist of 32 single-family residences with associated roadway and utilities. The impervious area was calculated using the criteria in the 1998 King County Surface Water Design Manual page 3-27 and K.C.C.21A.12.030. The proposed development is urban residential. The site is R-8 zoning. The maximum impervious surface per lot is 75%. The input used for the KCRTS analysis is summarized in the table below: DEVELOPED CONDITIONS Total Area= 6. 779 acre GROUND COVER AREA(acre) Till-Grass (Landscaping) 1.957 Impervious 4.822 I I I I I I I I I I I I I I I I I I I FIGURE DATE MARCH DRAWN SKS APPROVED .. ' .. I /, Ag'/ I i SOILS MAP NO 5CALE 2003 ETJ cORE ~DESIGN PROJECT MANAGER ENGINEERING · 14711 NE 29th Place Suite 101 Bellevue, Washington 98007 425,885.7877 Fax 425,885.7963 PLANNING· SURVEYING '--------------------''--------------------------------' I I I I I I I I I I I I I I I I I I I >>> 3.2.2 KCRTS/RUNOFF FILES METHOD-GENERATING TIME SERIES 1 _/· TAlll'..E iu.~_Jouiv_A~ENc_~: BE'.fWEEN·~cs sorL TYPES AND_~CRTs so1L TYPES ,,,_ . SCS Soil Type SCS KCRTS Soil Notes Hydro log le Group Soll Group :~Alderwood (AgB, AgC, AgD) C Till ~< ~,c Arents, Alderwood Material (AmB, AmC) C Till Arents, Everett Material (An\ B Outwash 1 Beausite (BeC, BeD, BeF) C Till 2 Bellingham (Bh) D Till 3 Brisco! (Br) D Till 3 Buckley (Bu) D Till 4 Earlmont (Ea) D Till 3 Edgewick (Ed) C Till 3 Everett (EvB, EvC, EvD, EwC) A/B Outwash 1 Indianola (lnC, lnA, lnD) A Outwash 1 Kitsap (KpB, KpC, KpD\ C Till Klaus (KsC) C Outwash 1 Neilton (NeC) A Outwash 1 Newberg (Ng) B Till 3 Nooksack (Nk) C Till 3 Norma (No) D Till 3 Orcas (Or) D Wetland Oridia (Os) D Till 3 Ovall (OvC, OvD, OvF) C Till 2 Pilchuck (Pc) C Till 3 Puget (Pu) D Till 3 Puyallup (Py) B Till 3 Ragnar (RaC, RaD, Rae, RaE) B Outwash 1 Renton (Re) D Till 3 Sala! (Sa) C Till 3 Sammamish (Sh) D Till 3 Seattle (Sk) D Wetland Shalcar (Sm) D Till 3 Si (Sn) C Till 3 Snohomish (So, Sr) -D Till 3 Sultan (Su) C Till 3 Tukwila (Tu) D Till 3 Woodinville (Wo) D Till 3 Notes: 1. Where outwash soils are saturated or undertain at shallow depth (<5 feet) by glacial till, they should be treated as till soils. 2. These are bedrock soils, but calibration of HSPF by King County DNA shows bedrock soils to have similar hydrologic response to till soils. 3. These are alluvial soils, some of which are undertain by glacial till or have a seasonally high water table. In the absence of detailed study, these soils should be treated as till soils. 4. Buckley soils are formed on the tow-permeability Osceola mudflow. Hydrotogic response is assumed to be similar to that of till soils. · 1998 Surface Water Design Manual 9/1/98 3-25 ~--------------~----------------~-----1 SECTION 3.2 RUNOFF COMPUTATION AND ANALYSIS METiiODS I I I I I I I I I I FIGURE 3.2.2.A RAINFALL REGIONS AND REGIONAL SCALE FACTORS I I I I I I I I I ST 1.1 ST 1.1 ST 1.0 Rainfall Regions and Regional Scale Factors fc , -" lncorpomted Area --= River/Lake Major Road 9/1/98 ( ~ ' .. t? LA 1.0 1998 Surface Water Design Manual 3-22 I I I I I I I I I I I I I I I I I I I 21A.12.030 ZONING 21A 12.030 A Densities and dimensions -residential zones. RESIDENTIAL z RURAL URBAN URBAN 0 N R5-RESIDENTIAL E SERVE • i~-IV STANDARDS ...... 2.5 ....... ...... 10 ....... o UR R•1 R-4 R-6 .R-41 R·12 R·18 R-24 (17) B•eDenatty: 0.2 0.2 0.1 0.05 0.2 1 4 6 8 12 18 24 DweDlng du/ac du/ac du/ac du/ac du/ac dulac du/ac du/ac dulac · du/ac dulac dufac Unit/Acre (211 (61 '· (15) Mofmum Denstty: 0.4 0.4 6 9 12 18 27 36 0-Dlng UnlUAcre du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac (11 (20) (20) (22) Minimum Density: 85% 85% 85% 80% 75% 70% (21 (121 (12) (12) (18) (18) (18) (18) (18) (18) (23) Minimum Lot Aroa 1.875 3.75ac 7.5ac 15ac (13) ac Minimum Lot 135ft 135ft 135ft 135ft 35ft 35 ft 30 ft 30 ft 30 ft 30 ft 30ft 30ft Width (7) (7) (3) Minimum Street 30ft 30 ft 30ft 30 ft 30ft 20ft 10 ft 10 ft 10 ft 10 ft 10 ft 10ft Setback (91 (91 (91 (9) (7) (7) (8) (8) (8) (8) (Bl (B) (31 Minimum Interior • ft 10ft 10 ft 10ft • ft 5 ft 5 ft • ft 5 ft 5 ft 5 ft 5 ft Setback (91 (91 (9) (91 (71 (71 (10) (10) (10) (3)(16) BaaeHelght 48ft 48ft 48ft 40ft 35ft 35ft 35ft 35ft 35 ft 60ft 60ft 60ft (4) 45 ft 45ft 80 ft 60ft (1'4) (14) (14) (141 Maxlmwn \ 20% 20% 15% 12.5% 30% 30% 55% 70% d ..... 85% 85% Impervious /; 1-,11, (111 (111 (11) (111 (11) Surface: (191 . (19) (191 (19) Percertago (5) B. Development conditions. 1. This maximum density may be achieved only through the application of residential density incentives in accordance with K.C.C. chapter 21A.34 or transfers of density credits in accordance with K.C.C. chapter 21A36 or 21A55, or any combination of density incentive or density transfer. Maximum density may only be exceeded in accordance with K.C.C. 21A34.040F, 1.g, 2. Also see K.C.C. 21A. 12.060. 3. These standards may be modified under the provisions for zero-lot-line and townhouse developments. (King County 3-2001) 21A-105 R-48 .. du/ac 72 du/ac 85% (18) 30 ft 10 ft (Bl 5 ft (10) 60 ft 80 ft (1-4) ..... I 11 I I I I I I I I I I I I I I I I Retention/Detention Facility Type of Facility: Detention Pond Side Slope: 3.00 H:lV Pond Bottom Length: 120.79 ft Pond Bottom Width: 60.39 ft Pond Bottom Area: 7295. sq. ft Top Area at 1 ft. FB: 15114. sq. ft 0.347 acres Effective Storage Depth: 5.00 ft Stage O Elevation: 428.00 ft Storage Volume: 51565. cu. ft 1.184 ac-ft Riser Head: 5.00 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 2.03 0.250 2 3.60 2.41 0.187 6.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) o.oo 428.00 0. 0.000 0.000 0.00 0.02 428.02 146. 0.003 0.016 0.00 0. 04 428.04 293. 0.007 0.023 0.00 0.06 428.06 440. 0.010 0.028 0.00 0.08 428.08 587. 0. 013 0.033 0.00 0 .11 428 .11 809. 0.019 0.036 0.00 0.13 428 .13 958. 0. 022 0.040 0.00 0.15 428.15 1107. 0.025 0.043 0.00 0.17 428.17 1256. 0.029 0.046 o.oo 0.27 428.27 2010. 0.046 0.058 0.00 0.37 428.37 2774. 0.064 0.068 0.00 0.47 428.47 3550. 0.081 0.077 0.00 0.57 428.57 4337. 0.100 0.084 0.00 0.67 428.67 5135. 0.118 0.091 0.00 0.77 428.77 5945. 0 .136 0.098 0.00 0.87 428.87 6766. 0.155 0.104 0.00 0. 97 428.97 7599. 0.174 0 .110 0.00 1. 07 429.07 8443. 0.194 0 .116 0.00 1.17 429.17 9299. 0.213 0.121 0.00 1.27 429.27 10166. 0.233 0.126 0.00 1.37 429.37 11045. 0.254 0 .131 0.00 1. 47 429.47 11937. 0.274 0.136 0.00 1.57 429.57 12840. 0. 295 0.140 0.00 1.67 429.67 13755. 0.316 0.144 0.00 1. 77 429.77 14682. 0.337 0 .149 0.00 1.87 429.87 15621. 0.359 0.153 0.00 1. 97 429.97 16573. 0.380 0.157 0.00 2.07 430.07 17537. 0.403 0.161 0.00 2.17 430.17 18513. 0.425 0.165 0.00 2.27 430.27 19501. 0.448 0.168 0.00 2.37 430.37 20502. 0 .471 0.172 0.00 2.47 430.47. 21516. 0. 494 0.176 0.00 2.57 430.5'1 22542. 0.518 0.179 0.00 2.67 430.67 23581. 0.541 0.183 0.00 Surf Area (sq. ft) 7295. 7317. 7339. 7361. 7382. 7415. 7437. 7459. 7481. 7591. 7702. 7814. 7927. 8040. 8154. 8268. 8384. 8500. 8616. 8734. 8852. 8971. 9091. 9211. 9332. 9454. 9577. 9700. 9824. 9948. 10074. 10200. 10327. 10454. I I 2.77 430.77 24633. 0.566 0.186 o.oo 10583. 2.87 430.87 25698. 0.590 0.189 0.00 10712. 2.97 430.97 26776. 0.615 0.193 0.00 10841 . •• 3.07 431.07 27866. 0.640 0 .196 0.00 10972. 3.17 431.17 28970. 0.665 0.199 0.00 11103. 3.27 431.27 30087. 0. 691 0.202 0.00 11235. 3.37 431.37 3121 7. 0.717 0.205 0.00 11368. I 3.47 431.47 32361. 0.743 0.208 0.00 11501. 3.57 431. 57 33517. 0.769 0.211 0.00 11635. 3.60 431.60 33867. 0.777 0.212 o.oo 11675. 3.63 431. 63 34218. 0.786 0.214 0.00 11716. I 3.65 431.65 34452. 0.791 0.219 0.00 11743. 3.68 431. 68 34805. 0.799 0.228 0.00 11783. 3.70 431.70 35041. 0.804 0.239 o.oo 11810. I 3.73 431.73 35396. 0.813 0.252 0.00 11851. 3.75 431. 75 35633. 0.818 0.268 0.00 11878. 3.78 431. 78 35990. 0.826 0.284 0.00 11919. 3.80 431. 80 36229. 0. 832 0.289 0.00 11946. I 3.90 431.90 37431. 0.859 0.308 o.oo 12082. 4.00 432.00 38646. 0.887 0.324 0.00 12220. 4.10 432.10 39874. 0.915 0.338 o.oo 12358. 4.20 432.20 41117. 0.944 0.352 0.00 12496. I 4.30 432.30 42374. 0.973 0.364 0.00 12635. 4.40 432.40 43644. 1.002 0.376 0.00 12775. 4.50 432.50 44929. 1. 031 0.387 0.00 12916. 4.60 432.60 46228. 1. 061 0.398 0.00 13058. I 4.70 432.70 4 7540. 1.091 0.408 0.00 13200. 4.80 432.80 48868. 1.122 0.418 0.00 13343. 4.90 432.90 50209. 1.153 0.428 0.00 13486. 5.00 433.00 51565. 1.184 0.437 0.00 13631. I 5.10 433.10 52935. 1. 215 0.754 0.00 13 776. 5.20 433.20 54320. 1. 247 1. 330 0.00 13922. 5.30 433.30 55719. 1. 279 2.060 0.00 14068. 5.40 433.40 57134. 1.312 2.860 0.00 14215. I 5.50 433.50 58563. 1. 344 3.150 0.00 14363. 5.60 433.60 60006. 1. 378 3.420 0.00 14512. 5.70 433.70 61465. 1.411 3.660 0.00 14661. I 5.80 433.80 62939. 1. 445 3.890 0.00 14811. 5.90 433.90 64427. 1.479 4.100 0.00 14962. 6.00 434.00 65931. 1. 514 4.300 0.00 15114. 6.10 434.10 67450. 1. 548 4.490 0.00 15266. I 6.20 434.20 68984. 1. 584 4.680 0.00 15419. 6.30 434.30 70534. 1. 619 4.850 0.00 15573. 6.40 434.40 72099. 1.655 5.020 0.00 15727. 6.50 434.50 73679. 1. 691 5.190 0.00 15882. I 6.60 434.60 75275. 1. 728 5.350 0.00 16038. 6.70 434.70 76887. 1.765 5.500 0.00 16195. 6.80 434.80 78514. 1.802 5.650 0.00 16352. 6.90 434.90 80158. 1.840 5.790 0.00 16510. I 7.00 435.00 81817. 1. 878 5.940 0.00 16669. Hyd Inflow Outflow Peak Storage Target Cale Stage Elev (Cu-Ft) (Ac-Ft) I 1 2.69 ******* 1. 90 5.28 433.28 55412. 1.272 2 1. 34 ******* 0.85 5.12 433.12 53159. 1. 220 3 1. 36 0.44 0.44 5.00 433.00 51528. 1.183 4 1. 43 ******* 0.41 4.68 432.68 4 724 9. 1.085 I 5 1. 61 ******* 0.38 4.48 432.48 44653. 1.025 6 0.85 0.24 0.21 3.61 431.61 34016. 0.781 7 1.12 ******* 0.18 2.57 430.57 22563. 0.518 I 8 1. 24 ******* 0.16 2 .14 430.14 18195. 0. 418 I I I I I I I I I ,I I I I I I I I I EXISTING CONDITIONS-NORTHEAST POND The eastern half of the Ironwood site contributes flows to he Type II wetland located just in the central portion of the site. The area to be improved is 5.16acres. The existing ground cover is a combination of impervious surfaces, till-pasture and till-forest. The zoning for the site is R-8. Per Table 3.2.2.E in the 1998 KCSWDM, the effective impervious fraction for >4 DU/ AC is 0.80. The impervious area for the existing site is 0.207 acre. The effective impervious area is 0.80*0.207 acre= 0.166 acre. The following information was used for generating time series and flow frequencies. EXISTING CONDITIONS Total Area= 5.160 acres GROUND COVER AREA(acre) Till-Pasture 4.994 Impervious 0.166 DEVELOPED CONDITIONS-NORTHEAST POND The developed site will consist of25 single-family residences with associated roadway and utilities. Half-street improvements along the frontage on 1481h Avenue SE will also be constructed as part of the development. Improvements along Hoquiam Ave. NE will add additional impervious area above the existing condition, therefore; detention and water quality treatment will be provided for this area. The impervious area was calculated using the criteria in the 1998 King County Surface Water Design Manual page 3-27 and K.C.C.21A.12.030. The proposed development is urban residential. The site is R-8 zoning. The maximum impervious surface per lot is 75%. The input used for the KCRTS analysis is summarized in the table below: DEVELOPED CONDITIONS Total Area= 5.160 acre GROUND COVER AREA(acre) Till-Grass (Landscaping) 1.865 Impervious 3.295 B. Detention Routing Calculations The City of Renton and King County require that Level I Flow Control applies to the subject site. The live storage portion within a wetpond will be used for flow control. See attached KCRTS printouts for pond design. -I I I Retention/Detention Facility Type of Facility, Detention Pond Side Slope, 3.00 H,lV I Pond Bottom Length, 89.61 ft Pond Bottom Width, 44.81 ft Pond Bottom Area: 4015. sq. ft I Top Area at 1 ft. FB, 10150. sq. ft 0.233 acres Effective Storage Depth, 5.00 ft Stage 0 Elevation: 434.00 ft I Storage Volume: 31658. cu. ft 0. 727 ac-ft Riser Head: 5.00 ft Riser Diameter: 12.00 inches I Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) I 1 0.00 1.99 0.240 2 3.60 1. 96 0.123 4.0 Top Notch Weir, None Outflow Rating Curve: None I Stage Elevation Storage Discharge Percolation Surf Area (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) (sq. ft) 0.00 434.00 0. 0.000 0.000 0.00 4015. I 0.02 434.02 81. 0.002 0.015 0.00 4031. 0.04 434.04 161. 0.004 0.022 0.00 4048. 0.06 434.06 242. 0.006 0.027 0.00 4064. I 0.08 434.08 324. 0.007 0.031 0.00 4080. 0.10 434.10 406. 0.009 0.035 0.00 4096. 0.12 434.12 488. 0. 011 0.038 0.00 4113. 0.15 434.15 611. 0.014 0. 041 0.00 4137. I 0.17 434.17 694. 0.016 0.044 0.00 4153. 0.19 434.19 778. 0.018 0.046 0.00 4170. 0.29 434.29 1199. 0.028 0.057 0.00 4252. 0.39 434.39 1628. 0.037 0.067 0.00 4335. I 0. 49 434.49 2066. 0.047 0.075 0.00 4419. 0. 59 434.59 2512. 0.058 0.082 0.00 4504. 0.69 434.69 2967. 0.068 0.089 0.00 4589. 0.79 434.79 3430. 0.079 0.095 0.00 4675. I 0.89 434.89 3902. 0.090 0.101 0.00 4762. 0.99 434.99 4382. 0.101 0.107 0.00 4849. 1. 09 435.09 4871. 0 .112 0 .112 0.00 4937. 1.19 435.19 5369 .· 0.123 0 .117 0.00 5026. I 1.29 435. 29 5877. 0.135 0.122 0.00 5116. 1. 39 435.39 6393. 0.147 0 .126 0.00 5206. 1.49 435.49 6918. 0.159 0 .131 0.00 5297. 1. 59 435.59 7452. 0 .171 0 .135 0.00 5389. I 1. 69 435.69 7996. 0.184 0 .139 0.00 5481. 1. 79 435.79 8548. 0 .196 0 .143 0.00 5574. 1. 89 435.89 9110. 0.209 0 .147 0.00 5668. I 1. 99 435.99 9682. 0.222 0.151 0.00 5763. 2.09 436.09 10263. 0.236 0.155 0.00 5858. 2.19 436.19 10854. 0. 249 0.159 0.00 5954. 2.29 436.29 11454. 0.263 0.162 0.00 6051. I 2.39 436.39 12064. 0.277 0.166 0.00 6148. 2.49 436.49 12684. 0 .291 0.169 0.00 6247. 2.59 436.59 13313. 0.306 0.173 0.00 6346. 2.69 436.69 13953. 0.320 0.176 0.00 6445. I 2.79 436.79 14602. 0.335 0.179 0.00 6546. I I I 2.89 436.89 15262. 0.350 0.182 0.00 6647. 2.99 436.99 15932. 0.366 0.185 o.oo 6749. 3.09 437.09 16612. 0.381 0.189 o.oo 6851. I 3.19 437.19 17302. 0.397 0.192 0.00 6954. 3.29 437.29 18002. 0 .413 0.195 0.00 7058. 3.39 437.39 18714. 0.430 0.198 0.00 7163. I 3.49 437.49 19435. 0.446 0.200 0.00 7268. 3.59 437.59 20167. 0.463 0.203 0.00 7375. 3.60 437.60 20241. 0.465 0.204 0.00 7385. 3.62 437.62 20389. 0.468 0.205 0.00 7407. I 3.64 437.64 20537. 0.471 0.208 0.00 7428. 3.66 437.66 20686. 0.475 0 .212 0.00 7449. 3.68 437.68 20835. 0.478 0.219 0.00 7471. 3.70 437.70 20985. 0.482 0.226 0.00 7492. I 3. 72 437. 72 21135. 0.485 0.235 0.00 7514. 3.74 437.74 212 85. 0.489 0.244 0.00 7535. 3.76 437.76 21436. 0 .492 0.250 o.oo 7557. 3.86 437.86 22197. 0.510 0. 264 0.00 7665. ~ 3. 96 437.96 22969. 0.527 0.276 0.00 7774. 4.06 438.06 23752. 0.545 0.287 o.oo 7883. 4.16 438.16 24546. 0.563 0.297 0.00 7993. 4.26 438.26 25351. 0.582 0.306 0.00 8104. I 4.36 438.36 26167. 0.601 0.315 0.00 8216. 4.46 438.46 26994. 0.620 0.323 0.00 8328. 4.56 438.56 27833. 0.639 0.331 0.00 8442. 4.66 438.66 28682. 0.658 0.339 0.00 8555. I 4.76 438.76 29544. 0.678 0.346 o.oo 8670. 4.86 438.86 30417. 0.698 0.354 o.oo 8785. 4. 96 438.96 31301. 0. 719 0.361 0.00 8901. I 5.00 439.00 31658. 0. 727 0.363 0.00 8948. 5.10 439.10 32558. 0.747 0.678 0.00 9065. 5.20 439.20 33471. 0.768 1. 250 0.00 9183. 5.30 439.30 34395. 0.790 1. 980 0.00 9301. I 5.40 439.40 35331. 0.811 2.780 0.00 9420. 5.50 439.50 36279. 0.833 3.070 0.00 9540. 5.60 439.60 37239. 0.855 3.330 0.00 9661. 5.70 439.70 38211. 0.877 3.570 0.00 9782. I 5.80 439.80 39196. 0.900 3.800 o.oo 9904. 5.90 439.90 40192. 0. 923 4.010 0.00 10027. 6.00 440.00 41201. 0.946 4. 210 0.00 10150. 6.10 440.10 42222. 0.969 4.400 0.00 10275. I 6.20 440.20 43256. 0.993 4.580 0.00 10400. 6.30 440.30 44302. 1.017 4.750 0.00 10525. 6.40 440.40 45361. 1.041 4.920 0.00 10652. 6.50 440.50 46432. 1.066 5.080 0.00 10779. I 6.60 440.60 47517. 1.091 5.240 0.00 10906. 6.70 440.70 48614. 1.116 5.390 0.00 11035. 6.80 440.80 49724. 1.141 5.540 0.00 11164. I 6. 90 440.90 50847. 1.167 5.680 0.00 11294. 7.00 441. 00 51983. 1.193 5.820 0.00 11425. Hyd Inflow Outflow Peak Storage I Target Cale Stage Elev (Cu-Ft) (Ac-Ft) 1 1. 95 ******* 1. 32 5.21 439.21 33563. 0.770 2 0.97 ******* 0.60 5.08 439.08 32344. 0.743 3 0.97 0.36 0.36 5.00 439.00 31652. 0. 727 I 4 1.02 ******* 0.35 4.75 438.75 29424. 0.675 5 1.16 ******* 0.32 4.41 438.41 26548. 0.609 6 0.61 0.20 0.20 3.47 437.47 19269. 0.442 7 0.79 ******* 0.16 2.25 436.25 11204. 0.257 I 8 0.86 ******* 0.15 2.04 436.04 9976. 0.229 I I I I I I I I I I I I I I I I I I I I Water Quality Volume Calculatious The City of Renton and King County require that Basic Water Quality Treatment applies to the subject sites. The dead storage portion within each wetpond will be used for water quality treatment. The required dead storage was sized according to Section 6.4.1.1 of the 1998 KCSWDM. The following variables were used in the calculation: Volume Factor (f) = 3 Rainfall= 0.039 feet or 0.47 inches Area = developed basin Where Ai= area of impervious surface (sf) A,g = area of till soil covered with grass ( sf) A,r= area of till soil covered with forest (sf) A,,= area of outwash soil covered with grass or forest (sf) Vb= f"'[0.9Ai + 0.25A,g + O.lA,r+ O.OlA 0 ] x (R/12) The water quality volume for the central pond associated with the Wedgewood Lane development and the western portion of the Ironwood development is: Vb= 3*[(0.9)(4.822) + (0.25)(1.957)]0.039 x (43560sf/ac) = 24,611 CF The proposed pond bottom surface area is 7,295 square feet. The required depth to contain the required dead storage is 24,611 CF/7,295 SF= 3.4 FT. The total volume for the central pond is 76,176CUFT. Likewise the water quality volume for the northeast pond associated with the eastern portion of the Ironwood development is: Vb= 3*((0.9)(3.295) + (0.25)(1.865)]0.039 x (43560sf/ac) = 17,490 CF The proposed pond bottom surface area is 4,015 square feet. The required depth to contain the required dead storage is 17,490 CF/4,015 SF= 4.4 FT. The total volume for the northeastern pond is 49,148 CUFT. I I I I I I I I I I I I I I I I I I I 6.4.1 WETPONDS -BASIC AND LARGE -METHODS OF ANALYSIS FIGURE 6.4.1.A PRECIPITATION FOR MEAN ANNUAL STORM IN INCHES (FEET) ST l.O ST l.l 0.54" (0. 045') r·:----:; Incorporated Area ....c::::::i River/lake Major Road 0.47· ( 0. 039') (0. 039') NOTE: Areas east of the easternmost isopluvial should use 0.65 inches unless rainfall data is available for the location of interest 24 The mean annual storm is a conceptual storm found by dividing the annual precipitation by the total number of storm events per year ST l. 0/ LA 0.52· (0.043'6.s 6 • (0.047') result, generates large amounts of runoff. For this application, till soil types include Buckley and bedrock soils, and alluvial and outwash soils that have a seasonally high water table or are underlain at a shallow depth (less than 5 feet) by glacial till. U.S. Soil Conservation Service (SCS) hydrologic soil groups that are classified as till soils include a few B, most C, and all D soils. See Chapter 3 for classification of specific SCS soil types. 1998 Surface Water Design Manual 9/1/98 6-69 King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 (206) 296-6600 TIY (206) 296-7217 •ti~!-for Permits Alternative formats available upon request Application Number(s): L03P0018 f5) rE re ~ ij ~ rE rry lfll JUN 1 0 2003 l1lJ K.C. O.D.E.S. Date Received: Stam DO NOT WRITE ABOVE THIS DIVIDER · , I CNe) request the following permit(s) or approval(s): 0 Building Permit 0 Clearing & Grading Permit 0 Temporary Use Permit 0 Binding Site Plan 0 Site Development Permit 0 Boundary Line Adjustment 0 Short Subdivision )5... Formal Subdivision 0 Urban Planned Development 0 Plat Alteration 0 Plat Vacation 0 Road Variance 0 Drainage Variance or Adjustment 0 Right-of-Way Use Permit 0 Shoreline Exemption 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Shoreline Substantial Development Permit Shoreline Conditional Use Permit Shoreline Variance Shoreline Redesignation Zoning Variance Conditional Use Permit Reuse of Public Schools Special Use Permit Zone Reclassification Site Specific Comprehensive Plan Amendment P-Suffix Amendment Special District Overlay Removal Reasonable Use Exception Public Agency & Utility Exception Period Review for Mining Sites I, ~C ~ + !):6;:B~A; c.g111,1, , being duly sworn, state that I am the owner or (prin name) officer of the corporation owning property described in the legal description filed with this application and that I have reviewed the rules and regulations of the Department of Development and Environmental Services (DOES) regarding the preparation and filing of this application and that all statements, answers and information submitted with this application are in all respects true, accurate and complete to the best of my knowledge and belief. During the review of this application, it may be necessary for DOES staff to make one or more site visits. By signing this application form, you are giving permission for these visits. I · is rental property, the owner hereby agrees to notify tenants of possible site visits. pnnted name 11 €,I 3, l'{fd,µ. A:'£:X mailing address corporation or company name /(.ti, NTbl\.), ___ _.1.....,,>u::Pt"---___,9-"8'-=c!--=§7/'-l- city '-state zip telephone If applicable, state below, the name, address and telephone number of the authorized applicant for this application as shown on the Certification and Transfer of Application Status form filed with this application. f/ocr,~ /::b~ aJC. · name I 5/oo -{4:o ""1. Mr; NE #: t 00 mailing address 1 ·. telephone Application for Land Use Permit(s) lc-app-luper ;fv8-l .e-v'Ll:f: c .tJA: 9BCJt:J s- ci y state zip MAIN Fill!: COPY m. 2/11102 Page 1 of 2 lV -~--------------------- For Formal Subdivisions only: Name of Subdivision Registered Land Surveyor Engineer Developer Land Surveyor's Certification I hereby certify that the accompanying plat has been inspected by me and conforms to all rules and regulations of the platting resolution and standards for King County, Washin ton Signed: • Name 14111 Nt 2,'jf1l 'PL-, :th101 13L-VL1 4Boc)l Address and Zip ' Telephone Number Name 14, I I Ne 2-':)Tl+ 'j)L-'# 1 cl :e,1..-.JL,\ '1e.x>l Address and Zip 1 Name (~t> · (1o~A1JE;-,A/€ .fr/CO fSt,.1/u. ~ Address and Zip ' ~747-/12..C,.. ph eNumber Land Surveyor Seal Note: Application forms and submittal requirements are subject to revision without notice. [5)~(G~~IW~rrJ IJl) JUN 1 0 2003 UJ} K.C. D.D.E.S. L03P0018 'lA!N IF!llE COJP>V (j) Application for Land Use Permit(s) lc-app-luper 2111/02 Page 2 of 2 soc DDES King County Department of Development and Environmental Services 900 Oakesdale Ave SW Renton, Washington 98055-1219 June 12, 2003 • • Summarv of Char,:res and Payments Activity Number: Applicant: NORTHWARD HOMES, INC. Project Number: Charges Description 131dg FireFlow Review Counter Service Fees Deposit Based on Est Hrs HOURLY FEE: Land Use Planning SUB TOTAL CHARGES: Pa mcnts Description Check# Checklogid Check 4473 SUB TOTAL PAYMENTS: BALANCE: Development Number: Permit Type: Status: Payee NORTHWARD HOMES, INC. Date Entered 6/10/2003 Page I of I L03P0018 PRE-PLAT APPLIED Amount $201.25 $460.00 $16,215.00 $345.00 $17,221.25 Amount ($17,221.25) ($17,221.25) $0.00 The fees shown above represent current charges as of this date and are an estimate based on the information provided to ODES at the time of application. For services that are rendered on an hourly basis, the cost of those services will be based on the actual hours worked. Hourly fees are charged at the rate in effect at the time of service, and wlll be billed monthly, along with any other outstanding fees. MAIN g::: Fees that have been posted prior to permit issuance will be collected at that time. Fees subsequently posted wilr~, Copy billed to the applicant. All fees must be paid in full before DOES Issues Final Approval, T.C.0. or C.0. @ • • Page I of3 From: McDonald, Dana [Dana.McDonald@METROKC.GOV] Sent: Tuesday, May 20, 2003 1 :32 PM To: 'patrick@northward.com' Subject: RE: A02P0249, A02PM063: Crull Pre-app Here's a copy of the estimated fees off our web site (www.metrokc.gov/DDES/). Looks like 17,221.25 for intake. Ouch! Last I heard, the preliminary plat applications had to be submitted by appt. If you guys don't have an appt time set up, call the DDES front desk at 206 296-6797. Hit the technician up you work with for the intake for starting the mandatory preapp credit rolling. You'll want to give them the preapp # A02PM063. Holler if you have any other questions! Summary of Estimated Permit Fees Preliminary Plat Go to Index Potential Processing Fee Detail: Attention: The following sample fees are examples only. Actual fees depend upon services required and length of review. Current Hourly charges are $138/hour. Some fees may be rounded up to the nearest dollar. Average: A small to medium-scale project with limited revisions which involves standard review by multiple staff. They typically require staff to review sensitive areas or other special studies, and, will likely require staff to respond to public comments or inquiries. Large/Complex: A difficult or large project with one or more substantive issues to be resolved involving multiple staff. They require review of sensitive area and/or other special or technical studies, may require legal research, and, a controversial project requiring staff to respond to a high volume of public comments and inquiries or appeals. Note: The fee estimates cover typical preliminary applications through the public hearing to the approval decision. Subsequent submittals, including Site (Engineering) Review, Clearing and Grading Permits, Shorelines, Revisions, Variances, Final Plat review and Land Use Inspections, are separate processes and represent additional fees. Service Counter Services (fixed) Average Large/Complex $460 Land Use/Planning Review -Hourly Fire Flow Review (fixed) SEPA Checklist Review -Hourly Traffic Review -Hourly Sensitive Area Review -Hourly Engineering Review -Hourly $460 $15,180 $201.25 $1,380 $1,380 $1,168.82 $ 37 . 9iw1 !NI FllE COi?@ $201.25 ., $3,450 t $3,481.36 $2,349.14 -~ ffil re n 1;,,11 ~ ~ $35,997.09 ~ IS l\!J u; U \II I,):, --------------------111 JUN 10 2003 $18,521.27 $38,291.34 $83,888.84 5/20/2003 L03P0018 K.C. D.D.E.S. • • To file this application with DDES: You will need to pay the fixed costs shown above plus a 50% deposit of an estimated 240 hours needed to review this submittal. Additional hours of review will be billed monthly and if less time is required, you will be given a credit toward other fees or a refund. The minimum application fee for Preliminary Plat is: $17,221.25 -----Original Message----- From: Patrick Gilroy [mailto:patrick@northward.com] Sent: Tuesday, May 20, 2003 1:01 PM To: McDonald, Dana Subject: RE: A02P0249, A02PM063: Crull Pre-app Dana, Page 2 of3 I am just about ready to make the formal preliminary plat application for the parcel involved in the above- mentioned pre-application file no(s). I would like to have a check cut prior to bringing the materials in for submittal. can you tell me how much the application fee will be? Thanks so much. Patrick J. Gilroy 1560 140th Ave NE Suite 100 Bellevue, WA 98005 tel.425-747-1726 fax.425-747-4157 cel.425-444-7281 5/20/2003 -----Original Message----- From: McDonald, Dana [mailto:Dana.McDonald@METROKC.GOV] Sent: Tuesday, April 15, 2003 5:52 PM To: 'patrick@northward.com' Subject: RE: A02P0249, A02PM063: Crull Pre-app Howdy You! Thanks for your patience ... Sounds like preapplication was first taken in as a mandatory (since it is required prior to applying for the project) and as the review commenced, the scope of questions and depth of review grew much greater so a voluntary preapplication file was set up to do the more in-depth review/questions as per the LUSD policy to try to keep hourly charges more minimal on mandatory preapplications because of course ... they are mandatory. Although it appears the charges shown under both the mandatory and the voluntary preapp are valid and require payment, the good news is with mandatory preapplications you receive a 50% credit of the hourly charges accrued on the mandatory if the project is applied for within 180 days of the preapp meeting. Hope the info helps! Greg Borba is the supervisor of the Current Planning Section where the preapps are reviewed/processed. If you need additional info or need a more in-depth view of the process then what I related, you can contact him via e-mail (greg.borba @metrokc.gov) or 206 296-7118 .. Original Message----- From: Patrick Gilroy [mailto:patrick@northward.com] Sent: Thursday, April 10, 2003 12:02 PM To: McDonald, Dana Subject: A02P0249, A02PM063: Crull Pre-app Dana, L03P0018 ITS)~t~~W~'[)' lJl} JUN 1 0 2003 lldJ K.C. D.D.E.S. • • ® ..,.,,,,,,,~ . .,., -=\,"'•,""·1·=. "'· "'··,,"""·· °'•;.;""·' ,.,,,=,-,,~,,,..,,~,""'-~-=, '"'\""· ,-,,,,-,=, ,~k,s~rit,.f,~~tl.~.~l~, :J:f.~~~f ~ r';'.: King County fol@: © @: [ :~,/} ;tt;a.RPJ•c,nt :~ta~t;U:~1.~· < . DepartrnentofDevelopmentandEnvlron~IServlces 1·1· ,J;[) ·,r . "~ .,1 \, '' "''" ~ ,,, 900 Oakesdale Avenue Southwest SEP 1 7 2004 Renton, Washington 98055-1219 Alternative formats available 206-296-6600 TTY 206-296-7217 . K.C. D.D.E.S. upon request Permit Number: l..c>3t'OOL<!o FOR CURRENT OWNER: I, :P:, ,c..E\*R.\'$ ~ , '=> 1Ll5,,~~ , (print name) hereby certify that I am an/the owner of the property which is the subject of his application for permit or approval. If I am not the sole owner of the property, I certify that I am authorized by any and all other owners of the property to make this certification and transfer any an all rights I/we have to apply for this permit or approval to the person listed below. I, therefore certify that LA:lol ~ I'?,lL!> r; I ..::> C • (print name) is the "applicant" for this permit or approval and shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. By being the "applicant," that individual assumes financial responsibility for all fees and will receive any refunds paid. I certify, ~ nder the laws of the State of Washington that ;e ore ing is true and correct. Sig FOR INDIVIDUALS: Date Signed I, , (print name) hereby certify that I am the . "applicant" for this permit or approval. I shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. I accept financial responsibility for all fees associated with this permit or approval and will receive any refunds. My mailing address is: \, ES Web site at www.metrokc.gov/ddes Certification & Transfer of Applicant Status lc--cer-trapstat.pdf 05/30103 Page1 f2 King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 (206) 296-6600 TTY (206) 296-7217 FOR CURRENT LO 3 PO O 18 • ' .,, ' •, ·, ' Certification & Transfer of Applicant Status Alternative formats available upon request Permit Number: ---------- I, Rfld( J-,~ENA Cf U(;t , (print name) hereby certify that I am an/the owner of the property which is the subject of this application for permit or.approval. If I am not the sole owner of the property, I certify that I am authorized by any and all other owners of the property to make this certification and transfer any an all rights I/we have to apply for this permit or approval to the person listed below. I, therefore certify that /Vt>& Vfc..:vMO /.loll(E:5. IIIJC.. (print name) is the "applicant" for this permit or approval and shall remain the "applfcant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. By being the "applicant," that individual assumes financial responslblllty for all fees and will receive any refunds paid. r penalty State of Washington that the foregoing is true and correct. Date Signed FOR INDIVIDUALS: I, , (print name) hereby certify that I am the "applicant" for this permit or approval. I shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. I accept financial responslblllty for all fees associated with this permit or approval and will receive any refunds. My mailing address is: I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct. Signature of Applicant Date Signed OR FOR CORPORATIONS/BUSINESS ASSOCIATIONS: I, PA-T?R JU<, (ia I L{<O\/ , hereby certify that I am an authorized agent o( /\J pg,J:rt:u;>MD ~vV/i;;S tNC... , a corporation of other business association authorized in the State oWashington and that this business association is the "applicant" for this permit or approval and Is financially responsible for all fees and will receive any refunds paid. This association shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. The mailing address of this business association is: " :r:~ C> -U/o ~ A:1/e: NE: Su,ra ti>o der the laws of the State of Washington that the fore oing is true and correct. Certification & Transfer of Applicant Status lc-cer·trapstat l __ - , . .,., .. • ® King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 nY 206-296-7217 • Alternative formats available upon request F<!>laM&"A._, Permit Number: _L._fJ3~@~~1-s:;~----- FOR Gl::l"Ri:!NT OWNER: I, 12 !C#FtR-D Cl IL.AV -JJob'ttu>AleJ)(print name) hereby certify that I am an/the owner oflhe property which is the subjecf of this application for permit or approval. If I am not the sole owner of the property, I certify that I am authorized by any and all other owners of the property to make this certification and transfer any an all rights I/we have to apply for this permit or approval to the person listed below. I, therefore certify that ( A:~ U)~ (print name) is the "applicant" for this permit or approval and shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. By being the "applicant," that individual assumes financial responsibility for all fees and will receive any refunds paid. nder the laws of the State of Washington that the foregoing is true and correct. ,? I -i.t. I " s-- Sig I Dat~ Signed FOR INDIVIDUALS: I, , (print name) hereby certify that I am the "applicant" for this permit or approval. I shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. I accept financial responsibility for all fees associated with this permit or approval and will receive any refunds. My mailing address is: I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct. Signature of Applicant Date Signed OR I, , (print name) hereby certify that I am an authorized agent of o ,..J , a corporation or other business association authorized in th State of ashington and that this business association is the "applicant" for this permit or approval and is financially responsible for all fees and will receive any refunds paid. This association shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is "'"""~£~-~1"''·"~··'··~·'""'"''" •. I certify under penalty o erjury under the laws of the State of Washington that the foregoing is true and correct. Check out the DOES Web site at www.metrokc.gov/ddes Certification & Transfer of Applicant StatusFORM lc-cer-trapstat.pdf 05/30/03 .. · . -· • ® King County Department of Development and Environmental Services . 900 Oakesdale Avenue Southwest 0 Renton, Washington 98055-1219 206-296-6600 TIY 206-296-7217 For alternate formats, call 206-296-6600. Permit Number: L..O .3 Poo1 B Permit Name: ,, ' , d6• 'BS6 Activity Number: ---~-~~-- ~~QlloN[E ChA-, :r:~u..>oot>) FOR INDIVIDUALS: I, (print name),meiti~p,tTh~~ [p) the/an owner of the property which is the subject of this permit. If I am n l~vm"e~oA'heS property, I certify that I am authorized to represent all other owners of the r erty. MY. mailing D address is: UCT O 6 2005 K.C. D.D.E.S. I further certify that I am the "Applicant" for this permit and as such am financially responsible for all fees and will receive any refunds paid. I shall remain the "Applicant" for the duration of this permit unless I transfer my "applicant" status in writing on a form provided by DOES. * Signature of Applicant -OR- FOR CORPORATIONS/BUSINESS ASSOCIATIONS: Date Signed I, SA fd.. ,S~ (print name), hereby certify that I am an authorized agent of CAM ~51 t.e.Jrnt,J I Lt.C. , a corporation or other business association authorized todoljsJness in the State of Washington, which is the sole owner of the property that is the subject of this permit. If this corporation or business association is not the sole owner of the property, I certify that this corporation/business association is authorized to represent all other owners of the property. The mailing address of this corporation/business association is: ~t:;~-:;A pt,~ I further certify that the above named corporation/business association is the "Applicant" for this permit and as such is financially responsible for all fees and will receive any refunds paid. This corporation/business association shall remain the "Applicant" for the duration of this permit unless it transfers its applicant status in writing on a form provided by DOES. * ~a~ to!LJl1&: Sgnature o~ Agent I Dafe Signed * By signing as the Applicant or the Applicant's Agent, I certify under penalty of perjury under the laws of the State of Washington that the information provided above is true and correct. Certification of Applicant StatusFORM lc·cer.apstat.pdf 0 fr03P0018·9 • 101 x~ MAIN FILE COPY • CORE DESIGN, INC. BELLEVUE WA 98007 Legal Description • Core Project No: 3/4/03 Lot 1 of King County Short Plat No. 1177003, recorded under King County Recording No. 7806130632, in King County, Washington. L03P0018 '. number name ·' ,· Water purveyor information: : I certify that the.above water purveyor Information l_s true: This certificatlon'shall be valid for~ fro!TI date of signature. • ::.;;},':,· ".' KING COUNlY WA,:CR 0,~CT ~9~ . , ,, . , , • LESTER PIELE' ;,; . 'RENEW('L FE~· fl t' et~io~ :~· •·~· : ''. , \ ':;l ;'.'. Agency name . .' . '·. . ' . . · • , ·· Signatory name , , · : '-1 ·' , .,,, _ ~ -~~i_i~Q . D · · '/•~,:,;) "I . . ' ' .. ' ~-. . .' ' . . '. ,,,~.,,t,:·,, ~ ' • I ! • I '. -' • ' , ' • '~ •: 1 '' I "'!F.f':'•' < SUPERINTENfE~Q_: .. b·A·(\ l! ~-' :ii, • ' _2/0IH03l0 2003 ' ...... ,,\,;: c~!~o~~J:-ds\LMn~te~~Mi,~l a:~~::s.doc·· '··' '..),';' ,,;·~.~t!o.o:~_;:;·\,. '\ij;:-:t Jesse Tanner, Mayor November 3, 2003 Patrick Gilroy Northward Homes • CI'I41 OF RENTON Planning/Building/Public Works Department · Gregg Zimmerman P.E., Administrator :-:-~ _,-;._~ ,-: .. .__-~~: <_,. L:; ::::1 5 2003 Ll 1560 140th Avenue NE, Suite 100 Bellevue, WA 98005 SUBJECT: SANITARY SEWER MAIN CONSTRUCTION IN SENSITIVE AREA- PROPOSED CRULL PLAT, KCPID NO 102305-9390 Dear Mr. Gilroy: The City's Wastewater Utility has worked with Northward Homes on the proposed alignment for sewer service to the subject plat. In reviewing how sewer will be provid.ed, we evaluated service to this particular plat and to the surrounding service area. As such, we placed the facility in the location that provides the best overall service to the area, while minimizing the impact to the sensitive areas. It is the City's intention to work with Northward Homes in receiving an exception from King County Code 21A.24 to allow this facility to be constructed within a wetland. We believe this proposal meets the requirements outlined in 21A.24.070. In particular, there are no other practical alternatives that would minimize the impact to the sensitive area more than this current alignment. This is an essential facility that will provide service to this plat, as well as serve the surrounding area, including an elementary school. rding this matter, please contact me at (425) 430. 7212. cc: Kim Clausen, DDES H:\File Sys\WWP -WasteWater\WWP-03-0000 Correspondance -Wastewatetldavec\Sewer_Avail_Krull_Lette~ 1055 South Grady Way-Renton, Washington 98055 1'. E N T O N ~ . . . AHEAD OF THE CURVE \:t;/ This paper contains 50% recycled matenal, 30% post consumer ...-.. : .. :r,~ -. . . . .-. -... :.-;·. ·_ :-· •;,,~-;:\;;;/c'.'i?'.0~\:/:-·, '!:.() .. ,,\_\'.'-a1 :-... :·:_· _:.-.,,;;-,: ;,:--. --. --,. ,.-':Bl,:~ --.:-.--,~ ·r-:,--::,:7' :::,;:,:_;t,-,-·---.:,:.·-CIT,~ W :RENTON ,. _ ':,:~,~ ~'\~:~· ~ ~, '',.,,_,,, '.::.:.::~::;:\;~~i~\<t}:;z:t:•~/~',l{}):;r~~;~~:,:.?:•, ~::.i,1 w :•~e:~} ~~;~,.:. ~:'..•:,:: ,, :;'"'~•~, ·~.:/,•:•',' 0 w,:·· ~·~ji\~:t. ,; • :! • L ; ,,~j,' ·.: '•': ~ •-,. '.:•• ',.?; ~::::r~} 1r:~:,; . .};:s/~ ;;::: ;i _:!:; .~ /:./ -\~~~~~~~,~~~Jtc}Yox~J)ep~~nt_: ~;~ ... ...:::"" • ~ .', • -. •I • •• ·lr ,:, .. ;:· .. ; .;:,; ~~;_,. ..... :i/~;1:>t;..,~._.-:-,~,!:,,.<S:1_,1:J.".r ... ::~-~~}::~':~:;;o:-··X;-i: :·-,:,:\ :,GreggZim.rn!?rman,,-.E.;'Ad~imstrator , ;?: --~~~~'.1~ ~;?;:'.:1; t:e T~:~~:.;~-~~~: ,:,:::~:;f:;.{.'._-;,~~;-~~-.;t~{~ ~~ :.i:f ~ i2<ii-';i.i¥~~~~~;:~'.i,;i.}~~~~~~l~~;;~~s~~; ~ ~:·--:: ·~ '~:',:.::'·~:.;_-~-,,.::, :~. : . :; >. _:-: •. Ar'r·::J ~---., . ·, -. ·-::, ·,;1>.·, '';; ~i. -:.-,--:,Yt,:¢J;:,,.f,<:l,-+'.l!:-t~{'fJ!1:1,":::c-,;-c:.YJ'i,'--·<'f:(,:;,i;·:t--::}~: -~F;-~~.!~:P -;:., . .,.::-· .._(/:::: -~·:,<:;-~ :~. :, · , ·-.: :·:;1,::·~,/·t ... ._ ~-· ·. :::.> J\tl1{t~~i~{::rti:~tJ:i;};;{~\~tt({1/t{ ~~:r:·?:~~-.~~·;,.:\~·t:E:.;,/. }iMAY,,J';·s--· 2'0'·0-:2 ... ;: '..,_'_,,-~-/: · · • 1\;_,}t ·_:-,: .. (1 >:·, .May 14 ~2002 ... ·.~.~ .. ;",;·i-;1<)af;---.i\b~:--y;,,,:t"(.~''··'~..:~h-·-:..·~t-,.f:.:1:,,i;'), .... ir.':')~1---i:rr.t/t.'i'5f':.,!,':·-..:.:.~ ·,;->-1 ..r.",""'-~· :•,:"i ·t· -~:~l /, ·,-:.' · .. : ·,' ,!;'.-,--· .<:-·. -·.·'SUBJECT:'\. SANITARY SEWER':i\.V AILABILITY ..:;11628142 .. ,A VE. S.E, ·-::, \:t;;,z:1:· -,~,.: ~i· :·,.:·,-_. ,:,.•,, ,,,._ ' ,,, ,, ,•', ''• ,• J~1"f' ;,_,•,;i.,\J••P.,••,.(':,:,,-,: •••.1-, .... ~,~""' ',-,,,,•,--1-, ,,.-'<h.".,''t_o•,•, ,'::-'•') ;'i •• .,-_.,,·;::": ·-',,: , · ·-.·-·;:,. ·:-· ''-, ,KCPID N0.·10230Sc9060,-9390;'52-LOT BINDER/KRULL·PLAT,1:-':>._;::';,,.,·,_:;.:::·:;_·.::.· .. ·" \t:f {i lf'.:, -_ -~ei}t:ci_it~t=:~:;{/If }f lf ti\i~:t~~}!t~lf t~itf f ~tit!lJ~}i~t~]~[::;f J{tit~}.J~1\~;t{~'.(!,/· : •,-:, " , This letter sliall serve as·a"suj,plenient_to the sewef,availability,prepared for'thisj,roposed ·.:. ·, ,.· :,5;-;.,, .. ~.,-' .. -',;: . , . • \¥~ ··-· • •c,,,.d,.''' • ''"l·"·;,. ""f'~,•;-i-..,-,..:• ~,_,,, .. , ... :, ... ,,,~ ' .. -.• •• ,.-:~'::-; " .• ·:. , ••• ,'·.·-· ~f ,,l,, ,,.,. '':/:'"";" _ development dated May :14; 2002.~'.Samtruy sewer service froi;n the City 1s available to serve this-, ,1' -, '.-. :.; · ,· l ~;··-',, , , .-.~--• >, , ,, ,,. •r, , .... ·J·/ 1:~'•'"'· \'·"' ic-,.; ••y•.:,,•.-,. •. -~ ·....,. "' ~,~~ · "' ,' ·~, • • -_.,, .,',.., • -:. ·::·-/, ·"·: •. . proposed development:' However sewe'r_is hot directlY. available'to this·parcel at this time:,The : >. '.>', :;-: .', ) .. ; . ::~ ;; t: _:: '::. develo~rii~ni.willJie iispgnifbfoJof brlngifi'g~~·.:;1o "ilikp~ppcis~d·piat ari'd tri ,proyid1::''iili. ~wei',.'/i} _; :_ :t. ,;./ 'I·'~···, .... ,.-!: ! , ,, ,. •.--: •_0,, ... ,,, .. ,.._.,,...-~•11-~"'(".o·\•'~" :;,.r,' ~,•"·>...,_,~ .. , ... ··t, '.· -:s,:1•'•, •H,·'·f":ci:;_-'·'-~-.•~-! •• ~ ... :.~,:-.-.!· '• ,-~,,."·'~--"\•~~-'-.• ~·-,.•.,, · ·;_) "'' ::' -· ': extensions to adjacent rights-of~way and\vithin thi: iictual developmenCinitial review indicaies '0 '·"; ,_;,•?: ···.' ."<\ ,,_ , ~-~•"'[\;,.'.\'~ ',, •, ._,, •,,' '/0'-"<•;"'.'•"'. ,' •••i:r,.•,'.'i•~•,,V••~·.~f!.,,~,~C>:.•t;•SO-," ~J.~\,,.,!.,;}'~~''"·..e.,"fM'tl''·-,<l'•,;;.:-,;-.~., ....... , ;,f•,<~C,\,','•'-.'."'i'~'-.. ,'~,.-.-~ :: •:,':'."r',•; • -'A\'.,'" ' -~,, that this development will serve into'llie''Apollo·Lift Station systeni;•which\vill neea to be;",'}/:;"":;·:· !./'"'::;' · .-. ::-;:.:-:::x:·' upd11t~1 iir re~1aced.iif-11 i#nM~i~~t-i~iiii:&thi~~~!'ll?,y~tfig.ini.1lf.~:,fitt~i.{eti~0~{T(~ -•--_': :-.·::. - .... -.'upon your formal apphcahon-fofperm1ttmg of seweu•;·:-<:' ·.'{l,l>'..<,.j\:,,:~<;}'-·: .• :··; ·,·rr;,:,.-.. ,,-,. ,: ,-c: ·c ., . ~ '. --, ···)~t-0~(:> J. -.:·, :t ;;~/'. :~ ... ;,:--~~:f11~~~::~~Z:{1~~:~~i~~¥.~:ft~{~~f?t~i\:,;;~:<-\.\·:~(1t~!it:7t\ ;~·~:,:r~:v'i:, ?~ _:~ :: \· This sevs:er a~atJab1hty 1~ ~_11_d1t~?!1fd ~P?.!l·~~pi,g!l'r:$'·/?.~~r .l:~;~~t1?~ a0 ~-o~~n~t_ l?;apn.e~ '">.· 5 :/ "'· . /; · ((. ''., C •• doCU!_llel_lt Prl?~ tq t\Je C1t}".s.!1%!'P!l!~9e q[,_th~}~~~r,~~!eip_.· -Tilt~ a~.(111\lbiltty !~.!),SO "'?.!!~-1~\!'!l~d:,·:. ·, .... -: ' ' ,' < . . . . up<\n,tlte de_velopmentcoof~i;!!ijitirti~ifjJ~i-'~~y{ayc'\yithJlf~ ~opij~d :d~v~_lefjime11(~_<>.~~'f(j, i;'.:\ ;;,;_ ',, ·.· · :..,-:! _ _-:, \::.: :south tci assµre'ti)!)t_they'p~,vi~~ co,nnesti~~'.g,_ii~k:'?\fti,::·:,j.l; .':;•{::,1;\\/:..'-,<,,.(r.';_;-:::.,n,f,:..-:'''-':' ... :;· ,_ .· ,; '.. · _' ',:_,;', , ,_•'".,,"',,.: ,-/.;-; ,.J.:_";,t-~:, ... '.\•,\,'~';~":.lir'J.'4,.•"... •;"f-.;~),.r;:,/{,_~·•,:,~•;•-.,,:i..-,.,·.-~.;J"";·.~::i_:;«,:,:.:~\-:;'·."·"'~-• ,..,~ t, ~~:-:;:-· ... ;: .-,, , -~ --.-· -" -f •• _ ... ,··)-~v,;.;.~·-,.,.,,.~1;~ ... ~-·¥, ...... \ .. ,! .. ~·:'¢-· .. ,:.;,,~:.1:,::,,,i;'~x·~:: ~.···~.,,.,~\.t::,,-· ~.i ........... -,.,,. __ .. ~-... · •. ,,\}~ .~'. ,.,, •. ,',T',." ,_.;•'.,.•·•:C,t,.'\',~ • .;'.,;,,,>,,,'t'.'•,;".''••" ... :'.,"-,;-'<,>.<,-:;,,;,_~-... '-!1.,_.,.,,-4 ,.~<'•« •,• • '•)~..:f ... },.~C,:,,' .,_,.·-:-; ·:.. . . If you have ·any questions regarding tli1s availab1hty;please contact me at (425) 430-7212. ,;-.,;-. -,. ,-:; .. _-., .-·.-· -~ . " :\:.\,_{\ ;: -, -· , --·::: .. ~ ·:·; ;-:; ··:4?;?~~}~t~J\h.\{i~~=~r~tS)r~1-i\'.r::_;f{(t:JtJ:Fi;. /:::: t ~\:~r: · -t--;-'. ~-·-·'. • : .. ···-· :-, -:-::Ir -~_:"'~·-~~ .. ~~~~tC~::F'f.·~···,~~,,.!..,*-'.f.:~1i~·.-""::'/,·,',i;:.,!(P,~\-i;:';.~'-r::. -;'-.... ~.,:~p . .,_ -'-':.. :~-:; ,. : ., i • '" •· ~ <,<' 1:, • . -; -1", ·•• ',, 1'':'M..,, • r :"\· -.-1 ~~};r;",\<;.1.v~• '> .)?,(/\' ;~ ';'t ::;,J;l,%,,~tr.,.: -~ 1;1 i;, ,• ,~,} .' •',;, }' , t t ', ~"'::~,,l~ ;'\ '',t~!; .! ~,\ .'~"~('1!.,'•~,t,(~,, !', ·~"<;.·u 'l;\-:_jl• •• ,/ ' ~---.-.i,;•tl I;; , , ·!: ~:· ;::>-., -. ..: ·-• . ,, :$ '<11 N, ::,.. 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'J· ~. ,I ' • :· .. ~1t~~f~f~~=··~~~ , ~ · :>,:t;i(~(-~::Ys::i}~~1~:ri~r.~ 1 i!itJ~~~;t~~;~: ~ii:JJ~~i?~itb~t;~~j;),I~~ _. ,~~~~~~.oi"~~mtl~-< , ·tr r:;.-: -. ~ <",,;'r>,'-;,, i• ,. , ,. • '~ -',t;; • . :'-',~=~ ./•~~, :·~•_<; • ,,,1, ~.£,e;-;j_'•l'l-~,,,~;..~.•t,:;} :,:.".~,;>· ·•::-t,}, !:;,~,:.-"-~h-'~f°'••)\·.~-,1,,t/:.':"' ·~tj }\§{, ,\Q;:J!;fJt• j"{!li.,.J£i,1, l,.: / ;, ... ,.. • .. · ;,; ~.~,~:~·t.1-,:.~·-~. -~. :".J .-·,;f :~~ ."/-{• ~ -'f 1\'' ::. ,, -~~~At.\~ >:.~7:z;;~~f.J~c.:..lt~~).tcit ::,;,, ('jt:f;:t~\~::lij~11?t.2f.: :,:,1,, , ? {}·::i:~J·,·1:Jt;t~~i~tii~=!S¥; 7. . ti~\:~~ . /; ;:': ~ :~t 1:-; .: ''If'\ in(~,--, ~;'trn S'ffii(-~$'1~:,,:~: !!'.'.f:&;-~'.(,,.; ::~(1,;:1:;tt::;/;~~ :~ t'.rl:t -), "~Ji~~;, ~Y~'~,~ r~if ~~>J:if:i,: ~-.,__t;p V ·I: '.\!:}\-~ _'.~\UJ:~':-. :·_·:~.::*[{)-~;~~t~~~tllii?~ff ;:~~;;1g{{J~,t1~pli~~(!~;f[~'.?:;'''~;~~/}'.;t~ _ \ :-: \ ;/ :• ·-~·, . ·-~ -~ w ~p~g.~;r~S:?~ ~E.;\1;·;J,_;~.~~:~1e~n~~~r~?-~~~::t:~;~~~~e-:~:~r::~::~'\:f:-~?~ ~F~ .. ~ .;,.~. ~ .;•R',• -.. \,:E:-.... ?N.: .. ?··~-ffi~~o·~ ::: ,i.N: ' . ; . ' ' . ' ~ . ' ,,.d w ,) .· w 'h'.-. 98055''/ ;i"•' ·,.: "'"'t•·r' ' . '.\l. ..--,-' .. . ·W55SouthQra y ay.-;.Re_nton,• ,as_mgton" . .,.,:..:,,._·,.: ·.<:. ,,-, :,_. _,,,., .'< ": .... · ·\ "\• .: .' ···., ~ ·. _ ... ,·"@ ~-i$;~·~~~,;~l~~~so·%·~~·1~!!'3t~ri~i:~%~(0?~u~'r· .·... ·~~.~B~D./O~ :1:_~B· ~U~~~ . • .. SANITARY SEWER AVAILABILITY FOR SINGLE FAMILY RE~NTIAL BUILDING CITY OF RENTON 1055 S Grady Woy, Renton, WA 98055 Phone: (425) 430-noo . Fu: (425) 430-7300 TOBEFILLEDOUTBY APPLICANT: · . :,. . . DateofRequest 1 c!)J :tf\~~(~'f !t,v,1.~ ~f~ne No: «IU>· W·Cl2G . . . . .. .. . . , . { . . . . ... ,,, . (5'(pc, l'f&r:1± lcfp;: A.)lf ''#=t c:".>P . Applicant's Name_: M_ailing Address: ~ify' &-J 1 e:YIA.E , State I.'\) f\ Zip Code f50os= • ••. t ·•~ -. : ,;--,;•: • "~· I. t , • • ~. • . • . . Checicone: Proposed Single Family Home • · Existing Single Family HomeOn Septic Other (Specify) . . ~~;e;t::, ~ .· LocationtAddress: l Ii.. 2:1-," wP e,.-cc;; se: """ 11113 l'fJtt\ .. ""' :sE' King County Tax Account No: l Ol3oSfQf0 :t: tbl-l9$"f:Jf0 Legally Descn"bed as: fife: ,\1£ IQ· T...,N: '2.J. Q~,: £ TIDS APPLICATION SHALL INCLUDE A COPY OF THE PROPOSED SITE/PLOT PLAN. INFORMATION PROVIDED BY CITY; . I. Q Sanitary Sewer Service will be provided· by side sewer connection only to an existing ~~-size sewer main located within ------------------------ City records show a side ·sewer stub to the property D Y O N . . ' ' or O Sanitary sewer service will require an extension of approximately------------ of siz\, sewer main 10<:llted within----~-------------- ... or D The proposed deyelopment lies within -----------~service area; therefore, the • . · •. -.. '. : ..•• ; ... ,. ' • . ·r, ·. . . . . . .. .J. ·. : .. . applicant shall colltact The Disjric~t\gency !JI . (phone) for sew:r ,vai)ability. ·;4 Se; atuich~d j;Jer dateb'_·_. _"_· ---~·'·_' _•_· ._._·._.-,,-.--------------- ·Jill. , Payment of all applicable system developmeni fees: . . , (Fees.are subject to chang~· without poiice) . . . ''' . . . .. . . ' . ····· ~ . ' . -, . .., .-, 2. \ ,• ;. :; J '\ ·· -System bevelopinent Charge: · '<$ 760 . , per single family residence c .· • . . -. Residential building sewer permit: . ' ' ·" ... :i.,a±;,;ers. ~p)i~ial ~~;sment tees: : ~10t wree< 1z:-M2 $ 60 per single family residence s W.uo ;, .. . . ~; · · . IYikN~1t1:: . ·. -Right of Way Fee: • .. ·· .. _",<~igh~of~nd(~ . ·-,=~2~~ "Md4t/ . (over) Sanitary Sewer Availability Fonn Page2 3:· ···-o -"ileferenc~· data ------------------------- 4. s. 6. 7. 8. 9. ' ' D . Applicapt. shall 'abandon the existing septic system in accordance with' Section 1119 of the current Unifonn Plumbing Code and Section 4,6-0/IO.I.6 of the City Code. . · . ·-· ... ,·.~.·· ..... r·., ... '''-i .. ,; .. ,.7;,:.~·J r-· ........ ;.~~· ... :, ... ·,," .. . R. . Customers connecting to '!3Jlitaiy sewea;s in ~g Gounty, including,Re'i1ton's Sewer Service·Area, after. ( · .fe.bruary I, 1990, are subject to'a sewage treatment capacity'cbarge. The pwpose of this King County chaigtis,fo pay for building se~age treatment capacity Jo'se_rve newly. connected customers. Single- . family customers pay $IO.SO a month (billed by King County M.$6~ every six months) for 15 years. At the customer's choice, this fee may be paid to Klng·couoty as a lump sum ofSJ,089.40. This fee is.in addition to the monthly charge for treatment that Renton is required to .follect and pass io King County. M The Renton portion of the Wastew~te~ l)tility Rates for custoD)ers outside the city limits is I .S times the r standard rate for customers inside the ciiy limits. (City Code· section 8-5-1 SC) ·D ... nd't,'.ri>)'>osed ~roj~· is\Jithhl'the'~o~e'tiniits ~iiti~ clty'of Re~too o~'has been gnmied King · . County Boundary Review Board ~JW).l!PP.rova!_!'?'" _ext~nsjo1_1of.service outside the City •. orX ·. X.. or D. ~ or D Annexatic,n or_BRB approv'al wjH be Jilecessaiy for the provision, of sanitary,~~ service.·. The sewer system improvement is in conformance with a County approved sewer comprehensive plan. .The sew~-system improvement will ~Ire an amendment to the Renton Long-Range Wastewater Management Plan. The sewer system improvement will .be within an existing franchise from King CoUnty allowing the installation of facilities in the County Right(s)-ofWay. · The sewer system improvemel}t will require that Renton obtain a franchise fro11_1 King County to install the facilities in the County Right(s)-of Way. · CONDITIONS OF CERTIFICATION: It is the responsibility of the owner/developerto verify, by an engineering study, whether it is possible to coMect by gravity line to the existing City sewer systein (a private lift statio~ may be installed, but is not desirable). The City may require,. at it's option, the verification to be in the form of a letter signed by a professional civil engineer. · 2) When new sanitary sewer lines are installed, the City typically installs or requires to have installed stub-outs to the property line. This is done as a courtesy to the property owners. The City does not guarantee a stub for all properties nor does it guarantee the condition oi-location of the stub. . . . .. . ,,i th~ ;;.;;,nsibility \)fthe owner/contractor to have ari approv~ connei:tl~n fr?ni'ih~·buildi::ig sewer"to the : ,'.clty•s sewer main'. 'If there is a stub, it is in good condition, and the owner/contractor can locate it, then it is J :available for use. The detennination of condition of existing sanitary sewer stubs shall be -.'the sole _.,,,,,,,,·responsibility of the City and the City's decision shall be fmal. · --· · -·· · · ' ,. · · ;.· . . ... :'. . •. ·1.·-: •.• ' ~ . '; • • • ~ . ~- If the stub is broken or the City inspector deteimines that the 'stub's condition is' not acceptable, it shill be the / owner/contractor's responsibility to repair the stub, replace ihe stub at the 'existing tee, 'oi 10· insrall a new stub and tee_directly into the main. The me!hod of repair/replacement to be detennined by the City's inspector. • '·1 · f · · ' .. ·•• ' •. · • !~ , ., . : , d I hereby ceriify"thiit the abovesanitary sewer infonnation is true. This certification shall bi: valid'forone year from date of signature. '(Fee infor111a!ion is su~Ject\o ~~~~~;e ';:ithout no,~~ceJ·: .. :';.::: · ~;, .. ~: .::~ ~j:·.=.\r~: · ~~. ~:-~-.:~· ·1 1 • . [~;~··?. ~ ·->J4~~''$)::.:J&~~~, l6ril-/- ', .:Si~:t:'.>'.~a~~,.~: :: ·-b / ~ ->. Wastewater Ulll\::._~~t'.:n ~:;; _-;, :-~-;·~·-¥Jitti---- /\VWIIVail doc King County \ ) ® -· Department of Developmeril,.._.. and Envlrorunental Services ''-.,.,.r' ; 900 Oakesdale Avenue F • D • t • t R • t Renton, WA 98055-1219 ire 1S r1c ece1p Fire District#~/_{) ___ _ Name of Project/ Proposal I Ro~~ Location of Project/ Proposal _ _1,\_,_\(b"""-.1.\_.,,~,____,\'---Lfu~_...· ---'kK'+-"....,___5.d!;if:;..__R,_,,_,,,t:N'ro='-"'-'._,._~1------ (Address, parcel number, tax account number, legal description)' *One of these required for processing of application SEC ______ _ TWN ______ _ RNG. -------KROLL PAGE _____ _ Name of Applicant t',j c,e_::q:\u)P\ RS> ~,t;:'~ 1 / b.~C . Address of Applicant 1 S::-ti:, O ), 4 D +<---k)/e; /\ 1£'" #--/ 00 £ LV l,( Telephone Number ~2 s;) 71+1-(12 (!::, Description: Type of Project/ Proposal Check appropriate box(es) D Apartment / Multifamily D Commercial / Industrial ORetail ~esidential: Single Family Residence D Duplex D Conditional Use D Subdivision D Unconditional Use D Short Subdivision / Short Plat D Planned Unit Development D Rezone D School/ Classroom OOther (describe) ______________________________ _ D Storz couplings required on Fire Hydrants Issuance of this receipt does not imply an approval, disapproval nor review of referenced project/ proposal. This receipt shall be valid for 30 days from date of signature. ~[i/.s;Jc /~rtS R ~sews Agency Name ' --S< e_c_9:/, ·o;._/sf: Title Dater 7 Distribution: Fire District: mail yellow copy to: White: Applicant (see below) Yellow: King County Building Services Division King County Building Services Division 900 Oakesdale Avenue Renton, WA 98055-1219 Attn: Fire Engineering ~ Note Applicant: at the time of application to DDES the white copy must be presented Pink: Fire District with project/ proposal submittl. 0 3 p O O 1 8 0176 (Rev. 9/97) MAIN FIL"' C ._ Opy ~(C~~W~ij JUN 1 0 2003 WJ K.C. D.DES. ® • <® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 (206) 296-6600 TIY (206) 296-7217 Date: March 26, 2003 • . ·, ',"' " :; 1, ,, ;; ,,. ', ,., ' ' . : Determination of • V ,:<, , 11/1, I ' ·: ." ' , , : ' ,;, '• !•• : . · Legal Statu~ of a Lot' ,, . , , , .I',., Alternative formats available upon request From: Name: __ . /:1c;c __ 1 PeBoe_.4fl'-'c--,--=c,c:ie.,c.:u::.J.L=---'------- Address: /1($13 . l'/8.,.. ,4-v'ee-.5Ec City, State, Zip: IZ~NTPl0, '-'-'A-"!Eos<J _________ _ RE: Lot Status Recognition of King County Tax Lot No(sJl:02305939005 Per K.C.C. 19A.08.070 Determining and Maintaining Legal Status of a Lot Department of Development and Environmental Services Engineering Review Section, Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Dear ODES: Enclosed find ONE separate legal descriptions and the supporting documentation for the above-mentioned tax lot(s). I respectfully request that you review the enclosed information and recognize/segregate the parcel(s) into lots to meet the definition of a lot per K.C.C. 19A.04.210. Your submittal should include the deed history and tax history of the property and title report if the property was recently purchased. All reviews are subject to the current deposit and hourly review fees. If you have any questions or comments, you can reach me at (daytime phone number) . . . . or contact my agent a( LJuJr 7-¥7-L 72 Ca . '---t<:'.~~ffl ~ ff·r {Pl'rrn'4<. &ttbtf) Signature of~ [o)[Et!E~W!ErrJ lfU JUN 1 0 2003 UdJ K.C •. D.D.E.S._ le-det-leglot.pdf 03/06/02 Page 1 of 1 .I ·-• CORE DESIGN, INC. BELLEVUE WA 98007 Legal Description • Core Project No: 3/4/03 Lot 1 of King County Short Plat No. 1177003, recorded under King County Recording No. 7806130632, in King County, Washington. 03008LOI legal.doc, 3/14/03, page I L03P0018 [o)~~~~W~fjy ml JUN 1 0 2003 l!:dJ K.C. D.D.E.S •• .. \ -..... • • .. D --··',, L~·:· ...... Ir': . ~ 0 I N n ..0 0 .... .-t ..0 0 a, r-... n o· 0 0 ;a ~ ::l· ~ S . ....ll... T . ..ll_ R._L SH O R T P L AT NO _ _..11'-'z.,_2,,.,00,....1'---- K ING COUNTY,. WASHINGTON LEGAL ~ ! ... i rhl• •P•ce.reserved tor APPROVAL recorder'• use riled for rttt:ord •t the .request of: fhJ.,n [ 5/,IJok .. _ a.turn to: adldlnq • Land Development 4~0 KC Mmlnistioation Bldg Seattts, ""81,ington 98104 De,partment ot Pl•nning and Community Development auJldJng and £and Development Division 8,ruuned~" d •pprovf!d thl• .2;:,_ d•~ of .E 7 '-c... , u 71 . // ' . ' /'. / . ,/ Yd't('rz1.1 !( 4 e~.~-~ -.n..ger, Building ·~ .£and Development D.1vision O.p,rt11ent oL l'ubJ.i.~ llorb E1tHtined .nd •PPff?ired ~his ---rr-d.l~ of ----l.L..i:i,.,,:,~~'1t-l'----· i,JL Director Euained •nd •pproved th.U: __ .J§_.,:.,._ __ , c&.yi of .. J~E . u7P ltzfP i'<( //. ffe/'.Rc Deput!il Assessor DESCRIPTION ~ .. :-The South 990 feet or the S~e-tourth (l) or the Northe,.st cne-rour):h (;), except any port1on thereof ly1ng w1th1n 148th Ave. s.E • . All in Section 10, Township 23 llortil, Range 5 East. Lot No, 1 · The North 495 feet of the South 990 feet or the Southeast one-fourth (ti or the Wbrthellst one-fourth (ti, except any portion thereof lylng . ·······--··-·· within 148th Ave. s. E, All in Section 10,. Township 23 North, Range 5 East. Lot No. 2 The South 495 feet of the South 990 feet or the Southeast one-fourth(t) or the Northeast cine-fourth (ti, except any portion thereof ly!ng within 148th Ave. s. E. All in Section 10, Township 23 North, Range ..... ~-East ... .. ·--·--·~---·······-------··--- P•qe J of 3 : .:V,fl·., .. : •·s·::c 7, •, ~:: ~-_~,, .t ~'-. ' __ . ·;; .. ' 0 - ... • N 'J rn ,, > -' !~ ~ I ~ . s l J ~ 1 .. 0 ~ ~ .. i= I I I I I • • . . ~ Sc1 ... Th e~t ~ o f 'I\ o..--0. =s:1' f >«-/( ~ 17 a , . !I. Ill I' r .. F~S r -Wed /!c .. Te. r 1,.,, e o r '• Pre))'lred by Belen E. Shook 2501 Mead ow ·Ave N. Benton, WRsh1ngton 98055 .. 226 .28?,5 .pirection: W • Scale: 1 • = 200 1 0 -··--· ······--·-···-·- Sbort Plat 110,, __ _.1_.1.L7.L7,,_00:,.J,_ ___ _ ri ' " ...... ~ .. ~'! "··#/' ,, •, :; I \ \ • . ------:?' -• f I ISCLARAT ICII: lnow all men by these presents that we, tbe undersigned, owner(s) in tee eimple (and contract purcbaser(s)I of the land herein described .do hereby make a short subdivision thereof pursuant to aar 58.17.060 and declare this short plat to be the graphic representation of same, and that said short sub di vision is 1118.de with the free consent and in accordance with the desire of the owner(e). In witness -!!>8reof we ha.ve set our bands and seals. ---_;:.:-/~/~ 4-· 4<~ tC«4 L BTATE OF 'fASHINGrON,(.a. Coan~ orl1n9 -i QJ th!.• clay 1"'.rsOndl11 •.Pl"'•red before • \l;c:zl I £ ,B,, l,V <' '1 4 / V,-j ??~ B,,u_,c,. /?e/c 11veo,//a. /),-/J;.,__./..(7,..,.v/l O //,/,,.? SSh~,.A to • knotm 'to be the 1ndv.1ctual described in and who e%ecuted the ,w.1thin and fore'}Oing "illstruant, ..,d aclcnottledged CMt/"be',1 sJ-d the SH" ur/Je(, tree and volwitazy act ad dNcf •. Lor th• use• and l'fUposes therein aeaUoned. GIVBH-rmdu 1111 band and oUJc~is L.Z dai, of &f&az {¥~ ,19??. -•_ dk/d& . . Mota.iv 11,: .ln ud for. the State of ltubington, .... zmJ~.W":n - -'STATE OF t/J~<; b1117 ,11? Coan17of tfznt; . i 0a 11,;, // day of Ae.1-1 . A D 17('"/ • ., N Pub! ..11, ,1 • • 19.L.J:"before me, the under • . apir.q, • otary. ic in and for theState of [,<'' 0 ) b t f74 re I J dul . . . and awom, personally appeared ~,/,c n F 56 re' q: / r T comratssJOned ~ me lcoow_n to be die ~dividual described in and who a:ec111cd tLe forea:oin; instrument for a:;;:;: ,df d .. attomey In fact of rt(' .1.. 1€« n Ls ,/q .,I b Lo h . d •L . _J an .., , _, __ , I d th ,,.. a t erem escr10CQ. and aclcnowledged t., me that --....L-Aea1Y.ucutti,d~ae eaariteas a.er • Ju ta --'d--' d hf d . I the . 0 n '7 a1K1 eeu an as t e ree an •olur.::ary act and deed . 0 .., • • !or ~ ase-and P~e, therein mentioned, and on oath etatcd that the power of attorney authorizmg the uecut1on of ti.is instrument la.as not ~ revoked and that the aid ----------------"'· now livinc. WITNESS mY ]umd and official 11eal hereto .si:a.ed tbe d.,y and -/. -~~~~=,£=-;-:;;;::.~-~ Form L 31 <Acknowled,ment by SeU and aa Attorney iQ Fac:t.. PioaHr t.:atic:ma.l Tu1e lnaurance Co1QPU1yJ ------------------ Bhort Plat Number J/77 003 ·t,;. ... ) l I , ' , .j ~ ... '! ·~ ,,,/_' __ ,j ....... --. --- (e, ® • King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue SW Renton, WA 98055-1219 (206) 296-6600 TTY (206) 296-721 7 STATE OF WASHINGTON ) ) ss COUN1Y OF KING ) ". 'Af:fid~yit Concerning '' Sensitive Areas Compliance Alternative formats available upon request File Number: _LQ_3_P_O_O_l 8 Application Name: I/<ON'--WDO~D--- Project Location: _ _,1_,1'--le;..u.1..;3.,___-___._1 ;;;,_l/;-'8'--r/--«---'A:::Y'.E~=-----'5"""'E-+----'K""--'-f; .... tJc.::'.L.yo,,,_t,J:...;_---1.ZJ.,.B"-'o::..=y+1-I The undersigned, being first duly sworn on oath deposes and says: 1. That the affiant is competent to be a witness herein; 2. That the affiant is the applicant for the above project; 3. That to the best of the affiant's knowledge the sensitive areas on the development proposal site have not been illegally altered; and 4. That the affiant has not previously been found to be in violation of sensitive areas regulations for any property in King County, or alternatively, that if there have been any violations, such violations have been/are being cured to the satisfaction of King County. ~~ /c()~ ~ ((~/(-03 Applicant Signature Date and Place (City and State) I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct. AFFIDAVIT CONCERNING SENSmVE AREAS COMPLIANCE lc-aff-sacomp PROJECT: OWNER: APPLICANT: PROPERTY: • • SEPA CHECKLIST Rosemonte (fonnerly, Ironwood) Wedgewood Lane, LLC 1560-140'h Ave NE Suite 100 Bellevue, WA 98005 Patrick Gilroy LandTrust, Inc. 1560-1401h Ave NE Suite 100 Bellevue, WA 98005 "Rosemonte" -King County APN: 1023059390 11813 1481h Ave SE Renton, WA 98059 00 :: ~t;, m@ K.c. D.D.E.s. Exhibit No. __ t.f....1-___ _ Item No. b::~ ~f OS)\ rr" Received 3 · 2 2 -<::>'.?c · ·. •,nuntv Hearing Examiner MAIN FILE COPY SEPA Chcck!i:')t -Ko~-r1inre.doc: 9/16/2004: Page:! (.\~ • • A. BACKGROUND 1. Name of proposed project, if applicable: Rosemonte 2. Name of applicant: LandTrust, Inc. 3. Address and phone number of applicant and contact person: Applicant & Contact Person: Patrick Gilroy LandTrust, Inc. 1560-J4dh Avenue NE, #JOO Bellevue, WA 98005 (425) 747-1726 email: patrick@northward.com 4. Date checklist prepared: September 16, 2004 5. Agency requesting checklist: King County Developmental and Environmental Services Division 6. Proposed timing or schedule (including phasing, if applicable): Construction on Rosemonte is proposed to start during the Summer of 2005 subject to the approval process. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. A portion of the proposed development is affected by the 325' permanent buffer from the Redtail Hawk's nest on the neighboring property to the south. We plan to monitor the nest activity and we will develop the lots affected by that buffer once the Hawk has vacated the nest for a number of seasons. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Already completed are a Wetland Evaluation I Mitigation Concept by Alder NW, dated May, 2003, and a Geotechnica/ Engineering Report by Associated Earth Sciences, Inc., dated April 18, 2003. ,_ PROJECT: OWNER: APPLICANT: PROPERTY: • • SEP A CHECKLIST Rosemonte (fonnerly, Ironwood) Wedgewood Lane, LLC 1560-140'h Ave NE Suite 100 Bellevue, WA 98005 Patrick Gilroy LandTrust, Inc. 1560-1401h Ave NE Suite 100 Bellevue, WA 98005 "Rosemonte" -King County APN: 1023059390 11813 148 1h Ave SE Renton, WA 98059 SEPA Chcckli::-1 -Ro~,:,1111nfc-.doc: 9/16/2004: Page: l ,· • • A. BACKGROUND 1. Name of proposed project, if applicable: Rosemonte 2. Name of applicant: LandTrust, Inc. 3. Address and phone number of applicant and contact person: Applicant & Contact Person: Patrick Gilroy LandTrust, Inc. 1560-J4dh Avenue NE, #JOO Bellevue, WA 98005 (425) 747-1726 email: patrick@northward.com 4. Date checklist prepared: September 16, 2004 5. Agency requesting checklist: King County Developmental and Environmental Services Division 6. Proposed timing or schedule (including phasing, if applicable): Construction on Rosemonte is proposed to start during the Summer of 2005 subject to the approval process. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. A portion of the proposed development is affected by the 325' permanent buffer from the Redtail Hawk's nest on the neighboring property to the south. We plan to monitor the nest activity and we will develop the lots affected by that buffer once the Hawk has vacated the nest for a number of seasons. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Already completed are a Wetland Evaluation I Mitigation Concept by Alder NW, dated May, 2003, and a Geotechnical Engineering Report by Associated Earth Sciences, Inc., dated April 18, 2003. SEP.-\ Clu.•ck.li:-.1 -H._o'.'>.'nt11111c.d~'.lc: 9/16/2004: Pagt: 2 -· ' 9. Do you know whether 'plications are pending for governmlal approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Not to our knowledge. 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary Plat Final Plat approval Building Permits Grading Permits NP DES Storm Water Permit DNR Forest Practices Permit Other Customary Permits 11. Give a 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.) The property is 14.9 acres and is located in un-incorporated King County. A single:family residence is present on the property, and the home is occupied. The property is classified as Residential 4 du/acre per King County. The site is relatively flat with no 40% or greater slopes on site. The residential site plan proposes to create a 251-lot preliminary plat with fee simple residential lots. The lots will lie on the east side of the wetland; they will take access from the project to the South, East Renton (L02P0005), proposed by CamWest Development, via a 42' public street right- of-way. 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 property is located between I 42"'1 Avenue SE and I 48h Avenue SE, immediately to the south of SE I I 6'h . Ave. A legal description and vicinity map is attached hereto and incorporated by reference. 13. Does the proposal lie with an area designated on King County's folio maps as environmentally sensitive? No. B. ENVIRONMENT AL ELEMENTS 1. Earth ~EPA Chccklbt -Ro:-.cmon1c.lfoc: 'l : t,/2004: Page: 3 a. General descrlon of the site (circle one): Flat, rotlg, hilly, steep slopes, mountainous other ___ . The property gradually slopes down from the west and east to a central low area. b. What is the steepest slope on the site (approximate percent slope)? The site topography has moderate slopes, which do not appear to exceed King County criteria for steep slopes of greater than 40% inclination. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. .. According to the Geotechnical Engineering report, prepared by Associated Earth Sciences, and dated April 18, 2003, the site is underlain by Vashon Lodgement Till. This till consists generally of medium dense, fine to coarse sand, containing some silt and gravel and trace amounts of cobbles and boulders. The material possesses high shear strength and low compressibility; it is suitable for structural support, and is anticipated to have a low permeability rate. There are no critical or sensitive slope areas on the site, according to the soils report. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the grading is to construct the public right-of-way and to provide building pads and utility improvements for single-family residences. The site is anticipated to be balanced on site by cutting and filling. The approximate quantity of the cut and fill that will occur on site is 10,000 cubic yards. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of denuded soil during and immediately following storm events. However, best management practices will be exercised to minimize silt-laden runoff. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The amount of impervious surface after construction is 3.295 acres, which is 22.5% of the entire site. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion and sedimentation control (J'ESCP) plan will be prepared for the project and implemented prior to commencement of construction activities. During construction erosion SEPA Chccklbt -Ro:')cmon1t·.d~1c q 16/2004: Page: 4 2. Air control measures ! include any of the following: siltatiolnce, temporary siltation ponds and other measures which may be used in accordance with the requirements of the Lead Agency. At completion of the project, permanent measures will include stormwater runoff facilities and water quality facilities as required. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, there will be increased exhaust and dust particle em1sszons. After construction, the principle source of emissions will be from the automobile traffic that uses the site. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Off-site sources of emissions or odors are those typical of the neighborhoods that surround this site, such as automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction impacts will not be significant and will be controlled by several methods which may include: watering or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the site, and maintaining gravel construction entrances. Automobile and other emission standards are regulated by the State of Washington. The site has been included in a "No Burn Zone" by the Puget Sound Air Pollution Control Agency, which went into effect on September 1, 1992. No land clearing fires would be permitted on-site, nor in the surrounding neighborhood in accordance with the regulation. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. According to the May 2003 Wetland Evaluation from Alder NW. the property contains a wetland that bisects the property north/south. There is another, smaller wetland that is removed from the larger one in the southwest corner of the property. It is approximately 2,000 square feet in size. 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. The larger 'ntral wetland area will be impacted' the proposed route of the sewer line from the east to the west half of the property. However, application to cross the wetland with sewers will be made by the local sewer purveyor. We are also proposing to impact a small amount of buffer area (less than 65%) where lots 13-15 of the proposed site plan encroach upon the buffer. 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. Approximately 1100 square feet of wetland area will be disturbed during the installation of the sewer main. Approximately 300 yards of material will be removed and replaced with suitable fill material from somewhere on site, if possible. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. There will be no surface water withdrawals or diversions. Please refer to the preliminary storm drainage plan. 5) 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, a public sanitary sewer system will be installed to serve the site. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn in association with this project -public water mains will be installed as part of the site construction. On-site runoff from this property, as well as the neighboring property to the west, will be detained and treated, then slowly released back into the surrounding environment. 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. The site will be served by sanitary sewers. There will be no waste material discharged to the ground from the site. Post-construction stormwater runoff from roadways and buildings will be collected within drainage facilities which have been designed to handle the stormwater :--EPA Checklbt -R<hcrnonrc.d~)c: 9 ! 1}<?004: Page: 6 runoff from I.entire site, as well as the neighborl site to the west. requirements for water quality and runoff rate control will be met. c. Water Runoff (including storm water): King County's 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stormwater runoff will result from roadways, buildings, parking areas, and other impervious surfaces. The run-off from this project and the neighboring property to the west will be collected and routed to the retention/detention facilities located on-site, treated for sediment and petroleum removal, then released. Requirements for water quality, and runoff rate control will be met. 2) Could waste materials enter ground or surface waters? If so, generally describe. This would be very unlikely. The only materials that could enter ground or surface waters would be those associated with automobile discharges and yard and garden preparations. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: An approved storm drainage system will be designed to handle the project and implemented in order to mitigate any adverse impacts from stormwater runoff The system will include temporary erosion control barriers during site construction, and permanent stormwater collection/treatment facilities soon after beginning site construction. This permanent system will ensure that potential impacts to ground and surface waters will be significantly reduced. 4. Plants a. Check or underline types of vegetation found on the site: _x_ deciduous tree: alder. maple. aspen. other: cottonwood _x_ evergreen tree: fir. cedar. pine. other: _x_ shrubs _x_ grass _x_ pasture _x_ wet soil plants: cattail. buttercup. softrush. 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? Types of vegetation on the site that will be removed consist mainly of Western Red Cedar, Sala/, Sword Fern, Himalayan Blackberry and Red Alder. c. List threatened or endangered species known to be on or near the site. None to our knowledge. 'EPA Chccklif)l -Ro~em<1n1c.d..Jc: q Ii• 2004: Pngc: 7 d. Proposed land.ping, use of native plants, or ot. measures to preserve or enhance vegetation on the site, if any: Certain areas throughout the site will be landscaped with native species in the effort to enhance the vegetation on site and to diminish the impact of the site construction. Where buffers or wetlands are planned to be impacted, native plants will be restored to the area and the buffers enhanced according to a buffer mitigation plan. 5. Animals a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: crows and miscellaneous small birds mammals: deer, bear, elk, beaver, other: squirrels, chipmunks, raccoons fish: bass, salmon, trout, herring, shellfish, other: None b. List any threatened or endangered species known to be on or near the site. None to our knowledge .. c. Is the site part of a migration route? If so, explain. The site is part of the Pacific Fly Way. d. Proposed measures to preserve or enhance wildlife, if any: Certain areas throughout the site will be landscaped with native species in the effort to enhance the vegetation on site and to diminish the impact of the construction of the site. Enhancements will be made to the wetland buffer; the vast majority of the wetland, which currently provides good refuge for wildlife, will be preserved. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will be the primary source of energy used to provide healing and cooling to each building on the site. These forms of energy are immediately available to the site. The builder will provide the appropriate heating and cooling systems for each building, which is energy efficient and cost effective. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. SEP.-\ Checklist ~Roscrnonll'.d,Jt: ,) 1 6-'2004: Page: 8 c. What kinds of enf gy conservation features are includ~n the plans of this proposal: List other proposed measures to reduce or control energy impacts, if any: The requirements of the International Building Code and the State Energy Code will be incorporated, when feasible, into the construction of the buildings. Energy conserving materials and fixtures are encouraged in all new construction. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. The project will not generate any environmental health hazards. 1) Describe special emergency services that might be required. None to our knowledge. 2) Proposed measures to reduce or control environmental health hazards, if any: To our knowledge, here are no on-site environmental health hazards known to exist today nor are there any that will be generated as a direct result of this proposal. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The main source of off-site noise in this area originates from the vehicular traffic present on 148'h Ave SE. 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. Short-term noise impacts will result from the use of construction and building equipment during site development and the construction of the homes and installation of utilities. These temporary activities will be limited to the working hours allowed by the local governance. Long-term impacts will be those associated with the increase of activity on the site; additional traffic and noise associated with the use of the site. 3) Proposed measures to reduce or control noise impacts, if any: Building construction will be done during daytime hours per local governing regulation. Construction equipment will be equipped with mujjler devices and idling time should be kept at a minimum. SEP.\ Chccklbt -Ro~cmon!c.dvc \J ! 6'2004: Page: 9 8. Land and Shoreline ~ • a. What is the current use of the site and adjacent properties? The site has two single family residences and associated outbuildings -there is one residence per parcel .. North: East: South: West: Single Family Residential (undeveloped) Single Family Residential (rural) Single Family Residential (undeveloped) Single Family Residential b. Has the site been used for agriculture? If so, describe. Not to our knowledge. c. Describe any structures on the site. There is one residence on the property. A house and a barn sit close to the southeast corner of the property. d. Will any structures be demolished? If so, what? The residence and outbuildings on the property will be removed. Demolition permits and inspections will be obtained prior to the removal of the structures. e. What is the current zoning classification of the site? The current zoning of the property is R-4. f. What is the current comprehensive plan designation of the site? The current King County comprehensive plan designation is UM -Urban Residential 4-12 dulac. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes. Please refer to the attached Wetland Evaluation report from Alder NW i. Approximately how many people would reside or work in the completed project? Approximately 62 people will reside in the completed project (25 units X 2.5 people per home). j. Approximately how many people would the completed project displace? SEPA Checklbt -R<>Scrn(mfc.dlH.:· <.J i 6/2004: Page: I 0 ,, ------------ Two -the currl owners, Rick and Patricia Crull, 'o are selling their property for development. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposal is consistent with the current zoning maps and the goals and policies of both comprehensive plans. The area surrounding the site consists of residential housing. This use is compatible with surrounding uses both existing and proposed. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Twenty-five new single:family residences would be created by the project. The homes are anticipated to be sold in the middle-income price range. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One unit of middle-income housing will be eliminated as part of the project .. c. Proposed measures to reduce or control housing impacts, if any: Twenty-five new homes will be added. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? --, The buildings will meet the height requirements of the R-4 zone and will not exceed 2 stories and 30 feet. The exterior building material for the buildings will consist primarily of hardi-plank siding and cedar shingles. The roofing will consist of a composite material. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: The buildings will be of a scale and size to be compatible with the surrounding neighborhood and within the scope of the requirements for the Residential zone. The new homes will be of a ~;EPA ChL'cklbt -R<hcmonic.ddc'. (J i 6·'2:004: Pagt': l l scale and size rite compatible with the existing neig.rhoods. Also, installed by the future residents to provide an additional visual buffer. 11. Light and Glare landscaping will be a. What type of light or glare will the proposal produce? What time of day would it mainly occur. Light and glare will originate from exterior lighting. Light will, also be produced from vehicles using the site. These impacts would occur primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? The only offiite source of light and glare are from vehicles and street lighting from the adjacent streets and the surrounding neighborhood. d. Proposed measures to reduce or control light and glare impacts, if any: Street lighting, when deemed necessary, will be installed in a manner that directs the light downward. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Maplewood Park (located on 1441h Ave. SE), Maplewood Golf Course, Ron Regis Park, the Cedar River Trail, and the Cedar River Regional Park (located on the Renton Maple Valley Road) are in proximity to the site. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreational opportunities to be provided by the project or applicant, if any? The site will provide multiple tracts of open space throughout the site that will provide residents with passive green space. The applicant will also be responsible for a mitigation fees for each new single.family residence. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. '-EPA Chcckli!>l -Ro:>crnonr,·.dvc: \) I fi ~004: Page: 12 None to our know/le. • b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None to our knowledge. c. Proposed measures to reduce or control impacts, if any: Not applicable. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The property currently fronts onto 14B'h Ave SE. The new internal public street will connect 25 lots to the neighboring development to the South, the East Renton project proposed by Cam West (DDES file no. L02P0005). Please refer to the Site Plan for the exact location of the proposed streets .. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No. The nearest transit stop is 0. 7 miles away, located at the intersection of Duvall Avenue N.E. and Sunset Boulevard. Routes 11 i, 114 and 240 provide service at this location. c. How many parking spaces would the completed project have? How many would the project eliminate? The project will not eliminate any parking spaces. Four parking spaces will be provided in association with each home; a total of 100 spaces will be provided on the site. The spaces will be located in garages and on the driveways. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). This proposal will create two new public streets to access the homes. The new internal streets will have a 42' rights-of-way. The proposal may also require additional improvements to existing roads or streets along the frontage. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. \!'.:PA Chccklbt-Ro::.e1rn11uc.d,.)(;: 9/1/J ·:~004: Page: 13 I • • The project is estimated to generate 239 daily trips, with 15 AM Peak Hour and 25 PM Peak Hour trips. g. Proposed measures to reduce or control transportation impacts, if any: The project will be paying the mitigation fees for the number of units that are ultimately developed. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The need/or public service such as fire, health. and police protection will be typical of single-family residential areas. b. Proposed measures to reduce or control direct impacts on public services, if any. The roads and buildings will be constructed to meet all applicable standards and codes of the County and the Uniform Building Code. Access to the site will be obtained from a public streets. The proposed homes will contribute to the local tax base and provide additional tax revenue for the various public services. 16. Utilities a. Underline utilities currently available at the site: electricity, natural gas, water, refuse service. telephone, sanitary sewer, septic system, other. All utilities are available to the site through extensions of existing services. Extension of services will be the developers' responsibility. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity will be provided by Puget Sound Energy Natural Gas will be provided by Puget Sound Energy Water Service will be provided by King County Water District #90 Sanitary Sewer will be provided by The City of Renton Telephone Service will be provided by Qwest (.,.!:PA Cht'ckli~l -R<hcnwrnc.d(J..:: 9-1 h 2004: Pag<.': 14 C. SIGNATURE • • The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying o hem to make its decision. Signat11re: Date Submitted: "sl'_:l'..\ Chccklbt-Roscmonrt',d(1c: 9 ii,·',;o04: Page: l5 • PROJECT: APPLICANT: PROPERTY: • ' • SEPA CHECKLIST Ironwood (fonnerly, the Crull Property) Patrick Gilroy Northward Homes, Inc. 1560-1401b Ave NE Suite 100 Bellevue, WA 98005 "Ironwood" -King County APN: 1023059390 11813 1481b Ave SE Renton, WA 98059 L03P00I8 , K.c •. o.o.E.s.; · Sf·]'A Chi.::1.:klbi -lronwooJ; 5/8/::003; Pagt:: I ~AIN FILE COPY • A. BACKGROUND. 1. Name of proposed project, if applicable: Ironwood 2. Name of applicant: Northward Properties 3. Address and phone number of applicant and contact person: Applicant & Contact Person: Patrick Gilroy Northward Properties 1560-14dh Avenue NE. #JOO Bellevue, WA 98005. (425) 747-1726 email: patrick@northward.com 4. Date checklist prepared: April 17, 2003 5. Agency requesting checklist: King County Developmental and Environmental Services Division • 6. Proposed timing or schedule (including phasing, if applicable): • • Construction on Ironwood is proposed to start during the Summer of 2004 subject to the approval process. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. A portion of the proposed development is affected by the 325' permanent buffer from the Redtai/ Hawk's nest on the neighboring property to the south. We plan to monitor the nest activity and we will.develop the lots affected by that buffer once the Hawk has vacated the nest for a number of seasons. 8. List any environmental information you know about that bas been prepared, or will be prepared, directly related to this proposal. • • A Phase One environmental assessment will be completed. Already completed are a Wetland Evaluation I Mitigation Concept by Alder NW, dated May, 2003, and a Geotechnical Engineering Report by Associated Earth Sciences, Inc., dated April 18, 2003. 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. Not to our knowledge. 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary Plat Final Plat approval Building Permits Grading Permits NP DES Storm Water Permit DNR Forest Practices Permit Other Customary Permits 11. Give a 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.) The property is 14.9 acres and is located.in un-incorporated King County. A single-family residence is present on the property, and the home is occupied. The property is classified as Residential 4 du/acre per King County. The site is relatively flat with no 40% or greater slopes on site. The residential site plan proposes to create a 41-lot preliminary plat with fee simple residential lots. Of the 41 lots, 16 of those will lie on the west side of the wetland that divides the property; these 16 lots will take access through the neighboring property from 142"'1 Ave SE, within the Renton City limits. The neighboring property in the City is also under application for development at this time. The remaining 25 lots will lie on the east side,ofthe wetland; they will take access from 14B'h Ave SE, via a 42 'public street right-of way. 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 property is located between 142"" Avenue SE and l 4d1' Avenue SE, immediately to the south of SE 11 ff' Ave. A legal description and vicinity map is attached hereto and incorporated by reference. 13. Does the proposal lie with an area designated on King County's folio maps as environmentally sensitive? SEPA Chcckh:-;t -·JronwouJ; 5/l:V-20(13; Page: 3 • • ,. No. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous other --- The property gradually slopes down from the west and east to a.central low area. b. What is the steepest slope on the site (approximate percent slope)? The site topography has moderate slopes, which do not appear to exceed King County criteria for steep slopes of greater than 40% inclination. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? lfyo.u know the classification of agricultural soils, specify them and note ariy prime farmland. According to the Geotechnical Engineering report, prepared by Associated·Earth Sciences, and dated April 18, 2003, the site is underlain by Vashon Lodgement Till. This till consists generally of medium dense, fine to coarse sand, containing some silt and gravel and trace amounts of cobbles and boulders. The material possesses high shear strength and low compressibility; it is suitable for structural support, and is anticipated to have a low permeability rate. There are no critical or sensitive slope areas on the site, according to the soils report. · d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the grading is to construct the public right-of-way and to provide building pads and utility improvements for single-family residences. The site is anticipated to be balanced on site by cutting and filling. The approximate quantity of the cut and fill that will occur on site is 10,000 cubic yards. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of denuded soil during and immediately following storm events. However, best management practices will be exercised to minimize silt-laden runoff. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? SEPA Checklist -Ironwood; 5/8/'20(13; Page: ,1 .. ' The amount of im,rvious surface after construction is 3.1 acres, which is 22.5% of the entire site. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air A temporary erosion and sedimentation control (l'ESCP) plan will be prepared for the project and implemented prior to commencement of construction activities. During construction erosion control measures may include any of the following: siltation fence, temporary siltation ponds and other measures which may be used in accordance with the requirements of the Lead Agency. At completion of the project, permanent measures will include stormwater runoff facilities and water quality facilities as required. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, there will be increased exhaust and dust particle emissions. After construction, the principle source of emissions will be from the automobile traffic that uses the site. b. Are there any off-site sources of emissions or odor that may affect your proposal? If. so, generally describe. Off-site sources of emissions or odors are those typical of the neighborhoods that surround this site, such as automobile emissions from traffic on adfacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction impacts will not be significant and will be controlled by several methods which may include: watering or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the site, and maintaining gravel construction entrances. Automobile and other emission standards are regulated by the State of Washington. The site has been included in a "No Burn Zone" by the Puget Sound Air Pollution Control Agency, which went into effect on September 1, 1992. No land clearing fires would be permitted on-site, nor in the surrounding neighborhood in accordance with the regulation. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into.· According to the May, 2003 Wetland Evaluation from Alder NW. the property contains a wetland that bisects the properly north/south There is another, smaller wetland that is SEPA Ch~cklist -lronwooJ; 5/8/'20((l; Page;:, • • • removed from the larger one in the southwest corner of the property. It is approximately 2,000 square feet in size. 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. We are proposing to fill the small wetland (less than 2,000 square feet) in the southwest corner of the property. The larger, central wetland area will also be impacted by the proposed route of the sewer line from the east lo the west· half of the property. However, application to cross the wetland with sewers will be made by the local sewer purveyor. Also, a pedestrian trail connection for purposes of connecting recreational areas is being considered in the vicinity of the sewer crossing. Finally, we are proposing to impact a small amount of buffer area (less than 65%) where lots 13-15 of the proposed site plan encroach upon the buffer. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surfa.ce water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Approximately 1100 square feet of wetland area will be disturbed during the installation of the sewer main. Approximately 300 yards of material will be removed and replaced with suitable fill material from somewhere on site, if possible. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. There will be no surface water ·~ithdrawals or diversions. Please refer to the preliminary storm drainage plan. 5) 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, a public sanitary sewer system will be installed to serve the site. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn in association with this project -public water mains will be installed as part of the site construction. On-site runoff from this property, as well as the neighboring property to the west, will be detained and treated, then slowly released back into the surrounding environment. SEPA Checklist -Ironwood; 5/8/20(13; Page: 6 . ' 2) Describe wa! material that will be discharged A 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. The site will be served by sanitary sewers. There will be no waste material discharged to the ground from the site. Post-construction stormwater runoff from roadways and buildings will be collected within drainage facilities which have been designed to handle the stormwater runoff from the entire site, as well as the neighboring site to the west. King County's requirements for water quality and runoff rate control will be met. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stormwater runoff will result from roadways, buildings, parking areas, and other impervious surfaces. The run-off from this project and the neighboring property to the . west will be collected and routed to the retention/detention facilities located on-site, treated for sediment and petroleum removal,. then released. Requirements for water quality, and runoff rate control will be met. 2) Could waste materials enter ground or surface waters? If so, generally describe. This would be very unlikely. The only materials that could enter ground or surface waters would be those associated with automobile discharges and yard and garden preparations. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: An approved storm drainage system will be designed to handle the project and implemented in order to mitigate any adverse impacts from stormwater runoff The system will include temporary erosion control barriers during site construction, and permanent stormwater collection/treatment facilities soon after beginning site construction. This permanent system will ensure that potential impacts to ground and surface waters will be significantly reduced 4. Plants a. Check or underline types of vegetation found on the site: _x_ deciduous tree: alder, maple, aspen, other: cottonwood . _x_ evergreen tree: fir. cedar, pine, other: · _x_ shrubs _x_ grass _x_ pasture _x_ wet soil plants: cattail, buttercup. softrush. skunk cabbage. other water plants: water lily. eelgrass. milfoil. other: other types of vegetation: SEPA Cht::(..!k\ist -JromvooJ; 5,!~F20(('; Page: 7 . , b. What kind and !unt of vegetation will be removed !ltered? Types of vegetation on the site that will be removed consist mainly of Western Red Cedar, Sala/, Sword Fern, Himalayan Blackberry and Red Alder. c. List threatened or endangered species known to be on or near the site. None to our knowledge . d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Certain areas throughout the site will be landscaped with native species in the effort to enhance the vegetation on site and to diminish the impact of the site construction. · Where buffers or wetlands are planned to be impacted, native plants will be restored to the area and the buffers enhanced according to a buffer mitigation plan. 5. Animals a. Underline any birds and animals· which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: crows and miscellaneous small birds mammals: deer, bear, elk, beaver, other: squirrels, chipmunks, raccoons fish: bass. salmon, trout, herring, shellfish, other: None b. List any threatened or endangered species known to be on or near the site. A Red Tail Hawk's nest exists to the south of the subject property. c. Is the site part of a migration route? If so, explain. The site. is part of the Pacific Fly Way. d. Proposed measures to preserve or enhance wildlife, if any: Certain areas throughout the site will be landscaped with native species in the effort to enhance the vegetation on site and to diminish the impact of the construction of the site. Enhancements will be made to the wetland buffer; the vast majority of the wetland, which currently provides good refage for wildlife, will be preserved. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, _ manufacturing, etc. Electricity and/or natural gas will be the primary source of energy used to provide heating and cooling to each building on the site. These forms of energy are immediately available to the site. SEPA Chc:cklist -lrunwooJ; S/8:/'20((l; Page: 8 The builder will !vide the appropriate heating and coo.g systems for each building, which is energy efficient and cost effective. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal: List other proposed measures to reduce or control energy impacts, if any: The requirements of the Uniform Building Code and the State Energy Code will be incorporated, when feasible, into the construction of the buildings. Energy conserving materials and fixtures are encouraged in all new construction. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemica_Is, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. · The project .will not generate any environmental health hazards. 1) Describe special emergency services that might be required. None to our knowledge. 2) Proposed measures to reduce or control environmental health hazards, if any: There are no on-site environmental health hazards known to exist today nor are there any that will be generated as a direct result of this proposal. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The main source of off-site noise in this area originates from the vehicular traffic present on · l 48'h Ave SE. 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. Short-term noise impacts will result from the use of construction and building equipment during site.development and the construction of the homes and installation of utilities. These temporary activities will be limited to the working hours allowed by the local governance. SEPA Ch~t:klist -lnmwooJ; 5/8/20(1.'..''; Page; 9 Long-term i!acts will be those associated with le increase additional traffic and noise associated with the use of the site. 3) Proposed measures to reduce or control noise impacts, if any: of activity on the site; Building construction will be done during daytime hours per local governing regulation. Construction equipment will be equipped with muffler devices and idling time should be kept at a minimum. 8. Land and Shoreline Use a .. What is the current use of the site and adjacent properties? The site has two single family residences and associated outbuildings -there is one residence per parcel .. North: East: South: West: Single Family Residential (undeveloped) Single Family Residential (rural) Single Family Residential (undeveloped) Single Family Residential b. Has the site been used for agriculture? If so, describe. Not to our knowledge. . c. Describe any structures on the site .. There is one residence on the property. A house and a barn sit close to the southeast corner of the property. · d. Will any structures he demolished? If so, what? The residence and outbuildings on the property will be removed Demolition permits and inspections will be obtained prior to the removal of the structures. e. What is the current zoning classification of the site? The current zoning of the property is R-4. f. What is the current comprehensive plan designation of the site? The current King County comprehensive plan designation is UM -Urban Residential 4-12 du/ac. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. b. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. SEPA Chtlcklist-lronwooJ; 5/8/2003; Page: JO i. Yes. Please refer lhe attached Wetland Evaluation repo.om Alder NW. Approximately how many people would reside or work in the completed project? Approximately 102 people will reside in the completed project (41 units X 2.5 people per home). j. Approximately how many people would the completed project displace? Two -the current owners, Rick and Patricia Crull, who are selling their property for development. k. Proposed measures to avoid or reduce displacement impacts, if any: None. L Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposal is consistent with the current zoning maps and the goals and policies of both comprehensive plans. The area surrounding the site consists of residential housing. This use is compatible with surrounding uses both existing and proposed. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Forty-one new single-family residences would be created by the project. The homes are anticipated to be sold in the middle-income price range. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One unit of middle-income housing will be eliminated as part of the project .. c. Proposed measures to reduce or control housing impacts, if any: Forty-one new homes will be added. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the · principal exterior building material(s) proposed? The buildings will meet the height requirements of the R-4 zone and will not exceed 2 stories and 30 feet. The exterior building material for. the buildings will consist primarily of hardi-plank siding and cedar shingles. The roofing will consist of a composite material. b. What views in the immediate vicinity would be altered or obstructed? SEPA Ch~tklist -1.ronwooJ; 5/8/:2003; P~tge: 11 • • • None. c. Proposed measures to reduce or control aesthetic impacts, if any: The buildings will be of a scale and size to be compatible with the surrounding neighborhood and within the scope of the requirements for the Residential zone. The new homes will be of a scale and size to be compatible with the existing neighborhoods. Also, landscaping will be installed by the future residents to provide an additional visual buffer. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur. Light and glare will originate from exterior lighting. Light will also be produced from vehicles using the site. These impacts would occur primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? The only ojfsite source of light and glare are from vehicles and street lighting from the adjacent streets and the surrounding neighborhood. d. Proposed measures to reduce or control light and glare impacts, if any: Street lighting, when deemed necessary, will be installed in a manner that directs the light downward 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Maplewood Park (located on 1441h Ave. SE), Maplewood Golf Course, Ron Regis Park, the Cedar River Trail, and the Cedar River Regional Park (located on the Renton Maple Valley Road) are in proximity to the site. b. Would the proposed project displace any existing recreational uses? If so, describe._ ·No. c. Proposed measures to reduce or control impacts on recreation, including recreational opportunities to be provided by the project or applicant, if any? SEPA ChiJcklist -Ironwood; 5/8/2003; Puge: 1'2 The site will pro. multiple tracts of open space throu/lut the site that will provide residents with passive green space. The applicant will also be responsible for a mitigation fees for each new single-family residence. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None to our knowledge. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None to our knowledge. c. Proposed measures to reduce or control impacts, if any: Not applicable. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The property currently fonts onto l 48'h Ave SE. The new internal public street will connect 25 of the 41 lots to 148' Ave SE. The remaining 16 lots will take access off of 142"" Ave SE, through the neighboring property to the west. Please refer to the Site Plan for the exact location of the entrances. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No. The nearest transit stop is 0. 7 miles away, located at the intersection of Duvall Avenue N.E. and Sunset Boulevard Routes 111, 114 and 240 provide service at this location. c. How ·many parking spaces would the completed project have? How many would the project eliminate? The project will not eliminate a,ry parking spaces. Four parking spaces will be provided in association with each home; a total of 164 spaces will be provided on the site. The spaces will be located in garages and on the driveways. ---· ··--· d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). SEPA Check Ii.st -JronwooJ; 5/8/20(13; Page: I:{ This proposal wfcreate two new public streets to acc,,the homes. The new inter:al s~eets will have a 42' rights-of way. The proposal may also require additional improvements to existing roads· or streets along the frontage. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f, How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The project is estimated to generate 382 daily trips, with 30 AM Peak Hour and 40 PM Peak Hour trips. g. Proposed measures to reduce or control transportation impacts, if any: The project will be paying the mitigation fees for the number of units that are _ultimately developed. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The need for public service such as fire, health, and police protection will be typical of single-family residential areas. b. Proposed measures to reduce or control direct impacts on public services, if any. The roads and buildings will be constructed to meet all applicable standards and codes of the County and the Uniform Building Code. Access to the site will be obtained from a public streets. The proposed homes will contribute to the local tax base and provide additional tax revenue for the various public services. 16. Utilities a. Underline utilities currently available at the site: electricity, natural gas. water, refuse service, telephone, sanitary sewer, septic system, other .. All utilities are available to the site through extensions of existing services. Extension of services · will be the developers' responsibility. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity will be provided by Puget Sound Energy SEPA Checklist -l.runwooJ; 5/8/'.!0(13; Pagt~: l•l Natural Gas will !'provided by Puget Sound Energy • Water Service will be provided by King County Water District #90 Sanitary Sewer will be provided by The City of Renton Telephone Service will be provided by Qwest C. SIGNATURE Signature: The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Date Submitted: SEPA Ch~l:khst -lrnnwooJ; S/8/'.20(13; Puge: 15 ~®' King County Road Services Dlvlslon Department or Transportat!on 201 South Jackson Street Seattle, WA 88104-3856 TYPE OF CERTIFICATE ~ ORIGINAL 0 CONDITIONAL June 13, 2002 Certificate # 01409 File Number: 02-04-12-01 Exnlres: June 13. 2003 CERTIFICATE OF TRANSPORTATION CONCURRENCY 0 Specific conditions are described on the reverse side of this certificate. Pursuant to King County Code, Chapter 14.70 as amended, this certificate confirms that the level of service standard used in the Transportation Concurrency Management program has been satisfied and sufficient road capacity is reserved for the development project described below. IMPORTANT: This certificate does not guarantee a development permit. Other transportation improvements and mitigation will be required to comply with Intersection Standards, Mitigation Payment System, King County road standards, and/or safety needs. I. ApplicantNarneandAddress: Patrick Gilroy, Northward Homes, LLC 1560 140th Avenue NE #100, Bellevue, WA 98005 2. Property Location: a. Property Address: 11813 148th Avenue SE b. Development Name: c. Parcel Number: 1023059390 3. Type ofDevelopment PermitToBe Requested: Formal Plat 4. Proposed Land Use: Single Family Residential 5. Zone Location and Reserved Units: a. Concurrency Zone: 442 Community Planning Area: Newcastle i. Commercial Project-Total Square Feet: 0 ii. Mult~family-NurnberofUnits: 0 iii. Single family· Number of Units: 53 6. This Certificate is subject to the following general conditions: a. This Certificate of Concurrency runs with the land and is transferable only to subsequent owners of the same property for the stated development, subject to the terms, conditions and expiration date listed herein. This Certificate of Concurrency is not transferable to any other property and has no commercial value. This Certificate Expires: June 13, 2003 unless you apply for the development permit described above, prior to that date. If this requirement is not met the King County Departruent of Transportation reserves the option to cancel your certificate and capacity reservation. When you apply for a development permit.with King County's Department of Development and Environmental Services (DDES). bring this Certificate of Transportation Concurrency as part of the development application package. If you have any questions, please call (206) 263-4722~ Linda Dougherty, Manager, Road Services DiVIsmn Department of Transportation LO 3 po o 18 ~gCouncy, Washmgron D [E~[E~~leil]' JUN 1 0 2003 l1dJ K.C: [).D.E.S. illi~li\! f!:l ~ King Co"'"'lty • ~artment L _·_ ~lopment and Environ al Services 900 0::1kcsdalc Avenue Southwest I) J1J, ii) ~ n ... Renton, Washington 98055-1219 (fe, fff f 'llt1(,V..efr ts available est Tendered By, __,h4'-'4,.-l.c ...... ::>-lL--Change 1780 (5/01) Pre-application No. (filled out by Klng County stair):-----------'---- Pl rl t ease DI n: Appiicant Name:patrick Gilrov. Northward · Date: na ,;,e,. 1n-, . Address: 1560 140th Ave; NE-Sui .. =lnn Phone: 14 ,._, .. ,.,_,.,.,., Bellevue. Wa-'-i ·. aannr:; Fax: (425) 747...;_4157 ProjectDescription: The proposa1 is to subdivide annroximatelv 14.7 AC. into 26 single-family detached lots. Permit(s) being requested: Preliminary Plat Project Address/Location: Parcel No(s): 11813 148th Avenue SE l 02':!n<;g':!OQ Renton, Washinqton 98055· Please indicate if pre-application is: . D Land Use Feasibility IB! Mandatory .. D Consolidated · .. Check the box(es) regarding lssues·you wish to discuss: · .· · D Land Use Permit Issues: Subdivision/ CUP/ Variances/ Reasonable Use/ PAUE lx] Site Issues: Zoning / Setbacks/ Density/ Subdivision Design / Landscaping · lx] Site Issues: Traffic/ _Road Access / Road Improvement I Road Variances/ Parking Layout lx] Site Issues:· Drainage / Site Development/ SWDM Variances & Adjustments D Shoreline Issues: Substantial Development Permit/ Permitted Uses/ Shoreline Setbacks 181 SEPA Issues: SEPA Checklist/ Off-Site Improvements/ Mitigation . ·· · lx] Wetland/Stream Issues: Buffers /Building Setbacks/ Flood Plains/ Mitigation . D Geotechnical Issues: Steep Slope/ Landslide/ Seismic/ Coal Mine/ Erosion _ . ~ ~ ~ ~ ~ W ~ ~ D Clearing/Grading Issues: Site Development/ Clearing Restrictions / Si.te Restora 0 Building Issues: Building/ Mechanical: HVAC/Energy/ Barrier-Free Standards JUN 1 O 2003 D Fire Issues: UFC / Fireflow /Access/ Sprinklers / Alarms / Hazardous Materials . · D Health lssue __ .s: .Sewer/ Septic/ W. ater / Groundwater/Noise Impacts K.C. · D.D.E.S. @ D Other (Specify): · · /J\f II=, "'\ 0 Ill I\ l\ 1g· ILE COIP,r f \ Land Use P,l,iQ. 'ti)lnm;,10Ua.lJ..J.i lo-lnfreq-pn,ap 2/07/02 Page 1 of 2 , • King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 206-296-6600 TTY 206-296-7217 • Web date: 09/27/2006 SUBDIVISION DENSITY & !DIMENSION CALCULATIONS For alternate formats, call 206-296-6600. File Number (To be filled in by ODES) PRELIMINARY SUBDIVISION WORKSHEET RELATING TO DENSITY AND DIMENSIONS Several development regulations play a role in the creation of a subdivision within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how to arrange for a pre-application conference. Worksheet Prepared By: /1 ~,·~ sh,iJ/A l, ~ /,. [(,iaol Asso u",:;,1i, $ Date: (P, t Name) Subdivision Name: Rose IYl()n fe Comprehensive Plan Land Use Designation: s:i n 1 I-<-b,41<1 : 1.1 f'h ,J ,lJ di 'f-JZ "bv /Ac Zoning: If more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions of K.C.C. 21A.12.200. PLEASE COMPLETE ONLY THE APPLICABLE PORTIONS OF THIS FORM I. Site Area (K.C.C. 21A.06.1172) also see (K.C.C. 21A.12.080): Site area (in square feet) is the TOTAL horizontal area of the project site. SubdivDensityDimensionCalcFORM.doc lc-cal-subden.pdf 09/27/2006 Page1of6 • • ·ca1culat1on: ____________ ------------------------ -------Gross horizontal area of the project site ____,4'-'!..,5'---','---'Z"'--'---'/8'"-------Site area in square feet NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 -~q_, _5_3~--Site area in acres NOTE: When calculating the site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See K.C.C. 21A.12.080) II. Base Density (K.C.C. 21A.12.030 -.040 tables): The base density is determined by the zone designalions(s) for the lot. 4: du/acre Ill. Allowable Dwelling Units and Rounding (K.C.C. 21A.12.070): The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from K.C.C. 21A.12.030 -.040 tables). __ q.,..,_, 5'"----'3 __ site area in acres (see Section 1.) X ___ 4_,__ __ base density (see Section II} = 28 allowable dwelling units Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2.75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See K.C.C. 21A.12.070(E).) IV. Required On-site Recreation Space (K.C.C. 21A.14.1SO): This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on property designated Commercial Outside of Center if more than four units, or any mixed use development if more than four units. Recreation space must be computed by multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (K.C.C. 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per K.C.C. 21A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: ----proposed number of studio and one bedroom units ----proposed number of two bedroom units 90 square feet X 170 square feet X 170 square feet X ----proposed number of three or more bedroom units Recreation space requirement SubdivDensityDimensionCalcFORM.doc lc-cal-subden.pdf 0912712006 + + = Page 2 of 6 1-, Required On-site Recreation Space Con.d • Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X Z ':? proposed number of units ------= Mobile home parks shall provide recreational space as follows: 260 square feet X ------proposed number of units = V. Net Buildable Area (K.C.C. 21A.06.797): This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: 0 areas within a project site which are required to be dedicated for public rights-of-way in ----- excess of sixty (60') of width + t 74, I,,, 7g-critical areas and their buffers, to the extent they are required by King County to remain undeveloped + 'Z8', 61~ areas required for above ground stormwater control facilities including, but not limited to, retention/detention ponds, biofiltration swales and setbacks from such ponds and swales + tj, 7~0 areas required by King County to be dedicated or reserved as on-site recreation areas. Deduct area within stormwater control facility if requesting recreation space credit as allowed by K.C.C 21A.14.180 (see Section IV) + 0 regional utility corridors, and + 0 other areas, excluding setbacks, required by King County to remain undeveloped = 'Z-/ 3, 04-3 Total reductions Calculation: 41 $, Z.t 8: site area in square feet (see Section1) = = Z/-,, 043 zo Z. t 7t;' ' Total reductions Net buildable area in square feet NOTE: convert site area is square feet to acres by dividing by 43,560 __ 4_,_,,~c,~4:_,__ Net buildable area in acres VI. Minimum Urban Residential Density (K.C.C. 21A.12.060): The minimum density requirement applies only to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the K.C.C. 21A.12.030 table. The minimum density requirements may be phased or waived by King County in certain cases. (See K.C.C. 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See K.C.C. 21A.12.030(B)12.) Calculation: = --,--4-;.--cc-,-base density in du/ac (see Section II) X 4, bf Net buildable area in acres (see Section V) /,f. S:f? X minimum density% set forth in K.C.C. 21A.12.030 or as adjusted in Section VII = __ __.l,..Cp,.__ minimum dwelling units required SubdivDensityDimensionCalcFORM.doc lc-cal-subden.pdf 09/27/2006 Page 3 of6 • • VII. Minimum Density Adjustments for Moderate Slopes (K.C.C. 21A.12.087): Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in K.C.C. 21A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: _____ sq. ft 0-5% slope increment X 2.5% median slope value= + sq. ft 5-10% slope increment X 7.5% median slope value = + + sq. ft 10-15% slope increment X 12.5% median slope value= sq. ft 15-20% slope increment X 17.5% median slope value= + sq. ft 20-25% slope increment X 22.5% median slope value = -----+ sq. ft 25-30% slope increment X 27.5% median slope value= ----- + _____ sq. ft 30-35% slope increment X 32.5% median slope value = + ------______ + ______ + + ------______ + ______ + ______ + + _____ sq. ft 35-40% slope increment X 37.5% median slope value= Total square feet -----in net buildable area ______ Total square feet adjusted for slope Calculation: total square feet adjusted for slope divided by total square feet in net buildable area -----= _____ weighted average slope of net buildable area = _____ % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in K.C.C. 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net Minimum Density Factor Buildable Area(s) of Site: 0% --less than 5% 85% 5% --less than 15% 83%, less 1.5% each 1 % of average slope in excess of 5% 15% --less than 40% 66%, less 2.0% for each 1 % of average slope in excess of 15% EXAMPLE CALCULATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: + + + + + + + _____ sq. ft 0-5% slope increment X 2.5% median slope value = 10,000 --~--sq. ft 5-10% slope increment X 7.5% median slope value= 20,000 --===-sq. ft 10-15% slope increment X 12.5% median slope value= _____ sq. ft 15-20% slope increment X 17.5% median slope value= _____ sq. ft 20-25% slope increment X 22.5% median slope value= -----sq. ft 25-30% slope increment X 27.5% median slope value= -----sq. ft 30-35% slope increment X 32.5% median slope value = -----sq. ft. 35-40% slope increment X 37.5 % median slope value= 750 + 2,500 + _____ + + ----- + ----- + ----- + ----- 30,000 Total square feet 3,250 Total square feet --~-- in net buildable area adjusted for slope 3,250 Total square feet adjusted for slope divided by 30,000 Total square feet in net buildable area = .108333 Weighted average slope of net buildable area = 11 % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Using the table above, an 11 % weighted average slope of net buildable area falls within the 5% --less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope in excess of 5%. Since 11 % is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in K.C.C. 21A.12.030 table. SubdivDensityDimensionCalcFORM.doc lc-cal-subden.pdf 0912712006 Page 4 of 6 • • VIII. Maximum Dwelling Units Allowed (K.C.C. 21A.12.030 -.040): This section should be completed only if the proposal includes application of residential density incentives (K.C.C. 21A.34) or transfer of density rights (K.C.C. 21A.37). Maximum density is calculated by adding the bonus or transfer units authorized to the base units calculated in Section Ill of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II) of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section 11) of the underlying zoning of the development. _____ base density in dwelling units per acre see (Section II) X 150% = maximum density -----maximum density in dwelling units per acre X site area in acres= maximum dwelling units allowed utilizing density incentives (K.C.C. 21A.34) -----base density in dwelling units per acre (see Section 11) X 200% = maximum density -----maximum density in dwelling units per acre X site area in acres= maximum dwelling units allowed utilizing density incentives with 100 percent affordable units (K.C.C. 21A.34) -----base density in dwelling units per acre (see Section II) X 150% = maximum density -----maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density transfers (K.C.C. 21A.37) Calculation: + + ------ ------ ------ ------ base allowable dwelling units calculated in Section Ill bonus units authorized by K.C.C. 21A.34 transfer units authorized by K.C.C. 21A.37 total dwelling units (cannot exceed maximum calculated above) IX. Minimum Lot Area For Construction (K.C.C. 21A.12.100): Except as provided for nonconformances in K.C.C. 21A.32: A. In the UR and R zones, no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero-lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws, and; B. In the A, F, or RA Zones: 1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (K.C.C. 21A.12.100) SubdivDensityDimensionCalcFORM.doc lc-cal-subden.pdf 0912712006 Page 5 of6 • • X. Lot Width (K.C.C. 21A.12.050(B)): Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot as shown below, provided than an access easement shall not be included within the circle. (See K.C.C. 21A.12.050). 30 Feel \ Lot Width Circle '· ·-·-·-·----~ Lot Width Measurement Check out the DDES Web site at www.metrokc.gov/ddes SubdivDensityDimensionCalcFORM.doc lc-cal-subden.pdf 09/27/2006 Page 6 of 6 • . i ; ~ if • -.. -.... ,,_ ,,.,,.,....c,.w, .. ,i.-"-•'-"'I'''-'•"" ... $ $ $ -----· --------------------- • [!~- r .. ~ "' m I • llll "'llf ~ c=~ PRELIMINARY PLAT • • 11 ·-CAMWEST DEVELOPMENT () I, % 1t ~ ROSEMONTE ~ .,. 'i ~ ..•• .,,, • ~ . . . KCI L03P0018 "' I " I KING COUN'TY. I IHI!\'?'~/ I ul I _ I : WABHINQTOH • _,,,,..,._,,_ ,.,,......, .. 10, .. ,, ........ _, __ ,,,, .. -...... ... "<, .... ,._, ,··. _.,::,·· · .. , , • i:,' I• _. __ ._., :-T 1- • I ! I 1t111a couwn: • illllftlllllllUa . -,. • • • • • • : . . . b~ :-•,,\ -------. ';'..\ ap•11a11ta111111111• .,. . . /;H ~ "' . ;:,":. .: • • • • • • • • .. • ;~~·:·~. C,i?-0-• ----~;;i •.. -.,,. .---·· -· ·-. • • : '~ : . . . : 'i:S : : .. :~ : . ~ . : ... : ~ .......•••.•...••..•............• •· • . PRELIMINARY UTILITY PLAN KING COUNTY R-4 LAYOUT CAMWEST DEVELOPMENT ROSEMONTE 111 Ii! !I ,~~...,/ I .. 1 I' _ r ,. : WABHtNOrON -. • • ® King County Subdivision Density and Dimension Calculations oc, o s 200s K.C. o.o.E.S- Alternative formats available upon request File Number (To be filled in by ODES)· PRELIMINARY SUBDIVISION WORKSHEET RELATING TO DENSITY AND DIMENSIONS Several development regulations play a role in the creation of a subdivisioh within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correcliy applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how to arrange for a pre-application conference. Worksheet Prepared By: ~ ~ LlrlTPtiDate: ID/ 4 / D 5 (Print ame) Subdivision Name: P1\<T ~N !=ie..o~ Comprehensive Plan Land Use Deslg:::: (Lg~ = / /\-L Zoning: T2-f If more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions ofK.C.C. 21A.12.200. Please complete only the applicable portions of this fonn I. Site Area (K.C.C. 21A.06.1172) also see (K.C.C. 21A.12.080): Site area (in square feet) is the gross horizontal area of the project site, less submerged lands as defined by K.C.C. 21A.06.1265, and less areas which are required to be dedicated on the perimeter of a project site for the public rights-of-way. __ _,&"--square feet in submerged land (any land below the ordinary high + ....n. water mark-seeKC.C. 21A.06.825) __ -v-..:_ __ square feet in perimeter rights-of-way which will be required to be = 1"'l... dedicated __ -V--"---Total Subdivision Density and Dimension Calculations lc-caJ.subden.pdf 12/10/03 MAIN FILf'C~~ Pago1of6 ® Check out the DDES Web site at www.metrokc.gov/ddes ~------------------------------------------------- Calculation: • • 7401 9 30 Gross horizontal area of the project site __ tr-'"'---Total submerged lands and rights-of-way 700 q30 Site area in square feet ' NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 _I~]_,__ __ Site area in acres NOTE: When calculating the site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See K.C.C. 21A.12.080) II. Base Density (K.C.C. 21A.12.030 -.040 tables): The base density is determined by the zone designations(s) for the lot. 1: du/acre Ill. Allowable Dwelling Units and Rounding (K.C.C. 21A.12.0701: The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from K.C.C. 21A.12.030-.040 tables). _I .... J~-site area in acres (see Section 1.) X = -~l,-6--allowable dwelling units 4 base density (see Section II) Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE:. For p~rcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2. 75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See K.C.C. 21A.12.070(E)). IV. Required On-site Recreation Space (K.C.C. 21A.14.1801: This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on property designated Commercial Outside of Center if more than four units, or any mixed use development if more than four units. Recreation space must be computed by Check out the DDES Web site at www.metrokc.gov/ddes SubdMsion Density and Dimension Calculations 12/10/03 Page 2 of6 • • multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (K.C.C. 21A.14.180). Note: King County has the discretion to accept a fee · in lieu of all or a portion of the required recreation space per K.C.C. 21A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X proposed number of studio and one bedroom units 170 square feet X ---proposed number of two bedroom units + 170 square feet X ---proposed number of three or more bedroom units + ---Recreation space requirement Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X 1e,fa____ proposed number of units Mobile home parks shall provide recreational space as follows: 260 square feet X ___ proposed number of units V. Net Buildable Area (K.C.C. 21A.06.797l: This section is used for computing minimum density and must be completed only if the sne is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: -6: areas within a project site which are required to be dedicated for public rights-of-way in excess of sixty (60) of width + 24:4,£:f/ sensitive areas and their buffers, to the extent they are required by King County to remain undeveloped :fr areas required for above ground stormwater control facilities including, but not limited to, + + f\ retention/detention ponds, biofiltration swales and setbacks from such ponds and swales _::!Z:_.., __ areas required by King County to be dedicated or reserved as on-site recreation areas. Deduct area within stonnwater control facility If requesting recreation space a-edit as + T\ ~ allowed by K.C.C. 21A 14.180 (see Section IV) _::::rr::~--regional utility corridors, and + __ :fr~--other areas, excluding setbacks, required by King County to remain undeveloped 2+4.539 Total reductions Calculation: 74019 oO site area in square feet (see Section1) -2~'53jTotal reductions = Net buildable area in square feet NOTE: convert site area is square feet to aaes by dividing by 43,560 = 4'I h, 391 Net buildable area in acres Check out the DDES Web site at www.metrokc.gov/ddes SubdMslon Density and Dimension Calculations lo-cal-subden.pdf 12/10/03 Paga 3 of6 + + + + + + + = • • VI. Minimum Urban Residential Density (K.C.C. 21A.12.060l: The minimum density requirement applies only to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the K.C.C. 21A.12.030 table. The minimum density requirements may be phased or waived by King County in certain cases. (See K.C.C. 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See K.C.C. 21A.12.030(8)12.) Calculation: f /. 9{}_ base density in du/ac (see Section II) X 4-. Net build able area in acres (see Section V} J,.J';;; X minimum density% set forth in K.C.C. 21A.12.030 or as adjusted in Section VII ---';'f,Fk:,"'°-minimum dwelling units required VII. Minimum Density Adjustments for Moderate Slopes IK.C.C. 21A.12.087l: Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in K.C.C. 21A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: ____ sq. ft 0-5% slope increment X 2.5% median slope value = ____ sq. ft 5-10% slope increment X 7.5% median slOpe value= + ____ sq. ft 10-15% slope Increment X 12.5% median slope value= _____ + ____ sq. ft 15-20% slope inaement X 17.5% median slope value= + ____ sq. ft 20-25% slope increment X 22.5% median slope value= + ____ sq. ft 25-30% slope increment X 27.5% median slope value.= + ____ sq. ft 30-35% slope increment X 32.5% median slope value = + ____ sq. ft 35-40% slope inaement X 37 .5% median slope value = + Total square feet Total square feet ----In net buildable area adjusted for slope Calculation: ____ total square feet adjusted for slope divided by total square feet in net buildable area ____ weighted average slope of net buildable area ____ % (Note: multiply by 100 to convert to percent-round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in K.C.C. 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net Minimum Density Factor Buildable Area(sl of Site: 0% -less than 5% 85% 5% --less than 15% 83%, less 1.5% each 1 % of averaae slooe in excess of 5% 15% -less than 40% 66%, less 2.0% for each 1 % of averaoe slooe in excess of 15% Check out the DDES Web site at www.metrokc.gov/ddes SubdMsion Density and Dimension CslculaUons lc-ad-subden.pdf 12/10/03 Page4of6 + + + + + + + • • EXAMPLE CALCULATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft 0-5% slope increment X 2.5% median slope value= 10000 sq. ft 5-10% slope incrementX 7.5% median slope value= 750 + 20,000 sq. ft 10-15% slope incrementX 12.5% median slope value= 2,500 + sq. ft 15-20% slope incrementX 17.5% median slope value= + sq. ft 20-25% slope increment X 22.5% median slope value= + sq. ft 25-30% slope incrementX 27.5% median slope value= + sq. ft 30-35% slope increment X 32.5% median slope value = + sq. ft. 35-40% slope increment X 37 .5 % median slope value = + 30,000 Total square feet 3250 Total square feet in net buildable area adjusted for slope 3 250 Total square feet adjusted for slope divided by 30,000 Total square feet in net buildable area = .108333 Weighted average slope of net buildable area = 11 % (Note: multiply by 100 to convert to percent -round up to nearest whole percent} Using the table above, an 11 % weighted average slope of net buildable area falls within the 5% -less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope jn excess of 5%. Since 11 % is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in K.C.C. 21A.12.030 table. VIII. Maximum Dwelling Units Allowed (K.C.C. 21A.12.030 -.040): This section should be completed only if the proposal includes application of residential density incentives (K.C.C. 21A.34) or transfer of density rights (K.C.C. 21A.37). Maximum density is calculated by adding the bonus or transfer untts authorized to the base units calculated in Section Ill of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II) of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section II) of the underlying zoning of the development. ____ base density in dwelling units per acre see (Section II) X 150% = maximum density -~--maximum density in dwelling units per acre X site area In acres = maximum dwelling units allowed utilizing density incentives (K.C.C. 21A.34) ____ base density in dwelling units per acre (see Section II) X 200% = maximum density -~--maximum density in dwelling units per acre X site area In acres=:.~~=~~- maximum dwelling units allowed utilizing density incentives with 100 percent affordable units (K.C.C. 21A34) ____ base density in dwelling units per acre (see Section II) X 150% = maximum density maximum density In dwelling units per acre X site area In acres = -m-ax~i-m_u_m-dwelling units allowed utilizing density transfers (KC.C. 21A.37} Calculation: + + _____ base allowable dwelling units calculated in Section Ill -----bonus units authorized by K.C.C. 21A.34 _____ transfer units authorized by K.C.C. 21A.37 _____ total dwelling units (cannot exceed maximum calculated above) Check out the DDES Web site at www.metrokc.qovlddes SubdMsion Density and Dimension Calculations lc-cal-subden.pdf 12/10/03 Page 5 of6 ~-------------------------------- • • IX. Minimum Lot Area For Construction (K.C.C. 21A.12.1001: Except as provided for nonconformances in K.C.C. 21A.32: X. A. In the UR and R zones, no construction shall be penmitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero- lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws, and; B. In the A, F, or RA Zones: 1. Construction shall not be penmitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (K.C.C. 21A.12.100) Lot Width (K.C.C. 21A.12.050(B1l: Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot as shown below, provided than an access easement shall not be included within the circle. (See K.C.C. 21A.12.050). ·-·-·-·-·-·-' Loi Width Measurement Check out the DDES Web site at www.metrokc.gov/ddes Subdivision Density and Dimension Calculations lc-cal~subden.pdf 12/10I03' Page 6 of6 . ' l,:..,...· ,. • King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 (206) 296-6600 TTY (206) 296-7217 • SLi"b'divisfon Dens.ity .--:·and-• I>·,. ·, ,,, f• Dimension Calculations ' Alternative formats available upon request File Number (To be filled in by DDES) ! PRELIMINARY SUBDIVISION WORKSHEET RELATING TO DENSITY AND DIMENSIONS! Several development regulations play a role in the creation of a subdivision within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call (206) 296-6600 to find out how to arrange for a pre-application conference. worksheet Prepared By: Lafe Hermansen (Print Name) Date: 3-J 4-03 Subdivision Name: Ironwood Preliminary Plat Comprehensive Plan Land Use Designation:UM-Urban Resi den ti a J 4-12 Du/Ac. Zoning:_.!.R,.__-..c4,._ ___________ _ If more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions of K.C.C. 21A.12.200. Please complete only the applicable portjons of thjs form I. Site Area (K.C.C. 21A.06.1172) also see (K.C.C. 21A,12.080): Site area (in square feet) is the gross horizontal area of the project site, ~ submerged lands as defined by K.C.C. 21A.06.1265, and~ areas which are required to be dedicated on the perimeter of a project site for the public rights-of-way. 5 J 2 square feet in submerged land (any land below the ordinary hi~l4/N ff:/1.,~ CQp1, + = water mark -see K.C.C. 21A.06.825) v _ _:_O __ square feet in perimeter rights-of-way which will be required to be 512 ____ Total dedicated (area 30 feet from center line of road) lc-cal-sutxlen 11/30/01 K.C. D.D.E.S. ......... ,. Calculation: • • 640;332 ____ Gross horizontal area of the project site 512 ____ Total submerged lands and rights-of-way 639,820 14.68 Site area in square feet NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 ____ Site area in acres NOTE: When calculating the site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See K.C.C. 21A.12.080) II. Base Density [K.C.C. 21A.12.030 • .040 tables): The base density is determined by the zone designations(s) for the lot. _4 ___ du/acre III. Allowable Dwelling Units and Rounding [K.C.C. 21A.12.070}: The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from K.C.C. 21A.12.030 -.040 tables). 14 • 6~e area in acres (see Section 1.) X _--"'4_base density (see Section II} '58. 7 5 · · · allowable dwelling units Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .SO or above shall be rounded up; and B. Fractions below .SO shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2.75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See K.C.C. 21A.12.070(E)). J.V. Required on-site Recreation space [K,c,c, 21A.14.1BQ}; This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on SubdlvlslOn Density and Dimension calculations lc-cal-subden 11/30/01 Page 2 of6 ,, . • • property designated Commercial Outside of Center if more than four units, or any mixed use development if more than four units. Recreation space must be computed by multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (K.C.C. 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per K.C.C. 21A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X proposed number of studio and one bedroom units 170 square feet X ---proposed number of two bedroom units + 170 square feet X ---proposed number of three or more bedroom units + ---Recreation space requirement Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X ___i!.._ proposed number of units 15,990 s.f. Mobile home parks shall provide recreational space as follows: 260 square feet X ___ proposed number of units v. Net Buildable Area {K.C.C. 21A.06.797): This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: O areas .wtb.in a project site which are required to be dedicated for public rights-of-way in 2 3 7 5 2 4excess of sixty (60') of width + 1 sensitive areas and their buffers, to the extent they are required by King County to remain undeveloped + 4 0 , 8 0 Oareas required for above ground stormwater control facilities including, but not limited to, retention/detention ponds, biofiltration swales and 5etbacks from such ponds and swales + 15 , 9 9 Oareas required by King County to be dedicated or reserved as on·site recreation areas. Deduct area within stormwater control facility if requesting recreation space credit as 0 allowed by K.C.C. 21A.!4.180 (see Section IV) + regional utility corridors, and + 0 ____ other areas, excluding setbacks, required by King County to remain undeveloped 2 9 4 1 3 l 4rotal reductions Calculation: 472,505 site area in square feet (see Section!) -2 9 4 , 3 l 4rotal reductions = 17 8 , 19 ]Net buildable area in square feet NOTE: convert site area is square feet to acres by dividing by 43,560 = 4. 09 Net buildable area in acres SUbdlvlslon Density and Dimension calculatJons lc-cal-subden 11/30/01 Page 3 of6 + + + + + + + • • VI. Mjnimum Urban Residentjal Density CK.c,c. 21A,12.060); The minimum density requirement applies QD]¥ to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the K.C.C. 21A.12.030 table. The minimum density requirements may be phased or waived by King County in certain cases. (See K.C.C. 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See K.C.C. 21A.12.030(B)12.) calculation: ~4'-=-~-base density in du/ac (see Section II) X 4 , Q 9 Net buildable area in acres (see Section V) ~6-5~%~-X minimum density% set forth in K.C.C. 21A.12.030 or as adjusted in Section VII 1 d • 9 minimum dwelling units required VII. Minimum Density Adjustments for Moderate Slopes (K.C.C. 21A.12.087): Residential developments in the R-4, R-6 and R-8 zones may modify the minimum density factor in K.C.C. 21A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: ____ sq. ft 0-5% slope Increment X 2.5% median slope value = ____ sq. ft 5-10% slope increment X 7 .5% median slope value = + ____ sq. ft 10-15% slope increment X 12.5% median slope value= _____ + ____ sq. ft 15-20% slope increment X 17.5% median slope value= + ____ sq. ft 20-25% slope increment X 22.5% median slope value = + ____ sq. ft 25-30% slope increment X 27.5% median slope value= + ____ sq. ft 30-35% slope increment X 32.5% median slope value = + ____ sq. ft 35-40% slope increment X 37.5% median slope value= + ____ Total square feet Total square feet in net buildable area adjusted for slope calculation: ____ total square feet adjusted for slope divided by total square feet in net buildable area ____ weighted average slope of net bulldable area ____ % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in K.C.C. 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net Minimum Density Factor Buildable Areafs\ of Site: 0% --less than 5% 85% S% --less than 1S% 83%, less 1.5% each 1 % of averane slooe in excess of 5% 15% --less than 40% 66%, less 2.0% for each 1 % of averaae slooe in excess of 15% SUbdlvlslOn Density and Dimension calculations lc-cal-StJl:x:len 11/30/01 Page 4 of6 ' . ,, .... , •' . • • EXAMPLE CALCULATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft 0-5% slope increment X 2.5% median slope value = + 10,000 sq. ft 5-10% slope increment X 7.5% median slope value= 750 + + 20,000 sq. ft 10-15% slope increment X 12.5% median slope value = 2 500 + + sq. ft 15-20% slope increment X 17.5% median slope value = + + sq. ft 20-25% slope increment X 22.5% median slope value = + + sq. ft 25-30% slope increment X 27.5% median slope value= + + sq. ft 30-35% slope increment X 32.5% median slope value= + + sq. ft. 35-40% slope increment X 37.5 % median slope value= + 30,000 Total square feet 3 250 Total square feet in net buildable area adjusted for slope 3 250 Total square feet adjusted for slope divided by 30,000 Total square feet in net buildable area .108333 Weighted average slope of net buildable area 11 % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Using the table above, an 11 % weighted average slope of net buildable area falls within the 5% --less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope in excess of 5%. Since 11 % is 6% above 5%, multiply 6 times 1.5 which would equal 9%. Subtract 9% from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in K.C.C. 21A.12.030 table. VIII. Maximum DweUinq Units AUowed {K.c.c. 21A.12.03Q -.040); This section should be completed only if the proposal includes application of residential density incentives (K.C.C. 21A.34) or transfer of density rights (K.C.C. 21A.37). Maximum density is calculated by adding the bonus or transfer units authorized to the base units calculated in Section III of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II) of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section II) of the underlying zoning of the development. ____ base density in dwelling units per acre see (Section II) X 150% = maximum density ____ maximum density In dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density incentives (K.C.C. 21A.34) ____ base density in dwelling units per acre (see Section II) X 200% = maximum density -~--maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density Incentives with 100 percent affordable units (K.C.C. 21A.34) ____ base density in dwelling units per acre (see Section II) X 150% = maximum density ____ maximum density in dwelling units per acre X site area in acres = maximum dwelling units allowed utilizing density transfers (K.C.C. 21A.37) Calculation: + + _____ base allowable dwelling units calculated in Section III _____ bonus units authorized by K.C.C. 21A.34 _____ transfer units authorized by K.C.C. 21A.37 _____ total dwelling units (cannot exceed maximum calculated above) IX. Minimum Lot Area For Construction (K.C.C. 21A.12.100): Except as provided for nonconformances in K.C.C. 21A.32: SubdlVlsion Density and Dimension calculatloos lc-cal-subden 11/30/01 Page 5 of6 I. J ' ) ·" 7' ,· ' x. :e • A. In the UR and R zones, no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero- lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws, and; B. In the A, F, or RA Zones: 1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (K.C.C. 21A.12.100) Lot Width (K.C.C. 21A.12.050(B)): Lot widths shall be measured by scaling a circle of the applicable diameter within the . boundaries of the lot as shown below, provided than an access easement shall not be included within the circle. (See K.C.C. 21A.12.0SO). -·-·-·-·-·-·-·-·-·-·-·-·-·-·-·- Lot Width Measurement Subdivision Density and Dimension calculations lc-cal-subcleo 11/30/01 Page 6 of6 REPORT AND DECISION • • OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 Email:' hearex@metrokc.gov April I 0, 2007 SUBJECT: Department of Development and Environmental Services File No. L03P0018 Proposed Ordinance no. 2007-0011 ROSEMONTE Preliminary Plat Application Location: West of 148th Avenue Southeast at approximately Southeast I 17th Street, Renton Applicant: Cam West Real Estate Dev., Inc. represented by Robert Johns, Attorney Johns Monroe Mitsunaga 1601 -I 14th Ave. SE,# 110 Bellevue, Washington 98004 Telephone: (425) 467-9960 Facsimile: (425) 451-2818 King County: Department of Development and Environmental Services (DOES) represented by Karen Scharer 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Telephone: (206) 296-7114 Facsimile: (206) 296-7051 SUMMARY OF RECOMMENDATIONS/DECISION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: Approve subject to conditions Approve subject to conditions (modified) Approve subject to conditions (modified) EXAMINER PROCEEDINGS: Hearing Opened: Continued for Administrative Purposes: Hearing Closed: [D)[Et[E~~[E~ lf\l AUG 2 0 2007 L:;;~y March 22, 2007 March 22, 2007 March 23, 2007 • • LOJ POO 18-Rosemonte 2 The public hearing on the proposed subdivision of Rosemonte was conducted concurrently with the public hearing on the proposed subdivision of East Renton (ODES File No. L02P0005). Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. At 12:31 p.m. the hearing was continued for administrative purposes, to allow for the submission of proposed exh. no. 29, providing proposed text for modifications to the department's recommended conditions. Exhibit 29 was received by the Hearing Examiner on March 22, 2007, and the hearing was declared closed on March 23, 2007. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. ISSUES AND TOPICS ADDRESSED: • • Recreation area Wetland buffers • Surface water drainage SUMMARY: • • Red-tailed hawks nest Safe walking conditions The proposed subdivision of9.35 acres into 25 lots in the urban area is approved subject to conditions. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I . General Information: Developer: Engineer: STR: Location: Parcel: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Camwest Real Estate Development, Inc. 9720 NE 12011, Place, Suite 100 Kirkland, WA 98034 Contact: Sara Slatten 425-825-1955 Triad Associates 121!2 11511, Ave NE Kirkland, WA 98034 Contact: Gerry Buck 425-821-8448 l 0-23-05 West of 14811, Ave SE and south of SE 1171h St., if extended 1023059395 R-4 9.35 acres 25 Approximately 2.6 units per acre Approximately 5,300 square feet in size Single Family Detached Dwellings L03POO 18-Rosemonte Sewage Disposal: Water Supply: Fire District: School District: • City of Renton Water District# 90 City of Renton Issaquah School District Complete Application Date: July 8, 2003 • 3 2. Except as modified herein, the facts set forth in the King County Land Use Services Division's preliminary report to the King County Hearing Examiner for the March 22, 2007, public hearing are found to be correct and are incorporated herein by this reference. The LUSD staff recommends approval of this subdivision, subject to conditions. 3. Development of this subdivision may affect, and lead to the abandonment of, a red-tailed hawks nest on the adjacent property to the south (proposed subdivision of East Renton). The red-trailed hawk is not an endangered or threatened species, and no protection of the red-tailed hawk is afforded by law or the King County Code within the designated urban area of King County. 4. The applicant has submitted a revised recreation plan for this subdivision and the adjacent plat of East Renton ( exh. no. 26). This plan would provide adequate area within Tract B, a trail adjacent to proposed lot 11, and within Tracts C, G and E and a proposed trail in the adjacent plat of East Renton, to serve these plats jointly with well conceived amenities for recreation and open space, consistent with the requirements of the King County Code. To the extent that a portion of the recreation area necessary to meet the requirements for this plat is located on the East Renton Plat property, that variation from KCC 21A.14.180 can be corrected by boundary line adjustment or recording the two plats as a single plat, if DOES determines that it is necessary to do so. 5. Wetland buffers within this subdivision will need to be modified, utilizing the buffer averaging provisions of the critical areas code, to accommodate the proposed alignment of 145th Avenue Southeast in the vicinity of the south property line. 6. The proposed subdivision will provide for safe walking conditions for students who will walk to Apollo Elementary School on southeast I 17th Street by constructing urban improvements to 148th Avenue Southeast from the plat to Southeast I 17th Street. A school crosswalk ( crossing 148th Avenue Southeast) is located on the north side of Southeast I 17th Street, where an existing walkway is used by students to travel along the north side of Southeast I 17th Street, east from 148th A venue Southeast to the school. This crosswalk also serves students walking from the area north of Southeast I 17th Street. Consequently, the crosswalk should be maintained north of Southeast I 17th Street, unless it is physically impractical to do so because of constraints resulting from the topography within the right-of-way for 148th Avenue Southeast, south of Southeast I 17th Street. If those constraints preclude extending curb, gutter and sidewalk from this plat to the north side of Southeast I 17th Street, the crosswalk can be relocated to the south, and improvements made on the east side of 148th Avenue Southeast extending north from the relocated crosswalk to Southeast I 17th Street. 7. The conceptual review of drainage plans has shown that there are no downstream impacts likely to occur from development of the subject property if Level I flow control and basic water quality treatment improvements are designed and constructed in accordance with the 1998 King County • • L03POO 18-Rosemonte 4 Drainage Manual. The final drainage plan will include calculations to assure that the capacity of drainage facilities and discharge rates will be consistent with those flow control standards. CONCLUSIONS I. If approved subject to the conditions recommended below, the proposed subdivision will comply with the goals and objectives of the King County Comprehensive Plan, subdivision and zoning codes, and other official land use controls and policies of King County. 2. If approved subject to the conditions recommended below, this proposed subdivision will make appropriate provision for the public health, safety and general welfare, and for open spaces, drainage ways, streets, other public ways, transit stops, potable water supply, sanitary waste, parks and recreation, playgrounds, schools and school grounds and safe walking conditions for students who only walk to school; and it will serve the public use and interest. 3. The conditions for final plat approval recommended below are in the public interest and are reasonable and proportionate requirements necessary to mitigate the impacts of the development upon the environment. 4. The dedications of land or easements within and adjacent to the proposed plat, as required for final plat approval or as shown on the proposed preliminary plat submitted by the Applicant on March 31, 2006 and the conceptual recreation plan submitted March 22, 2007 ( exh. 26), are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. 5. No provisions are required to be made by this subdivision for the protection of the red-tailed hawks nest(s) on the site. 6. The proposed conceptual recreation plan submitted as exh. no. 26 is a reasonable and appropriate plan to serve the plats of East Renton and Rosemonte jointly. Minor alterations may be made in the final design and review by DOES, and boundary adjustments, if necessary, may be made to comply with provisions of KCC 21A.14.180-200. 7. Revisions to the wetland buffers will be necessary to comply with the provisions of the King County Critical Areas Code, to permit construction of 145th Avenue Southeast in the vicinity of the south property line. 8. In order to provide for safe walking conditions for students walking from this development to Apollo Elementary School, urban improvements must be made to 148th Avenue Southeast north from the proposed plat to the north side of Southeast I 17th Street. These improvements should be made to the west side of 148th Avenue Southeast to the extent it is feasible to do so. In the event it is not practical to construct improvements extending to the existing crosswalk located at the north side of Southeast I 17th Street, a crosswalk may be established south of Southeast I 17th Street and a safe walkway provided on the east side of 148th Avenue Southeast from the new crosswalk to the north side of Southeast I 17th Street. • • L03POO 18-Rosemonte 5 9. Calculations for surface water detention facilities shall assure that the release of storm water from the site does not exceed the rates allowed by the 1998 King County Drainage Manual for achieving Level I flow control. DECISION The proposed preliminary plat of Rosemonte as revised and revised and received on March 31, 2006 is approved, subject to the following conditions of final plat approval: I. Compliance with all platting provisions of Title 19A of the King County Code. Actual final recording of the plat of Rosemonte/L03POO 18 shall either occur subsequent to or concurrent with the recording of the Plat of East Renton/L02P0005. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the base density and minimum density requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-4 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Any/all plat boundary discrepancy(ies) shall be resolved to the satisfaction ofDDES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict oftitle. 4. The applicant must obtain final approval from the King County Health Department. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. I 1187, as amended ( 1993 KCRS). 6. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17 .08 of the King County Code. All future residences constructed within this subdivision are required to be sprinklered (NFPA 13D) unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement, driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. The road width requirement applies to both on-site access and roads accessing the subdivision. L03POO 18-Rosemonte Storm Drainage • • 6 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval, which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual. ODES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DDES Engineering Review shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with ODES and/or the Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with the plans on file." d. Storm water facilities shall be designed using the KCRTS level one flow control standard. Water quality facilities shall also be provided using the basic water quality protection menu. The size of the proposed drainage tracts may have to increase to accommodate the required detention volumes and water quality facilities. All runoff control facilities shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for recreation space in accordance with KCC 21A.14.180. e. The applicant has received approval for a drainage adjustment application regarding the proposed shared facility detention pond. The adjustment decision is contained within file number L04V0103. During final review of the engineering plans, all applicable conditions of the adjustment approvals shall be satisfied. f. As stated in the drainage adjustment decision, the detention pond shall be designed using the Level 1 flow control standard and basic water quality standards are required for design of the drainage facility. If a wet pond facility is provided for water quality, the design shall comply with the 3: 1 flow length ratio as outlined on page 6-72 in the drainage manual. • • L03POO 18-Rosemonte 7 g. As required by Special Requirement No. 2 in the drainage manual, the 100-year floodplain boundaries for the onsite wetlands shall be shown on the final engineering plans and recorded plat. Access/Roads 8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. During preliminary review the applicant submitted a road variance application (File No. L06V0042), regarding the sag vertical curve and substandard stopping sight distance along the plat frontage. In response to the variance application, the King County Road Engineer provided a decision letter dated June 20, 2006 which approved the variance based upon required illumination for the sag curve on 148 1h Ave SE. The final road improvements and design plans for the project shall demonstrate compliance with all applicable conditions of approval as stated in· the variance decision. b. 148th Avenue SE shall be improved along the frontage as an urban collector arterial including all design criteria from the road variance decision. In accordance with KCRS 2.02, the curb location shall be designed at 22-feet from the road crown to provide full width travel lanes and a bike lane. The preliminary design plan for Rosemonte shows road grading extending outside the right-of-way on the east side of 148th Ave SE. During final engineering review, the applicant shall acquire easements for any proposed construction on private property or provide an alternative design which is acceptable to King County for road construction within the existing right-of-way. If desired by the applicant, the road frontage improvements for Rosemonte may be satisfied by development of the East Renton plat. c. The proposed loop road within the subdivision (SE 1 I 8'h St.) shall be improved as an urban subaccess street. d. Tract A shall be improved as a private joint use driveway serving a maximum of two lots. The serving lots shall have undivided ownership of the tract and be responsible for its maintenance. As specified in KCRS 3.0IC, improvements shall include an 18 foot paved surface and a minimum tract width of 20 feet. Drainage control shall include a curb or thickened edge on one side. e. Street trees shall be included in the design of all road improvements and shall comply with Section 5.03 of the KCRS. f. Street illumination shall be provided along the plat frontage for arterial streets in accordance with KCRS 5.05. g. The proposed road improvements shall address the requirements for road surfacing outlined in KCRS Chapter 4. As noted in section 4.01 F, full width pavement overlay is required where widening existing asphalt, unless otherwise allowed by King County. l • • L03POO 18-Rosemonte 8 h. 148th Ave SE is classified an arterial street which may require designs for bus zones and tum outs. As specified in KCRS 2. I 6, the designer shall contact Metro and the local school district to determine specific requirements. i. Modifications to the above road conditions may be considered by King County pursuant to the variance procedures in KCRS I .08. 9. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. JO. The plat plan for Rosemonte shows a retaining wall associated with 145th Ave SE which extends into the BSBL for the wetland buffer. During engineering review for East Renton, a revised road alignment and grading plan shall be provided which demonstrates that road construction within Rosemonte will comply with applicable sensitive area codes. The revised road design and grading plan may result in modification or Joss of Jots as shown on the preliminary plat. Alternatively, the applicant may seek approval to use buffer averaging as a means to revise the location of the buffer and BSLB to achieve code compliance. I I. There shall be no direct vehicular access to or from I 48th Ave SE from those lots which abut it. A note to th is effect shall appear on the engineering plans and the final plat. 12. Off-site access to the subdivision shall be over a full-width, dedicated and improved road which has been accepted by King County for maintenance. If the proposed access road has not been accepted by King County at the time ofrecording, then said road shall be fully bonded by the applicant of this subdivision. 13. The applicant shall provide a safe walkin,11 access to Apollo Elementary School with urban improvements along the west side of 148 Ave NE to the existing crosswalk on the north side of SE 117th St. This improvement includes urban frontage improvements along property frontage of the Plat of East Renton, north of SE 119th Street, as well as urban improvements along frontage of Rosemonte and urban improvements north to the existing crosswalk on the north side of SE 117th St. In the event it is not practical to construct urban improvements on the west side of I 48th Avenue Southeast extending to the existing crosswalk, a new crosswalk may be established south of Southeast I 17th Street and a safe walkway provided on the east side of 148th Avenue Southeast from the new crosswalk to the north side of Southeast I 17th Street. This alternative may use a graded surface on the east side of 148th Ave SE to ensure that school-age pedestrians are provided an acceptable-width walkway surface behind the curbing. The walkway shall be designed to the satisfaction of the school district and DOES. Mitigation/Impact Fees 14. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (1) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. Jfthe first • • L03POO 18-Rosemonte 9 option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 15. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to the recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. Wetlands 16. Preliminary plat review has identified specific requirements which apply to this project as listed below. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. a. The Class 2 wetland shall have a minimum 50-foot buffer of undisturbed vegetation as measured from the wetland edge. b. Sensitive area tract(s) shall be used to delineate and protect sensitive areas and buffers in development proposals for subdivisions and shall be recorded on all documents oftitle of record for all affected lots. c. Buffer width averaging may be allowed by King County if it will provide additional protection to the wetland/stream or enhance there functions, as long as the total area contained in the buffer on the development proposal site does not decrease. In no area shall the buffer be less than 65 percent of the required minimum distance. To ensure such functions are enhanced a mitigation plan will be required for the remaining on-site sensitive areas. An enhancement plan shall be submitted for review during engineering review. d. A 15-foot BSBL shall be established from the edge of buffer and/or the sensitive areas Tract(s) and shown on all affected lots. e. To ensure long term protection of the Sensitive Areas a split-railed fence of no more than 4 feet in height shall be installed along the Sensitive Area Tract boundaries in the area of proposed lots. Sensitive Area signs shall be attached to the fence at no less than I 00 foot intervals. f. If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21A.24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DDES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period 1---, • • L03POO 18-Rosemonte to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. IO g. Prior to commencing construction activities on the site, the applicant shall temporarily mark sensitive areas tract(s) in a highly visible manner, and these areas must remain so marked until all development proposal activities in the vicinity of the sensitive areas are completed. h. During engineering plat review the applicant shall provide a wetland hydrology analysis to demonstrate how the wetland hydrology will be maintained post-construction. i. Detention out-fall structures maybe permitted within the wetland/stream buffers, however, structures shall be located in the outer edge of the buffer, if possible. All buffer impacts shall be mitigated. 17. Development authorized by this approval may require other state and/or federal permits or approvals. It is the applicant's responsibility to correspond with these agencies prior to beginning work on the site. 18. During engineering review, the plan set shall be routed to the sensitive areas group to determine if the above conditions have been met. Geo technical 19. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in KCC 21A.06.415). The delineation of such areas shall be approved by a DOES geologist. The requirements found in KCC 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. 20. The geotechnical work for this project shall be accomplished in accordance with recommendations presented in the geotechnical engineering report dated April 23, 2003 by Associated Earth Sciences, Inc. a. Structural fill placement shall be continuously monitored and approved in writing by the project geotechnical engineer or engineering geologist. b. After excavation and prior to structural fill or foundation placement, all bearing soils shall be inspected and approved in writing by an experienced geotechnical engineer or engineering geologist. c. Structural fill placed for improved areas such as pavements or floor slabs shall be compacted to at least 95 percent of the maximum dry density by ASTM test designation D-1557 (Modified Proctor) or as recommended by the project geotechnical engineer or engineering geologist. d. All pile foundation installations shall be continuously monitored by a registered geotechnical engineer or a licensed engineering geologist for compliance with an • • LOJ POO 18-Rosemonte approved plan and the geotechnical report. Compliance and approval of the pile foundation installation shall be documented in a report to the King County site or building inspector. 11 e. The location and height of any proposed rockeries or retaining walls shall be shown on the engineering plans. f. Any created fill slope that is 40 percent or steeper and IO feet or greater in vertical height shall be subject to a 50-foot wide buffer plus a l S-foot wide setback area from its top, toe and sides. This buffer may be reduced to IO feet with a satisfactory evaluation by a registered geotechnical engineer or licensed engineering geologist. g. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans ( erosion hazard areas are defined in KCC 21 A.06.41 S). The delineation of such areas shall be approved by a DOES geologist. The requirements found in KCC Sensitive Area 2 IA.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. 21. The following note shall be shown on the final engineering plan and recorded plat: \ RESTRJCTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required IS-foot building setback line, unless otherwise provided by law. ' • • L03POO 18-Rosemonte Recreational Area 12 22. The plat design shall be revised to provide the minimum suitable recreation space consistent with the requirements ofK.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., minimum area, as well as, sport court(s], children's play equipment, picnic table[s], benches, etc.), as shown on hearing exh. no. 26. Other a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES prior to or concurrent with the submittal of engineering plats. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. c. Modify the plat, as needed to comply with KCC 21A.14.180.F, as shown in hearing exh. no. 26 for the plat of East Renton (ODES File No. L02P0005). 23. A homeowners' association or other workable organization shall be established to the satisfaction of ODES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s), which combine usage of the recreation area of the plat of East Renton (DOES File No. L02P0005) and this plat, as shown in hearing exh. no. 26 for the plat of East Renton. 24. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by ODES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. • • L03POO 18-Rosemonte 13 f. g. h. I. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by ODES prior to engineering plan approval. .The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 148th Ave SE is on a bus route. If 148th Ave SE is a bus route, the street tree plan shall also be reviewed by Metro. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. 25. The engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon the well(s) pursuant to requirements outlined in the Washington Administrative Code (WAC 173-160). SEPA 26. The following have been established by SEPA as necessary requirements to mitigate the adverse environmental impacts of this development. The applicants shall demonstrate compliance with these items prior to final approval. (I.) To mitigate the significant adverse impact the plat ofRosemonte will have on the intersections of SR 9001148th Ave SE and SR 900/164 1 • Ave SE, the applicant shall install, either individually or in conjunction with other development projects in this area, the following improvements at the SR 900/148 1• Ave intersection: • A traffic signal, and • Eastbound and westbound left tum lanes The design for the SR 9001148th Ave intersection improvements shall be approved by the Washington State Department of Transportation (and by King County to the extent such improvements are located in County right-of-way). In addition, at a minimum, the existing entering sight distance looking east for the north and south legs of the intersection (602 feet and 386 feet, respectively) shall not be reduced as part of the intersection improvements. Documentation shall be submitted to show this requirement is met. All construction work associated with the intersection improvements shall be completed between April I a and September 301•. This seasonal restriction shall be clearly shown on the final engineering plans. In lieu of the installation of the above-noted intersection improvements prior to final plat approval, the applicant may post a financial guarantee with WSDOT which assures the installation of these improvements within two years of the recording ofRosemonte. In this • • L03 POO 18-Rosemonte 14 event, intersection improvement design must be approved by WSDOT prior to King County approval of the engineering plans for Rosemonte. If the above-noted intersection improvements have already been made by others prior to the recording of Rosemonte, or a financial guarantee has been posted by others which assures the installation of these improvements, then the applicant for Rosemonte shall pay a pro-rata share dollar amount to the developer who has made the improvements or "bonded" for the improvements, in an amount proportional to the impacts of Rosemonte. The pro-rata share dollar amount to be paid shall be set by WSDOT, and documentation shall be provided by the Rosemonte applicant to the King County Land Use Services Division to show this payment has been made, prior to final plat recording. The pro-rata dollar amount to be paid shall be based on the following: • The final Rosemonte lot count • The trip distribution for Rosemonte • The total trips contributed to the intersection of SR 900.1481h Ave by the plats of Aster Park (LOOP0024), Stone Ridge 9L99P3008), East Renton (L02P0005), Shamrock (L02POO 14), Rosemonte (aka Ironwood -L03POO 18), Martin (LOSPOO 19) and any future land use applications submitted to King County for which compliance with the Ki1:Jl County Intersection Standards (KCC 14.80) is required at either the SR 900/148 Ave intersection, or the SR 9001164th Ave High Accident Location. In the event that either King County or WSDOT adopts a formal "latecomer's" system prior to final plat recording, that system may be followed in lieu of the approach described above, at the discretion of the applicant, as long as at a minimum there is a financial guarantee which assures the above-noted intersection improvements will be installed within two years of the date of recording of the plat ofRosemonte. [Comprehensive Plan Policy T-303 and King County Code 21A.28.060A) (2.) Documentation shall be provided to demonstrate to the satisfaction of WSDOT that stopping sight distance (360 feet) is available on the east leg of the SR 900/1481h Ave intersection. The intersection shall be modified by the applicant, if necessary, so that this stopping sight distance requirement is met on the east leg. In addition, the applicant shall clear vegetation within the right-of-way along SR 900, east of 148th Ave., to maximize the entering sight distance for the north and south legs of the intersection. [Comprehensive Plan Policy T-303 and King County Comprehensive Policy T-303 and King County Code 21A.28.060A) ORDERED this 10th day of April, 2007. James N. O'Connor King County Hearing Examiner pro tern • • L03 POO 18-Rosemonte 15 TRANSMITTED this 9th day of April, 2007, to the parties and interested persons of record: Robert L. Anderson Cam West Devel., Inc. Kristine & Keith Childs PO Box353 Attn: Sara Slatten 12004 -148th Ave. SE Maple Valley WA 98038 9720 NE I 20th Pl. # I 00 Renton WA 98059 Kirkland WA 98034 Claudia Donnelly Renee & Mark Engbaum John Graves 10415 -147th Ave. SE 5424 NE I 0th St. Lozier Homes Renton WA 98059 Renton WA 98059-4386 1203 I 14th Ave. SE Bellevue WA 98004 Ralph Hickman Robert D. Johns Rebecca Lind 9720 NE I 20th Pl. # I 00 Johns Monroe Mitsunaga City of Renton, EDNSP Kirkland WA 98034 1601 -I 14th Ave. SE,# 110 1055 S. Grady Way Bellevue WA 98004 Renton WA 98057 Seattle KC Health Dept. Triad Associates Kim Claussen E. Dist. Environ. Health 12112 -I 15th Ave NE DDES/LUSD 14350 SE Eastgate Way Kirkland WA 98034 MS OAK-DE-0100 Bellevue WA 98007 Lisa Dinsmore Peter Dye Nick Gillen DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Shirley Goll Kristen Langley Karen Scharer DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Steve Townsend Larry West Kelly Whiting DDES/LUSD DDES/LUSD KC DOT, Rd. Srvcs. Div. MS OAK-DE-0100 MS OAK-DE-0100 MS KSC-TR-0231 Bruce Whittaker DDES/LUSD MS OAK-DE-0100 NOTICE OF RIGHT TO APPEAL In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of $250.00 ( check payable to King County Office of Finance) on or before April 24, 2007. If a notice of appeal is filed, the original and six (6) copies of a written appeal statement specifying the basis for the appeal and argument in support of the appeal must be filed with the Clerk of the King County Council on or before May 1, 2007. Appeal statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal. Filing requires actual delivery to the Office of the Clerk of the Council, Room 1025, King County Courthouse, 516 3"' Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the • • L03POO 18-Rosemonte 16 applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a written notice of appeal and filing fee are not filed within fourteen ( 14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF THE MARCH 22, 2007, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L02P0005 James N. O'Connor was the Hearing Examiner in this matter. Participating in the hearing were Karen Scharer, Pete Dye and Kristen Langley, representing the Department; Robert Johns representing the Applicant; and Renee Engbaum. Exhibit No. I Exhibit No. 2 Exhibit No. 3 ExhibitNo.4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. I 0 Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 ODES file L02P0005 ODES preliminary report for L02P0005, prepared 12/29/2006 with attachments as follow: 2.1. Plat Map w/66 Lot Plat Design 2.2. City of Renton Sewer Availability 2.3. Road Variance/L03V0049 2.4. Surface Water Management Variance/L02V0089 2.5 Surface Water Management Variance/L04V0103 2.6. Density Calculations w/R-4 zoning 2. 7 Recreation cross section for Tract G (previously labeled Tract C) Application for land use permit no. A01P0071 received 4/3/2002 Environmental checklist received 4/3/2002 Revised SEPA Mitigated Determination ofNonsignificance, date of revised issuance: 12/29/2006 Affidavit of posting of Notice of Application indicating posting date of 5/3/2002, received by ODES on 5/3/2002 Revised Site plan (66 lot preliminary plat map) received 3/17/2006 Assessor's maps (2) SE I 0-23-05 & SW 11-23-05 Revised Level I Downstream Analysis by Triad & Associates, received 11/24/2004 Traffic Impact Analysis by Gary Struthers Associates received 4/3/2002 Request for School Information form from the Issaquah School District, received 4/25/2002 King County Certificate of Water Availability, received 4/03/2002 Vicinity Map for L05POO 19, L03POO 18 & L02P0005, prepared by KC staff on 3/19/2007 ODES Field Report and GIS Information dated 5/1/2002 . ' . • • L03 POO I 8-Rosemonte 17 Exhibit No. 15 Exhibit No. 16 Exhibit No. 17 Exhibit No. 18 Exhibit No. 19 Exhibit No. 20 Exhibit No. 21 Exhibit No. 22 Exhibit No. 23 Exhibit No. 24 Exhibit No. 25 Exhibit No. 26 Exhibit No. 27 Exhibit No. 28 Exhibit No. 29 JNOC:gao L03POOI8 RPT Revised Wetlands Detennination and Habitat analysis by C. Gary Schulz dated 9/12/2002 Watertype/stream Classification Survey comments from Washington Trout, dated 10/15/2004 Drainage outfall report by Associated Earth Sciences, Inc., dated 9/24/2002 Boundary line adjustment proposal with attached map, dated 5/3/2004 Not entered Response to East Renton Transportation Comments by Gary Struthers Associates, Inc., dated 1/23/2003 Washington State Department ofTranportation comments regarding Traffic Impact Analysis, dated 11/13/2002 Letter from Claudia Donnelly dated 6/13/2003 regarding basin plan, with 2 attachments Note from Claudia Donnelly with attached copy of 11/12/03 newspaper article regarding transportation model City of Renton comments, regarding sewer service, dated 3/28/2002 Revised language for Condition 6 Conceptual recreation plan by Triad Associates Revised preliminary plat received March 22, 2007 Letter from Renee and Mark Engbaum dated March 22, 2007, with attached map indicating the location of their property Revisions to Conditions 20, 21 and 22 I I Traffic Impact Analysis Ironwood INTRODUCTION The following report was prepared to address King County's traffic impact analysis requirements for the Preliminary Plat oflronwood located at 11813 148th A venue SE in the Renton area of unincorporated King County. A vicinity map is presented in Figure I. As specified in the King County Integrated Transportation Program (ITP), intersections impacted by 30 or more peak hour project trips and at least 20 percent of the total peak hour project traffic are required to be analyzed. Based on the trip distribution/traffic assignment for this site, it was determined that the proposed project would not meet the project trip threshold at any intersection, however, the site access/148'h Avenue SE was analyzed. · This report summarizes the process, findings, conclusions and recommendations of the traffic analysis. PROJECT DESCRIPTION Ironwood is a preliminary plat consisting of 41 single-family lots. King County zoned the subject parcel R-4, which allows 4 dwelling units per acre. Currently, there is a single-family residence on the property, which will be removed as part of the proposed development. The plat is expected to be fully occupied by 2005, which for the purposes of this analysis is assumed to be the horizon year. The plat of Ironwood is situated such that 25 lots will have direct access to 148 1h Avenue SE and 16 lots will have access to Hoquiam Avenue NE via the plat road of the adjoining plat, Wedgewood Lane, which is located within Renton city limits. A preliminary site plan is presented in Figure 2. EXISTING CONDITIONS The Existing Conditions analysis provides a statement of the traffic-related conditions within the study area at the time of the writing of this report. The statement includes a discussion of the existing roadway, transit, pedestrian and bicycle facilities serving the site; identification of existing peak hour traffic volumes and accident history at the analysis intersections; and identification of proposed transportation improvements in the area. Roadways The only roadway impacted by the proposed development is 148 1h Avenue SE. 148'" Avenue SE 148 1h Avenue SE is a two-lane collector arterial that runs north-south from SE 128 1h Street to May Valley Road. In the vicinity of the plat, the paved roadway width is approximately 28 feet and includes two I I-foot travel lanes, a 5-foot shoulder on the west side of the road and a 2-foot shoulder on the east side. Traffic control includes a stop sign at SR-900 and a signal at SE 128 1h Street. Stop signs are also located on minor intersecting streets. The posted speed limit on 148 1h Avenue SE is 35 miles per hour (mph). Garry Struthers Associates, Inc. Page I SITE I I . ~ ~ s: <: iii "' TO 1-4 5 ~c r/h ST RRY STRUTHERS ASSOCIATES, INC. 3150 RICl\an:la Road, Su,llt 100 B .......... WA. 98005-"44CI P"°"": (425) 519--0300 Fu, (4~) 61~30II G-<nall: g ... OgaaHoc-lnc.com htlp~/www.guuoc:4nc.com ~ S: s: " c ~ .. ~ ~ s: <: iii ~ SE 116th ST SE 111th ST SE 120th ST bi bi ii,~ "t "t :S :S 12 ~ -- 5£ 132nd ST S[ 1JJrd CT VICINITY MAP ~ "' s: V) <: ~ i5 ~ s: "' .. <o Of PARK ~:,, :: . & RID[ ~ ~ s: <: iii ~ IRONWOOD FIGURE 1 '· -:. ,. // l I I I I I I / I I I i I t .• Ironwood .,. I I I : 1 I / .- f2:/.-.. , If lL II/ ._., I : -l-L---~~ City of Renton Limits t \ Wedgewood Lane. : ~ (! \--. !·' ;E! ~i ' ,, ' ~i I i i \__[ _; - ' ! -·- ~-...... ""' l -/~ -r~-----,__ ·•· J I , I i;! ' '----. ; ' . ' I ; \ t t,i ' -....... --I ! ' I ! ~ 1 ' ' J King County Limits Hoquiam ;\ venue NE ARRY STRUTHERS AsSOCIATES, INC. -31,oR-rd•Roed.s-,oo e.ii.vue, WA 9800$-4M6 Phon•: (4ZS) $111-0300 Fu: (425) 519-03011 E-mail: 11u@gHuoc-lnc.com hltP~--11--com SITE PLAN IRONWOOD FIGURE 2 Traffic Impact Analysis Ironwood Transit/Non-Motorized Facilities Transit King County Metro provides transit service in the vicinity of the site. Route 111 provides weekday service between the Renton Highlands and downtown Seattle via SE 138 1h Street and Coal Creek Parkway SE. Weekday service for Route 114 operates with approximate 30-minute headways during the commuting peak hours. Route 240 provides weekday and weekend service between downtown Renton and Bellevue via 138'h Avenue SE and Coal Creek Parkway SE. This route operates with 30- to 60-minute headways during the weekdays and 60-minute headways on the weekend. Transit service is also available at the Renton Highlands Park & Ride located approximately three miles from the project site which serves Metro Routes I 05, 111, and 909. Routes 105 and 909 provide weekday and weekend service to the Renton Transit Center and Route 111 provides weekday service to downtown Seattle. Non-Motorized Facilities There are no sidewalks or pedestrian facilities along either side of 148 1h Avenue SE in the vicinity of the proposed site. According to staff at Apollo Elementary, 15025 SE I 17th Street, all students are bused to the school since there are no facilities which provide safe pedestrian access. Maywood Middle School, 14490 168th Avenue SE, buses all students in the vicinity of the proposed plat. Bus transportation is also provided for Hazen High School located at 110 I Hoquiam NE. Traffic Volumes Existing PM peak hour traffic volumes at the analysis intersection were determined from July 2002 turning movement counts collected as part of a Traffic Impact Analysis for the plat of Shamrock located at the northwest corner of SE 128 1h Street and 148 1h Avenue SE. The July.2002 turning movement counts were factored to 2003. The existing PM peak hour volumes are summarized in the Technical Appendix. Planned and Programmed Improvements A review of King County's Planned and Programmed Transportation Improvements indicate the following transportation improvement projects planned in the study area. King County's 1999 Transportation Needs Report (TNR) • SE May Valley Road (Coal Creek Parkway to SR-900), NC-42. This project includes widening travel lanes and paving shoulders. In addition, this project would also include the construction of equestrian facilities. Both King County and the City of Newcastle would fund this low priority project. Garry Struthers Associates, Inc. Page4 Traffic Impact Analysis Ironwood • Coal Creek Parkway at SE May Valley Road, NC-IOI. This project includes widening the north and south legs of this intersection to provide additional channelization. King County would fund this high priority project. FUTURE CONDITIONS WITHOUT PROJECT The Future Conditions Without Project analysis provides a discussion of the traffic-related conditions in the horizon year without the proposed project. This section includes a discussion of background traffic volumes. Ironwood is expected to be fully occupied by.2005, market permitting. Therefore, 2005 for the purposes of this analysis is considered to be the horizon year. Background Traffic Volumes Background traffic volumes for the 2005 without project condition include the 2003 existing PM peak hour traffic volumes, plus known pipeline projects in the vicinity of the site, plus area-wide traffic growth. A growth factor of 2.6 percent per year was used based on the area-wide historical growth in traffic provided by WSDOT and turning movement counts collected at the SR-900/148'h Avenue SE intersection in 1999 and 200 I. Pipeline Projects A pipeline project is defined as a proposed development which submitted a complete application in advance oflronwood, and is expected to be fully developed and impact the transportation system within the horizon year of Ironwood. According to King County and the City of Renton, there are numerous pipeline projects in the general vicinity of Ironwood. Trip generation for the proposed projects is presented in Table 3. Garry Strnthers Associates, Inc. Page 5 --------------------------- Traffic Impact Analysis Ironwood Table 3 Pipeline Projects PM Peak Hour Trips Location Land Use Total In Out King Count)'. SR-900/l48th Ave SE (Aster Park) 37 sfdu's 37 24 13 SE !24th St/!49th Ave SE (Edenwood) 14 sfdu's 14 9 5 13715 SE! 16th St 3 sfdu's 3 2 12013 148th Ave SE (East Renton) 60 sfdu's 61 39 22 SE !28th St & 146th Ave SE 140 sfdu's. 141 90 51 126XX l48'h Ave SE 27 sfdu's 27 17 10 13025 144'h Ave SE 11 sfdu's l l 7 4 15217/1522i SE 128'h St 28 sfdu's 28 18 10 13401 l56'h Ave SE 65 sfdu's 66 42 24 SE 128" St/148"' Ave SE (transfer from Renton) 300 sfdu's 303 194 109 13615 154" Ave SE 69 sfdu's 70 45 25 Cit)'. of Renton 980 Hoquiam Avenue NE (Wedgewood) 16 sfdu's 16 10 6 5 107 NE 5" Pl (Piele Plat) 8 sfdu's 8 5 3 5200 NE 4'h St (Honeybrooke Final Plat) 25 sfdu's 25 16 9 5300 NE 4" St (Honeybrooke Phase 2) 10 sfdu's 10 6 4 5200 NE 4" St (Honeybrooke Phase 4) 8 sfdu's 8 5 3 466 Nile Ave (Morgan Court III) 3 sfdu's 3 2 1 5410 NE 2"' St (Sienna) 62 sfdu's 63 40 23 SE 128th St/Nile Ave NE (Maplewood Estates) 116 sfdu's 117 75 42 6001 NE 4<h St (Amberwood) 18sfdu's 18 12 6 West of Duvall Ave, North of NE 4<h St 22,568 sf 33 6 27 (Renton Highlands Plaza) 3800 NE 4<h St (Widmere Office) 7,289 sf 11 2 9 550 Union Ave NE (Vineyards) 42 sfdu's 42 27 15 1050 Ho uiam Ave NE (Brookfield) 47 sfdu's 47 30 17 As shown in Table 3, there are eleven pipeline projects identified by King County and thirteen identified by the City of Renton in the vicinity of the project site. Trip distribution/traffic assignments for the pipeline projects were determined based upon recent turning movement counts in the vicinity of the project. A summary of the background traffic volumes is summarized in the Technical Appendix. FUTURE CONDITIONS WITH PROJECT The Future Condition With Project analysis provides a statement of what traffic related conditions will be like in the horizon year with the project. The analysis simply adds anticipated project impacts to the horizon year background conditions. The analysis defines anticipated project trip generation and evaluates impact through a level of service analysis at the analysis intersections. Traffic Volumes Traffic volumes for 2005 with project condition include 2005 without project PM peak hour volumes discussed above plus expected PM peak hour traffic to be generated by Ironwood. Garry Struthers Associates, Inc. Page 6 ---------1 \ Traffic Impact Analysis Ironwood Project Trip Generation Trip generation for Ironwood was calculated using the trip generation rates for Single-Family Dwelling Units, Land Use Code 210 presented in the Sixth Edition of the Institute of Transportation Engineers Trip Genemtion Report, 1997. A summary of the anticipated trip generation for Ironwood is presented in Table 5. Table 5 Trip Generation AM Peak PM Peak Land Use AWDT Total In Out Total In Out Proposed Ironwood 392 31 8 23 41 26 15 41 sfdu's Existing Residence I sfdu IO 1 0 I I I 0 Net Impact 382 30 8 22 40 25 15 As shown in Table 5, Ironwood is estimated to generate 392 daily, 31 AM peak hour and 41 PM peak hour trips in the 2005 horizon year. The net traffic impact of the project was determined by deducting the existing site trip generation of the residence from trip generation expected with the proposed development. The net traffic impact is 382 daily vehicle trips, 30 AM peak and 40 PM peak hour trips. Trip Distribution/Traffic Assignment Trip distribution percentages for Ironwood were based on the traffic assignment determined for the proposed plat of East Renton, which is adjacent to Ironwood on the south property line. Trip distribution percentages for the pipeline projects were derived from the percentages determined for the Ironwood analysis. The results of the trip distribution/traffic assignment process for project-generated trips are presented in Figure 3. The 2005 with project PM peak hour volumes are summarized in the Technical Appendix. Level of Service Level of service (LOS) is used to qualify the degree of traffic congestion and driver comfort on streets or at intersections. The Highway Capacity Manual (HCM) describes the methodologies for calculating LOS on street segments and at signalized and unsignalized intersections. According to the HCM (TRB Special Report #209), there are six levels of service, which describe the operational performance of the roadway system. The levels range from LOS A, which indicates a relatively free-flowing condition, to LOS F which indicates operational breakdown. The level of service for a two-way stop controlled (TWSC) intersection is determined by the computed or measured control delay and is defined for each minor movement. Level of service is not defined for the intersection as a whole. Average control delay less than or equal to IO seconds per vehicle is defined as LOS A. For LOS F, the average control delay is greater than 50 seconds per vehicle. Garry Struthers Associates, Inc. Page 7 ~ a. ti "' u it u .., "' ~ ~ ~ L, ~ l ,, r • NE 10TH ST SE 121 NE 4TH ST RRY STRUTHERS ASSOCIATES, INC. J 150 Rlcnards Roaa, SUiia 1 00 S..lavue, w,-9e00~8 _, ('25) 519-0300 Fa.: (,t25)519-03011 e • ..,.~, gMQ;u .. oo..nc.com t>np:1-.gM.,.<»-ln<>.com 5 ----9 w' "' ST ~ 0 z N ... ~ .., z ~ ;l: ::, 0 0 :,: -, ,' 1 r ~ ' 2 1 101 .., "' ~ " "' ;!: ! 6 '_) ' --. ~ j '_) ' --. ,' 11( l ' SE 116TH ST SE 117TH ST IRONw'OOD SE 120TH ST PM PEAK HOUR PROJECT TRIPS TOTAL = 40 IN: 25 OUT: 15 SE 128TH ST ~ IRONWOOD PLAT ~ WEDGEWOOD PLAT PROJECT-GENERATED VOLUMES IRONWOOD FIGURE 3 I~ I '1 11, '/ Traffic Impact Analysis Ironwood The LOS for signalized intersections is defined in terms of average control delay per vehicle for the entire intersection. The criterion for LOS A is an average control delay of less than or equal to 10 seconds per vehicle. The criterion for LOS Fis an average control delay of greater than 80 seconds. King County has adopted level of service E as the county road standard. According to the King County Integrated Transportation Program (ITP), any development that impacts an intersection with 20 percent of the peak hour project generated trips and 30 project generated peak hour trips must insure LOS E with full development of the project. Level of service for the analysis intersection was calculated using Synchro™ 5.0, computer software program based on the 2000 Highway Capacity Manual. The 2005 with project PM peak hour level of service at the site access intersection is provided in Table 6. Table 6 2005 With Project Level of Service Intersection Site Access/!48ili Ave SE EBLT 1 (xx) -seconds of delay per vehicle 2005 With Project A (8.5) LOS Standard E 1 -level of service for the two-way stop controlled intersection represents the movement with the highest delay. The remaining movements operate at an acceptable level. As shown in Table 6, the site access/148'h Avenue SE intersection will operate at an acceptable level of service (LOS A) in 2005 with the project. Sight Distance Analysis A field study of stopping and entering sight distance was conducted on May I, 2003. The proposed access to the plat is approximately 350 feet south of the north property line (SE I I 7'h Street). The posted speed limit on 148'h Avenue SE is 35 mph. The King County Road Standards (KCRS) does not stipulate the design speed used to calculate sight distance. However, King County has administratively chosen to use the posted speed plus IO mph for design speed. Therefore, the design speed for the sight distance analysis is 45 mph. Entering sight distance (EDS) was measured from a point 10 feet from the edge of roadway at the proposed site access road at a height of 3.5 feet to an object height of 4.25 feet on 148th Avenue SE. The measured entering sight distance looking south is 473 feet. Looking to the north, the measured entering sight distance is 480 feet, obstructed by tree branches. However, if the branches are removed the entering sight distance would be 620+ feet. According to King County Road Standards (KCRS), the minimum required entering sight distance is 620 feet using a design speed of 45 mph. Stopping sight distance (SSD) is measured from a height of 3.5 feet on 148'h Avenue SE as it approaches a specific location to an object at a height of 0.5 feet on 148'h Avenue SE. Based upon a 45 mph design speed, SSD of 425 feet would be required for northbound vehicles and 400 feet for southbound vehicles under the KCRS. King County requires he minimum SSD be met along the entire plat frontage. The increase of 25 feet in the SSD for the northbound direction is the result of a correction for downgrade specified in KCRS 2.12. The KCRS does not identify an adjustment to Garry Struthers Associates, Inc. Page 9 \ ' I (< J Traffic Impact Analysis Ironwood reduce SSD for the upgrade condition. The measured stopping sight distance (SSD) at the site driveway from the south is 425 feet and 400+ feet from the north. At the north property line, the SSD is 425+ feet from the south and 400+ feet from the north. At the south property line, the SSD is 350 feet from the south and 240 feet from the north. Table 8 summarizes the sight distance measurements. Table 8 Sight Distance Analysis Si~ht Distance Entering Sight Distance -looking south -looking north Stopping Sight Distance > Site Access Driveway -from the south -from the north > North Property Line -from the sOuth -from the north > South Property Line -from the south -from the north Field Measured 473 ft 480 1 (620+) ft 377 2 ft 400+ ft 425+ ft 400+ ft 350 ft 240 ft 1 -obstructed by tree branches, however, 1f removed SSD 1s 620+ feet. 2 -If a 2-foot object is used, the SSD will increase to 425+ feet. \ KCRS Min. Required 620 ft 620 ft 425 ft 400 ft 425+ ft 400+ ft 425+ ft 400+ ft As seen from Table 8, ESD at the proposed site access driveway looking to the south does not meet the KCRS required ESD of 620 feet. ESD looking to the north would be met if the tree branches located near the north property line are removed. The measured stopping sight distances exceed KCRS requirements at the north property line from both the north and south. The measured SSD at the south property line does not meet the KCRS requirements of 425 feet and 400 feet from the south and from the north, respectively. At the site access, the SSD is met from the north, however, from the south the available SSD of 377 feet does not meet the required 425 feet. MITIGATION To mitigate the substandard ESD looking to the south and the SSD from the north and south at the south property line and at the site driveway from the south, the applicant could reconstruct 148'h Avenue SE, in the vicinity of the plat, to the extent necessary to provide adequate SSD and ESD consistent with the requirements of the KCRS and staff policy to use the posted speed plus 10 mph as the Design Speed. Alternatively, the applicant could apply for a variance to this requirement. Garry Struthers Associates, Inc. Page 10 Traffic Impact Analysis Ironwood To address this variance request, the same justifications used for the proposed plat of East Renton (Cam West Development), which is located adjacent to and south of Ironwood, could be utilized. These justifications include: + A substandard SSD condition arises under the KCRS because of an administrative decision to use a design speed defined by the posted speed plus IO miles per hour (mph). This definition of design speed is not specified by the KCRS or documented in AASHTO and is contrary to WSDOT Design Manual which specifies the use of the posted speed for this application. (See Figure 440-1, WSDOT Design Manual, May 2001). Application of the posted speed as the design speed would result in a required SSD of 250 feet rather than 400 feet. + A recent speed study on 148'h Avenue SE in the vicinity of the plat (approximately 50 feet north of the south property line) indicated the 85-percentile speed in the southbound direction is 40 mph.1 If this speed were used as the Design Speed, an acceptable SSD per KCRS exists for the northbound direction across the entire plat frontage and in the southbound direction at a point 100 feet south of the south property line. The required SSD for 40 mph is 325 feet per KCRS. (The computed SSD for 40 mph is 318.7 feet and 325 feet when rounded for design). • The KCRS, unlike AASHTO, does not adjust the required SSD to reflect the reduced stopping distance required for the upgrade condition (southbound approach to the plat). According to AASHTO, the average running speed should be used as the speed to calculate SSD corrections for upgrade conditions.2 Since the SSD deficiency on 148'h Avenue is a result of a grade break in the centerline profile north of the site where the grade changes to approximately 9 percent, the average running speed should be used in the SSD calculation for southbound vehicles. According to the recent speed study, the average running speed is 33.7 mph. This results in a calculated SSD of 212 feet. Therefore, application of AASHTO policy results in an acceptable sight distance across the plat' s entire 148 1h Avenue frontage. • Application of a 2.0-foot height of target as opposed to the 0.5 height of target required per KCRS Section 2.12 provides an acceptable SSD per KCRS requirements for the northbound direction across the entire plat frontage. At the site driveway from the south there is only 377 feet of SSD provided. However, the available SSD would be acceptable with application of the use of the operating speed for upgrade conditions per AASHTO policy. The 2.0 height of target is now considered by AASHTO and has received limited acceptance by the county in processing variance applications. + Assuming it is appropriate to use a 45-mph design speed, the substandard SSD on 148 1h Avenue SE across the plat frontage is a preexisting condition and unrelated to the impacts of the proposed plat. Reconstructing 148'h Avenue SE to meet SSD would be extremely burdensome and cost prohibitive. The KCRS provides that the extent of frontage and off-site improvements must be tied 1 The speed study was taken from 12:00 AM Tuesday May 7 to 12:00 AM Wednesday May 8, 2001. The counters were stationed 50 to 75 feet north of the north property line 2 According to the America~ Association of State Highway and Transportation Officials (AASHTO) Green Book (1984), page 143, "Design Speed is used in calculating downgrade corrections, average running speed in calculating upgrade corrections." Garry Struthers Associates, Inc. Page 11 Traffic Impact Analysis Ironwood to the impacts of the proposed development, as required by Washington law. The proposed plat did not create and will not exacerbate the SSD condition on its frontage road. Therefore, any requirement to regrade this roadway to improve the SSD would not be consistent with the KCRS and Washington law. Because requiring these improvements would exceed the County's authority, a variance is unnecessary. + The most important aspect of a variance is the maintenance of a safe roadway environment for vehicles and pedestrians. Currently, there are no known safety issues associated with the present roadway design. According to King County Traffic staff, there have been no accidents on 148 1h Avenue SE between SE 117 1h Street and SE 124'h Street during the latest three-year period for which accident data is available. 3 + Changing the grade of 148 1h Avenue SE to provide 400 to 425 feet of stopping sight distance along the entire frontage of the proposed plat would require lowering the profile of I 48'h A venue SE for at least 700 feet and possibly much more. This improvement would necessarily extend beyond the plat frontage. Cuts of 2 Yz to nearly 4 feet would be necessary for over 300 feet. ·several hundred feet of a 12-inch water main would need to be dug up and lowered. At least two power poles would need to be relocated, water meters, dry utilities, ditches and culverts along this road reconstructed and several driveway approaches to 148'h Avenue SE rebuilt. The areas where the cuts would be greatest would probably need low retaining walls or rockeries at the edge of the right-of-way in order to accommodate the drainage ditch on the side of the street opposite the proposed project. Some of this work would require easements from the abutting property owners. These improvements would be extremely costly and burdensome for the proposed plat. Furthermore, although limited survey data is currently available to make a definitive assessment, it appears that it may be necessary to reconstruct the SE 1161h Place/148 1h Avenue SE intersection to meet the reconstructed 148 1h A venue SE centerline profile. • The 1993 King County Road Standards addressing frontage and off-site road improvements require these improvements to be based upon the impacts of the proposed development. To the extent improvements are necessitated by the development impacts, they must be done in conformance with the KCRS. These standards are set out in Section 1.03 Responsibility to Provide Roadway Improvements: A. Any land development which will impact the service level, safety, or operational efficiency of serving roads or is required by other County code or ordinance to improve such roads shall improve those roads in accordance with these Standards. The extent of off-site improvements to serving roads shall be based on an assessment of the impacts of the proposed land development by the Reviewing Agency B. Any land development abutting and impacting existing roads shall improve the frontage of those roads in accordance with these Standards. The extent of improvements shall be based on an assessment of the impacts of the proposed land development by the Reviewing Agency. 3 The most pertinent factor applicable to the SSD standard would be impact on safety. To address this issue, the latest available three-year accident history was obtained from Jodi Scanlon King County Department of Transportation which included the period between January I, 1999 and December 31, 2001. According to the data provided, there is no record of any accidents on 148'h Avenue SE between SE I 17'h Street and SE I 24'h Street. Garry Struthers Associates, Inc. Page 12 Traffic Impact Analysis Ironwood Cam West's attorney has advised them that the bolded language set out in these two provisions reflect Washington law regarding governmental authority to require roadway improvements as a condition of approving development proposals. Washington law limits the extent of required improvements to those that are directly related to the impact of proposed development. Even if the impact test is met, any required improvements must be proportional to the impacts of the development. (See Benchmark Land Company v. City of Battle Ground, 94 Wash. App. 537 (1999).) CONCLUSIONS The plat of Ironwood will not create any significant adverse conditions on the surrounding transportation network. The plat will generate approximately 382 daily vehicle trips, 30 AM peak and 40 PM peak hour trips to the transportation network. Based on the trip distribution/traffic assignment for this site, it was determined that the proposed project would not meet the project trip threshold of 30 PM peak hour trips and 20 percent of the total trips at any intersection. The site access/l 48'h Avenue SE intersection was determined to operate at an unacceptable level of service (LOS A) in 2005 with the project. To mitigate the deficient ESD and SSD, a variance should be requested since road improvements to improve the existing SSD and ESD would be extremely costly and burdensome. Requiring the plat to fix the existing SSD conditions when it did not create the condition, and when there is no safety issue associated with the condition would violate Washington law. Therefore, there is no legal basis to require frontage and off-site improvements on I 48'h Avenue SE to improve SSD and ESD. It is anticipated that the proposed project would not impact Metro's transit operations in the surrounding area. TRAFFIC IMPACT MITIGATION Ironwood is required to pay a Mitigation Payment System (MPS) fee of $116,520 based on $2,913 per unit (40 units) for concurrency zone 442. Garry Struthers Associates, Inc. Page 13 Traffic Impact Analysis Ironwood TECHNICAL APPENDIX for IRONWOOD i i: I', ,, Garry Struthers Associates, Inc. , . . Ironwood Site Access/148th Avenue SE Peak Hour: Date Collected: - 2 u J Q) ·e <I) 0. u Q) <I) .c: Q) ·e u Q) .!: Q) <I) ~ ,; c.. ·e u 0 :, e 0. Q) c.. 0) u ~ Cl (.'J ;;:: .!: :5 ·e "' -"' "' .!: ,::, z;. ,; c.. u. u ' .!: 1n C C: 0. 0 5 2 1n :, :, ;;:: £ ,::, £ f- ·;, ·x e 0 ~ 0 ~ 0 E I w C I U.J Cl (.l £ 0 Q) "' "' -"' Cl "' ;, "' -"' 2 0 0 u C: C: 0 C: 0 "' 0 0 "' ;z 0) 0 e 0 0) Q) ~ N a, a: N "' c.. c.. EBLT 0 6 6 -EST 0 0 -EBRT 0 3 3 - i WBLT 0 0 0 -WBT 0 0 -WBRT 0 0 0 - ! NBLT 0 -0 6 6 NBT 114 117 6 36 1 160 160 -NBRT 0 0 0 - SBLT 0 0 0 SBT 146 150 8 62 2 222 222 SBRT 0 0 10 10 260 267 14 98 3 382 25 407 l ! ! i ,, \ ., HCM Unsignalized Intersection Capacity Analysis 8: IRONWOOD SITE ACCESS & 148TH AVE SE (2005 WITH PROJECT) PM PEAK 5/6/2003 l Jnlers_8dtidril$_uri]rtlat"y,·J1nh~ ,,L:-_ _ ·:":·-~J,1 ... k,-"'j-~,,:-: rl ,;~+,)J';;,.:~/ .~c' _,t.~-·\,, ·,{u;:?:11·i~,1:..·i.~t, -,tuf 1-,~,,-~ •. ;_ 1h:,.~_!}.\.': ·""'~f} :c , .. , :::ir ,. •. ~u;t · · · ~,., --~ _ , ·~--~' , t ·i .1,t_ .: Average Delay 0.4 1nt97S6cii0rl~a'p~Cl;y;:otrilZattOn'.1f"T.'~:_w\:~ .. 2-:fa·o/;'.::~~f'.;7':iC9~-~L'ev"e11Ef:§~?·e~::2}£,--;t· ·~ /~A~~~7~. ~J Baseline WEDGWOOD LANE/IRONWOOD PROJECT garrysbell-st51 Synchro 5 Report Page 1 '1 cORE ~DESIGN • ENGINEER/NG · PLANNING · SURVEYING TRANSIVIITTAL • Core Design, Inc. 14711 N.f.29thP/aceSuh<#IO/ lle/Je,ue, Woshin,ton 98007 425.885.7877 Fax. 425.885.7963 TO }.fO.t1?f1'1vJM-0 . .. . . . . .. DATE 12:::.J'?·c:>3 JOB NO ....... 03006 .. . ................................................................................................ ATTN· ...... tp~ (L.,l C/):::. .......... (__'l \ 1._.,/2,-=1 ························ REF: /M...,,J.lt:J.?.~ ·' MAIL TRANSMITTED FOR: "1 -64,vlf .......... DELIVER ........... t,... ................................... .. YOUR USE ......... X ..... PER REQUEST .. ... PICKUP .... ....... INFORMATION ONLY .. ACTION REQUIRED: PROCESSING .................................. REPLY ...... .. .. ................ RETURN .......... NONE QUANTITY DATED DESCRIPTION ...... ,.,,;1QBvJM.,}:'.__ e:irb~tr:. /D)!}; ,C' 0 . ........••••••••••. LIY. i:1~L/-!;/I@) ....... -Jr,:··--" ............................. . . c. Do .......................... ,.£,s; • ••• I COMMENTS ............... ~ ........ LS .......... (. .. ~1£ ....... ~.\Q~~··· .f?;:£.tt:i.P., .. LT...... u,Ji;;;;, .. 'Ql5~S5s=:-") ---....... t?~S,, ........ ~ ....... wJ'T::t:\ ...... At:<':1 .............. ~0.~'.D~~ ...... . ................................ . ............. . . M.AINFJLEcopy CC: .... ··············"···~··:::01~ @ ._, • • f'Ofm No . 14 SubdMsion Guarantee (+1~75) Guarantee No .: 4209-103551 PageNo.: 1 •"C o\MJJit 1 ~ First American Title Insurance Company 2101 Fourth Avenue, Suite 800, Suite 800, Seattle, WA 98121 (206) 728-0400 -(800) 526-7544 F~ (206) 728-7220 TITLE TEAM (206) 728-0400 • FAX (206) 728· 7220 SECOND REPORT SUBDIVISION GUARANTEE LIABIUTY $ 1,000.00 ORDER NO.: 4209-103551 FEE $ 250.00 T~ $ 22.00 YOUl;lREF.: First American Title Insurance Company a Corporation, herein called the Company Subject to the Liability Exclusions and Um ltatlons set forth below and In Schedule A. GUARANTEES Core Design herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any Incorrectness In the assurances set forth In Schedule A. LIABIUTY EXCLUSIONS AND UMITATIONS 1. No guarantee Is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but In no event shall the Company's liabillty exceed the liability amount set forth above . 3. This Guarantee Is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute . It Is not to be used as a basis for dosing any transaction affecting title to said property. Dated: May 9, 2003 at 7:30 A.M . None L03P00I8 ITS) ~ (G ~ ~ \YI ~ ij lJll JUN 1 0 2003 l1lj MAIN FILE COPY K.C. D.D.E.s.@ Fonn No.14 Subdivision Guarantee ( 4-UHS) SCHEDULE A Toe assurances referred to on the face page are: A. lltle Is vested In: Rick M. Crull and Debra L Crull, husband and wife • Guarantee No.: 4209·103551 Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (Including those records maintained and Indexed by name), there are no other documents affecting title to said real property or any porltlon thereof, other than those shown below under Record Matters. Toe following matters are exduded from the coverage of this Guarantee : 1. Unpatented Mining dalms, reservations or exceptions In patents or In acts authorizing the Issuance thereof. 2. Water rights, dalms or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: Lot 1 of King County Short Plat No. 1177003, Recorded under King County recording no. 7806130632, In King County, Washington . APN: 102305939005 First Amt!rfcan T1tlt! ,,: Form No. 14 Guarantee No.: 4209-103551 Page No.: 3 SUbdMslon Guarantee (+lo-75) RECORD MATIERS: 1. General Taxes for the year 2003. The first half becomes delinquent after April 3oth. The second half becx>mes delinquent after October 31st. Tax Account No.: 102305939005 1st Half Amount Billed: $ 2,930 .62 Amount Paid : $ 2,930.62 Amount Due: $ 0.00 Assessed Land Value: $ 274,000.00 Assessed Improvement Value: $ 191,000.00 2nd Half Amount Billed: $ 2,930.61 Amount Paid: $ 0.00 Amount Due: $ 2,930.61 Assessed Land Value: $ 274,000.00 Assessed Improvement Value: $ 191,000.00 2. Deed of Trust and the terms and conditions thereof. Grantor{Trustor: Rick M. Crull and Debra L. Crull, husband and wife 3. Grantee/Beneficiary: Hallmark Government Mortgage, Inc., a Washington Corporation dba Hallmark Mortgage Trustee: Amount: Dated: Recorded: Recording Information: First American Title $210,000 .00 August 4, 1998 August 11, 1998 9808110917 Deed of Trust and the terms and conditions thereof. Rick M. Crull and Debra L. Crull, husband and wife Qualstar Credit Union Grantor{Trustor: Grantee/Beneficiary: Trustee: Amount: Dated: Recorded: Recording Information: Chicago lltle Insurance Company $50,000 .00 June 14, 2000 June 21, 2000 20000621001947 Note: This Deed of Trust contains Line of Credit privileges. If the current balance owing on said obligation is to be paid in full in the forthcoming transaction, confirmation should be made that the beneficiary will Issue a proper request for full reconveyance. 4. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 7601120366, recorded In volume 5 of surveys, at page(s) 219, in King, Washington. 5. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by the filed or recorded map referred to In the legal description . 6. The terms and provisions contained In the document entitled "Sensitive Area Notice" First American ntJe Fonn No.14 SubdMslon Guarantee (+1~75) Recorded : Recording No.: May 28, 1992 9205280819 INFORMATIONAL NOTES Guarantee No.: 4209-103551 Page No.: 'I A. Any sketch attached hereto Is done so as a courtesy only and Is not part of any title commitment 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. Property Address: 11813 148th Avenue Southeast, Renton, WA 98059 Fonn No .14 SubdMslon Guarantee (+10-75) e Guarantee No.: 4209-103551 Page No.: 5 SCHl!DUL! OF l!XCWSIONS PROM COVl!JlAGI! Of THIS GUAIIANTU 1. ~ to the extent !hit specfflc murance are provided In Schedule Ad this Gu.antee, the Company assumes no llbllly for loss or damage by reason d the followlng: (1) Oel'eds, lens, enmnbranc:es, adverse dllms or other matters 1g11nst the title, whether or not shown by the public records. (b) (1) Tues or messments d any taxing •~ !hit levtes tues or assessments on real property; or, (2) Proceed! ngs by a public agency which may result In tDes or assessments, or notices d such proceedings, whether or not the matters elCduded under (1) or (2) are shown by the records of the taxing authority or by the publlc rec:ords. (c) {1) Unpatented mining dalms; (2) reseivatlons or eu::epClons In patents or In Ads authortzlng the Issuance thereof; (3) water rtghts, c:luns or tltle to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public rea>rds. 2. Notwtthstanclng ""'f specfflc assinncies which are provided In Schedule Ad this Guarlnt.ee, the Company assumes no llabllty for loss or damage by ruson d the followlng: (1) Defects, lens, enmntnnc:es, ldverse dains or other matters atrectlng the title to any property beyond the Unes d the land expressly deso1bed In the desatptlon set forth In Schedule (A), (C) or In Part 2 d this Guarantee, or tltle to streets, roads, avenues, lanes, ways or waterways to whl di such land ablts, or the r1ght to maintain therein vaub, tunnels, ramps, or any stnld1re or lmproyements; or any rights or easements therein, unless sudl property, rights or easements are expressly and spedlk:ally set forth In said desu ... (b) Oefeds, lens, encumbranoes, adverse claims or other mattel's, whether or not shown by the public recx>rds; (1) which are created, suffered, assumed or agreed to by one or more d the A.ssurecls; (2) which result In no loss to the Assured; or (3) which do not result In the lnYalldJty or potential lnvalldlty d any judlclal or non-Judicial proceeding which II within the scope and purpose d the ISSlnnoes provided. ( c) The Identity d any party shown or referred to In Schedule A. (cf) The valldlty, legal effect or priority d any matter shown or referred to In this Guarantee. GUARANTU CONDfflONS AND STIPULATIONS L Definition otTenns. The followlng terms when used In the Guarantee mean: (1) the "Assured": the party or parties named IS the Assured In this Guarantee, or on a supplementJI writing executed by the Company, (b) "land": the land descrl>ed or referred to In Schedule (A) (C) or In Part 2, and I~ lfflxed thereto which by law constitute real property. The term "land" does not lnducle any property beyond the Ines d the area descrt>ed or referred to In Sc:hedule (A) (C) or In Part 2, nor any right. tltle, Interest, estate or easement In abutting streets, roads, avenues, alleys, lanes, ways or waterways. (C) "mortgage": mortgage, deed d trust, trust deed, or other 5eOM1ty Instrument (cl) "publlc recx>rds" : records est.abllshed under state SIJbAes It Date d Gunntee for the purpose d Imparting ainstruatve notice d matters relating to real property to J)U"dlasers for value and without knowteclge. (e) "date•: the effec:tlve date. 2. Notice of Clalm 1lo be GIWln br Aaured Claimant. Art Assured shall notl1'f the Company promptly In wrtJng In case knoWledge shaa CX>me to an Asslnd hereunder d •"'I dllm d title or Interest which Is adverse to the tltle to the est.ate or Interest. IS stated herein, and which might cause loss or damage for which the Company may be lable by virtue d this Guarantee. U prompt notice wn not be given to the Company, then an labllty d the Company 5h11 terminate wth regard to the matter or matters for which prompt notice Is required; provided, however, that talure to notify the Company shall In no case prejudice the rights d arry Assured under this Guarantee unless the Company shall be prejudiced by the tallure and then only to the extent d the Pl"Judlce. 3. No Duty 1lo Defend or~. The Compaf'r/ shll haYe no duty to defend or prosea,te any action or proceeding to which the Assured Is a party, notwithstanding the nature d any allegatlon In such adlon or l)l'OCftdlng. 4. COfflpany'1 Option 1lo DefwNf or ProNCVta ActloN; Duty of AalNld a.lfflant 1lo COOperate. Even though the Company has no d4i:y to defend or prosecute IS set forth In Paragraph 3 above: (a) The Company shal haYe the right, at Its sole option and CXIISt,, to lnstlba and prosecute arry Ktlon or proceeding, Interpose a defense, IS lmlted In (b), or to do arry other act which In Its opinion may be necessary or desirable to establish the title to the estate or Interest IS stated herein, or to estlbllsh the len rights d the As.wed, or to prMnt or reduce loss or damage to the Assured. The Company may take any appropnate ldlon under the terms d this Guarantee, whether or not It shll be a.ble hereunder, and shall not thereby c:onc:ede llablllty or waive any provision d this Guarantee. If the Company shin exerdse Its rights under this paragniph, It shal do so dllgently. (b) If the C0mpany elects to exe,dse Its options IS stated In Paragraph 4(1) the COmpany shal haYe the right to selec:t c:ounsel d Its dlolce (subject to the right d such Assured to object for reasonable cause) to represent the Assured and shall not be llble for and wll not pay the tees ct any other counsel, nor w111 the Company pay any tees, cmts or eicpenses lnalrred by an Assured In the defense d those causes d ldlon which allege matters not c::oveteel by this Guarantee. (C) Whenever the Company shall haYe brought WI ldlon or Interposed a defense IS permitted by the provtslons d this Guarantee, the Company may pursue any illgatlon to llnal determination by I court d oompetent ,Jur1sdlctlon and expressly reserves the right, In Its sole discretion, to appeal from an adverse Judgment or order. ( d) In an ases where this Guarantee permits the COmpany to prosea,te or provide for the defense d any ldlon or proceeding, an Assured shll sea.re to the Company the right to so prosea,te or provide for the defense d any adlon or Pl oc:eecl11g, and II appeals therein, and permit the Company to use, It b option, the name d such Assured for this purpose. WheneYel' requested by the Company, an Asslnd, It the c«npany's expense, shall give the COmpany all reasonable aid In any action or proceeding, sea.tng evidence, obQlnlng Witnesses, proseall!ng or defending the Ktlon or lawfUt act which In the opinion d the Company may be necessa,y or deslrable to estlbllsh the title to the estate or Interest as stlted herein, or to est.abllsh the len rights d the Assured. U the Company Is preJudlc:ed by the talln d the Asslnd to f\mlsh the requred a>operatlon, the COmpany's oblgatlons to the Assured under the Guarantee shall terminate . 5. Proof ot Lola or Damage. In addition to and after the notk:es required under Section 2 d these Conditions and Stlpulatlons haYe been provided to the COmpany, a proof d loss or damage signed and sworn to by the Assured shll be furnished to the Company within ninety (90) days after the Asslnd shall asc:ertaln the tacts gMng rise to the loss or damage. The proof d loss or damage shal describe the matters c::oveteel by this Guarantee which constitute the basis ct loss or damage and shan state, to the extent pos.gble, the basis d calclllatlng the amount d the loss or damage. If the COmpany Is preJudlc:ed by the tabe d the Assured to pnMde the required proof d loss or damage, the Company's obllgatlon to such Assured under the Guarantee shall terminate. In addition, the ASSlftd may reasonably be required to submit to examlMtlon ur.d-.r oath by any authorized representa!M! d the Company and shall produce for examination, lnspedlon and copying, at such reasonable times and pllC2S IS may be designated by any IUthortzed representatt,,e d the Company, aa reCX>rds, books, ledgers, checks, COi respoodeoce and mernoraoda, whether bearing a date before or after Date d Guarantee, which reasonably pertain to the loss or damage. Further, It requested by any autholtzed repieseotMMI d the COmpany, the Assured shal grant Its permission, In writing, for ""'f authorized representative d the Company to examne, lnsptct and aJf1I IN rec:ords, books, ledgers, checks, correspot 1111!1 a and memoranda In the c:ustody or control d a third party, which rusonably pertain to the Loss or Damage. Al Information designated IS conlldentill by the Assured provided to the Company, ptnUant to this section sh.it not be dlsdosed to others unless, In the reasonable Judgment d the Company, It Is necessary In the administration d the claim. Fllklre d the Assured to submit for elQffllnatlon under oath, produce other reasonably requested Information or grant permission to sea.re reasonably necessaiy lnformltlon from third parties as required In the above paragraph, unless prohibited by law or governmental regulation, shin terminate any nabllty d the Company under this Guarantee to the Assured for that dalm. Fonn No. 1282 (Rev. 11/15/95) Form No. 14 Subdivision Guarantee (+ 1~ 75) 6. OptloM 11D hy or otllel wlN 5etde CW-: Termination of Uabillty. In ca11 d • dllm under this Gulrlntee, the company shift hive the followlng ldcltlonlll options: (1) To Ply or Tender Payment d the Amount d Llablllty or to ~ the 11 ICllbtlldl 1111, The Company shall hlYe the option to pay or 9lttle or compromise ror or In the name d the Assured 111V dllm wNch CXMJld railt In loa to the Aslred wtthln the coverage d thll GulrlntN, or to pey the ftlll lfflOUllt d this Gulrlntle or, r this c.u.rantae Is Issued ror the benefit d I holder d • mortgage or I llenholdlr, the Company shall hive the option to purd\lM the lndebtedlim NCUrld by uld mortgage or Aid lien ror the anaunt ow1ng thereon. together with ..,,, cmts, l'IISOlllbll lltomeyS' fees and e,cper-, lnmTed by the Assured dllmant wllldl wse IUthortad by the company up to the timed purd\lM. SUch purd\lM, payment or tenci. d payment d the fUII amount d the Gulrlntee 9'111 llm*'* II llbMy d the Company i.uicw. In the ewnt aft.Ir nollcll d dim has ban gMfl to the Company by the Aand the Company offw's to purd\lM Slid lndebtldnes, the owner d such l11debl11d11111 1h11 11lnll'er and assign Slid ~ldebtedlllll, IXlglther wth 111V colllterll securtty, to the Company upon payment d the purcha pl1cll. Upon the .-die by the Company d the option provided ror 1n Paragraph <•> the Compenys obUgatlol\ to the Assured ISlder thll Gull'lntlll ror the dllmed lolS or dlmlge, other thin to make the payment required In that paragraph, 1h11 terminate, Inducing ..,,, oblglllorl ID c:onlhle the cWwa or ~ d ..,,, 11t1g1t1on ror whldl the Company ha exerdsld b options under Plrlgrlph 4, Ind the Gulnntee •• tit sunw*9d to the company ror caa11111an. (b) To Ply or Otherwlle settle With Parties other Thin the Allured « With the Assured Clllll'llnt. To pay « ottwwlll l!Ule with other parties ror « In the name d an Assured dllmant any clllm Aand lgllnlt under this Gulrlnllll, together with 111V costs, attorneys' fees and ~ lncun.cl by the Aland dllmlnt which _.. IUthortnd by the Company up to the time d payment and wllldl the Company Is obllg.i.d to pay. Upon the ~ by the c.ompany d the option provided ror 1n Paragraph (b) the Company's obllgltlon to the Allured ISlder thll Gulrlntee ror the dllmed loss or dlmlge, other thin to make the payment raqund In that J)ll'lgl'lph, shall tamNte, Inducing ..,,, oblglllorl to CDntlnue the IWeflN or ~ d ..,,, 1111g111on ror which the c«npeny ha ~ Is options under Paragraph 4. 7. Dltllrmlnatlo .. nd l!lctllnt of U.IIMy. This Gu1ran1111 11 1 con1r1ct d lndemnly lgllnst ldull manetlly loss or dlmlge sustained or lncurT'ed by the Asued dllmlnt who ha suffwed loss or damage by re1S011 d l'IIIIIICII upon the 1SU111CeS set forth In this Gunntee and only to the mant herein delcrlbed, and U>ject to the &duslons From C.oYerage d This Gulrlntlle. The Lllbaty d the Company under this c.u.antN to the Asued 1h11 not exceed the lelstd: (1) the amount d llblllty ated In Sdledult A or In Part 2; (b) the amount d the unpaid prindpll lndlbllldnea llCUl'ed by the rnortvaoe d an Assured mortuallN, IS llrnltld or provided under 5ldlon 6 d ltme COndltlons Ind Stlpullllons Of IS reduc9d under 5ldlon 9 d theN Conditions and stlpulatlons, It the time the loa or damage Assured against by this Gulrlntlle ocan, together with lntlrest .,.,.,,.; or (C) the clfl'lrwa a.-, the value d the IDta Of Interest COlleN!d hereby IS slit.Id herein and the value d the lltlte or lnler9lt subject to any defect, Hen or ena.rnlnllCII A5lurad lgllnst by this Gulrlntlle. .. Umltltlon of UallllltJ. (1) Jf the Company eDbllshes the !Ille, or l'ell'IOWS the llllged defect. 1111'1 or ena.rnlnncll, or ans ""I other matw Allured against by this Gulrllltae In • rellOlllbly cllgent manner by any meltlod, lndudlng lltlgltlon and the cximpellol, d any lppNls therel'l'om, It 11111 haw fullV perfarmml b obllgltlons with respect to that matt. and 11111 not be lllble ror..,,, 1oa or dlmlDI calllld thereby. (b) In the MIit d ..,,, ltlglllon by the Compeny or with the Company's con,ent, the company 111111 haw no lablty ror loa or damage 111111 there has been • flnll detlmwtlon by • aut d competllt jurtldlctlon, Ind disposition d Ill appuls thereft'om, ICNll'N ID the tltle, IS stated herein. Guarantee No.: 4209·103551 Page No .: 6 (c) The company wl not be llble ror loss or damage to 111V Assured ror llblty voluntarily ISSumed by the Assured In setting any dalm or suit wttholt the prior written C011911t d the Company. t. llaductlon of Liability or Tennlnatlon of U.blllty. All payments under this Gu11"1ntee, except payments made ror costs, lttom4!ys' fees and e,cpenses pu11U1nt to Pal'llgl'lph 4 shlll reduce the amount d llablllty pro t»nto. 10. Payment of i.-. (1) No payment wl be made wlthcxt producing this Guarantee for endorsement d the payment unleu the Guarantee ha been lost « clestro'1ed, In which ase prod d loss or destruction shall be l\lmlshed to the satlsflctlon d the Company. (b) WIien lablllty ind the ment d loss or dlmlge ha been deftnltely ftlCed In ICXXM'dlllCII with these Conditions and stlpulatlons, the loss or dlmlge an be l)IYlble wthln thirty (30) days thetelfter. . 11. SUbrogatloft Upon Payment or Setdement. ~ the c.ompany shill have settled and paid • dalm under this Guarantee, II r1ght d subrogation shift vest In the ComplflY unaffec:ted by 111V ea d the Assured dllrnant The company shall be subroglted to Ind be entltled to all rights Ind remecles which the Assured would have hid against any person or property In respect to the dim hid this Guarantee not been Issued. If requeslad by the Company, the Assured shlll lnnsfw to the Ccmplny Ill rights Ind remedies lgllnst 1/rf person or; property neClll1lfy In order to perfect this right d subrogltlon. The Asued shall permit the Company to sue, compromise or settle In the name d the Asued and to u,e the name d the Assured In any tnllSICtlon or lltlgltlon lnYoMng these rtghCS or remedies. If • payment on ICCOUllt d • dllrn does not fllly et:Nflf the loss d the Asued the Company 1h11 bt subroglted to II r1ghts Ind remedies d the Assured lftlr the Assured shall hive recolN!red Its prindpal, Interest. 1nd CXlSts d a>ledlon. 12. Artlibatlon. Unless prohibited by lppkM>le llw, either the C,omplny or the Assured may demand llt>ltntlon pursu1nt to the Title Insurance Artllntlon Rules d the Ame11can Art>1tr1t1on Assodltlon. Mlltnble mltlars may lndude, but are not lmlted to, any c:ontrOYersy or dllm betMel, the Company and the Assured arising out d or re111:1ng to this Gull'lntee, ""'f Nrvlte d the company In c:0111edlon with Its lssUlnce or the bruch d • Guarantee provision or other obllgltlon. All 1rbltrlble matters when the Amount d Ulbllty II $1,000,000 or less shlll be ltbltrlted It the option d either the c:ornpany or the Allured. M ll'bltrable matters when the llfflOUllt d llbllty Is In a:ess d $1,000,000 shll be ll'bltrated only when agreed to by bolh the company and the Assunld. The Rules In effect It Dlte d Guarantee shift be blnclng upon the parties. The IWlrd may Include lltomeyS' fees only It the laws of the ltlte In which the land Is located pennlts I court to lward lttomeys' fees to I preylllng party. Judgment upon the award rendered by the Arbftrltor(s) may be entered In any court hiving jurisdiction thered. The 11w d the situs d the land shll apply to an lltJltntion I.rider the 'T1tle lllSU'lllC2 Art>ltrltlon Rules. A fXJf1'/ d the Rules may be obtained from the Ccmpany upon request. 13. U.bllltJ Umllild to 11111 GUllnlnlN; GuarantN l!nth COntnct. (1) This Gulrantee together with II eodorwr1e11ts, If any, ltlXhed hereto by the Company Is the entire Guar1nl.l!e and contraa between the Assured and the Company. In lnllrpretlng 1/rf provision d this GulrantN, this Guarantee shll be CXIIIStNed IS I whole. (b) Any clllm d loss or damage, whether or not baed on negligence,« any ldlon aae,Ung sudl dalrn, shall be resb1ded to this Guarantee. (c) No ...,..ldment d or endorsement to this GulrantN can be made except by 1 writing tndoned hereon or ltt.ached hereto signed by eitt. the President, I Vlca President, the 5ecretll'y, 1n As-slstant seaetary, « Vllldltlng offloer « 1uthortred signatory dthe company. 14. Notlcas, WhlN Sent. All noac.s required to be glwn the company Ind any statement In wrtt1ng required to be rwnlshed the Company shlll Include the number d this Guarantee and shall be lddresled to the Company at 2 Arst Amerlcln W,y. Bldg. 2, Slnt» Anl, CA. 92707. ram No. 1212 (Re¥. U/UJ95> First American Title Company COPIES OF DOCUMENTS L ..... -;;;;:;;---- .. ,- <w . .. . .. • , .. I I . • • i .,,..~ .. , .t @"' • __ _,; "' \ r-- ~ ~, ~ . . S M 61 •2.0 •QI W ~------- E 10 • 2~ -5 , \.OT I I.OT t -------• )2.4 ao _:...'"::..':...~-'-'------ f• •' ''(,j) ,1 .. .. .. •• 1795.000 Feet e Q.f ;) STEWART TITLE COMPANY .... .., ...... ...... ~. r llEO fOH RECORD Ar AEOUES r or WHEN HECOAOEO Rr:ruRN 10 THE GRANTOR Quit Claim Deed ROll~RT A. IIARDINC e THIS SPACE PHOVIOEO FOR AECOROEK'S USE KING COUNTY ,. NO EXCISE TAX DUE e'i:d,80,a 9 .. -• -> ------·':-~---.a-· -··_i: .... :'.;~ ·1~::, \.~ N o 12 tor and 1n c.o t\11dc•1tio" ol Ten Dollars ($10.00) and to clear tit l e of any (.0 <Oft\,U'f'I und q1i11I ''"''"'' to claim by Grantorand other good and valuable consideLation RICK M. CRULL and DEBRA L. CRULL, his wife CX) C> ex:> 0 The North 495+ feet of the South 990 feet of the Southea st quarter of the Northeast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King Co unty, Washington, e xcept Cou nty Road. o., .... _9. -. ? ! . _ _ -------19 S1l.. " ..... .., ...... '"' ....... 'lll "•J t ho, ,..,,u ........ 1 ,,.., ·,.:1 tv,1 ..... , ... .... By fly ,,.1uh:n1 Seetatarv iUI( O f WA5,11tJrtCfON c..,. ... , ••• 90r' lo,· 1 E: P.F-CC, F RF.CFEE CASHSL ... • ••• .-,11,. • .,., •"° •c.1•• .. 1.e,haiN ,, ., 1111, s.oo 2.oc, ,.. .. * .. i7.('l('l ••. •• "" ........... .., •• 1_..,.,, ·" •• we., •••h ,., ltl• "'"'' •rd ~, ... u, ,...""'.., •• ,,.,, .,.,,,1i1..,.e11t ..... ......... .. i:::,"~ C<X.M"-'1 'ft'II .. , •• .. , •• ,..-, .... oi ....... . :j ' .i l j ., 'I \ I In :- • • I • fi ! I 8 ;: ~ = ' i RdumTo ltALUIAM OOWlaSIIT MOIITOAOS, z•c . 115 126TII IVS .•. 1. 1102 HL&.aVUlt, NI HOOS -UH Assessor's Pan:d Of Acccurc Nwnbc1 . l02l05-9Jff-0S llTAM~) 38Sl,;?fii ·/ , ....... -..,,.... _ _..., ... ._, Full !cpl dc:scnp1ion loaced OIi pace Title Order •o., 38'699-2 UCllON I 1 2HtSJC LOAa ,, 6l01119JJ1 ----------rs,..,~lllol.wPo, ........ -,t----------- DEEO OF TRUST nus DEED Of TRUST ("Seamty lnsuwncnf') IS .. OIi AUGUft • , UH . llClt M, CIIULL UD DUU L . cauu., ll\llaUD UD win TIie 1111110f IS The INSll'IC IJ P Uft AIIIIU CAIi Tlfl.8 ("TNSICC"). TIie bcncflciary is I.ILUWla OOVSUICSft lllORrGAGI, IIIC., I WUIIIIOl'OII CODOU.S'IOII D/al>. UUIIIRII IIOUQACIS i c~undcrdlel1111o{ TR ftAftl OP NUIIIIGl'Oe and whoscaddrc:u is 175 n,n Avs . •·•· 1102, l&LUVUI , a ~ whadl is o,pni.S and tlOOS-tUI ('·Leader"). ~c,o-al..aldcrtllcpn11ap1hu11a( tllO auaDMD TD ftOUIIIID AID I0/1N00 .. 00 •00 ········l···························································· Dolli~ (US · $210,000 .00 J Tlus dcbc is mdaad by eon-·s aatcdam lhe sac 4* as tllis Secwi ry IIISlrumc• (''Nole·'), wlu(• prvvidca ro, fflOlllhly..,...., _. ._ 11111 debl, W'IOC pulcarticr, ct.llld ~ on a....-aa 1 , 20H . Tluss-ricyl•nmmucaaatol..alkr(1)1krq11y111Cnt of 111( dcbc n"ldalced bl) Ille Note. WIiii illaal. Md Ill~ Cllcllioal 111d IIIOd1bl4W af lk Nale; (b) the pa)'lllffll of all Cllhef 1111111. WI .. illlaal, ad¥aced under plrlanpll 7 IO P"*Ct 1M .airily of lm Security l11S1ru111Ht.alld (c}1hcperfonmaceoraon--·s-tsud...-S11111Wdli1Seaui1yt.......llld the Nole for ~ pwp(IIC, 8orroMr inn,ably panls ud COIMy1 IO T 11111«, ia lnas1. willl power of Ille, the followma dcscrillal pnipatJ locMed Ill SIIIG c-ity, WadiiQlloa I.or 1 o, IIIIO COUITJ aoa Pl.W IIO , 111100>, aCOIDCI W!Na UCOll>IIG IIO. ll061J06JZ, 1• 1110 c:ouaTT, MaalllllCJrOa • WA.,tllNCTOf'f 5 ..... r ... ry ,P!ll'IA/FIILM(: l l'IPOIIM INSTallM!IIT 'ltP-'M('I' AIC"' Ill 0 1 ,_ JMI Mt "-"""' Ml ... 1116 = a,s~ ··-.-:J . :::~1frll~s~ r21:rW¥ ·, • Fenn No.14 SubdMslon Guarantee (+10-75) Guarantee No.: 4209·103551 Page No.: 1 First American Title Insurance Company 2101 Fourth Avenue, Suite 800, Suite 800, Seattle, WA 98121 (206) 728·0400 · (800) 526·7544 FAX (206) 728-7220 TITLE TEAM (206) 728-0400 -FAX (206) 728-7220 SECOND REPORT SU8DMSION GUARANTEE LIABILITY $ 1,000.00 ORDER NO.: FEE $ 250,00 TAX$ 22.00 YOU(:lREF.: First American Title Insurance Company a Corporation, herein called the Company Subject to the Liability Exclusions and Limitations set forth below and In Schedule A. GUARANTEES Core Design 4209-103551 · None herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any Incorrectness In the assurances set forth In Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee Is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but In no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee Is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It Is not to be used as a basis for closing any transaction affecting title to said property. Dated: May 9, 2003 at 7:30 A.M. L03POOI8 F/rstAmerlam TIiie Form No. 14 SubdMslon Guarantee (+10-75) SCHEDULE A The assurances referred to on the face page are: A. Title Is vested In: Rick M. Crull and Debra L. Crull, husband and wife • Guarantee No.: 4209-103551 Page No.: 2 B. That according to the Company's title plant records relative to the following described real . property (Including those records maintained and Indexed by name), there are no other documents affecting title to said real property or any porltlon thereof, other than those shown below under Record Matters. The following matters are exduded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or In acts authorizing the Issuance thereof. 2. Water rights, dalms or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: Lot 1 of King County Short Plat No. 1177003, Recorded under King County recording no. 7806130632, In King County, Washington. APN: 102305939005 First American TIiie > > ' • ~ . 1 ' ,.,,. •f :, .. , ..:._ • • Fonn No. 14 Guarantee No.: 4209-103551 Page No.: 3 SubdMslon Guarantee (+10-75) RECORD MATIERS: 1. 2. 3. General Taxes for the year 2003. The first half becomes delinquent after April 3oth. The second half becomes delinquent after October 31st. · Tax Account No.: 102305939005 1st Half Amount BIiied: $ 2,930.62 Amount Paid: $ 2,930.62 Amount Due: $ 0.00 Assessed Land Value: $ 274,000.00 Assessed Improvement Value: $ 191,000.00 2nd Half Amount Billed: $ 2,930.61 Amount Paid: $ 0.00 Amount Due: $ 2,930.61 Assessed Land Value: $ 274,000.00 Assessed Improvement Value: $ 191,000.00 Deed of Trust and the terms and conditions thereof. Grantor[Trustor: Rick M. Crull and Debra L. Crull, husband and wife Grantee/Beneficiary: Hallmark Government Mortgage, Inc., a Washington Corporation dba Hallmark Mortgage Trustee: First American Title Amount: $210,000.00 Dated: August 4, 1998 Recorded: August 11, 1998 Recording Information: 9808110917 Deed of Trust and the terms and conditions thereof. Grantor[Trustor: Grantee/Beneficiary: Trustee: Amount: Dated: Recorded: Recording Information: Rick M. Crull and Debra L. Crull, husband and wife Qualstar Credit Union Chicago Title Insurance Company $50,000.00 June 14, 2000 June 21, 2000 20000621001947 Note: This Deed of Trust contains Line of Credit privileges. If the current balance owing on said obligation Is to be paid In full In the forthcoming transaction, confirmation should be made that the beneficiary will Issue a proper request for full reconveyance. 4. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 7601120366, recorded In volume 5 of surveys, at page(s) 219, In King, Washington. 5. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disdosed by the filed or recorded map referred to In the legal description. 6. The terms and provisions contained In the document entitled "Sensitive Area Notice" First American Title Fonn No. 14 SubdMslon Guarantee (+10-75) Recorded: Recording No.: • May 28, 1992 9205280819 INFORMATIONAL NOTES Guarantee No.: 4209·103551 Page No.: 4 A. Any sketch attached hereto Is done so as a courtesy only and Is not part of any title commitment 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. Property Address: 11813 148th Avenue Southeast, Renton, WA 98059 • Fonn No. 14 Subdivision Guarantee ( + 10-75) • Guarantee No.: 4209-103551 Page No.: s SCHEDULE OF EXCLUSIONS FROM COVl!RAGE OF THIS GUARANTEE 1. Except to the extent that spedflc: assurance are provided In SChedule A of thls Guarantee, the Company assumes no Uablllty for loss« damage by reason or the followlng: (a) Defects, Dens, encumbranceS, advetse dalms or other matters against the title, whether or not shown by the publlc records. (b) (1) Taxes 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 exduded under {1) or (2) are shown by the records of the taxing authority or by the publlc """"2s. . (c) (1) Unpatented mining dalms; (2) reservattons ~ excepttons In patents or ln Acts authorizing the Issuance thereof; (3) water rights, dalms or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the publlc records. 2. Notwithstanding any specific 1$5Ul'ances which are provided In Schedule A of this Guarantee, the company assumes no liab\Uty for loss or damage by reason of the following: (a) Defects, nens, eno.unbrances, adverse claims« other matters affecting the utle to any property beyOnd the llnes of the \and expressly desatbed In the description set forth ln Schedule (A), (C) or In Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ~ or waterways to which such &and abuts, or the rtght to maintain therein vaults, tunnels, ramps, or any structure or Improvements; or any rtghts or easements therein, unless such property, rights or easements are expressly and spedllcally set forth In said desatptlon. . (b) Detects. llens, encumbrances, adverse dalms or other matter,, whether or not shown by the public records; (1) which are aeated, SU1Tered, assumed or agreed to by one or more of the Assureds; (2) which result In no loss to the Assured; or (3) which do not result In the Invalidity or potential lnvalldlty d any judldal or non•Judldal proceeding which Is within the scope and purpose of the assurances provided. (C) The Identity ot any party shown or referred to In SChedule A. (d) lhe valldJty, legal effect or priority of any matter shown or referred to ln this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS L Definition of Tenns. The toilowlng terms when used In the Guarantee mean: (a) the "AssUred": the party or parties named as the Assured In this Guarantee, or on • supplemental wr111ng exeaited by the COmpany. (b) "land": the land desoibed or referred to In Schedule (A) (C) or In Part 2, and Improvements affixed thereto which by law consUtute real property. The term "land" does not lndude any property beyOnd the Ones of the area described or referred to In Schedule (A) (C) or ln Part 2, not any rtght. tltle, Interest, estate or easement In abutting streets, roads, avenues, alleyS, lanes, ways or waterways. (C) "mortgage": mortgage, deed d trust, trust deed, or other security Instrument (d) "public records" : records established under. state statutes at Date of Guarantee for the purpose d Imparting constructive notice ot matter, relating to real property to purchaser, for value and wtthout knowledge, (e) "date": the effective date. 2. -of Claim to be Given by AssUred Claimant. An Assured shall notify the Company promptly In writing In case knowledge shall come to an Assured hereunder of any dalm ot title or Interest which IS adverse to the tltfe to the estate or Interest, as stated herein, and which might cause k>ss 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 Dablllty ot the Company shall tennlnate with regard to the matter or matter, for which prompt notice Is required; provided, however, that failure to notify the Company shall In no case prejudice the rights d any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 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 Is a party, notwithstanding the nature of any allegation ln such action or pnxeedng. any tees, costs or expenses lnairred by an Assured In the defense of those causes d action which allege matters not covered by this Guarantee. , (c) Whenever the Company shall have brought an action or Interposed a defense as pennltted by the provisions of this Guarantee, the Company may pur,ue any lltlgatlon to flnal detennlnatlon by a court of competent Jurisdiction and expressly reserves the right, In Its sore dlseretion, to appeal from an adverse Judgment or order. ( d) In all cases where thts Guarantee permits the Company to prosecute or provide for the defense d art( adlOn or proceeding, an Assured shall sea.ire to the Company the right to so prosecute or provide for the defense of any action or pnxeedlng, 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 reasonable aid In any action or proceedlng, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful ad which In the opinion or the Company may be necessary or deslrable to establlsh the title to the estate or Interest· as stated herein, or to establish the Den rights of the Assured. If the Company IS prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obUgations to the Assured under the Guarantee shall tennlnate. 5. Proof of Loss or Damage. In addttlon to and after the notices required under Section 2 of these Conditions and Stlpulatlons have been provided to the Company, a proof d loss or damage slQned and sworn ID by tile Assured shaU be rumlshed ID the Company within ninety (90) days after the Assured shall ascertain the facts gMng rise to the loss or damage. lbe 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 posslble, the basis of catculatlng the amount of the Joss or damage. If the Company Is prejudiced by the failure or the Assured to provide the required proof of loss or damage, the Company's obllgauon to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination ur.der 4. Company's Option to Defend or Prosecute Actions; Duty of AssUred oath by any authorized representattve of the Company and shall produce for Claimant to Cooperate. examination, Inspection and copying, at such reasonable times and places as may be Even though the Company has no duty to defend or prosecute as set forth In designated by any authortzed representatlve of the Company, all records, books, Paragraph 3 above: ledgers, Checks, correspondence and memoranda, whether bearing a date before or (a) Tlle Company shall have the right. at Its sole optiOn and cost, to Institute and after Date of Guarantee, which reasonably pertain to the loss or damage. Further, If prosecute any action or proceeding, interpose a defense, as llmlted In (b), or to do requested by any authorized representative of the Company, the Assured shall grant any other act which In Its opinion may be necessary or desirable to establlsh the title Its pennlsslon, ln writing, for any authorized representative of the Company to to the estate or Interest as stated herein, or to establlsh the Uen rtghts of the examine, Inspect and c:cpy all records, booJcs, ledgers, chtc:ks, correspondence and Assured, or to prevent or reduce Joss or damage to the Assured. The Company may memoranda In the custody or control of a third party, which reasonably pertain to the take any appropriate actk>n under the tenns of this Guarantee~ whether or not It shall _ Loss or.Damage. ~I lnfonnatlon designated as conflclentlal by the Assured provided be llable hereunder, and shall not thereby concede llabUlty or watve any pn:,vlsk,n of to the Company, pursuant to this Section shall not be d\sdosed to others unless, In. this Guarantee. If the Company shall exercise Its rights under this paragraph, It shall the reasonable Judgment ot the Company, ll ls necessary In the administration of the do so dlllgentty. claim. Failure of the Assured to submit for examination under oath, produce other (b) If the Company elects to exercise Its options as stated In Paragraph 4{a) the reasonably requested lnfonnatlon or grant permfssl'on to secure reasonably necessary ~ny shaH have the right to select counsel d Its choke (subject to the right rt Information from third parties as required In the above paragraph, unless prohibited such Assured to object for reasonable cause) to represent the Assured and shall not by law or governmental regulation, shall tennlnate any llablDty of the Company under be llable for and wlll not pay the fees of any other counsel, nor will the Company pay this Guarantee to the Assured for that dalm. Form No. 1282 (Rev. 11/15/95) Rrst American Title Form No. 14 SubdMslon Guarantee (+10-75) &. Options to Pay or otherwise settle Clalms: Termination of Llablllty. 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 dalm 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 Issued for the benefit d a holder of a mortgage or a llenholder, the Company shall have the option to purchase the Indebtedness secured by said mortgage or said lien tor the amount owing thereon, together with any costs, reasonable attomeys' fees and expenses Incurred by the Assured dalmant which were authorized by the Company up ID the -cl pur<hase. Such purchase, payment or tender of payment of the full amount d the Guarantee shall term!nate an Uablllty of the Company hereunder. In the event arter 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 tor the claimed loSS or damage, other than to make the payment required In that paragraph, shall terminate, lndud!ng 1fff obllgallon ID continue the defense or prosecution or any lltlgatlon for which the Company has exercised Its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for c.ancelladon. • (b) To Pay or Otherwise settle With Parties Other Than the Assured or With the Assured CJafmanL To pay or otherwise seWe with other parties for or In the name of an Assured claimant any dalm Assured against under this Guarantee, together with any costs, attomeys' fees and expenses Incurred by the Assured dalmant which were .authorized by the Company up to the Ume ot 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 obllgatlon to the Assured under lhls Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, lndudlng any obllgaUon to continue the defense or prosecution of any lltlgatlon for which the Company has exercised Its options under Paragraph 4, 7. Detennlnatlon and Extent of Uablllty. lhls Guarantee Is a contract of Indemnity against actual monetary loss or damage sustained or Incurred by the Assured dalmant who has suffered loss or damage by reason of reliance upon the assurances set forth In this Guarantee and only to the extent herein desa1bed, and subject to the Exduslons From Coverage ot This Guarantee. 'The uabmty of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount cl Uablllty stated In SC!ledule A or In Part 2; (b) the amount of the unpaid prtndpal Indebtedness secured by the mortgaged an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stfpulatlons or as reduced under Sectfon 9 of these Conditions and stlpulatlons, at the time the loss or damage Assured against by this Guarantee ottUrs, together with Interest thereon; or (c) the difference between the value of the estate or Interest covered hereby as stated herein and the value cf the estate or Interest subject to any detect, lien or encumbrance Assured against by this Guarantee. a. UmltatlanofL.lllblllty. (a) II the Company establishes tile tllle, or removes the alleged defect, lien or encumbrance, or OJres any Other matter Assured against by this Guarantee In a reasonably diligent manner by any method, lnctudlng UtlgaUon and the completion of any appeals therefrom, It shall have tully performed Its obligations with respect to that matter and shall not be liable for any loss or damage c.aused thereby. (b) In the event of any lltlgatlon by the Company or with the Company's consent. the Company shall have no Dablllty for loss or damage until there has been a flnal detennlnatlon by a court of competent Jurisdiction, and dlspOSltlon cl all appeals thefetrom, adverse to the title, as stated herein. Guarantee No.: 4209·103551 Page No.: 6 (c) The Company shall not be llabte for loss or damage to any Assured for UabIDty voluntarlly assumed by tile Assun!d In settllng any claim or suit wltllout the prior written consent cl the Company. 9. Reduction of Llablllty or Termination of Uablllty. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of llablllty pro tanto. 10, Payment of Lou. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, In whkh case proof' of loss or destruction shall be furnished to the satisractlon ot the Company. (b) When llablllty and the extent of loss or damage has been definitely ftxed In accordance with these Conditions and Stlpulatlons, the loss or damage shall be payable -In tlllrty (30) days tllereatter. 11. SUbn>gatlon Upon Payment or Settlement. Whenever the Company shall have settled and paid a dalm under this Guarantee, all right cl subrogation shall vest In the Company unatrected by any ad d the Assured dalmant. The Company shan be subrogated to and be enttt:led to all rights and remedies whkh the Assured would have had against any person or property In respect to the dalm had tll~ Guarantee oot been Issued. II requested by tne Company, the Assured shall transfer to the Company all r1ghts and remedies against any person i;>f property necessary In order ID perfect tll~ ~ght or subrogaijon. The Assured shall permit the Company to sue, compromise or settle In the name of the Assured and to use the name d the Assured In any transaction or lltlgatlon lnvoMng these r1ghts or remedies. If a payment on account of a dalm does not fully cover the loss of the Assured the Company shall be subrooated to all rights and remedies of the Assured after the Assured shall have recovered Its prlndpal, Interest, and costs of colled:lon. 12. Art,ltratlon. Unless prohibited by appllcable law, either the Company or the Assured may demand arbltratlon pursuant to the lltle Insurance Arbitration Rules d the Amertcan ArbltraUon Association. Arbltrable matters may lndude, but are not limited to, any controversy or dalm between the Company and the Assured arising out of or relating to this Guarantee, any service of the company In connection with Its Issuance or the breach of a Guarantee provision or other obllgatlon. All arbltrable matters when the Amount ot Llabltlty Is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbltrable matters when the amount of llablUty 15 In excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules In effect at Date of Guarantee shall be binding upon the parties. The award may Include attorneys' fees only If the laws of the state In which the land Is kxated pennlts a court to award attorneys' fees to a prevalUng party, Judgment upon the awan:I rendered by the Arbltrator(s) may be entered In any court having Jurlsdlctlon tllereot. The law of the situs of the land shall apply to an arbitration under the lltle Insurance Arbitration Rules. . A copy of the Rules may be obtained from the Company upon request. 13. Uablllty Limited to Thi,: Guarantee; Guarantee Entire Contract. (a) This Guarantee together with au endorsements, If any, attached hereto by the Company Is the entire Guaran!l!e and contract between the Assured and the Company. In Interpreting any pn)Vlslon of this Guarantee, thlS Guarantee shall be construed as a whole. (bl Any dalm of loss or damage, whether or not based on negligence, or any action asserting such dalm, shall be restrlcted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a wrltlng endorsed hereon or attadled hereto signed by either the PYesldent, a Vice President. the Seaetary, an Assistant Seaetary, or valldatlng officer or authorized signatory or the Company. 14. Notloes, Where Sent. All notices required to be given the Company and any statement In writing required to be furnished the C,ompany shall Include the number of this Guarantee and shall be addressed to the Company at 2 Arst American Way. Bldg. 2, Santa Ana, CA. 92707. fcrm No. 1282 (Rev, 12/15/95) First Americiln Title • •• First American Title Company COPIES OF DOCUMENTS \ L---=-__ .. , -. ,\ ., I •. ~-@ 1,i; .. . ' 1" 1 I l r,,....... !. @.,, • ---Iii " ' . I \ I ;P. I ,.,,,•·\ ,.,,"'"" l @J_ @1 c.@'I -----~.-.... -~:~'H'"r;-::,---------_.=_...t_ .!.!!.-I_ ,,,,~.r..J LOT I \ r .. 11oO'!> r:,'? \\ -----------#'-------------- ofi?J ¥-" 1~ ~1 ' ,, • ' • LO'f t _L __ --"-'""-""~~ N 88-ZO ·01 W =--------SE I0-23-5 -------132.•.ao -':..:':.:'..:'..:';..' ------ ' .. 1795.000 Feet -- co 0 = = • • Q_~~J STEWART TITLE COMPANY fHIS SPACE PMOVtOEO FOR RECOROEM S USE A''•"""'" .,1 ......... flLEO l'Qfl RECORD AT REQUEST OF WHEN IIECORDEO Rr:TURN TO """". _-R,_;j_~_~JL._ Aad•m Jt.~/s _ _!._'lf"°!~.-$_.~------ c .. , •• ". , ••. R'i,Ai.G.d __ --i12i, ~ rtg.s:!l__ THE GRANTOR Quit Claim Deed ROBE.RT A. I\AKDlNG KING COUNTY NO EXCISE TAX DUE e111\lo,a9 Ten DollJrs ($10.00) and to clear title of any claim by Granter and other good and valuable considc~ation RICK H. CRULL and DEBRA L. CRULL, his wife King , S1.ih1 111 Wu;h,ngton The North 495~ feet of the South 990 feet of the Southeast quarter of the Northeast qu~rtcr of Section 10, Township 23 North, Range 5 East, W.M., in King County, t~ashington, except County Road. ..... ., .............. , .. .. , .. ' _____ .199...Q_ 3.3.c; ~ •f ..... ·~~·"o,J ~····· ,... '11'•l .......... ~-··· .. .. . , '" ............. .. By lly Secrc111ry s-o.,, 1 o,· 1 ::: P.F:Ct, F RECFEE CASHSL , .. 'u,,,,, •••1' ••o• •• •"• "'"''""" ....... ,. '"" ~.oo 2.00 lt0€J f, !Fl ,, ••• i,,,,,..,hi ••• up10,..i "'••• "'' o•<I ,.,,1 , .. ,.a•hl '""""'H•"'ll '"" t•• ••• ,..,,1 ''~""" •••• '"'''~"'•"' a• . ........ ., ,.,, ....... ,.w ...... ~ •• • ...... , ..... .,. ........... ,.,~...i ,, •• '"' .,. .. "', ..................... .. •• •~•• uut, '•' "'" ~••• "" r"'"°", -·•••..., •• "·• "''"""''"' ..... ,.. ""'"• ......... , •• 5,.., .......... ~ .. . 11, UP••••'"•'' o•a•n1 ·1 ·i : ' ; ' ., In ' g !:i • Rclum To: KALUUJlJ. GOVBIUIMlnf'I' MORTGAOB, I IC. 875 126TH AVB. a,E, 1102 BELLZVUB, MA 98005-f618 Assc5SOr's Pared or Account Number: 102l05-9l90-05 Abbm·iatcd Lepl Description: Full legal descrip1ion located on page Titl• Ord•r •0.1 ]85699-2 BSCRON I• Z9995JC LClAII 11 6101119331 -----------1SfM't41oo't•TI1b lJIMhrR,t,or6ia:Dm,-..---------- DEED OF TRUST THIS DEED OF TRUST (''Securi1y lnruumcnt'') is made on AUGUST 4, 1998. RlClt N, C:RULL .UO DURA L. CRULL, BU88Ul> UD N'JFB The gn.ntor is (''Trustee''). The ~ftciary is BALUWI.I. OOYBUMD't IIORJ.'GAOK, llC:., A MUIIlor<>II CORPORUIOI D/Bllo UI U(Hl NOR1'GlQII: i cruti~ under lhc laws of flll STATI OP WAIBll<JrOI and whoseaddrcu is 875 12CTH AVB, • ••• 1102, a&LLl'WR, WA which is organized and H005-t628 ("Lender"). Ba~cr owes Lender the principal sum of TlfO BUSOUD TD TBOUSUD AID 10/100••••••••• ••••••••••••••*•••••••••••••••••••••••••••••••••••••••••••••••••••••• Dollars (U.S: $210,000,00 ). This debt i1 nidenctd by Borrower's note dalt.d the same. date H lNs Scc:urily lns1rumcn1 ("Nole"), which provides ro, monthlypaymullS. vtith lhcfull deb, If DOI paiclcuUer,ctucand payable on 88PTDCUR 1, :Z028, ThisStairilylnstrummlSCOJRSIOLcndcr:(1)lherqJl)'tnenl of1hcdcbt aidmccd ~· the Note, with irucrest. andatl ff:ncwab. exlcmicmsand modifiationsof lhe Nace; (b) the pa)mCllt of all other sums, wit.h interest. adv&IK'Cd under pangnpb 7 10 proud the security or this Security lnarument; and (c} the pcrfonnaocea(Bo~'somnants mi ag,mnmu. undctthis Sa:wlty lnswmeat and the Note. For this purpose, Bonowcr inC\-oc:ably gninls and aJ1MYS to TNSIClC, in lrusl. with power of sale, the followfflg described property loated in uao Counry, Wuhiag!on: LOT l OP 1:110 COUfff &soar PLAT •o. llllOOJ, UCOIDSD USDSR AICOIIJ)IWO ao. 78061J06J2, UI 1110 COUW'l"I, NJUIBIICJl'O'a, WASIUNGTON-Sincltc F-1)· ,FN~AIP11LMC t:l'IIPORM 1Pi51'11UM!~ \MP-4M.(WA)(96\QJ01 ,_JCWIMO~S,,J. Pa. lof.6 • • ..... ~~~ ~ NIWDDI> WAVD£f'l 61J • • LO~ Ir 6301119331 "h,ch l13s tlu: address of ll8ll 148TH ~VEaUB soUTHEAS-r, urro•, \\';asl11ng1on , .. r,op:n~ Address-· t. rOGETHER WITH all lhc impron::nu:ots now or hcrcaflcr crcc1cd 011 1hc pr1Jp.:rt~ .. md all i:aStmc11ts. appuncnanc«. ;md (1\lure1 nol,· or hc,.:.,flcr a pan or the propc:n~ Al\ rcplaccmems J.nd addiuons shall also be co,·crcd b~· 1 his Seo.may Instrument A II or the fOTcH<)illH is referred to in this Sccurit~ ln.s1rumcn1 as the · ·Ptopcny. • • DOR ROWER COVENANTS 111.11 Borroncr is lawfolh sciscd of 1hecs1a1c hcrcl>·• con,·C\cd and has \he ngh1 10 grant and .:0t1\c~ 1hc rropcn~ and th.111hc Propcny iS uncncumbcmi. c.,ccpt r'o, cncu"111bra1iccs of rttorJ. Bo1rtmcr ,,arrants and ,,in defend g(ncrall~ the 1i1lc 10 1hc Propeny ;ig.11nst :ill cla1nM, and demands. subJcct to .in~ encumbrances or rccOfd THIS SF.CURITY INSTRUMENT con1bi11cs 11nifor111 co,·cuants for national use and non-uniform CO\·cn.inls 111th hm11ed ,ar1:111ons bJ Junsd1~1101110 ~·ons111u1c .1. muform ~rrit~ instrumcn1 CO\Crin& real prop('rty liS.IFORM CO\'ESANTS Borro111;:r and Lender co,cn.mt and agree as follo,,s I. Pa~ mc:nl or PrincipJilantJ ln1crm; PrrpaJ mc111 and l:llc Chartcs. Borro,,cr shall prompli} pa~·,, hen dne lhc prme1p.1l or and 1111crest 0111hc deb! C\·1de11i;cd ~ 1hc Note and an~ prcpa~ment and late ch1trgcs due under ~-. 2. hndi for Tues and lnsura11cc. Subject 10 applicable 1:i,, Of 10 a "Tiucn 11-ai,·cr ~-Lender. Borrtffler shall pa,· to L,c11dcr on the day monlhly pa~ mcnts arc due under the Note. umil the Note is p.1id in full. a sum c··Funds· · 1 (Of· ca,~ c.1rl~· 1.1,cs :tnd a:!.SCS!inic:111s wtuch ma~· a11ai11 pno111~ 01e1 tins Sec urn~ lnsarument as a lien (Ill the Prarcn~. thl ~ c.11ly !c.1schold p.l}mcmsor ground rc111s on the Propcny. 1h11}, (Cl ~earl~ hazard or propcrt} 111~urn11,:e pr~nmmh. jdl ~;:.ul~ llood tnsuran,:e pren11ums.1r any~ cc• ~-carly mongage insurance premiums. if:my, a11d (0 an~ s11ms p.1~·:iblc l:ly BotrO\\Cf 10 Lender. in accordance wilh !he pro,istons of paragnph R. in l1t11 of1he p.l~ memo( 11iony..1~oei11wr.111eeprcm1u111s. These items are called ··Es..ro11 hems.·· Lender ma, .:it ;m) 1imc:.tollcct ;md hold Funds m :111 amocm no11oc-.;ccal the m,1-.;imum an101ml ., kndc:r for a fcdcr,dl.\ rcbt.:d 111ortg:igc loon m.,~ require for Botro11cr's ~10\\ :icrount under 1he federal Real Estate Settlement Procc:durcs Acl of 197-1 as ;11111:11d1.'d fror11111nc 101111i.:. I~ L·.s C. Sccuon 260 I i't \4.'f1 {··RESP A· ·1. unlc:ss another l;t11'il',11 appliestolhe Fund! SC1S a lesser amoun1. If so. Lender may, al an" time. collect and hold Funds in an amon111 na11oocttd the 11:ucr ~ amoun1 l.el\dcr ma1 cst1111at.: 1h.: amount of Fu ml-. due on 1hc b,ms of curreul d.ua and 1cas.ou.1blc ciumau:s of ..t c:,p:nd111111:s offo111.rc E,;c,o" hems o, oihcl\\iSC in accordance "iU1 applicabk Ian. c:r, The F11ndssl\.11I be held 111..-m ms111uno11 \1hosc deposits arc msurcd ~· a federal agcnC\·, mstrumenlalily. or O cn111~ (includm& Lender. if lender is wch an institution) or in any Federal Home Lo.in Bad. Lender shall appl~ .,,t the Funds 1opa.1· the Escro\, llcn1s Lender ma~; not ch.irgc Rorro11er for holdinganJ ,1pfllJtng the funds. annually " ani1ly1i~g the escrow account. or ,·crif~ ing lhe Escrow Items. unkss Lender pa~·s BocrO\\Cf imcrcsl on the Funds Cl) ;md appl1Cllblc la" pcrn1i1s Lender 10 uiakc such a charge. Ho11C\cr. Lender n131 require Bommer 10 pa~· n one· 0 1111\C clyrsc for nn mdcpcnd.-:n1 real cs1a1e la:\ rcponing SCI\ ice used~-Lender in connection with this loan. unless CJ:) applicable la,\ pro,·idcs othcn,isc. Unless an agrcc:mcm is made or applicable law rcq11ircs in1ercs110 be p.iid. a, Lender shall not be required to p.1~ Bono\\cr an\ intcrcstorc.umngson1hc Funds Bom»,erand Lc11dcrm.?)·ai;rct in 11ri1ing. l10\\C\Cr.1l1a1 mtcrcst sl1all be p.1id on the Funds. Lender shall gh·c lo Borrol\'cr. 11ithout charge. 3n a111111al'acc011111111g oflhc Funds. sh0\1ing crcdus and dcbt1s to the Funds and the purpose ror \I hich c.,ch debit lo lhc f u1rds uas mad1; The Funds arc pledged asaddi1ional sccurit~· for all sums sc:curcd~· 1hi,s«uri1y lnstrumcnl ( IC the Funds held b~· Lcndcr C'l:Cccd 1hc amounts pcnnincd 10 be held by applic:iblc L1w. Lender shall accounl to Borr9'w for lhc c-.;ccss Fund\ in accordance II iih the requirements ofappliC.llblc la1,. lfthc amount ohhc Funds held ~:Lender ;11 ;u1~· 1inic is not sufficu:nl lo p.1y the Escrow Items" hc11 due. Lender ma~ ~ noti(,· Bonowcr in 1111un~. and. in such case Molro\,cr sl~ll pa~ 10 Lender lhc amount nt'CC$.S.1t)" IO make up thcddicie~·. Borro\ltf shall 11iakc 11p the dcf1C1cncy in no more than 1wcl,·c mon1hl)· pa~ mcnts. at Lenders sole disac11011. Ul)(ln p31 mcnl in foll of all sums sccuredb~ ibis Sccuri1y lnS1rumcnt.1.en<k:r sh.JI! prompt!} rcfu11d10Borro\1Ct an~ Funds held b} Lender IL 1111dcr p.uagraph .:! I. Lender sh.ill acquire or sell the Propcn.,. Lender. prior to lhc ;acquisi1ion or ~,le or 1hc Propcny. shlll appl~· :my Funds held by Lender at lhc lime of acquisition or sale as a credit asamst 1hc sums SCC\lrtd b'.\ 11t1s Security lnstrunicm. J, • ApJllication or Pa}·ments. Unless applicable l.111· plO\idcs othcn\·isc. all p.1Jmcnts rccci,cd by Lender under paragraphs I and 2sh.1ll bco1pplicd: fir..e. toan~ prcp.1~·nicntchargcsducu11dcrthc Note.sccond.1oamounls p.1~ able: 11ndcr p;1ral!raph 2. third. lo i111cri:st due:. founh. to princ1p:1I due:, and last. to a11~ late charges due under 1hc Sote .f. Oar~s; UcnL Borro1\ct shall p.,y all taxes. asscumcnts. charges. fines ;uld unposittOns a11nbu1abk to 1hc Propcny II h1ch may anain pnorit~· O\"cr thii; Security lns1rumcnt. and leasehold p.i~·mcnu or ground rc1tts. if ,m} Bocro11cr s.hall p:l~ these obh&3Lions 1n 1he manner prn,·ided in paragraph 2. or ir 00! p.11d in lhal manner. B0rro11cr slllll pa~ them on time dircctl~ 10 the person 011cc: paJmcnt Bonower shall prompt!} furnish 10 Lender ,a 11011,;ollC J111\lu11I\ tub,.: p,t1J unJ,:11hi:. l)d1o1g1,1pl1 IC Ourro',1,,:1 m<il4 ,1i~.,.1~,11..:nli du...:11~. Bu1ru,..~r ~h.111 prompt\~ furnish to Lender receipts t'·idcncmg the pa~·menls Bono"("f sh,1\1 rromptl~ disc~.ugc an~ hen II hich has prion1, o,er t111s So.:uri1~ Instrument unlcssBo110\\cr: 131 a~rccs in ,,r11i11g 10 1hc p.1Jn1en1 orchc oblig.11ion sccurcJ ~· the lien 1n a manner acccp1ablc lo Lender: (b> come~ts m good ra11h the lien br. or de rends against cnforccmcnl of the lien in. legal ptocecdings which in the Lcndcr"s opuuon opcmc 10 prC\·cnl the cnforccmen1 of 1hc lien. or (c) sccuru from the holder of the: lien an aEr«t1icn1 s.1tisf,1.-:to1yto Lender subordinalin~ the lien to this Sccurit~· lnS1rumcn1 If lender ddermiocs th.11 an~· p3n of \he Prop.:n, 15 subJCCI to a lien \\hich ma~, anain priori1y mer this Security Instrument. Lender n1,3~ 1:1i,c: Borro11cr a nouce 1dcn1ir~'lng the lien Rono11cr shall s.111s~, the hen or lake one or more of the actions set fonh abo\c 111thm 111 da~·s of lhe llll ing or notice ~. H.u,1 rd or Propcr1.1 Jawrantc, Borro1,cr shall \..ccp the intpro1cmcn1s nou-c:>.istin,grc.,nercrectcd on 1hc Proper\~ rnsurcd against \(lss ~· fire. haa.rds included "'ithin lhc term "c,1cnded co,c . and any ocher 1\11.,rd,. 1ncl11d1ng noodr or nooding. for" hcch Lender requires msuranl'C. This 1n~urancc 1,h inunncd m \\.\,111\l;TO' Smtk ~.uml, ·t''.\\I.Vl\11.,1( · t 'IHlM\11:0.:.1 Ml".\lr.:,, T Initial t.:2;t'i · ,,1,11Cc\\\fl"lf,lflllJI ., ..... Jo.ui, . ..., ............ Ytl P~ic2or6 W,\\"DEEll 0 ) • 25>< (" • • LO.Ill 11 6l017193l1 1hc,1r110unts and fOf thcperiodsth.:11 Lender requires "flic insurance carricrprovidmg the msurana: shall be chosen b~ Rorro\lcr s11bjc:c110 lender's approul nh1ch shall no1 be unrcasonabl)' \lilhhcld. I( Borrower fails 10 maintain .:o,·cr:ii;c <iocflbcd abo,·c. Lender n1.1y. at Lender· s option. ob1ainc0\ -cragc to prolctt Lender's righls in the PropcR}' m accordance"''" par.1graph 7. All insuraiu::c policies and rcnc,1;1ls shall be aca:plablc 10 Under and sh.all include a stlUldard mongagcclausc. lender sh;III h.1,·c the right 10 hold Che policies :ind rc11C\,:lls. I( Lender requires. Borro\\cr shall promptly gh·c to Lender all rcccipls of p.,id prcnuu1ns and renewal notices. In the C\Cnl of loss. Bnrrowcr shall gi,-c prompt notin. lo the msurarlCI: carrier and L.cndc1. l..end(:r ma~ niakc proof o<los.s if nOI made prompely by Bono""'· Unless Lender and Borro,1cr01ht™ist agree 1n writing. insurance procecdnhall be applied to rCSlOC'~ion or repair of the Propcny damaged. ,f the rescora1ion or rcp.,.ir is tconomicall} feasible and Lender"s sccurit~ is not lessened. lf the 1c:s1orahon or rcpaiT is not «onomiQU~-feasible or Lender's sccurily 1\0uld be leiscncd. the inwr:mcc proceeds shall be applied to the ,ums KCUredb~· this Security lnsuumcnl whether or not 1hen due. "ich an~· e,_;ccss p,1id 10 Borron"tr. lrBorrnwcr abandons chc Property. or dOC"S not a RN er within JO da~·s a notice rrom Lender llkll the iRSU1ancc curicr bas ofTercd to satlc a claim. !hen Lender ma~· collect the insurance proceeds. Lcn<lcr may use the procctds 10 repair or rc:s1ore the Pr open}" or to pa}" sums secured by this Sccun'tr lnsirumc:nl, ,,hcthcr or OOl thcn due. The 30-day period \\ill begin \\hen lhc nolicc is gi,·en. Unless Lender and Borrower othcmisc agree in \1Ti1ing. any .1pplic:11ion of proceeds 10 principal shall not extend orpostponelhcducda1eor1hcmonchl~ p.1}·men1s rden.!d 10111 pa.rigraphs I and lorchangc theamoum nr the p.,~ n1e111s Ir under paragraph l I the Propcny is ncquircd by Lender. Borrcw.·er·s right 10 any insurance pohcii:s and pnxccds rcsultingf runulant:1gcto the Propcn~· prior 10 the acquisillon shall pass to Lender co thee:dcm or the sunl$ secured ti,· this Sccuril'.I· lnsirumcnl 1mmcdi:11c1~ .. prior 10th.! acquisition. 6. Occupanc~·. Prarn·a1ion, Maintenance aad PrulKUon of Ille Pru~r1,-; Bo~ er'1 Lo.ao Applk:ation; Lea.1ehold1. Borro\\'er sh:!II occu~·.cstabluh. 3nd use 1hc Propcn~ as BorrQ\\er's principal rc:sidencewi1hin sixty d3~s af1cr the e.,ccut1on of 1his Secum~· Instrument 3nd shall conunuc to occupy 1hc Propcrt}· as BonoMr' s principal residence for al least one year after thcdiile or QIXUP,1~·. unless Under OCIM:rwiseagtt<eS in "riling. "·hich consent sh.ill nol bcunn:n.wn.,bl}· ..-lthhcld. or unlw c,1cn11.111ng circumstances e;1,ist "hich arc bc,,ond Borrower's control. Borro"cr shall not dcm~. damage or impair 1he Propc:rt~. allow the Property 10 dctcriora1e. or tommit waste on the Propc~·. Bonowcr shall bcin default ira~-forfciture:ldion o, proceeding. uhcthcrc1\·il or criminal. 1s begun th:11 in Lender· s good faith judgmcnl could result In forfci111rc o(lhc Propcny or ochi:m·isc ma1eriall~ imp.,ir lhc lien crc.alcd b\· this Sccurit1· Instrument or Lender's sccuri1,· 1nterc-s1. BorrO\\er nia,· cure such a default alld rcins1ate. u P,O\idcd in p:iragf'aph II. b.\' causing 1hc ae1ion m·procccding10 bcdism.iucd \\ith a ruling thal. in Lender's good fai1l1 de1crmma11on. precludes forfc11urc 0(1hc BonO\\Cr's in1crcs1 in the Propcn~· or ocher male rial in1p3irmcn1 of the hen crca:cd by U.1s Sccuri~· Instrument or Lender's security interest. 8onom::r shall :ilso be i11 default if Borro11er. during the loan applic.iuon prcxess. p,e m.11eri.11ly false or 1n.1ccura1c 11tfo,mauon or st;ucnicnlS to Lender (or failed to pro-.'ide Lender llith nnr n,,1terial infomtatio11) in connection "iLh lhe Joan c,,idcnccd b}· thc Note. indudinJ. bu! ROI linutcd to. rcpccscn1a11ons concerning BonOl\cr·s occupao~ or the Prc,,cn~, as a principal rCSCdcncc. lfthis Security lnSllumc:nt is on a leasehold. Borrower shall compl)' wi1h nll lhe pro\'isions orthc IC3SC' lrBorroucr acquires rec title co 1hc Prop:n~·.1he leasehold and chc rec 1i1lc sh.111 not merge unless Lender agrees to the merger in \\riling . 7. Prormion of Lender'• Ri1ht1 in 1he Prnpcny. ir BortO\\cr rails to perform the ccl\'Cnams and :1grccments contained in 1his Sccwiry Instrument or there u a legal procccding thal mil)' significant!~· aJrc:ct Lender's righ1s ,n the Property (such as a proceeding 1n bankruptcy, probate. for condemnation or forfei1un: or lo cnCorcc la" s or regu.lations). lhcn Lender ~~ do and pay for wha!C\-Cf ts ncceuary to pro1cct 1hc \-aluc of the Propcn~ and Lender'\ rights in the Propcr1y. Lender· s actions mal include paying any sums secured t>,· a lien which has priori1r o,cr 1llis Sec:urhy lnscnuncnt. appearing in i;ourt. pa~·,ng ~e attorneys· fees and entering on the Propcn~· to make repairs. Ahl10Ul!h Lender m.l)· lake action under this p.uagraph 7. Lcodcr docs not hne to do"' An~·amoun1sdisburscd byLcn4cr under 1hisparagraph 7 shall become addi1ional debt ofBorrn*Ct sccurcd by chis Sccuri1~-tns1rumcn1. Unless Bott011er and Lender agn:c 1ooihcr 1ermsorp3yment. these amounts shall bear interest frorn lhecb1cofdir.bul"$trncnt :ii the Note ratc:ind shall be pa~ablc. uilh in1crcs1. upon noticcrrom Lender 10 Bono"u rcques1ing payment. 6. Mor1pfCt Insurance. If leader requited mongage insur.mce as 2 condilion of mabng lhe loan secured br this Security I nstrumcnt. Bonow er 5hall p.l}'' 1hc premiums required 10 maintain the mongagc insuranoc in efTa.1 If. for om)· rcu.on, the mortg:ige inS11rance CO\eragc required by Lender laps,:;s ore.eases to be in cffcd. Borro11,-cr sh.111 pa~· 1hc premiums required COoblain co,.·crage subslanliall~·cqui\'alcnt to lhe mongage insurance pm·iously in efTcct. at a eos1 substantially ~i,11lcnt to the cos, to Bonowe, or lhc mortgage: insunince previously in effccL from an alternate mongagc insurer appt'O\·cd b),· Lender. lh11bstan1ially equivalent mongage msurancc CO\·cnigc is not a,·ailabk Borro~cr shall p.,y to Lender uch month 2 wm equal 10 onc-tweU\h or the )early mortgage insurance premium bc:mg paid b} Bono11.-cr nhen !he insurincc CO\-Ctage lapsed or ceased 10 be in effect. Lender ,\di ~. use and retain thuc pa,-mcnts as a loss rcscn·e in lit•J or mortgage insur.1ncc. Loss rcscM pa}"mcnts ml~ 11u I011s..:rti,; r~uirc.d. ~I the optio;i oflciwi.:r. if mon&Jgt insurJnct ro\·cragc (in the amount :md ror 1be period Iha! Lender requires) pro\ 1ded ~· 3n insurer apprmcd ~· Lender 3gai n becomes auilablc and is obtained BorrO\I er shall pa); lhe premiums required lo maml.lin monpge insur.incc in effect. or to prO\idc a loss resen1. unlil the rcquircincnl ror mortgage insurance ends in accordanccnith any"nuen agreement between Borrower and Lender Of apphcablc la". 9. :lntp«tion. Lender or i1sagcn1 may m.1ke rcason;1blc cnlnc:s upon and mspcctfonsorthe Property. Lender shall gn~ Borroner no1icc at 1hc 11me or°' p:1or to an inspcrtJon sixc1fying reasonable cause for !he inspc:ction. 10. lcoodcmnatlon. The ptocc:di oran,\ a\lard or claim for damages. direct or consequenlial. in connt:Clion ,,uh tan}'COlldcmnatmn or other taking of an~ pan orlhc Propcrt). or forcon,·q·ancc in lieu or cnndemna1ion. arc hereby ,1Ss1g11cd and shall be p.:1id to Lender In th:C c,.·ent or a 1ot2l takmg of 1hc Pr open~ .1he proceeds shall be applid to the sums sc.cu'this Scairity ln.~rumei'l. c. \\ hcthcror not lhc.nduc. w1tha11~ e.\CCsspa1d10Borr°"er. lnthcC\·cntof a panial taki he Propcrt)· in "hich :hcfa11 markel \'llucofthcPtopcrl}' inimc::diatd) bcfo•e 1hc1akingisequal to or grate ~ru u.,,111~rcJ'·. s ... pF.,,•h .• --..,1.vn11.,1r 1:~1roR\t l~STRll\tf. . ..., tnitiala · \\IP-6R(\\.\)(?610)01 Fo~1»4119-"'l\ ......... !11'91 P~1elof6 . . ~ 0 ) • 25> .... , .,,.. _ _... ' I C • LOIUI 11 6301719311 of the sums $(.'Cured by this Sccun1y lnstnuMnt imnicdi.:udy before 1hc taking. unless BorrO\\Cr and L.:ndcr 01hcnusc agree in \\"tiling. the sums secured b~· this Sctun1~· lnsuumcnt shalt be reduced b:,· !he amount of U,c pr01:ccds mulhpbcd ~ \he fol'°"'ing (1;1(1l01\: (a) 11tc Iota\ amount of the sums so:utcd immcdia1cly before 1hc takmi:;. di\ 1dcd b:' (b) the fair m.1rilt1 ,alucofthc Propen~ immcdi:nel~ before the laking. An~ balance shall be p.11d to &rfO\\Cf. In 1hc C\·cnl of a panial laking oflbe Prop:m· m which the fair market ,·aluc of the Propcrt, 1mmcd1atch before the taking 1s less than the amounl of1hc sums secured 1nimcd1a1c1~· before 1hc laking. unless Borro,,cr and Lender 0tl1~mi\C agre1: in "riling 01 unless ,1ppli .. .iblc bw 01hcm1sc pro,·idcs. thc proceeds shall be applied to the sums seemed b,· 1h1s Scturi1, lnstrumc1,1 ,,hclhcr or nm the sums arc lhcn due. If the Prop:n,· is ab.indoncd by Bo111,,,cr. or ir. anc, nocic:c b~ Lender to Borrower 1ha1 lhc cornlemnor offers 10 1na~c an a\\ardor :s.cttle a claim ford:lmai;.cs. BortOl'Cf rails 10 respond 10 I.ender within .loda,s aner tl,cdatc the noucc 1s g1,·cn. Lender is authori1.cd tocollcct and app&, 1hc proceeds. ill ils op1ion. en her 10 ttSlorauon or rcpa ir of1l1c Prop::ny or 10 lite sums secured ~-1his Securil~· lns1rumcn1. ,,hc1hcr or 1101 thcu due. Unless Lender :ind 8ort01',cr 01hcn.,isc agm: in anting. an~ apphution of prixccds to principal shall not e,tend Of postpone 1hc due dale ofth: mon1hlJ paymcallS referred 10 in paragraphs I and 2 Of change the amount or such p.,~111cn1s 11. Borro"cr Nol Rckurd; forbearance By Lender Not a W1i\Cr. fa tension of the tune ror pa~mcnt or nlodlfic.ition of amoni1.,1ion or1he sums secured l,:\· 1his Scturit~· lns1rumcnc granted b~· Le oder 10 any successor 1n 1nteres1 of Borrower sl~II not opcr1tc 10 release the liabili1, of !he or1g1nal BorTO\\Cf or BorrO\\cr·s suCCC5SOrs i11 rn1crcs1. Lender shall not be required 10 commence pioceodmgs against an~· sUCGCSSOr in intcrcsl or refuse to c.,tcnd time for pa~·mcn1orothcn,isc 1nodif~ amoni,.11ionofthesumssccurcdb) chis Sccuri1~ lnsirumemt);\· reason of :in~· demand made b)· lhc origin.ii Borro"er or BorrQ\\er's wcccs.sors in inlcrcst. An} forbearance by lc11dc1 in c.,cn:ismg an~· nghl or rcmcd~· lhall llOI be a "ai,er ofor p1ccludc thcc.,ercisc of an,· rigl11 or remedy. l :Z. Succ~n :.and AsslWIS Bound:Joinl andX,·crll Liabill~: Co-tipen. Thccu,·cnanl5andagrccmcnts of this Sccurn~ lnstruntcnl shall bind and t-<:ncfi1 the successors and assigns or Lender and Borro\,er. subject to the pro,·isions or p.1r.i~raph 17. Bonowcr·s CO\"Cn.,nts and .tArttrncnls sNII be join1 and K"eral Any Bono"cr u ho co-signs lhis Sccuri1~· lnstrumcnt but docs nol c,ccu1e1hc Nole. (a) 1sco·s1g111ng this Sccur1t~ Instrument ooly to niorti;age. gr;ml and con,·~ !hat Borro,1er"s interest m the Propc:n~·undcr 1hc terms of this Security lnstrumcnl: lbl is not pcnon.111~ obliga1cd to p:ay !ht sums secured~ 1h15 Sccunl) lns1rumcnt and (cl agrees that Lender and an~ other Harrower ma~ agree 10 e,tend. mod if~. forbear or make an~ accommodations ,,;1h rtg;ud to 1hc iernu of tins Sccur11~ ln~uunicnc or !he NOie \\ithou1 thal Aorro"cr·s conscnl IJ. Loan Char~l's. If 1hc lo.:111 secured by tin~ 5ccunt~ l11s1rumcn1 1\ subJcct to a la\1 \1luch sets m:1\ln1um lo.in charges. and 1hat law is fin.ill~· intcrpcttcd so chat lhc in1c:ccst or other loan charges collected or 10 be collected in conncctaon ui1h 1bc Iron c.,.:o..-d the pcrmiued limits. 1hen. (a) an~· such loan charge shall be reduced~-lhe :imoum ncccisa~· to reduce the ehargt lo the p:nnittcd limit: and (bl any sums ;drcadJ· collected from Borrower \\ hi.:hc,cccdcd pcnnillcd limits will be rcrundcd 10 Borrower. Lender m.iyehoosc to make lhis refund by reducing lhc principal owc:d under the Nole or~-n1.'U.i11g :i d1rc,:1 p:iymcn1 lO Bom>ue,. If a refund reduces principal. 1hc rcdnclion udl be m:,,ccd as a panial pttpa~nicn1 uithoul an~ ;:ncpaymcn1 charge under 1hc Note 1..1. Notices. An~ notice lo BorrO\m pro,idcd !or 1n this Security Instrument sh.Ill be gi\"cn by dcli,cring it orbJ mailing ii b~ firslcl:iss mail unless,1ppllcablc law requires uscoranotb:r mclhod. The no&itt shall be directed lo 1hc Propcn~· Addrcu. or an)· Olher address Borrower designates by n011cc to Lcnd1:r. A11y notice to Lcndct shall · be g1\·en by firsl eLiss mail to Lender's address staled herein or an~· other address Lender dcs.ignatcs b}' notice to Borrouer. An~· noucc prm1dcd for in this Sccuri1~· lnstrumcn1 shall be deemed to ha,·c been ghl:n to Bonower or Lender uhcn gi,en as pro\idcd in this~rasraph. 15. Go,tmin1. Law; Sa·c:rabllily. This Sccuri1~· lns1ramc:n1 shall be gO\-trncd I'>." rcdcral l:a"· and the law or thcJurisdiccion in which the: Property is loc:ilcd. lnlhc c:·,en1 !hat an,· pro,1sioo or clauscohhis Security Instrument or 1hc Nocc connicts \,ith applicable l:lu. suchconflia shall not affect otbcrpm·isionsoflhis Sccurif)· lnslrumcnt or the Note uhtch ~n ~ gl\cn effect "itholJI the confliaing PfO\·ision To 1\115 end the pro,·isionsor 1his Security Instrument and !he Note are declared to be SC\crnble. 16. 84.lrro"·cr'• Cop,·. Bono\\cr sh.lllb: gi,ai oncconfocntcd COP.-· orthe Noc.c andorthis Security tnsuumcnt. 17. Tranderof lhc: Property or• Bcntf 1Cial lntcrcst in Borrt'••,cr. U all or any pan of Che Propc:rtr or any iincrt'SI in ii is sold or 1ransrerrcd (or i( a bcnelicial interest in Borrower is sold ortransfcnl:d and Borrower tS nol a 11.11111.11 p:rso11) uilhout Lender's pnor 1\lillcn con~n,. Lender may. at its option. re.quirt immcdi:1.lc: p:1ymcn1 111 full of all sums ~urcd ~· this Sccuri~· lnS1rumcn1. HO\\C\er. 1his option sh.all nol be c.,erc1sed by Lender 1f t:\~rcisc is prohibilcd ~-rcdcfal lu,· as of the date or this Sccurit~· lnstrum£nl. Ir Lender c:<1.ereiscs this option. LcOOcr shall gh~ Borro"er notice of aa:clcration. The notice: shall provide a period of not less than JO days from 1hccla1c lhe notice isdeli1c1ed or n11ilcd \\1thin which Borrower musa pay all sums secured by I his Security Instrument If Borro\\er fails lo pa~· these sums prior to the e:-.pira1ion oflhis period. Lcnik:r n1o1)" im-oke anyrcnte:dtCSpamiaat~·this Sa:uril}· lnstrumcm uithoul further notice or~ on Bon'll\,cr 18. Borro111cr'1 RJ~t to RtlnSlalc. If Borrnwcr m«ts ecrtam condmons. Borroucf shall ha\"C the right 10 ha, c enforcement of !his Sccuri1y lnscnuncnt d1sconunucd at ;iny time pnor to the earlier of (a) , da~·s lOr such lll1..:111o,;1ioJ .is ;appli.:.ibl.: IJ~ ma~ sp,:.;i(\ for r.::i1ut.11,:11i.:nn before 531,: oft he Property pursu.,nt to any pow.:, ar sale ~-oma111ed in this Sccuri1y Instrument: or (b) entl) or a judgment enforcing 1h,s Sccurit}· lnsirumcn1 Those cond111ons arc lhal BorrO"er: !al pa~s lender all sunu ,,hich 1hcn would be due under this Security Instrument and tl,e Note as if no acceleration had ocamcd. tb)curcsanydcfauh o( an~ other CO\·cnanLSor agrecmcnlS.: (C) pars all c,pcnsn ,named incnfomn,1hisSa:uri1~· lnstrun~nl. ineludmg. but not limited to. reasonable attorneys' fe.cs; ,111d (dJ takes such :action as Lender may rcasorabl~· require to assure that the lien of this Sccurily lns!rumcul. Lender's rights in the Propcrt)· and BorrO\\'Cr'S obligationtopa~· thesumssccumt ~· this Sa:un"ty lnstrumcn1 sh.ill commuc unchanged. Upon rcinst.atemcnt~· Bom)\\l:r.1hisScc:uri1~· lnS1rurncn1 and thc:obligationssccurcd hercb~ shall rcrnam fulh elfcane as irno accclcrauon h.ldoccuncd Ho"C\.tr 1h1s nghl to rem.stale shall not appl} m the case of accclera11on under p.1ragraph 17 f 19. Sak of Note; Chan~ of Loan Stnlccr. The Note or a pan,.rl mtcrcSI m the Note ~o er mth this Sccurtl\ lnstrumcnl) ma\ bc:soldonco1morctm1a,11lboutpoornot1a:10Do1ro"cr A sale ma I a change 1n 1hccn11r. :known .1s1he ··t.oanSc1'tttr°.11h.11collecu mon1hl\ pa,mcntsduc under lhc N 1s So:un1' \\,lSIIJ\ic;;o, S111&Jc t.un,h t"''INUIUI( I "'ltf)R\I l'i!l71ll '1t:,1 Init.ial ~-. \'11P .. lt(\\AJ(%I01<l: t.,""JQ.U'i'flOA.--WYtl Pa,te.aof6 • WA\OEED 0 ) • I l I 25X :. __ , ............... . (" I ) • LOAI' ti 6J017193J1 Instrument. There ;dm inay be one or more dulnges oftbc Lnan Servicer unrelated 10 a sale of the Nole. ltlherc iudungcohhc Lo.ln Scr\"ic.cr. Borrower will be given written noticeofthcehangc in acoordanc:c With paragraph I-' at,o,.-c MCI applicable law. The notice will s11tc lhc name and addrcssoflhc new Loat1 Servicer and the addrus to "hk:h payments should be made. Tbc notice •ill also t1111lainaoy other information required by applicable law. 20. Hu.ardous S.b11ances. Bom,wer shall not cause or pcnnit the presence, use. disposal, stOCJge. Of tclcasc of an)· Hau.rdous Subs:i:mccs on or in the Propcr1y. BomMtr sh.all not do, nor allow anyone else lo do. IR}1hing nifcxling the Propcn:, th.11 is in •wiolation or an}· EnvironmcnLal Law. The preceding I~ sentences shall not apply to the pmcncc. use. or siorngc on the Propcny or small qu.anlitics of Haurdous Substances that are scncrally rccogni,.c:d lO be appropriilc to normal residential mes and to maintenanoc of the Property. · BorTO\\Cr sha'I promptly gi\'C Lender written notice or an)· i nvcstigalion. claim. demand, lawsuit «other action b:,· !IR) go,·cmmcntal or regul.alory .agency or private panl in~-olv,ng 1he Propcrf)' and~· Huardous Substanoc or En,ironmcnlilll Lai14· or "·hich Bono~cr has ac1u.a! knowledge. II Bonou-cr le.ams, or is notified by lft)" governmental Of rquWory authority, lhat any rcmc,o.'31 or other remediation of any Hazardous~ affecting the Property is ncccssat)", Borrower shall pcompOy W:c 111 nca:ssary remedial aclioRS in acamiancc with En,·ironmcntal Law. As used in 1his parairaph 20. "Hv.ardous Substances" arc lhosc: subslana:s defined as toxic: or hazardous subYanccs b~· En,·ironmcntaJ Law and the ro\lowing substances: gasoline. kcroscoc. Other nammablc or to!<ic pc1rolcum product.s. to.Uc pesticides and hcrt>icidc.1. volalilcsoh'Cnt!i, materials cont.lining asbestos or rormaldehyde, and radioacth-c materials. As used in this paragraph 10. "Environmental Law'' mcaRS federal laws and laws or the jurisdiction where the Propcny is located that rcb.tc to health. safely or crr.irorunealal proco;1Wn. NON-UNIFORM COVENANTS. Borrower ucl l..r11derrur1Mr tovm1111 a.nd llrtt u (ollow1: ti. Ac:teleration: Rmtedia Lndtr sbaJI gi,·e nodtt to Borrower prior to atc:clcntkm tollo"lnc Bort'Ol\cr'J bttac:h or an,· co~nant or •&lffmcnt in this Scanil)' lnnrumca1 (bU1 nol prior to acceleration under para~npb 17 unlca applitable la" p~des otbcnri1t). Tbe DOticc 1ladl lPC(if!: (a) the dd'ault; (b) 1hr action required to cure lhc ddaull; (c) • dale, not Its.~ thin JO days from the d1lethc notice ii 11,·ca lo Borrowcr,b) which 1heddault must beaard; aad(d) 1b11 talltatt 10 cure lbt dd'aallooorbtforttbcdatc lp«lratd 111 lhc: notkc may rnult In accdcradon of the &1m11m1ml by this Security IMtranicat and 111c oflhc Propt11) 11 public auction at a date not la, than UO d1y,in lhdutu~ 11le notk:e·111a11 turtheriafona Berrower of 1hc ritht to nins1.11e arier accekratioa, tbe riaht to brin1 t court action to &Uert the non· cii11encc or a default or any other dd"en1t or Born:1wcr to acctkration and nk, 111d any OCbcr maucn requirtd lo be included 111 the notke by applitablc la". Uthe default Is aol t:urtd oa or bcf Ort tbc dale apccified In the notice, Lcfldcr, 11 luopdon. ra.1,-require immediate pa,-mcatlo rull or111 sumsJCCurcd by this Security lasirumcnt R·itllout rurtbcr demand and may lavokc Che power" Ale and any other rtmedies permitted by applfcal,lc law. Leader shaU be eotitled to collcc:t all c1pcmcs iocunal ia panuia1 the rtmtdla provided in dill parqraph 11. indudiac, but not limikd co. rusoaablc attontt)'l1 rca aad cosu of' title nidcatc. UL.ender invoka tbc power ofule. Lfflckrsball cfvc •ritten nMlcc to Trustee ar111e occal'ftncc or u C\'CAI of dd'aalt aad of Lender's election cocausrtbc Property lo betold. Trtlllcc and lbldcrdlall take 1111Ch K1ion rq1rdln1aoticeofsalcand dlaJI si"Yt:such nodmto Bomrwcr andtootbcrptnoas uappUcable la" ma,· requin:. After the time required b)" applicable law and after p11bllcadon of tbe notice or uJc:. Trustee, •llboat ckmaad oa Borrower. tbaJI tcll lbc Proptr1y at p1,blic IIXtioll to the blgbat biddc:r 1ttbe thnc 1Dd PIKc aad 1ndcr the terms dalpatcd In the n01lce c,I sale la one or more pam:h ud in uy order Trustcc dtttnaiaa. Trustee may poslpOM sale of the Property for a period or period• permitted by applicable law b)· pall lie aanocuaccmcat 1t the lime and placetilcdia tllenotkeof sale. Ltaderor ltsdesipn may pure hue Che Property 11 any Ilk. Trustee sball deliier to tbe pun:bucr Tn.11ttt'1 dml coa~yh:11 the Property "ltbout ID) c:O¥Uaat or warraaty,esprmed or Implied, The rKllall in tbc TM1«'1 deed lball be prim a raclenidfoccof the lnrtb ol tbr Slatcmcnt, made therein. Trulttt 1baJI apply tbc pl"'O(mb d cbe ult la tbc followln1 order: (1) to aU cspcnsa at the salt, lnc:ludlaa:, but noe limltcd lo, rcuoaablc Tn:111tt'1 1ad 1ttonicy1' fca; (b) to all tum• Ka1rcd by thl• Suarity ln1tn111aent; and (t) any a:wa to dac penoa or penoas lqally cotltltd to h or 10 the c:lffll: -the saperior cour1 al tht touDty la •bkll Uae sale took pl Kc. lJ. Rtton,·e,aact. Upon payment or all sums 5CC'WUI by this Sccuriry lnsuumcnL Lender shall ~ucst T rwtcc toro:onvcy lhc Property and shall sum:ndcr lhis Scauicy 11\Slnuncnl and all nocc:snidcncingdcbl secured b)· thi1 Secmi1:,· lnstnnnenl lo TruSlcc. Trustee sh.all rcconvcy Ille Propcn)' without warrant) ar.d without c:hargc to the pe:nan or persom legal!)' entitled 10 ii. Such ptma or persons sh.Ill pay any rccordatioo com. 2J, Substlhttt Tnalltc, In accordance wilh applicable l1w, Lender may from time 10 time .1ppojn1 a sua:cuor t,ustocto atty Trustee appointed hereunder who has ceased 101K1. Without ton\'C}'lnce or the Propcny, lhc suctUSOr trusccc WII suo:ccd to all the tillc. power and du lies conferred upon TNSI« herein and b)' applicable law. 1.a. U1t of Property. The Propcrt,-is noc used principally tor agricul1ur31 or fanning purpo5C$. 15. RJden to tbb Security lnllrumcaL If one or mon: riders an: excaated by Borrower Ind rcamkd together "ilhlhi5 5"wil)· In51J'Umc:nt. the ;:g,.c;:nanuand agrccmcnuor cath mch rider shall be: incarpor:1t.ed into :md shall amend and supplement the covenants and •1Tccmen11 or this Security INtrumenl as irthe ridcr(s) \ffl'C a pan or this Sccurit)' lnsoument (Check applicable box(es)I =: Adjustable Rate Rider CJ Graduated Pl)"mtnt Rider Cl Balloon Rider f:.J VA. Rider L .J Condomimum Rider D Planned Unic Ocvelopmcm. Rider CJ Raie lmprovemcnl Rider =:; Otha(5)1sp<eifyl 1'".UIIINl.,-QN. S.,,.11 FM!lty -F~MAlflU,MC U!'!"IFORM l:,iBlRUMll'IT .... MP-6R(WA)t~IO)OI ·-JOGM0 ......... !."91 P~ceSor6 c_J 14 Family Rider OBiwtd.ly Paymcnc Ridtr D Scoond Home Rider ....... !t ,ge WAVOEto • _) .......... , ............. ""':°· ., =··, " \ (' • LOIi •• 6301719311 BY Sl<;iNING BELOW, Bormvu aaxpts and a gems 10 lhc terms •nd CO¥tnants conaained in Ibis Security lnstrumc:1ll ~nd in any ridct(s) CXCCU(cd by Bo~ and R:COrded wilh ii. Wilnc:sscs: STATE OP WASHINGTON Coaaly ol \ls:\ 'n.<!\ On Ibis day p:BCnally appeared before me MyAppoinuncn1E,pi1tSon C)'a,-Cf\.-{)C) WAS1Jlfi1Cf0N, S..S,. F-lr ·PNMNFIILMC UNIPORAt lNSTltUMr.NT V"1P-'k(WA}(')610).01 ,_JCMIMQ.u-,lel!,11 Pqe6of, ,· WAVD!ED C, = WtMn rteordad "9tum lo QUAL.STAR CREDIT UNION PO BOXH7JO BELLEVUE, WA 18009 ACCT# 111180 • IIIUIIIJIII iillf.D1 T~LL,CIT IZ.11 HI 1"1 ... 19'>4 Kl COUNTY, LIQ DEED OF TRUST (LINE OF CREDIT TRUST DEED) Grantof(1) GtantN(1) Rick M Crull and D•bra L Crull, Husband and Wlfe QUALSTAR CREDIT UNION Legal DncrlpUon Loi 1, Ktng County 1hort plat number 1117003, recorded under recording m.unber 7806130632, said 1Nlrt plal being a 1ubdMs1an of I portion ol the South 990 Feet of the Soutfw!aSl Ou•rter of U'9 Nottheasl Quarter of Section 10, Townsh,p 2.l North. Range 5 East, \/1hllameH11 M11nd1an. 1n K111g County, Washington A&aes1or'1 Pro~rty Taic Parcel or Account No 102305-93110·05 Reference Numbel'$ ol Documents Assigned or Released DATED BETWEEN Jun• 14, 2000 Rick M Cn1II and Debra L Crutl, Husband and Wife ("Truster; ttere,nafter "Granl«.") wtios. address ,s 11813 1"8"' Ave SE. Renton WA 96059 ANO QUALSTAR CREDIT UNION, Btntr1c1ary ("Credi! Union,") whoH address IS 2115 152ND AVE NE. REDMOND, WA 98052 AND CHICAGO TlnE INSURANCE COMPANY, rTrustee ") Granto, conveys to Tf\lltee for benefit of credd union as benefiaary ,a ol Grantor's nght. !Illa, and interest in and lo the follo,iwing descnbed real p,opetty (the R111 ·Property"), togetl'ler with 111 Hlshng or 1ub5eqt.1entty erected or 1ffi1ed mprovemenls Of filtures. and 1n 1cces1ions, replacements, sub111tubons. and proceeds tflereof (Check one of the foltowing ) _ This Deed al Trust 1s par1 oflhe collateral fOf !he Agreement In ~d,t1on. othercolfalerar a~o may secure the Agreement X Thi. Deed or Trust Is the sole coll.ataral for the Agreement (~rlAppllesJ There is a mobile home on the Rea1 Property, which ,1 covered by th~ security instrument. and wtuch II and sh.Ill remain (PIO>aso ch«k • wh,ch ,s appl,cel>le) ___ Person,111 Proper1y ___ Real Property Ttws Dud al Trust Hcu1es (checir. II applicable) X Line of CNdlt A revolYing bne or aedll whieh oblivates Credit un,on to make advances lo Gtantor in the ma1umurn pMClJ)al amount at any one trne al $50.000 00 unlll the Agreement 1s tem11r1ated or suspended Of If advances are made up to ll'le mallfl1um mdlt tinut. and Grantor complies with Iha lerms of the Ag:reement d.1led June U, 2000 (In Oregon, foilpu!J>OSH of ORS 1111 110 and ,n klaho. the mu:1mum term or m1turrty da!e of the Agreemerit ,riclud1ng any renewals orerten11ons 1s JO years r,om the date or the Agreement) Funds n"ll)I be advanced by Credit Url1on, repaid by Gran!or, and 1ubseQuenUy readvanc.ed by Credit Un()n in accordance wrth the Agreement N0twdhstandmg the amount oulstand1ng a! any particular time, this Oeed ol Trust 111cures the total indebtedness under lhe Agreement The unpaid balance of the line ol credit under the Agreement WIii remain in full force and effect notw,thstandmg a zero ou1s1and1ng balance on the line from time to lime Any principal advance under the line of credit that e•ceeds the amourit shown above as the pnncapal amounl ol the Agreement will not be secured by this Deed of Trust Equtty loan An eqully 1oan 1n the mal(lmum pnnc,pal amount al S under lhe tenns -of lhe Agreemenl (In Or99on, tor purposes al ORS 88 110 and ,n Idaho, the m,11.im!PT\ lerm or maturity dale of the Agieement, including renewals or ex1enst0n1, 11 30 years from the dale of !he Agreement) To the extent of repayment Cirantor may request subsequent loan advances sub)ed to Credrt i.,nion·s credit and securrty veri6Cat10n This Deed o Trust secures the total ,ndebtedness under the Agre.ment Tl'le term ~Indebtedness· as uud 1n th1ti Oeed of Trust. shaQ mean the oebt to Credit unJOn described above, including 1n1ert11 ltiereon as descnbed ,n the cred1! agreement. plus (I) any amounts e>tpended or advanced by Creo11 union to d,scharge Granlor't OOltgat,0111 hereurioer. and (bl any ex;ienses incurred by Cred,t Urt1on 01 Trustee to enforce Grantor's obligations hereunder, with 1ri1ere$t thereon al the rate of Agreement The credit agreement desc11b1ng the repayment terms of the lnd,btedness. and any notes. agreements'. or documents g11111n lo renew, extend or 1ubstatute !or the credit agreemer,t onginally issued is referred to as "the Agreement " The rate ol 1nterest 011 the Agreement 11 sub1ect to 1nde•111g. ad1ustme11t. renewal, or recogotiation • c, C> C C, = "' • The tenn ·eorrower~ ,s used on the Deed of Trust lof the convenience of the parties and use of that term shall not affed the llab1My of any such Borrower on lhe A91eemerit or creale any legal 01 eQudable interest 1n the Property 1n B011owe1 by ,ea-sori of 1TH, Deed :lf :,usl Any 3orrowe: woo ~os,gn":> t!'ls Dee1 .,, '!"•·•SI 'C·.;I :ceo; ~OI e(ecute tr.e A;reement {a) 11 eosig:,,n'd th,s OeeO :t Trust v~.:) ::: gra~: ,~d -:.:n.~. 1:iat ?o··:,.,,cr"'S .. ~1s:·:~: ·1 "~ ::-.;~,!rt,. 1:- Truslee under the terms ol \hd Deed of Trust. (bl 1s nol peisonall~ uaole une1er the Ag,eeme~t ,!lc.ep! as 01heiw,se prowted by law oi contract. and (c) agrees that Credit Union and any other borrower hereunder m11y ar;iree to eKtend, modify, fotebear, release any COiiateral, or make any other aecommodattons or amendments With regard lo the terms or lh•s Deed of Tru&t or the Agreement. without notice lo that Borrowe1. w,1h0ut thal Borrower's consent and without releas,ng that Borrower or ~ng this Deed of Trusl as to ttoat Borrower's interest ,n the Property This Deed of Trust mctudmg the security interest 15, gr.en lo secure paymeil of :r.e lndeb:edr:eu and pe,formance of ~I G1antor's obhgat1ons unde, th,s Deed of Trust and 1he Agreement and is given and occupied under lhe following terms 1 Rights and Obhgabons of Bofrowt1r BOl'fower/GrantOJ has various 11ghts •nd Obbgat10ns under this Deed of Trust Tt,ese nghts and re9POMJbibt,n are set forth ,n the following paragraphs 1 1 Payments and Perfonnance, 2 Poneuion and Mamtenance of Property, 3 Taxes and Liens. 4 Property O.image Insurance. 5 Elpenchture by Credll lJnion. 7 Condemna11on. 8 2 Remedies. 10 1 Consent by Cred1I Union. 10 2 Effect of Consent 11 Security Agreement Finan~g SU.i.ments. 1-4 Actions Upon Temunation. 14 5 Attor"eys Fees and Expenses, 16 2 Umt Ownership Power of Attorney. 16 3 AMual Reports. 16 5 Joint and Several L1ab1llty. 16 8 Waiver ol Homestead Exemption. and 17 3 No Modificat\Ons 11 Payment and Pef'formance Gran10t shall pay to Credit Union alt amounts secured by this Oeed ol Trust as the'/ become due. and shall sinetty perform all of Grant01's obligaliol"ls 2 Possession and Maintenance of tlM Property 2 1 Po•HaSIOn Untd 111 defa111t. Grantor may rem.i.n m Po'Sseu,on and cont,ol of aM operate and manage the Property and coled the Income from the Property 2 2 Duty to Ma1nta1n GrafltClf shah mainlam Ille Propeny in first ciUs conc:M,on and promptly perform all •epa1rs and marntenance necessary to preserve ~s value 2 J Nuisance, Waste Granto< shaD neither conduct or permit any nuisance "04' comm,t or suffer any strip or waste on or to the Property OI any port,on !hereof including "Notllout hmdallon 1emovaf or ahenatlOl"I by' G<a11to1 of the r1ghl to remove a11y timber, minerals (1nclUC11ng 011 and QUI. or gravel or roek products 2 • Removal of Improvements Grancor st'lall not demolish or remove a11y 1mp1oveme"1s from the Real Properly Without the pnor written consent ol Credit Un,on Credit Union stialL consent •f Grantor makes arrangements aallsfadocy to Creclit Un10n to replace any 1mp1ovement wti,ch Cra"tor proposes to remove with one of at least e<:rual value •1mpr~en1s· shall 11\dude all exts.ln'IQ and future bu11d1ngs, struclL1res. and parking facillt1es 2 5 Credit Un1on'1 Right to Enter Credit Union. ,ts agents and representat1~es. may enter upM lhe Property at all reasonable t1rnes lo attend to Cred,t Union's interest and 10 '"SpeCI the Property 21 Compliance v,,lth Governmental Requ1rements Grantor shall promptly comply with all laws. ordinances, and regulabons or au governmental authontoes applicable to the use or occupa"CV of the Property Gunto, may COl'ltest in good la1th any such i-. ordinance. Of regulat,on an.d Wllhholcl co,~hance dunng any proceedmg, including apptopnale a~ea!s. 1.!) long 11. Gran:or ha, !IOt,fi'!l<i Cre1,1 •Jr,!)n •!" w•~"'9 ;mrir ia c1a,ng ,o af\'1 Cr~:\ IJn,on's interest in the Property d not 1eopardized 2 7 Duty or Protect G11nto, may do all other acts. allowed by law. that from the character and use ol the Prope11y are reasonably necessary to protect a11d preserve the secur1cy 2 8 ConHNCt1on LNn It some or art of the proceeds of the loan creal•ng the lndebted"ess are to be used lo construct or e,omplele construction or any Improvement on the Property, the Improvement shall be completed wdh1n SUI months rrorn the date of this Deed of T1usl and Grantor shall pay 1n full all costs and e(penses ,n conf'lect,ori w,\h the wo<I< 2 9 Hazardous Subatances Gran1or represents and warrants that lhe Property has not been ar.d will nQt be, dunng the penod t1111 deed remains a hen on the Proper1y, used for the creation, manufacture, treatment, stora98, or dtSposat of any hazardous substance, as detined rn the Comprehensive Enwonmental Response. CornpensatlOn, and Lrablldy Act of 1980. Ind other ap~cable federal and state laws or cegul.ihons aud amendments Granior aU:hon.tes Credit Union and 11s ao-nts IO enter upon the Property to make such mspeaions and tests as Cred,t Uruon may deem appropnate lo detefTTlll'IO compliance to the Property wttll this paragraph Credit Union·, inspections and 1ests 1hall be for Credit Unt0n's pufl)Oses only and shall not be for the benerc Of create any duty or habllrty lo Granto, or any lhml party Gtantor agrees to mdemn1fy and hold Credit Umon harmless agams! any and all claims and losses including atto,ney tees resulting from a breach or this paragraph, wt11ch 1hall survive the payment of the indebtedness and aal11fact1on oflh1s Deed of Trust J Ta•ff and Liens 3 t Payment Granlor shall pay when due before they become delenQuent all laxes and assessmenls levied against or on account of the Property. and shall pay wl'len due all crams for work done on o, for se1V1ces 1endered or malenal furntshtld to the Property Grantor shall ma1nta1n the Property 1,ee ol any hens havlflg pnorilt over or equal 10 the interest of C,ed11 Un10n unde1 this Deed of Trust. except for the hen of laxes and assessments not due. except fo, the pn0t U'\debledntss referred to wi Section 17, and except as othel"W1Se provided m Subsect10n 3 2 3 2 Right to Conttosl Glantor may w,thhold payment of any ta•-anessmenl. 01 clam m connection wtlh a good fad/\ d1spvte over the otNigahon to pay. so long as Credit Umon·s interest 1n tlie Propertt rs not ,eopard,zed It a rien ansn 04' d filed 11 a result of nonpaymant. Gra"lor shall v.ith1n 15 da~ aner the hen a11ses or, 1f • lien 1s tiled, w1ttlm 15 days after Gra11tor has notice of the l1hng, secure the drsch.i,ge of the 1,en or deposit with Cred,t un,on. cash or a .suff1etenC corporate surety bond or other security sal1sfactory to Cre:111 Umon ,n an amoul"lt .sul'f1c,en1 l~ ~,scharge lhe lien plus any costs. attorneys· fees, or other cha1ges that could accrue as a result to a roredosu1e or Hie u"der the """ 3 J Evtdence of Payment Grantor shall upon demand furl"l1Sh to Credit Unmn ev,dence or payment or the taxes or assessments and shall authorize the appropriate county 0H,c1.il to delwer to Credit Un,on at any time • wr11ten statement of 1M ta•es and assessments against the Property 3 • Notice of Construction Grantor shall notify Credit Union at leasl 15 days Delore any woll( 11 commenced, any seNic.et are 11J11111hed, or any mater,.ils are sui:,plled to the Property of a construction hen co..ila tie asserted on account of U'le work. se:-,1cH or ma:en.i.s. and l:ie ccs: e.cee.Js ~s.:oo ;,f tt'le Pro~er:1 .s .. ;;eJ lr.1 non.-es,::l.en:1a1 ::r comme1:ial p!.ifl)OSU} 01 St.COO(,! u·.e P1opert·; IS used as a feslde~c.ei Gia~.10· 'HI!\ o~. 1eQ~es: ~.;111,sh lo Cced,t Union advance assurances satisfactory 10 C,edlt Un,on that Grantof can and w11l pay the cost of such Improvements 3 5 Taa: ReHrvH SubJect to any hm1tat1ons set by apphcable law. Cred,t UnJOn may reQuire Bo<rower to ma1neain with Credit Union resen,es tor payment of laxes and assessments. wt11cn reserves shall tie created by advance payment or monthly paymen1s of a sL1m estimated by C1ed1t Union to be sutfle>ent to p1oduce, al least 15 days before due, amounts al least equal to the taxes and a,sessments lo be pa,::s 1f 15 days before payment 1s due· the reserve funds are insutfteH!nl. Bo11ower shall upon demaf'ld pay any oef1c1ency to Credit Umon The reserve funds shall be he1~ by Credit Union as a gene,al depos1! from Borrower and shall. u11less othe,w1se reQuired by law, conshtute a no",1nterest beaMg debt from Credit Umon to Bo11owe1, whrcn·Cred1l Un,on may sa:"fy by payment ol lne ta .. es and assessments 1equ11eo to be oa1d by Borrower as tl'ey become d~e C·edtt Union does rot hold the rese1Ve funds on trusr for Boirower, a"d C1ed11 Unt0n 1s not lhe agenl of Borrower tor oaymenl o! :he 1a~es and assessments required to be patd by BorrO'llrer 4 Property Dam,1ge lnsura,nce , 1 Mamtenance of tnsurilnc, Granto, shall ;irocure an.I IT'a:nta1n ;ioi,ces of fae insurance w,\h standard ,111- nsk extended coverage endorsements on a replacement basis for the lull ins'Jrable value !::ias,s covenng all lmp1ovement1 on tl'le Real Property man amount sufficient to avoid apphc.aho" o! any co1nsu~1nce clause. a"d W11h a mortgagee's loss payable clause ,n •avor of Cred:t Un1oi, Pohc,es shall te -,,r \'.ei bf s.1ch •nsJia . .,ce .:oMi:an,es a"a ,n such tom, as may oe reasonaalt accep1able :o Cred,t Umon G1an1~r sr>all delrver to Credit Umo" c.ert,ricates o! coverage from each insurer conta,ning a st1p11la11on that co...erage w111 not ct cancelled or :l1m1nished without a n'l!l'llffl\lm of 10 days' written notice to Credit Union · · · ' • = = = ~· • 4 :z Apphcabon of ProcNda Granter 11\aH promprty nOl:,fy C1edil Union of any loss 01 damq lo lhe PrQpelty Cre<111 Union may make p,oof of loss ,t Granter fa,ts to d:i so wrth1n 15 days of the c.,uualty Cred,t Union may, at ,ts electlOn, apply the proceeds to the reduct,on of lhe 1noeb1edness or lne resrorat,on and repair of ltle Property If c,ec:1,1 Umon •181.ts lo apply Iha proceeds to rn101ahon and repa11, Granter shat repair or replace the d~ed or destJoyed Improvements ,n a manner satisfactory to Credit Union Cred,t \Jn'°" shd, upon satisfactory proof ol such eKpenoiture. pay or reimburse Granter from tne proceeos for the reasor>acie COIi of repa,, or reilorat,on 11 Granto, ,s not ,n default hereundl1' Any proceeds which ha~• nol been pa,;:1 out Mt111n HID Clays after lhtotr rece,pt and •h•ch Credll UniOn ha1 not committed lo the repa,, or restoration of the Property sru1II be used to prepay first accrued interest and then principal of lhe Indebtedness If Cred1I Union holds any proceeds after payment 1n full of the lndeotedness; auc:h proceeds shall be paid to Gran tor · 4 S Un••p1,-d lnauninc• at Sal• Any une:qurwd 1nsuranc. sh.an inure to the benefit ol. and PHI 10, the purchaser of the Property covered by this Deed of Trust at any trustN·s or other sale held under the prov111on contained wrth,n, or al any foreclosure sale of sueh Property 4 4 Compliance with Prior lndabt.dnns Ounng the penod in whleh any prior Indebtedness descntied m Section 17 11 in effect. COffltlkance with the insurance provis,ons conla1ned in the instrument evidencing such pnor Indebtedness shall consbtute compliance With the 1t1surance prov1110J1s under this Deed of Trust to the ea1eflt eomp111;nce wlttl the terms of this tlffd or T,usl would constitute a ~hon of 1nsurance requnments 11' any p,oceeds from the 111surance become payable on loss. lhe promJOns m this Deed ol Trust fOf dN11ion of proceeds shall aP9ly ont, 10 that portion of the proceeds not payable t:1 tha holde1 of the prior Indebtedness 4 5As~a11on of Umt Owners In the event the Real Property has been submitted to unit ownership pursuant to a Unit Ownership Law. or 111T11lar law fOf the establishment of condom1n1ums °' coopera11ve ownership of Real Property, the insurance may be earned by lhe association of unil owne11 1n Gfanlor's behalf, and the proceeds of such insuranat may be paid to the a110C1atton of unll owne11 for the purpose of repa1nng or reconstrucl1ng the Properly Ir not so used by the assoaat1on. such procHds shan be paid to Credit Union 4 I Insurance Rn.rves Subject lo any ~m11a11ons set by app~le law. Credit Un10n may 1equi,e Borrower to maintain With CtedlC Union rese,ves for payment of insurance J)fem1ums. whlCh reserves shall be created by monthly payments or• sum estimated by Credit U,uon to be suffloenl to l)foduee. at le.as! 15 da15 before due, amounts at least equal to the 1nsuranca premiums to be p.a,d If : 5 d.ays b4fore :,a,,ri,ent 1s dYe !he ieserve fu"<ls are 1nsuff1C1ent. Bo,ro-, shall upon demuld pay any deficiency to Credit lJn,on The reserve funds shall be held by C•edit Union H a general depoSIC from Borrower and shall con111tule a non1nterest bearing debl from Credit Union to Borro-r, wtuch Credit UnlOn may satisfy by paimenl al the insurance p1em1ums raqu11ed to be paid by Borrower H they become due Credrt Urnon does not hold the reserve funds in trust for Borrower, and Credit Un10n 1s not the agent of Borrower for payment of the insurance premiums raqulfed lo be paid by Borrower 5 Expenditure by CIW!t Union II Grantor f.;uls to comply with any provision or th1S Deed ol Trust. including the obl,gat1an to maintain the prior Indebtedness m good standing as requlfed b~ Sect,on 17, Credit Union ma~ 11 Its option on Grantor's behalf pay amounts to cure any defaull in the prlOf" indebtedness and any amount that • eipends 1n so doing shat! be added to the Lndebted.ness Amounts 10 added shal be payable rn accordance with the terms of lne 1ndetlted11ess The nghts povlded f01111 th11 section shall be III add,t1on to ar,r other nghts or any remedoes to which Credit Union may be entitled on account of tfle defaull C1e<1it Union shal not by taking the teQulf~ action cure the def.11111 so as to bar rt lrom any remedy that it othelWlse would have had 8 Warranty, Defense cl Title 81 Title Granlor warrants lhat it holds ma,rkel,ble Mia to the Property ,n lee simple 1ree of all encumbrances olher than lhOH Ml lorth 1n Section 17 or 1n any pohcy of t111e insurance 1UIJftd 1n favor of Credit Un10n in connect,an with the Oeed of Trust I 2Def1nse of Till• SubJed to the e•cept1on1 1n lhe paragraph above, Granlor warrants and will forever defend the trtle against the lawful claims ol all persons In the ewent any act,on or proceeding 1s commenced that questions Gr•nlt>r's trtle or the interest cf Credi! Union o, Truste-t under this Oeed of TNst, Cirantor shall delend the ad1on at Grantor's expenH 7 Condemnation 7 1 Application of Net Proceltds II all or al\y part ol the Property II condemned, C1echt Union may al its election require that all Of any portJOn of 1h11 net proceeds of Iha award be applied to the Indebtedness The net p,ceeeds of the award ShaO mean the award afte, pa)'11'1enl of all ruSONble costs. expenses. and anomeys' fees nace,sanly paid or incurred by Grantor. Credit Ur,1on. or T1!,1tee ,n connedion with lhe condemnallon 7 2Procffdmga ll any proceedings .n condemnation are filed. Grantor shall promptly notify Credit Union tn wnt1ng and Granlor shall promptly take such steps H may tie necessary lo d"eland lhe action and obtain the award I lmpcmbori of Tu By State 8 1 State THH Covet9d The foHowmg shall constitute state taies to which this section applies (a) A specific tax upon trust deeds or upon all or any part of the Indebtedness secured by a trust deed or secunty agreemenl (bl A specific tax orr a Gran1or wt11ch Iha taipayer 1s authorized or 1equired to deduct from payments on the lnciebtedness secured by a \NS! deed or secunt~ ag,eement (c) A ta. on a lrusl deed or security agreemerrl chargeable aga,nsl Ille Credit Union or lhe holder ol the Agreement aecu1ed (di A aoec,f1c t .. on all oi any portion of !he Indebtedness or on payments ol poncipal and 1nte,es1 made by a G<antO< I Powe, and Obllgallons of Trustee 91 Po~rs of TrustM In addition lo .an pow"s of Trustee ans1ng HI matter ol law. Trustee shall have !he power lo lake !he following actions with respect to 11'141 Property upon the 1eQuest of Credit Union and Granto, 9 20bl1gat1ons to Notify Trustee shall not be obligated to notify any otl'ler party of a pending sale under any other lri.st deed or lien, or of any acllon or proceeding ,n which Granto, Cred11 Union. or Trustee shan be a party, unless the action or p1oeeed1ng 11 brouglil by Trustee 10 Transfer by Granlor 10 1 C:onsant by Cr•dit Un1ori Grantor shall no, t,a ... sfe• 'I' a,::,~~ to transfer all or part of Gran!or"s interest ,n tlle Property Wlthoul the poor wntt111 consent of C1e.;1d U,.. en .-tn; .ane-::1 :'l :ransler shall ent,Oe the C1ed1t Union to lerm11,ate 1nd acceMtrate the 111debtedneu u.-de· !t':1 ~eoh'I .,f ':"1us1 A "Hie or trans!er" m•ans the :::or•e•·arce o1,aa1 property or any right. t:tle. or interest the1e1n. whether le;ial 01 equitable. whethet vOlunta,y or lflvOIJnlary. by ou1right saoe. dead. 1nsta11merit salfl contract. land contract, contract for dee;S. !easehol,J ,nte,est ""1;h ,1 te•T. g:ea~e, than 1hrH years. iease-op11on Co'!tracl, o, any other method ol conveyarice Of real property ,nterest If any B::rr.-ov.e, 1s a coroorat101\ trar.sler also includes any change 1n ownet1h1p of more than 25% of the voting sloe le. of Borrower If Grantor or prospeC1rve tr1nsle1ee applies to Credit Un10:-o lor consent !O a transfer, Credit Umon may require sucn ;nJ0zma 1 '0E~~~f~f~~~:~:0 ~~.~~v: i:1:~f~~nes!~1:f~~n~ 0 :r~~:re~~~~~~~11~~~h~~~ n':~~~!~~r:~C:~~son1 to other transfers or a waiver or this 1ect1on No transfer by Grantor shall relieve Granto, of llab1!1ty for payment al the lndebledneSI Following a lransler. Credll Union may agree lo any eKtens1on of hme fa1 payment o, mod1f1cat1on of the lerms oftl'us Deed of -Trust or lhe Agreemenl or waive any nghl or remedy under this Oeed of Trust or the Agreement Without relieving Oran1or from llabdll:y Grantor wa,ves notice. presentment, and protest with re$p8Ct to the Indebtedness 11 Security A91Hm•nl. Financing SU1tements 11 t Security Agreem•nl T111s •nstwment sh.a, ::,l'Sl-tute a sac11t11y ag1eemenl to lne eKten: an.,. ol the Property constilutes f,dures, a.nil Credit Union shaD have alt of !he ngl'ts of a se::ured party under the Uniform Commercial COde cl the state 1n wh<eh the Real Property 1s located · 11 2 Security Interest Upon request by Credit Union. Grantor shall e•eCute f1nanc1n9 statemenls and take whatever other actian ,s requested by Cred1I Union to perfl!cl ar.d cont,,,ue Cred,t Union's secum-, ,n1erest ,n the Income and Personal Prope~y CirantJr hereby app1J1nts Cro-:l t i..:m::r,: as Cir,nt,r, a:lorrrey :n !act lo• the purpose of exeC\lting any documents necessary to i)erfect or cont,nue this security 1ntere1t Cred1I Union may. at any tune end w1thoul ll.lfther aulhonza11on from Granto,, file copies or rep1oduC11011s ol th1s DHd of T1ust as a financing sla\emenl Grantor w1H reimburse Credi! Union for all expenses incurred in perfecting or conllnu1ng this security interest Upon default. Grarilor shall assemble the Personal Property ar1d make it ava,t1ble to Crt11t Unior, wrthm three days after rece,pl of written demand from Cred I Union • , . , 0 , • 11 3 Mobile HomH ;f tlie Property 1nctudes mobile homes. mo1or nomes modular homes. or S•mtla1 structures. such ,:ftlctyres 'ih-t!I be and ,ha•1 rema,r. Pe•so~.al Procert,. ere Rl'la1 Pmperty as staled abo\le regardless of whether si.,;l'I siruct..rres ;ue af"'-eJ /<,1 tne Real Property a,:<1,ues~1,,e :J! ttt" ~·'as1,,rreat,on of sucl'I sirucru,es for lhe ourpose ol tax anessments rne remo ... al o, add1t1on Of axles or wheels. or me p1ace111fnt ·J;...;n ,;; rc.~1,;,;1. lro:1, a :.:,r.c.rete bas•. sll•~ not alter llie characlenzallon of such structures 12 Rtcc>m1eranee on Full Performance If Grantor pays all ot the lndebledness when due and othel'Wlle performs all the obl,galroos imposed upon Granter under thrs Deed of Trust and l!'le Agreement Credit 'Jnio:'I sha!I execute .ind deliver to Trustn ! request for full reconwyanco and shall el(ecute and deliver 10 Gran1or su,tabte statemenls ol 1ermrt1al,m1 of an) 1,na,..c,,..g s1ate~en: on lile evidencing Cred1I Union's ucu11ly interest in the Income and the Personal Flropeity Any reconveyance tee Of termmabon fee required by law shaU be paid by G1an1or 13 Pots Ible ActJons o, CNldlC UOIOfl The Credit Uruon rnay take the lonOWU'tg actions with respect to your Agreement under the circumstances hsted belOw • Termination and Acceluatlon The Credit Union may temunate your Agreement and require Granto, to pay the entwe outstand,ng balance immeo,ately. and charge Grantor certa1t1 tees 1t any ol the fotlowirig happen II I Gfantor engages ,n any fraud or matenal misrepresentation lfl connec1oon w,th the Agieement For example. II there ire false sl.,tements Of om1S1cns on Granto(s applic:.ahon or financial stat~ts (21 Gnw'ltor does ~ meet the repayment terms of the Ag1eemen1 (3) GrantOt'a actions or inactions adversely affect the co~ateral or Credi! Unoon·s rights in the collateral For ellampks, d Gfantor fads to maintain msu1ance. pay taxes, transfer Mle to or sell the collatetal. pro'lent lhe foreclosure of any items, or waste or l~e eoll.iterat b SuspenslQn of Credit/Reduction of Credit L1m1l Credit Union may refuse to make additional advances on the hne of credit or ntduce the Credit llmlC dunng any penod III wtuc.tl the follOW1ng e,usl or occut (11 Any of the arcumslances hsted 1n a , above (21 Tl'III value o! Grantot's dwellu,g secut1ng !he Indebtedness decltnes s,gn1ficant1y below Its appraised value tor purposes ol tl'III Agreement (3) Cred11 Unt0n reasonably bel,eves that Grantor will not be able to mee1 the repayment ,equirements of !he Agreement due 10 a matenal d'lange'" Grant04'1 financial circumstai'l.:ei (4) Grantor(,1 are in default under any mate1111I obhgatlOfl of the Agreement arid Deed of T11.1s1 (5) The maJC1mum ann1,1al pe,rcenlage rate undl't the Agreement JS reached (6) Any govemment adion prevents C1ed1t Union from unpo11ng the annual percentage rate provided fo1 or ,mpairs Credrt Union·s secu11ty 1n1e1es1 s1.1ch that the value ol the interest 15 less than 120 pe1cent ol the credd line (7) CNtd1! Uh1on t,as been notified by government agency Iha! cont,nued advances would constitute an unsafe ana unsound practice c Ch11nge m hnns The Agreement permits Cred•I Un•on to make certain changes to the terms of the Agreemenl at spec1roed times or upon the occunence of specified events 14 Actions Upon Termination 14 1 Remedios Upon the occurrence of any termination and at any time thereafte1, TruSlee or Credit Un,on may r;:cise any one or mo,e of lhe foUOW1ng nghls and remed,es. 11'1 add,t,o,n 10 any other rights or remed,es provided by la) Wdh 1Hpec1 to 111 Of 1ny pa,t of the Real Property, the Trustee shall have the r•;ht lo lore:!o~e by notice and sale. and C1ed11 Union shaQ have lhe nghl to Foreclose by 11.1dic1al foreclosure. 1n e,ther case in accordance Wl1h and to tM full extent provided by applicable !aw • (b) With respect to an 011ny part of lhe Personal P,operty. Credit Un10" shall have all the rights and remed~s ol a secured party under me Unilorm Commercial Code 1n effect 1n the state in which lhe Cred,t Unon 1s located {c) Credi! Union shall have the nght. without nollce to Grantor. lo tal<.e pouess1on of the Prope'1y and collect the Income. 1ncludlng amounts put due and unpaid. and apply the net proceeds, ove, and 11bove Credrf Un10n's costs. against the lndebledneu In furtrntran<:e ol 1h,s righr. Credrt Union may require any tenant or other user to make payments o( rent or use fees directly to Credrt Un,on II lhe Income IS coflected by Cred,t Un1on, lhen Grantor irrevocably designates Credit Union as Grantor's attorney 1n fact to endorse ,nstJuments received in payment thereof in the l\ame of Granlor aM to negotiate Ibo 1ame and colec1 the proceeds Payments by tenants or other users to cred,t Umon In response to Credit Umon's demand snaa satisfy the Obligation for which the payments are made. wtlether or not any proper grounas for the demand e-.:1s1ed Credit Un,on may e-.:ercise Its rights under this subparagraph either ,n person. by agent or through a recetver (di Credit Union shall have the 11gnt to have a receiver appcnnted to take posnsS10n of any or all oP the Pro!lerty. with !he power lo protect and preserve the Property, to operate !he Property l)reaiding foreclosure or sale. af\d to collect the Income lrom the Property and apply lhe proceeds. over and above cost or the rece1versh1p, against the lnottbtednes:s The rece,~e, may Hrwe wdhou1 bond If permitted by law Credit UnlOl'l's 11ght to the appointment of a receiver shan exist whether or not the apparent value of the Property e~ceeds the lndebtednen oy a sutistantial amount Employment by Credll U"1on llha!I n.ot disqualify • person from se1Vmg as a receiver (e) If Gfantor remains in possess10o of the Property alter the Property 1s sold as provided abOve or Credit Union otherwise becon"es ent1Ucd to possess,on of the Property upon default of Granto,, Grantor shan becoine a tenant at ri of Credit Union Of lhe pwCNls&r ol the Property and shall pay while 1n possession a reasonable rental for use of lhfl Property ff) Jfthe Real Pr090rty II submitted to un,t ownership. Credi! Union or its de,ignee may vote on any mane, Iha! may come before the members of the association ol und owners pursuant to the oower of attomey granted Credit Union 1n Section 16 2 (gl Trustee and C11dll Union shan have any other r11Jht or remedy prnv,ded in lh1s Oeed of Trust. or the Note 14 2 Sale cf the Property In eJCercising rts nghts and fl!medies the Trustee or Credit Union, shal! be free 10 sell all 01 any part of the Property together or separa.tely. or to sell certain portions of the Property and 1efra1n horn sen1ng other port1011s C1e(l1t 1:Aruon shall be ent1tlfld to bid at any public sale on all or any part1on of !tie Prope,ty 14 3 Nolle• of Sal• Credit UnlOn shan r,i,ve Grantor reasonable notice of the 1ime aiid placr c,f Jnv public sale of !tie Personal Property or of the time a!'ler which any pro vale sale 01 other •ntended d1sposrt10:i or tt>e Perso"a! Property ,s to be made Reasonable 11ohce shalt mean not,ce i;i1ven at ~ast ten days ?)efore the time ol tl'le sale or d1spo!i.1t,on 14 4 Wa.ivtr, Eltctlon ol Remedies A -Naiver by any party of• breach of a prov1s1on of th:s·Oee<i of Trull snan not constitute a wa,ver ol or pre1ud1ce the party's nghl otherw,se to demand stnct comp11ance Wlth !hat provision or any other l)(QYtS1on Election by Credit Union to pursue any remedy shall not exclude pu1su,1 of any oltier remedy. and an election to make eJCpendllures or take act,on lo perform an Obligation of Grantor under tn1s Oeed of Trust after fa1lun= of Gran101 to perform shall no1 affect C1ed1t Umon·s ngh! to lake actions on ,,..e ,ndetaedness and exercise its remedies under this Deecl of Trust . 14 5 Attorntys· FHI, Ei:penses tr Credit un,on 1nst:tutes any suit 01 action to enforce any of the terms of lh1s Deed of Trust, Credit Unum shall be enhtled to recove• such sum as the court may adJudge reuonab!e as altome~s· fees at trial and on a('ly appeal Wnethe1 or not any court a~1on 15 invoived a;1 reasonable erpcnses 1ncur1ed by Credit Un,on that are necessary 111ny time 1n Credit Umon·s Opinion fo~ the prote:tion of Ifs ,nterest or tne enforcement Of lls nghts shaU be::ome a 1)3'1 ol t!le Indebtedness payable Ort demand and S"lilll bear ,~tere5t fro-n the date of expend,ture until repaid at the rate ol tho Agreement Expenses covered oy tms p11ag1aoh include (Wllhoul hm1!at,onJ all attorney !en incurred by Credrt Union whether or not there ,s a 1awsu,t, the cos1 of search,ng 1ecorcts, obta1t11ng title reports (1ncludin; lorectosure reports), surveyors· ieports. appraisal lees, title 1nsu1ance. and fees fo11he Trusti:e Attorney tees lflClvde those for ba~~ruotcy proceed,ngs al"ld .an11cioa'.ed :,os:-1udgrrent c0Uect1on actions 15 Notice An~ not,ce under this Deed or Trust shall be 1n -Hnting and shall be effectJVe when actually delivered or, if ma11ed, shan be deemed effective on tne second day a!'ler being deposited as li,st-class registered or certified m.id. postage prepaid, d11ecte:: to tht address stated 1n tn1s Deed of Trus1 UhlnS otne,w,se required by applicable law, any part~ may change ,u ~dress lor notices by v.,llten not,ce to the olher parties Cr.?d1t Union 1eQuesls lhat copies ol notices ol foreclosure f1om the holder of any hen wl\1Ch has pt1onty over tti,s Deed of Trust be senl to Cred,t Uniorl"s aodress. as HI fo,th on page one ol lhis Deed ol Tr1.1st If the Property 1s in Cahforn1a, lhe notice shad be as provided by Section 2924b of tne Crv~ Code of Ca.l,forn1a If th,s pioperty is 1n Vrrg1n1a l".e loilow1ng notice applies NOTICE •• THE DEBT SECURED HEREBY IS SUBJECT TO CALL IN FULL OR THE TERMS THEREOF MOOlflEO IN THE EVENT·OF SALE OR CONVEYANCE OF THE PROPERTY CONVEYED • ..... -en = = <~ LO = • · 16 M11c•llaneou1 16 1 Suc:c1uora and Asaigns Subiect 10 cr.e lim1U1tions stated m this Deed of Trust on t1ansfer ol G1anlOl"s interest. and t.ub)ed to the pro1111,ons of 1ppt,c1ble law with 1'9Spect to successor lrustees th,s Deed ol Trv,1 shall be b,nc:hng upon and mure to the benefrl of thfr part,u. ttieir succenors and a111gns 11 2 Unit OwMl"ltMp Power of Attorney If !he Real Property is s.ubmitted to umc ownership, Granto• grants an irrevac&ble po1Mtr of attomey to C,edit Union to vote m its d,scretion on any matter that may come before the membefs or Ille 111001!10fl of unit owners Credi/ Umon shall nave I~ right lo e/i1rc11e !his power of .irturney only o1fle1r delault by Gtantor and may dechne to el(erc,se this power. as Credit Union may see Ill 16 l Annual Reports II t~ Property 1s u5ed for purposes other than g1an1ot's rnldence, Wlthlfl 60 days following the close of eaeh fiscal ye.air of Grantor, Oranlor shaU 11Jrn1$h to Credit Union a st;itement of nel ope1ating income received from lhe Property dunng Grantor's pJev1001 fiscal year 1n such detatl as Credit Union shall require .,.et operating income• shall mean all cash reee1p11 lrom the Property less au cash e.r:penditures made 1n connection wrlh !he operation or the Property 11 4 Applicable l.•w The lav,, of the state 1n which the P•cperty i, loeated shaa be appllcaOle for the p1.11pose of eonatruing and determ1m119 the vahdity of lhrs Deed ol Trust and. determm1ng the nghls and remedies or Credit Union on default · . 115 Joint 1nd SIivera! Liability If Gran!Of cons,sts of more than one person Of entity. the cbhgat.ans mposed upon Grantor under th11 Deed of TNsl shall be io1nt and several 111 Time of Eaunc• Twne rs of lhe essence of this DHd of Trust 117 UM (al II located in Idaho. the Property either 11 not more than twenly acres in area or 1s located wrtt11n an rnc.orporated Ctly or viDaQ4 {ti) If localed in Washington, the Property 11 not used pnncipally IOf 1g11cultural or farming purl)Oses (c) lf located 1n Montana. the Property does not exceed thirty acres 111d this ,nstrument 11 a Trust Indenture e-ecuted., contormtly with 1111' Small T11ct Financmg Act of Montana (dl II localed in Utah, this inslrumen111 a TNst Deed executed 1n conlofTT"llty with the Ulah TNSt Deed Act UCA 57-H9elseq 18 IS Waiver of Homestead EHmptton Bcrowe• hereby waives the benefit of the homestead exemo11on as to a~ sums secured byth11 Deed of T1u11 1li I Marge, There shall be no merger of the interest o, estate created by lh1s Deed ol Trust with any other interest Ot e.tata ., the Property at any tme hekl by or for the beneh4 of Credit Union 1n ariy c.apacity. wtlhout lhe wntten consent Of Credit Un,on 16 10 Substitute Trustee Crect1t Union at Credit Union's op11on, may from time lo time appoml a succenor truslee to any Trustee •ppo1nted nereur,.Je: by an 1n$tri..r.-ien1 e~ea:utect ar.'j ac~.,::iwledge;t by C1ed,t Un10n and reeotcteo in lhe off"1c;e of the Recorder ol the county where the Property is IOC.ited The mstrument shall contain the name of the original Cre<lit Union. Trustee. and Borrower, the book and pa1111 where trus Oeed of Trust 11 recorded. and lhe name arid address of I.ho tueeeSSOI" trustee The successor trustee shall, without conveyance ot the Property. ~d to 111 the title, powers, and duties conle,red upor, lhe Trustee herein and by applicable law nus proc:edure lor subs!<tut,on of lnJStee Shall govern to the e•clusion of all other provis10n1 for 1ubst1tut1on 1111 Statement ol Obhgat1on II the Property 1s 111 Cal!lo1nia. Credi! Union may collect a lee not to e•ceed lhe statutory maximum for furnishing the statement of obll9at1on as provided by Section 2943 of the C1v1t Code of California 16 12 Severabtllty II any prov1s,on m lh•s Oeed al Trust shalt be held to be 1nvat.d or unenforceable. the va!!dlfy and enrorceabd1iy of !he rema1nll'lg prov11,ons shaH not in any way be affected or 1mpa1red 17 Pnor lndebtednHs 17 1Prtor l.l•n The hen securing the Indebtedness secured by 1h11 Deed of Trusl 11 and remains secondary and 1nle11or 10 lhe 11en securu,g payment of a prior obhgat1on in the form of a __ x_ Trust Deed, Other (Speafy) __ .Mortgage·~~~~ The prior obhgatlQn has a current pnnc,pal balance or $208,000 00 and ,s ,n the on~inal pnncapal amount ol $210.000 00 GrantOf expressly covenants and agrees 10 pay or see to the p.avmenl ot the pltOr indebCedness and 10 prevent any delaull thereunder 17 2 Defaull If Iha payment of any rnstallmenl of principal or any interest on the pnor indebtedness •• not made within the time requited bv lhe Agreement evidencing such 1nd11btedness, or should an event of default occur under the inslnlment sea,Mg such indebtedness and not be Ct.Ired during any appbca~ grace period therein. then your aci10n or inaction shall tn!Jtle the Credi! Union to termrnate and aece!erate the 111debtedness and purt.ue any of Its remed•H uoder 1h11 Deed of TNSI 17 3 No Mod1f1c1Uons Grantor snan not enter mto any agreement With the hokier of any mortgage. deed ol trust or other seamty agreement which has prionty over 1h11 Deed ol T1u1l by wtuch that agreemienl is mod1f1eo. amended extended. or renewed witnout !he prior written consent ol Cted1t Union Granto, sh•ll n•«her raquest nor accept anv Mure edvances under a pnor mortgage, deed of trust. or other securdr agreemenl Without the pno, wnl!en consent ol Credit un,on GRANTOR INDIVIDUAL ACKNOWLEDGMENT STA re OF WA,P,NGTON c.,ot, ,, t: ~g C i On thrs day personally berore me f2 llk..J1 .{fU./ldnJ {tb,1. l,.. to !!\n~ to be the 1ndlvlductt.P!,, 111d1v1duals descroed 11'1 a'1:Ijl e.Kecuted the W<lhm and foregoing ,r1strumen!. and ad<.now!edged that J..lJtJA -. signed the Hme as { C free arid volunta70' and deed 10;1£11;} and purpo1es lhe1e1n =-') menl,oned Given u'lder my hand and off1cial seal this day of '--l ft . ~ • • l ~, I~ !~! ~ ~ ,.~ ,,.,,, 1·------~ .. ----.. .. ~ 1'~ ~ !· ~~ ·---llf_,. MRCj'L A Ff,/JlCU.8 /7,,) , _____ __ , X 17s ...... --· ,x "1; ., ·----' / N ll'IO'Ot",v ,,-,,,.,. THE J./dll1,., ,9$ /UT (¥ IHI. SOtllfH tfOFlJ.T (},II' P,~ 30t11HIA$T .I 0, '11t6. AlatlNIA,TJ W $«1,tJN ,0. 1'wP. Zj ~TN. '1AA/llll S £A~,; N.M,~ K1Nt; CdCINT'f, lflASl'f. u» Ct#/""'1' EDlfD. N !_l"Norw ,1,u.11' TH6 SOUTH 'H !"£.Lr atr Td .$0vtw6AST JI 0, n,, NontMST ~ C, S6C110,/.IO, 1>vP. 2J NM7N. /lMli:I I '4SI; 14! U., KiAlti CQuNn; W,.Q<( UD C""'41N' ~OAD. .t!._ll'JD·c,~w ,_tM.11' . y A .!-,-·-.:;; /\ L~~~ _,,/ «· .. :. ____ -__ . -~<' X _::,57 '\'1 .• --, .. ---·· .,... -·x ~.-, . 0./ ) / RECORDING CERTIFICATE FiuDfo.e R«o.oo THIS ...... DAY' OF ........... ___ .. /976 Ar ...•.•.. M., IJJ 8ao,< ..... 0-Sv1'YEYS, l'Atit ...... . Ar 7H, R1.qt1ur lF KEJJJJUtt J. On .. E.R.. X 3 -1~01 ") SURVEYOR'S CERTIFICATE / . ·---'fiiisr;;:;.oRtECTI.Y RlPl'lS6.NTS A $vA'Yl.y lfADi lJy ,U Olt t/NPUl Air" D1'.«TIOIJ /Al CoMrOR"'ANa J#tH THE RuJu,tu11.wT1 Qr Hf£ £,.ta.,1y .a~s Acr Ar Tift /21,QUE.Sr or lfEWJ e... SHOOK. ~! ""i"Or1GMO¥r ~ . '? I . -·t-1 11 ~ I . I I ; •. I I I ii . ; ~1 •• 11 i;l : • I ' . I ; . I I j u l ~mN • 1,1$1' ttN . .""" J(·fl't~ K~NNlTH J. 0YUR. CL. ILS P.O. 80< 22S8 RENra,.i w, A SvR>e' Or TH£ So,m, o, THL SOtJr,-.,h!Ur ~ 0, THE No,.;: ' I . \ I I --- . ··--· -----·-· . ' • ~--~·-, .. . -·· _,,,,. • II'; . ~ a I N n '° C) n ... '° C) ... r-.. I\ o· o· 0 .::a ~ ~- ~ SH O RT P LAT N O _1:,.,lu.2.LCZO"'o,..J __ _ S • .....!!L. T. _n_ R. _.l_ KI NG COUNTY,_ WASHINGTON LEGAL rhl• •P•ce reaerved for APPROVAL recorder'• use ~ 1 .. .. i rJJed for r«ord •t the cequea:t of: y,.1.,'a c s A pok l#Oae htlll'n to, De,pertaent of PlannJng •nd CoanunJtg Development auJldJag /Ind £and Developnent DJvJ•Jon •pproved thlii L2::... day ot ~&,(. ' l9 71 -,_,,,. i:Li; ,n. ,(, ,l Lf .f'~ ,~¥) ...,.ger, BuJldlng. ~-1LalJd Development DJv1s1on _ _,., __ cl.oy ot _____ ..,_,.,,.. ........ --1:.,...:;;i."""-+---~·· l9~ Director Euained •nd •pproved this __ .,_[?.,_ ___ •• cl.ls, of >)1..,,n.E_ • i,7/> /1,f,g F'f /( ffe.NE Oeputv Assessor ~ the s~e-fourth (i) DESCRIPTION : .'l'lie South 990 feet or of the NortheQst ate-fourth (i), except any portlon thereor lylng w1th1n 148th Ave. S,E, .All in Section 10 1 Township 23 llorth, Range _"5 East, Lot No, 1- 'l'he North 495 feet of the South 990 feet of the Southeast one-fourth (tl or the Wbrtheast one-fourth (ti, except any portion thereof lying w1th1n 148th Ave. S, E, All in Section 10,_ Township 23 North, Range 5 East. I,ot No. 2 The South 495 feet of the South 990 feet of the SoutheaEt one-fourth(!) ot the Northeast one-fourth (;), except any porti"on thereor lylng wlthln 148th Ave, S, E, All in Section 10, Township 23 North, Range -------·---~-East, .......... . '· ~-· -...... ····--·--·· --··. ······-······. ·-· ..• Wt-" n .. = · ltaa °" Fll• in Vault ) ' ;\'··ri. ·, ·\ ~r: \ ~:: . ~1' ~ ;• . ·, .. · ~~ ~. ..... • . :r·· ,.Y () -JI 't I f),j a -\?"I • "1 ....... ... ~ "Y\o~n L,.,, e 4 I) So 'i'/{) o-F Jj~ s;, ... Tl.e,-$T ~ 0'" '1\o..---n.=s=tt .s«.1, r ~ I-.. 0 s:. 0- ... '• PT-el"'red by Belen E, Shook 2501 Meadow·Ave N. Benton, w~shlngton 98055 226 28';'5------- Sbort Pl•< 110, __ ,:.l,:.l,_7ZLO::.:O,..J,__ ___ _ y (I I. Tl ....... Cl\ l' . r .. t-,.:. '9.''' :~ ~ .. \.' . . C.IJ So ... Th ..,..s -t C<l-... _ ~ f Sc:.c.. le, -f.,,.;z.', NI?~~~ Map on file in Vault If I · I c,Jrection: V • Seale, t • = 200' 0 ! j I ' ' ., ·,·, ,, , 1'1 ! .c: \, i 7 .. - . . • • C\I IJECLARATI<II: ltno,r all men by these presents that we, tbe undersigned, owner(s) in tee simple [and contract purchaser(s)J of the land herein-described .do hereby make a short subdivision thereof pursuant to RCI 58.17.060 and declare this short plat to be the -graphic representation of same, and that said short sub di vis ton is made with tbe free consent and in accordance wi tb tbs desire of the owner(s). In witness !!)ereof we h~ve set our bands and seals. ~--'"//~ ·,4s;~kle" -if~ ) -· . . !Jy_k l &,,ll_ N !'3 ::;}TATE OF IIASBINGl'ON,l-.,_ · . • . ___ _ g Qocmtg ofhn9 . r --. . . . . . ~ Q, W• cla',/ person.Jl',/ •i.,peued before • \1N7I / ,£ /Je, µ,, 'I .,_ { V,,j ??,,,__;r- ~ &lU('I /?.elc Gl;eo,1/a. /),/u-,t,J..{',..,.v/l O //,,4,z SShe>c6 to m known 'to be the 1n ~Jdual described in and t1bo e~ecuted the ,witb1n and foregoing . .t...e.......nt, ud •cknOllledged that .t"bev s1gned tile same u ~)),,,-free and voluntaey et ad dNd, . ror th• UN• and purposes therein mentioned. · . GIVBrf aader 1111 Jund and oU1c~fe LZ da'J of A/cw:az f¥,-,19Z2.. • .. _ 4#4&.· . . · Jfotazy !Jc Jn ud Lor the State ot Nub1ngton, .... n.1~~ -sr._' ~TE OF t/Jtb~ Otn_ q ,1~? L , . . 7 Coan17ol n'/179 .. . . ·o.. 11,;, IL "" 01,--:-..,A=e"--'->-"'1..,rT.":_-,.---~~--""-"' --'--' N Publ hu ., A D. 19LJ';before me, the under• . -.ueu, a otary. ic in and for th,Le ,,.e of f.c_..0 1 b t t:u; 7"'C ~, --' II -~ L ,£ L.t#-/ -du)7 cOmmissioned aoa awom. penona y appeared JI!:' n ~ :lQ c (' =t ' ~~~known to be the .f!dividuel described in end who a:ecuted the forea:oin; ;nstrument tor Ofr 9 If d M •ttomey in Fact of rte I: ,eq lJ £5 lo .IL elao th · d L , d L I c •n ......!1...he 1lflPd h crcan e.crioea. an annow edccd I-> me that . I IL ~ed 11ealed the aarilc ast":,.. •olunUiry act aod deed ar.d as the frtt and volur,:ary act Knd deed . 0 e eaJ for die ll9C:9 and purpo,e., therein menlioned. and on oath atated that the power of attorney authorizin1 the execution of thtl i:rutrument Ila · t L. --•-., d th - --· _____________ _;,· . . • no_ uecn revo11tc:u an at the A.id now l1V1nc. WfJ'NF.SS my Mnd and official eeal hereto do.eel the cby a Form LSI lAcknowledpiem by Self and a.a Attorney ia Fact. Pioneer ~ational Tuie lnaurance Company) Short Plat Number JJ1? 003 Page-.-3 of~ 1,1, •: 1 I t , : ~. tf '{ 'l};J !~ .. ·\ ;.. .:~ ·: ' ·--;'-· ! , • 0 • ·-~·>® ~~~p for~~~~ a~~~~:~~ 1 #: _ ADDRESS 7 Y 07 .;,..,:z. .,,, >r S.C.v', i:,- .. ,, ... ,., ,. ,, klnr. un,y ~~-Bui di & nd Jo enl Db•lalon ,.,u. •nd llt ~ nmtnl llOO · th Pl.,a, So., ul kl t.Wuhm11on1 -t,oo CITV ~--;,../,... ",, ~,;, tv 4 '2'6'0 .,t &- BEHS---1....l:1:VE AREA NOTICE For Pere.it Number: For Parcel Number: ~('-'-0~2,...._;2,_('S~----~,_,7"'-''i~O~--c..._.., ____ , more fully dc,;cz:i;;:,ed as (street address) t/~{/'3 14'f;rl/ Allt:::: ~·.t,.: if any, with legal description attached hereto. This property contains sensitive areas and/or sensitive area buf!'ers, as defined by the King County Sensitive Areas Ordinance, K.C.C. 21,54, The provisions of the Sensitive Areas Ordinance apply to this property. Limitations may exist on actions in or affecting the sensitive areas or their buffers present on this property. For further information regarding such limitations, please contact the Building and Land Development Division of King County er its successor agency. This notice shall run with the land and shall not be removed except upcn specific written authorization recorded herein by King County. r. (print) &· k 'fl'/ {Fa « ( ( • hereby certify that r am the owner of the above-refe~pr~t~ '<<~ ~ z; (Owner's Signature) SUBSCRIBED AIID SWO!UI TO before me this ;;i_ day of -'"'-'----- l.9 5:';Z, . tioARY PUBLIC in an for State ot' Waf:ih.' ngton, residing at &-n '.£4'-<:./. , .. $; ."~-<...,..•_; '9) .•. 0 i I ij ::. !-·~ i\ 25 < U D ..... · .. 6'~ ... '. ' , . .. • 0 - LB9!rL QB8CRIP'l'I0N {(.C, <;;_ P. :tr-11r100~ • . ,,,. • I ' !.' \ I , . II 0 . \.;.,: .. ,2.5.'.\ 6 __ . i I I• : I • • •. ..-·I,.. 01 ., " 00 .... = ~ 00 "I ~ "-· = f • MINUTES OF THE MARCH 22, 2007, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L03P0018. James N. O'Connor was the Hearing Examiner in this matter. Participating in the hearing were Karen Scharer, Pete Dye and Kristen Langley, representing the Department; Robert Johns representing the Applicant, and Renee Engbaum. ~ibitNo. I ~bitNo.2 ~bitNo.3 ~ibitNo.4 ,.;.,iliibit No. 5 ~itNo.6 "-iooES file L03P0018 "'DOES preliminary report for L05P00!8, for March 22, 2007, with attachments as follow: LA,'f.'J, Plat Map w/25 Lot Plat Design ~-City of Renton Sewer Availability ~ Road Variance/L06V0042 ~-Surface Water Management Variance/L04V0103 u,ii!'S. Density Calculations w/R-4 zoning \,Application for Land Use Permit no. L03POO 18, received June I 0, 2003 "-t SEP A checklist received 9/17/2004 "Revised SEPA Mitigated Determination ofNonsignificance, revised issuance date of 12/29/2006 \t Affidavit of posting for Notice of Application indicating posting date of 7/28/2003; received by ODES on 12/24/2003 ~ibit No. 7 \,Revised Site plan (25 lot preliminary plat map) received 3/31/2006 ~bit No. 8 "'Assessor's maps (2) NE I 0-23-05 & NW 11-23-05 ~bit No. 9 "-.,Revised Level One Downstream Analysis by Core Design, Inc., received 9/17/2004 ,-cM'ibit No. 10 :'v'fraffic Impact Analysis by Gary Struthers Associates, Inc., received 6/10/2003 ~ibit No. 11 ~ Request for School Information form received from Issaquah School District, dated 6/12/2003 ~it No. 12 "King County Certificate of Water Availability from the City of Renton, received 6/10/2003 ~hibit No. 13 '9vicinity Map for L05P0019, L03P0018 & L02P0005, prepared by KC staff on 3/19/2007 ~ibit No. 14 ·'\, ODES Field Report and GIS Information dated 7/14/2003 ~ibit No. 15 ·v Wetlands Evaluation by AlderNW, dated 4/28/2003 Vi~jµbit No. 16 \, Watertype/stream Classification by Washington Trout, dated 10/15/2004 ~ibit No. 17 "Geotechnical Engineering Report by Associated Earth Sciences, Inc., dated April 23, 2003 ~ibit No. 18 ·\/Recorded Copy of Revision to Plat Property Boundaries/BLA L04L0055 ~ibit No. 19 ~ Boundary line adjustment proposal with attachment (I) dated 5/3/2004 ~ibit No. 20 Letter (with 2 attachments) from Claudia Donnelly regarding basin plan, dated 6/13/2003 ~it No. 21 ">I Note from Claudia Donnelly with attached copy of 11/12/03 newspaper article regarding transportation ,de model -Kxhibit No. 22 \,City of Renton comments, re: services and standards dated 8/13/2003 ~ibit No. 23 \; Revised language for Condition 6 ~ibit No. 24 ", Revised preliminary plat, received March 22, 2007 ~bit No. 25 \, L,mguage for new conditions: 25 -Water Well Condition and 20.h -Geotechnical Condition ~it No. 26 \,Modifications to Conditions 22 and 23 /-.. Revised DDES Recommendations to the Hearing Examiner L03P0018 -Rosemonte Exhibit #'s 23, 25 & 26 March 22, 2007 Public Hearing Exhibit# 23 6. Tile applieant must elitain tile appre·,al ef tile King County l"ire PFetaetien EngineeF feF the adequaey of the fiFe hydFant, v.•ater main, and fire tlew standards ef Chapter 1;,gs ef tile King County Cede. The applicant must obtain the approval of the King County Fire Protection Engineer for the adeguacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. All future residences constructed within this subdivision are required to be sprinklered NFPA 13D unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To gualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of 28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. The road width requirement applies to both on-site access and roads accessing the subdivision. Exhibit# 25 Water Well Condition 25. The engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon the well pursuant to requirements outlined in the Washington Administrative Code /WAC 173-160). 25. 26. SEPA ------------------------~ L03P0018 Geotechnical Condition 20. h. Based upon final review of the applicants grading plan and geotechnical report, King County shall determine the need to require special notes on the recorded plat to address requirements for geotechnical review of building permits an all applicable lots. Exhibit# 26 22. The plat design shall be revised to provide the minimum suitable recreation space consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., minimum area, as well as, sport court[s], children's play equipment, picnic table[s], benches, etc.HS shown on Hearing Exhibit #26 of the East Renton Plat, L02P0005. a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES prior to or concurrent with the submittal of engineering plats. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. c. Modify the plat, as needed, to comply with KCC 21A.14.180 Subsection F, er if net, instead eomply witl:l Swbseetion C. by loeating a 39.!i foot wide parl< frentage on SE 11 a"' SE to assure tt:lat the minimum 10~<. frontage ra"uirament is meat. as shown on Hearing Exhibit #26 of the East Renton Plat, L02P0005. 23. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s)..which combines usage of recreation area within L02P0005, the Plat of East Renton, pursuant to Hearing Exhibit #26 of East Renton. March 22, 2007 Page 2 of 2 Exhibit No. ,-=2..a:'-:""~'x-,,--,,--.,,,. Item No. LO&Poo,~ Received 5 · Z.2, • O':I:: King County Hearing Examiner , Traffic Impact Analysis Ironwood TABLE OF CONTENTS INTRODUCTION ........................................................................................................................................ 1 PROJECT DESCRIPTION ............................................................................................................................ 1 EXISTING CONDITIONS ........................................................................................ , ................................ : .. 1 Roadways ................................................................................................................................................... 1 148'h A venue SE ..................................................................................................................................... 1 Transit/Non-Motorized Facilities ............................................................ : .................................................. 4 Transit .................................................................................................................................................... 4 Non-Motorized Facilities ........................................................................................................................ 4 Traffic Volumes ......................................................................................................................................... 4 Planned and Programmed Improvements ................................................................................................... 4 FUTURE CONDITIONS WITHOUT PROJECT .......................................................................................... 5 Background Traffic Volumes ..................................................................................................................... 5 Pipeline Projects ..................................................................................................................................... 5 FUTURE CONDITIONS WITH PROJECT .................................................................................................. 6 Traffic Volumes .......................................................................................................................................... 6 Project Trip Generation ............ : ............................................................................................................ 7 Trip Distribution!fraffic Assignment ........................................................................................................ 7 Level of Service ......................................................................................................................................... 7 Sight Distance Analysis ............................................................................................................................. 9 MITIGATION .............................................................................................................................................. 10 CONCLUSIONS .......................................................................................................................................... 13 TRAFFIC IMPACT MITIGATION ............................................................................................................. 13 L03P0018 Garry Struthers ASsociates, Inc. WASHINGTON @&@&ow& NOV 2 + ZOOi/ @ TROUT October 15, 2004 K.c. o.o.E.s. On June 14, 2004 Washington Trout performed a watertype/stream classification survey in Renton, WA on King County parcels # I 023059004 and# I 023059390 ( designated Parcel A and Parcel B, respectively). These parcels, hereafter referred to collectively as the Survey Area, were surveyed for Northward Construction, Bellevue, WA. The Survey Area is located near the headwaters of Honey Creek, a tributary to May Creek, in Township 23N, Range 05E, Section 10 (Maps I, 2). Honey Creek enters the Survey Area through a culvert at a fence line and old access road at the southern boundary of Parcel B. The stream flows northerly through a large wetland before exiting Parcel A through a 2 ft diameter corrugated round metal culvert under SE 1 I 6'h St. (Map 2). Downstream of the Survey Area, Honey Creek continues in a northerly direction before making a sweeping curve to the southwest, and then to the northwest under NE Sunset Blvd. Honey Creek continues on to its confluence with May Creek (approximately 12,800 feet downstream of the Survey Area), which is classified by the Washington Department of Natural Resources (WDNR) as a Type-2 stream with documented, significant fish use. Lower Honey Creek near its confluence with May Creek is classified Type 5 (WAC 222-16-031) (Map I). Washington Trout's formal survey was limited to an approximately 1400-foot stream reach from the culvert at SE 116 1h St. (Map 2: WPTOOl) to the southern fence line (WPT006). The Washington Trout field crew was accompanied by Mr. Garet Munger, representing Northward Construction. Executive Summary No fish were observed in the Survey Area during the course of this survey. Consequently, the stream within the Survey Area meets the criteria for a King County Class 2 without salmonids. However, in an effort to present a rigorous and objective scientific assessment of salmonid presence, Washington Trout recommends that the following factors be considered when finalizing the classification of the Survey Area: I) The number and passability of culverts on Honey Creek downstream from the Survey Area are unknown. Based upon surveys conducted in similar suburban watersheds, however, it is likely that anthropogenic barriers to fish passage currently inhibit the migration of fish between the Survey Area and the known fish-bearing waters of May Creek. Classification of the Survey Area, therefore, should take into account the potential for future repair or removal of such blocking culverts. Exhibit No. 1 / 6 Item No. £.-OcP~I f Received :> -Z-2.~ t:>3:- King County Hearing Examiner 2) The USDA/NOAA Drought Monitor (http://www.drought.unl.edu/dm/monitor.html) for the period during the survey and for the five weeks prior to the date of the survey identifies Western Washington as presenting "abnormally dry" conditions (weeks of May l l, May 18, June 1, June 8) or "moderate drought" conditions (week of May 25th). Given this fact, and that the survey area is within the headwaters of a small watershed, it is possible that the observed absence of fish was the result of abnormal hydro logic patterns. 3) The hydrology, riparian condition, and channel morphology observed during the survey supported the assumption of perennial flow during normal (non-drought) water years. This assumption can be confirmed or refuted by revisiting the site seasonally during a normal water year. Fish Presence Washington Trout evaluated salmonid presence/absence per the WDNR protocol described in Section 13 of the Forest Practice Board Manual. This assessment was conducted using a Smith Root Model 12A Backpack Electofishing Unit set at 400V, G-7. Electrofishing was performed in stream habitats likely to hold salmonids (i.e. areas of open water). At 11 :00 am the Washington Trout crew began surveying upstream from the inlet of the culvert at SE l 16 1h St. The water temperature was 14.5 degrees Celsius. One crew member electrofished walking upstream while the second walked slightly downstream of the electrofisher to net any affected fish. No fish of any species was observed. This finding, however, must be interpreted in the light of official drought conditions declared for Western Washington during May and June 2004 (USDA/NOAA Drought Monitor). Since fish distribution is directly impacted by low flow conditions, the results of this survey cannot definitively support a claim for fish absence within the Survey Area. Physical Characteristics The Washington Trout crew observed very low flow conditions and poor channel development within the Survey Area. The surveying therefore consisted primarily of locating areas of open water within the large wetland complex for electrofishing. The Survey Area included large areas of saturated, hydric soils and large areas of open water varying in depth from 0.1 ft to l .5 ft. Channel formation was associated with the culvert on the southern boundary of Parcel B where there was a 2.5 ft channel for a distance of approximately 145 feet before widening and entering the wetland (Figure 1 ). There also appeared to be a channel at the outlet of the culvert at SE 116 1h St. where the stream exits Parcel A. The wetland width varied between 60 and 240 feet; wetted width varied between O and 80 feet. These wetland areas were scattered throughout the Survey Area, but were larger at the northern end of Parcel A near SE 116 1 h St. A large area of open water l .0-1.5 ft. in depth was observed at WPT002 (Figure 2), and a putative perennial pool was observed just upstream of WPTOO I (Figure 3). Gradients were measured using a clinometer. Average gradient of the stream/wetland across the Survey Area was 0.75%. Vegetation and riparian cover consisted of dense willow, red ozier dogwood, rushes and sedges, skunk cabbage and other typical wetland plants. 2 Stream Classification Currently, WDNR classifies Honey Creek (identified as 'Honeydew Creek' on Forest Practice Base Maps) as Type 9 (unclassified). With the proviso about prevailing drought conditions mentioned above, Washington Trout classifies Honey Creek within Parcels A and B, at the time of the survey, as a Class 2 stream without salmonid use (50-foot buffer) as per King County Rules and Regulations (ODES Chapter 2 lA.24.360). On maps provided to Washington Trout by Mr. Munger, the area surveyed includes regions of King County "Wetland Type 2", also referred to in King County Code as "Wetland Class 2", which requires a 50-foot buffer (ODES Chapter 2 lA.24.320). It is important to note that the Survey Area also appears to meet WON R criteria for a Type A Wetland (WAC 222-16-03 5) requiring a protective Wetland Management Zone up to I 00 ft. in width (WAC 222-30-020 (7)(a)). Specifically, the wetland complex is (i) greater than 0.5 acre in size, including acreage of open water where the water is completely surrounded by the wetland; and (ii) is associated with at least 0.5 acre of ponded or standing open water present for at least 7 consecutive days between April I and October I. Washington Trout believes that the surveyed wetland is the perennial water source for Honey Creek and that all waters downstream of this perennial source should be classified as WDNR Type-4 water. The newly suggested Type-4 classification is indicated in Maps I and 2. Eliot Drucker Washington Trout Director of Science and Research (Physiology) 3 Figure 1. Channel entering wetland complex on Parcel B. View downstream from WPT005 (Map 2). Figure 2. Large wetland area with water depth 1.0-1 .5 ft. below surface vegetation (WPT002 , Parcel A). 4 • Figure 3 . Typical wetland vegetation and putative perennial pool (at left). View upstream from WPTOOl on Parcel A . 5 Map 1 Honey Creek and Confluence with May Creek S 05 Lake s S 07 S 08 Legend ..,..__ May Creek ""-Honey Creek T-9 WDNR Stream Type ""-Honey Creek T-5 WDNR Stream Type Honey Creek 'ii'ct() WDNR Stream Type ""'-Wetland D Section Boundary King County Parcel -./v---King County Stream 0 WDNR Hydrology '('\0(\0~ S09 er S 16 S03 oee¥- S10 S1 6 S 02 ( ~ -..:;- :f S 11 S14 --==--==Feet 1,500 3,000 0 N A D:/projects/Streamtype_Renton_zoomout.mxd. Ju~ 2, 2004 Legend Map2 T23N R05E S10 Honey Creek 'fi'<i!l WDNR Stream Type -"-Honey Creek T-9 WDNR Stream Type -"-Wetland D Section Boundary GJ King County Parcel -.A..r-King County Stream 0 WDNR Hydrology 0 GPS Point h ~1,11 I I ' I f---.1 . ~ f-~ ~ I L § --~+--, f--~ ~' ~ ~+-~ ~ -c:::=-a::::::i Feet 0 500 1,000 N A D:/projectsr'Streamtype_Renton.mxd. July 2, 2004 Water Well Condition The engineering plans for this project shall identify the location of any wells on the site and provide notes which address the requirements for the contractor to abandon the well pursuant to requirements outlined in the Washington Administrative Code (WAC 173-160). Geotechnical Condition Based upon final review of the applicants grading plan and geotechnical report, King County shall determine the need to require special notes on the recorded plat to address requirements for geotechnical review of building permits on all applicable lots. Exhibit No. _Z_S ___ _ Item No. LQSPS2C I¢' Received 3 '22 ::t"l 3:- King County Hearing Examiner ., September 18, 2003 Lanny Henoch DDES Planner Department of Development and Environmental Services 900 Oaksdale Avenue Southwest Renton, WA 98055-1219 Dear Mr. Henoch: I am writing to request that I be made a Party of Record on King County File Number L03P0018, known as Ironwood. Thank you. Sincerely, cc: file LOZIER IIOMES CORPORATION 1203 114TH AVENUE SOUTHEAST Hl:::LLEVUE.WA '>8004 206·454·8fl90 LOZI EHC:S 15M M FAX 20(di4f,·8695 = = ------=·=·=·=-=--= = = = = = = = =·= =-=-= --.-.=-= == = =-= = = = = = = = = -= = = = = Please send me notification of the public hearing and ct, official notices concerning this application. File No. L03P0018 -Ironwood -------------~--Telephone No.: -------- LOZJ+MfS 120.1 114TH AVENUE SOUTHEAST BELLEVUE.WASHINGTON 98004 LOZIEHCJl5MM Lanny Henoch DOES Planner ---· ,,""."··· ( ~)~,' 1:',2~~-.,~J Ji_.:c;;~~.,~j :: : -~ · .. '"~, )/ ... lft;i\~ ;.;f,i;;'-l!--;;~PD;::;-f,~-1! ____ -•• ,, . ,,.,, ~r~ ~-"'· ·,W=--.--------------~ r·• .....,_ •·~·--···· 2 :),.,\ I 9'0;j · ., ,:c· . "• · · .----·;-, ! --· -... -- - 0 -", ::: 0 .3 7 =:J: ,1 ;>BMET[R • ~6796437 • Department of Development and Environmental Services 900 Oaksdale Avenue Southwest Renton, WA 98055-1219 ~e..f'.>'!'E-'S"r '\. '?. '\. ~ II, I,, I,, I, II,,, ,I, I,, I ,I,,,, II u I, I,,, 111,1 .. I, I,, I, I,,, ,I ,II ,·",,«'',r~, ' ' '4,;,.\ ' .~ .-, \_,n rn::.,,~t ! \_. J . . < "·' • f • ' \ King Co unty Road services Division Department of Transportation KSC-TR•0231 201 South Jackson Street Seattle, WA 98104-3856 March 31, 2008 Sheri Murata 12112 -llSthAvenueNE Kirkland, WA 98034 RE: 0 Road Variance L07V0116 -East Renton/Rosemonte -Related Files L02P00/5 and L03P0018 __ Dear Ms. Murata: Thank you for your application for a variance from the 1993 King County Road Standards (KCRS). You requested a variance from Section 2 .02 concerning the design of the shoulder on the east side of 148th A venue SE. The street at 148th A venue SE is a collector arterial that the Department of Development and Environmental Services is requiring an eight-foot shoulder on the east side of the road. YOU propose a thickened edge within the shoulder, with the ditch section eliminated and replaced with pipes and catch basins. The proposed thickened edge section is on the opposite side of the road from the urban plat frontage . Since the applicant is lowering the entire road for 623 linear feet to improve the sight distance along and beyond the plat frontage, the east side of the road must be reconstructed. The KCRS only allows thickened edge roadways on neighborhood collectors 'alld local access streets. A thickened edge would not be an appropriate design on an arterial or as proposed within the shoulder section. Shoulders on arterials should allow for cars to pull off the road and provide a ''recovery area,, adjacent to the traveled way . A thickened edge design is not compatible for vehicular pullover maneuvering. The proposed shoulder does not provide for safe pedestrian use . Per the Public Rul~ on Procedures for Requesting Variances form the KCRS (PUT 10-2), a variance must produce a compensating or comparable result that is in the public interest. In addition, the variance must produce a result that is safe and functional . Your proposal for a thickened edge fails this test. I respectfully deny the variance request This decision applies only to KCRS identified in the variance request . All design requirements in the KCRS and other regulations, such as surface water management and zoning. must be satisfied for a land use permit application. The applicant retains the rights and privileges afforded by King County Code and adopted Public Rules pertaining to road variance processing (KCC 14.42, PUT 10-2). Per Section 6.7 of the Public Rule, variance appeals must be made to the Director of the Department of Transportation within thirty days of this variance decision. Sheri Murata March 31 , 2008 Page2 A copy of staff's analysis, findings, and conclusions is enclosed . If you have any questions, please call Craig Comfort, Road Variance Engineer, Traffic Engineering Section, at 206-263-6109. ~AJ~~ Paulette Norman, P .E. County Road Engineer --··---·-----··-·--. . ---- Enclosure cc: James Sanders, P.E., Development Engineer, Land Use Services Division (LUSD), Department of Development and Environmental Services (DDES) Pete Dye , P.E., Senior Engineer, LUSD, DDES Linda Dougherty, Division Director, Read Services Division (RSD), Department of Transportation (DOT) Matthew Nolan, ·P.E., County Traffic Engineer, Traffic Engineering Section, RSD , DOT Fatin Kara, P .B., Supervising Engineer, Traffic Engineering Section, RSD , DOT Kris Langley, Senior Engineer, Traffic Engineering Section, RSD , DOT Craig Comfort, P .E., Road Variance Engineer~ Traffic Engineering Section, RSD, DOT w KingCounty King County Road Services Division Department of Transportation Traffic Engineering Section KSC-TR-0222 201 South Jackson Street Seattle, WA 98104-3856 March 31, 2008 TO: Variance File FM: Craig Comfort, P .E., Road Variance Engineer, Traffic Engineering Section ----·. ---·-· -.. ·----·--. ---· . ---· ·RE: R6atl V~~ Li>7V0116 East Renton-(~ Rosemonte} ·..: Related File L02P0005 APJ)licant' s Presentation: 1. A variance is requested for an alternative shoulder design along the east side of 148th A venue SE, an urban collector arterial . This road is being lowered to enhance sightlines per the plat conditions and per variance L03V0049 for the East Renton Plat. The plat will be providing iil6an frontage improvements on the west side of the road and is required by the Department of Development and Environmental Services (DDES) to provide an eight-foot shoulder on the east side of the road with the road reconstruction. The applicant proposes a thickened edge section with piped drainage. 2. The applicant will be lowering 623 lineal feet of road to improve the sight distance and this is compensatory to King County. 3. The thickened edge section is proposed because there is an upward sloping bank on the~ side of 148th Avenue SE, and a standard design with an eight-foot shoulder and ditch, which would result in grading extending beyond the right-of-way lnlless a rockery or retaining wall were constructed. The proposed modified section provides 17 feet to 21 feet of pavement east of the centerline which exceeds the existing 12.5 to 18 .5 feet of paving. 4 . There is no nexus for requiring additional levels of improvement beyond what is practical and that would otherwise restore the roadway to existing conditions . Staff's Findings and Conclusions: 1. Reconstructing a substandard shoulder on the east edge of 148th A venue SE would open King County up to additional liability. The proposed thickened edge section within the shoulder does not facilitate vehicles pulling off the road or utilizing the shoulder as a recovery area Variance File March 31, 2008 Page2 2. The King County Road Standards (KCRS) requires that an eight-foot shoulder be placed along rural collector arterial. Footnote 8 in Section 2.02 allows an alternative of vertical curb and sidewalk. Tum.pike sections are allowed on neighborhood collectors but not arterials. 3. The variance request submittal makes no arguments on safety, functionality, maintainability or that the proposal is comparable to the KCRS . The applicant's proposal appears to be essentially related to cost considerations. -·----·----··-·-·. ·---.. -·------··· .. ---.. -·-.. -----·- ® King County Road Services Division Department of Transportation KSC·TR-0231 201 South Jackson Street Seattle, WA 98104-3856 March 31, 2008 Sheri Murata 12112-llSth Avenue NE Kirkland, WA 98034 0 RE: Road Variance L07V0116 -East Renton/Rosemonte -Related Files L02P00/5 and L03POOl8 Dear Ms. Murata: Thank you for your application for a variance from the 1993 King County Road Standards (KCRS). You requested a variance from Section 2.02 concerning the design of the shoulder on the east side of 148th Avenue SE. The street at 148th Avenue SE is a collector arterial that the Department of Development and Environmental Services is requiring .an eight-foot shoulder on · the east side of the road. You propose a thickened edge within the shoulder, with the ditch section eliminated and replaced with pipes and catch basins. · The proposed thickened edge section is on the opposite side of the road from the urban plat frontage. Since the applicant is lowering the entire road for 623 linear feet to improve the sight distance along and beyond the plat frontage, the east side of the road must be reconstructed. The KCRS only allows thickened edge roadways on neighborhood collectors and local access streets. A thickened edge would not be an appropriate design on an arterial or as proposed within the shoulder section .. Shoulders on arterials should allow for cars to pull off the road and provide a "recovery area" adjacent to the traveled way. A thickened edge design is not compatible for vehicular pullover maneuvering. The proposed shoulder does not provide for safe pedestrian use. Per the Public Rule on Procedures for Requesting Variances form the KCRS (PUT 10-2), a variance must produce a compensating or comparable result that is in the public interest. In addition, the variance must produce a result that is safe and functional. Your proposal for a thickened edge fails this test. I respectfully deny the variance request. This decision applies only to KCRS identified in the va..11ance request. All design requirements in the KCRS and other regulations, such as surface water management and zoning, must be satisfied for a land use permit application. The.applicant retains the rights and privileges afforded by King County Code and adopted Public Rules pertaining to road variance processing (KCC 14.42, PUT 10-2). Per Section 6.7 of the Public Rule, variance appeals must be made to the Director of the Department of Transportation within thirty days of this variance decision. • . Sheri Murata March 31, 2008 Page2 A copy of staff's analysis, findings, and conclusions is enclosed. If you have any questions, please call Craig Comfort, Road Variance Engineer, Traffic Engineering Section, at 206-263-6109. Paulette Norman, P.E. County Road Engineer Enclosure cc: James Sanders, P.E., Development Engineer, Land Use Services Division (LUSD),. Department of Development and Environmental Services (DDES) Pete Dye, P.E., Senior Engineer, LUSD, DDES Linda Dougherty, Division Director, Road Services Division (RSD), Department of Transportation (DOT) Matthew Nolan, P.E., County Traffic Engineer, Traffic Engineering Section, RSD, DOT Fatin Kara, P.E., Supervising Engineer, Traffic Engineering Section, RSD, DOT Kris Langley, Senior Engineer, Traffic Engineering Section, RSD, DOT Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section, RSD, DOT tQ King County King County Road Services Division Department of Transportation Traffic Engineering Section KSC-TR-0222 201 South Jackson Street Seattle, WA 98104-3856 March 31, 2008 TO: Variance File FM: Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section ... -···-·-·----............. _, _________ .. ---... -·----------··-··----~--·--·-·-··-··-·· . RE: Road VarilUl~e J.:;07VOl 16 East Re11ton-(A:KA Rosemonte) .. a::Related Fil~L02POOOS .. -- Aqplicant's Presentation: 1. A variance is requested for an alternative shoulder design along the east side of 148th Avenue SE, an urban collector arterial. This road is being lowered to enhance sightlines per the plat conditions and per variance L03V0049 for the East Renton Plat. The plat will be providing uf6an frontage improvements on the west side of the road and is required by the Department of Development and Environmental Services (DDES) to provide an eight-foot shoulder on the east side of the road with the road reconstruction. The applicant proposes a thickened edge section with piped drainage. 2. The applicant will be lowering 623 lineal feet of road to improve the sight distance and this is compensatory to King County. 3. The thickened edge section is proposed because there is an upward sloping bank on the east side of 148th Avenue SE, and a standard design with an eight-foot shoulder and ditch, which would result in grading extending beyond the right-of-way unless a rockery or retaining wall were constructed. The proposed modified section provides 17 feet to 21 feet of pavement east of the centerline which exceeds the existing 12.5 to 18 .5 feet of paving. 4. There is no nexus for requiring additional levels of improvement beyond what is practical and that would otherwise restore the roadway to existing conditions. Staffs Findings and Conclusions: 1. Reconstructing a substandard shoulder on the east edge of 148th Avenue SE would open King County up to additional liability. The proposed thickened edge section within the shoulder does not facilitate vehicles pulling off the road or utilizing the shoulder as a recovery area. Variance File March 31, 2008 Page2 2. The King County Road Standards (K.CRS) requires that an eight-foot shoulder be placed along rural collector arterial. Footnote 8 in Section 2.02 allows an alternative of vertical curb and sidewalk. Turnpike sections are allowed on neighborhood collectors but not arterials. 3. The variance request submittal makes no arguments on safety, functionality, maintainability or that the proposal is comparable to the KCRS. The applicant's proposal appears to be essentially related to cost considerations. -----------------------------------------· -··-·---------- • Date: To: " • December 18, 2006 Karen Scharer King County ODES 900 Oakesdale Ave SW Renton, WA 98055 .Job No: 01-047 Project: E. Renton Rosemont _lO:lP~S -L03POul2 Enclosed are: [8J Prints D Copies D Reproducibles D Reports D Documents D Specifications D Other These have been sent: D For Your Use [8J For Your Review I Approval D For Your Signature I Return D At Your Request D For Your Records D For Your Information D Other • Quantity Dale Description 2 2 I 1 2 Remarks: 12/18/06 12/18/06 12/18/06 12/18/06 3/10/06 7 Density Calculation Worksheets (l ea. plat) Recreation schematic (1 color, I black/white) 148 1" Ave SE Exhibit w/out easement needs Crosswalk Exhibit Reduced copy preliminary plat (1 ea. plat) l2l121l5thAvenueNE Kirkland. WA 98034-6929 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com Copies To: CamWest/Sara Slatten cca S. Cushman, PE Project Engineer Land Development Consultants ,- pevans, Dec 12, 2006 -2: 19pm 1 £: \PROJ£CTS\01047\Dwgfiles\exhibits\01047-£XH1.dwg, TDS02, 1047P-bs1 COR£-TOPO 01047TOP 01047TSV, .. 032502 aerial., .. " Cl EXHIBIT CAMWEST DEVELOPMENT ROSEMONTE t Ill H ·~ d .. 1 I' I I • . • - ·.· .. \~, ·RENTON--.·· ··, OF ~Y-.-o . 6-\,_~~ . ,. + . . .. + ~ . + .· , ~~ ~ KathyKeolker,Mayor' Planning/Building/Public Works Department·· . Gregg Zimmerman P.E.,_ Administrator · ~NifO · January 2, 2,007 Ms. Lisa.Dinsmore King County Dep~rtment of Development & Envirori~ental Services. ·. 'Land.Use Services Division· • · 900 Oakesdale Avenue Southwest. 'Renton; Washington 98055~1219 '· ' . SUBJECT: SJ.i:P A Mitigated Determination of ii,ion-Significance . L03P0018/Rosemonte . , Dear Ms. Dinsmore: ' Thank you for the opportunity to re{iew and _comment on the SEPA Mitigated De.termination. of. · ·' :Non-Significance regarding L03POO 1 ~/Rosemonte. The City of Rent.on Planning/Building/Public Works Department would like to ~omment as follows:' . . . . . . .--; • . The prbpo~ed.development is located within the City ofRenton's potential annexation · area, Th~refore.we requestthat street improvem~nts (roadway pavement widening and thickness, curb, gutter, sidewalk, street lighting,.etc.) to.148th Avenue SE abutting the · development site, and the proposed new street within the development site, be · constructed to City ·of Renton standards. ' , . · . • The se~eris located within the City of Renton and has an ex;isting availability. ' ' . ' . ' . . '. '. . ' . . ... if you ~ave any questions re!ating to eithe~ of these conditions, please ~ontactBob Mahn, Civil Eilgi~eer, ~t (425) 430-7322. · · Sincerely, ;(};tef1. 3 ///1/1/(?/;__ Gregg Zimmerman, . • · , . ·. . . Adfuinisti-ator . · ·' Planning/Bu.ilding/Public W9rk~ Dept:. cc: "\•I . • . . . Alex Pietsch; EDNSP, Administrator Lys Homsby,.Utility systems Director . . , '. Peter Hahn, Deputy PBPW Admm1strator-Transportation Lesley Betlach, Parks Director ' · ' Jim Gray, ·Assistant Fire·Marshall'. :· · ... ·· Jenriifer Henllirig, Current·Plllflnirig Manager . ' Bob Mahn, Civil _Enginee~ . ·. -·. · ., . ~ . ' . . . , ' . . . • . • I • • • • • ' , • -• • • • -• H:\_File Sys\ADM • PBPW AdminStratioll\Admin Sec IJ\2007\SEPA\010207-SEPA Mitigated Detennination.ofN ·Rosemonte.doc · ' · ·1055 South Grady. Way , Renton; Washingto~ · 98055 @ Thi~ pape;CClntai~ 50% ~ mat~rt81.·30% pOSt~nsumer, · AHEAD. OF ,'1:·HE CURVE -. ------.. -. "·/ --..:,f -~" ... T;:~'"'li£,;,,#;~ ' . ~ "f" ~~--~ ~ : · " -~ l~ · · 0 " ' ::,,,,~,1:l " . .. . JAN 02'07 : ~=•f&fi : Q·J 9: ·: Jjf(ff!'fQ -. . -t, '),~/ ·. :i~v-oF~N'J'ON-y· ,o~o----) . . -' • ~-• · Planning/ Building/ Public Works \ ~w 1055 South_Grady Way-Renton WA 98057_ \ --",· "";-,...,.__~--~ ·- I . PIJ.:iuiER . " . • " -. : --10.fll"Ol1 U::S. POSTAGII o I •• ") Ms. Lisa Dinsmore· . King County Department of Developm·ent & . . Environmental Services · · · Land Use. Serv_ices Division . · 900 Oakesdale Avenue Southwest Renton, Washington_ 98055~ 1219 ;i,~ r-··• · 0 . ·t~:,:~ ~--- r. · ·i t C) ·~t·; :::-rn J;>-n·~ -· r-<--0 ..:.:::. ,·,...,rn ::r: m ......-•-r ' mo w o :::0-u .. <" .--jVo·-~· . ,i::,. . . 3e,o·:s"?+'>?.~?.-OQ C.00?. 11, I,·, I,, I, II,,,, I, I ,_Ii I I I ;J,I" ,1,1 ;; I I I II I, 111 .. I 11, I I 11"1 I II " " . ~ This paper contains 50% recycled paper, 30% post-consumer . . . . ' ' . . ' •- "-' PRELIMINARY PLAT OF IRONWOOD Permit Approval Conditions Document l<'ire System Review Tracking Number: L03P0018 Revised -12/8/06 The following conditions apply to the Fire Engineering approval of the above referenced preliminary plat: AA02 MUDD Any questions regarding the fire review of this plan should be directed to: Bill Mudd, Fire Engineering Telephone: (206) 296-6785. *** SPRINKLER REQUIREMENT *** All future residences constructed within this subdivision are required to be sprinklered NFPA 13D unless the requirement is removed by the King County Fire Marshal or his/her designee. The Fire; Code requires all portions of the exterior walls of structures to be within 150 feet (as a person would walk via an approved route around the building) from a minimum 20-foot wide, unobstructed driving surface. To qualify for removal of the sprinkler requirement driving surfaces between curbs must be a minimum of28 feet in width when parking is allowed on one side of the roadway, and at least 36 feet in width when parking is permitted on both sides. FHOJ FIRE HYDRANT W ATERMAIN PERMITS A separate permit is required for the installation of water mains and/or fire hydrants. Submit three (3) copies of drawings and specifications to DDES Building Services Division Permit Service Center for a permit application. Review and approval by Fire Engineering Section is required prior to installation. Plans shall include, but are not limited to; pipe sizes, pipe type, valves/fittings, thrust blocks and/or rodding and material listings. Fire hydrants shall be installed per K.C.C. Title 17 Water mains shall be installed and tested per A WW A standards and/or NFPA#24 (STANDARDS FOR PRIVATE FIRE HYDRANTS AND WATERMAINS); as applicable. Ref. I 001.4 UFC NOTE: UNLESS SPECIFICALLY NOTED, ANY W ATERMAIN OR FIRE HYDRANT DETAILS ON BUILDING PLANS/ORA WINGS HA VE NOT BEEN REVIEWED OR APPROVED. FH74 PRELIMINARY PLAT APPROVAL Preliminary Fire Engineering approval has been granted based upon the following information provided. To obtain final Fire Engineering approval, the following item(s) must be submitted to the DDES permit service center; reviewed and approved: I. Certificate of Water Availability. (Provided by appropriate water purveyor). Valid one year from date of signature. Minimum acceptance flow shall be I 000 gallons per minute at 20 pounds per square inch residual pressure. II. Three copies of plans indicating: Fire Systems Review Approval Conditions Page I of2 .. ~ . . •• • A. Fire hydrant(s) location -measured by vehicular travel distance. (K.C.C. Title 17) Residential 1. 700 ft. maximum spacing. 2. Not more than 350 ft. from each lot. B. Watermain placement (K.C.C. Title 17) I. Source (i.e.) supply connection. 2. Main sizes identified. C. Fire access roads Ref. IFC, Sections 501 through 503, 2003 addition 1. Minimum 20 ft. wide unobstructed -13'6" vertical clearance, unobstructed. All-weather surface, able to withstand 25 tons. (See sprinkler note above) 2. Fire access roads in excess of 150 feet (dead-ends), must have an approved tum-around area. Access road shall extend to within 150 ft. of all portions of building exterior walls. Required turn-arounds must be a minimum 80-foot diameter: or meet approved "hammerhead" requirements **********Including temporary turnarounds************ 3. Fire access roads must provide 20-foot minimum inside turning radius and 40 outside turning radius when said roads change direction. 4. Fire access roads shall not exceed 15% grade. 5. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. D. Marking when required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both. Ref. IFC, Sections 501 through 503, 2003 edition FH77 FINAL PLAT APPROVAL Final plat approval requires an inspection and approval of the fire hydrant and water main installation by a King County Fire Inspector, prior to recording. Call [888] 546-7728 to schedule an inspection; after a permit to install has bee obntained from ODES; Fire Protection Engineering. Fire Systems Review Approval Conditions Page 2 of2 r ® • King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 October 16, 2006 Sara Slatten Cam West 9720 NE 1201h Pl., Suite 100 Kirkland, WA 98034 RE: Request for Time Extension • Application No. L03P0018-Rosemont FKA Ironwood Dear Ms. Slatten: The purpose of this letter is to notify you pursuant to King County Code that the Land Use Services Division has approved your request for extension of time until November 17, 2006. When submitting the requested information previously required, include a copy of the plat screening transmittal and retain a copy for your records. Provide a cover letter, which lists how each item, was addressed. Any clarification or explanation of the submittal can also be included in the cover letter. Please submit the information to: King County Dept. of Development and Environmental Services Land Use Services Division ATTN.: Karen Scharer, Project Manager II, Current Planning Section 900 Oaksdale Avenue Southwest Renton, WA 98055-1219 If the submittal is hand delivered, submit at the address above. Your application is on "hold" from the date of this notice, until the date you are advised that the additional information satisfies this request or 14 days after the date the information has been provided. You will be notified if the Division determines that the information is insufficient. Please note that the supplemental information required after vesting of a complete application shall not affect the validity of such application. The deadline for the submittal of the necessary information is November 17, 2006. In the event you feel extenuating circumstances exist, which may justify an extension of this date, you may submit such request, in writing, for consideration by this Department. Failure to meet the deadline shall be cause for the Department to cancel or deny the application. L03P0018 October 16, 2006 Page 2 • • If possible, please submit all of the information in one package. If you have any questions, regarding the additional information or the submittal deadline, please call me at 206-296-7114) or e-mail at karen.scharer@metrokc.gov. Sincerely, 1 f ~h,:9.;Z~ Current Plz:~ection, LUSD cc: Kim Claussen, PPM Ill, Current Planning Section, LUSD Pete Dye, Senior Engineer, Engineering Review Section, LUSD Application Files ® • King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 August15,2006 Sara Slatten Cam West 9720 NE 120th Pl., Suite 100 Kirkland, WA 98034 RE: Request for Time Extension • Application No. L03P0018 -Rosemont FKA Ironwood Dear Ms. Slatten: The purpose of this letter is to notify you pursuant to King County Code that the Land Use Services Division has approved your request for extension of time until October 1, 2006. When submitting the requested information previously required, include a copy of the plat screening transmittal and retain a copy for your records. Provide a cover letter, which lists how each item, was addressed. Any clarification or explanation of the submittal can also be included in the cover letter. Please submit the information to: King County Dept. of Development and Environmental Services Land Use Services Division ATIN.: Karen Scharer, Project Manager II, Current Planning Section 900 Oaksdale Avenue Southwest Renton, WA 98055-1219 If the submittal is hand delivered, submit at the address above. Your application is on "hold" from the date of this notice, until the date you are advised that the additional information satisfies this request or 14 days after the date the information has been provided. You will be notified if the Division determines that the information is insufficient. Please note that the supplemental information required after vesting of a complete application shall not affect the validity of such application. The deadline for the submittal of the necessary information is October 1, 2006. In the event you feel extenuating circumstances exist, which may justify an extension of this date, you may submit such request, in writing, for consideration by this Department. Failure to meet the deadline shall be cause for the Department to cancel or deny the application. I\IIAIN FILE COPY L03P0018 August 15, 2006 P;:ige 2 • • If possible, please submit all of the information in one package. If you have any questions, regarding the additional information or the submittal deadline, please call me at 206-296-7114) or e-mail at karen.scharer@metrokc.gov. ~ )v(__ Kaceo Scha,zject Maoage, II Current Planning Section, LUSD cc: Kim Claussen, PPM Ill, Current Planning Section, LUSD via e-mail Pete Dye, Senior Engineer, Engineering Review Section, LUSD via e-mail Application Files , CAM•WEST .-D,E V E LO PM E NT • I N C ' .. A July 28,.2006., . ·:· Karen Scharer, Planner King County DOES .· J; 900 Oakesdale Avenue SW Renton WA 98055-1219 .,., . ,.. RE: Rosemonte & East Renton Properties: L03P0018 & L02P0005 Preliminary Plat Resubmittal Extension Request Dear Karen, The following request to extend the preliminary plat resubmittal deadline is for the Rosemonte and East Renton applications. Currently, we still need to obtain an offsite easement for future ROW improvements, north ofRosemonte. We also . need to provide notification to the neighbors on the east side of 148th Avenue SE of the future improvements to 148th Ave SE. The improvements to 148th Ave SE will entail temporary mailbox relocations and impacts to existing driveways. We fully expe_ct to coordinate these efforts and keep all affected parties in the loop. If po~sible we v.;ould like to extend our resubmittal. timeline to September 15, 2006. We believe this will be adequate time to provide submittals on the above listed information. I can be reached at ( 425) 825-1955 should you need any additional informal.ion or h~ve any further questions. · Sara Slatten Cam West Development, Inc.· •• :::::::: :::::::: i: '· J ,: ::i 1: ::i 1 ... 1 . ·····~ i: •. J 1,•:1 . ·}·· -,· ... ,.,.,:,• , .. .I ( 1:q ~ 1):, -~ ® King County Road Services Division Department of Transportation KSC·TR-0222 201 South Jackson Street Seattle, WA 98104·3856 June 20, 2006 Chris Bicket PO Box 65254 Seattle, WA 98155 • • RE: Road Variance L06V0042 -Rosemonte Plat-Related File L03P0018 Dear.Mr. Bicket: Thank you for your application for a variance from the King County Road Standards (KCRS). You requested a variance from Section 2.12 of the KCRS concerning the stopping sight distance (SSD) for the sag curve along the frontage with 148th Avenue SE. This road is a collector arterial with a posted speed limit of 35 mph. The KCRS requires a minimum of 400 feet of SSD for a design speed of 45 mph (IO over the posted speed limit). You propose to illuminate through and beyond (if necessary) the sag curve to provide the requisite SSD. A variance for the adjacent plat to the south, East Renton, approved a revised vertical profile for 148th Avenue to improve sight distance over a crest curve. The revised profile extends onto the Rosemonte Plat frontage on 148th Avenue SE and your engineering plans should reflect the revision. I understand that the Rosemonte Plat is being consolidated with the East Renton Plat. Your proposal to illuminate through and beyond the sag curve to provide the requisite SSD is acceptable. Details for the illumination should be worked out with the Department of Development and Environmental Services (ODES). I approve the variance request for illuminating the existing sag curve. This decision applies only to KCRS identified in the variance request. All other design requirements in the KCRS and other regulations, such as surface water management and zoning, must still be satisfied for a land use permit application. The applicant retains the rights and privileges afforded by King County Code and adopted Public Rules pertaining to road variance processing (KCC 14.42, PUT 10-2). This variance decision is valid for one year from date of letter unless an associated land use permit is pending or submitted within the one year period. In these cases, the variance decision is valid for the duration of the permit processing. \IIIA\N PILE COPY f Chris Bicket JW1e 20, 2006 Page2 • • A copy of staff's analysis, findings, and conclusions is enclosed. If you have any questions, please call Craig Comfort, Road Variance Engineer, Traffic Engineering Section, at 206-263-6109. Sincerely, ~~~~~ Paulette Norman, P.E. CoW1ty Road Engineer PN:CC:kc cc: James Sanders, P.E., Development Engineer, Land Use Services Division (LUSD), Department of Development and Environmental Services (DDES) Pete Dye P.E., Senior Engineer, LUSD, DDES Linda Dougherty, Division Director, Road Services Division (RSD), Department of Transportation (DOT) Matthew Nolan, P.E., County Traffic Engineer, Traffic Engineering Section, RSD, DOT Fatin Kara, P.E., Supervising Engineer, Traffic Engineering Section, RSD, DOT Kris Langley, Senior Engineer, Traffic Engineering Section, RSD, DOT Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section, RSD, DOT -, ® King County Road Services Division Department ofTransportation Traffic Engineering Section MS KSC. TR.0222 201 South Jackson Street Seattle, WA 98104 June 20, 2006 TO: Variance File • • FM: Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section RE: Road Variance L06V0042-Rosemonte Plat-Related File L03POOl8 Applicant's Presentation: 1. The proposed Rosemonte Plat is a 25-lot subdivision fronting 148th Avenue SE at SE I 17th Street. Rosemonte Plat is being consolidated with East Renton Plat to the south through which it will have access. A variance (L03V0049) was processed with the East Renton Plat that approved reduced stopping sight distance (SSD) for a proposed reconstructed crest vertical curve on 148th A venue SE. The reconstructed curve extends to the south onto the Rosemonte Plat frontage. An additional variance is now requested for mitigated SSD for the sag vertical curve just to the north of the aforementioned crest curve. The deficient SSD will be mitigated by providing illumination along the curve. 2. The street 148th Avenue SE (KCRS) is a collector arterial with a posted speed limit of 35 mph. The King County Road Standards (KCRS) requires 400 feet of SSD for the ten over posted design speed of 45 mph. As it exists, the sag curve has 120 feet of SSD. Illumination can be provided along 148th A venue SE so that the minimum KCRS SSD is obtained. In order to meet KCRS without illumination, 950 feet of roadway would have to be reconstructed with a fill up to five feet in depth. Such an improvement would result in difficult driveway adjustments and relocation of numerous utilities. A retaining wall would be necessary at the drainage culvert in the wetland at the bottom of the sag curve. Furthermore, the east approach of the intersection of SE I 17th Street would have to be reconstructed. 3. The proposal to illuminate the sag curve would significantly improve safety over the existing conditions. Reconstructing a 950-foot sag curve would provide little additional benefit with significant cost to the applicant and significant impact to residents and the motoring public. Staffs Findings and Conclusions: I. Concurrence with the applicant's presentation. Variance File June 20, 2006 Page2 • • 2. The applicant contends that the American Association of State Highway and Transportation Officials' (AASHTO) manual "comfort in ride" equation is not met with the existing 250 foot sag curve. However, The Department of Transportation staff measured the effective length of the crest curve at 3 I 6 feet in the field and on the submitted vertical profile. The AASHTO equation is met for a 316-foot long curve with a 35 mph speed limit. When one drives the sag curve at 35 mph, no discomfort is experienced due to vertical accelerations. ® • King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 April 11 , 2006 Sara Slatten Cam West 9720 NE 1201h Pl., Suite 100 Kirkland, WA 98034 RE: Notice of Request for Additional Information or Studies Application No. L03P0018-Rosemont Dear Ms. Slatten: • The purpose of this letter is to notify you pursuant to King County Code Title 20 that the Land Use Services Division is requesting additional information and/or studies after review of the additional materials submitted for project review. The information is described on the enclosed plat screening transmittal. When submitting the requested information, include a copy of the plat screening transmittal and retain a copy for your records. Provide a cover letter, which lists how each item, was addressed. Any clarification or explanation of the submittal can also be included in the cover letter. Please submit the information to: King County Dept. of Development and Environmental Services Land Use Services Division ATTN.: Karen Scharer, Project Manager II, Current Planning Section 900 Oaksdale Avenue Southwest · Renton, WA98055-1219 If the submittal is hand delivered, submit at the address above. Your application is on "hold" from the date of this notice, until the date you are advised that the additional information satisfies this request or 14 days after the date the information has been provided. You will be notified if the Division determines that the information is insufficient. Please note that the supplemental information required after vesting of a complete application shall not affect the validity of such application. The deadline for the submittal of the necessary information is June 30, 2006. In the event you feel extenuating circumstances exist, which may justify an extension of this date, you may submit such request, in writing, for consideration by this Department. Failure to meet the deadline shall be cause for the Department to cancel or deny the application. MAIN FILE COPY (t) • • L03P0018 April, 2006 Page 2 • • If possible, please submit all of the information in one package. If you have any questions, regarding the additional information or the submittal deadline, please call me at 206-296- 7114) or e-mail at karen.scharer@metrokc.gov. ;:::_ )~ Kareo Schzmjecl Maoagoc II Current Planning Section, LUSD cc: Kim Claussen, PPM Ill, Current Planning Section, LUSD via e-mail Pete Dye, Senior Engineer, Engineering Review Section, LUSD via e-mail Kris Langley, Senior Engineer, Roads Division, KCDOT via e-mail Nick Gillen, Senior Ecologist, CAO Section LUSD via e-mail Application Files i L03P0018 April, 2006 Page 3 • SUBMITTAL of INFORMATION • Please provide ten (10) copies of the following, unless otherwise noted. PLAT Response to #2 and #3 -see attached I • 1. • 2. 3. • e:, PLAT SCREENING TRANSMITTAL Plat Map: For the sake of clarity at the public hearing, given that East Renton and Rosemonte are two separate applications and may or may not precede to hearing at the same time, we request that you provide separate plat maps for each application. This is also necessary in order for there to be a clear understanding as to what the County is approving or denying with each application, at the time a decision is issued by the Hearing Examiner and the County Council. We suggest that you accomplish this task by simply taking the existing plat map submitted on October 6, 2005, and modifying it to show the East Renton plat with phantom lines for the Rosemonte map, and vice versa for the East Renton map. Regarding the legal description shown on each plat map, please include only the applicable portion. In other words, the plat map for Rosemonte should include a legal description for just the Rosemonte property, not East Renton and Rosemonte together. Note also that the recording number for the Boundary Line Adjustment shown in the legal description on the map submitted on October 6, 2005 is incorrect. It should be 20041223900001, not 20041223900005. Regarding the "Site Information" shown on the plat maps, please moclify the East Renton and Roseinonte maps so that they i11clude data for each application, not just data for the two applications combined. · Improvements to 148'h Ave. SE/Substandard Sag Curve: The revised plans submitted on October 6, 2005 show proposed road frontage improvements on 148'h Ave. SE. The existing sag curve on 148'h Ave., adjacent to the site, appears to be substandard, per the requirements of King County Road Standards Sections 2.05 and 2.12. Unless it can be shown that the existing curve, in fact, complies with the Standards, please submit either of the following: • A conceptual engineering plan showing hmv you will reconstruct 148th Ave. to comply with the Standards, and Road Variance L03V0049 that was issued to address a substandard crest curve to the south, adjacent to the proposed plat of East Renton. • A road variance application to deviate from the Road Standards concerning the sag curve. Note that this issue was previously raised in our July 28, 2003 and August 26, 2005 letters. Improvements to 148"' Ave. SE: Please address the following: a . Road Right-of-Way: The northerly extension of proposed road improvements off-site include improvements outside of the public road right-of-way. Therefore, please submit correspondence from the affected I re property owner, indicating a willingness to convey a rqad easement or right- of-way to King County for these improvements. b. Clear Zone Setbacks: The proposed walkway design on 148"' Ave. at the northeast corner of the site may conflict with the clear zone setback requirements found in KCRS 5.11, since vertical curbs are not proposed in the area of the rockery and luminaire installation. Regarding Item 2 above, the conceptual engineering plan or the road variance application must . address this conflict with the Road Standards. If you have further questions about this matter, please direct them to Mr. Pete Dye (206-296-7185). Pleas.e submit 15 copies of a revised plat map and eight copies of any additional documents provided. • .. roJ.!lJUUDt#l11W:J..it@'ofii\ • • March 31, 2006 Lanny Henoch; Planner King County DOES 900 Oakesdale Avenue SW ·· Renton WA 98055-1219 RE: Rosemont Prop,erty: L03P0018 Preliminary Plat Resubmittal #3 Dear Mr. Henoch, Enclosed is the plat resubmittal for the Rosemont property in response to your ~ . January 13, 2006 request for additional information. Below are each. of your comments listed with our response to each item in bold: I. Plat Mao: For the sake of clarity at the public hearing, given that·East Renton and Rosemonte are two separate applications and may or may not precede to hearing at the same time, we request that you provide separate plat maps_fcir each application. This is also necessary in order for there to be a clear understanding as to what the County is approving or denying with each application, at the.time a decision is issued by the Hearing Examiner \ffid the County Council. We suggest that you accomplish this task by simply taking the existing plat map submitte'd on October 6, 2005, and modifying it to show the East Renton plat with phantom lines for the Rosemon'te map, ·and vice versa for the East Renton map. Regarding the legal description shown on each plat map, please include only the applicable .portiqn .. hi other words, the plat map for Rosemonte should include a legal description for just the Rosemonte property, not East Renton and Rosemonte together. Note also that the recording number for the Boundary Line Adjustment shown in the legal description on the map submitted on October 6, 2005 is incorrect. It should be 20041223900001, . n_ot 20041223900005. Regarding the "Site Information" shown on the plat maps, 0 please modify the East Renton and Rosemont!) maps so that they include data for each application, not just data for the two applications combined. · Response: As requested, the Rosemont plat drawing has been revised to show it as a "stand along" proposal, separated from the East Renton· plat and includes a separate legal description. ' ~ ~~~~ {[l}[l}NUOf:l11i!il;JSfi.@:oJii) •• • · 2. Improvements to 1481h Ave. SE/Substandard Sag Curve: The revised plans submitted on October 6, 2005 show proposed road frontage improvements on 148th Ave. SE. The existing sag curve on l 48'h Ave:, adjacent to the site, appears to be substandard, per the requirements of King County Road Standards Sections 2.05 and 2.12. Unless it can be shown that the existing curve, in fact, complies with the Standards, please 3. . submit either of the following: • A conceptual engineering plan showing how you will reconstruct 148th Ave. to comply with the Standards, and Road Variance L03V0049 that was issued to address a substandard crest curve to the south, adjacent to the proposed plat of East Renton. • A road variance application to deviate from the Road Standards concerning the sag curve. Note that this issue was previously raised in our July 28, 2003 and August 26, 2005 letters. . ' Response: A road variance·application is being submitted to Craig Comfort, King C::ounty Roads, in response to this issue . . th -. Improvements to 148 Ave. SE: Please address the following: a. Road·Right-of-Way: The northerly extension of proposed road. improvements off-site include improvements outside of the public road right-of0 way .. Therefore, please submit correspondence from the affected property owner,. indicating a willingness to convey a road easement Of right-of-way to King County for these improvements. Response:, Cam West is currently in the process of working witJi · affected neighbors to the Rosemont and East Renton applications. Corresponded from each property owner will be forthcoming. . . th b. Clear Zone Setbacks: The proposed walkway design on 148 Ave. at . the northeast comer of the site may conflict with the clear zone setback requirements found in KCRS 5.11, since vertical curbs are not · proposed in the area of the rockery and luminaire installation. Regarding Item 2 above, the conceptual engineering plan or the road variance application must address this conflict with the Road Standards. If you have further questions about this matter, please direct them to Mr. Pete Dye (206-296-7185). . ----·----~---------;----------- ~ M~~lmffl ~ot#l11W§J.:~ •• • . . Respoose: As mentioned above, a separate variance application is being submitted to King County roads . . Enclosed are fifteen copies of the revised preliminary plat for your review. Once the correspondence from Roads and the adjacent neighbors becomes available, I will submit it to you. Should you have any questions or need any additional information in the meantime, I can be reached at (425) 825-1955. ' ' Sincerely, -~ · Sara Slatten . Cam West Development, Inc. enclosures ''@· King County Department of Development and Environmental Services Land Use Se,vices Division • 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 (206) 296-6600 TTY (206) 296-7217 Alternative formats available upon request ***********""""************** IMPORTANT ***"'****0 ******************* PROJECT NUMBER AND NAME IS NECESSARY FOR L DROP-OFFS Project No.: -11!',jo~,t~~ Short Plat/ Plats Please specify item(s) dropped-off: Lot Line Adjustment Permit Please specify item(s) dropped-off: Right of Way Permit Please specify item(s) dropped-off: Clearing / Grading Permit Additional information requested; please specify item(s) dropped-off: WJ~<C~B~f~f[J MArt 15 l ,uuo /.Y K.C. D.D.E.S. PLEASE NOTE: All drop-off item(s) will be logged into the computer under the project number, therefore, it is important that the top portion of this form is completed properly before you drop-off anything. Assistance in finding a project number can be provided by speaking to a Land Use Services Division Person of the Day (POD) or the Zoning/Land Use Technician. Your cooperation is important. Thank you. LUSO Drop-Off Cover Sheet 1g-cvs-dropoff.pdf 05-30-2002 Page 1 of 1 ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 . January 13, 2006 Sara Slatten • Cam West Development, Inc. 9720 Northeast 120"' Place, Suite 100 Kirkland, WA 98034 RE: Request for Additional Information • Proposed Preliminary Plat ofRosemonte (aka Ironwood), File No. L03P0018 Dear Ms. Slatten: We have completed our review of the materials you submitted in response to our August 26, 2005 "screening" letter, and have concluded, unfortunately, there are still some matters for which we need additional information before scheduling a public hearing on this project. These items are described on the enclosed "Plat Screening Transmittal." When submitting the requested information, please provide a cover letter which lists how each item on the "Plat Screening Transmittal" has been addressed. Any clarification or explanation of your submittal should be included in the cover letter. Please submit the information to: King Coumy Dept. of Development and Environmental Services Land Use Services Division ATTN: Lanny Henoch, Planner II, Current Planning Section 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 If your submittal is hand delivered, please submit it to the Land Use Counter on the first floor at the address above. Review of your application has been placed "on hold" as of the date of this letter, until we receive your submittal with the requested information. Please note that supplemental information required after the vesting of a complete application does not affect the validity of the vesting of the application. The deadline for the submittal of the requested information is March 31, 2006. In the event you feel extenuating circumstances exist which justify an extension of this deadline, please submit a request in writing for consideration by this department. MAIN FILE COPY ' • Preliminary Plat of Rosemome January 13, 2006 Page 2 of2 • If you have any questions regarding the requested information or the submittal deadline, please call me at (206) 296-6632, Lanny Henoch, Planner II Current Planning Section, LUSD Enclosure cc: Kim Claussen, Planner III, Current Planning Section, LUSD, w / encL Pete Dye, P.E., Senior Engineer, Engineering Review Section, LUSD, w / encl. Kris Langley, Senior Engineer, Road Services Division, KCDOT, w / encl. • • PLAT SCREENING TRANSMITTAL 1. Plat Map: For the sake of clarity at the public hearing, given that East Renton and Rosemonte are two separate applications and may or may not precede to hearing at the same time, we request that you provide separate plat maps for each application. This is also necessary in order for there to be a clear understanding as to what the County is approving or denying with each application, at the time a decision is issued by the Hearing Examiner and the County Council. We suggest that you accomplish this task by simply taking the existing plat map submitted on October 6, 2005, and modifying it to show the East Renton plat with phantom lines for the Rosemonte map, and vice versa for the East Renton map. 2. 3. Regarding the legal description shown on each plat map, please include only the applicable portion. In other words, the plat map for Rosemonte should include a legal description for just the Rosemonte property, not East Renton and Rosemonte together. Note also that the recording number for the Boundary Line Adjustment shown in the legal description on the map submitted on October 6, 2005 is incorrect. It should be 20041223900001, not 20041223900005. Regarding the "Site Information" shown on the plat maps, please modify the East Renton and Rosemonte maps so that they include data for each application, not just data for the two applications combined. Improvements to 148'• Ave. SE/Substandard Sag Curve: The revised plans submitted on October 6, 2005 show proposed road fron_tage improvements on 148'h Ave. SE. The existing sag curve on 148'h Ave., adjacent to the site, appears to be substandard, per the requirements of King County Road Standards Sections 2.05 and 2.12. Unless it can be shown that the existing curve, in fact, complies with the Standards, please submit either of the following: • J\ conceptual engineering plan showing ho,v you will reconstruct 148'h Ave. to comply with the Standards, and Road Variance L03V0049 that was issued to address a substandard crest curve to the south, adjacent to the proposed plat of East Renton. • .A road variance application to deviate from the Road Standards concerning the sag curve. Note that this issue was previously raised in our July 28, 2003 and August 26, 2005 letters. Improvements to 148 1 • Ave. SE: Please address the following: a. Road Right-of-Way: The northerly extension of proposed road improvements off-site include improvements outside of the public road right-of-way. Therefore, please submit correspondence from the affected ' b. • • property owner, indicating a willingness to convey a road easement or right- of-way to King County for these improvements. Clear Zone Setbacks: The proposed walkway design on 148'h Ave. at the northeast corner of the site may conflict with the clear zone setback requirements found in KCRS 5.11, since vertical curbs are not proposed in the area of the rockery and luminaire installation. Regarding Item 2 above, the conceptua.l engineering plan or the road variance application must address this conflict with the Road Standards. If you have further questions about this matter, please direct them to Mr. Pete Dye (206-296-7185). Please submit 15 copies of a revised plat map and eight copies of any additional documents provided. / • October 5, 2005 Lanny Henoch, Planner · ·King County DDES 900 Oakesdale Avenue SW Renton WA 98055-1219 RE: East Renton Property: L02POOOS Rosemont Property: L03P0018 Pi:eliniinary Plat Resubmittal . Dear Lanny, • [ru@©@~W~[g) OCT O 6 2005 K.C. D.D.E.S. This letter is in response to your last comment letter, dated July 15, 2005, for the East Renton Property plat and the August 26, 2005 letter in response to the · . Rosemont plat. Below is the list of comments you had and our responses to each item are below: EAST RENTON PROPERTY RESPONSES I. Revised Application: In a July 8, 2005 telephone conversation, you indicated that the boundaries of the subject property and the proposed plat of East Renton had been modified through an exchange of land with an adjacent property owner, Northward Homes, Inc. You noted that this modification of parcel boundaries had been previously approved through the review of a Boundary Line Adjustment application by DDES. Therefore, ple_ase submit . the following: • A _copy of the approved, recorded Boundary Line Adjustment application. ' • Copies of the recorded deeds for the exchange of property. • Twenty-five copies of a_revised plat map for the plat of East Renton, which includes a revised legal description of the East Renton site. • Twenty-five copies of a revised conceptual drainage pl~ showing the rev_ised site boundaries. - Response: A copy of approved boundary line adjustment map, recording number: 20041223900001 and the recorded deed for the exchange of property are enclosed. The preliminary plat has been revised to show the new westerly boundary for both'sites. 11il!JADINI IFIILE COPY-. . ]0'. ~ ~~~imm WJ!lRUffll1l\!J!J~~ • • ' Regarding the revised plat, we have nbted a minor design issue which we would like you to address on the new map layout. Please add a 25-foot property line radius where SE 119th St. intersects 148th Ave. SE, per the requirements of King·County Road Standards Sec. 2.1 OA4. ' Response: A 25-foot"property line radius should be added to the revised preliminary plat and utility drawings. . 2. Density Calculation Worksheet:· Please submit an updated Density· Calculation Worksheet which is.based on the modified acreages in the subject. proposal, including, for example, the modified total site area, the .amount of area for required recreation space, the modified amount of area in sensitive areas and buffers, and the amount of area provided for stormwater facilities (not including facilities which are completely underground). · Response: A consolidated (Includes both East Renton and Rosemonte) density worksheet has been completed and is enclosed which is base~ on. the modified areas as follows: • Total acreage: 26.54 • Total park area provided:. 36,500 sf • Tofal park area required: 35,490 sf · • Total wetlands & buffers: 372,226 sf • Above ground detention pond: 28,615 sf Currently, the maximum density is 106 single-family lots and we are proposing a total of 91. I have included separate density calculation worksheets which demonstrates that East Renton and Ros·emont ·still comply with density standards _as stand alone plats. · 3. Tract G Access: On the most recent set of plans for East Renton \\'hich were submitted to DOES (dated November 12, 2004 and received on November 24, 2004), Tract G is now proposed as a future development tract. DDES,has not typically supported the creation of a future development tract within a proposed subdivision, unless access is available to the tract. Therefore, please indicate how access to Tract G will be provided. Response: Tract G hlls been segregated off as part of the Boundary Line Adjustment approval process and is no longer part of the current East Renton Property application. •• • , ' 4. Traffic Volume and Turning Analysis: With the revised location of the access to East Renton, SE 1-J 9th St., it is possible,that southbound left-turning queues into the church located east of East Renton could.obstruct traffic movements into and_ out of this plat. Likewise, northbound turning movements into the plat could obstruct access into and out of the 'church, In order to asses~ the potential impact to safety associated with this scenario, please provide an analysis ofthis issue prepared by your consulting traffic engineer. The analysis should measure the peak volume of traffic and ·maximum number of southbound vehicles queued at.the church driveway on weekday evenings during the commute peak period, and on weekends prior to the beginning of church services and during the overlap period between services. The analysis should also include an evaluation of the impacts of _likely queues for the northbound left turning movements into the proposed plat. · Response: Enclosed is a memo from our traffic engineer, Curtis Chin.of TENW, dated September 9, 2005 in response to this comment. In summary there was a misunderstanding as to the existing distance between the two access points and as a result no intersection conflicts were found. East Renton Recreatio·n Space: In.addition to the comments you listed above, we have discussed the anticipated final grades associated with the Tract G park which is located on top of the proposed detention vault. A prelimil)ary cross section exhibit has been prepared to depict the plat from east to west. As the exhibit shows, the Tract G park will'remain relatively l_evel with 145th Ave SE, which is the street fronting the park to the east. ROSE.MONT PROPERTY RESPONSES I. • Revised Application: We understand, based on your September 16, 2004 letter and a July 8, 2005 telephone conversation.with Sara Slatten, Cam West Development, that the boundaries of the subject property and the proposed plat of Rosemonte have been modified through an exchange of land with Cam West. Ms. Slatten noted that the.modification of the affected parcel boundaries has already been approved by DDES, through the review of a . Boundary Line Adjustment application. Therefore, please submit the following: · • • A copy of the-approved; recorded Boundary Line Adjustment. C~pies of the .recorded deeds for the exchange of property . 4. • • Twenty-five copies of a revised plat map for the plat of · Rosemonte, which includes a revised legal·description of the Rosemonte site. ' Copies of all requested information above·are inchided as part of this resubmittal. · · · 2. Density Calculation Worksheet: Please ·submit an updated Density Calculation Worksheet which is based on the modified acreage and lot count in the.subject proposal, including, for example, the modified total site area, the amount of area for required recreation space, the modified amount of area in sensilive areas and buffers, and the amount of area provided for above- ground stormwater facilities (i.e., Tract C). Response:· The density calcnlation worksheets are enclos·ed. 3. Tract E Access: It is our understanding based on your September 16, 2004 letter that Tract E, a future development tract, is iio longer part of the S(!bject proposal. Iftliis information is incorrect and Tract Eis still part of the application, please indicate how access will be provided to this tract. Note that DOES has not supported in the past the creation of a future development tract, unless a viable, legal access is available to the tract. Response: The tract E future development tract is no longer part of the , proposal and bas been effectively segregated as part of the approved boundary line adjustmen~ process. Traffic Volume and Turning Analysis: Under the current pi-oposal for Rosemonte, access will be provided via the adjacent proposed subdivision of East Renton. Please address the following concern regarding access to East Renton from 1481h Ave. SE. · Access to East Renton is proposed at SE ·119th St. It is possible that . southbound left-turning queues into a church located east of East Renton· could obstruct traffic movements iryto and out of East Renton. Likewise, northbound turning movem','nts into East Renton could obstruct access into and out of the church. In order to assess the potential impact to safety associated with this scenario, please provide an analysis of this issue prepared by a traffic ·engineer. The analysis should measure the peak volurrie of traffic and maximum number of southbound vehicles queued at the church driveway on weekday evenings during the commute peak period, and on weekends · prior to the beginning of church services and during the overlap period between services. The analysis should also include an evaluation of the I I .. I ~ ~~~~ WJ!lJ!lUof:ialb!.l:J..-M@Jm • • impacts of likely queues for the northbound left turning movements into East Renton (for the trips associated ~ith East Renton and Rosemonte combined). Response: It has been determined that queues should not be ai;i issue with the enclosed proposals. Please refer to the enclosed mem~·from Curtis Chin, TENW. 4. 1481h Ave. SE/Substandard Sigh.t Distance: We expect that frontage improvements to 148th Ave. SE will be required as part of the approval of Rosemonte, based on King County Road Standards Sec. 1.03 and the fact that Rosemonte will contribute both vehicular traffic arid pedestrian traffic-to this roadwaJ-Since the vertical curvature ( sag curve) and stopping sight distance on 148 Ave. adjacent to Rosemonte are substandard per KCRS 2.05 and 2.12, please provide the information we previously requested in our July 28, 2003 "screening" letter (Roads, Item#!). Note that the road.profile information we previously requested should be based on the approved design for the crest curve located south of th~ sag curve, approved under Road Variance L03V0049 for the plat of East Ri:nton. Respo.nse: Piease refer to the enclose plan titled: 1481h Avenue SE sight distance exhibit by Triad & Associates. This exhibit was prepared as part of the review for the approved Road Variance for the East Renton property. This exhibit was prepared after reviewinf the consolidated entrance access and the entire frontage span to 148 1 Avenue SE for both plats. Cam West anticipates constructing the required road lowering improvements to 1481h Av~nue SE, as approved in the variance, along both the East Renton and ·Rosemont frontages. ·5. · 1481h Ave. SE Improvements/School Walkways: The road frontage improvements which you have proposed for Rosemonte on 1481h Ave. SE (22-foot wide half-street cross-section with vertical curb and 6Y:z foot · sidewalk) will need t9 be extended to the existing crosswalk located o~ the ·north leg of the 148th Ave. SE/SE I 17th St. intersectfon, in order to provide safe walkway.conditions for students who walk to school. (RCW 58.17.110) Please add this roadway improvemenfto the existing drawings submitted to . ODES, and include a detail at a larger scale (I" = 20' .Preferred). This improvement should·include sufficient widening to· accommodate an ADA- compliant ramp in the sidewalk at the crosswalk location. It should also include either the reconstruction of the existing guardrail (including to the north of the crosswalk, as needed) or alternative safety treatment (handrail, iJ appropriate), together with information about any slope banks and/or . retaining walls needed to construct these improvements. Appropriate transitions to the existing roadway width north of the intersection should be ~-------~~--------------------- ~ I® ~il!ilffil ~of#l11W:Afl@'.iml • • provided; Please identify any. additional road right-of-way or easements that are necessary to construct these improvements. ' Response: Please refer to the plan view and inset for the proposed frontage improvements on the Preliminary Utility Plan, page 2 of 2. It appears additional ROW will be required as part of this proposal to accommodate for a rockery. Enclosed are the following for your review: I) Twenty-five (25) copies of the revised plat for both the East Renton and Rosemont plat proposals. ·, 2) Twenty-five (25) c'opies of the revised preliminary Utility plan for both East Renton and Rosemont plat proposals. 3) Eight (8) copies of the preliminary site cross-section exhibits depicting the east -west slope differential for the East Renton site. 4) Eight (8) copies of the 148u, Avenue SE sight distance exhibit depicting . the approved sight distance conditions for the 1481h Ave SE frontage along both proposals. 5) O~e (1) copy of the recorded boundary line adjustment for.both · · properties. , 6) Five (5) copies of the September 9, 2005 memo from Curtis Chin, TENW. . . . . . -. 7) One (1) copy of the transfer of applicant status form & applicant status forms indicating Cam West now owns the subject Rosemont site and will · oversee the application. Should you have any questions or need any additional.information, please contact me at ( 425) 825-1955 or email me at ~slatten@camwest.com · Sara Slatten Cam West Development, Inc. enclosures· • Page I of I Sara Slatten From: Curtis Chin [chin@tenw.com] Sent: Friday, September 09, 2005 10:37 AM To: Sara Slatten Cc: gbuck@triadassoc.com; rcushman@TriadAssoc.com; Jeff Haynie Subject: East Renton -Response to King County Driveway Comment Sara, l-0.3POO/~ This email is in response to King County's Comment #4 from the July 15, 2005 Request for Additional Information or Studies letter regarding potential conflicts between the proposed site access at SE 119th Street and the existing church driveway located on the east side of 1481h Avenue SE. Based on discussions with County staff, there was confusion as to the distance between the proposed site access at SE 119th Street and the existing church driveway on the east side of 1481h Avenue SE. As shown on the current site plan, the distance between the proposed access at SE 119th Street and church driveway is approximately 200 feet (measured centerline to centerline). The County does not have driveway spacing standards. However, based on other local jurisdiction's standards the 200 foot separation would be considered adequate. Conflicts between the two access points are unlikely given the church does not have scheduled activities during the weekday p.m. peak period (time period in which the greatest number of vehicles would be expected tci use the proposed site access at SE 119th Street). Also, the church has only one scheduled service on Sundays which is at 10:00 a.m. We would not expect Sunday morning traffic on 1481h Avenue SE to cause significant queuing at the church access on 1481h Avenue SE that would impact the proposed site access at SE 119th Street. It should also be noted that the location of the proposed access at SE 119th Street was placed to maximize sight distance along 148th Avenue SE. Curtis Chin, P.E. Transportation Engineering Northwest, LLC 16625 Redmond Way, Suite M, PMB 323 Redmond, WA 98052 Phone: 206-714-7421 Fax: 425-398-5779 Email: chin@tenw.com 10/4/2005 K.C. D.D.E.S. MAIN FILE co,-.__,, ,, ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 August 26, 2005 Patrick Gilroy Northward Homes • 1560 140m Avenue Northeast, Suite 100 Bellevue, WA 98055 RE: Request for Additional Information Proposed Plat ofRosemonte (aka Ironwood), File No. L03P0018 Dear Mr. Gilroy: • We have complete_d our review of the materials which were submitted in response to our July 28, 2003 "screening" letter on the above-noted plat application, and have determined that additional information is needed before we can proceed to a public hearing on the proposal. Therefore, please submit the information described on the enclosed "Plat Screening Transmittal." When submitting the requested information, please provide a cover letter which lists how each item on the ''Plat Screening Transmittal" has been addressed. Any clarification or explanation of your submittal should be included in the cover letter. Please submit the information to: King County Dept. of Development and Environmental Services Land Use Services Division ATTN: 'Lanny Henoch, Planner II, Current Planning Section 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 If your submittal is hand delivered, please submit it to the Land Use Counter on the first floor at the address above. Review of your applicatio~ has been placed "on hold" as of the date of this letter, until we have determined that the information you submit in the future satisfies our request, or 14 days after the date of the receipt of the requested information, whichever is sooner. If the Division determines that the information you submit in the future is insufficient, we will notify y9u of any additional information which is needed. Please note that supplemental information required after the vesting of a complete application does not affect the v:ilidity of the vesting of the application. ;§) (Y , [, Preliminary Plat of Rosemo. August 26, 2005 Page 2 of2 • The deadline for the submittal of the requested information is November 30, 2005. In the event you feel extenuating circumstances exist which justify an extension of this deadline, please submit · a request in writing for consideration by this department, Note that, per KCC 20.20,lOOClb, failure to meet the November 30, 2005 deadline may be cause for the Department to cancel the application. We request that you submit all of the requested information in one package, If you have any questions regarding the requested information or the submittal deadline, please call me a,t (206) 296-6632. Lanny Henoch, Planner II Current Planning Section, LUSD Enclosure cc: Sara Slatten, Cam West Development, Inc., w/encl. Kim Claussen, Planner III, Current Planning Section, LUSD, w / encl. Pete Dye, P,E;, Senior Engineer, Engineering Review Section, LUSD, w/encL Kris Langley, Senior Engineer, Road Services Division, KCDOT, w / encl, Edgar Jones, Core Design, Inc., w / encl, ~----------------------------------------------- ; • • PLAT SCREENING TRANSMITTAL 1. Revised Application: We understand, based on your September 16, 2004 letter and a July 8, 2005 telephone conversation with Sara Slatten, Cam West Development, that the boundaries of the subject property and the proposed plat of Rosemonte have been modified through an exchange of land with CamWest. Ms. Slatten noted that the modification of the affected parcel boundaries has already been approv~d by DDES, 2. 3. 4. · through the review of a Boundary Line Adjustment application. "lperefore, please submit the following: - • A copy of the approved, recorded Boundary Line Adjustment. • Copies of the recorded deeds for the exchange of property. • Twentycfive copies of a revised plat map for the plat of Rosemonte, which includes a revised legal description of the Rosemonte site. Density Calculation Worksheet: Please submit an updated Density Calculation Worksheet which is based on the modified acreage and lot count in the subject proposal, including, for example, the modified total site area, the amount of area for required recreation space, the modified amount of area in sensitive areas and buffers, and the amount of area provided for above-ground stormwater facilities (i.e., Tract C). Tract E Access: It is our understanding based on your September 16, 2004 letter that Tract E, a future development tract, is no longer part of the subject proposal. If this information is incorrect and Tract Eis still part of the application, please indicate how access will be provided to this tract. Note that DDES has not supported in the past the creation of a-future development tract, unless a viable, legal access is available to t)le tract. Traffic Volume and Turning Analysis: Under the current proposal for Rosemonte, access will be provided via the adjacent proposed subdivision of East Renton. Please address the following concern regarding access to East Renton from 148"' Ave. SE. Access to East Renton is proposed at SE 119"' St. It is possible that.southbound left- turning queues into a church located east of East Renton could obstruct traffic movements into and out of East Renton. Likewise, northbound turning movements into East Renton could obstruct access into arid out of the church. In order to assess the potential impact to safety associated with this scenario, please provide an analysis of this . issue prepared by a traffic engineer. The analysis should measure the peak volume of traffic and maximum number of southbound vehicles queued at the church driveway on weekday evenings during the commute peak period, and on weekends prior to the beginning of church services and during the overlap period between services. The analysis should also include an evaluation of the impacts of likely queues for the . northbound left turning movements into East Renton (for the trips associated with East Renton and Rosemonte combined). - " • • 5. 148th Ave. SE/Substandard Sight Distance: We expect that frontage improvements to 148th Ave. SE will be required as part of the approval of Rosemonte, based on King County Road Standards Sec. 1.03 and the fact that Rosemonte will contribute both vehicular traffic and pedestrian traffic to this roadway. Since the vertical curvature (sag curve) and stopping sight distance on 148th Ave. adjacent to Rosemonte are substandard per KCRS 2.05 and 2.12, please provide the information we previously requested in our July 28, 2003 "screening" letter (Roads, Item #1). Note that the road profile information we previously requested shocld be based on the approved design for the crest curve located south of the sag curve, approved under Road Variance L03V0049 for the plat of East Renton. 6. 1481h Ave. SE Improvements/School Walkways: The road frontage improvements which you have proposed for Rosemonte on 148th Ave. SE (22-foot wide half-street cross-section with vertical curb and 61/2 foot sidewalk) will need to be extended to the existing crosswalk located on the north leg of the 148th Ave. SE/SE 117"' St intersection, in order to provide safe walkway conditions for students who walk to .school. (RCW 58.17 .110) Please add this roadway improvement to the existing drawings submitted to DDES, and include a detail at a larger scale (1" = 20' preferred). This improvement shocld include sufficient widening to accommodate an ADA-compliant ramp in the sidewalk at the crosswalk location. It should also include either the reconstruction of the existing guardrail (including to the north of the crc;>sswalk, as needed) or alternative safety treatment (handrail, if appropriate), together with information about any slope banks and/ or retaining walls needed to construct these improvements. Appropriate transitions ·to the existing roadway width north of the intersection should be provided. Please identify any additional road right-of-way or easements that are necessary to construct these improvements. · ·Please submit 25 copies of a revised plat map and eight copies of the other documents requested above. • Patrick Gilroy "'®'".;;;;;:"'"'' '"' \Mldlffe King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 November 25, 2003 Patrick Gilroy Northward 1560-1401h Avenue NE, Suite 100 Bellevue, WA 98005 • K.c. D.D.£=.s. RE: PAUE and SA Code Information for L03P0018, Ironwood Dear Mr. Gilroy: Thank you for meeting with me and Garet Munger, Alder NW, at the site of Ironwood to walk the portions of the wetland boundary that I was unable to access last summer. I confirmed Garet's wetland delineation of the site. Kim Claussen emailed you the link to the PAUE application; it is called "Utility Exception" in the buttons to click on the left side of the web page. The Code Citation is KCC 21A.24.070.A, and a link to the Code is at http://www.metrokc.gov/mkcc/code/29- Title%2021A24-21A26.pdf . A PAUE is allowed 120 days of review time to reach a decision. It could be processed along with the Plat or separately. Usually a pre-application meeting is required to explain the process and answer any questions. Once the application is received, DOES has 28 days to determine whether or not it is a "complete application", and has submitted all of the items listed in the application form. Then we perform our review. I've already done the field work, so that will save some time. We will be reviewing the application to the standards in the Public Rule "Presumption of Salmonids, Sensitive Area and Buffer Modifications. and Mitigation Requirements" in section 21A-24-025, and a link is at http://www.metrokc.gov/ddes/pub rule/acrobat/21A-24SAFinal.pdf . This rule clarifies the information required for review, and the standards that ODES will use to review an application. ODES will prepare a staff report for the PAUE. This is a Type 2 administrative decision, appealable to the Hearing Examiner, but other than an appeal it would not have a public hearing. There are public notice requirements when the application is received and when a decision is issued. The King County Code allows road crossings of wetlands subject to criteria found at KCC 21A.24.330.N at the first link above. If these conditions can be met. then a road could be constructed across the wetland. Utilities installed underneath or above that road would not need a PAUE. Regulations for protection red-tailed hawk nests have recently changed. The Council amended language in the Comprehensive Plan to remove red-tailed hawks from the list of raptors of local importance that the County is required to protect throughout King County, I\IIAIN FILE COPY 6) w Patrick Gilroy • RE: L03P0018, Wetlands and Wildlife November 25, 2003 Page2 and to add it to the list of species of local importance to be protected outside of the Urban Growth Boundary of the County. Nesting birds are still protected by Washington Administrative Code enforced by Washington Department of Fish and Wildlife. Please let me know if you have any further questions. Sincerely, Laura C. Casey Environmental Scientist Ill Critical Areas Section Cc: Garet Munger, Alder NW Kim Claussen, Program/Project Manager Ill Bruce Whittaker, Senior Engineer Steve Bottheim, Supervising Engineer, Critical Areas Section • PAUE (Public Agency & Utility Exception): Application Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 TTY 206-296-7217 Applicants must answer the following questions accurately and concisely. As necessary, use additional pages for detailed explanations and/or attachments that support this request. 1. Describe the development proposal in detail. 2. What is the purpose of this request? Include a statement regarding the legal authority under which this project is proceeding and what plans, goals or policies support this action. 3. Are there any other applications filed with DOES regarding this development proposal? Yes No If yes, list ODES Permit File Numbers. 4. State the King County Code provisions from which this exception is requested. List the type and classification of the sensitive area, amount/area of the sensitive area and its associated buffer, the required replacement, and proposed mitigation. 5. Explain what other practical alternatives to the proposed development exist. Do these alternatives have less impact on sensitive areas? Yes No Explain. 6. Explain how the proposal minimizes the impacts on sensitive areas. 7. A PAUE should not allow the use of the following sensitive areas for regional stormwater management facilities, except where there is a clear showing that the facility will protect public health and safety or repair damaged natural resources: A. Class 1 streams or buffers B. Class 1 wetlands or buffers with plant associations of infrequent occurrence; or C. Class 1 or 2 wetlands or buffers which provide critical or outstanding habitat . . .· '~ • • for herons, raptors or state or federal designated endangered or threatened species unless clearly demonstrated by the applicant that there will be no impact on such habitat. If a regional stormwater management facility is proposed with this PAUE, provide justification of the proposal. 8. List the State Environmental Policy Act (SEPA) documents which have been· prepared for this development proposal, if any. 9. List the Special Studies which have been prepared for this development proposal, if any, that have been submitted with this application. Also, include a list of additional documents, if any, not submitted but are available for review that may be considered important for review of this PAUE. Applicants may submit any additional information (sensitive areas studies, sketches, site plans, engineering reports, petitions, photographs, etc.) which may justify, clarify, or assist in the review of the requested PAUE. LUSD may, at any time, request further information or studies for these purposes. Name of the person who prepared the PAUE application: Print Name Date prepared Signature soc • Claussen, Kimberly From: Claussen, Kimberly Sent: Tuesday, June 15, 2004 11 :12 AM To: Cc: 'Patrick Gilroy' Dye, Pete Subject: RE: RosemonUlronwood -DDES File No. L03P0018 we will extend deadline to Sept. 20th. Thanks -----Original Message----- From: Patrick Gilroy [mailto:patrick@northward.com] Sent: Tuesday, June 15, 2004 11:08 AM To: Claussen, Kimberly Cc: Dye, Pete Subject: Re: Rosemont/Ironwood -QDES File No. L03P0018 Kim, I apologize for letting this slip by unnoticed. • Page 1 of 1 I Yes, we would like to request another extension until August 1st to reply to the County's request for additional information. I firmly believe that we will have our reply to the County by July 15th, but I do not want to ask for •another• extension should some other issue arise in the meantime. We are requesting the extension due to the additional time needed to address certain concerns raised by the County, which resulted in our partnership with CamWest on the neighboring plat of East Renton and the recently approved Boundary Line Adjustment request. We would like additional time to prepare the BLA application for submittal with other review materials requested by DDES. Thank you. Patrick J. Gilroy 1560 140th Ave NE Suite 100 Bellevue, WA 98005 cel.425-444-7281 fax.425-747-4157 tel.425-747-1726 (ext.102) -----Original Message----- From: Claussen, Kimberly To: 'Patrick Gilroi Cc: Qy~, Pete •Sent: Tuesday, June 15, 2004 9:49 AM Subject: Rosemont/Ironwood -DDES File No. L03P0018 HI -it appears that the last extension to the deadline granted 3/4/04 established a new deadline of June 7th for the submittal of additional info. At this time, it doesn't appear that any info has been submitted. Could you please let me know if the info was dropped off or if you need additional time? Thanks MAIN flLE COPY 06/15/2004 ~----------------------------------- e •ndTrust, Inc. September 16, 2004 Kim Claussen, Senior Planner King County Department of Development and Environmental Services 900 Oaksdale Ave SW Renton, WA 98055-1219 RE: Dear Kim: L03P0018-ROSEMONTE (A.K.A., ffiONWOOD) King County ODES Request for Additional Information 1560-140th Ave NE, #100 Bellevue, WA 98005 (425) 747-1726 I am writing in response to your Notice of Request for Additional Information or Studies, dated July 28, 2003. First of all, I would like to inform you that we have elected to change the name of our project, as we discovered that the plat name "Ironwood" was already taken. The new name of the project will be Rosemonte. Also, the owner of the property has changed to a corporation we have formed, called Wedgewood Lane, LLC. And, finally, the company making application for the preliminary plat has changed: it is now LandTrust, Inc. Before addressing the issues individually, I would like to explain in general two major changes we have made to the preliminary plat design. Some of these changes are a direct result of some of the County's concerns outlined in your RF!, and some have resulted from discussions between ourselves and Cam West, the developer of the property bordering our south property line (ODES file No. L02P0005). The changes are: • Sixteen lots to the west of the wetland have been removed and replaced with a "tract for future development," as was discussed in a joint letter from both us and Cam West, dated May 3, 2004. That area has been removed from our preliminary plat application, and once a boundary line adjustment application, submitted to the county under a separate cover, has been approved and recorded, the tract will become a separate parcel to be annexed to the City of Renton. • The plat has been redesigned to eliminate the access onto 148th Ave SE. The interior street was redesigned with cooperation from Cam West to take primary and secondary access through the plat of East Renton. The following is our response to the County's individual concerns. WALKWAYS The property is located within the boundaries of the Issaquah School District #411. An inventory map has been prepared as requested by Craig Krueger of CORE Design, is being submitted with this letter. The map identifies and describes the walking paths to Apollo Elementary School, and to the bus stop locations for other schools in the district. Page I of5 MAIN fillE COl?V .. • • DRAINAGE As requested, an Off-site Level One drainage analysis has been prepared by CORE Design, Inc. A copy of the analysis is being submitted herewith for your review. Regarding the shared facility plan: the re-design of the preliminary plat eliminated the proposed drainage facility in question. We are no longer proposing a drainage facility that will collect runoff from both the County and the City of Renton. ROADS The entrance in question has been eliminated. Instead, we have revised the plat to direct traffic generated by our development through Cam West's East Renton plat (L02P0005). Cam West is under contract with Northward to purchase the proposed lots at Rosemonte after we have achieved preliminary plat approval; as such, the have also agreed to work with us on the redesign of both projects to accommodate the flow of traffic through their development. We understand that the entrance to Cam West's project has a similar sight distance issue, and that they have applied for a Variance from the Roads Services Division of King County. Alignment with the existing private road on the east side of 148th Ave SE is now a moot point in light of the redesigned plat map. TOPOGRAPHY The preliminary plat, survey and utility maps submitted herewith have been revised to include actual topographic contours based on field survey data. RECREATION TRACTS· In light of the fact that King County does not accept a "fee-in-lieu" for recreation space, we will be submitting a recreation plan, as drawn by Weisman Design Group. The drawing illustrates the topography, size and type of improvements within the recreation tracts on the proposed preliminary plat. The proposed recreation tract, Tract C, which is 44,477 square feet in size, provides almost 5 times the minimum requirement of9,750 square feet (390 s.f. x 25 lots). In response you to your comments regarding whether or not we meet KCC 21 A. l 4. l 80C( 1-9), I will respond in general by saying that the proposed location of the recreation tract is most efficient and feasible given the constraints imposed on the property by its topography, size and the presence of a major wetland that takes up almost 40% of the property. To address your comments in more detail we provide the following response, which outlines the code requirements for recreation space located outdoors (numbers I through 9) and how we fulfill each requirement. KCC 21A.14.180C states: Any recreation space located outdoors that is not part of a storm water tract developed in accordance with subsection F. of this section shall: Page 2 of5 1.' Be of a grade antlirface suitable for recreation improvem! and have a maximum grade of five percent; As the attached plan demonstrates, we propose to grade the recreation area to create two level ''pads" that are large enough to accommodate the proposed improvements, and will provide adequate useable recreation space for residents within the development. As mentioned previously, we are providing more than the code-required recreation area and, more importantly, the space is flat, accessible and useable; none of the slopes within the useable area exceed five percent. 2. Be on the site of the proposed development; The proposed recreational facilities are located on the subject property. 3. Be located in an area where the topography, soils, hydrology and other physical characteristics are of such quality as to create a flat, dry, obstacle-free space in a configuration which allows for passive and active recreation; The recreation tract has been configured far enough away from the wetland to offer flat, dry, useable, abundant and easily-accessible recreation space. We have separated the tract into two areas to better serve the potential residents: the larger, grassy area will provide ample space for active recreation, such as a sports, as well as walkways for more passive recreation; the smaller space in the southwest corner will provide play structures and a picnic table for more passive recreation . 4. Be centrally located with good visibility of the site from roads and sidewalks; The recreation tract is located in the center of the eastern half of the property. Mostly surrounded by the wetland and the stormwater facility, the recreation facility could not be situated better to offer the highest quality and greatest amount of space to the community. The recreation area will maintain adequate visibility from within the plat (40% of the homes that it serves back directly onto the tract), and will also be visible and accessible through the 15' trail access between Lots 17 and 18. Finally, the recreation area will also maintain visibility and access from the frontage street, 148'h Ave SE. 5. Have no dimensions less than thirty feet, (except trail segments); Excepting the access tract between Lots 17 and 18, no dimension of the recreational tracts measures less than thirty feet. 6. Be located in one designated area, unless the director determines that residents of large subdivisions, townhouses and apartment developments would be better served by multiple areas developed with recreation or play facilities; The recreation facilities will be wholly contained within Tract C, as shown on the preliminary plat map. 7. Have a street roadway or parking area frontage along ten percent or more of the recreation space perimeter, except trail segments, if the required outdoor recreation space exceeds five thousand square feet and is located in a single detached or townhouse subdivision; The perimeter distance around the recreation area measures approximately 1,150 feet. The tract's frontage along 148'• Ave SE is approximately 115 feet long. Therefore, we meet the minimum requirement for frontage on a street roadway. Parking is available within the plat, near the trail access to the recreation area between Lots 17 and 18. Page 3 of5 • • • 8. Be accessible and convenient to all residents within the development; lfyou were to eliminate Lots 22 and 23 and create a 10,000 square foot tract for recreation, it would meet the minimum requirements, but the distance for each homeowner to traverse would still be the same. Because of the long and narrow shape of the plat, the proposed recreation reflects the best use of open space for recreation, and provides an attractive, multi-purpose amenity to the community that vastly exceeds the minimum size requirements. 9. Be located adjacent to, and be accessible by, trail or walkway to any existing or planned municipal, county or regional park, public open space or trail system, which may be located on adjoining property. The recreation area will be visible and accessible from the sidewalk along our frontage on 148'h Ave SE. However, there is no regional park, public open space or trail system on any adjoining property to which we must connect, or adjacent to which we must locate our recreation facility. WETLANDS On November 20, 2003, Laura Casey met with our wetland biologist, Mr. Garet Munger, at the subject site to review our wetland delineation. Ms. Casey then issued a letter, dated November 25, 2003, confirming that she agreed with and accepted our delineation of the site. A copy of that letter is attached. In regards to the buffer averaging we have requested, we have moved the rockery at the bend in the road near Lot 13 to the south in order to reduce the impact of the road on the buffer area. As for the drainage facility encroachment into the wetland, that portion of the site plan has since been deleted and should no longer be an issue. UTILITIES/ SEWER LINE/ PEDESTRIAN TRAIL The City of Renton -the public sewer purveyor in the area-has confirmed that they will assist us by making application for a Public Utility Use Exception, as per KCC 21A.24.070, "Exceptions." Please see the attached letter from Dave Christiansen, dated November 3, 2003, indicating his support of the sewer crossing. As the public utility agency for sanitary sewer service to the property, they will be the applicant for the Public Agency Utility Exception permit, and have confirmed their willingness to make such an application with our assistance. We anticipate that application for the PAUE will be submitted under a separate cover, and will be made as soon as possible. As for water mains, please refer to the attached conceptual utilities plan. We do not intend to cross the wetland with water mains. GEOTECHNICAL Five copies of the referenced Geotechnical report, by Associated Earth Sciences, dated April 23, 2003, are being submitted with this letter. Page 4 of5 .. • • HAWK NEST With the passage of King County Ordinance No. 2003-0383, which amended land use policy code E-168 to remove the language "red-tailed hawk," this item is no longer an issue. TRAFFIC As stated before, we are under contract with Cam West to purchase the lots at Rosemonte. Therefore, we no longer choose to contest the issue with the County. Please feel free to contact me at ( 425) 74 7-1726, ext. I 02, or via email at patrick@northward.com, if you require any additional information regarding any of these issues . . .... & __ ~ () ~---~ Patrick J. Gilroy ,/ CC: Ed Jones, CORE Design Craig Krueger, CORE Design Mike Kleer, Weisman Design Group Page 5 of5 • • LandTrust, Inc. 1560 140TH Avenue NE Suite 100 Bellevue, WA 98005 Tel. (425)747-1726, ext.102 Fax. (425)747-4157 patrick@northward.com TRANSMITTAL SHEET To: Kim Claussen From: Patrick Gilroy Of: King County DOES Date: September 16. 2004 Address: HAND-DELIVERED Re: L03P0018 (ROSEMONTE): RESPONSE TO RFI Comments: Kim, Attached please find the following, which is in response to your request for information, dated July 28, 2003: ./ One copy of an walkway inventory map ./ 4 copies of a revised TIR, which includes and off-site drainage analysis ,/ ,G)copies of a revised Recreation Tract plan ./ One copy of a letter from Laura Casey accepting our wetland delineation ,/ 10 copies of a revised Conceptual Utilities plan ,/ 5 copies of the Geotechnical study ./ 25 copies of the revised preliminary plat map ./ 10 copies of a revised SEPA Checklist Please let me know if you need anything further. Regards, <;;:Jir~ oo~;~t:&@ ... ..... K.C. D.D.E.S. MAIN FILE COPY ® King. County Department of Development and Environmental Services 900 Oakesdale Avenue SW Reriton, WA 98055-1219 June 15, 2004 Patrick Gilroy Northward Homes • 1560 1401h Avenue Northeast, Suite 100 Bellevue, WA 98055 • RE: Application for the Preliminary Plats of Rosemonte (aka Ironwood) ODES File No. L03P0018 Dear Mr. Gilroy: Thank you for your June 15, 2004 request via e-mail for an extension of the deadline for submittal of the additional information required to process the preliminary plat application of Rosemonte. The request for additional information stops all processing of the plat application until the required information is received. The time spent waiting for information to be submitted is not counted toward any time limit requirements of the plat application process. The previous letter established a deadline of June 7, 2004. We are granting an extension to this deadline. If the Land Use Services Division of ODES does not receive the necessary information requested to process your application by September 20, 2004, your application may be canceled or denied. If you have any questions regarding this matter, please call me at (206) .296-7167. z.1y, . (Ca,~ Maoag,c Ill Current Planning Section Cc: Core Design Pete Dye, Senior Engineer, Engineering Review Section, LUSD Application File MAIN FILE COPY ', May 3, 2004 • ~D Kim Claussen, Senior Planner King County Department of Development & Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 Dear Kim, • O\M•WEST DtYELOPMENT•INC The following is in response to our March 15 1h meeting with you, Pete Dye, Patrick Gilroy, Dave Halinen and Sara Slatten. This letter sets forth a joint request by Northward 1-lomes, Inc. (Rosemonte applicant) and Cam West Devekipment (East Renton applicant) for consideration of a boundary line adjustment proposal. The following summarizes our proposals, followed by our justification of the boundary line adjustment proposal and why it should not affect vesting for either property. Background The Rosemonte and East Renton sites are adjacent to each another on 1481h Avenue SE just south of SE 1161h Street. Both proposals are currently working toward their respective SEP A · determinations and plat approvals, which have yet to be issued. Northward and Cam West have entered into an agreement to each purchase a portion of the other's project site. Carn West plans to purchase the eastern portion of the Rosemonte site (the area labeled Lot I on attached Exhibit A). Northward plans to purchase the western portion of the East Renton site (the area labeled Lot 3 on attached Exhibit A). (This will allow Northward to facilitate access between its properties to the northwest of the Rosemonte site and to the southwest of the East Renton site.) Because no property lines are in place to allow these transactions to be closed and because neither party wishes to put off lhe closing of these transactions until each final plat has been recorded, both applicants wish to proceed with a boundary line adjustment application. This BLA will facilitate the transactions while simultaneously allowing us to continue processing both preliminary plats. The proposed lot line adjustments are reflected in the attached preliminary plat from CORE Design. As we discussed at our meeting, the proposed boundary line adjustments will resolve a significant sight distance issue that both the Rosemonte and East Renton preliminary plat applications are required to address. This existing sight distance deficiency affects both property frontages along 1481h Avenue SE. Since 2001, Cam West and IGng County have been discussing · how to resolve this issue. Carn West currently has a road standards variance application in . review. Currently, Carn West and King County Roads are working towards a proposed correction which will result in the lowering of a significant portion of 1481h Avenue SE along Exhibit No. _\_9_,__ ___ _ Item No. Lt:)3 fl s;,:s, l Z: M FILE COPY Received O · 22 -'!::>":-r \\11Alr11 King County Hearing Examiner May 3, 2004 Page2 • • both project's frontages. Modifying both plat applications in conjunction with the proposed boundary line adjustment will eliminate Rosemonte's access to 1481h Avenue SE. Removing the Ro~emonte access to 148th will reduce the impact of the sight distance deficiency, as one access will be removed. Reasons Why Vesting Should Be Unaffected The vesting for both applications will be unaffected by the proposed modifications due to the following; (1) No new property is being added to either of the Rosemonte or East Renton applications (2) No new lots are proposed to either of the projects; and (3) The lot and street patterns of the remaining portions of both projects will be largely unaffected. At our recent meeting, you referred us to King County Code Section l9A. l 2.030, a section that addresses revisions to already-approved preliminary subdivisions. That section states: § 19A.12.030 Revisions of preliminary subdivisions. Applications to revise subdivisions that have received preliminary approval shall comply with the following: A. Revisions that result in any substantial changes as determined by the department shall be treated as a new application for purposes of vesting and shall be reviewed as Type 3 land use decision pursuant to K.C.C. 20.20.020. For the purpose of this section, substantial change includes the creation of additional lots, the elimination of open space or changes to conditions of approval on an approved preliminary subdivision. B. Approval of the following modifications by the department shall not be considered revisions: 1. Engineering design, unless the proposed design alters or eliminates features specifically required as a condition of preliminary subdivision approval; 2. . Changes in lot dimensions that are consistent with K.C.C. Title 21A; 3. A decrease in the number of lots to be created so long as the decrease allows for future compliance with the minimum density provisions of K.C.C. Title 21A, if applicable. According to Subsection A, only revisions that qualify as "substantial" are to be treated as a new . application for purposes of vesting. In our case, none of the plat alterations shown on the attached Exhibit A drawing would qualify as "substantial" under Subsection A because: (a) No additional lots are proposed for either project (overall, the number of proposed lots are reduced); May 3, 2004 Page 3 • • (b) Open space will remain largely unaffected -the scaled back proposals from Northward and Camwest will meet each of their respective open space requirements; and (c) No conditions of approval exist as neither subdivision has received preliminary approval Furthermore, both (I) the proposed changes in lot dimensions (changes that in all cases will be consistent with K.C.C. Title 21A) and (2) the decrease in the number oflots to be created would conform with items listed in Subsection B as modifications that cannot be considered "revisions" at all for purposes of Subsection A. Using King County Code Section 19A.12.030 as a guide reinforces our conclusion that our proposed modifications will not alter the vesting of our preliminary plat applications. Boundary Line Adjustment Proposal We propose to submit a boundary line adjustment application for concurrent review with the preliminary plat applications. The boundary line adjustment application will address the following: (a) Depiction of the existing site boundary and the adjusted site boundary that will exist once the BLA has been recorded; (b) Indicate that, upon the recording of the BLA, the site boundary shall be limited to the adjusted boundary as set forth on the BLA. Thank you for your attention to this matter. We look forward to your response back on the BLA request and proposed procedure. Should you have any questions or need any additional information please contact either Patrick Gilroy al Northward at (425) 747-1726, ext. 102, or Sara Slatten at Cam West at (425) 825-1955. Sincerely, CAMWEST DEVELOPMENT, INC. Enclosure (Exhibit A Drawing) '' I , • • EXHIBIT "A" ! ' ,, ' -'''l /;\/ ' f,,/ I 1•J. ,r)(J ,I I'., '.;\. PROPOSED BOUNDARY LINE A!JJll$1)1ENT IRONWOOD I EAST RENTON Pl.ATS NORTHWARD PROPERTIES ,,.,_,IJl'!M,Ul'm -·- ,· ~1"$/(l."I •~o,.,.,.,,.o · ,u,.~/MO. ,un .. .,,o • I • • ' ' /~ 1560140rhAve. N.E. Suite 100 Bellevue, WA 98005 NOilTHWAilD 4/ ·..-; ' ---:--;· --~· ·.-r.;~-':-"?-=,~ --(,,; P':1 "'' E GR ;c,.,T~nG,~.-.. , .. :·.-D ~ '\ ,~c /•~ · • ' -v · ;,.n·· • • -.... · ·-· l -"~ r-~ G(N F ./:~ -~·'···-· \: .. -t~./ ,"'J"'n --. . ar2arP}.,.,a''' , .... ~ ,/,;/;'\. ~ ""Y r -J'OJ • . :: 1.,--:-, :: ;.:(: r v·· i ' I -·-'it .,;.~ . .'-~-~ < /JI ..... -· -·---'· ,.....,_ ·1 · WA . . ;______ . s.:.2. ~~ _ .· -:i·:·Ac r·· K1t-)~ U>llrJ 'f'1f D. D£.S. kl£ SW oA-t<sDPrie:" uJA- 100 ~crJTb10, 7 ~ r:·.. ·:.n c: .;: C. . -~--: ,..., q'6 o"fi~ -I '1-l 'f '!' :, O' AJJN' (<.\M Cl-~5SetJ ~~o(... PL.-1\NtveJL • -. ·-~ · .. -ae.a,s,s.,..,"-.. -.c . ._'a '°• •.. II, I .. I,; I ii/,;·, ;/;J .. ~. I .. ,, II,;./ ,I,, ,111,/ ,;J.l,./,l,. .. l, II ' --~-. ~ • (® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 Date: August 6, 2003 • TO: Kim Claussen, Planner III Current Planning Section, LUSD FM: Mike Meins, Engineer II ~ Engineering Review Section, LUSD VIAii..f aymond E. Florent, PLS, Engineer III RE: Proposed Plat ofironwood, DOES File No. L03P0018 ' The Platting Unit of the Engineering Review Section has reviewed the above referenced preliminary plat submittal and have the following comments: 1. The note on the preliminary map indicates that only a small portion of the site has been field surveyed with the majority of the site based on aerial information. All contours must be based upon field survey. 2. A four foot fence is disclosed by the boundary survey as meandering south of the north property. This encroachment should be resolved prior to final plat approval. 3. All other items required by KCC 19A.08.150 have been verified. We have no further comments towards the issuance of preliminary approval. Please contact Mike Meins at (206) 296-7201 should you have any questions. Cc: Trishah Bull r I ~ King County Department of Development . and Environ mental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 July 28, 2003 Patrick Gilroy Northward Homes 1560 140th Avenue Northeast, Suite 100 Bellevue, WA 98055 RE: Notice of ReQuest for Additional Information or.Studies Application No. L03P0018-Ironwood Date Filed: June 10, 2003 Date of Complete Application: July 8, 2003 Dear Mr. Gilroy: " The purpose of this letter Is to notify you pursuant to King County Code Title 20 that the Land Use Services Division is requesting additional information and/or studies to complete the review of your project. The information is described on the enclosed plat screening transmittal. When submitting the requested information, include a copy of the plat screening transmittal and retain a copy for your records. Provide a cover letter, which lists how each item, was addressed. Any clarification or explanation of the submittal can also be in.eluded in the cover letter. Please submi.t the information to: King County Dept. of Development and Environmental Services Land Use Services Division · ATTN.: Kim Claussen, Project Manager Ill, Current Planning Section 900 Oaksdale Avenue Southwest Renton, WA 98055-1219 If the submittal is hand delivered, submit at the address above. Your application is on "hold" from the date of this notice, until the date you are advised that the additional information satisfies this request or 14 days after the date the information has been provided. You will be notified if the Division determines that the information is insufficient. Please note that the supplemental information required after vesting of a complete application shall not affect the validity of such application. The deadline for the submittal of the necessary Information Is December 1, 2003. In the event you feel extenuating circumstances exist, which may Justify an extension of this MAIN FILE COPY @ • date, you may submit such request, In writing, for consideration by this Department Failure to meet the deadline shall be cause for the Department to cancel or deny the application .. If possible, please submit ail of the information in one package. If you have any questions, regarding the additional information or the submittal deadline, please call me at (206) 296- 7167. ~·~ ~~ussen, ProjecUProgram Manager Ill Current Planning Section Cc: Core Design Pete Dye, Senior Engineer, Engineering Review Section, LUSD w/enc Laura Casey, Senior Ecologist, Critical Areas Section, LUSD w/enc Todd Hurley, Senior Geologist, Critical Areas Section, LUSD w/enc Kris Langley, Senior Engineer, Traffic & Engineering Section, KCDOT Appilcatlon File w/enc r=<t • ' i Depamnent of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Soulhwest Ren!Dn, Washington 98055-1219 Please provide ten (10) copies of the following, unless otheiwise noted. Walkways: Provide an inventory map (i.e. existing conditions -widths, surface type, etc.) of the walking routes to the elementary, junior high/middle and high school and/or the appropriate bus stop location associated with each school. Identify any improvements necessary to provide safe walking conditions. Drainage: 1. Please prepare an Off-site Level One drainage analysis, including the requirements for all five tasks outlined on pages 2-10 through 2-13 in the King County Surface Water Design Manual (SWDM). As listed for the resource review in Task 2, an offsite analysis for other projects such as East Renton should be included in your submittal but not used as the ~rainage analysis for the proposed project. For completing the requirements of Task 2, a map is attached showing drainage complaints on adjacent parcels. The drainage reports can be investigated by calling the King County Department of Natural Resources (DNR) at 296-1900. Also note that the drainage mapping in the East Renton report incorrectly identifies the downstream culvert at the north property line of Ironwood rather than at SE 1161h Street. 2. The storm water facility located in the western portion of Ironwood is proposed to accommodate storm water from the Wedgewood subdivision located within the City of Renton. To allow both subdivisions to utilize a King County drainage facility, an approved shared facility plan is required. The attached memo from the Department of Natural Resources dated September 15, 1999 outlines the approval process and submittal requirements for a shared facility. Please submit ten copies of the shared facility plan and related technical documents. The request for approval of a shared facility plan should be addressed to Mr. James Sanders, Supervising Engineer in the Land Use Services Division. Roads 1. · The proposed road entrance to the project and the vertical curve along the frontage of 148'" Ave. SE do not comply with the sight distance require·ments listed in sections 2.05 of the King County Road Standards. Please demonstrate how the required design values will be achieved or submit a road variance application. A road profile along 148'" Ave. SE shall be prepared with sight distance measurements and an evaluation of the frontage improvements. Application forms and submittal requirements for a road variance are available on the King County web site at www.metrokc.gov/ddes. 2. An existing private road is located on the eastside of 148'" Ave. SE, across from the proposed plat entrance. Please show the existing road location on the preliminary plat and demonstrate that the centerline of both roads is correctly aligned. · Topography 1. As required by King County Code 19A.08.150, topographic contours for a preliminary plat must be based upon field survey. Please update all site plans to include field topography and submit the field topographic base map with the application Ironwood -L03P0018 7/03 Recreation Tract(s): The 9'onmental checklist (page 13, 12c) In-es that passive rleation space and mitigation fees will be provided. At this time, King County does not have a mitigation fee in place for recreation space. King County Code 21A.14.180 1. Requires subdivisions to provide 390 sq. ft. of active recreation space per unit/lot. Submit a conceptual recreation plan which Indicates the location of the traqts, dimensions, anticipated finished. topography, type of improvements (I.e. sport court, play structures, benches, landscaping, etc.) proposed within the recreation tracts. See KCC 21S.14.180E2 for equipment requirements. Note, per Kee 21A.14.180C 1-9, recreation facilities must be centrally located with good visibility of the [recreation] site from roads and sidewalks, have street roadway or parking area frontage along ten percent or more of the recreation space perimeter, be flat, dry and usable, etc. This may result in the relocation of the recreation tracts. · Wetlands: Please reflag the boundaries of the wetlands and/or create a clear route for LUSD staff to verify wetland boundaries, as livestock grazing and/or dense blackberry growth have eliminated and/or obscured . ' many flags. • Buffer Averaging: The encroachment of the road may be allowed if the encroachment of the road is minimized (I.e. walls instead offill/rockeries). Please provide an alternative which reduces the area of encroachment to the minimum necessary. • The drainage facility encroachment is not allowed. Please redesign/relocate the drainage facility and/or include in the buffer averaging proposal. Utllltles/Sewer Line/Pedestrian Trall: The proposed construction of sewer lines and a pedestrian trail through the wetland(s) is not a permitted alteration uhder KCC 21A.24. Provide an alternative route or method of construction (I.e. boring) or. submit for a reasonable use exception application (RUE) if this is proposed to be constructed by the developer or a PAUE if construction proposed by the utility district/City of Renton. Please note, May 14, 2002 City of Renton letter indicates·that the development is responsible for bringing sewers to the development. In addition, the hawk nest buffer requirements may also preclude construction of these crossings. In addition, please provide information regarding the future route any water lines associated with this proposal. · · Geotechnlcal: The environmental checklist (page 3, #8) references a geotechnical report by Associated Earth Sciences, dated April 2003, however, this report was not included with the application submittal. Please submit copies of this report. Hawk Nest: At this time, the recommendations for the hawk nest are to provide a 325 ft. permanent buffer, unless it can be verified abandoned for five consecutive years, and a 650 foot seasonal construction buffer (February 1-July 31, unless fledged earlier). It is anticipated that this requirement will be incorporated into the SEPA determination for the Ironwood proposal. In addition, as a result of the permanent buffer requirements, the location of drainage facilities, future lots, sewer/utility lines, etc. may be affected and require relocation. Traffic: The following is to inform you of the proposed traffic issues associated with this proposal. Further discussion and proposed mitigation will occur In the future on this topic. The proposed plat sends two trips Into the High Accident Location intersection of SR 900/164111 Avenue SE. WSDOT, previously, has indicated that there is no reasonable/proportionate mitigation for the HAL at · 1641h/SR 900. However, King County and WSDOT have concurred that the construction of a signal system and tum lanes (on SR 900) at the Intersection of 148th Avenue SE would divert some of the traffic demand that appears to be the source of the accident history at 164th -and would therefore require either Individual or joint participation in the signalization of the intersection of 148th/SR 900. As noted in the Aster Park hearing, the warrants for right tum channelization at the Intersection of SR 9001148th Avenue are currently met. Plat of Ironwood would add six (6) additional eastbound-to-southbound right-tum vehicles in the PM peak hour. Ironwood -L03P0018 7/03 .. \ . . ' Revised Prellm-ry Plat: Provide .-pies of a revised preliminary plat, asessary, as a result of above- . referenced requests for additional Information. As a result of the review of the information, additional information (studies, revisions, etc.) may be requested at a later date. Further evaluation of these issues may result in the reconfiguration and/or loss of lots. Ironwood -L03P0018 7/03 ~. .. :":". , ... ; .a·.· ··-~·; --------, j~ () ._ •.•. ~:!f!!~'land Resources Dlvlsloii / ) ·.· .. :fkvnrlmcm of~atural Rc..":.Ou;ccs ·.= .201 SotitlUack.wn Slrcct. Suite 600 ·:.Sea.qi~. WA 98104-3855 .. ,.·(206) 296-6519 . -(2,06) _296-0192 FAX · September 15, 1999 · · TO: Greg Kipp, Deputy Director, Department of Development and Environmental Services . VIA: FM: RE: (DDES) ' · Pain Bisstf:ette, Director, Department of~atural Res~urces Nancy Hansen, Manager, Water .and Land Resources (WLR) Division~ r Shared Drainage Facility Approval Process · The purpose of this memorandum is to provide guidelines for.the implementation of the Shared .Facilities policies containei:I in the Surface Water Design Manual (SWDM) and .K.C.C. 9.04.050. A summary of the key attributes of shared facilities,the standards which · ·govern them, and the process for their review ·and approval are presented below. A copy of these Guidelines will be placed in the Reference section in the next update of the Surface · · Water Design Manual. SHARED FACILITY GUIDELINES Core Requirement 3 of the SWDM requires that flow control must be implemented onsite .except when discharging to a regional or shared facility. Special Requirement 1 requires that if .. a proposed project is iri an area included in a shared facility drainage plan, then the project · shall comply with the requirements of the plan. Shared facilities are flow control, conveyance, · .and/or water quality facilities designed and constructed in accordance with the provisions . · contained in the 1998 SWDM and which serve more than one project. By this we mean that ·the facility serves more than one residential subdivision, or may. serve a combination of residential, commercial, and public projects. The design, permitting, and construction costs of .shared facilities w_ill typically be shared by the projects which are to be served by the facility: · Shareef facilities must be operational prior to c<instructioffofflfe developments they serve. / Shared facilities must have a plan or agreement which is reviewed and approved by King· County DOES. The plan may be developed through the Master Drainage Plan (MDP) process, or through the plat· screening or commercial permit process. WLR Division staff will assist in the review of shared facility proposals Within the existing support framework in the , .Adjustment and MDP programs, particularly regarding maintenance issues. A shared facility , 9lan should i11clude: · · · I. a description of the area, properties, or projects which will be served by the plan, i . ) . ( .· . ::Greg Kipp . .September 15, 1999 , .,Page~ • - 2. a description of how the projects will be staged or phased, including construction of the drainage facilitie~. . . 3. a description of the flow control and water quality design standards with which the · · facility was designed, . · · · 4. design calculations to demonstrate that the proposed facility is feasible, and 5. an acknowledgement that the developer of the facility is responsible for any cost. sharing agreements which may be set up as part of the implementation of the plan . .. · Note: A draft Technical Information Report (TIR) would be a good method of presenting the technical details of the proposal. It should be recognized that shared facility plans do not provide vesting (with the exception that any shared or regional facilities developed as part of a-Master Drainage Plan would · include vesting for projects covered by the MDP). Where a shared facility is proposed that will serve future development, provision should be made to allow the facility to be modified or enlarged, if design standards change, Note that if there is a change of standard or project . design that requires modification of the shared facility design, an update to the ·shared facility •. plan shall be provided as part of the nexi project submittal. . . Approval of the shared facility plan should be documented with a memorandum or form signed by the appropriate DOES staff with the approved shared facility plan (as submitted by the applicant) attached. The engineering plans for the shared facility should reference the approved shared facility plan. \ If the shared facility plan involv\:S a phased expansion ofa facilityw~ich is in a tract dedicated . . Jo King County, a Special Use Permit will be require<!. to modify the facility. Later phases of • development shall be responsible for regular sediment remoyal in shared facilities during the · ·construction of these later phases or projects. The cost of this maintenance should.be included . · .. in the maintenance-defect financial guarantee fot each future project. . . Since we beHeve that the;e are public and private benefits associated with shared facilities, we ·. encourage their use. Shared facilities can make more efficient use of land, they can reduce · maintenance costs (it. is typically less costly to maintain one facility rather than several), anci there•may be' savings in design, review, and co1istiuctio1n:ostr. If you lu!.ve any questions about shared facility policies or standards, please contact Steve Foley, WLR Division Drainage Service Se<!tion Senior Engin~er at 296-1973. NH:SF:in01s cc: Curt Crawford, Supervising Engineer,'Drainage Services Section, Water and Land Resources Division .". TTN: Steve Foley, Senior Engineer ' . . ' 1 ® • King County Department of Development and Environmental Services Land Use Seivices Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 (206) 296-6600 TIY (206) 296-7217 Alternative formats available upon request Drop-Off Cover Sheet for Land Use Services Division **************************** IMPORTANT ***************************** PROJECT NUMBER AND NAME IS NECESSARY Date Received by LUSD FOR ALL DROP-OFFS Project No.: __ L_0_3-'--P_o_o_,-"B'-------~- Project Name: --"e::::....::«=o~'--=' 1:::Yt==-=:::O=='.D'="---,,__ ____ _ ~[E(C[E~'\J[E~ JUN l 8 2003 K.C. 0.0.E.S. FROM: ~I'--\<..__ b,_ \ Company Name / Con~ct Person Telephone No.: Cj_2~.J 'Jl:'{1-I J 2....C.. TO: -l<-JH', lti"-\-\-~C=L=A:+-'1..A..~::f:,._..E-~N~--- ADDITIONAL INFORMATION REQUESTED BY KING COUNTY STAFF (please print) Lot Line djustment Permit Please specify item(s) dropped-off: Right of Way Permit Please specify item(s) dropped-off: Clearing / Grading Permit Additional information requested; please specify item(s) dropped-off: .. j Other:------------------------------------- PLEASE NOTE: All drop-off item(s) will be logged into the computer under the project number, therefore, it is @ important that the top portion of this form is completed properly before you· drop-off anything. Assistance in finding a \p project number can be provided by speaking to a Land Use Services Division Person of the Day (POD) or the r /' Zoning/Land Use Technician. Your cooperation is important. Thank you. _ . /x LUSD Drop-Off Cover Sheet lg-cvs-dropoff.pdf 05-30-2002 MAIN FILE COPY Page 1 1 • ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 July 8, 2003 Patrick Gilroy Northward Homes --• 1560 140th Avenue Northeast, Suite 100 Bellevue, WA 98055 RE: Notice of Complete Application for Appucation Time periods Application No. L03P0018 -Ironwood Date Flied: June 10, 2003 Dear Mr. Gilroy: The purpose of this letter is to notify you that on July 8, 2003, the Land Use Services Division determined that the above-referenced application is complete under current requirements for a complete application. This initial determination is intended only for the purpose of applying the time periods for permit processing specified in King County Code. Supplemental information may be requested by the Division, as necessary, for the continued review of your application. Our goal is to process your application within 120 days. However, the complexity and level of analysis required to review your project and available staff resources will affect the actual review time. The timeline can also be impacted by one or more of the following: • any request made by the Division for additional information • changes or revisions requested by the applicant • mutually-agreed-upon requests to stop the time clock • preparation of an Environmental Impact Statement • failure to post the property • resolution of land use decisions appeals If you have any questions about your application or the posting requirements, please call me at (206) 296-7167. s·nc ly, () . :sse~ Current Planning Section cc: Core Design Pete Dye, Sr. Engineer, Engineering Review Section, LUSD Application File • • ... CITY .,RENTON 'ii . -Jesse Tanner, M~yor' Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator July I, 2003 Department of Development and Environmental Services Land Use Services Division Attn: Kim Claussen 900 Oakesdale Ave. S.W. Renton, WA 98055-1219 SUBJECT: PRELIMINARY PLAT OF IRONWOOD, FILE NO, L03P0018 Dear Ms. Claussen: Thank youfor the opportunity.of reviewing and commenting on this project proposal. Renton's Planning/Building/Public Works Department comments are as follows:· I. The subject property is located within the Water District #90 and has existing sewer availability from the City of Renton. If the City annexes this area that is now being developed unde.r King County Regulations, it will be responsible for the M & 0 of the plats RID facilities. 2. A traffic ·study should be prepared for City of Renton review. Being that this proposed project is located within Renton' s Potential Annexation Area, we request that any improvements (roadway widening and pavement section, curb, gutter, sidewalk, street lighting, etc.) to I 48'h Ave. S.E., abutting the devdopment site, and the proposed new streets. within the development site be constructed to City of Renton standards. Sincerely, · E.t:!15.f:/!~J'l'tPJ Planning/Building/Public Works Dept. cc: Neil Watts Jennife_r Henning Lys Hornsby Sandra Meyer MAIN FILE COPY 1,\ y, 11\nl, s,s'o',Elll 18~r·s~~;~·G~~J;\';.?;; _ ~e:i~~:·w~~~y~·:r;:'~' ~~~it·· ltou .. ood. b93P9918 doR E N T O N @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE . . • • • ' . • DATE: TO: CC: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM June 24, 2003 Jim Gray/Fire Department / Lys Hornsby/Utility Systems / Sandra Meyerfl'ransportation V Lesley Betlach/Parks Director Gregg Zimmerman; P/B/PW Administrator Jennifer Henning; Development Planning AO i.,, "JH King County Department of Development and Environmental Services Proposed Preliminary Plat of Ironwood File#: L03P0018 Enclosed is a copy of the subject notice. Comments may be submitted in writing to King County Department of Development and Environmental Services by July 7, 2003. Please refer to the notice for details. Please provide comments to Gregg's office in a timely manner in order to meet the due date. Enclosure • • • DATE: TO: CC: FROM: SUBJECT: Rte . Mb~~-~1~-WM,{}fl.J l!£D ~ CITYOFRENTON ~~ i,.,, 2003 PLANNING/BUILDING/PUBLIC WORKS Ui"J£,i(f R!:tv,. S't's,"1.l?.tv MEMORANDUM ., June 24, 2003 Jim Gray/Fire Department Lys Hornsby/Utility Systems Sandra Meyer/fransportation Lesley Betlach/Parks Director Gregg Zimmerman; P/B/PW Administrator Jennifer Henning; Development Planning AO~-"JH King County Department of Development and Environmental Services Proposed Preliminary Plat oflronwood File#.: LOJP0018 Enclosed is a copy of the subject notice. Comments may be submitted in writing to King County Department of Development and Environmental Services by July 7, 2003. Please refer to the notice for details. Please provide comments to Gregg's office in a timely manner in order to meet the due date. Enclosure ~~1fqo~ ~ ~ awkJoil11 ~ ~ ~ ~-tP;rlv, &1/lt 1 Ii 1}0 • • • DATE: TO: CC: FROM: SUBJECT: I CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM June 24, 2003 Jim Gray/Fire Department Lys Hornsby/Utility Systems Sandra Meyerffransportation Lesley Betlach/Parks Director Gregg Zimmennan; P/B/PW Administrator Jennifer Henning; Development Planning AO~, :fl/ King County Department of Development and Environmental Services Proposed Preliminary Plat of Ironwood File #: L03P0018 Enclosed is a copy of the subject notice. Comments may be submitted in writing to King County Department of Development and Environmental Services by July 7, 2003. Please refer to the notice for details. Please provide comments to Gregg's office in a timely manner in order to meei the .due date. Enclosure • • • ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 June 12, 2003 Greg Zimmerman City of Renton 1055 South Grady Way Renton, WA 98055 I RE: Proposed Preliminary Plat of Ironwood (DOES File No.L03P0018) Dear Mr. Zimmerman: t RECEIVED ./UN 19 2003 c1rv o·· l'LJauc WOAAENTON KSADMIN The proposed preliminary plat of Ironwood is adjacent to the corporate limits of the City of Renton. Ironwood is a proposal for41 single-family lots on 14.7 acres . Enclosed is a copy of the proposed preliminary plat and environmental checklist for your review and comment. Please provide written comments, if any, by July 7, 2003. If you have any questions or would like additional information, please call me at (206) 296- 7167. Thank you for your cooperation. z~ly. ~~Q~ Project Manager Ill, Current Planning Section Cc: Northward Homes Core Design Pete Dye, P.E., Senior Engineer, Engineering Review Section Application File ® King County Dept. of Development and Environmental Services Land Use Services Division 900 Oakesdale A venue Southwest Renton, WA 98055-1219 DATE: June 12, 2003 TO: Issaquah School District, ATTN:, ___ _ FM: Kim Clausse~ RE: Proposed Plat of Ironwood---~----- LUSD File No: L03P0018 The Land Use Services Division (LUSD) has received an application for a subdivision in your District. Enclosed is a copy of the plat map received by the Land Use Services Division on June 10, 2003. In order for us to adequately evaluate this proposal, provide the most accurate information to the public, and for LUSD to serve the School District better, please provide us with the following information: Which schools do you anticipate the students living in this subdivision would attend? ~-...,1.ll-1-,,,:::??c..,o'-'~l-i2"---------------- Jr. High/Middle C b.e12..+j Is}. sh Sr. High,_-1V'fu~...,e~\ 1 ... )a'o_..__b\l'---"(1\'-'-', ,.,.1Ml ....... ""'""o'--------- Will the students walk or be bussed to these schools? Elementary Wlf(/(11/ . Jr. High/Middle . ~cJ Sr. High'----~--"""=~:c<d"'-------------- lf the students will be bussed, where do you anticipate the bus stops will be located? If that information is not available at this time, currently, where are the closest bus stops located to this site? Elementary _ _..1,.LJel:U-1 li..._.l\..,,) .. q1-----~------------ Jr. High/Middle_..L/....,_lf_..~'--"_.A""u_e~S,""--'~""--'@...._,,.S.,_·f........_,/u/.cb--f.tL-~ -=$:....:1:..__ __ _ Sr. High, _________ ~,66..!4prry,..::u,:l(:,.iQ.._ ____________ _ ...J+I' 5-h{/e,,,;f., 1//.E,/ ,0,td,11 5 ·-,0#;1'< /,f/; cy(:/'PS'S-tvlf//<_ ~~,_:=-,/c.._: -t.~L:::.::>:sc:L:..=-7-_..!:.../:_V·.::..::=-'--..:C::::.:..,(L:;_...=_:..._:_:__:__:...:_,L- 'j-/?C<""f"S 5c.M, ef /§ij 25" Se-/;/1 Sf- /<,"-,.... '"fiv] Please complete this form and return it by June 30 2003 to the address below. If you have questions . . regarding this proposal, please call meat (206) 296-7167. Thank you. King County Department of Development and Environmental Services Land Use Services Division ATTN: Kim Claussen, Planner 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 Form96/SPRS/ReqSchol.Inf clc 1/6/2000 ,' ' Exhibit No.--'~'---- Item No. L. C> 3 P<;,~ I X Received 3 ' 2. 2.-0-:/,- King County Hearing Examiner MAIN FILE COPY ff) ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 June 12, 2003 Greg Zimmerman City of Renton 1055 South Grady Way Renton, WA 98055 RE: Proposed Preliminary Plat of Ironwood (ODES File No.L03P0018) Dear Mr. Zimmerman: I The proposed preliminary plat of Ironwood is adjacent to the corporate limits of the City of Renton. Ironwood is a proposal for 41 single-family lots on 14.7 acres. Enclosed is a copy of the prnposed preliminary plat and environmental checklist for your review and comment. Please provide written comments, if any, by July 7, 2003. If you have any questions or would like additional information, please call me at (206) 296- 7167. Thank you for your cooperation. z~ly. ~~g~ Project Manager Ill, Current Planning Section Cc: Northward Homes Core Design Pete Dye, P.E., Senior Engineer, Engineering Review Section Application File MAUN IFILE ICOIPIV ® ' King County Dept. of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 DATE: June 12, 2003 TO: Issaquah School District, ATTN:. ___ _ FM: Kim Clausse~ RE: Proposed Plat of Ironwood _______ _ LUSD File No: L03P0018 The Land Use Services Division (LUSD) has received an application for a subdivision in your District. Enclosed is a copy of the plat map received by the Land Use Services Division on June 10, 2003. In order for us to adequately evaluate this proposal, provide the most accurate information to the public, and for LUSD to serve the School District better, please provide us with the following information: Which schools do you anticipate the students living in this subdivision would attend? Elementary _________________________ _ Jr. High/Middle. ____________________ _ Sr. High, ________________________ _ Will the students walk or be bussed to these schools? Elementary _________________________ _ Jr. High/Middle. ____________________ _ Sr. Hlgh'------------------------ lf the students will be bussed, where do you anticipate the bus stops will be located? If that information is not available at this time, currently, where are the closest bus stops located to this site? Elementary _________________________ _ Jr. High/Middle ______________________ _ Sr. High ________________________ _ Other Comments:. _________________________ _ Please complete this form and return it by June 30, 2003 to the address below. If you have questions regarding this proposal, please call meat (206) 296-7167. Thank you. King County Department of Development and Environmental Services Land Use Services Division ATIN: Kim Claussen, Planner 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 Form96/SPRS/ReqSchol.Inf clc 1/6/2000 MAIN FILE COPY @ ® King County Department of Development and Envlronmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 March 4, 2004 Patrick Gilroy Northward Homes . 1560140th Avenue Northeast, Suite 100 Bellevue, WA 98055 RE: Application for the Preliminary Pla1s of Rosemonte (aka Ironwood) ODES File No. L03P0018 · Dear Mr; Gilroy: Thank you for your February 27, 2004 request via e-rrai I for an exten:,ion of the deadline for submittal of the additional infonnation required to proress the preliminary plat application of Rosemonte. The request for additional infonnation stops all proressing of the plat application until the required infonnation is received. The time spent waiting for infonnation to be submitted is not counted toward. any time limit requiremen1s of the plat application process. The previous letter established a deadline of March 2004. We are granting an extension to this deadline. If the Land Use Services Division of DOES dces not receive the necessary infonnation requested to proress your application by June 7, 2004, your application may be canreled or denied . . If you have any questions regarding this matter, please call me at (206) 296-7167. ~~·~ ~ussen. Program/Project Manager 111 Current Planning Section Cc: Core Design Pe1e Dye, Senior Engineer, Engineering Review Section, LUSD Application File 1\/!AIN FILE COPY ;;; (2J soe:: ' Claussen, Kimberly From: Patrick Gilroy [patrick@northward.com] Sent: Wednesday, March 03, 2004 9:53 AM To: Claussen, Kimberly Subject: Re: L03P001 B: Request for Extension Kim, ' Page I of3 ..... lL- h L-Dz:>roo1b Yes, June 7th should be enough time. We will be conducting several meetings over the next 2 weeks to evaluate the project. Most likely we will want to meet with you again once we have reached a conclusion. Thanks for your understanding. Patrick J. Gilroy 1560 140th Ave NE Suite 100 Bellevue. WA 98005 tel.425-747-1726 fax.425-747-4157 cel.425-444-7281 -----Original Message ---- From: Claussen, Kimberly To: 'Patrick Gilroy' Sent: Monday, March 01, 2004 7:20 AM Subject: RE: L03P001 B: Request for Extension How about June 7th for new deadline? -----Original Message----- From: Patrick Gilroy [mailto:patrick@northward.com] Sent: Friday, February 27, 2004 4:41 PM To: Claussen, Kimberly Subject: Re: L03P001B: Request for Extension Kim, I am writing to follow up on my voicemail that I left you this afternoon regarding another extension to address concerns expressed by DDES in response to our preliminary plat application, lronwood/Rosemonte (L03P001 B). We are requesting another extension primarily because both we and the East Renton plat to our south are still awaiting resolution of a couple significant issues, such as the vertical curve in 148th Ave SE, which have significant bearing on the viability of our project. If possible, I would like to request an additional three month extension during which we hope to receive more conclusive feedback regarding these issues, which will allow us to more accurately assess how we would like to proceed. Thank you. Patrick J. Gilroy 1560 140th Ave NE Suite 100 03/03/2004 MAli\'I IFlllE ICOPV soc: Bellevue, WA 98005 tel.425-7 4 7-1726 fax.425-747-4157 cel.425-444-7281 ------Original Message ----- From: Claussen, Kimberly To: 'Patrick Gilrot ' Sent: Monday, December 01, 2003 1:17 PM Sul>ject: RE: L03P0018: Request for Extension I'll send out a formal response granting a 3 mos ext later this week -----Original Message----- From: Patrick Gilroy [mailto:patrick@northward.com] Sent: Monday, December 01, 2003 1:12 PM To: Claussen, Kimberly Subject: Re: L03P0018: Request for Extension Kim, Yes, three months should be sufficient to formulate a response. Thank you. Patrick J. Gilroy 1560 140th Ave NE Suite 100 Bellevue, WA 98005 tel.425-7 4 7-1726 fax.425-747-4157 cel.425-444-7281 -----Original Message ----- From: Claussen. Kimberly To: "Patrick Gilrot Sent: Monday. December 01. 200312:11 PM Subject: RE: L03P0018: Request for Extension How much more time do you think you will need? 3mos? -----Original Message----- , From: Patrick Gilroy [mailto:patrick@northward.com] Sent: Monday, December 01, 2003 12: 12 PM To: Kim Claussen Cc: Dick Gilroy; Ed Jones Subject: L03P0018: Request for Extension Dear Kim. ' Page 2 of3 I am writing to request an extension to the submittal deadline for the above-mentioned application. The current deadline is today. December 1st. However. we require additional time to gather the additional materials requested in your letter of July 28. 2003. Our justification is the complexity of the issues surrounding the project. including the road variance, locations of recreation tracts, a sewer line crossing and traffic issues all raised by the County. We will require additional time to adequately review and address these issues with our consultants and prepare the necessary materials to resubmit to DDE~ before we may proceed with SEPA. Please also note that we have met with DDES staff on multiple occasions since our receipt of this letter in attempt to gain additional information and clarification regarding some of the issues in question. 03/03/2004 • soc ' Thank you for your assistance and understanding in this matter. Patrick J. Gilroy 1560 140th Ave NE Suite 100 Bellevue, WA 98005 tel.425-747-1726 fax.425-747-4157 cel.425-444-7281 03/03/2004 ' Page 3 of3 King County Department of Development · and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 January 14, 2004 Patrick Gilroy Northward Homes · I 1560 1401h Avenue Northeast, Suite 100 Bellevue, WA 98055 RE: Application for the Preliminary Plats of Rosemonte {aka Ironwood) ·ooEs File No. L03P0018 Dear Mr. Gilroy: Thank you for your December 1, 2003 request via e-mail for an extension of the deadline for submittal of the additional information required to process the preliminary plat application of · . Rosemonte. The request for additional information stops all processing of the plat.application until the required information is received. The lime spent waiting for information to be submitted is not counted toward any time limit requirements of the plat application process. "T'he previous letter established a deadline of December 1, 2003. We are granting an extension to this deadline. If the land Use Services Division of ODES does not receive the · necessary information requested to process your application by March 2, 2004, your application may be canceled or denied. If you have any questions regarding this matter, please call me at(206) 296-7167. s· ly;1 () ul~ . C aussen, Program/Project Manager Ill Current Planning Section Cc: Core Design Pete Dye, Senior Engineer, Engineering Review Section, LUSD Application File MAIN Fllle COPY fi) ~y • ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 December 16, 2003 Patrick Gilroy Northward Homes 1560 140th Avenue Northeast, Suite 100 Bellevue, WA 98055 RE: Proposed Preliminary Plat of Ironwood (DOES File No. L03P0018) Dear Mr. Gilroy: Enclosed is an e-mail from the Donnelly's regarding the posting requirements for the proposed subdivision. Although it appears that the posting requirements have been met, in order to alleviate further questions regarding this issue, we have enclosed 50 additional copies of the notice of application to be placed in the. vinyl packets on the notice board. Thank you for your cooperation. If you have any questions, please call me at (206) 296-7167. _Z~ly, -~us~~ Current Planning Section cc: Core Design Greg Borba, Supervisor, Current Planning Section, LUSD Pete Dye, Sr. Engineer, Engineering Review Section, LUSD Application File MAIN FILE COPY ~ w .,,1,7/. -.. ~,--OJ MS·:~_. , f~~.tt..• ~!)1%~~-- ~.kYvtb~ W~to,J~ ,-_ LL).?f{X)::),J ~ LLJ;J.fdJJ4 ~-ti-w ~ ~3/JLJt}/ F ~ (( i t;lJ (\J '.lJ > t<l "' -~ a. 0 I ~ 0 <U u -1,ni ~ w • l -i--' ...I 01-c::-z .·c,~ U.. 0 '1:1 0 ~Z.2.:0 z 0 MM,. V-0 C:I< p;w-f_ ~ ~ m,.u,f -nU:iJ, · TEDNESDAY ~\.(' 'JOu.,. (l)ht --•-- EE~cn - + NOVEMBER 12, 2003 ID 2 ~ ~ i ~ -~ .. -n:£':; --.: il?T,:,'1;~'1>",:-~"~f/,~J.c," ·~·- •• >"z ,n, ·. ,: i , : ,1 --,m<, : • , I , 1· ' .,.):rf i • I oc r,-. , I _ 1 0>-<> ii ' '1 . ' ,-"'< "' ' I -<>m , i t I J I ,o . ..t'-"1 -f -~-. -·--------Nm -"' r a ... .., .., VOLlDIE 104, NUMBER 46 w~·W.ISSPREss·.coM • 75 CENTS • \, .!istle-blowers take · on King County ,. BY AUTUMN KOl'~PP Five King County employees filed whistle-blower complaint earlier is year, alleging that a "fatally lWed" computer model approved 1.500-home development east of ~drnond -and possibly others - ithout ensuring that roads and Pro-developer bias alleged in transportation model other transportation infrastructure can handle the growth. They also allege that the county Department of Transportation won deliberately misled the King County Council when it updated its ordinances. Two of the employees have received layoff notices effective Jan. I. 2004, and the group has filed several retaliation complaints. "Retaliation? Absolutely not," said Linda Dougherty, director of the DOT's road services division. 'The work is simply diminishing." The whistle·blower complaint was filed with the King County Ombudsman's office March 3. The five men an'! all transporta· tiCln planners with five to 20 years as county employees. They want an investigation into the program's team and management, and said.in documents that the concurrency team "may be in violation of conn· ty, state and/or federal laws." Amy Calderwood, director of the Office of Citizen Complaints· Ombudsman, said she couldn.'t comment on the specific com· plaint. see WHISTLE-BLOWERS, page A6 A6 • WJ<JDNESDAY, NOVE.MBER 12, 2003 THE ISSAQU Whistle-blowers J<'HOM PAUi~ Al "Yes. It is an ongoing investiga· tion that is still open," Calderwood said. . The Whistleblower Protection Code is an avenue for county employees to report what they believe is improper governmental action and retaliation. The employees -Hossein Barahimi, Jim Jshimaru, Sean Wellander, Jim Davis and their supervisor, Ho-Chuan Chen -all work for the county's Travel Forecasting and Data Management group CTFDM) and helped develop the underlying model used to process concurren- cy applications. They allege DOT has used "arbi· trary and inaccurate'" data that favor development. The allega· lions are spelled out in e-mails between the employees, the· Ombudsman's Office and the County Council. When contacted by The Press, none of the five employees wanted to be quoted for this story. A King County employee who spoke only on the condition of anonymity, however, said the TFDM group was formed several years ago specifically to address existing prob· )ems wit_hin the concurrency pro· gram, which is supposed to work to ensure that roads and other trans· portation infrastructure keep pace with development. Dougherty disputed the reason the group was formed. . "Their job is to develop and keep updating the underlying model," she said. "If they thought something was not done correctly, they could raise concerns to their manager, but they do not audit the program or have oversight responsibility."' Complaint surfaces In Sammamish The complaint surfaced recently as possible new evidence in an appeal of the 132-home Crossings at Pine Lake development in Sammamish. "The whistle-blowers' complaint fits closely with the information we would have liked to have had," said appellant Vic Heller. "This could very well explain the anom- alies and a passing score for the test." His attorneys IA. asked a Superior Court jud. send the appeal back to a hearing examiner, in light of the employees' complaints. Heller said he never dreamed such a complaint would surface. "We were not pursuin~ an inves· ligation of the county, he said. "We didn't assume they were doing the things alleged in the complaint. I expected to find people just didn't care or made a mistake. But it, could be far beyond that, and that's very disturbing."" If true, the employees' allega· tions could highlight why the area has so many traffic problems, Heller said. "I think this could be a major contribution," he said. "lf there is a systemic problem with actually having infrastructure in place in an appropriate time for development, that could be one of the main prob· !ems facin~ this area." This isn t the first time the coun· ty's concurrency program has been questioned. Sammamish. resident Scott Hamilton said that in the late 1990s, he appealed two develop· ments in Sammamish: the Greens and Bordeaux neighborhoods (part of the Beaver Crest subdivisions) and Cedar Cove. Both develop· ments ultimately were downsized. Following such appeals, the five employees say, the King County Auditor performed an audit of the concurrency model, and . subse- quently made a series of recom· mendations that have not been implemented. Hamilton said he thinks the county is "pro-developer and pro-growth." of traffic on certain congested roads -which is neither compli· ant with national standards or within American Planning Association Guidelines. "We don't know how widespread it is," the source said. ln an· e-mail sent to County 1· Council members June 19. the employees say they've been work· 1 ing to correct the problems from the bottom up for two years -try· ing to convince their managers that the way in which the county processes transportation applica· tions would be vulnerable in court. They said they had hoped the Ombudsman's Office would investi· gate any "unethical, unprofession- . al or potentially illegal actions." The complaint was forwarded to Executive Ron Sims' office before it was handed off to the DOT to man· age. Dougherty said the DOT asked the prosecutor's office to find someone to investigate the com- plaint. David Evans & Associates, a consulting firm, was hired to con- duct the investigation. County has two models The county, a source said. has a transportation concurrency model that originally was a copy of a countywide model used for other applications such as the Comprehensive Plan. The concur· rency model has since been altered with flawed information, and the county is slowly basing all future planning on that "corrupt" model, the source said. The employees first noticed inconsistencies between those two ·County 'pro-growth' models two years ago. "They like the permit fees, and The upcoming update . of the theoretically the new tax base," Comprehensive Plan, for example.· Hamilton said. "And neither the will be based on the flawed model. state or the county will provide the source said. concurrent infrastructure, which is And last year, when the County why we have the traffic problems Council revised its concurrency rules, like we do. It's now catching up." the DOT may have deliberately pro- The cost to build one mile of . vided false information to the council. road can be mind-boggling, and the council adopted ordinances Hamilton said. that were created in part to act as a "So they take the easy way out," protection from challenges to the he added. "And what you get is data used for Redmond Ridge East. gridlock." the complaint says. Dougherty disagreed. The employees also claim that "We nave absolutely no interest in the county may have used those trying to manipulate the outcome of ordinances adopted based on false traffic impacts from development," information to fight against citizens she said. "The county is the public, in hearing and appeal processes, and we work for the taxpayers." and that they suspect that "crucial But a county source said the e-mails and documents have not county has made it a practice to been disclosed to citizens when randomly change its standarcJ&.. asked for information and e-mails allow double or triple the am.,.related to the Transportation \ AH PRESS BY 0HJo:G PAHH/\H MIDNIGHT BRIDGE REPAIR Uretek USA engineers pump resin last Friday night under the Northwest Sammamish Road Bridge, which settled and cracked during the 200! earthquake. Concurrency program." Heller said he tried to request more information concerning con- currency tests. "And they said. 'This is all the information· we have available,' " he said. ''But the whistle-blowers' complaint seems to indicate the contrary." Dougherty confident In program Dougherty said she has strong con- fidence in the concurrency program. "If anything, we tend to lean toward assuming a slightly higher traffic impact rather than erring on the wrong side," she said. "I just simply don't agree with -their per- spective that somehow their model that they have been responsible for has been negatively manipulated for concurrency." The employees say that certain assumptions used by the concur- rency program to process Redmond Ridge East are so unusual that if they were to be applied to similar roadways countywide, it is likely that forecast models would show that there is no traffic congestion , , •• , , ,, •I I "4( I lllll().fC ~t expected within King County or within the Puget Sound area. "This simply defies common sense," they wrote. When a concurrency certificate was issued for Redmond Ridge East. a county source said, the pro- posal was for about 1,500 homes. Developers might. however. only build 800 homes. The county source also said it's unclear how many developments could have been approved using the concurrency model that's altered by "flaws" including random roadway speed changes and the inclusion of several unfunded road projects. County Councilman David Irons Jr., R-Sammamish, said the council plans to refine the concurrency model again early next year. "And I will be looking into get- ting some feedback from the department sooner, not later, about this," he said. In their e-mail to the County Council, the employees expressed concerns that "the investigation ,as given to DOT to manage, and pp ears unlikely that it will efTec- lively consider the questions we have raised." Dougherty said she doesn't · believe the investigation raises a conflict of interest. "The world of transportation concurrency and traffic modeling is fairly small." she said. "And peo- ple have to maintain a high level of integrity to maintain a professional reputation." The employees also have filed three retaliation complaints, a grievance with their union, a civil- rights complaint and a profession- al-engineer complaint. "On May 4, we filed a retaliation complaint because_ we believe our working conditions. have been detrimentally impacted by our whistle-blowing actions. Our job responsibilities have been reas- signed," they wrote. They added that their supervi- sor, Ho-Chuan Chen, was given an "unwarranted written reprimand from our Division Manager." " ..... ~-------------------------- • Jesse Tanner, Mayor November 3, 2003 Patrick Gilroy _ Northward Homes ' . 1560 140th Avenue NE, Suite I 00 Bellevue, WA 98005 CITY. Planning/Building/Public Works Department · Gregg Zimmerman P.E., Administrator SUBJECT: SANITARY SEWER MAIN CONSTRUCTION IN SENSITIVE AREA - PROPOSED CRULL PLAT, KCPID NO 102305-9390 Dear Mr. Gilroy: The City's Wastewater Utility has worked with Northward Homes on the proposed alignment for sewer service to the subject plat. In reviewing how sewer will be provided, we evaluated service to this particular plat and to the surrounding service area. As such, we placed the facility in the location that provides the best overall service to the area, while minimizing the impact to the sensitive areas. It is the City's intention to work with Northward Homes in receiving an exception from King County Code 2 IA.24 to allow this facility to be constructed within a wetland. We believe this proposal meets the requirements outlined in 21A.24.070. In particular, there are no other practical alternatives that would minimize the impact to the sensitive area more than this current alignment. This is an essential facility that will provide service to this plat, as well as serve the surrounding area, including an elementary school. rding this matter, please contact me at (425) 430-7212. cc: Kim Clausen, DOES MAIN FILE COPY '1,._·{} H:\File Sys\WWP -W~teWater\WWP-03-0000Correspondance -Wastewatei\davec\Sewer_Avail~Krull_Lette~c\DMCtp I 055 South Grady Way -Renton, Washington 98055 .t\. E N T Q N ~ . . . AHEAD OF THE CURVE ~ This paper con tams 50% recycled ma term I, 30% post consumer ~;@ CITY OF RENTON· :!l.)~ Planning/Building/Public Wor~ 1655 South Grady Way -Renton Washington 98055 -· 0 w-J ("l .;$ N o. O; t.) ~~ <"' g c-> .. '"' .,...; ~"· .... .... .... .. -"' Kim Claussen, Planner Land Use Services Division King County DDES 900 Oakesdale Avenue SW, Suite 100 Renton, WA 98055 >~,. • --r· ,-.~ . . . ' a:g~ -':llr- U.S. POSTAGE I 1:;AL.:E~i··1F· :98C1~3:s;:: 11,1,, I,, I ,II .... I, I .. I ,I, .. , I I, ,I, I,,, II, ,I ,111,, ,II,, ,I,,, I I * This paper contains 50% recyded paper, 30% posk:onsWner ,J, • 1560 140th Ave. N.E. Suite 100 Rellevue, WA 98005 425.747.1726 Fax 425.747.4157 www.northward.com I NOilTHWAilD October 30, 2003 King County DOES LUSD 900 Oaksdale Ave SW Renton, WA 98055-1219 RECEIVED OCT 3 1 2003 . - ATTN: Kim Claussen-Project Mgr III, Current Planning Section RE: ONTE (A.K.A., IRONWOOD) --~~lt!J!!!.!ll)'.J,J.Hl!.S Request for Additional Information Dear Kim: I am writing in response to your Notice of Request for Additional Information or Studies, dated July 28, 2003, and received in our offices on July 30, 2003. First of all, I would like to inform you that we have elected to change the name of our project, as we have recently discovered that the plat name "Ironwood" was already taken. The new name of the project will be Rosemonte. Please make a note of it. The following is our response to the County's concerns. WALKWAYS The property is located within the boundaries of the Issaquah School District #411. An inventory map will be prepared as requested by Craig Krueger of CORE Design, and will be submitted under a separate cover. The map will identify and describe the walking paths to Apollo Elementary School, and to the bus stop locations for other schools in the district. DRAINAGE This issue will be addressed in a letter from our civil engineer, Ed Jones of CORE Design, submitted under separate cover. ROADS I. Due to the nature of vertical curve sight distance issue, and the fact that it is a pre-existing condition, we will prepare and submit a road variance application to address the County's concerns. 2.The "road" that exists across from the project on the east side of 148'h Avenue is a dirt road that straddles two parcels belonging to a single property owner (please refer to the attached pictures, Attachments 1-2). As the County's property ownership information and legal description illustrates (Exhibits 1-3), all parcels served by that dirt road are Page I of6 MAIN FILE COPY Q w I under one ownership, as it serves as access to a single household. Despite extensive research, our title company cannot find any record of a public street or access tract over the parcels in question. Given this information, or lack thereof, we believe the onus lies with the property owner on the opposite side of the street to align with the public street we will be installing in conjunction with the plat, as discussed in our pre-application meeting on October 24, 2002. Therefore, we are submitting no such information as requested. TOPOGRAPHY Per King County Code I 9A.08. I 50(3), we are requesting that the County waive the requirement for a field survey at this time, due to the extensive sensitive area tracts on our property. The field topographic survey will not be necessary until the review of the civil engineering drawings, at which time we will be happy to provide such information. However, until such time we are requesting that the County accept the aerial topographic information we have provided. Please be aware that our survey crews have verified a limited number of points on the aerial topographic map and have confirmed that these results were well within tolerable deviations. Furthermore, we have fully complied with all other survey requirements for preliminary plats, including Paragraph 7, which requires field verification of the location of all known sensitive areas on the property. RECREA TJON TRACTS In light of the fact that King County does not accept a "fee-in,Jieu" for recreation space, we will be submitting a recreation plan, as drawn by Weisman Design Group. The drawing, which is still receiving some finishing touches, illustrates the topography, size and type of improvements within the recreation tracts on the proposed preliminary plat. We will be providing useable recreation space that exceeds the minimum requirement of 15,990 square feet (390 s.f. x 41 lots). The space will be divided into two tracts -each tract will serve Jots on either side of the wetland. In response you to your comments regarding whether or not we meet KCC 21 A.14. l 80C( 1-9), I will respond in general by saying that the locations of the proposed recreation tracts are the most efficient and feasible locations given the constraints imposed on the property by its topography, size and the presence of a major wetland that takes up almost 40% of the property. To address your comments in more detail we provide the following response, which outlines the code requirements for recreation space located outdoors (numbers I through 9) and how we fulfill each requirement. KCC 21 A. l 4. l 80C states: Any recreation space located outdoors that is not part of a storm water tract developed in accordance with subsection F. of this section shall: I. Be of a grade and surface suitable for recreation improvements and have a maximum grade of five percent; As the attached plan demonstrates, we propose to grade the recreation area to create two level "pads" that are large enough to accommodate the proposed improvements, and will provide adequate useable recreation space for residents within the development. As mentioned previously, we are providing more than the code-required recreation area and, Page 2 of6 I more importantly, the space is flat, accessible and useable; none of the slopes within the useable area exceed jive percent. 2. Be on the site of the proposed development; The proposed recreational facilities are located on the subject property. 3. Be located in an area where the topography, soils, hydrology and other physical characteristics are of such quality as to create a flat, dry, obstacle-free space in a configuration which ·allows for passive and active recreation; Both recreation tract areas on either sides of the wetland have been configured far enough aw.zy from the wetland to offer flat, dry, useable and easily-accessible recreation space. We have separated the tracts into two separate areas to better serve the potential residents: the larger, eastern-most tract will provide ample space for active recreation, such as a sports; the smaller space on the western side will provide smaller areas for passive recreation, such as sitting on park benches and wandering along walkways. 4. Be centrally located with good visibility of the site from roads and sidewalks; To accommodate Lots 26-41 on the west side of the wetland, we have provided an additional, smaller recreation tract, which is located centrally to those lots. This tract fronts onto the street and sidewalk for the development. The larger, eastern-most tract that serves Lots 1-25 is located in the center of the eastern half of the property. Due to the constraints imposed by the wetland and site topography, the recreation facility could not be · located more conveniently for these lots. The recreation area will maintain adequate visibility from within the plat (40% of the homes that it serves back directly onto the tract), and will also be visible and accessible through the 15' trail access between Lots 17 and /8. Finally, the recreation area will also maintain visibility and access from the frontage street, 148'h Ave SE. S. Have no dimensions less than thirty feet, (except trail segments); Excepting the access tract between Lots 17 and 18, no dimension of the recreational tracts measures less than thirty feet. 6. Be located in one designated area, unless the director determines that residents of large subdivisions, townhouses and apartment developments would be better served by multiple areas developed with recreation or play facilities; Since the project is bisected by a large wetland, which separates Lots 1-25 from Lots 26-41, we have elected to design two separate recreation areas for lots on either side of the wetland. This will best serve the potential new residents by bringing the recreation space closer to each group of lots. The recreation tract that serves Lots 1-25 is larger and will feature more amenities, since it will serve the majority of new lots; each recreation tract currently meets the sizing requirements for the number of lots on its respective side of the wetland. Separating the recreation space into two tracts is the best method to serve the residents in each area of the plat, and it minimizes the impact to the wetland by eliminating the need for a trail crossingfrom one side of the project to the other. Page 3 of6 I 7. Have a street roadway or parking area frontage along ten percent or more of the recreation space perimeter, except trail segments, if the required outdoor recreation space exceeds five thousand square feet and is located in a single detached or townhouse subdivision; The perimeter distance around the eastern-most recreation area measures approximately 1,150 feet. The tract's frontage along l4S'h Ave SE is approximately 115 feet long. Therefore, we meet the minimum requirement for frontage on a street roadway. Parking is available within the plat, near the trail access to the recreation area between Lots 17 and 18. 8. Be accessible and convenient to all residents within the development; Whether you eliminate Lots 22-23 and install the recreation tract there, or keep it where it is, the distance for each homeowner to traverse is comparable because of the long and narrow shape of the plat. 9. Be located adjacent to, and be accessible by, trail or walkway to any existing or planned municipal, county or regional park, public open space or trail system, which may be located on adjoining property. The recreation area will be visible and accessible from the sidewalk along our frontage on l 4S'h Ave SE. However, there is no regional park, public open space or trail system on any adjoining property to which we must connect, nor adjacent to which we must locate our recreation facility. WETLANDS We would prefer to arrange a meeting between a representative of the County and our wetland biologist, Gare! Munger of AlderNW, who flagged the wetland boundaries. Mr. Munger would be able to address any concerns regarding his conclusions, and would also be able to clarify the location of all wetland flags at that time. UTILITIES / SEWER LINE/ PEDESTRIAN TRAIL The City of Renton -the public sewer purveyor in the area -has confirmed that they will assist us by making application for a Public Utility Use Exception, as per KCC 21A.24.070, "Exceptions." We do not intend to cross the wetland with water mains. GEOTECHNICAL Five copies of the referenced Geotechnical report, by Associated Earth Sciences, dated April 23, 2003, are being submitted with this letter. HAWK NEST With the passage of King County Ordinance No. 2003-0383, which amended land use policy code E-168 to remove the language "red-tailed hawk," this item is no longer an issue. Page 4 of6 ~----------------------------------------------------------- ' TRAFFIC As we discussed at our initial pre-application meeting last October, the proposed plat does not exceed the threshold of significant adverse impacts, per KCC 14.80.030, "Significant adverse Impacts." More specifically, and as the traffic study completed by Gary Struthers and Associates indicates, the proposed development of Rosemonte (nee, Ironwood) will send one trip, not two, to the HAL of SR 900 and 164 1h Ave SE. In order for us to be held responsible for improvements to the intersection in question, the code states that we have to add thirty or more peak hour vehicular trips to the roadway intersection in question, and send at least twenty percent of the new traffic generated by our development to that intersection. Clearly, this is not the case. Therefore, we have no intention of participating in mitigation efforts for the HAL at the intersection of SR 900 and 164 1h Ave SE. We look forward to discussing these issues with you in person on Wednesday, November 5, 2003. Sincerely, NORT WARD HOMES, INC. Encl: Attachments I & 2 Exhibits I, 2 & 3 CC: Ed Jones, CORE Design Craig Krueger, CORE Design Mike Kleer, Weisman Design Group Page 5 of6 Attachment -1 e e Standing at SE comer of subject property, facing N-NE across 148th. Attachment -2 Standing on subject property in existing driveway, facing due E across 148th. P AoP. f, n f f, Print Map Page (® King County • H5¥ik3,M Parcel Map and Data ,..._ 0030 0020 po:,6 0010 0077 1 o,ag . J *"''l 1--'1~ ... J yt9l 0\91 ~J-IIU4-L,j..::~.JL " •. 0193 °199 0188 '•'•: Ji): -~ q~38100180 ;r 190 ~ a,: ~ 02,2 0638100180 11800 148TH AVE SE 0050 0172 0213 •.... Parcel Number Address Zipcode Taxpayer THOROUGHBRED RANCH LLC - The information included on this map has been compiled by King County staff from a variety of sources and is subject to chan9e without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County." Comments King County I GIS Center I News I Services I Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by tenns and conditions of the site. I_~!'l..d.!3:tW§, http://wwwS.metrokc.gov/parcelviewer/Print_Process.asp Page I of I 9/5/2003 Print Map Page ·(®King County a::mml'111mm1111 &i4Ei34¥ • W1¥i#3,M I Comments Parcel Map and Data I I 3 ~100+ 0230S935 C638100199 638100181 ' 06lat00172 -8E~1JT.r.l:I~ ,~ -----0638100180 06381001SS 1023069390 i, fo5eY11,o"1~ ---. ! 063.8100220 'I , .• ,,, .,·!, l:i .. R·· 'I .. C6Jal~'j~~i5'· p&38100230 .,.,·,l~i i'\i 'n: /.,.'"w'·,,?i") 'ltl.'I.D.fntn1S 102305G017 0638100212 0638 00213 C638100210 "' . . --.,~.a:,: 1023059023 {Cl ~.l°"g.r""l"Y11r , 230590l ~R~,J ' = 1 , . rm•r,u 1 ' . -·-' 112305906 aotl Parcel Number 0638100220 Address 11818148TH AVE SE Zipcode Taxpayer THOROUGHBRED RANCH LLC The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County." King County I GIS Center I News I Services I Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. n,_gJtg_tails. http://www5.metrokc.gov/parcelviewer/Print_Process.asp Page I of I 9/5/2003 _____ 0~/11103 10;.4.0_F.U llUJl.;l,.6597 __ FIRST AMERICAN TITLE = 0 ...... = = = c-... • ALT A COMMITMENT SCHEDULE A Page 2 order No 420382 The land referred to in th1B commitment 1s situated in che county of King, Seate of Washington, and described as follows PARCEL A The north half of Tract 25, Beck's Ten Acre Tracts, accoiding to the plat thereof recorded in Volume 9 of plats, page 14, ln King County, Washington, EXCEPT the south 125 feet of the west 200 feet thereof PARCEL J3 The south half of Tract 24, Beck's Ten ~ere Tracts, according to the plat chereof recorded in Volume 9 of Plat~, page 14, 1n K~ng coun~y, Wa9hin9ton 1 EXCEPT the east 138 feet thereof, AND EXCEPT the north 30 feet thereof, ae conveyed co Issaquah School District No 411, recorded under Recording Number 6552265, AND EXCEPT chat portion conveyed to King County for road by deed recorded unde~ Recording Number 8412240375, ,d:o<..,..-- (ALSO JCNOWN AS Lot B, King County Lot Line AdJUOtment Number 1184059 recorded under Recording Number 8412240164) END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY The following may be used aa an abbrevlaCed legal description on tne documents to be ~eeorded, per amended RCW GS 04 Sa~d dbbreviated legal descr1p~1on is not & eubetitute for a complete legal dee~r1ption within ~he body of the docurnenc Ptn Tracte 24-25, aeck 1 s Ten Acre Tracts, Vol 9, pg 14 ~003 I I l. --· 10:41 FAX 425 THU 10: 24 FAX 883 253 FIRST AMERICAN TITLE QUIT-CLAIM DEED ---------------·------·-----·-·--- ror 1bc coaliljde~1ion of~-··---... ·-·----·-----------... DollArll end aJao o( bcineliu 10 accrue 10.,_.t .. b .. emm.... __ _ __ l,7 tTaaon of !arias OGt 11ad eatablitbins a public road tbrouah-.Jt;i;bi,•c.i,:r:_ ___ propeny, and •hich iw lu11einaf1.:r dcacribed, con•e1--reolau1a_ er,d qui,~laim,_ to tba Co.ir11r &f -~KI=N,,G __________ _ Public (orc11er, 1111 o public road 11nd hi1hw:1.y.11JI in1rru1 in 1hc follo•Ult dr..cribr-d rnl u1.2,1c, inC'ludin1 any :11fiff acquired aide, Th! North 30 feet #Id. the Eas" 30 £c .. et of the South 1/2 cf Lo!. 24 of the PlD.'t of kc:lts Ten Acre ·Tr.lets, as pi?r Plat. TecOTded in Voll.IN! 9 of Pl.a.ts, page 14, RecoTdl: of l~ County, Wa,;hu,gtan; TCGElltER Wlnt tha:t portion theTeof lying Northeutei'ly ol ~ an:. o'f: :i curve having a Tadius of 2S feet and bein1: tangent to the South line of tho said ;.Jorth 30 feet and the West line of r.he said East 30 £,cet described herein. Contains an :1.T'CA of . 6S Acres, M/L. R/W S. E. llTIH Sl'REEr ond lSIII!l AV&!\Jl: S.E. $4/12/24 l'!ec:o F ~SMSL .00 00375 A r--: ..... :.::-:::i:::=--"I) r,l:I.J·a:-:., IIH:J UA1 IIO miifiu King County Real Properly Q,v1;ion DECZ41!184 -E0sos107 tC l 1• II 5; AN •9q . ·.,. ·,,s10".0F ·.;,;~! ·.: ·. 1-1 L'"'noN~· XJN: ,'.:;,11Hi"r ' tog1ttb11r •ltb tb1 rigln: Lo mak• aU 11.ftCUU7 alopc,1 for Cilia ad fill, ,q,on the a'httlat Pil'IIS,01'\y' ui,d OD eacti side of u.id ciesuibed l'll'llC-Or.wu, ill. coatormit.,, Yi.tit. .um.laird ))I-uid aperilcatlotl$ tor '6.lrlww.J .P~ ud totbe11,111,e Cfllllt and purpo!lll!I M ittbe 1'idlt.a b1rtia llflLD,t•cl 11 .. 4 bun aeq'UNd 1:1, N1ldHrQ1;aation i,t,acwdlna-andu biH'Dt Dem&m atatfll.etl ot tli, Stah1 of Waabillsioa, aira•i.ci GI th• Cou~ of ...... ~ ................ -......... ______ ........... --..... St.Ile ot Wuhl.ogtoD. Datod u,;, .... ,?.;f..~ ......... d•• ,! ..... ::z?Q.:11.'!1.'.~ .................. .&, J), 19.ff.. .. . -~~=~---·····---·-············-·········-··· .. -~ ............ / . '4,~{),f_-~ -.................... -························ .................................... .).,~~--.. 222'. ... ~~ ..... ---.. ......... ~, r 09/11/03 l I - CO= O~--~~~:~_ .. .J .. On Ullo..~.~---~"' November , 11..!1, llolon .... • N"'"'7 hldle lo !l)ud , .. 11,o a .... a1w..i....-.-............ ., ,.. .. _ .......u, f:; ~A...11, Hasen l!.!l2~£>ri~ H, Hl!!gen tam• b.owa ro 11,n lu m4Mddal!,_ a-bed ..... "AA ..... ,..t .. , -'""'-"'' ... -ldpol ID....... they -,i,,-t ud. wlld 'UI• .... ...___s.bai.r ,,._ •• ..,_11D111'7 ut. ..a '-llw 1111 ... wl..,... ~ , ... u.....i. 'Wlto-..,. ... a udollelel.-lW b;ru4 -~ ~ , -. ~ -- N'Ol&Q' Pnlal.l• ia and t.o, tha Stol• ol W..W.,.0.. Nlllc1lq, It Aubu:!)_ .. __ --1 I ' ::". ::; ·J ::,::r,: 1 l'• ,.,:., .. l~i J ..... ,·1 ... ~. Q ' I ' :I! ! I i ! i i ' :§ i !) i • : ! !!: ~ ' ~ , . ; ' :a {~ ' !rl • i r i ' i '4 ;g ... ' ' • ,i ' 0 ~ i i I :r ' ' ~ '4 ' ~ .. i i ! I :a ~ ' !il,. j ~ i ! ~ ~ ' i ! ~o ' .. z i i ' • ' • > u 8 "ll " .!I ' 1 i • • ' ' ' :, 0 ' • .. i\ ... l ' ""'4 it "' .; ..: g ' ! l i ... ' ' • ' s ' i f I .a -! ] "' • ! ' ii .. "' t: "' .1 : • • ' • .ill: Q .. 0 • • • ·-- L_ _[_q~1},..:Zcc1.:;.0,_3---'0'-'7-'-:"'-'19 FAX 425 883 6597. ',, 09110/03 WED 09: 23 FAX 253 4.571 FIRST AMERICAN TITLE FATCO 1: \~,.{ :.i --------:.sj::·~r~ I BEc.~s:Te~) ' -~;?{>· ;., "· '!'.' • I !' L E}s. E. !({& FT o F- t= T LES~ C.~M R1~HT'S. c:.:.t.e 01go \ l l J ..... rot r J'-271-1 8/83 ' I ~002 .:::~ ' ..::::>1 . ' 09/12103 07:20 FAX 125 883 WED 09:24 FAX 253 ·: .. ··.~;:~:·::hW~P?J~~·~:· Lot Lina AdjU0""'8nt 8 kOlltN ,·=' a() '.-;~·,~·-fi · ·. }-:/:(:. .tciLt: '/•, ( 9:' Ngt writ• :Bolow Thia Lina If[' :app.-01N11l'. i(,\u,Hby 9"Blltell. C] Diaapfr~n.~,)~cau11a 1 ',:. I I 'UI I :Ill . ,=. ..J i ? '2' JI ~ 00 1 ~ Pl Ill -I -.... ~·· ; brr S" e , e.a;_ ~ ~ _O. /{.. • N~, Appl:'ov&l D~juetment do•• t •••uze the s,roperty own•~ ~t 'the aubjflOt Fopart.y ita•1f h•• ••Cl•t'i•ll th.a •~ta an4 COQllty aub- div1r10II roqutr..,.nu (IIClf 58.11 1111d IUJ>g C:Om,ty ,ritl• 191. Plea•• be adv1Hd that· buUdinf .,.nito will not b,o 1 .. uad to loto vblcll hive ngt CQllpll•d Witb ~ ~O(Jllire~en~I Of laid atatute and Cod•a •,•". >o • •,' • •• M • O \• ••""'1~~ ""''~-,a••• ,._a.,:.; .•. ,,' ; . -... ·--.~,- ~003 lilJ 003 • PRELIMINARY PLAT OF IRONWOOD Permit Approval Conditions Document Fire System Review Tracking Number: L03P0018 • The following conditions apply to the Fire Engineering approval of the above referenced preliminary plat: AA02 MUDD Any questions regarding the fire review of this plan should be directed to: Bill Mudd, Fire Engineer Telephone: (206) 296-6785. FHOl FIRE HYDRANT W ATERMAIN PERMITS A separate permit is required for the installation of water mains and/or fire hydrants. Submit three (3) copies of drawings and specifications to DDES Building Services Division Permit Service Center for a permit application. Review and approval by Fire Engineering Section is required prior to installation. Plans shall include, but are not limited to; pipe sizes, pipe type, valves/fittings, thrust blocks and/or rodding and material listings. Fire hydrants shall be installed per K.C.C. Title 17 Watermains shall be installed and tested per AWWA standards and/orNFPA#24 (ST AND ARDS FOR PRIVATE FIRE HYDRANTS AND WATERMAINS); as applicable. Ref. 1001.4 UFC NOTE: UNLESS SPECIFICALLY NOTED, ANY WATERMAIN OR FIRE HYDRANT DETAILS ON BUILDING PLANS/ORA WINGS HAVE NOT BEEN REVIEWED OR APPROVED. FH74 PRELIMINARY PLAT APPROVAL Preliminary Fire Engineering approval has been granted based upon the following information provided. To obtain final Fire Engineering approval, the following item(s) must be submitted, reviewed and approved: I. Certificate of Water Availability. (Provided by appropriate water purveyor). Valid one year from date of signature. Minimum acceptance flow shall be 1000 gallons per minute at 20 pounds per square inch residual pressure. II. Three copies of plans indicating: A. Fire hydrant(s) location -measured by vehicular travel distance. (K.C.C. Title 17) Residential 1. 700 ft. maximum spacing. 2. Not more than 350 ft. from each lot. B. Watermain placement (K.C.C. Title 17) 1. Source (i.e.) supply connection. Fire Systems Review Approval Conditions Page I of2 • • 2. Main sizes identified. C. Fire access roads Ref. UFC 902.2 I. Minimum 20 ft. wide unobstructed -13'6" vertical clearance, unobstructed. All-weather surface, able to withstand 25 tons. 2. Fire access roads in excess of 150 feet (dead-ends), must have a tum-around area. Required tum-arounds must be a minimum 80-foot diameter. 3. Fire access roads must provide 20-foot minimum inside turning radius and 40 outside turning radius when said roads change direction. 4. Fire access roads shall not exceed 15% grade. 5. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. D. Marking when required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both. Ref. UFC 902.2 FH77 FINAL PLAT APPROVAL Final plat approval requires an inspection and approval of the fire hydrant and water main installation by a King County Fire Inspector, prior to recording. Call (206)296-6615; after a permit to install has bee obntained from DDES; Fire Protection Engineering. Fire Systems Review Approval Conditions Page 2 of2 . . • Jesse Tanner, Mayor August 13, 2003 · Department of Development and Environmental Services Land Use Services Division Attn: Kim Claussen 900 Oakesdale Ave. S.W. Renton, WA 98055-1219 SUBJECT: ffiONWOOD, FILE NO. L03P0018 Dear Ms. Claussen: . Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Thank you for the opportunity ofreviewing and commenting on this project proposal. Renton's ·Planning/Building/Public Works Department comments are as follows: I. The proposed project is located within the water district #90 service area and has existing sewer availability. 2. This project is also located within Renton's Potential Annexation Area. Therefore, we request that any improvements (roadway widening and pavement section, curb, gutter, sidewalk, street lighting, etc.) to 148th Avenue S.E., abutting the development site, and the proposed new streets within the development site, be constructed to City of Renton standards. Sincerely, <. 1::.:tt2!~ Planning/Building/Public Works Dept. cc: Neil Watts Jennifer Henning Lys Hornsby Sandra Meyer MAIN FILE COPY 1055 South Grady Way-Renton, Washington 98055 @ This paper contains 50% recycled material, 30% post consumer Exhibit No. __.?.=.oo2_· ---- Item No. ~ ;\ P ~(:> I k Received ?, • l 2.-07 King County Heari r / .... ' ' ... , • DATE: TO: CC: FROM: SUBJECT: • • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM July 23, 2003 Jim Gray/Fire Department Lys Hornsby/Utility Systems V Sandra Meyer/fransportation vi Lesley Betlach/Parks Director Gregg Zimmerman; P/B/PW Administrator Jennifer Henning; Development Planning ~t ) King County Department of Development and Environmental Services Notice of Application File#: L03P0018 Ironwood • Enclosed is a copy of the subject notice. Comments may be submitted in writing to King County Department of Development and Environmental Services no later than August 15, 2003. Please see enclosed notice for details. Please provide comments to Gregg's office in a timely manner in order to meet the due date. Enclosure • • i • • DATE: TO: CC: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM July 23, 2003 Jim Gray/Fire Department Lys Hornsby/Utility Systems Sandra Meyerffransportation Lesley Betlach/Parks Director Gregg Zimmerman; P/B/PW Administrator Jennifer Henning; Development Planning ~t ) RECEIVED JUL 2 3 2003 CITY OF RENTON s King County Department of Development and Environmental Services Notice of Application File#: L03P0018 Ironwood • Enclosed is a copy of the subject notice. Comments may be submitted in writing to King County Department of Development and Environmental Services no later than August 15, 2003. Please see enclosed notice for details. Please provide comments to Gregg's office in a timely manner in order to meet the due date. Enclosure wi&1 ~stvivf W ~:J~. ttM J10nv; 4t//!Wl ~ ~ ·~ fJrq-1ltv • I ! ·1 ~-• • . • • 0 DATE: TO: CC: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM July 23, 2003 Jim Gray/Fire Department Lys llornsby/Utility Systems Sandra Meyer/fransportation · Lesley Betlach/Pn.-ks Director Gregg Zimmerman; P/B/PW Administrator Jennifer Henning; Development Planning ~t ) King County Department of Development and Environmental Services Notice of Application File#: L03P0018 Ironwood Enclosed is a copy of the subject notice. Comments may be submitted in writing to King County Department of Development and Environmental Services no later than August 15, 2003. Please see enclosed notice for details. Please provide comments to Gregg's office in a timely manner in order to meet the due date. Enclosure • • • ----------------------------------------------------- ® • ~w:n~~:e~ arxl Bnvlro~ntal Services 900 Oakesdale A venue Southwest Renton, Washinaton 98055-1219 Applicant .. Northward Home·s . Attn. Patrick ~Uroy ·. . · . 1.560 140~ Ave.N!o,'SUlte 100 '' Bellevue;WA•98055 · (425)747°1726. · ,_,tice of Application Flle}Jo.: L03P0018·· Ironwood . . -. . ' ' . ',oti'e~!P,J~nneiKlm Claussen . Planner,.Telephone .. No.:· (206) 296-7167 . ·;:·.··-~ ·,I _: ~:-~ .. -·.: · .. '. '· .. ·--. ' -, ,'. . '_-. . . . . '·,·Oate·Appllcatiori ~lled:•June 10, 2003 Date Determined Complete: July 8, 2003 (Type 3) . . ~. ' ... ·{.\·-·;_-_, ... '.;_-.· ·:·_>,,,(i-)).;._',:-,;.;,_·.-., J .. :"·_·· .. _,:-.· < _· ·.. . . ,• Project Location Correction: The site Is locat.ed on th'e)Vest.side·ot14B~·Ave SE, south of NE 10~ St. and · east ofthe,Corporate llrrilts,oMhe City of Renton Project Description: · This is a reque~tto ~ubdlvid~ 14:7a~r~s zon~d R,4 Into 41 lots for si1J9le.family units · and tracts for.driiinagirfacilities', sensitive areas and recreation. The ~Jenge from apprqxlmately 4,612 to 6,533 square feet c>,~4'<!; ' , •' , ' . , 0-.:-~,o Permits requested In this application: Formal'Plat. · . • . · . . . "<'( .... o''l?-~;-w. Relevant environmental documents are ~vaJlable at the;ad,dress below: Environmental c~t, C ' ,:_: ;, . ·· . ··. · •drainage study and wetland study ft~ •:ii '' ' '' ,, '. '' ~ Development·regulations to:be used for,project mitigatlpn,.known,atthis time: KCC 21A.,,including. sensitive area regulations,. r6ad:standards and.;1998,SuriaceWaterDeslgn Manual Consistencywith~ppUcable.Couni/plans and.regulations: This proposal will be reviewed for-compliance with all applicable King· County Codes; includirigJhose.rioted above .; ' . . .. ,,..-,-•" -.,• .. . ' . .-~ .. ':,_ . ,, '--: .. A public hearing before the King County Hearing Examiner is required for this application: Notification of the public hearing date will occur approximately 30 days prior to the scheduled hearing date. The Department of Development and Environmental Services (ODES) will Issue a report and recommen- dation to the Hearing Examiner two (2) weeks prior to the scheduled public hearing. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Details of the appeal process will be included ·in the notice of recommendation. Any person wishing additional information on this proposed project should contact DDES at, the address and/or telephone number listed below. Written comments may also be submitted to DDES. You may review the application and any environmental documents or studies in our Renton .office. NOTE: If you require this material in braille, audio cassette, or large print, please call (206) 296-6600 (voice) or (206) 296-7217 (TTY). Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 Malling Date: July 22, 2003 ------~-------------------------------------------Please send me notification of the public hearing and other official notices concerning this application. File No. L03P001S -Ironwood ( please print ) Name: ______________________________ _ Address: __ ~~--'-------------------------- _________________ Telephone No.: ---------,. . ·-· • • • , .. ' ' 1 .• . :.1 : 1 '1 'I •1:1 P,1 11 1·111 I! 1 ii 11 1 'I ' Ii il!i! i I! ~I00d801 QOOMNOl:II J. Y7d Al:IYNll'Vl7Bl:ld. I ' l Irr • I I I 11 , r i u . ~ , 1 • r r 11 , 1 !!1! . ~· C ,, i 1 •• , r t { i 111 1 iili , . . l • · I • .. I', . . :r ll l1Jll li .. : 1fiirfI1r1!l1I . '".; . - t···I~ .. .-:---~.<.\, \\. ,, ! .. ·\\1 I 'J. -·-. y,:,·--~-.... ·--\ " .\ ·. ·. ! .. ·-., \ ·:r, . ; .L ! --, ... .. ' • . ]1 ' - ~I,~ M~ l I .• ,. --·~-,. -.. . ' • • SUBSURFACE EXPLORATION, GEOLOGIC HAZARD, AND GEOTECHNICAL ENGINEERING REPORT IRONWOOD King County, Washington Prepared for: Northward Homes 1560 140111 Avenue NE, Suite 100 Bellevue, Washington 98005 Prepared by: Associated Earth Sciences, Inc. 911 5111 Avenue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 April 23, 2003 Project No. KE03173B Exhibit No._..,_\_]...__ __ _ Item No. b ~ :>f S)(:) l J Received 3 · ?? · (::)'3: King County Hearing Examiner MAIN FILE COPY Ironwood King County, Washing/On • Subsu,jac.plorarion, Geologic Hazard, and • Georechnical Engineering Repon Project and Sire Conditions I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration, geologic hazard, and geotechnical engineering study for the Ironwood development located at 1183 148'" Avenue SE in King County, Washington (Vicinity Plan, Figure 1) for Northward Homes. The approximate locations of the explorations accomplished for this study are presented on the Site and Exploration Plan, Figure 2. The explorations were completed in the general areas of the proposed lots, detention ponds, and streets. If development plans change, the conclusions and recommendations contained in this report should be reviewed and modified, or verified, if necessary. 1.1 Purpose and Scope The purpose of this study was to provide subsurface soil and ground water data to be utilized in the design and development of the above-referenced project. Our study included a review of available geologic literature, excavation of 19 exploration pits, and performing geologic studies to assess the type, thickness, distribution, and physical properties of the subsurface sediments and ground water conditions. Limited geologic hazard evaluations and engineering studies were also conducted to determine suitable geologic hazard mitigation techniques, the type of suitable foundation, allowable soil foundation bearing pressures, anticipated settlements, retaining wall lateral pressures, floor support recommendations, and drainage considerations. This report summarizes our current fieldwork and offers hazard mitigation and development recommendations based on our present understanding of the project. 1.2 Authorization · Written authorization to proceed with this study was granted by Mr. Patrick Gilroy of Northward Homes. Our study was accomplished in general accordance with our scope of work letter dated March 31, 2003. This report has been prepared for the exclusive use of Northward Hornes and their agents, for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. 2.0 PROJECT AND SITE DESCRIPTION This report was completed with an understanding of the project based on conversations with Mr. Gilroy of Northward Hornes, review of proposed lot and street layout plans supplied by CORE Design dated April 7, 2003, and familiarity with our previous geotechnical work April 23, 2003 JDCiJb -KEOJ/7JBI -Projms1:00J/7JIK£\WP -W~K ASSOCIATED EARTH SCIENCES, INC. Page 4 '"' •, ~: . " •i • , "" :.. ~ •• I J Ironwood ., King County, Washington • Subswface .raJion, Geologic Hazard, and Geotechnical Engineering Repon Project and Site Conditions performed in the site area. Present plans call for demolition of one existing house and several outbuildings and the construction of 41 single-family units, new streets, a detention pond, and associated development improvements. Access to the new development would be from 148th Avenue SE. The site is located west of 148th Avenue SE and east of the Renton city limits, approximately 'A mile south of SR 900 in King County, Washington. A wood framed single-family house occupied the southeast comer the property. Two large outbuildings were located west of the house. A domestic water well that used to supply water to the house is located near the southeast site comer. The site sloped moderately down to the west to a wetland that occupied the west central portion of the site. The wetland had both standing and flowing surface water in it at the time of our site visit. Total evaluation change across the property was on the order of 80 feet. The east side of the site was predominately developed with pasture and lawns with some scattered trees and brush. The west side of the site was covered in brush and small trees. The central wetland separated the two sides. The site was surrounded by large tracts of rural property. 3.0 SUBSURFACE EXPLORATION Our field study included advancing nineteen exploration pits on April 8, 2003 and performing a geologic reconnaissance to gain information about the site. The various types of sediments, as well as the depths where characteristics of the sediments changed, are indicated on the exploration logs presented in the Appendix. The depths indicated on the logs where conditions changed may represent gradational variations between sediment types. Our explorations were approximately located in the field by measuring from known site features shown on the Site and Exploration Plan and their locations and elevations should be considered approximate. The conclusions and recommendations presented in this report are based on the exploration pits completed for this study. The number, location, and depth of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. If variations are observed at that time, it may be necessary to re- evaluate specific recommendations in this report and make appropriate changes. 3. I Exploration Pits The exploration pits were excavated with a trackhoe under subcontract to Associated Earth Sciences, Inc. (AES!). The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by an April 23, 2003 ASSOC/A TED EARTH SCIENCES, INC. JDC/lb-KEOJl7J8/ -Projtc1s\~OOJl7JIK£\WP -W~K Page 5 Ironwood King County, Washington • Subswfa.ploratlon, Geologic Hazard, and • Geotechnical Engineering Report Projecz and Site Conditions engineering geologist from our firm. All exploration pits were backfilled immediately after examination and logging. Selected samples were then transported to our laboratory for further visual classification and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study and visual reconnaissance of the site. As shown on the field logs, the exploration pits generally encountered large amounts of fill materials of various composition near the west side of the east portion of the site over various glacially derived sediments. We encountered less fill or no fill throughout the east end of the eastside of the site. Lodgement till was encountered west of the wetlands. Review of the Geologic Map of the Renton Quadrangle, King County, Washington by D.R. Mullineaux (1965) indicates that the area of the subject site is underlain by Vashon lodgement till. Our interpretations of the sediments encountered during our study are in general agreement with this regional geologic map. The following section presents more detailed subsurface information organized from the shallowest (youngest) to the deepest ( oldest) sediment types. 4.1 Stratigraphy Sod/Forest Du!f ffopsoil A layer of organic rich soil classified as sod, forest duff, and or topsoil was encountered at the surface in all of the exploration pits. The organic rich soil was between 0.5 and 1.5 feet thick. This soil is not considered suitable for building support due to its compressive nature. Fill Approximately 2 to 10 feet of fill was encountered in the exploration pits located primarily west of the westerly outbuilding. The fill was encountered in exploration pits EP-11, EP-12, EP-13, EP-17, and EP-18. Fill is also expected around the existing house, outbuildings, septic system, and other underground utilities. The fill generally consisted of loose, moist to wet, fine to coarse sand with variable amounts of silt, gravel, organic material, and debris such as concrete and asphalt chunks. The fill is not considered suitable for foundation support due to its loose state and the presence of scattered organic material. Vashon Recessional Outwash A recessional outwash deposit cons1sung of medium dense sand contammg trace to few amounts of silt and variable amounts of gravel was encountered in exploration pits EP-12, EP- 13, and EP-14. Meltwater streams flowing off of the retreating Vashon age ice sheet that once occupied the Puget Sound area deposited the recessional outwash sand. The recessional April 23, 2003 ASSOCIATED EARTH SCIENCES, INC. JDCilb -KEOJ/7181 -Projwsl200Jl7JtK£l\VP-~K Page 6 • ,------------------------------------------------~ • Subsurface .ration, Geologic Hazard, and ,, Ironwood / Geotechnical Engineering Repon King County. Washington Project and Site Conditions outwash is suitable for building support though some preparation and compaction may be needed prior to placement of structures on this material. The recessional outwash is estimated to have a high permeability rate, Weathered Vashon Lodgement Till Weathered Vashon lodgement till, consisting generally of medium dense, fine to coarse sand, containing little amounts of silt and gravel and trace amounts of cobbles and boulders was encountered near the surface in exploration pits EP-3 through EP-9, EP-16, and EP-21. The weathered till was also encountered below the fill in exploration pits EP-11 and EP-18. The lodgement till was deposited at the base of the Vashon age glacial ice sheet and was subsequently overridden by several thousand feet of ice. Consequently, these materials are generally dense to very dense, possess high shear strength, low compressibility characteristics, and are relatively impermeable. The upper portions of the till are generally weathered and less dense, oxidized brown and siltier than the lower unweathered portions of the deposit. The weathered till is suitable for direct foundation support. These sediments are considered moisture-sensitive and are anticipated to have a relatively low permeability rate. Vashon Lodgement Till Unweathered till was encountered below the weathered till in exploration pits EP-3 through EP-9, EP-16, EP-18, and EP-21. The till consisted of dense to very dense, fine to coarse sand containing little silt, few fine to coarse gravel and trace amounts of cobbles and boulders. The unweathered till is also suitable for structural support, is considered moisture-sensitive, and is anticipated to have a very low relative permeability rate. Vashon Advance Outwash An advance outwash deposit consisting of medium dense to dense sand and gravel to hard sandy silt was encountered below the recessional outwash in exploration pit EP-15, below the ) ' fill in EP-17, and below the till in EP-18. The advance outwash was also encountered at the surface in exploration pits EP-19, EP-20, and EP-22. Meltwater streams flowing off of the advancing Vashon age glacial ice sheet that once occupied the Puget Sound area deposited the / deposit ahead of the ice and were subsequently overridden by several thousand feet of ice. The \ advance outwash deposit is suitable for building support. The advance outwash is estimated to , have a wide range of permeability rates. I • . . 4.2 Hydrology \ /\ Varying amounts of shallow ground water seepage, rangmg from very ht,avy to very shght was encountered-ih most of the exploration pits. The ground water seepage encountered in our exploration pits is interpreted to be perched in the looser soils or coarser grained soils such as the fill, the recessional outwash, the weathered till, and the advance outwash. As per the King April 23. 2003 JDC/lb -KEOJI 7381 -Projtcts\'200317J\K£1WP -W:?K ASSOCIATED EARTH SCIENCES, INC Page 7 Ironwood King County, Washington • Subsuifa.p/oration, Geologic Hazard, and ' Geotechnical Engineering Repon Project and Site Conditions County Surface Water Design Manual (1998), Section 3.2.2.1, the site soils are till soils under the KCKTS Soil Groups. The quantity and duration of seepage of the perched ground water was quite variable and depends on topography, soil grain size, on-and off-site land usage, and seasonal variations in the amount of precipitation. April 23, 2003 JDC/lb -KEOJ/7JBI -Projws1100JJ7J\K£\WP-MK ASSOCIATED EARTH SCIENCES, INC. Page 8 Ironwood King County, Washington • Subsu,face Ex.ation, Geologic Hazard, and Geotechnical Engineering Repon Geologic Hazards and Mitigations II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic conditions as observed and discussed herein. The King County Sensitive Areas Folio was reviewed and no Landslide Areas or Erosion Hazard areas were shown for the site. 5.0 SLOPE STABILITY HAZARDS AND RECOMMENDED MITIGATION The site topography has moderate slopes. Due to the low slope angles the risk of landsliding is low and no mitigation efforts are needed. The slopes do not appear to exceed the King County criteria for steep slopes of greater than 40 percent inclination. 6.0 SEISMIC HAZARDS AND RECOMMENDED MITIGATION Earthquakes occur in the Puget Lowland with great regularity. The vast majority of these events are small and are usually not felt by people. However, large earthquakes do occur as evidenced by the 1949, 7.2-magnitude event, the 1965, 6.5-magnitude event, and the 2001, 6.8-magnitude event. The 1949 earthquake appears to have been the largest in this region during recorded history and was centered in the Olympia area. Evaluation of earthquake return rates indicates that an earthquake of the magnitude between 5.5 and 6.0 is every 25 to 40 years in the Puget Sound Basin. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture; 2) seismically induced landslides; 3) liquefaction; and 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below. 6.1 Surficial Ground Rupture The nearest known fault trace to the project site is the Seattle Fault, located approximately 7 miles to the north. Recent studies by the U.S. Geological Survey (USGS) (e.g., Johnson et al., 1994, Origin and Evolution of the Seattle Fault and Seattle Basin, Washington, Geology, v. 22, pp. 71-74; and Johnson et al., 1999, Active Tectonics of the Seattle Fault and Central Puget Sound Washington -Implications for Eanhquake Hazards, Geological Society of America Bulletin, July 1999, v. 111, n. 7, pp. 1042-1053) have provided evidence ofsurficial ground rupture along a northern splay of the Seattle Fault. The recognition of this fault splay is relatively new and data pertaining to it are limited with the studies still ongoing. According to the USGS studies, the latest movement of this fault was about 1,100 years ago when about 20 feet of surficial displacement took place. This displacement can presently be seen in the form of raised, wave-cut beach terraces along Alki Point in West Seattle and Restoration Point April 23, 2003 ASSOCIATED EARTH SCIENCES, INC. JDC/lb -KEOJ/7381 -Pro1eml:.OOJJ7J\K£1\VP -~V.:K Page 9 Ironwood King County, Washington • Subsu,fac.ploration, Geologic Hazard, and Geotechnical Engineering Report Geologic Hazards and Mitigations at the south end of Bainbridge Island. The recurrence interval of movement along these fault systems is still unknown, although it is hypothesized to be in excess of several thousand years. Due to the suspected long recurrence interval and distance from the site, the potential for surficial ground rupture is considered to be low during the expected life of the proposed structures. 6.2 Seismically Induced Landslides It is our opinion that the potential risk of damage to the proposed development by seismically induced landsliding is low due to the lack of steep slopes, the density of the natural soil units and lack of ground water seepage in the project area. 6.3 Liquefaction The encountered stratigraphy has a low potential for liquefaction due to the dense state of the material at depth. 6.4 Ground Motion The project site is located within a Zone 3 rating for seismic activity on a scale of I (lowest) to 4 (highest) based on the Seismic Zone Map of the United States, Figure No. 16-2 in the 1997 edition of the Uniform Building Code (UBC). This zonation is based on past earthquake activity in the Puget Sound region. As such, design recommendations should accommodate the possible effect of seismic activity in areas with a Zone 3 rating, corresponding to a seismic zone factor (Z) of 0.3 (a Richter magnitude 7 .5 earthquake occurring directly beneath the site), using soil type Sc. This soil type corresponds to seismic coefficients: C, = 0.33 and C, = 0.45. 7.0 EROSION HAZARDS AND MITIGATIONS The sediments underlying the site contain substantial quantities of silt and fine sand and will be sensitive to erosion. The King County Sensitive Areas Folio was reviewed and no Erosion Hazard areas were shown for the site. In order to reduce the amount of sediment transport off the site during construction, the following recommendations should be followed. 1. All storm water from impermeable surfaces should be tightlined into an approved storm water drainage system or temporary storage facility. 2. If possible, construction should proceed during the drier periods of the year and disturbed areas should be revegetated as soon as possible. April 23. 2003 JDC/lb -K£0J/7)8/ -Projtcts\:Cl(}J/7J1K£\WP-w:?K ASSOCIATED EARTH SCIENCES. INC. Page 10 I Ironwood King County, Washington • Subswface -ration, Geologic Hazard, and Geotechnical Engineering Report Geologic Hazards and Mitigations 3. Clearing beyond the areas to be developed should be avoided. Disturbed areas should be revegetated as soon as possible. 4. Temporary silt fences should be provided along the lower margins of cleared/disturbed areas. 5. Check dams should be provided along any swales or temporary ditches. 6 .. Temporary sediment catchment facilities should be cleaned out and maintained periodically as necessary to maintain their capacity and function. 7. · Soils which are to be reused around the site, should be stored in such a manner as to reduce erosion from the stockpile. Protective measures may include, but are not necessarily limited to, covering with plastic sheeting, or the use of straw bales/silt fences around pile perimeters. 8. Temporary construction entrances should be constructed with quarry spalls or equivalent according to King County regulations. April 23, 2003 JDC/lb -K£0JJ7JB1 -Projtcrs1:CXJJJ7J\K£\WP -~K ASSOCIATED EARTH SCIENCES, INC. Page 11 Ironwood King County, Washington • Subsuiface./oration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations III. DESIGN RECOMMENDATIONS 8.0 INTRODUCTION Our explorations indicate that, from a geotechnical standpoint, the parcel is suitable for the proposed development provided that the recommendations contained herein are properly followed. The bearing strata ranges from approximately 2 to 10 feet in depth below the ground surface across a portion of the site generally located west of the outbuildings and east of the wetlands. The depth to bearing soils across the rest of the site was between about 0.5 and approximately 2 feet below existing site grades. The site soils were generally above their optimum moisture content for compaction thus their reuse as fill during all but the driest times of the year will be difficult. In addition, most of the exploration pits encountered significant amounts of shallow ground water. Some type of deep foundation such as small-diameter pipe piles (4-to 6-inch-diameter) and/or rock trenches bearing on the lower, dense natural soils is recommended for building support throughout the previously filled portion of the site. If the new buildings will have slab-on- grade floors, we recommend that the upper 2 feet of soil below the slab subgrade elevation consist of new, compacted, free draining structural fill. If the slabs are settlement sensitive then the floor slabs should also be pile supported. No new structural fill would be required under the floors if the buildings utilize crawl space construction techniques. In addition we recommend that the new street and driveway sections in this fill area be placed on at least 2 feet of new, compacted, structural fill to limit settlement differential. Conventional shallow spread footings are anticipated for the remainder of the site. Ground .water was encountered in almost all of the exploration pits with large amounts of ground water in various exploration pits scattered across the site. Some of the excavations for ponds, underground utilities, and general site grading are expected to encounter this ground water. The us·e of interceptor trenches, swales, sumps, and other methods of ground water control is recommended in these areas. 9.0 SITE PREPARATION Any existing structures presently on the site, which are located under new construction areas should be removed. Any buried utilities should be removed or relocated if they are also under new construction areas. The resulting depressions should be backfilled with structural fill as discussed under the Structural Fill section if they are located below new foundation or pavement areas. Site preparation should also include removal of all vegetation. Additionally, the upper organic sod, forest duff, and topsoil should be removed and the remaining roots grubbed. Areas where April 23, 2003 ASSOCIATED EARTH SCIENCES, INC. JDC/ap · KEOI.JIJ5G2 · O:\WPlap\7-0J -W:K Page 12 Ironwood King County, Washington • Subswface ~ration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations loose surficial soils exist due to grubbing and demolition operations should be considered as fill to the depth of disturbance and treated as subsequently recommended for structural fill placement. Existing deep fill within the new building footprints could be left in place provided a deep foundation system is used to support the structure and no highly organic areas, areas of demolition waste, or other adverse materials or conditions are encountered when topsoil stripping is completed. Removal of shallow obstacles to facilitate pile driving is expected to be possible with a backhoe. In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction. For estimating purposes, we anticipate that temporary, unsupported cut slopes in the existing unsaturated fill above the water table can be made at a maximum slope of l.5H:1V (Horizontal:Vertical). Temporary slopes in wet to saturated fill may have to be shored or laid back at very shallow angles. . As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to be adjusted in the field. In addition, WISHA/OSHA regulations should be followed at all times. The on-site soils contain a high percentage of fine-grained material, which makes them moisture-sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, the softened soils s_hould be removed and the area brought to grade with structural fill. 10.0 STRUCTURAL FILL There is a possibility that structural fill will be necessary to establish desired grades and to provide a uniform subgrade below new floor slabs and pavement areas. All references to structural fill in this report refer to subgrade preparation, fill type, placement, and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that sectioh should be used. After overexcavation/stripping has been performed to the satisfaction of the geotechnical engineer/engineering geologist, the upper 12 inches of exposed ground should be recompacted to at least 90 percent of the modified Proctor maximum density using ASTM:D-1557 as the standard. If the subgrade contains too much moisture, adequate recompacti.on may be difficult or impossible to obtain and should probably not be attempted. In lieu of recompactjon, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break between the new fill and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free-draining layer by silt migration from below. April 23, 2003 JDC/lb-K£0Jl7JBI -Projrcu\'100J/7JIK£\WP-W::'K ASSOCIATED EARTH SCIENCES, INC. Page 13 Ironwood King County, Washington • Subsu,jac&Ioration, Geologic Hazard, and Geotechnical Engineering Report Design Recommendations After the recompacted exposed ground is tested and approved, or a free-draining rock course is laid, structural fill may be placed to attain desired grades. Structural fill is defined as non- organic soil, acceptable to the geotechnical engineer, placed in maximum 8-inch loose lifts with each lift being compacted to at least 95 percent of the modified Proctor maximum density using ASTM:D-1557 as the standard. In the case of roadway and utility trench filling in the county right-of-way, the backfill should be placed and compacted in accordance with the King County codes and standards. If fill is to be placed on slopes steeper than 5H: l V, the base of the fill should be tied to firm, stable subsoil by appropriate keying and benching which would be established in the field to suit the particular soil conditions at the time of grading. The keyway will act as a shear key to embed the toe of the new fill into the hillside. Generally, the keyway for hillside fills should be at least 8 feet wide and cut into the lower, dense sand or stiff silt. Level benches would then be cut horizontally across the hill, following the contours of the slope. No specific width is required for the benches, although they are usually a few feet wider than the dozer being used to cut them. All fills proposed over a slope should be reviewed by our office prior to construction. AESI should evaluate any proposed fill soils prior to their use in fills. This would require that we have a sample of the material 72 hours in advance of filling activities to perform a Proctor test and determine its field compaction standard. Soils in which the amount of fine-grained material (smaller than the No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve size) should be considered moisture-sensitive. Use of moisture-sensitive soil in structural fills should be limited to favorable dry weather conditions. The on-site soils · generally contained significant amounts of silt and are considered moisture-sensitive.' Construction equipment traversing the site when the soils are wet can cause considerable disturbance. A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in- place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses and problem areas may be corrected at that time. It is important to understand that taking random compaction tests on a part-time basis will not assure uniformity or acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing frequency. At the time of field study in April of 2003, most of the lodgement till exhibited moisture contents over the optimum for achieving maximu111 compaction. Generally, the very moist to wet portions of these sediments were encountered in the lower portions of the exploration pits, below depths of approximately 3 to 4 feet. Above these depths, these sediments generally exhibited lower moisture contents but contained substantial quantities of. roots within approximately I to 3 feet of the ground surface. Consequently, the contractor should be April 23, 2003 ASSOCIATED EARTH SCIENCES, INC. JDC/lb -KEOJ/7)81 -Projtcts1ZOOJl7J1KE!WP-w:!K Page 14 Ironwood King County, Washington Subswface ~ration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations selective when using the on-site soils in structural fills and be prepared to provide moisture conditioning and screening of organic material if use of on-site soils is necessary. Ground water seepage occurred in all but one exploration pit completed at this site. Therefore, it should be anticipated that the need for moisture conditioning of the on-site soils for use in structural fills will be greater during the winter, spring, and early summer months. If fill is placed during wet weather, or if. proper compaction of the on-site sediments cannot be obtained, a select on-site and/or import material consisting of a clean, free-draining gravel and/or sand should be used. Free-draining fill consists of non-organic soil with the amount of fine-grained material limited to 5 percent by weight when measured on the minus No. 4 sieve fraction and at least 30 percent by weight coarser than the No. 4 sieve. No fill, structural or otherwise, should be placed on the existing fill, near the top of the slopes along the north side of the existing fill area. The addition of new fill (weight) could cause the existing fill to become unstable resulting in earth movement to the north and west. All new fill placement plans in the existing fill area should be reviewed by AESI prior to construction. 11.0 FOUNDATIONS. Due to the presence of loose fill soil below the proposed buildings in portions of the site, we recommend that they be supported on a deep foundation system that bears on suitable, natural soils at depth. We anticipate that deep foundation systems may be required in the vicinity of proposed Lots 13 through 18 or other areas when the existing fill is too deep to extend footings and stem wells. Conventional spread footings are anticipated for the remainder of the site, where existing fills are not present or are thin enough that foundation can be excavated to suitable bearing soil through the fill. 11.1 Deep Foundations Two alternatives for deep foundation systems are recommended. Rock trenches, could be used in areas where existing fills are no greater than 8 feet deep. Pipe piles could be used where fills are deeper than 8 feet. Pipe (Pin Piles) Small-diameter pipe (pin) piles consisting of thick walled, 4-inch-diameter steel pipe driven by a hydraulic impact hammer mounted on an excavator or similar equipment are recommended. The 4-inch-diameter is recommended to add a degree of lateral support to the foundation system as piles will be located in moderately sloping fill soils. Pipes are typically provided in 10-foot sections and joined as needed with slip-or swage-fit couplers that are suitable for transmission of vertical compressive loads. Pipe type and schedule should be determined by the structural engineer for the project. Schedule 80 is typical for these piles. The pipe piles April 23, 2003 ASSOCIATED EARTH SCIENCES. INC. JDC/lb-KEOJ/738/ -Projws\':Cl(JJJ7J\KEHVP-W~K Page IS Ironwood King County, Washington • Subswfac.loration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations are driven until a suitable refusal criteria or penetration rate is achieved. The pipe piles are then incorporated into a system of pile caps and/or grade beams, which together act as the foundation system. The acceptable penetration rate (refusal criteria) depends on the driving equipment used. Four-inch nominal diameter, Schedule 80, galvanized-steel pipe piles driven to refusal, at least 5 feet into the bearing soils, should be capable of supporting loads on the order of 10 tons per pile. A refusal criteria of 16 seconds per inch is appropriate during sustained driving with a 850 foot-pound hydraulic hammer for 4-inch-diameter piles. Different hammer sizes/types may have different driving characteristics and refusal criteria. If an alternate hammer is used, AESI should be notified prior to pile driving activities. We estimate the specified refusal criteria will be reached within 10 to 20 feet below existing ground surface based on our explorations and reconnaissance completed for the project. Resistance to lateral loads for a pipe pile-supported foundation would be provided by passive soil resistance against the grade beams, and, if necessary, using batter piles. A passive equivalent fluid equal to 150 pounds per cubic foot (pcf) can be used for passive resistance to lateral loads on grade beams. Alternatively, if batter piles are used to resist lateral loads, the lateral resistance would be equal to the horizontal component of the axial pile load. The maximum recommended batter is 1H:4V. A structural engineer should determine the minimum spacing, location, and number of piles to be used. Pile Inspections The actual total length of each pile may be adjusted in the field based on required capacity and conditions encountered during driving and may be different than estimated above. Since completion of the pile takes place below ground, the judgment and experience of the geotechnical engineer or his field representative must be used as a basis for determining the required penetration and acceptability of each pile. Consequently, use of the presented capacities in the design requires that all piles be inspected by a qualified geotechnical engineering or engineering geologist from our firm who can interpret and collect the installation data and examine the contractor's operations. AES! acting as the owner's field representative, would determine the required lengths of the piles and keep records of pertinent installation data. A final summary report would then be distributed following completion of pier or pile installation. As part of the foundation system design, a qualified structural engineer would determine the number of piles required and the minimum spacing between adjacent piles. We recommend that 10 percent of the piles, selected at random, be load tested to verify that the selected refusal criteria are appropriate, and that the assumed axial compressive capacity has been achieved. A dial gauge or other suitable instrument that is capable of measuring pile head displacements to 0.001 inch of accuracy should be used during load tests. Loads should April 23. 2003 ASSOCIATED EARTH SCIENCES. INC. JDC/lb -KEOJ/7JBI -Projms1XXJJ/7JlKElWP -\lt:K Page 16 Ironwood King County, Washington • Subsurface ~ration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations be applied in increments of 25 percent of design load, beginning with 25 percent and increasing to 150 percent. Each load should be held for at least 5 minutes, or until pile movement has stopped, at the discretion of the geotechnical engineer. The maximum load should be held for at least 15 minutes. Excessive displacement or creep of the pile during load testing are grounds for rejection of the pile. Rejected piles may be spliced and re-driven, replaced, or assigned a lower allowable capacity. Pile installation and load tests should be performed by the contractor, and observed by AESI to record pile lengths, driving resistance, and load test performance. Rock Trenches In areas where the fill soils are considered too deep to economically extend the footings down to suitable bearing, but are less than 8 feet deep, rock trenches extended down to the medium dense to dense natural soils can be used for foundation support. The trenches should have a minimum width of 4 feet (or as determined by the geotechnical engineer or his representative) and be excavated down to the medium dense to dense natural soils. ' Because of the potential for caving, the actual trench width may be greater than specified. It would be appropriate to backfill the trenches as the excavation proceeds to reduce caving. The use of a larger, track-mounted backhoe will greatly speed trench excavation over the use of a conventional rubber-tired backhoe. In order to reduce disturbance of the bearing soils exposed in the trench, we recommend that the teeth of the backhoe bucket be covered with a digging plate. To determine when suitable bearing has been achieved and to verify proper rock placement, the AES! must be present on a full-time basis during rock trench excavation and backfill. A pump may be required to control seepage so that the bearing level can be visually determined. Seepage entering the excavation on an overnight basis must be removed prior to commencing trench excavation the following day. After the bearing stratum has been reached, the trench should be immediately backfilled. We recommend the use of quarry spalls or 2-to 4-inch size crushed rock for backfill. The crushed rock must be tamped into place to achieve a tightly packed mass; this may be done with either a "Hoepac" type compactor mounted on the excavator or more typically, with the bucket of the excavator itself. Staging areas should be maintained so that that rock is not contaminated by mud prior to placement in the trench. Equipment access to trench locations should also be maintained. Spread footings may then be used for building support when placed over properly constructed rock trenches that bear on medium dense to dense natural soils. Footings which bear on . approved rock trenches may be designed for an allowable bearing pressure of 2,000 pounds per square foot (psf) including both dead and live loads. An increase of one-third may be used for short-term wind or seismic loading. However, all rock trenches must penetrate to the April 23. 2003 ASSOCIATED EARTH SCIENCES. INC. JDC•/b -KEOJ/7)81 -Projms',"!.00J/7J\K£1WP-W~K Page 17 Ironwood King County, Washington • Subswfa.ploration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations prescribed bearing stratum and no trenches should be founded in or above loose, organic, or existing fill soils. In addition, all footings must centered over the trenches and have a minimum of 14 inches for one-story structure, 16 inches for two-story structures, and 18 inches for three-story structures. Anticipated settlement of footings founded on approved rock trenches should be on the order of 1 inch. However, disturbed material not removed from footing trenches prior to footing placement could result in increased settlements. All footing areas should be inspected by AESI prior to placing concrete, to verity that the rock trenches are undisturbed and construction conforms with the recommendations contained in this report. Such inspections may be required by the governing municipality. Perimeter footing drains should be provided as discussed under the section on Drainage Considerations. 11. 2 Shallow Foundations In areas where existing fill is thin or absent, shallow spread footings may be utilized for building support when founded either directly on the medium dense to very dense natural glacial sediments, or on structural fill placed over these materials. Natural sediments suitable for foundation support were generally encountered in our explorations at depths of approximately 0.5 to 2 feet except in those areas described above where existing fill occurred. For footings founded either directly upon the medium dense to dense natural sediments or on structural fill placed over these materials, we recommend that an allowable foundation soil bearing pressure of 2,500 psf be utilized for design purposes, including both dead and live loads. An increase of one-third may be used for short-term wind or seismic loading. Perimeter footings for the proposed buildings should be buried a minimum of 18 inches into the surrounding soil for fro~t protection. Interior footings should be buried a minimum of 12 inches. All footings must penetrate to the prescribed stratum and no footings should be founded in or above loose or organic soils. All footings should have a minimum width of 14 inches for one-story structures, 16 inches for two-story structures, or 18 inches for three-story structures. It should be noted that the area bounded by lines extending downward at 1 H: 1 V from any footing must not intersect another footing or intersect a filled area that has not been compacted to at least 95 percent of ASTM:D-1557. In addition, a l.SH:lV line extending down from any footing must not daylight because sloughing or raveling may eventually undermine the footing. Thus, footings should not be placed near the edge of steps or cuts in the bearing soils. Anticipated settlement of footings founded as described above should be on the order of 3/4 inch. However, disturbed soil not removed from footing excavations prior to footing placement could result in increased settlements. All footing areas should be inspected by AES! prior to placing concrete to verify that the design bearing capacity of the soils has been attained and that construction conforms to the recommendations contained in this report. Such April 23, 2003 JDC/lb-KEOJ/7JBI -ProJ~ctsl':.OOJ/7)\KE\WP-\V:K ASSOCIATED EARTH SCIENCES, INC. Page 18 Ironwood King County, Washington • Subswface ~arion, Geologic Hazard, and Georechnical Engineering Repon Design Recommendations be applied in increments of 25 percent of design load, beginning with 25 percent and increasing to 150 percent. Each load should be held for at least 5 minutes, or until pile movement has stopped, at the discretion of the geotechnical engineer. The maximum load should be held for at least 15 minutes. Excessive displacement or creep of the pile during load testing are grounds for rejection of the pile. Rejected piles may be spliced and re-driven, replaced, or assigned a lower allowable capacity. Pile installation and load tests should be performed by the contractor, and observed by AES! to record pile lengths, driving resistance, and load test performance. Rock Trenches In areas where the fill soils are considered too deep to economically extend the footings down to suitable bearing, but are less than 8 feet deep, rock trenches extended down to the medium dense to dense natural soils can be used for foundation support. The trenches should have a minimum width of 4 feet (or as determined by the geotechnical engineer or his representative) and be excavated down to the medium dense to dense natural soils. Because of the potential for caving, the actual trench width may be greater than specified. It would be appropriate to backfill the trenches as the excavation proceeds to reduce caving. The use of a larger, track-mounted backhoe will greatly speed trench excavation over the use of a conventional rubber-tired backhoe. In order to reduce disturbance of the bearing soils exposed in the trench, we recommend that the teeth of the backhoe bucket be covered with a digging plate. To determine when suitable bearing has been achieved and to verify proper rock placement, the AES! must be present on a full-time basis during rock trench excavation and backfill. A pump may be required to control seepage so that the bearing level can be visually determined. Seepage entering the excavation on an overnight basis must be removed prior to commencing trench excavation the following day. After the bearing stratum has been reached, the trench should be immediately backfilled. We recommend the use of quarry spalls or 2-to 4-inch size crushed rock for backfill. The crushed rock must be tamped into place to achieve a tightly packed mass; this may be done with either a "Hoepac" type compactor mounted on the excavator or more typically, with the bucket of the excavator itself. Staging areas should be maintained so that that rock is not contaminated by mud prior to placement in the trench. Equipment access to trench locations should also be maintained. Spread footings may then be used for building support when placed over properly constructed rock trenches that bear on medium dense to dense natural soils. Footings which bear on approved rock trenches may be designed for an allowable bearing pressure of 2,000 pounds per square foot (pst) including both dead and live loads. An increase of one-third may be used for short-term wind or seismic loading. However, all rock trenches must penetrate to the April 23, 2003 JDC/lb-KEOJ/718! -Projtrts\:CX)J/71\KE\WP-Vl'2K ASSOCIATED EARTH SCIENCES. INC. Page 17 Ironwood King County, Washington • Subsutface .tion, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations inspections may be required by the King County. Perimeter footing drains should be provided as discussed under the section on Drainage Considerations. 12.0 LATERAL WALL PRESSURES All backfill behind walls or around foundation units should be placed as per our recommendations for structural fill and as described in this section of the report. Horizontally backfilled walls that are free to yield laterally at least 0.1 percent of their height may be designed using an equivalent fluid equal to 35 pcf. Fully restrained, horizontally backfilled rigid walls that cannot yield should be designed for an equivalent fluid of 50 pcf. If roadways, parking areas, or other areas subject to vehicular traffic are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. Walls that retain sloping backfill at a maximum angle of 2H: lV should be designed using an equivalent fluid pressure of 55 pcf for yielding conditions or 75 pcf for fully restrained conditions. The lateral pressures presented above are based on the conditions of a uniform horizontal backfill consisting of the on-site, natural glacial sediments, or imported sand and gravel compacted to 90 percent of ASTM:D-1557. A higher degree of compaction is not recommended as this will increase the pressure acting on the wall. Footing drains must be provided for all retaining walls (including detention vaults) as discussed under the section on Drainage Considerations. It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the walls. This would involve installation of a minimum 1-foot-wide continuous blanket drain using imported, washed rock or pea gravel, a Mira-Drain 6000 type drainage material, or equivalent to within 2 feet of the ground surface against the walls that ties into the footing drain. 12.1 Passive Resistance and Friction Factors Pile caps and grade beams cast directly against undisturbed, existing fill in a trench may be designed for passive resistance against lateral translation using an equivalent fluid equal to 150 pcf. At locations where foundations are placed on medium dense to dense natural soils, the passive resistance can be increased to 300 pcf. The passive equivalent fluid pressure diagram begins at the top of the footing; however, total lateral resistance should be summed only over the depth of the actual key (truncated triangular diagram). This value applies only to footings/keyways where concrete is placed directly against the trench sidewalls without the use of forms. If footings are placed on grade and then backfilled, the top of the compacted backfill must be horizontal and extend outward from the footing for a minimum lateral distance equal to three times the height of the backfill, before tapering down to grade. April 23, 2003 ASSOCIATED EARTH SCIENCES. INC. JDC/lb -KEOJJ 7381 -ProJtclSl'XXJJ/7JIK£1WP -W~K Page 19 Ironwood King County, Washington • Subswfac.ploration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations The friction coefficient for footings cast directly on the existing fill or native soils may be taken as 0.32. This is an ultimate value and does not include a safety factor. Since it will be difficult to excavate these soils without disturbance, the soils under the footings (if not pile supported) has to be recompacted to at least 95 percent of the above-mentioned standard for this value to apply. 13.0 FLOOR SUPPORT Concrete slab-on-grade floors may be used for the new buildings where the slabs are underlain by dense natural soils or structural fill. We recommend crawl spaces and structural floors be used where foundations are supported on piles, or rock trenches. A capillary break and plastic sheeting vapor barrier should be placed below slab-on-grade floors. The capillary beak material should consist of at least 4 inches of pea gravel, washed rock or other suitable material approved by the geotechnical engineer. An optional 2-inch-thick sand layer can then be placed over the vapor barrier to protect it during concrete placement. The floor slab can then be cast on top of the sand layer. This sand layer must be kept dry prior to concrete placement. Slab-on-grade floors should not be tied into the building's foundation but should be free to settle independent of footings. Floating floor slabs should contain significant reinforcement bar ("rebar") to reduce the effects of differential movement across any cracks that might develop. Due to the variable site conditions and floor loadings, accurate floor settlement predictions are not possible. Where little or no additional loading will be placed on the existing site soils, we estimate that settlement of "floating" slabs should be small. Differential settlement of the "floating" floor slab may also occur. As previously discussed, this can be reduced by the addition of rebar in the slab. The slab can also be leveled by the addition/replacement of concrete if settlement does occur. 14.0 DRAINAGE CONSIDERATIONS All exterior grade beams and conventional spread footings should be provided with a footing drain. Drains should consist of rigid, perforated, PVC pipe surrounded by washed pea gravel. The level of the perforations in the pipe should be set down approximately 2 inches below the bottom of the grade beam or footing at all exterior locations and the drains should be constructed with sufficient gradient to allow gravity discharge away from the building. Roof and surface runoff should not discharge into the foundation drain system but should be handled by a separate, rigid tightline drain. Both roof and foundation drains should discharge to a suitable point. Directed, point source storm water flows should be kept off of the slopes. In planning, exterior grades adjacent to walls should be sloped downward away from the structure to achieve surface drainage. Interceptor drains may be needed to cut off near surface ground April 23, 2003 ASSOCIATED EARTH SCIENCES, INC. JDCilb -KEOJ/738/ -Projeml':OOJJ7JIK£\IVP-\~K Page 20 Ironwood King County, Washington • Subswface .. ation, Geologic Hazard, and Georechnical Engineering Repon Design Recommendations water. The need for and design of these drains may best be determined in the field during construction. 15.0 PAVEMENT RECOMMENDATIONS Undocumented fill materials underlie some of the site. These materials exhibited varying densities and were observed to be relatively loose. As such, some remedial measures will be necessary for support of pavement in fill areas. · We recommend that new pavement sections (including gravel base and top courses) in existing fill areas be underlain by at least 2 feet of structural fill compacted to at least 95 percent of ASTM:D-1557. A pavement section consisting of 21/2 inches of Class B asphalt underlain by 3 inches of asphalt treated base (ATB) and 2 inches of 1 \4-inch crushed surfacing base course is the recommended minimum over the new structural fill or dense to very dense natural soils. This pavement section is typical for light residential traffic areas that do not receive heavy truck traffic. We recommend that an engineering stabilization fabric (AMOCO 2002 or equivalent) be placed over the stripped subgrade prior to placement of structural fill in existing fill areas. The fabric would provide separation of the new structural fill from the underlying silty fill, preserving the favorable characteristics of the more granular structural fill. 16.0 INFILTRATION POTENTIAL The site's infiltration potential is considered to be low due the presence of a shallow ground water table and rather wide spread underlying relatively impermeable lodgement till soils. There are small deposits of highly permeable recessional outwash and advance outwash on the site but these deposits often contained considerable ground water and were limited in extent. 17.0 DETENTION PONDS Two detention ponds are planned for the site. One is planned for the northeast site corner and one is planned west of the wetland near the north central portion to the site. The pond in the northeast site corner will be located primarily in advance outwash sand based on the soils encountered in exploration pit EP-22. No ground water was encountered in this deposit. Water stored in the pond, without any form of liner, would most likely migrate through the soil into the wetlands west of the pond location. A soil liner, meeting the below- mentioned fill embankment specifications, or a geosynthetic liner is recommended to reduce the amount of water migration through the underlying advance outwash sand if infiltration is not desired. At this location, advance outwash exposed in excavations may be prone to raveling and as such the inner pond sidewalls should be graded to no steeper than 3H: IV. April 23, 2003 JDC/lb -KEOJI 7JB1 -Projws\100317JIK£HVP -W~K ASSOCIATED EARTH SCIENCES, INC. Page 21 Ironwood King County, Washington • Subsu,ja.ploration, Geologic Hazard, and Geotechnical Engineering Repon Design Recommendations Exterior sides of the pond embankments may be graded no steeper than 2H: 1 V. Fill used in the pond embankments should contain at least 20 percent fines or soil particles smaller than the U.S. No. 200 sieve. The fill should also contain a maximum of 60 percent sand. The embankment fill should be placed at a moisture content approximately 2 to 3 percent over it's optimum moisture content and be compacted to at least 95 percent of ASTM:D-1557 to reduce in-place permeability and the potential for wetting-induced soil collapse. The advance outwash does not appear to have sufficient fines for pond embankment fill, however, site till soils may be suitable for pond embankments. Samples of the soils, slated for use as pond embankment fill, should be tested by AESI to determine if they have sufficient fines prior to construction. The pond located west of the wetland will be founded in weathered lodgement till over unweathered lodgement till based on the soils encountered in exploration pits EP-5 and EP-8. The till was generally over it's optimum moisture content for compaction and ground water was encountered 3 to 5 feet below existing grades. The till soils are anticipated to have low permeability rates and no pond liners are anticipated. Due to presence of shallow ground water the interior pond sidewalls should be sloped no steeper than 3H: 1 V. Exterior sides of the pond embankments may be graded as steep as 2H: 1 V. Fill used in the pond embankments should contain at least 20 percent fines or soil particles smaller than the U.S. No. 200 sieve. The fill should also contain a maximum of 60 percent sand. The embankment fill should be placed at a moisture content approximately 2 to 3 percent over it's optimum moisture content and be compacted to at least 95 percent of ASTM:D-1557 to reduce in-place permeability and the potential for wetting-induced soil collapse. The site till soils may be suitable for pond embankments. Samples of the soils, slated for use as pond embankment fill, should be tested by AESI to determine if they have sufficient fines prior to construction. All ponds should be constructed in accordance with the 1998 King County Swjace Water Design Manual. 18.0 EXISTING WATER WELL As noted previously, a domestic well is located on the property. If the well will not be used in the future, it should be properly abandoned. Specific standards for abandonment of wells depend on the type of well in question. The State of Washington Department of Ecology presents this information in a publication entitled Minimum Standards for Construction and Maintenance of Water Wells. The water well most likely will need to be legally abandoned by a Washington State Licensed Water Well Driller. Local health district and King County regulations may also apply. 19.0 PROJECT DESIGN AND CONSTRUCTION MONITORING We are available to provide geotechnical consultation as the project design develops. We recommend that AES! perform a geotechnical review of the plans prior to final design completion. In this way, our earthwork and foundation recommendations may be properly April 23, 2003 ASSOCIATED EARTH SCIENCES. INC. JDC/lb-KEOJ/7381 -Projms\20QJJ7J\KE\\VP-~K Page 22 lronwdod King County, Washington • Subsurface .ration, Geologic Hazard, and Geocechnical Engineering Repon Design Recommendations interpreted and implemented in the design. This review is not included in our current scope of work and budget. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundation depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this current scope of work. If these services are desired, please let us know and we will prepare a proposal. We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call. John D. Coleman, P.E.G. Project Geologist • Jon N. Sondergaard Jon N. Sondergaard, P.G., P.E.G. Associate Geologist Matthew A. Miller, P.E. Senior Geotechnical Engineer Attachments: Figure 1: Figure 2: Appendix: Vicinity Map Site and Exploration Plan Exploration Logs April 23. 2003 ASSOCIATED EARTH SCIENCES, INC. JDG/b -KEOJI 7JBI -Projrcw:OOJ/7J\K£\WP -\V:K Page 23 N & ~ ii ~ ~ ~ ::? n ~ I i ~ m11.M1~ fir"' , ....... ... '8 Associated Earth Sciences, Inc. li ~~ !a ~ ~ ~ 8 '-( J. . --. ,;'-.::-'l~-"'-/~"'_ ,. _--, y >/ _,-. ;, .. , ----• ---\ "--"-'-"-~ --:rv ---, ,, , r / · c' (. · r . ------\ ., ____ ,~---<,.-:-;J:,j,"'"'.,.y_/!.-' -: '"' : . ' "-: "'-.-" :•,;,--:;;' . /' " /J ''-, . ---,·----'~J-£;,,--'00 --:---,-,, J 1, c < · -, / ,' ; / . i---'-._ , " /;;::_:_~//r _; \ i ·,c_ : \ .. I ! .... -~--\--·'/. '· ~-•-q,\• ... -,----''-.·-+--. ---·"· -\ ! :·,:(···r-,.r,, ? "'-.:. '"'----~ -\ \ \ \ -. ,-;/, ~I -:'_ :r -'·,1 . . ,11.r.. • . -,-, .:;,,: ;, \ \, '. / .· ., !-.-•f..:_-,4 •• ' • • • J' ,) .I{,.\. . . ; ., ,·.s,; .. 1'· \ ':'-"-:I: -I . ,..-.:.... . . ..." ' : : ... , . ~"'~ .' \' . \ -·~~-~-~-~ ... _ .. ···"-.:,·, ' '. !r'rm , .... Pnntcd from TOPO• Ci992 Wild!lowtr Prod11;1ions (wwwtopo ~Ill) VICINITY MAP IRONWOOD KING COUNTY, WASHINGTON FIGURE 1 DATE 04/03 PROJ. NO. KE03173A ---------------------------------------------------- ~ vi 0 ~ 0 z ~ • ~ ~ .. 0.. • ~ ::; =o b; ;,/ ~ Well-graded gravel and ~.! 8 • 8~· ' GW gravel wit.d. little to "b' 0 • 0 no fines · a, .s. a ~m~=~~-~----------~ ~ ~ ~! 0 g O ; 0 1 Poorly-graded gravel ~ iij l~ ~~~~I GP and gravel with sand. 0 <,:f 00000 i o ~~~~; littletonofines ";ft. Z 0,000• ~ ! ~1~~~ IQ~ !l ,o. 1 'o.: .s .s 11"1,o a· a:i cq Q! •10 .101 O 'ii iZ?.J9 I~ ::; a: .. ~ • ~ <fi.z' '7 !!! ,. '27 Silty gravel and silty GM gravel with sand Clayey gravel and GC clayey gravel with sand Terms Describing Relative Density and Consistency Coarse- Grained Soils Fine- Grained Soils Density ·•Tl2l blows/foot • Very Loose o to 4 Loose 4 to 10 Medium Dense 10 to 30 Dense 30 to 50 Very Dense > 50 Consistency Very Soft Soft Medium Stiff Stiff Very Stiff Hard SPT121blows/foot Oto2 2104 4108 a to 15 15 to 30 >30 Test Symbols G = Grain Size M = Moisture Content A = Atterberg Limits C = Chemical DD = Dry Density K = Permeability ! ~ i5 ~ c: t::::::::::i Well-graded sand and -u.~ e: ;::::::::::: sw sand with gravel, little :.: ~~::;:::;:;:l to no fines Descriptive Tenm Boulders Component Definitions Size Range and Sieve Number Larger than 12' !I) if~::::::::::J Cobbles Gravel 3' to 12· 3' to No. 4 (4.75 mm) 3' to 3/4' ~ ! ~i > 1 sP ~~ I ? 1 ~~ ~>1.1_·1 ii Poorly-graded sand and sand with gravel. liltle to no fines Coarse Gravel Fine Gravel Sand Coarse Sand Medium Sand Fine Sand 3/4' to No. 4 (4. 75 mm) No. 4 (4. 75 mm) to No. 200 (0.D75 mm) No. 4 (4.75 mm) to No. 10 (2.00 mm) -.. ~ 1.I .1 SM ::. ~ ..... I r . i Silty sand and silty sand with gravel No. 10 (2.00 mm) to No. 40 (0.425 mm) No. 40 (0.425 mm) to No. 200 (0.075 mm) ~ 0.. ~ .i:f-i:.i "' .;_.;;.;__,;;.,;.:._--1,. __________ ~ Silt and Clay Smal!er than No. 200 (0.075 mm) ~ 'C " " en !~ •. ··.·.·. ·. ·. sc Clayey sand and 1-(-,-> E-s-ti_m_a-te_d_P_e_r_c_e_n_t_a_g_e ____ M_o_i_s_t_u-re_C_o_n_t_e_n_t ____ --4 W, clayey sand with gravel Percentage by Dry • Absence of moisture. : m Component Weight dusty, dry to !he tcuch 111 S,lt. sandy silt, gravelly silt, Trace <5 Slightly Moist -Perceptible ML Few 5 to 1 o moisture 5l ' . ) silt with sand or gravel Little 15 to 25 Moist -Damp but no •i,s,tle c: ' I t ~ , : . , With • Non-primary coarse water ~ i -Clay of !ow to medium constituents: ,2::. 15% Very Moist • Water vis1t:le but ~ ~ ·11· plasticity: silty. sandy, or • Fines ccntent between not free draining -- ~-·_=_E ··~· CL gravelly clay. lean clay 5% and 15% Wet -Visible free water. usually _ -from be!cw water table en :g .§-... L,_-_-__; t:-=-= OL ---L_--. Organic clay or silt of low plas:1ci~/ Symbols 81owsi6" er Sampler . ponicn of 6" Tyr::e / ; t:las:ic silt, ctayey s1it. silt 2_0• 00 ., Samoter Tvpe C:iatcmacecus fine sand or 0i ~ -,,, ~ Camenr grcut ~ surface seal 5en1or:i1e f•J seal : MH with micaceCL;S or Sptit-Sc~r/cn 7Jl ~ Description silt Sampler J 3.04 00 Sptit-Si:ccn Sampler M-W,l;..-$l!l..---------l iSPn i 3.25' OD Sr:;lit-Spccn Ring Sampler '" Clay ol high plas:ic:~,. I 1t: .::~ F:1ter pacK with c•> r:· ::·J ~1ar:k casing ~: :·· sec:1on 1 f Bulk sample ., ,,,. CH sancy or gravel Y c!ay. at 1 3.0' OD Th,n-Walt Tute Samr::ler -1,1.1r c:ay Wt{h sand or bravel ~ {incluC1ng Sheiby rut:e) CLU.l.<..--L----------1 Grab Sample ~ @J Pcrt1cn net rec::vered f;jf('?, Or~anic clay er silt of f;,ff~J) OH meci1..m :o l"',i!;h ;ii Percentage by er, we1sn1 ] Sc:eened cas;r.g or HyCrc11p :1th rnter pad< :.:--CC.JP 1~1 Ce~th cf Grct.:rc .... ater ~:~/!.,~ ::, f:las::c:ty :21 (Si'n S1andard Per.etra11cn rest 1---'---.::.,-'-'.,....:;.._..L----------, (ASTM 0-1 S86) ~ ?eat. :nwck anc ctr.er :31 in General Acccrcar.ce w1tn ~ A iO :::1 At :1rr.e cl Cril!ir.g ~ Static ·Nater :eve! ;cate) :::.:::::::E:: PT r:ii;;r.1y crgar:1c scils Standard Prac:1ce !er Cesc:;:ricn _.... .. ;§: and 1cen11ficat1cn cf Seils (ASTM 0-2488) isi C.::rr.b1r.ed uses syrr.ccis used ~er fines between 5:-'o Jr.C 15% C:ass,ricauons ,:I sc1is n :~,s te::crt are ::ased en ·,1sual ~eld a~C/cr iaccratory cbservations. whJCn ;nc!uC:e cens1ty/ccnsi$tency, moisture c::n01llcn. grain size. and pl.asllc:ry es::ma:es Jrc s~ci.;iO ~ct ::e :::nsU\Jed :c .rr~ly ~eto er taeoraicry testing unless presented riere1n. Visua~manual and/er raoor.ncry ciass,fic.:uien 2 meuiccs cl AS7i,1 c-::.:a; arc ~-::.:es ,.ere usea as an c:en1,fic.31JOn guide for :tie Urufted Sod c:ass1ficat1on Sys1em. 9 1====================================================== .: Associated Earth Sciences, Inc. FIGURE t ~ ~ ~ ~ ~ Exploration Log Key A-1 j _______________________________ _ LOG OF EXPLORATION PIT NO. EP-3 g This log is part of the report rl"epared by Associated Earth Sciences. Inc. (AESI) for the named e,roject and should be ,5 read together with that repo for comtete interpretation. This summary a~plies only to the loca ·on of this trench at the 0. time of excavation. Subsurface condi ·ans may change at this location wi the passage of time. The data presented are m 0 a slmplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil 1 Weathered Till 2 - Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 Till 5 -Dense to very dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 6 - 7 - 8 - 9 - 10 11 - Bottom of exploration pit at depth 10 feet No caving. Moderate (2 to 3 gpm) seepage of at approximately 3'. 12 i 13 14 i 15 16 i I 17 18 ~ I ! I 19 I ~----------------------------------Ironwood -. ~ ~ 0 i;' Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~[!j~ Project No. KE03173B April 2003 ~ ---------~--------------------------- 1 - 2 - 3 - I I LOG OF EXPLORATION PIT NO. EP-4 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till Medium dense, moist, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) Till 4 • Dense, moist, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. 5 - 6 - 7 - 8 - 9 - 10 11 - 12 - 13 - 14 - 15 - 16 - 17 ~ 18 19 I Bottom of exploration pit at depth 10 feet No ca\/ing. No seepage. ij-------------------------------lronwood King County, WA § ~ Associated Earth Sciences, Inc. ~ Logged by: JDC ~ l:iii!! f'lliil ~ ~ :;: Approved by: ~ ~ ~ ~ ~ Project No. KE03173B April 2003 ~-------------------------------------------- I LOG OF EXPLORATION PIT NO. EP-5 g This log is part of the report rfrepared by Associated Earth Sciences, Inc. (AESI) for the named ffiroject and should be a read tqgether with that repo for com~lete interpretation. This summary a~plies only to the loca ion of this trench at the " time of excavation. Subsurface condi ·ans may change at this location wi the passage of time. The data presented are 0 a simptfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 1 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to 2 - coarse, subrounded gravel, few organics as roots. (SM) 3 Till 4 - Dense, wet, light olive-gray, nonstr~tified, fine to coarse SAND, little silt, little gravel, trace subrounded cobbles. 5 - 6 - 7 - 8 - 9 - 10 11 - Bottom of exploration pit at depth 10 feet No caving. Very slight(< 1 gpm) seepage below 3'. 12 - 13 - 14 - 15 - 16 - 17 - 18 -! ' ' 191 i-------------------------------------------- "' Ironwood } § ~ 8 g Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~~~ Project No. KE03173B April 2003 \! ___________________________________________ _ 1 - 2 - 3 - 4 - 5 - 6 - 7 - 8 - g - 10 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - • • LOG OF EXPLORATION PIT NO. EP-6 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that report for complete interpretation. This summary appHes only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till Medium dense, moist to saturated, light olive-brown, nonstratified, silty, fine to coarse SAND, few organics as roots, few fine to coarse, subrounded gravel. (SM) TIii Dense, saturated, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. Bottom of exploration pit at depth 10 feet Moderate caving. Very heavy (5 to 10 gpm) seepage below 3', ~------------------------------ Ironwood I § ~' 8 ~ Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~~~ Project No. KE03173B April 2003 !;1 ___________________________________________ _ 1 - 2 - 3 - 4 - 5 - 6 - 7 - B - 9 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 19 - • • LOG OF EXPLORATION PIT NO. EP-7 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a slmplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) TIii Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, ' subrounded gravel, trace subrounded cobbles. · Bottom of exploration pit at depth 10 feet No caving. Very slight (<1 gpm) seepage below 4'. ~--------------------------------------------.,; Ironwood ~ :ii n ~ Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~~~ Project No. KE03173B April 2003 !,! ___________________________________________ _ 1 - 2 - 3 - 4 - 5 • • LOG OF EXPLORATION PIT NO. EP-8 This log is part of the report prepared by Associated Earth Sciences. Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few organics as roots, few fine to coarse, subrounded gravel. (SM) Till Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, 6 -subrounded gravel, trace subrounded cobbles. 7 - 8 - g - 10 11 - Bottom of exploration pit at depth 10 feet No caving. Slight (-1 gpm) seepage below 5'. 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - ~-------------------------------- Ironwood ii'. " :;; . ~ g ii: Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~[!j~ Project No. KE03173B April 2003 ~-------------------------------------------- r LOG OF EXPLORATION PIT NO. EP-9 g This log is part of the report Jrepared by Associated Earth Sciences, Inc. (AESI) for the named eiroject and should be t read tqgettier with that repo for comftlete interpretation. This summary a~plies only to the loca ·on of this trench at the .. time of excavation. Subsurface condl ions may change at this location wi the passage of time. The data presented are Cl a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 1 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to 2 - coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 - Till 5 -Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, 6 - subrounded gravel, trace subrounded cobbles. 7 - 8 - 9 -'- 10 11 - Bottom of exploration pit at depth 10 feet No caving. Very slight(< 1 gpm) seepage below 4'. 12 - 13 -' 14 - 15 - ' ' 16 -I ! 17 - 18 - 19 - ~---------------------------------------------- .,; Ironwood I § ~ ~ 0 .. ~ Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~[!j~ Project No. KE03173B April 2003 ------------------------------------- LOG OF EXPLORATION PIT NO. EP-11 g This log is part of the report ,rrepared by Associated Earth Sciences, Inc. (AESI) for the named eiroject and-should be % read together with that repo for comnlete interpretation. This summary a~plies only to the loca ·on of this trench at the " time of excavation. Subsurface condi ions may change at this location wi the passage of time. The data presented are 0 a simplfication of actual conditions encountered. DESCRIPTION r-Sod and Toosoil r Fill 1 -Loose, wet to saturated, olive-gray, dark brown, and dark gray, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded to subangular gravel, few scattered concrete rubble and 2 -boulders to 30" in diameter, few organics. (SM) 3 - 4 - 5 - 6 - 7 - 8 Weathered Till 9 - Medium dense, saturated to wet, mottled, light olive-brown, nonstratified, fine to coarse SAND, little silt, few subrounded, fine to coarse gravel, trace subrounded cobbles. (SM) 10 - 11 - 12 13 - Bottom of exploration pit at depth 12 feet Heavy caving throughout moderate (-2 to 3 gpm) seepage below 3'. 14 - 15 - 16 - I 17 - :: i i-------------------------------- Ironwood King County, WA ;;: '-' ~· 8 ~ ~ Logged by: JDC Approved by: Associated Earth Sciences, Inc. ~~~[!I~ Project No. KE03173B Aprll 2003 !;/ ___________________________________________ _ r I I 1 - 2 - 3 - 4 - 5 - 6 - 7 - 8 - 9 - • • LOG OF EXPLORATION PIT NO. EP-12 This log is part of the report prepared by Associated Earth Sciences, lnc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION ,Sod and Toosoil FIii Loose, wet to saturated, olive-gray, dark brown, and dark gray, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded to subangular gravel, few scatt_ered concrete rubble and boulders to 30" in diameter, few organics. (SM) -') / , , .,, ',: a // r 10 -l-~~~~~~~~~~~~~~-R~ec_e_s_s7lo_n_a~l~O~u~t-w_a_s~h~~~~~~~~~~~~~~~ Medium dense, wet, tan, weakly stratified, fine to medium SAND, trace silt. (SP) 11 - 12 13 - 14 - 15 - 16 - 17 - Bottom of exploration pit at depth 12 feet Moderate caving throughout. Very slight (-1gpm) seepage below 6'. ij--------------------------------------------.; · Ironwood Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~~~ Project No. KE03173B April 2003 1 - 2 - 3 - 4 5 - 6 - 7 - 8 - 9 - 10 11 - 12 - 13 - 14 - 15 - 16 - 17 - LOG OF EXPLORATION PIT NO. EP-13 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tqgether with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION ,Sod and Toosoil FIii Loose, wet to saturated, olive-gray, dark brown, and dark gray, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded to subangular gravel, few scattered concrete rubble and boulders to 30" in diameter, few organics. (SM) Recessional Outwash Medium dense, wet, tan, weakly stratified, fine to coarse SAND, little fine to coarse, subrounded to rounded gravel, trace silt. (SW) Bottom of exploration pit at depth 10 feet Minor caving throughout. Slight (1 to 2 gpm) seepage below 1'. r ~--------------------------------------------~ Ironwood i King County, WA ~ " ~, 8 ~ ~ Logged by: JDC Approved by: Associated Earth Sciences, Inc. ~~~~~ Project No. KE03173B April 2003 \/ __________________________________________ _ r • • . LOG OF EXPLORATION PIT NO. EP-14 g This log is part of the report rrrepared by Associated Earth Sciences, Inc. (AESI) for the named eiroject and should be % read together with that repo for comll'ete interpretation. This summary ~plies only to the loca ·on of this trench at the " time of excavation. Subsurface condi ·ens may change at this location wi the passage of time. The data presented are D a simplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil Recessional Outwash 1 -Medium dense, moist, tan, weakly stratified, fine to coarse SAND, few fine to coarse, subrounded to 2 - rounded gravel, trace roots in the upper 4'. (SW) 3 - 4 - 5 - 6 - 7 - 8 - g - 10 11 - Bottom of exploration pit at depth 10 feet Minor caving throughout. Slight ( 1 to 2 gpm) seepage at 10'. 12 - 13 - 14 - 15 - 16 l I 17 J I 18 i 19 ~----------------------------------------------,,; Ironwood § ~ ;; 0 o'. ~ Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~ia~l!i~ Project No. KE03173B April 2003 !;i ______________________________________________ _ • • LOG OF EXPLORATION PIT NO. EP-15 g This log Is part of the report xrepared by Associated Earth Sciences. Inc. (AES!) for the named Rroject and should be 5 read tqgether with that repo for comftlete interpretation. This summary iplies only to the loca ion of this trench at the " time of excavation. Subsurtace candi ·ans may change at this location wi the passage of time. The data presented are " 0 a simplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil 1 Recessional Outwash 2 - Loose to medium dense, wet, tan, weakly stratified, sandy, fine to coarse, subrounded to rounded gravel, trace silt. (GW) 3 Advance Outwash 4 - Medium dense to dense, wet, mottled tan, stratified, silty, fine to medium SAND grading to hard, tan, sandy SILT. 5 -' 6 - 7 - 8 - 9 - 10 11 -Bottom of exploration pit at depth 10 feet Moderate caving throughout. Heavy (5 to 10 gpm) seepage at 3' to 5'. 12 - 13 - 14 - 15 - 16 - 17 - 18 - I 19 - ' I ~-------------------------------------------- !! Ironwood ~- s :;: ~ Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~~~ Project No. KE03173B April 2003 !.! ___________________________________________ _ I : M 8 N ,,; i ;;: " ;,; M ~ ;; 0 M "-~ u ~ 1 - 2 - 3 LOG OF EXPLORATION PIT NO. EP-16 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the lime of excavation. Subsurface conditions may change at this location with the passage of lime. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil Weathered Till Dense to very dense, moist, light olive-brown, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace roots, trace subrounded cobbles. (SM) Till Very dense, moist, light olive-gray, fine to coarse SAND, little silt, few fine to coarse, subrounded 4 -gravel, trace subrounded cobbles. (SM) 5 - 6 - 7 - 84--------------------------------- 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Bottom of exploration pit at depth 8 feet No caving. No seepage. Ironwood King County, WA Associated Earth Sciences, Inc. Logged by: JDC Approved by: ~~lffl[!irj Project No. KE03173B April 2003 LOG OF EXPLORATION PIT NO. EP-17 This log Is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplficatlon of actual conditions encountered. DESCRIPTION r-~S~o~d~a~n~d=-T=oo~:s,!!o~i!...I ______________________________ J- 1 - 2 - 3 - 4 5 - 6 - 7 - 8 - g - 10 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - Fill Loose, wet. olive-gray, dark brown, and dark gray, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded to subangular gravel, few scattered concrete rubble and boulders to 30" in diameter, few organics. {SM) Advance Outwash Dense to very dense, wet, weakly stratified, fine to coarse SAND, little fine to coarse, subrounded to rounded gravel, few silt. {SM) Bottom of exploration pit at depth 10 feet Minor caving in the upper 5'. Heavy (5 gpm) seepage below 4'. .. ~-------------------------------Ironwood ;: " ~ 8 ~ ~ Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ml~~~~ Project No. KE03173B April 2003 -------------------------------------------- ., 1 - LOG OF EXPLORATION PIT NO. EP-18 This log is part of th8 report prepared by Associated Earth Sciences, Inc. (AES1) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil Fill Loose, wet, olive-gray, dark brown, and dark gray, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded to subangular gravel, few scattered concrete rubble and boulders to 30" in 2 -\diameter, few oroanics. ISM\ r Weathered Till 3 -Dense to very dense, moist, light olive-brown, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace roots, trace subrounded cobbles. (SM) 4 - 5 Till ., Very dense, moist, light olive-gray, fine to coarse SAND, little silt, few fine to coarse, subrounded 6 ~ gravel, trace subrounded cobbles. (SM) 7 - Advance Outwash 8 -Very dense, moist, light olive-gray, gravelly, fine to coarse SAND, trace silt. (SW) 9 - 11 - 12 - 13 - 14 - 15 - Bottom of exploration pit at depth 10 feet No caving. No seepage. i------------------------------ lronwood a'. . King County, WA " ~ Associated Earth Sciences, Inc. -Loggedby: JDC ~ ~ ~ ~ ~ 8"' .... Approved by: Project No. KE03173B April 2003 ~-------------------'--,------------------------- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 LOG OF EXPLORATION PIT NO. EP-19 This log is part of the report prepared by Associated Earth Sciences, Inc. (AES!) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil Advance Outwash Dense to very dense, moist, weakly stratified, fine to coarse SAND, little fine to coarse, subrounded to rounded gravel, few silt. (SM) Bottom of exploration pit at depth 10 feet No caving. No seepage. ~---------------------'----------- i § ~ a ~ g Logged by: JDC Approved by: Ironwood King County, WA Associated Earth Sciences, Inc. ml~~~~ Project No. KE03173B April 2003 -------------------------------------------- • r J I I LOG OF EXPLORATION PIT NO. EP-20 g This log is part of the report rrrepared by Associated Earth Sciences, Inc. (AESI} for the named Rroject and should be = read together with that repo for comRlete interpretation. This summary a~pties only to the loca ion of this trench at the C. time of excavation. Subsurface condi ions may change at this location wi the passage of lime. The data presented are " 0 a slmplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil 1 Advance Outwash 2 - Dense to very dense, wet, weakly stratified, fine to coarse SAND, little fine to coarse, subrounded to rounded gravel, few silt. (SM) 3 - 4 - 5 - 6 - 7 - 8 - 9 - 10 11 - Bottom of exploration pit at depth 10 feet Moderate caving. Heavy seepage below -5'. 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - I i ' ~----------------------------- Ironwood ii: " ~ ;;; 0 ~ Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. mia~r11~ Project No. KE03173B April 2003 \;! _____________________________________________ _ I 1 • I LOG OF EXPLORATION PIT NO. EP-21 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil Weathered Till Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to 2 -coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 - 5 Till Very dense, moist, light olive-gray, fine to coarse SAND, little silt, few fine to coarse, subrounded 6 -gravel, trace subrounded cobbles. (SM) 7 - 8 9 - 10 - 11 - 12 - 13 - 14 - 15 - 16 - Bottom of exploration pit at depth 8 feet No caving. No seepage. '-., ij-------------------------------------------- '!! Ironwood § ~ ~ a g Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~·~~a Project No. KE03173B April 2003 !;! ___________________________________________ _ • --------------- I • ,.------LOG OF EXPLORATION PIT NO. EP-22 g This log is part of the report lepared 1/Y Associated Earth Sciences, Inc. (AES!) for the named groject and should be 5 read together with that repo for comRlete interpretation. This summary aJplies only to the loca ·on of this trench at the C. time of excavation. Subsurface condi ·ens may change at this location wi the passage of time. The data presented are Q) 0 a simplfication of actual conditions encountered. DESCRIPTION Sod and Topsoil Advance Outwash _-r--1 -Dense to very dense, moist, light-olive brown, weakly stratified, sandy, fine to coarse, subrounded 2 - GRAVEL, grades to light olive-gray, fine to coarse SAND, few subrounded to rounded gravel, trace silt. (SW/SW) 3 - 4 - 5 - 6 - 7 - 8 - 9 - 10 11 - Bottom of exploration pit at depth 10 feet No caving. No seepage. 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - ~-------------------------------------------.,; Ironwood ~ ~ 0 ~ Logged by: JDC Approved by: King County, WA Associated Earth Sciences, Inc. ~~~~~ Project No. KE03173B April 2003 ii __________________________________________ _ ';----=··'-~---~•1-------•r------------. 1r------1 0 L ! ! ( 15 11• ·"' " W:NARY 14 T ... r..l ST :_,';',:',' i I L __ IUC R o-.w• :1.::l.l:t -sf. "' "' 6 z C -,_ '-z z ~ a-p;PLATTE:l C. u 0 C, >-z r-:Z 0 ~·" ./\ . .,. .. AAIW !D ·~f;· 36 a.H1 ... ,. OEX-HOUSE O<·""'-' EX-GARAGE C:.i ----..___; E:< -9 ARN £ SEAS0.NAL STREAM CLASS 3 f.-/ ~a,m, ,.,. -~ .• ,+---'' J,-..,.... . ...• fo \ ·~-..... ,(. &_,;;::-·Ji • rrr < 33 , I Q , ~, ! ,.~-.• g I 1.-;.~·c,· 'i~ 32 .. ~ J I '·"" .,. 1;Lz-t] I 1,, ;..~,..1 ;I 30 ' ..... ...,). E~Sl:i..E~ 37 t I I ~~;2 1.! -· ;,.: / !I ,.11,: :,i, ~1·2 ,._, ! ! -/ • a1 · --.,. --. ~,~ ir, ... ;t; .. • . ~ 38 / /. e 11 · / I ,.), ~.;·i·}' 1· ).j }.ti~ ... / :-. / } ..... -~. ~-:'& ~!:\'!j< //:;r,~-~~-~' II ~--·co·____J / \~ -,a~·~··ll~-,· /. /;' . --. / ,U(W~ .6-,:<J'O'<-" /sir 39 / / .A.NW!] ~:,.,,,c •;•· "!3AI' •I..J I/ 1=,1,l Lt. .,. L 1 28 1c / • ./1 "'"' ew -~s~c c,.,, 1 // "1, • ! 1 1 ~:.01/1 f ; .,.. ,u;.., J $~=-"""'-.!) °311!-1 :.,;;-I' • ' ' ..... '• l / ,:,l!C'~,.sco ~EL:i.tlNAR "' -,U(W JO c:t. Y -r:> :;-.t -/ 11 ->• -~ t. -~-· .,.. ~·/ ~thr,ooo' l_l I J 4,0" :~99,. :: 1 1 . -t 1.. I, \ .,Ne ccx.;Nrr 'pi~ .. ,.: .. ~ 27 ,\ \ i.....:. .~--. \4 . • I ~ ~~~ o.!. ---··~-\ 1 I .f ~:,oJ .. , ;,; 1 ) , ~., .1111• .. ... ,. ~-. ... , .\HW 8 -· . " .,.,, 11 fol8870],: All~ 12 ,.,.. .. 13 187821:1: '>" .,..,.-Z• " ...,. ...... ~~ ·-:},. TR,\CT A WEiLA.ND t':'FE 1 I " .;/ "~,__, ' ;-2:-· -:::._-_-· =--~, ~ -") ·'---w :.L_ ) f\ ! -"--~ ·'.X)· ---• , .,... ,II j \ / .. _ ,l:i A -. ~, :,J ... ,,, <0'--2 . "'7~"; '1:• "'C!•R :.•L ~ :.:.-s. ::F ""IY ::,:,. -,;;; s. :-,•,:::~_:...,:~- -:-c =:: F '-:...::: I \ ' ... ., . , ·--·-.. -··'-...__.,,,..,__ ~ ''-·""" LEGEND ...... " 57 ,u,,a:~us. ~~-z - UJ,524 :..I. ..... i,HW 65 _,. _).:::.= ~•'-' ,.,...u _., 10Ul'fJ 31•" I' •.7 s. '$ USE: _./ -.,...~. / ..,, ~ -' . . /j I' 1 ~,R CT •~ ,OR~. E 1 -"'"S;.:u .. 11-. ~-~/- 7;'.3-----·---_/' ·-:,c> '!'}.-;• . _ __..,, ... " .. ~-,, ,:, _./"----;,--~,:::::::_ ) ~_j;, ... , - ~ /' .;;,V... . -,.. ~·")'./~~" ;> '\ TRA,:..T .~ " ' "~ ,, ,__ I / ---,,_,,;-,;:'"" , / / .o,--,// ---~ I .""--1· ~ :1~ 6 9 :I. ~4--.c-·-=- =.::::r:::,":\cc-.-.. =-., ... .,. ~~~ ,:,.r. ~a!:-:::._., , : l '""''m lil()CJWEMT ·™ 1/tf' """" -o•. 1.0 fl '"' ~/kl -.I I rr ___ r--1 : :J J 111 !I I jwl, I I "',1 ; w•I, >'i \ <,1 i :1 i I :c ;: ' ~;I! ~;11 1-r[L;"'- i !1 I i ii! i 11 I ! l\f\- N A 0 .. 100 0 EP-12 • · Approximate location of exploration pit CJ Approximate location of fill soils j Reference: Core Design, Inc. (!01 Approximate depth of fil! in feet ""' f Associated Earth Sciences, Inc. SITE AND EXPLORATION PLAN FIGURE 2 ~ ~ M fllfq ltiiiJ ~ IRONWOOD f ~ ~ ~ L..:11 ~ KING COUNTY, WASHINGTON 8 DATE 04/03 PROJECT NO. KE03173A '\ "'" ------____ ,,,. -------- ______________ ..:.,_ __________________ .;...... ____ _,,.. ___ ....;. ____ ;_;S::..:E:.:C:::.·-=:1.::0!.., _T:..·.:.;W.:..:'P.....;·:....:2::.;8.::;.:'N:..:.:,..,:....:.H;..;(j::."J::=-. _o~c~~,~w:4~Mii ~-:------~-----t:-----------------------t!-------------------------------rl='t11 .Tl"TTI"T"i "! '· I f ,• ,• . ,,,--,,--S> • --- '· I ,, i~ ,• ,: ,· ,. ,, 1: ,: ,, '• '• ,, c.. • 1~ :; ;: ! s ,, \ I Notes I. All anerte &tructurea wrll be ra.naved <" ' SCALE: 1 •• 60' -- Stephen ' ' , .. ' • . J I I :.,; , I o I , ' -' . ' -I , ! , , I -! . 1--J,-,.j--j--j--j--J--,-I-'-+ . t . . ·-,. ' ' 'i , I ' ' '" ' I ' I ' I ! ' I I I ' I I ! -I I ! I ! 'S ()la\' 'S'1'm. -i t ,HP--)·--.\ \\-~ ~_! ' /~~> ' I . ·:: . ' . . ' ' ·_: . . ' :;:--/ . \:...-y~:-i, ~-f"~Jii'-~~~s;-~ ,;-~-:.::i· ff--------...l.. -' ·. . ' ' \ \ \ 1' I -o ~'A : ---: 1----~m,J----------.--r ------.----~-----\ f .,_ _-r'\_ , tiw1;/ ' , . · I -, • • -w-;:..--·-. ··=,. -"4-; SE 116TH ST 1 · -~---A -.. • I 1· ......... ' -,\ '"' --.....--:-_, -------+----.-. ,,.. -- I ZONI -, __ . "'.;;;;. ____ ,., I ·-·1"' -., , I i ,.- 1 ' . : I ' ' I I ., ' ' ' ' i I ' i ! I ' • • 10 I I I \ \ \ ' I \ I \ I I I I F,OIJN[t +•. CONCRElE MONU>.IENT "lH 112· COPPER PIN D'i'IN. 1.5 IN . CASE .-'----t°ij I _· 0 "' ,ri m • I l _, .'.,. '•, ' Owner ··Rick. t!r. ,-Debra L: Crull · 11e1::1 l-'i'et.h Av""'ue S.E. _ Rent0/1, wa ~1n9 ton SIW55 ' ' . ' i. ' . I. I ·-1- _--At,?~licant/Dev~loper ·· Nartnuard Home• , ·-•: · · · · l!:>60, f40th Ave. N.E., · Suite 112)12) 6911euve, . waehh19tah 90012)S i '-:' (_ (425)'.141-1126 eonta1ct, Pa'trlck. Gllr~ . ' ' :. -•. _.-. 5urye~or /En:gineer /Flanner Care,:De&lgn, Inc. · . , . 141u . N.E. 2etti Place · · 5ulte 11,z,0 , • . -I ' ., Tax Parcel Number Legal Description ~~:1/1~!:!~~~i~~~~Jc.- . COUNTY RECORDING NO. 16061~632, ·· IN KING COUNTY, WASHINGTON. I" ~ Datum: NAY!) 00 FER arr Cf RENTON 1. Contour Interval: 2' 6elle-_;..ue. Ula&htngtan ee.zll2)1 ·, . , , _ ~~~-Jt~ J. Sd-rer, pJL .s. (5urv~ar > Ben Chm ark. , . Jlrn Olaen. PE. <Eng fneer> BENCH MARKS FER CITY OF RENTON .· : . . Lare -Ha.111ansen (Planner) SURVEY ON 'NAVCI 1988 DATUM ' . I ., i· ' ' ' . . . nel3 I-~ Av&1us S.E. I : ' ' • ; R<,ntc,n, Ula&hlngton 6!3055 '. I • ·"· i ' \ : q -~ ,T·· ' - ' . ' i',. ' ' ' : ' ' ,.- !' ' --~ Site 5tatis t1 ics ·.- . US.'hESr t.. Rl>.t ,501.8 ' ' ·. · Exf&trng Zoning Clao•fflc;:atlan ' . ' i I . i . ' . ' I d ' ' . • i . I ,',' . I I ' i . ! ' .[ ' ' ' : : GREENWOOD • CEMETERY 16 PJ"l612)1 • CHISELED.· tt IN SE .. CORNER CONCRETE MAILEIOX EIA$E, W. SIDE 142ND AYE. S.E. OPPOSITE HOUSE • 120.14 . EL,. 412.66 OR 144:066 METERS> . • ' . . PT"2119 • BR.ASS SURFACE DISK AT . . . INTERSECTION S.E. 128TH ST. ~ 142ND AYE. S.E.. · EL 426.42 OR (129.914 METERS) R-4 14.112) ACRE APPROX. 41 41 , 15 . z "' . :; . ' ' z C, > ·;,i '" "' 'SE 128TH ST, 14-• (/) z 0 (/) > w a:: I i ! ' ' ·:. l '" ' . • r :_.··. i- i . ' .-·-1-· '. ' . i ' ' ' ' ' .. ' ' ; •· ' -I - • I . ' ' ' ! -' ' i ). ' ' -,._ ' • t, •l -:. --,. I 4 -,. ' ' 'i • I -....... :~- i ' I ' ' . I ' ' I ' i -' : ,, • ' ,t ·-·. ··-·· ....... , ·' (.rj . (:) i\ I I • , · )( -2: ·.·1 :,_ .. . ·a I - ·-LU ):. ' lJJ. ,., ' -·-__ ··~:;:- ~}, ' z !{· __ -_ ' ·It;., ' (! ' . ' ' I ' ' ', . ' ' ;' . i fS ! --~ Ft; ·:;; . ,,I"' ~ . ~ ·~-··-, c5 ,.._ :::s z • 'c:i!s:i :-~~ . C\j . :i: ·, ·_. :::.: ";· ... --:·kl Q)t C\i . ,.--... LI N... ·~ -,. ' 1'C "--o· ! .. .:r . l ~i;..--9- --~ ' ' I i '' I • I I· - I ' ' I ·i . . ' ' ,_ ' i i I I i , I I I ' l i vi · . ,-0 20EA 1,\ .p'o .... A . I ., FOUND z• DIAMETER CONCREIE MONUMENT ·-W/T:1\0:; OWN. 1.6 IN CASE · \ \ j \ I I . ~J,'I 10111 . i ', 'i ! + i I . ' I , I ::::,..1 ' . -• '.:4-,. ' ' --~ . 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' .-..• i!i,W ii! @'rti !j;jj .......... ---·.·1f.1 \H ill& ·. ; ; __ _, / / ,tRAar £ 1' ,'FUTURE · :DEl/tLOPMENT ' . ' / . ' / / ! , / ··"·········· ,, :? I ( ' • / \ ,,"' .• ,· ' ,;::,·-., ., ' ·" ... '· ! ' "····· .....• .... ,, • ,' I i , ! ,, . ... ,. ·-r' . -· --. / / ; ., ,• .. / ,/ ., ,. ~· \,. ·, ;v •, '•,, -.. \ \' \'. \ '¥'' ,,,. _ _,.. .. ' . ·, . ' .; / / "' , / ·" • • ,• ., / . \ r ', / ,, ..,, • ·, • •. ' • . \\ ,.,\ I .. .-{ .. f \ •. ,, . 'V" ., / I ! • • / j I I / I I • / / . ,, .. / / .. , /' • I .. , I "{ I • ', . ' /,} / 'i ; I • i ' ' / i / ' "// --tPtH( ' I / I ,, ' .. / ;.,... ' . \ ' ; V ,, ,, -' "' ' ·,,. ' J'... , i f'V 'Y PRELIMINARY:PLAT OF'ROSEMONTE·, ~ PROPOSED 'SEM:'R PUMP iSTA nDN, ' , ' "' ' T . ·---., / 1 • \ ,,;-~ <pi ~;; '• ,, .•. ' I ...... 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' ,, ' \j \ ] ', ; ' ' ''1 ' / , / SCALE: 1" = 60' ... ~o-----30,.,·---so 120 ''•,.~ '• / I SE 120TH ST (C) 2006 TRIAD ASSOCIATES ~ T ........ ASSO-C~IATES 12112115111 Ave NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.oorn • • Land o e vs lopme11 t. Co us tilt ants • • !il GERRY F. BUCK. AICP PROJECT MANAGER NICK A Y/NGER, PLS PROJECT SURVEYOR REBECCA S. CUSHMAN, Pf: PROJECT ENGINEER PROJECT LANDSCAPE ARCHITECT FIRST SUBMI'ITAL DATE: APRIL J, 2002 HO!IIZ.: 1"=60' VERT,:N/A SCALE: EXPIRES, 11/15/03 STAMP NOT VAUD UNLESS SIGNED AND DATED lOB NO. 01-047 SHEET NO. 2oF2 ' -···. ,' -- .,/ -- / i / -,, _,.... .. --' / / / . / / / i ' _,/ •' ,, ~·, • 'i, . /' f . ..'r , •. -_l:· ,.. .. ,.. ' ,, - / , , / / / ' , / ' , , .,..- / ( r' ; < j ' ...... --., .,. - / / .-·· ! ,, ' ' . ...----------, ,.,,/.... /.,/ I ' -,.. /\ I I I I I I I I / / / , ,/ . 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DA TUM 1-!AVD aa Fl:R. crrr OF RENTON BE~~Cl-lMARK ElENCH MARKS FER CITY OF RENTON &URvE:Y ON NAVD l':188 DATUM SCALE: --50' 1" FT"l':ll2l1 = CHl&ELED ' ' IN 5E CORNER CONCRETE MAILBOX BA&E, W. &IDE 142ND AYE:. 5.1:., OFF051TE HOU&E • 12e>l4 0 25 50 100 EL. 412h6 OR 144.12)6':l METER&) FT"211':l = BRA55 &URFACE Dl&K AT INTERSECTION 5.1:. 128TH &T. 4 142ND AYE:. &E. EL. 426.42 OR (12':l.':l14 METER&) 6.5' SIDEWALK I' 0.5' 2% - -,.,' ,_ JO' EXISTING R/W 22· ±18' -EXIST. PAVEMENT 2% ,'. .. -. -.~c-··---------·.,ii "" --~ 0';:;U}., .... ~--.. I ~ e--RIGHT OF WA Y CENTERLINE ,,, ... ,, VERT. CONC. CURB & GUTTER · lSAWCUT NEAT LINE AT FOGLINE MATCH EXISTING PAVEMENT. 5.0' 16' 4" THICK CEMENT CONCRETE SIDEWALK SECT/ONA-A URBAN COLLECTOR ARTERIAL 148th A VE S.E NO SCALE 42' f 16' VERTICAL CONCRETE CURB & GUTTER SECTIONB-B ON-SITE 42' R/W SECTION NO SCALE 5. o· N . -.•..... -·-·-,.·----' R/W K.C. 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I I ~EGEND ------·-w----· '.'~ ---- --so--so-- PROPOSED WATER PROPOSED $EWER PROPOSED $TORM LEGAL DESCRIPTION LOT I OF KING cou~iTY $HORT FLAT NO. 1111003, RECORDED UNDER KING COUNTY RECORDING NO. 100i&l30i&32, IN KING COUNTY, WASHINGTON. BASIS OF 18EARINGS N00.02'42"E BETWEEN THE MONUMENT& FOUND IN FLACE A~ THE EAST QUARTER AND NORTHEAST C<,)RNER OF SECTION 10-23-S, FER REF. I.• I DA TUM !'!Ave> ,'JS FER c1rr Cf RENTCN BENCI-IMARK BENCH MARK& FEF! CITY OF RENTON SURVEY ON NAYD, l':l88 DATUM • I FT'l~01 = CHISELED ' ' IN 5E • • COF:NER CONCRETE MAILBOX 6A5E, W. 51DE 142ND AVJ:'L,$.E., OFF051TE HOUSE • 12014 , , EL. 412.i&i& OR 144.b,i&':l METER$) ·. I FT".2119 = BRA&& 6UFFACE Dl5K AT INTERSECTION 5.E.ill28TH 5T. * 142ND AYE. $.E. · EL. 426.42 OR (129.'il14 METER$) R/i'I ... 5.0' ' \ ' I • \ \ ! l-,· • '. C . 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[l. <( - • - • -"' lJ.J lJ.J z -(.'.) z lJ.J OF 5 PROJECT NUMBER 03008 MAIN FILE COPY b ' ' ' r--------------------·----------------~S;::,'EC.:::.:·..:::1::.:::0~, :..:.TW,::.::'P.!..:·:..::2:.::~~N.:.::.,~R'..!:G:::E:::..,:..:;5~£::..,~W.::.::·~/111.~'I. ________________________________________ ...,..,.....-....,... ........ ~ w f- <( 0 \ \ \, ·\,\\\\\\\ \\ '--. ' I I I I I ',""' I r I . . . . ,-, " ·-· - ' \ ' TYp·-1 f'S ' C O.,.:C·•',',---- RJ}11 -h} 1.07 ', JE 12" CMP S 458. 95 I ,,\I &: Q \ I \-' --------l -" "' {'-l t--l f"') 0:-l c-i .. --:, 'D "' "-r 0 SO-- T'fPF ! CB Rlf...l 460.7 IE -1 z" CONC SW 459. 05 IE 15" C•,IP E ,is9.05 (') R/,V 5.0' LEGEND ----w--w-- ---s--s-- --so--so- PROPOSED WATER PROPOSED SEWER PROPOSED STORM LEGAL DESCRIPTION LOT I OF KING COUNTY SHORT PLAT NO. 1111003, RECORDED UNDER KING COUNTY RECORDING NO. 1!300130632, IN KING COUNTY, Wi~SHINGTON. BASIS OF BEARINGS No0·02'42"E 6ETUJFEN THE MONUMENTS FOUND IN PLACE AT THE EAST QUARIER AND NORTHEAST CORNER OF SECTION 10-23-&, PER REF. I. DA TUM :NAVO oo PER CITY Cf RENTCN BENCf-lMARK 6ENCH MARKS PER CITY OF RENTON SURVEY ON NAYD 1"188 DATUM PT'\'301 • CHISELED ' ' IN SE =RNER =NCRETE MAILBOX 6A5E, W. &IDE 142ND AVE. S.E., OPPOSITE HOUSE • 12014 EL 412.66 OR 144.06'3 METER&) PT"211'3 • 6RAS5 SURFACE DISK AT INTER&ECTION SE. 128TH ST. l 142ND AVE. SE. EL. 426.42 OR (12'3.'314 METERS> 6.5' S!OEWAU( JO' EX!STTNG R 22· SCALE: ~-RIGHT OF WAY CENTERLINE ±18' ~---="----I- EXIST. PAVEllENT SA 'I/CUT NEAT LINE A T FOGLINE h!A TCH EX!SllNG PAVEMENT. SECT/ONA-A URBAN COLLECTOR ARTERIAL :1.48th A VE S3£ NO SCALE 1 " 42' f R/rV 16' 2% ' V THICK CEJ,,IENT CONCRETE SIDEWAU< 16' 2% VERTICAL CONCRETE CURB & GUTTER S£CT/0NB-B ON-SITE 42 1 R/W SECTION NO SCALE 5.0' r-05' I . 2z 50' (J) z 0 (J) > w 0-: 0 z w t- <{ 0 SHEET 3 0 w > 0 u:: 0.. 0.. <{ • OF 5 PROJECT NUMBER 03008 _, -' ------~-------'--------- 8.0'N, 1.2'E {/''' '- i_ \. .UNPLAfT,i=:D ·-: ~----' \ ·--, .• , . . ', ' ' ,. ' -,, __ ' '' \ ' ___ , -t C'"•,. ' '>. ' ; - ~;-- '" "" ... · .. ', -, i ·,-..,_ --°'''< _.,. .., . e,-,' .-.--- ,' : ;.;_.' '' • ••• V _, ... ", .. " '". . .. - ""'" '''' ,- ,, .---- '. ', /' ; :! i' -; ,,} ) ' ' ,, ' ,• -- _,·-"' ' \. ' ,-, \~1 i I ) / ' J [1 i,1 ' i1 ,i I ' .;,_;. ....... ' ~LLOW 4737" :CR -----. ' .'},,-·-----·-·-_,,.." ' i ' ' "._" ···.·./·· . ·--·-.. /. \ i / ' -' m ; '·'1 " '" '' 0 ii w /a ./ z w 0;2---"" s;" ; ----.., l 'Z ~ "' :t w ' z 10 ,/ ..... / ··-,, ', ; ' ' i \ KING CO.,-SHORT PLAJ NO._. 1177003 Rl::C. N(). 78051306::'[2 / , ;" ' / / I ' I ' '' .. ./·· i : ' ' ' ,., . --.. ..... i / ...... , ·''%,;--•. "' ' ;;v-'irt: 4-_ ... · ' / . ,,_-· ,-/, ,/ ' ,/ :ii-0' ........ -... \;;_'ff:, ,-,. -,;;.· '?-· ·-Y ... ,· ... '"" , . ,··. ..... ,..," . "'" _! ' t ,_- ,,. · .. ·' rnul1~-::,. REOA< 0. 1 ·Ei o.is OF CORNER "' ' . , , ' - / I ' , / ' / .-~- .... ' -·~ . ..,.. '· / ........... ' '' "., ' I ••~m"• •· 1 .,..,., / ' ' ' ' " --+j:'k. ' '!'" / / ., - r - . _,, ----/ •" -- _/ d:0..,-,, -·" -.,/ ,, -' ./ -, ... _./" i i i ./_ j _/ ' ' ,- / ' / ' ' j ; ' _, / i ' _/ / ' .;;_ 'c- ' ' i ; i ; _, / i ' ' / ' / ./ ,l _, ,, / ,·· " '···- / i ' ' ; / i l1~f.W 268 .. l \ ; ! ,, t ! " ... ""''••• ' ·.'-· ' ... ···;;:,,,." ' :,t:' . '>""'';"""'" ' A.NW ·ms,. ------·I" - \ \ ', f -' i ' ! / = .. , - / / ' ! i -' ./ .-· ,' / j ) ./ ( j -. -. i \ ' .,·. :, \ - ' ' I . / ) : ' f' ' ' ' ' ' i ' _i ' ANW 26 I /1.!{"H 21J / ANV,'~ 0 \ ~ ; JJ'., ' / L . .J..-" \ ANW ;<;() ' ' ' ( A•·,W Y 34 ' ' NiW ~[, ~ PROPOSED LIMI rs OF "·,. ··:.,,. I EnY oc eENTON ANNC,Ar,oN ;ANW 36; . . . . .-' /) ..i' .. j ' ' : ' / I ' ) '•·,.~ ' ., .. C• ,•• / .... , "•' ·· .. , ' ' N_ Ii ' --' ; ' ' ' '•, ' ) NBB'2o'o2"w / / / ~PROPOSED LIMITS OF , ....... _., ·" '' I .I ' ' ,1 Ii ! ' ·--··· .. · .. ~ .. ' ;·a - ' ' ./ '· i ' ' CITY OF RENTON ANNEXATION ( )-.,, ,.-· ' \ ', ' ' j \ : PROPOSED LIMITS OF CITY OF RENfON ANNEXAllON ·--. \' ·-,\ ---" ' ' '\ ' \ \ ' ' ' ' ' ! ' ! ' .-P ' i ·'" \ -, '\_ ·-, . . ·-, ' \ ~ . ·-. > l ' ' .......... -,·. -~-;----_,-' / / -~-'" - ... ···· A~l02 ..·/A·',,.,., ~ -s. ,. , ..... . 1i:'o ~, AN W :'ifir'l i\KH "i5 t ' ' ---·-, / ,/ SEC. 10, TWP. 23 N., RGE 5 E, W.M / ' :·,. _,,,_;, // / ,, / / ,/ , ,.·" ,- ' i' . r· ' _,._ L 1293.79 J ,./' /, ,/ ,, ,/ _, ./··· ,, .. •" ' / --', '·, .. ,.-·" '. .. ·· ,, _,,.,.·· ---~· / ,, ,, ' _.;---· j SE 116TH _>-ik ., .. ! i. "' -q '.\' --, ,:-. . , ·" lti ",' ,, ''• ;;) ............. ,·,'.}:;//.' ·-, ",;._.,, •.. ·)< .. , --~ .:-. /. --X A~;W &0 "i FOUND 3/4" IRON PIPE/. '·. 4.7'S OF LINE ,.,·· ...... ,; / ,, __ ..... ,.,. .... ... ,•' -··-., .. . "·' ·,~., .... -...... -·-.,,-C- !,NW /"15 ...... ' . ·-· · .. ·,, •...... "" '" """""" .J .,-~· ,,·' ">'. 'V, 's",< .. \ 'j I ... -'°' I - -~ .. ,_.,,. ''··"-'' ST ' ------------- ·S--:' ' , _- " ·" ,' ,; / ... C .y· : i.{' ·.:La·' ' 2 10 / I \ 11 I FOUND 4" CONCRETE MONUMENT WITH 1/2" COPPER PIN ' " . " . §_' : I I ..1. : '. i .:,· ' ' ' ;;: ., '~ OWN. 1.5 IN CASE JO' I N N \ I~ / I ~ FO NO 4w CONCRETE MO UMEN r WITH 1/8" CO PEH PIN --' w OW • 1.0 IN CASE i ' -' N :i: 0 i,J: b 9 z ; .. I .... '"·> .. ,., :::", ;::7?'"· · · I ' "·'· , ' ' ' ', ' -; ::, ._. . ·.~ ··:,,\.Y- I Ji1 ... - • • < j I ' 1·1" \1H ,, , , ~.n: ,, -,,·S ; . :• s': { a ' , ., ... , ' \ ' ' j / ' ,, ,, ./ i ,.... .. ·' / / .. / .-·' : / ..... " ,' " ., .. ' ! FOUND 5/8" REBAiL -- ' 0.3'[, 0.3'N QF coRN.ER '·, : :. :\.-s::::.: .... )·.;'° I •. . ' ........ , .. ··~--- ............. / ' .. / / .ff ,. -· / / ' ······'<'> ,'. -,.. ; .. / ... ,···' / / ; ,,., ' /-1 : ,i ....... ' ;, , ;.-· i ' .. ,, : i-' ,,. ,,. ' I" 'Ii.. '"" .... '1' /'I -, ....... ,.,, ''"·· ' '- ' , '";· ,\ >'.·" ff:•·. ir \'/, :•_•:::•;,\·: c;,':-J,', :_;:::, .. p::i+C:1 "' I 60' 1 ,, SCALE: -- ~o DATUM· NA VD 88 PER CITY OF RENTON CONTOUR INTERVAL: 2' BENCHMARK BENCH MARKS PER 1988 DATUM CITY OF RENTON SURVEY ON NAVO PT #1907 = CHISELED t:I IN SE CORNER CONCRETE MAILBOX BASE, W. SIDE 142ND AVE, S.E., OPPOSITE HOUSE # 12014 EL. 472,66 OR 144.069 METERS) PT#2119 = BRASS SURFACE DISK AT INTERSECTION 1281H ST, & 142ND AVE. S.L EL 426.42 OR (129.974 METERS) BASIS OF BEARINGS S,E. NOD'02' 42"E BETWEEN THE MONUMENTS FOUND IN PLACE AT 'THE EAST QUARTER AND NORTHEAST CORNER OF SECTION 10-23-5, PER REF. 1. LEGAL DESCRIPTION LOT 1 OF KING COUNTY SHORT PLAT NO, 1177003, RECORDED UNDER KING COUNTY RECORDING NO. 7806130632, IN KING COUNTY, WASHINGTON, ,, .JANW 5_)' -,,_::: ·-/ __ ··.-_ / ( ...... / ............ / / .,/ / . / I . ...-· / _,... ./ . -· ,.· ...... '." REFERENCES .-, -- ':·' ' - ' ., i ' ' ' . ' . ' : / i / / ' / ' i' ' / ' ! f '.· . I i -;" I I ' ___ .... · / / _,,./ / .... , .. .... -. .·.'' ,' ----- '' l \ ' \ / · ANW .38 ! ,,,· ' / -' ' ,_ / ,·. / t / - I ! i ! ( ,/ ' i .{ ; ' ' ' / i / i ' ' ' / ; ' i j i ' i -! . ,/ ; ' I ' i f -' ' / / ./ I ' , - j ; i / ' i J I -' / i / ! I / /I i / / / ' ' / I ,,,, ,.,. / ' \ ' ' ' j / ' / / / ! / ' ' f I ' ; / I J I ' ; ' I .- ' ,, / / f. -·· -_, / ' ' __; ,/ ' ' -,, ' / / / f / / ' ,·'' -·" j .i ,/ ' f "1294:24 / ' ,./ --/ "_,, ·:+--... -" ,. . . / ,,,o . ----... -,a·«·· / .. ' __ .. _/- .. ,., . ' '"'"""' "'"'"-....... , ..• " , ....... .. ........... ,•"' ' ..... , .... '"··· ... -',, ' ' .... , ,,.,' ' ' ... ·'"" ... , .. .. --........ ···· ... ,.,,. -·· ,. ..... ' .. , ......... , __ ...... " .... .-··. .. ,· ... ~---· .. ,·· . . ' . ' ... _,.- . , .... " ......... ""· ·"". ".,•·. ·· .. "' . _, .. · ' ................. ··· .. '••• .............. " .......... ""·. w-·" '" ,.,." .. · .··" ., ..... , .. .. · ...... ........... ' •' ,. ' ... .,-·· """. ... ····· ·"'' =·----o:,c_,' -~-,·· , ..... ' ' / ; / / t / / ; / ' / i / <' ' ' ' ' _( ' . ,/ /.,/ t : ' ' ./ ,' / ,·' ' ' ' ' .,, .. ' ' " /,•' ./ _,- ' ' - ' --···· r······ .. · ! .--·· ! ' ' / / , ........ --· .. <- ' ' . ,,,-: . _ ... . - : .·· ' ' ' _ ........... . _...--- : - ...... ... ,· "-~··'" ..... · ',• .i . '.' . .,-' ,, ' '-,., .. ~ '' _ ... ). ;.: ,. ' :., _/ ' ,/ I ! L .. / ··-··--···"·, ' \ i / ·, ' ' ..... · ,.,,.-···"" /. '' .~, ....... ·· ./ . ,". ,/ / ',··" . ' ' -'· ! ·) -- \ ; -; ·.i< ,,;,::~: .. ,, ...... ., .. ·•· ' ,. ·"'. ___ , ... · ....... ........ / -' .. /' / / : i ' ' ' -/ ; ' / ' / .' ... ' i / .,,...-----·· . ,, .. ··'"' ./ ' ,' .... ··' .. ··· 0 0 0 <. r~·' , ./ .. · """"\ _..-· \, ~··· ( , ...... , ' "·:; ! -. _j .......... ., , .... '" ., / ........ " ,,. .. ...... .-. '. , .. ' ... -- " ' ;;~- ··•'<~ ._.··· " ...... ·· ...... --··· ,., ...... ' . " . . ' ___ .: "" ............ ' .. . / ,, '.•' , .. ~-··""··· ..... ,··· ,- ' ' :' f ,' -/,/ ! . f / ' / / ~·· , ...... ' f / i I ,' ' ,, ,' ,,_ ' .. ' '·"' ., ,··· , .. _ .... !,. {'' .~ ··., "'''" i __ i ! T" \ .. ,.,,_.· :,..- / ........ T. ' /""' _,,-_,,_-~ '" ;., .; '·':, H '·. -.. :.c:: ' -'.· ' j ,. •• 1 i i' i !.. ··, , ,,.-.!·'"'" .. """' .• :-,;<. - .'::1 ·· ::t:j'" ...... ' ' ' ,. . . :·, . '. : :; ) i.Y Ei c"<: J•:-, ' J/ ·1:::" ' ,/' L i.,~ ... ,. ,· -/ ·\ ,;,;, : · .. ·: j _ . ./.-·- I , / / .,· ..... / ' ' ' -.· I j' i : I / ' ' ! j ; ! / ' ' / ' I ' - ,/ / / j j I / ) / / -/ / ' ' i I j -' ' / ' / / / , , ' / / / ' i ' / / / ' i / ; / / .- / / ! / , ; i / ' / ' -· I / / i / ' , / -/ / / - i ./ _./ / / / ,./ / / / / j i ' / ,,,, / ,•·'" .. / ... ·· ,- " ... ,, -,~, .. , .. , .. ..... ,,. -· .. ~· ............. -.~··" .·.--·· -~--.......... " ....... ·.· '.' 0 ,. ,, ,..,...., ., ' " ,... • -~··· ) ' ~----. ' / / ' / / / -, }',:' ;;;-; ' ,: /' , ' ' : / : ·' v; -A / ' - bo: . .. .. ..... --·· -~ I \ \ 10 ,-·: •:'' .. (..-: 'c' / ,,J: -'.· ' • " !' '' , ,, j i '. ' i-' l ,: I I I I I 11 .... ../ /"" '·''' .,,_.,. ''.~.,·, . )/ , .. FOUND 1/2" REBAR \\'/YELLOW PLASTIC CM' "'MULLEN 1B91J"' ON R.O.W. LINE .,, .• '. ,,. . •i, Ji NOTES 1. RECORD OF SURVEY BY BUSH, ROED AND HITCHINGS, REC, NO. 9805149004, LEGEND t!l IXI 0 • - OH~ SANITARY SEWER MANHOLE WATER METER WATER VALVE FIRE HYDRANT UTILITY POLE GUY ANCHOR OVERHEAD POWER A C F H M p ALDER CEDAR FIR HEMLOCK MAPLE PINE 1. ALL TITLE INFORMATION SHOWN ON 'THIS MAP HAS BEEN EXTRACTED FROM FIRST AMERICAN TIRE INSURANCE COMPANY SUBDIVISION GUARANTEE SECOND REPORT ORDER NO, 4209-103551, DATED MAY 9, 20D3 AND SUPPLEMENTAL REPORT THERETO DATED AUGUST 30, 2004, IN PREPARING 'THIS MAP, CORE DESIGN, INC, HAS CONDUCTED ND INDEPENDENT TIRE SEARCH NOR IS CORE DESIGN, INC, AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY D1HER 'THAN THOSE SHOWN ON 'THE MAP AND DISCLOSED BY THE REFERENCED FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT, CORE DESIGN, INC, HAS RELIED WHOLLY ON FIRST . '(; . AMERICAN TITLE INSURANCE COMPANY REPRESENTATIONS OF 'THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND 'THEREFORE CORE DESIGN, INC, QUALIFIES 'THE MAP'S ACCURACY AND COMPLETENESS TO 'THAT EXTENT, 2, PROPERTY AREA = 640,539± SQUARE FEET (14.7048± ACRES), 3, UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY 'THOSE UTILITIES WITH EVIDENCE OF 'THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN, SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. CORE DESIGN, INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS, 4, THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON JANUARY 24, 2003, ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN JULY, 2001. 5, ALL DISTANCES ARE IN FEET. 6, THIS IS A FIELD TRAVERSE SURVEY, A SOKKIA FIVE SECOND COMBINED ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS OF 'THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAC 332-130-090, DISTANCE MEASURING EQUIPMENT HAS BEEN COMPARED AT AN N.G.S, BASELINE WITHIN ONE YEAR OF 'THE DATE OF THIS SURVEY, 7. CONTOURS SHOWN AS DASHED WERE NOT SURVEYED BY CORE DESIGN AS APPROXIMATE ONLY, Topography Note CONTOURS SHOWN HEREON HA VE BEEN FIELD SURVEYED BY CORE DESIGN, INC., EXCEPT 'THOSE SHOWN AS DASHED, DASHED CONTOURS LINES HAVE BEEN PROVIDED BY TRIAD ASSOCIATES AND ARE SHOWN AS APPROXIMATE ONLY. -------------- ''.' ,, ., '" . ': .(,l!,; ',\ . ;··<t '.: . ' IN . AND ARE SHOWN ~&©&DilJ&jln'I SEP I 7 20fJ~ rJ!J K.c. 0,0,£.s. w f-- <{ 0 V) z 0 V) > w O:'. 0 z w f-- <1'. 0 0 uJ z l'.) IJ) w 0 z s <1'. O:'. 0 SHEET 3 0 w > 0 O:'. Q_ Q_ <1'. ->-.... > "' ::::, "' • () z - ' () z -"' .... .... z - () z .... OF 3 PROJECT NUMBER I •I' ' , -.,i -l • 1•''/fi'1 '',IJ{1·i"i°' S ' : I •1, '· ,,,_;.-_.. , ,.~, .,.,-., ., .• , ·.,I 1.-.. ,, ( ... •, ' \1 j i • I \ I I i ' \ j I I I I j I l I I n -'° n/ I ,· I SEC. 10, TWP. 23 N., RGE: 5 E, W.M. /~ /EX-81-\RN I / T"Tf-'="" 1 C'.3 k!l.1 -461.0J IE 12'' CMP 3 -1-58.95 FOUND 2~ DIAMETER CONCRETE MONUMENT W/TACK DWN. 1.6 IN CASE 3 - 30' I I 2 \11 \\_FOUND 4" I CONCRETE. MONUMENT 'MTH 1/2~ COPPER PIN OWN. 1.5 IN CASE 30' / }_FOUND 4" I CONCRETE MONUMENT wrrn 1/a" COPPER PIN OWN. 1.0 IN CASE I I I I 1, I/ XII/ ~~~~~~~~-1-"o 11 i I ' I NOTES SCALE: '' 1 --60' 120 DATUM· NAVO 88 PER CITY OF RENTON CONTOUR INTERVAL: 2' BENCHMARK BENCH MARKS PER CITY OF RENTON SURVEY ON 1988 DATUM NAVO PT#1907 = CHISELED t1 IN SE CORNER CONCRETE MAILBOX BASE, W. SIDE 142ND AVE. S.E., OPPOSITE HOUSE It 12014 EL 472.66 OR 144.069 METERS) PT#2119 = BRASS SURFACE DISK AT INTERSECTION S.E. 128TH ST. & 142ND AVE. S.E. EL 426.42 OR (129.974 METERS) BASIS OF BEARINGS NOO"D2" 42"E BETWEEN THE MONUMENTS FOUND IN PLACE AT THE EAST QUARTER AND NORTHEAST CORNER OF SECTION 10-23-5, PER REF. 1. LEGAL DESCRIPTION LOT 1 OF KING COUNTY SHORT PLAT NO. 1177003, RECOROEO.·.UNOER. KING COUNTY RECORDING NO. 7806130632, IN KING COUNTY, WASHINGTON. REFERENCES 1. RECORD OF SURVEY BY BUSH, REC. NO. 9805149004. ROED AND HITCHINGS, LEGEND [E IXI a • E--- OHP SANITARY SEWER MANHOLE WATER METER WATER VALVE FlRE HYDRANT UTIUTY POLE GUY ANCHOR OVERHEAD POWER A C F H M p ALDER CEDAR ·FlR HEMLOCK MAPLE PINE 1. ALL TITLE INFORMATION SHOWN ON THIS MAP/ AS BEEN EXTRACTED FROM FlRST AMERICAN TITLE INSURANCE COMPANY SUBDIVISION GUiR >\NTEE ORDER NO. 4209-103551 DATED JANUARY 25, 2003. IN PREPARING THIS MAP, CORE D SIGN, INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN, INC. A ARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE HOWN ON THE MAP AND DISCLOSED BY THE ._ REFERENCED FIRST AMERICAN TITLE INSfUR'l\NCE COMPANY COMMITMENT. CORE DESIGN, INC. HAS REUED WHOLLY ON FIRST AMERICAN TI , INSURANCE COMPANY REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THI::,} RVEY AND THEREFORE CORE DESIGN, INC. QUAUF1ES THE MAP'S ACCURACY AND COMPLETEN/ TO THAT EXTENT. 2. PROPERTY AREA = 640,539± UARE FEET (14.7048± ACRES). 3. UTIUTIES OTHER THAN THOS SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTIUTIES WITH EVIDENCE OF THEIR INSTALLATI N VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. UNDERGROUND UTIUTY LOCA NS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN A STRAIGHT UNES BETWEEN SURFACE UTIUTY LOCATIONS BUT MAY CONTAIN BENDS OR CURVE NOT SHOWN, SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN ~Rj;M PUBUC RECORDS. CORE DESIGN, INC. ASSUMES NO UABIUTY FOR THE ACCUllACY OF PUBU 7 RECORDS. 4-. THIS SURVEY REPRES NTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON JANUARY 24, 2003. ALL SURVEt CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN JULY, 2001. 5. ALL DISTANCES AR IN FEET. 6. THIS IS A FJELD TRAVERSE SURVEY. A SOKKIA FlVE SECOND COMBINED ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. DISTANCE MEASURING EQUIPMENT HAS BEEN COMPARED AT AN N.G.S. BASEUNE W1THIN ONE YEAR OF THE DATE OF THIS SURVEY. 7. CONTOURS SHOWN AS DASHED WERE NOT SURVEYED BY CORE DESIGN INC. AND ARE AS APPROXIMATE ONLY. SHOWN Topography Note Contours shown o~lan are field surveyed, except those shown s dashed. e dashed topography lines are b ed on on · · iRformotion provided by The City of Rent ~~ Stephe J. Sctt1·s PO O 18 mllE~~~WlEV1 tJl1 JUN 1 0 2003 UJ} K.C. D.D.E.S. w I- <( 0 (/) z 0 (/) > w Ct'. 0 z 1----------,r-----,. 0 ct:i Ct: ""' (rj " ) (rj (rj ) (rj 0 w > 0 0:: ' -, ' 1 w z 0 V) w 0 D.. D.. <( z s <( 0:: 0 w I- <( 0 l l 1---'----'---'~~'----·-N SHEET OF ! o--~----e-----1 4 5 j PROJECT NUMBER 03008 1 ------------------------------·-------------------------------------------------------------------------------------------------------------------..,...'""'!:'-·' b ~~-MAIN FILE COPY , " •· ' _ ___._._,'-'~ ' I , ; ~ .. '·"::_,-,_-'. .. \ ''• -~- ,~ """ "• ' • 0 ' ' " • ' -----~o<:;·.·.---'. --.--. ___ -t't,:"'i' -~ ---- ,,;," ('· · .......... it.-... . ...•. .,,. UNPL.ATIED ,, ,, ~ V . ·-·-... , "·:.. .-•. • ·• ·S;,o·_ :_,J -'''''">'·, -,/ i I ·, i., :; • · I LOT2 CITY OF P<ENTON i &HORT PLAT ,··· •· . . Rl:C. NO. \" · 20040121==1\ ' ' . ';.·.;·,' Z<><""'= R-& . \ (~ai) ·. 0 · .. , '\CIT"r 'OF ::-. i ' >,, \'\,,.: :.: ... ...;e::,:i . •·.·~··· <\·.,... s,;.' ;-< ·"· "~ "' ... ' .. , ..... . FOUND 5/8" REBAR W/YELLOW PLASTIC CAP STAMPED "ijKH 24/T/" 01E. OF PROP LINE LOT A KING. COUNTY S.LA: No. LSlSIL""22, F<l:C. NO. 2 (Zlr?)r?)r?) lr?J b '31Z)r?)r?)(ZI:, . ' :r; ., --~- \ \ '\ ' / .• ---~" . ·-· .... -.'. <"". ,,,,, "~-, " '""' .. -- '--<·· i 0 _,---. ••• ' r ' ,. .... \ •·,.,.,, ,c-(: ;. '; . . y /f / .. " ', / • ... .; .... ' . "' ' ' ---· .. ' ......... ---... ' ---·"' _ .... ,,.• . ,' . . ,, . "~---·-· . _,,. '"" .. -• ... ' ' ... .-.. '-~··""" -: 'j .. '.;,,,._ "' ... ' . ·/. . :, --·;;--~--\_ ! .i • ' \ . . •, :· E.·. LINE, ·,NE 1/A, SYj 1/4, 1' 0 <·.<C;i,..i_E 1/{ SEC. '.10~23c:::-5 . . \ / ! ' • i • / fRACTE o:~1.~~~Nf '·, .. '· 22e.,2-:z.i_,~_f_ \ . \ ,, .•. TO.SE ANNEXE[) JO . THE'CITY OF ~TON, / .. ,. , 0'' '~-.· , '" .,.,.., .. · " '. " ... , / . . ' ,.,· SCALE: 1" 60' 0 30 60 120 ~~ \ ' " --.. ' ., ?·· ... /' __ ,. ,,UNFLAJ:1"5D . ,. / ' J .. -.- .. ( ./ ,,-· ,,.• \ • ' : ,/ • " ___ ,-"' __ .,.-·' ' ' J • ' • • i / • . • ) I -/ •. i f ' j .. · • I ' \ "'·\ ', • / ', ' \ J • / ' ; ' ; ' \ \ ' ' / easls or 6ear1n9s ; / i ; \ j / . i 1'<!>0""2'42"5 SETu.1:1:N THE MONUMENTS FOUND IN PLAC5 AT THE 5A5T QUARTER AND NORTHEAST COl<NER OF SECTION 10-23-5, F'ER R!:F. I. Notes I. ALL ON51TE 5TRUCTUR55 WILL SE F<l:MOV5D ToposaraPhJ Note / CONTOURS 5HOLUN HERl:ON HAVE: SEEN FIELD 5URVEY5D SY CORI: DE51GN, INC. EXCEPT THOSE SHOUN A5 DASHED. DASHED CONTOUR LINES HAVE SEEN PROVIDED SY TRIAD A650CIATE5 AND ARI: 5HOUN A5 APF'!'<OXIMATE ONLY. STEPHEN J. 5CHR51. P.L.5. } SEC. 10, TWP. 23N., RGE. 5£, W.M. .. i ·,TRACT A Wl:TLAND TYPl::·:1 114,43~ ef'· · 5urve!:J Notes ; : ',. ' \._ \ ' \ \ I. ALL TITLE INFORMATION 5HOUN ON THIS MAP HA5 SEEN EXTRACTED FROM FIRST AMl:RICAN TITLE IN5URANCE COMPANY 5USDIVl510N GUARANTEE SECOND Rl:PORT ORDER NO. 42,g>9-l03551, DATED MAY 9, 2003 AND SUPFLEME:NTAL F<i:PORT THERETO DATED AUGUST 30, 2<!>12>4. IN PREPARING. THIS MAP, CORI: DE51GN, INC. HA5 CONDUCTED NO INDEPENDENT TITLE SEARCH NOR 15 CORI: DESIGN, INC. AWARI: OF ANY TITLE 155UE5 AFFECTING THE SURVEYED PROPERTY OTHER THAN TH05E SHOUN ON THE MAP AND Dl5CL05ED SY THE Rl:FERl:NCED FIRST AMERICAN TITLE IN5URANC5 COMPANY COMMITMENT. CORI: DE51GN, INC. HA5 Ri:LIED WHOLLY ON FIRST AMERICAN TITLE INSURANCE COMPANY 1<5PR55ENTATION5 OF THE TITLE'S CONDITION TO PR5PAR5 THl5 5URVEY AND THERl:FORI: CORE DESIGN, INC. QUALIFIE6 THE MAP'5 ACCURACY AND COMPLETENE55 TO THAT EXTENT. 2. PROPERTY AR!:A • ,;,4,g,.5391 SQUAR!: FEET !14.1,g>4!ll ACR55J. 3. UTILITIE5 OTHER THAN TH05E 5HOUN MAY EXl5T ON THl5 61TE. ONLY TH05E UTILITIES WITH EVIDENCE OF THEIR INE>TALLATION Vl51SLE AT GROUND 5Uf'if'ACE ARI: SHOUN HEREON. UNDEFil:>ROUND UTILITY LOCATIONS 5HOWN ARI: APF'!'<OXIMATE ONLY. UNDEf<GROUND C0NNECTION6 ARI: 6HOUN A6 STRAIGHT LINE5 S5TlL5EN 5Uf<!'ACE UTILITY LOCATIONS SLIT MAY CONTAIN SEND6 OR CURVE5 NOT SHOUN. SOME UNDEFil:>ROUND LOCATIONS SHOUN HERl:ON MAY HAVE SEEN TAKEN FROM PLISLIC 1<5CORD5. CORE DESIGN, INC. A55UME5 NO LIASILITY FOR THE ACCURACY OF PLI6LIC 1<5CORD6. 4. THl6 SURVEY 1<5PR565NT5 Vl51SLE PHYSICAL IMPROVEMENT CONDITIONS EX15TING. ON JANUARY 24, 2-3. ALL SURVEY CONTROL INDICATED A5 "FOUND" WA6 1<5COV5F<l:D FOR THl6 PROJECT IN JULY, 2,g)0J. 5. ALL Dl5TANC5S ARI: IN FEET. 5E 11~ Tl-I 5 T / ; • ,. '""·'" ·"' . 6. THl5 15 A FIELD TRAVER55 SURVEY. A 50KKIA FIVE SECOND COMSINED ELECTRONIC TOTAL STATION WA5 U5ED TO MEA5UR5 THE AN<:.ULAR AND DISTANCE 1<5LATION5HIP5 S5TlL55N THE CONTROLLING. MONUMENTATION A6 6HOUN. CL06UR5 RATI05 OF THE TRAVER55 MET OR EXC5ED!"D TH05E SPECIFIED IN WAC 332-130-,g>W. DISTANCE MEASURING EQUIFMENT HAS SEEN COMPARED AT AN N.G.5. SA55LINE' WITHIN ONE YEAR OF THE DATE OF THl5 5URVEY. 1. CONTOURS SHOUN A5 DA5HED u.1:1<5 NOT SURVEYED BY CORI" DESIGN INC. AND ARE SHOUN A5 APPROXIMATE ONLY. References I. Rl:CORD OF SURVEY BY SU5H, R05D AND HITCHING,5, REC. NO. 9W514W,g>4. ·.·· ·~ . ~ '•-' . ~ ..... ,. ' '""--''' \ .. .,,. ............. T. ,,, ' " ..... '.., , ... : .. ' ···-~. / • / • • • i / ' 3 2 \11 \\_FOUND 4" ) CONCRETE MONUMENT WITH 1/2" COPPER PIN DWN. 1.5 IN CASE 30' 30' I I \ / ~-FOUND 4" I I CONCRETE MONUMENT WITH 1/8" COPPER PIN OWN. 1.0 IN CASE ~ ._, ~ N .... \I w .. .i, ! : ,.,\b ~ 'i .;- I~ 0 Owner Wedgewood Lane, L.L.C., a Washington Limited LlabllltH Compan~ l561Z> 141Z>th Ave. N.E., Suite IIZ>IZ> Ele!leuve, Washington 961Z>IZ>5 ( 425) 141-112/e> Contact, Fatrlcl<. GillroH Applicant/Developer Northward 1-iomes 1561Z> 141Z>th Ave. N.E., ouite IIZ>IZ> Bolleuve, Washington 9812llZ>5 (425) 141-112b Contact, Fatrlcl<. G,JlroH Surve~or /En9 ineer /Flanner Core Design, Inc. 14111 N.E. 29th Flace Suite IIZ>e> Bellevue, Washington 9612llZ>1 Tax Parcel Number Legal Description LOT I OF KINGi COUNT'r 51-!0RT FLAT NO. 11111Z>IZ>3, RECOfi<DED UNDER KING, COUNT'r RECOfi<DINGi NO. 161Z>6131Z>ie>32, IN KING, COUNT'r, WAoHINGiTON. Datum: NAvo ee pe,. c1ry OF fsENTON Contour lnterva l: 2' <4,5)885-1811 Benchmark. Contact, Stephen J. oc:hrel, F.L.5. (ourveHor ! ~--------------- Ed Jones, F.E. <Engineer! BENC!-1 MARKS FER CIT'r OF RENTON Lafe 1-iermansen (Flanner! &URYE'r ON NAVD 1~88 DATUM Site Addreee: 1161:rl 148th Avenue 5.1: . Renton, Washington 90055 ' . ,· '' , .. ,,. ; ... . ', ... FT"191Z>1 = Ci-115ELED 'r:t IN 5E CORNER CONCRETE MAILBOX BASE, W. 51DE 142ND AYE. 5.E., OFFO&ITE HOU&E • 121Z>l4 EL. 412h6 OR 144.IZ>b':'l METER€>! FT"2119 = BRA55 SURFACE Dl5K AT INTER5ECTION &.E. 128TH &T. 4 142ND AYE. 5.E. EL. 426.42 OR (129.914 METER5J : ·,.i,·, '} , Site 5tatietice i 1'<t, J '. .. ·.:i -. Ci ; " '' ('J ,·, ui ,..~: ·, 0, , u. 1 I .-.i-/ ~ ... · !o, ) c: : :··. ·1 ·c ; .~ i , . ' '" . .. ... •l ' ;;; '.' " 0 ' ' " . J • '" ' . ... . .. ~ ,. • Existing Zoning Claooificallon Giross olte Area Leso Tract E Net oile Area Number _of l.oto Dens It~ Average Lot &ize Froposed Use Water &upplH &anitar~ 6ewer &chool District Fire District .. ,., ......... Telephone Service Fower &ource .; i, 7 , '3 ' '•, ; '' ,i ·:'.':: . ', '/H :::./ ';:;: y oetbacke 5 4 9 RENTON GREENWOOD CEMETERY 16 R-4 14.11Z> ACRE AFFROX. 5.11 ACRE AFFROX. 9.53 ACRE AFFROX . 25 2h2 d.uJac. 5 ,33b oc,. Ft. &Ingle FamllH Detached 1-iomes King CountH Water District 912l Cit~ of Renton oc:hool District •411 District "le> Verizon Fuget Sound EnergH Front -le> feet olds -5 feet (\IZ> feel when adjacent to street) Rear -5 feet 3 15 KING COUNTY BOUNDARY 2 14 ; ! / -"i "-'..! ',,'·. o-z~ ~ \: - - • -"' L1J L1J :z -0 z L1J ..................................... ,.,0 ...................... .,,. -..J "{ / I' / FOUND 2" DIAMETER CONCRETE MONUMENT W/TACK OWN. 1.6 IN CASE '' ·' .· ,./ - CEDAR l( 0 0 w w > Z Z 0 MAPLEWOOD p W D 5 0::: L--------l-------....:.:a-...;:,.i....c_oL_F_co_u_R_s_E1...._....__+,o.,.i;..;I_; .2.cil.: .l.C:;"--'-' !,!/ s,,'.,111-1 -1' ,17 r~ {r {/) <( ~ Ll--"!@/b~iS~ SEP 1 7 tGD4 /-tt-' ~S-H-EE~T~,..~0-F--i Vicinit~ Map l<.c. D.D.E.s. NO &CALE 1 3 F PROJl:CT NUMBl:R 03008 / MAIN FILE COP f:11J -~J c-<....>'-.. .. _.:.,:La., ,.a __ ,.:._~ ' :, . ' ' ' .. ' ,•· '"' .... --. --J I /1231!1 .:.JOO \. Sji4 .. /0--7 ,4 ...... ~ 101 loRMN. ' ::i---... "-·~<;1---.----- !292.77 ® I COMMIJNITY D ~HIJRCH "' N "' 5 " rg-· 651.S4 @> al_ .~1---------~-----o,\ ______ !,10c;3:L7!Ll7L._ ~ 1 11421 "' \ @; @ w:1-------=-i.._------1-------,--_!---~--• (f) 63!.69 ! @) --~----~ Cl D Cl D Cl D 330.92 ® 2?5.79 ~0.(ll aoo.<J2 5.34 Ac (2) ' I 1221/;i Q .I D @t ! 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(j+ o,~o •.o , \· tV ·(;) o ~1'o ,ii ,o ' 1 ,s6 -</'/9. {; Q . _'·-·--t-------2s-------~---___ o ____ ' J ~ ---25--;;,,-_-,;-,,---------------i------,-l-;;-89', '7 . , . , N ~ VI ~ ; ~ • 17 L 27 l ... . t '·\, . -' ~ . , / ·- r------~~--------, 28 C):t.55 Exhibit No, _j? ' (2. '-I~ z) Item No.,_Lr:::,,::,e_~~r flaceived ~...2..Z..: () 'l_ Kiny County Hearing Examiner I I I I I i I I I J I I ! I J ! i 1 i I 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 ' \ \ \ \ f I I I .f j / I \ I ( I I I I / f I I / ! 1' ("\ I I ' / j / I ''"1 I i ; I \ \ ' , I / t' \ 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 I I I \ / I / I / (/ I / I I I \ I \ \ I I I ! / / I / / ! ! I I ' I / I / I \ I / \ \ \ /""' \ ./· I ,. / "· "-~ I ! \ \ ! \ \ I / f j \ \ \ f' I \ ,, ! / ! f , I ! ' ' \ ' ,,, ~· \ \ I I I ! i I I \ \ "··, .. I ' ' ,. ' \ I \ i I \ / ' ' ,.,.,,,.,.. / \ \ \ \ \ \ f I \ / / / \ \ \ \ \ / / / I / / ', \ \ \ \ \ ) \ l 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 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 \ / j .--~- \ I ' I I \ I I I I I \ 1 1 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 \ j I I I \ \ I f f \ \ \ ' I / I \ \ ' \ ,· \ \ / / I I I \ I I \ / I / \ \ I f 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 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 \ \ 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 ! ' I I I I I I \ \ \ ! I I \ I I / I ! I I / I I ,f .'/ ,, !J I I I I I I I I I / I I ! I I I I ( I / I I / I ( I f / J I I I / / / I ! I j / / I I \ ',, ,,,, / ,.,. .... ', \ \ ·, / I ,, f 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 I I I I I I I I J \ ' \ \ \ / \ I I \ I I i I I I \ I / I I \ \ \ \ , I / I I I I J ' f' \ \ \ \ 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 ' ' / ,, \ \ \ \ \ \ \ POR I / \ \ I \ I ' I •\ \ / ', \ I OF I D "1 l I ( I I I / '±;:,.,,,,--.: / \ THE ,I I iv I NE 1/4 OF ) -.v; .,, ,,,}'.; -" " :" ! V ,,"" + -,~-"-", -,:.,•'""'·::;, "-"-" ··~· I • + 1,, 'h. + ,, I "' . .._ "' ,, + '· \V \ 23 THE SE 1/4 OF THE NE 1/4 . ' T~VP. 10, ALL IN SEC. THE 1/4 SE N., I ' I I I < I I , ' ! } r, I , ; I r ,' I I I RGE. LL.,lll. ill!lliilIDllilfil 'C \i \ 5 E., W.M. I I I I I I ,,/ i I ,, i / / I ) ,, SITE TO /-4 NE 4th ST I SE 116th_ ST . SE 120th sr SE 132nd ST SF: 133rd CT VICINITY MAP NOT TO SCALE PROJECT INFORMATION PROJECT DEVELOPER: ENGINEER/SURVEYOR/ LANDSCAPE ARCHITECT GEOTECH. ';, I l ENG/Nf;ER: CAMWEST DEVEl,OPMENT, 9720 NE 120TH PLACE, SUITE 100 KIRKLAND, WA !)8034 (425) 825-1955 INC. CONTACT: JENNIFER REINER ffl/AD ASSOC/A TES 12112 115TH AVE NE KIRKLAND, WA 98034 (425) 821-8448 CONTACT: GERRY BUCK (425) 821-8448 ASSOC/A TED EARTH SCIENCES . 91(i1fTH AVENUE,'SUITE'·100.· KIRKLAND, WA 98033 CONTACT: KURT MERRIMAN (425) 827-7701 RECREATION AREAS.:. TRACT C, G, & H TOTAL RECREATION AREA REQUIRED: (91 LOTS X 390) TOTAL REC AREA PROVIDED IN fflACTS C, G, H, I & L: MIN, RECREA T/ON PERIMETER ON ROW REQUIRED: PERIMETER X 10% RECREA T/ON PERIMETER ON ROW PROVIDED: PARK & RID£ 35,490 SF (0.81 AC) (1.69 AC) 2299' X 10% - 73,829 SF 229' 354 LF (15%) ---" --· ON-SITE F£CREATION ELEMENTS REQUIRED RECREATION ACTIVITIES.· 4 + 1 PROVIDED RECREA T/ON ACTIVITIES: 5 + 1 1. CHILDREN'S (TOT LOT) PLAY AREA 2. 3. 4. 5. 6. SEA TING AREA OPEN PLA Y LA ltN fflA/LS HALF BASKETBALL COURT TETHER BALL AND FOUR SQUARES TOT LOT TOT LOT KING COUNTY RECREATION PLAN APPROVED ~JL -~\o,()9 . DATE --· KING COUNTY .... _ LANDSCAPE PLAN SHEET INDEX VED -----I LI L2 LJ L4 SCALE: 1" = 60' ~o RECREATION COVER SHEET -~nlQk RECREATION PLAN FOR TRACTS DATE --,,-~ RECREATION PLAN FOR TRACT G AND* {47prt)~ UTILITY & TRAIL EASEMENT LL~ clu.A.t> RECREATION PLANTING NOTES & DETAILS CAUTION fo)lE~fEijwlE lnl AUG 2 5 2008 K.C. D.D.E.S. LOCA T/ON OF EXISTING UT/UT/ES SHOWN IS APPROX/MA TE AND MAY NOT BE ACCURATE OR ALL INCLUSIVE IT IS THE CONTRACTOR'S RESPONSIBILITY TO F7£LD VERIFY LOCA T/ON OF UT/UT/ES PRIOR TO PROCEEDING WITH CONSTRUCT/ON. YOU MUST CALL 1-800-424-5555 NOT LESS THAN Tm:> FULL BUSINESS DA XS BEFORE BEGINNING EXCA VAT/ON WHERE ANY UNDERGROUND UT/UT/ES MAY BE LOCATED. FAILURE TO DO SO COUW MEAN BEARING SUBSTANTIAL REPAIR COSTS. © 2008 TRIAD ASSOCIATES ·-· .-.. , .. ,_, ,, - \ TRlA ASSOCIAT I r 12112115th Ave. NE Kirkland, WA 98034-69 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.trladasstjc.com L a n ti Q;e \ e I o p Ill e 11 • ' .... ~ ~'sf'..f'...N'"'-r<J<l< -GERALD F'. BUCK, AICP PROJECT MANAGER NICK A. YINGER, PLS PROJECT SURVEYOR RICK A. TOMKINS. PE: PROJECT EMGINEER MEI-SH/OU UN, ASlA PROJECT LANDSCAPE A~CHITEC'. FIRST SUBMl'ITAL DATI::j 2/201 SCALE: BOBIZ.: 1 • 60' VER ... STATE OF ~:~~J{tJr~ LANDSCAPE .:Rz 1-{,) MEI-SHIOU Llf TIFICATE: NO. STAMP NOT VALID UNLESS SIGNED AND DA JOB NO. SHErl' NO. -01-0 L 1oF• - '_: .. L . .!ll.LL .. L .. -"-'--~• ' <-• > ' POR OF THE NE 1/ 4 OF THE SE 1/ 4 & THE SE 1/ 4 OF THE NE 1/ 4, ALL IN SEC. 10, TWP. 23 N., RGE. 5 E., W.M. PLANTUST S'!i160L PLANT NAME DECIDUOUS TFl?EE .00 --',-1,---6ETULA PAPYRIFERA/ o, PAPER 61RCH X &TYRAX 06A&&IAI FRAGIRANT &NOUJeELL CONIFEROUS TF<?EES :J--<i=r--CALOCEDRU& DECURREN&/ INCENSE CEDAR ,. --:;,k=,t CUPRE&&OCYPARI& LEYLANDII/ -1--LEYLAND CYPRESS 6ER6ERI& THUN6ERGII 'ATROPLlRPUREA'/ RED-LEAF JAPANESE 6AR6ERRY CEANOTHU& 'JULIA PHELP&'/ JULIA PHELP& CEANOTHU& CORNU& AL6A 'ELEGANTl&&IMA'/ TAT ARIAN DOGWOOD. CORNU& &TOLONIFERA/ REDTWIG DOGWOOD HELICTOTRICHON &EMPERVIREN&/ 6LUE OAT GRAS& HEMEROCALLI& X 'RED RUM'/ RED RUM DAYLILY MAHONIA AQUIFOLIUM/ OREGON GRAPE MAHONIA REPEN&/ CREEPING MAHONIA NANDINA DOME&TICA 'MOON 6AY'I MOON 6AY HEAVENLY 6AM600 O&MANTHU& DELAVAYI/ O&MANTHU& PENNl&ETUM ORIENT ALE/ ORIENT AL FOUNTAIN GRAS& POL Y&TICHUM MUNITUM/ &WORD FERN RHODODENDRON 'DORA AMATEI&'/ DORA AMATEI& RHODODENDRON Rl6E& &ANGUINEUM/. RED FLOWERING CURRANT ROSA NUTKANA/ NUTKA ROSE ROSA RLle:.O&AI RLIG,O&A ROSE &YMPHORICARPO& AL6U&/ &NOUJeERRY QTY. 4 11 46 61 21 4!:> 51-!RU6 MA551NG: .f LOW GROLU ORCI-IARD SEED MIX ooooooooouc 0 0 0 0 0 ~( 000000000~( 000000000<\ 00000000/J~· ... o 0 o 0 o?,o 0 o':, MAHONIA AQUIFOLIUM OREGON GRAPE Rl6E& &ANGUINEUM REP FLOWERING CURRANT ROSA NUTKANA/ NUTKA ROSE VACCINIUM OVATUM EVERGREENHUCKLE6ERRY HYPRO&EED +/-2,100 SF 20 13 I!:> I!:> SIZE CONDITION/COMMENTS 6' HT. MIN 6 4 e, MUL Tl&TEMMED 1•4" cAL.. e • e 10' MIN. &'-6' HT e • e &'-6' HT e • e 2 GAL CONT 2 GAL CONT 2 GAL CONT 2 GAL CONT I GAL CONT I GAL CONT 2 GAL CONT I e:.AL CONT 2 GAL CONT 2 GAL. CONT I G1AL CONT IC.AL 18-21" I 2 1.:.AL 2 GAL 2 GAL 2 GAL 2 GAL 2 GAL 2 GAL 2 GAL CONT CONT CONT CONT CONT CONT CONT CONT CONT CONT COUNTRY GREEN "EROSION CONTROL" SEEP MIX OR EQUAL SEEP RATE PER PROVIDER SPECIFICATION. (AVAILA6LE AT COUNTRYGREEN TURF FARM& l.800300.1163) GROUND COVERS . . . . .. . ··•• . . . . ·,' '. . .. ·-.·.· . . ,: . . ·. . '• . . . ·~ ' .. ... . /.: ,;:-._·.· ··, I-IYDROSEEP +/-9,460 SF COUNTRY GREEN 80/20 LAUN MIXTURE OR EQUAL. 6EED RATE PER PROVIDER SPECIFICATION. <AVAILA6LE AT COUNTRYGREEN TURF FA~& l.800300.1163) I f,CALE: 1" = 20' 0 10 20 40 ~~ I I I I I I I I I I I 6!} 2 J -. -· --~ -. I I L ········ ···-·· ···--1 ...... L __ ~_,-1 ::J. . I ------+-~-----...--1--t~ ' .\ . ·1, . 1 '' RECREATION PLAN FOR TRACT C -·----------------- SCALE: 1"=20' I \ I I I I \ \ i I I I I I I I I , I I I : I I I ' 32 ,-----\. \ ' 33 34 RECREATION PLAN FOR TRACT H SCALE: 1 "=20' I KEY MAP NOT TO &CALE TRACT G TRACT F 1-1 TRACT I SITE FURNISHING LEGEND ITEM 6ENCH ©=I MANUf'ACTUFl?ER I MODEL 41 PACIFIC OUTDOOR PRODUCT&, INC. (4)-6P 2!:>, 6' CEDAR CONTOUR 6ENCHE5, 2" X 4" CEDAR, 6LACK FRAME. TO 6E INST ALL.ED WITHIN TRACT& C, H 4 L, IN GROUND MOUNT PRIOR TO CONCRETE WALK INSTALLATION. (2)-6P 2!:>P, 6' RECYCLED POLY CONTOUR 6ENCH, 2" X 4" POLY, 6LACK FRAME. ONE ta.ACH IN TRACT G 4 I, IN GROUND MOUNT PLAY STRUCTURE PACIFIC OUTDOOR PRODUCT&, INC. PLAYGROUND STRUCTURE "TCl141 PROVIDE A 32' X 30' MIN. &OFT SURFACE &PACE OR APPROVED EQUAL, COLOR& &LIDE -FOREST e:.REEN ALL POWDERCOATEP COMPONENT& -6ROUN ALL PLAY PANEL COMPONENT& -FOREST GREEN POLY ROOF -FOREST GREEN &OFT SURFACING FOR' MINIMUM SQUARE FEET FOR PLAY STRUCTURE AREA, 1,023 SF PLAY AREA &TRUCTL!s\'sE •. --,.MINIMUM DEPTH 12 INCHES, PACIFIC OUTDOOR PRODUCT&, INC. 6ASKET6ALL EQUIPMENT PACIFIC OUTDOOR PRODUCTS, INC. -(I) 6T-!:>6 6ASKET6ALL SYSTEM& POWDER COATED GOOSENECK POLE, 6LACK ALUMINUM 6ACK60ARD WITH LIFETIME FIXED RIM TETHER 6ALL EQUIPMENT PACIFIC OUTDOOR PRODUCT&, INC. DIRECT 6URY IN 18" CONCRETE FOOTING SITE FURNISHING & SITE I.AYOUT NOTES • SITE FURNISHING&, 4 PLAY EQUIPMENT AVAILA13LE AT PACIFIC OUTDOOR PRODUCTS INC., MAPLE VALLEY, WA PHONE, 42!:>-432-6000 • INST ALL ALL SITE FURNISHING& ( A& NOTED A60VE) PER MANUFACTURER& RECOMMENDATION, AMERICAN DISA61LITIE& ASSOCIATION, CONSUMER PRODUCT SAFETY STANDARD& AND KING, COUNTY REQUIREMENT&. IT IS THE RESPONSl61LITY OF THE CONTRACTOR TO INFORM THE 01.lNER'S REPRESENTATIVE OF ANY CONFLICTS IN THESE REQUIREMENTS. • SU6MIT MANUFACTURER& CUT SHEET& OF ALL ITEM& TO 6E INSTALLED FOR APPROVAL 6Y 01.lNER PRIOR TO INSTALLATION. • INSTALL SITE FURNISHINGS PLUM6, LEVEL AND RIGID • METAL FITTING& NOT SUPPLIED 6Y MANUFACTURER &HALL ElE GALVANIZED. ALL ENDS OF 60L T& NOT UNDER MANUFACTURER& SPECIAL TREATMENT ARE TO 6E 6ALLPEENED OR OTHERWISE RENDERED TAMPER PROOF. FILE OR GRIND ALL SHARP EDGES, TO 6E SMOOTH OR FLUSH. • LOCATION FROM HARD SURFACE& OF ALL PLAY EQUIPMENT AND BETWEEN EQUIPMENT SHALL eE PER MANUFACTURER SAFETY ZONE REQUIREMENT&. • &TAKE ALIGNMEN,· AND LOCATION& OF ALL SITE IMPROVEMENT& (INCLUDING FEPE&TRIAN TRAILS AND SITE FURNISHINGS). ALIGNMENT& &HALL 6E REVIEWED 6Y 01.lNER'S REPRESENTATIVE PRIOR TO INSTALLATION. INCORRECTLY LOCATED WORK &HALL 6E REMOVED AND REPLACED 6Y CONTRACTOR AT NO ADDITIONAL COST TO THE 01.lNER. • VERIFY THAT &UBGRAPE HA& 6EEN PROPERLY COMPACTED. WORK &HALL GUARANTEE AGAINST SETTLEMENT FOR ONE YEAR. • WALKWAY& &HALL 6E CONSTRUCTED OF A MATERIAL AND GRADE THAT 15 CONSISTENT WITH THE RECOMMENDATION GUIDELINE& FOUND WITHIN THE AMERICAN& WITH Pl&A61LITIE5 ACT, ( APA) . , ---• --" ..• : ;,::-· C -. 0-:-:,----~ -----·---'--·---•-. =--·· ----~ ··~---- CAUllON m LOCA T/ON OF EXISTING UT/UT/ES SHOWN IS APPROX/MA TE ,, AND MAY NOT BE ACCURATE OR All INCLUSIVE. IT IS THE CONTRACTOR'S RESPONSIBIUTY TO RELD VERIFY LOCA T/ON OF UT/UT/ES PRIOR TO PROCEEDING WITH CONSTRUCTION. YOU MUST CALL 1-800-424-5555 NOT LESS THAN TK1? FULL BUSINESS DAYS BEFORE BEGINNING EXCAVATION WHERE ANY UNDERGROUND UT/UT/ES MAY BE LOCATED. FAILURE TO DO SO COULD MEAN BEARING SUBSTANTIAL REPAIR COSTS. (C) 2008 TRIAD ASSOCIATES -. -.. ---'---'--"''----= ,, - " TRlA 7 ASS0CIA1 - 12112115th Ave. NE KJ11<1and, WA 98034-6! 425.821.8448 425.821.3481 (ax 800.488.0756 toll free www.triedessol).com ' Land Deyelop111e11 • ! ~ ...... ..... ...... :i:: C) ""S: ~ ...... (.) IJU ~ .... Ci') ~ C:> (.) ,q: l Cc: ~- I,.; C) er:: ~ " C) ::s;: La.. ~ :;:: :.• ,q: ........ (/) C:> ~ ~ ...... :;:: ~ ..... C i::: ,q: ...... (.) lJJ.j ~ Cc cr:: (.) ~ I--. CJt) "C~ I.JU -t:l t:1 !i ! ~ ~ ~ ~ ~ I:! I :z:; ~ I I ~ I .. ~ - GERALD F. BUCK, AICP PROIBCT MANAGER NICK A. YINGER, PLS PROJECT SURVEYOR RICK A. ro/,/K/NS, PE PROJECT ENGINEER /t/EJ-SH/0/J 1../N, ASI.A PROJECT IANDSCAPE ARCHITEC' FIRST SUBMI'ITAL DATE: 2/20, SCALE: HOl!IZ.: 1"=20' ffR ----~ D, ~ STATE OF WASHINGTON REGISTE:RED LANDSCAPE 1;z I - l MEI-SHICIU Lit C TIFICATE NO. &"!'AMP NOT VAIJD UNLESS SIGNED AND DJ IOB NO. SHEEI' NO. -01-0 L2or - ) • 0 ) • r 'V ./ / 0 .\ • \ • '¥" '"'\ , '¥ I + • I '¥ I 'VI • '¥ I ~ -I· I c"·, ~ ,~) ' ' \ '.;/ . '¥ . ' (')" Recr:eqtion { . .I ,~; \ ~ 4' &oft 5urface Tral (~ T!:Jp. Approx. tota I )length 1,443 LF A Existing vegetation to rema In with splec,tlve removal of l~vasl:Ve specie& ' ; "}A-!'.,,/ Tri a I lll!:JOUt ,/' .. ,. approxlmat,e onl!:J. Actua I a llghl1)@J'.ll to be field located to minimize Impact to existing trees. , ~! L;;;r "'r\ TRACTG POR OF THE NE 1/ 4 OF THI: SE 1/ 4 & THE SE 1/ 4 OF THE NE 1/ 4, ALL IN SEC. 10, TWP. 23 N., RGE. 5 E., W.M. \ •v •v ) + •VI +/ •v { '¥ " • I •vw'-v+'\ V I { ' I \ \ I I \ • \,J"r, ·, 1,: .. > I I I I I I I I &p11t rail rrnce, ; T!:JP· Ref,sr to , civil plar,s/1 for f detail 1 I / l '·, ' ' \ \ \ I I \ ', ', ' '\ \ \ \ \ \ __ _ - ,·· 1 \ l \ \ ! \ \ \ • \ '-- ,I..--. - '¥ -_1,_ W 'V W/ ·-/ . -.. -· - '¥ . / Gravel maintenance r,~ad and -, trail connection. approx. • { I r I I I I I I I I J ' I length SeJ1 LF SCALE: 1" = 30' 0 15 30 60 ~ / / / / 8 '¥ TIMCTF 'V 'V 'V Sensitive Area '¥ '¥ '¥ / / / / / / / / / / ,-- I KEYMAP NOT TO SCALE RECREA noN PLAN FOR UTILITY & TRAIL F.ASEMENT SCALE: t"-JO' ll'ACT L I---- I . . _. --c· ~ . ' -. . . . . . . ... I CAU710N LOCAnoN OF EXISnNG ununEs SHOWN JS APPROXIMATE AND MAY NOT BE ACCURATE OR ALL INCLUSIVE. IT JS THE CONTRACTOR'S RESPONSIBIUTY TO RELD VERIFY LOCA noN OF ununEs PRIOR TO PROCEEDING WITH CONSTRUCnON. . , r YOU MUST CALL 1-800-424-5555 NOT LESS THAN 11+0 FULL BUSINESS DAYS BEFORE BEGINNING EXCA VA nON 'MIER£ ANY UNDERGROUND ununES MAY BE LOCATED. FAILURE TO DO SO COULD MEAN BEARING SUBSTANnAL REPAIR COSTS. © 2008 TRIAD ASSOCIA 1ES " TRIA ASSOdIAT 12112 115th Ave. NE Kirkland, WA 98034-691 425.821.8448 425.821.3481 Jax 800.488.0756 !OIi free, www.trfadassop.com ' la n ll [)eve Io p 111 e ni 1 C on s ~ -~ C Cl) () ct " - GERALD F. BUCK, AICP PROJECT MANAGER Nia< A. 'rlNGER, PLS PROJECT SURVEYOR Ria< A. TOMKINS. F£ PROJECT ENGINEER MEI-SH/OU UN, AstA PROJECT LANDSCAPE ARCHITECT FIRST SUBMl'ITAL DATE: 2/20/ SCALE: HOBIZ,: 1"-:SO" YKBT .. ~ STATE or WASHINQTON REGISTERED LANDS~APE •:cz MEI-SHIOU LIN CE TIFICATE NO. l STAMP NOT VALID UNLESS SIGNED !ND DA1 JOB NO. O;t-0, • SHEET NO. PLANTING NO TES · Contractor shall verify existing site conditions prior to beginning construction. Notify owner of dlscrepanclee, between plane and actual field conditions. · The contractor shall be reeponelble for damage to existing utllitlee or lmprovemente reeultlng from their work. Fi!epalre ehall be made at no expenee to the owner. The contractor ehall notify the owners repreeentatlve prior to beginning conetructlon, and &ha II keep the owner Informed of progreee of work t.1-roughout construction. Any requirement tn the plans and/or notee ehall be considered binding. In caee of discrepancies or Item& not underetood by the contractor, the owner's representative shall be contacted Immediately. I Site visits by the Jandecape architect to lnepect progreee of work and Jte conformance with the plane shall be a& directed by the owner'e repreeentatlve. Execute periodic cleaning of the elte throughout the contr,act period to remove waete materlale, rubbleh, plant containers resulting from their work. lU-Jtten dlmenelone eupereede scaled dletancee. Dimensions are taken from the back of curb, face of bulldlng or face of fence. fi!efer to archltecte f clvll engineering plane for elte, grading f utlllty . Information. Contractor ehall coordinate their work with all other applicable tradee, ae neceeeary. :2ua Illy Aeeurance Work ehall be Installed In conformance with applicable local codee and ordinance& Flantlng ehall be be performed by a liceneed and bonded contractor Contractor eha II obtain neceesary permit& and pay required fee&. Chemical appllcatlone ehall be applied by licensed applicator. Lateet leeue of American Standard for Nursery Stock published by American Aeeoclatlon of Nurserymen eha II be ueed to grade nureery etocl<. ANSI Z60.I Flant nomenclature ehall conform to that ueed In New 6uneet Weetern Garden 6ook current edition. Namee and varletlee not lleted In thle reference ehall be thoee moet commonly ueed In the nursery trade. 1 'roJsct Condltlone Planting operations shall not be conducted under the following conditions, I. Freezing Weather 2. E:xceselve ..leat 3. High Winds 4. E:xceeelvely Wet Conditions eciuenclng • ~ullng Landscape contractor shall coordinate with other elte contractore and owner'e representative to develop a schedule for landscape Installation. Coordinate with earthwork contractor to establish appropriate eubgrade elevation& ae required by planting eoll and mulch depth& &peclfled herein and on the drawings. ~UCTS, •Jante Provide plante ae Indicated on drawings. Quantities ehown on drawings are for contractor's convenience only. Contractor le reeponelble for total number of plante represented graphlca lly or by calculation. Condition, All plants ehall conform to the following minimum requirement&: I. Nureery grown, unleee otherwlee epeclfled. 2. 6upplled In appropriate container, ba lied or bur lapped, or bare root ae specified on drawlnge. . 3. In vlgoroue growing condition with full foliage and fully, eymmetrlcally branched typlca lly representative of the epeclee. 4. Flante eha II meet governing regulatlone concerning peete, weede and dleeaee 4 ehall be free from all pests, dleeases • weeds. &. Fully and completely rooted, but not rootbound. 6. Flant grading eha II conform to ANSI Z60.I. 6treet Treee: Uniform In appearance, size and etructure. Overelzed Flants, Flante larger than epeclfled elze may be ueed providing height, epread, caliper, and root ball dlmenslone conform to AN61 Z60.I. Flante eha II be lnepected by the owner'& repreeentatlve at time of delivery. fi!ejected plants ehall be removed from the elte Immediately. Jdroesed 6eed eha II conform to the etandarde for "certified" grade eeed or better, ae outlined by the 6tate of WA Dept. of Agrlculture'e "rules for eeed Certification" lateet edition. 6eed ehall be furnlehed In etandard containers. Upon owner's requeet, furnleh duplicate coplee of a etatement elgned by the vendor certifying that each lot of eeed hae been teeted by a recognized seed teetlng lab within 6 month& of delivery to the project elte. Hydroeeeded mix ehall be ae specified on the plane Fertilizers and amendmente eha II be per the hydroeeed euppller Jurledlctlon ehall approve eeed mix prior to lnetallatlon. -----------__ ,,,, _______ . ·----- POR OF THE NE 1/ 4 OF THE SE 1/ 4, & THE SE 1/ 4 OF THE NE 1/ 4, A1LL IN SEC. 10, TWP. 23 N., RGE. 5 E., W.M. Solle and Mulche& On Site &toci:plled eoll -If available, on-elte etoc!<pfle eolle may be used for planting bed preparation, lawn areas or plant pit backfill. Use of on elt~, eoll to be coordln,ited with owner'e representative Import topeoll mix for ues tn ehrub beds and lawn areas -2-way topeoll to be approved by Owner'& Fi!epreeentatlve. Topeoll ehall be 5>0% compost and 5>0% eand, eandy loam or ellty eand and ehall meet the following epeclflcatlone 6creen 61ze ( Approximate particle elze) Total Nitrogen Organic matter FH range Conductivity 1/16" maximum .25>% minimum 10% minimum ; .!:> -8 .CZ) 4 mmhoe/cm maximum Topeoll muet be free of vlable plante, plant parte, or eeed&. Soll mix for plant pit bacl<.l'lll -2-way topeoll to be approved by Owner'e Repreeentatlve. Topsoil eha 11 be &0% compost and 5>0% eand, eandy loam or sllty eand and shall meet the followtng epectflcatlone 6creen 6Jze ( Approximate parttcle etze) Total Nitrogen Organic matter FH range Conductivity 1/16" maximum .2&% minimum 10% mtnlmum ; .!:>-8.i:z> 4 mmhoe/cm maximum Topeoll muet be free of vlable plante, plant part&, or eeede. Compoet -Compoet eha 11 be the reeult of the biologlca I degradation and traneform11tlon of plant derived mater la le under controlled condltlone to prom,:,te 11eroblc decomposition. Compost ehall be stable with reg11rd to ox~Elen consumption 11nd carbon dioxide generation. Compoet &ha II be mature with re•E1ard to lte eultablllty for serving ae a soil amendment. The compost &ha II have a m,,1eture content that has no vis Ible free water or dust produced when hand I Ing the mater la I. 6creen 61ze <Approximate partlcle elze) 1/16" maximum Maturity meaeure greater than 80% Total Nitrogen .!:>% minimum Minimum Organic matter 40% FH range 6.i:z>-8.!:> Foreign matter by dry weight 0.5>% maximum Soluble salt content less than 3 mmhoe/cm maximum 6tablllty 1 or below Topeoll and compost ehall be tested by the euppller within '90 daye of applicatlon using the 6ea I of Testing Aeeurance (6TA) protocol to meet the requirement& of the U6 Compoetlng Council Fertilizer -Trees, shrubs and groundcover, I. Formula 4-2··2 "The starter" ae manufactured by Frofeeelonal'e Choice, or equal 2. Agrlform Tablete, Flantlng tablet& ae manufactured by Agrlform lnternatlonal Chemlcale Inc., 20-10-& analyele, or equal. -Hydroeeed: I. As Included with hydroeeed mix. FROCE:DU~6: Examination -Examine ette .!ind verify that linee, level&, gradee are acce1:,table and condition of existing &oil le ready to receive work. -6tart of work &ha II Indicate contractor's acceptance of existing condition&. Soll Preparation -On elte &oil I. If on site etocJ<.i:,lled eoll le available for uee In new planting areae, It ehall be eubmltted to a eolls teetlng laboratory for analyele 2. If ueed, on elte etockplled eoll ehall be amended per reeulte of eoll teete . 3. If eoll le native eoll, etockplle forest duff and topsoil separately, cover with weed barrier, while stockpiled and reapply to landscape areas-min. 8" depth and till Into eub!3rade to a depth of 2" min. 4. If soil Is disturbed, etockpfle and cover with weed barrier, while otocTlled and reappl!:j lo landscape areae-mln. 6" depth and ad,! a layer of 2.5>' compost following the topeoll appllcatlon. Rototill compost to a depth of S". -Shrub 6ed: I. Frlor to placing soil mix, scarify subgrade In two directions and thoroughly loosen to a depth of 2 Inches. 2. Flace 8 lnchss of soil mix on subgrade and thoroughl!:j till Into scarified ooll lo a depth of 10 Inches. -Hydroeeeded or 6od lawn areas, L Rake, drag • re.11ove rock& • debrlo 3/4"+ from top I" of seed bed 2. Roll to produce a firm finished grade and lightly rake to loosen top 1/2" of soil prior to seeding -Hydroseeded areas (non Irrigated), I. Thoroughl\,j till top 6 Inches of seeded areas and add soil addltlvee 4 fertilizer. (Rate 4 type as recommended by seed euppller.J 2. Ral<.s, drag 4 remove rock& 4 debris 3/4"+ from top I" of seed bed 3. Roll to produce a firm finished grade and lightly ral<.s to loosen top 1/2" of soll prior to seeding ----------------------------·------------ Fine Grading -Remove rock& and debrlo with any dimension larger than I Inch that turned up during preparation. -Rake, drag and roll area emcoth to eetabllsh approved finished grades. Maintain established flow line,;, olopes and grade to achieve positive drainage allowing no puddlen. · · -Finished Grade Fi!equlrements, I. Planting 6ed Areas, 3 lncres below adjacent paving and curbs. 2. 6eeded lawn areas, I Inch below adjacent paving and. curbe. · Hydro&sedlng -Water area to a depth of 4" prior lo hydroseedlng Spra!:i elurr!:I onto finish grado, at such an angle to aid In embedment of seed Contractor ehall clean exce&" olurry from plants, paving and structures TrS<!!I f Shrub Flant1n9 -Excavate plant pile to elzes Indicated on drawings. -Do not plant until direction c.oncernlng positive drainage Is given by general contractor. -Fertlllze plant plte at plantln£J with Agrlform tablets, 20-10-5>, or equal Application rate &ha II be p<ar manufacturer'• Instruction -6et plumb face for best app,9arance. 6et so root crown will settle to appropriate level related to surrounding finished grades after eettllng has occurred. -Watering, Construct water b.!!eln& and thoroughl!:J water plants Immediately after planting. -fi!estore finished grades b!:J t~nd raking. Leave water basins In place. -Flace specified mulch and hand rake smooth -Fertilize by topdressing new ,ihrub and tree planting, with Frofesslonal'e Choice -The €,tarter 4-2-2, or equal Appllcatlon rate shall be per manufactiJrer'e Instruction -6tal<.s treee ae Indicated In cletalls. -Groundcover planting ehall b,sgln at the following distances from other site elements 12" from drlpllne of conifers, 24" from trunk of deciduous tree, 18" from outer branches of shrubs, IS" from adjacent hard surfaces Mulching Apply 2 Inches (compacted aepth after watering) of specified mulch to finished grade In all shrub ar,d groundcover beds. -Thoroughly water mulched ar.,,~e to ensure moisture penetration to the soil. INSPECTION, GUARANTEE 4 MAII-ITE:NANCE: ------'-~· -'··-"''------------------'---------------- -Keep areas of work clean, nedt and orderly while work le In progress. -The Landecape Contractor sh!ill contact the owner's representative prior to beginning construction. Dfecr<!!pancle& or other problems sha II be resolved at this lime. -Maintenance period shall begin upon Inspection and approval by owner's representative, and shall be for 120 calendar days. -Maintenance of new planting shall conelst of watering, cultlvatlng, weeding, mulching, resetting plants lo proper grades or upright poeltlon, restoration of the planting saticer, and furnlehlng and applying euch epraye and lnvlgorante as are necessary to l<.sep the plantings free of lneecte and disease and In thriving condition. Flant materlal shall be In thriving condition one year from date of final acceptance. -Fi!eplace new plant material which has lost 30% or more of their normal foliage. ~-Cl ., FF!f:YAIL/N<r, WIND PLAN NOi=, _,..2-0 ~--TRE:E ST AKE --.;--F!OOT6ALL V--o+--TRUNK '-;;-.:::,_ __ TF!EE STAKE F'LANT Tl<l:ES I" HIGHER THAN DEPTH GROU.N IN NUF<e.l:F!Y TF!l:E PIT SHALL NOT BE LESS THAN (2) T/11ES ROOT BALL DIAMETER TRI:/: ST AKES Pl:F!Pl:NDICULAR TO FF!i:YAIL/NG, WIND ----12 G,ol,. WIRE, 11!/IST TO TIGHTEN '--1/2" DIA BLACK RLl66ER H06S T'l'P. NOTE, Tl<l:ES &' TALL AND SHoRTER DO NOT F!EQUIF!E Tl<l:E UNLESS NOTED OTHl:RWISE ----CUT ALL TIES AND FOLD BACK BURLAP Q ' Ill FF!ct1 UPPER 1/3 OF ROOT BALL. Rl:MOVE ALL PLASTIC AND 11!/INE _..--------2" MULCH LA"T'l:R SHALL eE COMPOST ~~~~=~----3" WATER BASIN T 1 11 'i'1 : I :.; / ; :i 1'$mbr:1 ~ -_1111 c' ·,s-.. il'-4--'-+-ilc-+ ; '; 1_111, :ii i ..,J<--"1.w.il I :µ'.: $:. · }{ i: 111 -. ·: ':c.:• :'-I I SCARIFY SIDES AND BOTTOM OF PLANTING, PIT TO ALLOW FOl'i: ROOT PENETF!A TION -cl 1, ;111,, , 11 ITTTI 11,, '111,, ,--;ll 1:-SPECIFIED 80/L MIX AND FERTILIZER +---+--+'-' "----RECOMPACTED NATIVE 80/L 4" 2X MIN DIA F!OOTeALL TYPICAL DECIDUOUS TREE PLANTING NOT TO SCALE • TF!l:E STAKE FRl:V A IL 11'1:ii ROOTeALL WIND 0 TRUNK 0 TREE STAKE F'LAN NOTE, PLANT TF!l:ES I" HIGHER THAN DEPTH G.F!ou.N IN NUF<e.1:F!Y TREE PIT SHALL BE NOT LESS THAN 2 TIMES F!OOTeALL NOTE, TRE:ES !>' TALL AND SHOR/ER DO NOT F!EQUIF!E Tl<l:E UNLl=SS NOTED OTHl:RW/6S Dl,t, WATER THOROLIGHL Y AFTER PLANTING TF!l:E ST AKES Pl:F!PENDICULAR TO F'F!SVAIL/NG, II/IND ~---12 GA WIRE, 11!/IST TO TIGHTEN ,1-----J/2" DIA BLACK RUBBER H06S TYP. I--=----2" x 2" CEDAR STAKES 4" 2X MIN DIA F!OOTeALL ;,._ ___ CUT ALL TIES AND FOLD BACK BLIP-LAP AND BASKET FROM UPPER 1/3 OF ""'°TeALL. REMOVE ALL PLASTIC AND 11!/INE _..----2" MULCH LAYER SHALL eE COMPOST 3" l'JATERING BASIN SCARIFY SIDES AND BOTTOM OF PLANTING, PIT TYPICAL CONIFEROUS TREE DETAIL NOT TO SCALE r--CUT ALL TIES AND FOLD BACK BURLAP ' BA5K!:T FROM UPPER 1/3 OF ROOT BALL OR F!EMOVE PLASTIC CONTAINER, REMOVE ALL 11!/INE FROM PLANT/Na. PIT. r--3" WATER BASIN -=I l~-1_1 I::: :~~;t1-~·t,,;,.J-...-.Jr'~-\ r,;:::.___ ~~gt/L~~~f~COMPOST lj-'jS:;{o. \ ·:,.;,.!r,J.LL---SF1:CIFIED PLANTING. MIX AND FERTILIZER -11 1 • .,, f';ol-i'-----SCARIFY SIDES AND BOTTOM -'.'{\;t,, 'c;,. ;,,:,'777~ OF PLANT/Na. PIT TO ALLOW • FOR ROOT PENETRATION '°-t--~ie':ffi%~~§~1iitt~Flee'-----RECOMPACTED NATIVE SOIL b" TYPICAL SHRUB PLANTING DETAIL NOT TO SCALE NOTE, ALL GRO\INDCOVEF!/SHRIJB SPACING, SHALL Be EQUIP/ST ANT UNLE55 OTHERWISE 5~CIFIE;D. DISTANCE ON CENTER AS SPECIFIED 5TART Fll'i:ST ROW OF PLANT/Na. AT 1/2 THE Pl:F!F'ENDICULAR SPACING. -,-,r-BETWEEN ROU15 .. ··r---'·_•_-_:_·.·~-~-··_' ·_.·-,f-. :;,::::> ; .;·· .•. ·.:~, .'t><:'<' . EDa.e OF PLANTING, AREA CAUTTON TRIANGULAR PLANT SPACING NOT TO SCALE LOCA 770N OF EX/S77NG U77U77ES SHOWN IS APPROX/MA TE AND MAY NOT BE ACCURATE OR AU INCLUS/1£. IT IS THE CONTRACTOR'S RESPONSIBIUTY TO RELD VERIFY LOCA770N OF U77U77ES PRIOR TO PROCEEDING WITH CONSTRUC770N. YOU MUST GAU 1-800-424-5555 NOT LESS THAN TWO FUU BUSINESS DA Y5' BEFORE BEGINNING EXCA VA 770N 'MIER£ ANY UNDERGROUND U77U77ES MAY BE LOCATED. FAILURE TO DO SO COULD MEAN BEARING SUBSTAN77AL REPAIR COSTS. © 2008 TRIAD ASSOC/A TES '\. T ASSOCIATES 12112115thAve. NE Klrkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com Land Development Co1 suit ants ~ ~ Cl) C) ::::! ~ ~ laJ 0 f::I· 0 ~. i Cl) .... 0 ~ .... "( C) " Cl) ~ IC) Cc ~ 0 0 0 0 0 ~ "-~ <'! :s; 0 ~ .... (.!) ~ ~ ~ .... i,..; <'! ; C) LI.I ::::! "( La.: ..J :s ..... ),., Cl. .... § <'! 0 0 i::: 0 Cc ~ (!J ~ ~ ~ ..... ~ Cl) ~ ti i;; 31 ! ~ § ~ ~ !!I IQ I z ~ I I !;; .. ! s • ~ - GERALD F. BUCK, AJCP PROJECT MANAGER NICK A. t1NGOI, PLS PROJECT SURVEYOR RICK A. TOl,/K/NS. ~ PROJECT ENGINKER 1,/£1-SH/OU UN, ASLA PROJECT WIDSCAPE ARCHITEC'f FIRST SUBMIT!'AL DATE: 2/20 /OB SCALE: BORIZ.:N7S mr.:N75 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCH! ECT - MEI-SHIOU LIN CE TIFICATE NO. 826 STAMP NOT VALID UNLESS SIGNED AND DATED JOB NO. 01-047 SHEET NO. L4or4 ~. i,;;. • c., i. ~[ ii ~I ),.,~ .... § C 0 c., ;!: ~ I: I ! I' 9 Notes 1. INSffiUMENTA 710N FOR THIS SURVEY WAS A ONE MINUTE THEODOIJTE AND ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY WERE FJELD TRAVERSE, MEE71NG OR EXCEEDING STANDAl?DS SEr BY WAC JJ2-1J0-090. 2. THE JNFORMA TION DEPICTED ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY MADE IN MARCH, 2001, AND CAN ONLY BE CONSIDERED AS IND/CA TING THE GENERAL CONDITION EX/SllNG AT THAT TIME. 3. ALL EXISTING ON-SITE smucruRES TO BE REMOVED. 4. ADJACENT PARCEL LOCATIONS AND OWNERSHIP PER MEffiOSCAN 10/19/2001. 5. SITE TO BE MASS GRADED. 6. OFF-SITE SENSITIVE AREAS APPROX/MA TE ONLY. 7. SIGHT DISTANCE CONFIRMED BY KING COUNTY OCTOBER 20, 2004. 8. TOPOGRAPHIC MAPPING SHOWN IN LOTS A AND C PROVIDED BY CORE DESIGN ENGINEERING AND HAS BEEN GRAPH/CALLY BLENDED WITH THE LOT 8 TOPOGRAPHIC MAPPING. UNe TABLE UN£ LI L2 L3 L4 L5 L6 L7 LB L9 L10 L11 LENOTH 26.33' 21.53' 22.80' J6.41' 29.13' 24.86' 38.36' 9.57' 21.22' 51.47' 23.93' I BE"ARINO N35'25'41"E N61"52'41"E N02'01'J2"W N11·44'27"£ N05'25'J7"W NJ1'49'28"E NOJ'34'06"W NJ3'08'06"E N4276'00"E N59'J8'08"E NJ9'09'J9"£ SCALE: 1" = 100' f ,.,. r.n,.-, "'", • ,.,,, r,, • ...-,.,,.-PH,.•• 1111,11,r(.1 •; r ,-,, (.I< < , ... ,,, .. _._,, .. ,,, .. ,, ... ,,, ... , LOT A • ,.,r, .. -,. ,,, .. ,,.,,.,,.. (.f ·-,. ..... "' ""' " " '·-' ........ , . .. ......... "' KING CO. BOUNDARY iJNE ADJUS'TMENf NO. l99l002Z ; !-···· ·-·--····' I FOUND MONUMENT IN CfSE W/ 1.5" BRASS DISC 1 DWN. 0.4' ' (11-16-00) I R£C. NO. 20000108900008 --r iro 1\J I-N-f8'1~'.5f''W f936.o'j' JJ I I I I .... '~I ,, ... --· J.. . ....... J J. _J / __ \ "•(" /I .. ,- j J / I ' ! ... , 1-- POR OF THE NE 1/ 4 OF THE SE 1/ 4 & THE SE 1/ 4 OF THE NE 1/ 4, ALL IN SEC. 10, TWP. 23 N., RGE. 5 E., W.M. S.E. CORNER OF SECTION 10 ~ FOUND 3" BRASS SURFACE MONUMENT W/PUNCH (11-16-00) // I I 14 n:;',,':,•1nn1:~n ., .. ,.,v ,.,u ....... KC RA-5 I ,..... -. · 1 · -·'-· .... I I I I .... J.~, ,. ,. ... " ,. ... " " ,. ,. lln,<M11111;1,1 "''""' .......... , .... -~···~ KC R-4, I I ···-,.... . ... J.. ..... . I --· ........ -1 I I I -t--- TO /-4 5 NE 4/h ST -- I _,_ -,."zj~;, - - • - --, Vicinity Map NOT TO SCALE Site Information OWNER: DEVELOPER: ENGINEER/SURVEYOR: SECTION/TOWNSHIP /RANGE: EXISTING ZONING: AREA: NUMBER OF LOTS: NUMBER OF DWELLING UNITS: PROPOSED USE: A VERA GE LOT SIZE: ALLOWED DENSITY: PROPOSED DENSITY: RECREATION AREA: RECREATION AREA CALCULATION MIN. RECREATION AREA REQUIRED: RECREATION AREA PROVIDED: (TRACT C OF EAST RENTOJ:I PRELIMINARY PLAT & TRAIL SEGMENT IN TRACT B) MIN. RECREA TION PERIMETER ON R. 0. W.: PERIMETER x 10% RECREATION PERIMETER ON R.O. W. PROVIDED: SEWAGE DISPOSAL: WATER SUPPLY: FIRE DISTRICT: SCHOOL DISTRICT: TELEPHONE SER VICE: POWER SOURCE: DRAINAGE /JASIN: DRAINAGE SUB-BASIN w@ WETLAND BUFFER IMPACT: [}:::::::r::::::::::i ADDITIONAL BUFFER PROVIDED: Basis of Bearing - HORIZ NAO 83/91 PARK & RIDE 900 MICHAEL SCHIRMAN & CYNTHIA WOLF 12013 148TH A VENUE SE RENTON, WA 98059 MICHAEL & KEIKO INTLEKOFER 4472 119TH AVENUE SE BELLEVUE, WA 98005 CAMWEST REAL ESTA TE DEVELOPMENT, INC. 9720 NE 120TH PLACE. SUITE 100 KIRKLAND, WA 98034 (425) 825-1955. CONTACT: SARA SLATTEN TRIAD ASSOC/A TES 121112 115TH AVE NE KIRKLAND, WA 98034 ( 425) 821-8448 CONTACT: GERRY BUCK POR OF THE NE 1/4 OF THE SE 1/4 & THE SE 1/4 OF THE NE 1/4, ALL IN SEC. 10, TWP. 23 N., RGE. 5 E., W.M. R-4 9.53 ACRES 25 25 SINGLE FAMILY DETACHED ±5000 SF 4 UNITS PER ACRE (4 X 9.53 = 38.12 D.U,) 25 s-9.53 = 2.6 DWELLING UNITS PER ACRE ±14,455 SF 25 LOTS X 390 SF= 9,750 SF (0.22 AC) ±14,455 SF 1,201 LF X 10% = 120 LF 458 LF (21%) CITY OF RENTON KING COUNTY WATER OISTRICT #90 CITY OF RENTON. DISTRICT #25 JSSAQUAH SCHOOL 0/STRICT GTE NORTHWEST PUGET SOUND ENERGY CEDAR RIVER MAY CREEK 2,016 SF J,741 SF CITY OF RENTON GPS CONffiOL NETWORK HOLDING CITY OF RENTON MONUMENTS C.O.R.#1851(BASE POINT) AND C.O.R,#1852 THE FJELD MEASUREMENTS FOR THIS TOPOGRAPHIC SURVEY WERE OBTAINED UTILIZING GLOBAL POSITIONING SYSTEM (GPS) SURVEY TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. i~~RgfAJJ;,dtilf'1!!~T:;: p7/J,7'EDi;1~Nfoi:%t:;,~~E~~ ~~~;:~i~ ~b~too METERS (3?8,083.3333 FEET), THEN MULTIPLYING BY THE AVERAGE COMBINED FACTOR OF (0.9999823034), THE INITIAL COORDINATE CONVERSION WAS PERFORMED USING THE LE/CA SKI-PRO PROGRAM VERSION 2.0 2000. PRIMARY CONTROL POINTS AND ACCESSIBLE MONUMENT POSITIONS WERE FIELD MEASURED UTILIZING GLOBAL POSITIONING SYSTEM (GPS) SURVEY TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. MONUMENT POSITIONS THAT WERE NOT DJRECTL Y OBSERVED USING GPS SURVEY TECHNIQUES WERE TIED INTO THE CONTROL POINTS UTILIZING LE/CA ELECTRONIC TOTAL STATIONS FOR THE MEASUREMENT OF BOTH ANGLES AND DISTANCES. THIS SURVEY MEETS OR EXCEEDS THE STANDARDS SET BY WAC 332-130-090. Datum VERTICAL-NA VD 88 / HORJZ. NAO 83/91 Benchmark CITY OF RENTON SURVEY CONTROL NETWORK MONUMENT #1 B52 3" BRASS SURFACE MONUMENT FOUNO AT THE CORNER OF NE 4TH STREET(SE 128TH ST.) AND 148TH AVE SE TBM "A' SET RR SPIKE IN W. FACE OF WOOD POST 1.0' ABOVE GRADE 15'± SOUTH OF SW COR OF PARCEL #1 EL.=449.78 TBM "B" TOP OF 4"X4" CONG MONUMENT W/ 2" BRASS DISC AND PUNCH AT PROPERTY CORNER 296'± SOUTH OF SITE, WEST SIDE 148TH A VE S.E. EL.=519.13 Legal Description Cl:) LOT A OF KING COUNTY BOUNDARY LINE ADJUSTMENT NO. L04L0055, RECORDED UNDER RECORDING NO. 20041223900005, RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STA TE OF WASHINGTON. Exhibit No. . Z 1 :-~~---~- Item l~o. l,,Q B es:i~L t Received .3 i;Z-()3 ©2006 TRIAD ASSOCIATES King County Hearing Examiner - 11814115th Ave. NE Kirkland, WA 98034·6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoo.com .',,_~,f,:;.,,,:.:'..'J'a' ,°,,~f~,·i':, ;_·,,,,' ,,_',•W'.sjff/_/1{• Cn'fi (l'°D !.,Ve l..o:if 111) 'l t-G o 1i si(I :t 'a·ll !)·; . .~. GERAW F. BUCK, AICP PROJECT MANAGER NICK A. YINGER, PLS PROJECT SURVEYOR REBECCA S. CUSHMAN, PE PROJECT ENGINEER PROJECT LANDSCAPE ARCHITECT FIRST SUBMITI'AL DATE: APRIL 3, 2002 SCALE: HORIZ.: 1"=100' '00!!.:N/A EXPIRES: 12-IS...2008 STAMP NOT VA1Ill UNLESS SIGNED AND DATED JOB NO. 01-047 SHEET NO. 1or2 i ,--, ,v \ 'V '~-,. ', .. + ,- >.;, 'V ,_ ····; ' + + + ".!, .. -··· -· \); 'V ' + ~, ·v ,, 'V \._ \ 'V , ! V 'V ,v 'V WEILAND 8 •-' . t, / + ,, ' / ------__ TRACT Q! -' SENSITIVE AREA +/ , ' . , ..... , ./ / I I 5001 1 I i : 4801 I \. I ' I 450! I I I !·· I / !·. I i -- / 1+00 I "' 1 ) •V i '+' / ' / / -' ! • i • J : i / : .-.·· , .. ,/, ~---, ' ' . ' ---~~~ ;;;-;;;;;;;;#';~--:: ,-.,... --- ' ; j --/ / / ·! I i ! I ! 67 ' / ' j / / ,, I / / / I ! J ! / - / ' - . ---,, ,, ir ' 69 ,,, / ' 76 J / .,.~--- / .. -.·, . --,, .71 / / / j ; j I j ; ---,/ -'72-------· ' - ---·-·· ., .. -j / j --- j L ___ _ 73 ,, . ---· -- i --,, ' / / j J I .,/74 TRACT.C _, i --- { I ' I ' ,,.,.,! / ,· Pl f\lP ! 1_/ f i.11,-,'l'"/)·(J r , , , .. .z ' i 91:' ' ' /,. ---ll/ / j j / ' ' ./: -- tfist\~~ f~I - ",}J4-i ·: __ i:_:t:ii"} I ! ::·::/;[·cif: :}J:.j ;_,J , ,.1:,''i ,., ----__ ,- ---~ le,:., , m . - -J-t _;-.. :_,, -I :;)?,;{/f~{-}l 1~ -;·.:ct~l'., >~.:';t :1· / .-.. _"0··,·:: ;·,.-,·As 1. g --,---~---,, ··-:}:1--: .):{!:tf i b:J ' ,,' i J,• \{\;'.J: l[q ,,j ,,,, ' ,, .. ---, / -· ,. --···· -----------OPEN SPACE/ REC. TRAC[ ------ ,-TRA,CT A __ OP(N SPACE ,, -------0;j \JI,:. i ::~~: )j}~ /..-i-J..~-----.. ~,;;HP ·_··---~~---·--·-' j j / i ! ! - ( I ! ' I ! j ) I /' -; !/ /, i \ / ' I I '-'-•' -,-~ .i ' !\'\ -j ' \· i -\ -' ' f '\ : ' ,' ; \ \ ! i ! ' ·" ... , I I i • ' -• •• a '" • t " I .... , .. I I i .,. , ...... i ----------------1 - ' ! ! ' I I : I ' i : ' I ' ' ,'&.,~-~!i......,i...-:,i...-,L..,. -'---"--,,---'---II I ! f I I I f ; / 2,9 ' j I ! I '/-f ! f f ."-.'.,, .. ,;('·.:. -,,:-.J•···:·r (f : , ; j j l C -,/l ,' / /,'// ' j j ; ,· : 1, if / .JO -31 r' !I,----.t2 / / iJ --/ ,1 f-'-,1 i /1 f/ i ! I / : 1 j ·, ,··-.- j : ! I / ' ' j ' 331 : - ~!-II !., /r ---i /1 ,_l! .-! _, ,./ , , _/,: -·/i ;1 ; I '----!-' I / I / j, -V -' ~-+--• '-;~------' ' / '---'--2a! --I f / ! 27: -- I i ' : 34 ' ' / ! I, A: 'I ;/-i J l1f!J!1' -'---'-4-;---''"'-; -, ,-,- ' ' / ' ,05! i - -, I i i ' i r., ; I-:<. i L '.../ _;___,_~' - • ! i j ' ' i i 44 ' 1 I I ,43, ' - ,,, ---_,,_.. . ' .. L j ' ! i I ,1 ; I I J' : I I -11 I -I ' , ...... . -- ,,, ' ....... .,. . ·. "" "'" ··-. 45 --··-,.,. .. ,.. --~ '46 -~ --· --.. I 47 . '·-----... 58 57 56 ,, ., .. : ( V-: ••-·-------....:...._!.:./ ·-... , ·: '",-. TRACT B ! OPEN SPACE 1 I----"-:------ / ... / 2 / / / / -'----~---'// __ _ --' .J T -· -1-------------------I ---• 148TH\V(':-SE ,;; ; ---------, -........................ ··1 I T ' i -----------------------r I --------------1 -·------j ----------------------- ' -"'·. ··"' .. ~ .. """" l'" I ' " ......... ' . I i I , I I I -------' --------------·----------------I -1--------------· ----- ' 147TH A VE Is£ I ' ·"1·· ... -····"'···· i i I i TRACT C I / ' i -,, I I l : ; ) ! / I ,. ... ,,.J _ L:::-.... ~.,.-.... -... ,. .. -L-.. ".-;;-;c-··············-· --r (TYPj \1' / / ! I -/ i y ' i /I I I LOT 59 ! i A 500 I I I j I I .. ........ \" ! ! I ! -i ------ ' i / ; LOT 6p I ) ' I . I • ' ' / LOT 5'1' i -------------------1----------------,11-------------------.II --------· ·11 ·----. -ii 11 : 480 ! ,-.... -. . ., ... , .. .,,-.... "······ .................... , ; I I I I II i i I -----I ---------I ,;; + / ' LOT 6f I , a I /I I I 11 i I / I ' ' I l I / I ! . ! -------;7 ; -----------------; -· ! -J ----------·------I 1 ---------------r -----------·---i-1 ------------------· -----i -----------------·---· ; i F!ROPOSED I FENCE ' '' : I mACT G ···, :~· .. , .. 1 ······· ... ······ 145TH A vi-SE I DETENllON I / II ii I ; // I VAULT 1 ~ ------l -------/ / T ----------------------I ----------------------I '<~ 1· / I ,;! le I \\!al // I / / J ..... , 2+00 ------------------T -------------------1-- 3+00 j ............. · I I I I i : i ! ' ! ' j i ' ! ------____________ ).___ I ----------------------------------1 r --_______________________________________ J 1------------------1 1 - 1 , 1 ! ! r ----------1 • --------------------------------------------------------SECTION A~A I PROFILE! SCALE ! _II ' 'I I I I I I I j 1------1--I i I - I i I"-50' HqRIZONTAL [ I" 10' ~RllCAL j --I .......... f·· i 1 ' : I I I I --c, " 4+00 5+00 6+00 7+00 8+00 9+00 460 440 ,' ' -- I I SCALE: 1" = 50' K.C. D.D.E.S. -·,o••-~-·,.~ ·'' -,• • L03P0018 © 2005 TRIAD ASSOCIATES ASSOCIATES 12112115lhAve. NE Kirkland, WA 98034·6923 425.821.8448 425.821.3481 fax: 800.488.0756 toll free www.lriadassoc.com GERRY F. BUCK. AICP PROJECT IIANAGER NICK A. Y/NGER, ccP;c,LS'c-------- PROJECT SURVEYOR REBECCA S. CUSHMAN, PE PROJECT ENGINEER PROJECT LANDSCAPE ARCHITECT 11RST SUBMITTAL DATE: SCALE: HORJZ.: 1•-50' VEI!L:N/A PRELIMINARY STAMP NOT V AlJD UNLESS SIGNED AND DATED JOB NO. 01-047 SUEET NO. EXHoF --------------------- D 7 -!-------- m ('.-)- Qi m I --·-·· --1 -- I I B •-I -"----+-9 -~--1.~· -- m 1- 1 I I ' ... ,, ...... ,;: ' ' i • > -- ( --_ -------r - -~--' --------- DO I I .I ,c.1 .-,, ,_. . -, ' ' . ·.-.. , ' -:_-10 - ------_f-- t ', POR OF THE \ •. tX/57/N.G POWE.R POLE TO BEtlELOCA TED -,- ' i . NE 1/4 OF I . •,.,, . \ .. THE SE 1/4 & THE i -----·--y_, __ .:::::;-, ..... ,, .'-' - -,~ '·· -.c·,,0.,. """"'·· -----····---··-·· -------~--~---- -• ' ·-- ·-. .. ,. .. ,·' -.- -' SE 1/4 OF I ... \ -l ''' THE \ I -;-/ --,. NE 1/4, ALL I -...... , . ' . ,_ EXISI!NC 'pol'-vER POLE\ TO BE RELOCATED I I IN ., ' ; ' . ,, ' l i j " -i ' •, SEC. • . -··:. ' . -- - 10, TWP. 23 N., RGE. \ \ 7{1>"·\\ -,~;~ . ·-.. ,\ .,,-_:· .: -, ) ----,- i -1 .... -..c_,,, ~--. ' .-<_ ~-! ..c::_/ . ,,:---~ "". ' .. .;.;:;. : _, -,.. -.--\ ! .. ·>., "'-<.::-:_ -\_._: ....... ~-~;-I, ......... ,. :S '~ }~ EXISTING powER 'POLE ',-, --- -\ \, --- i ·, , : · . TO BE REL0()AT£D / ; : . . l • : \ " ·;. ' .... , "···· \:I''. ' • -' ' • ' .. i EXIS77N.G FIRE c/i_YDIIAN.T \TO, BE RELOCATED' . - -,-' \ ' ! ' ' \ 5 E., W.M. : I ' ' I \ -• .. ," \ ,,,. i ... '' ' ' ' -· . ... \ \ ! ' i - : \ - i • -._°', :: ,.(?,•;--, Y' "" ... --- _, I \. ' - -.' f •• ' ! ,1 GRADING IN }HIS ARE'A Ii !2.S OUTSIDE ?I: ROW ';l'It;?:,-~--? ~ ~ ~ \ ,,, ; \ - I :.C·- --.) c, ... , -----.•• -•T-·"·· .... +- \_ \ c_\, ·-·;_.\ -------_" ? :-,-- -~,---'= :: ______ ---- • 201 \--)-~-!-;-4_\ ___ ,__L. """" ·:;;_,_; ,t _____ :.:, ·;·:::::'1: : '. :;:;:: -:·. "• .... IP i I . ' GRAD1NcJ,1N 'mis AREA !S,OUTSIDE OF-ROW', ·, .. i"' . \. ·- UnLITY AND MISC. AD.JU.STMrnTS. .,. ' / .. ! POWER POLES . · _ _ 12"\WATER'M.AIN STA. 11+50 TO 18+25 2," GAS MAIN STA, 11+150 TO 12+15· ,PHONE AND CABLE PA VEME/._JT.STRIPJNG ' \ ', .. , 'i · ... ''"'·· -i /.,. • . I •..•. r i : ·,' ' ·~ .. :;; \;j" \; ·. ' 1·• ·' 'i "· ...... J// t} ;' ii ' ' :n '. ................. ,·· ,.. \ ~}, ..... ,,...,·"cv.,/ • . "" ' ~"" \\ I···· \ \\\£{ \' ,,,, ... ., ... / i . . - j ; ,f , .. /f ,,:-,, .. · ... / ... • ' /! ····' . ' ' ' --;: i • 21 , --!---·,- -· ,,·-. ' -- I. I I I ASSUMPnONS: WZ:ST SIDE CURB, GUTTER, SIDEWALK ALONG PROJECT FRONTAGE, THICKENED EDGE TO EXTENTS OF VERnCAL IMPROVEMENS; / ......... ·-I I [_ I I I -· -., • • \ '-•. r_&_ .·:."· ···.-...... _ •• "' ......• .., "" MAIL.BOXES , ~iDV£:tl1ERIES. FOR DRIVEWAY TRANS!nONS / ! SCALE: 1 '' .:.:. 50! ,_,<' "' ,,, 4_25' - 520- 5101 500l -490' -480[- ,_ ' ............. " ... "' ............. '' 470 --\[) "\ 7+00 EAST SIDE 4' SHOULOER AND DITCH SECnON. __ , ----- LINE OF SIGHT I (E!jTER/NG) 620' £SD PROV/OED (620' REQU/RED) ' . " ' ..... , .. • • • _, __ .-.-- ' • --' ' ' i l '(/-55' SSD PROV!pED (455' REQU/RED) --i --- ....... " ........ "I"" • : : • -). • • ..... "·?""· • -=::,-._: ! --:i: ' LINE OF SIGHT ----- EXISTING GRADE AT TYP '"' ....... -..... -.... .. • '"" ........................... ,. .... -, .. • ' ........... ,. .. . .. -....... , .. ,._ - ... . .. ............ ...... ............... , .. . i . ' .. ' "' ... ' .... , ... ······+·· --'" '" ·~ j --------=-,--:::-·;,,'-{...'._S-T .OPPING -... --:.. --- : ................ - is--. . ,i -. • • ............. , ' .... " ...... " ···• ................... ··············-·· ........... ' .. .... ... .... ······1··· -. ---. ---. : i : ! ' ' ! ; ---- • ' .. ,., ...... • • .... , ... _,. .... -,., .. _ . -----14STH AVENUE SE • ··········+·- ' ----·'-·- PROF/LB. SCALE 50' HORIZONTAi 5' vt;RnCAL .............. ~··· .. ') : ;. - ............. f .. ' .................... -.............. -... ..; .•. ,• - -·-----·!··-. __ ., _______ , i ------- • - -- }•-" • • ' ... (· • ... , ' • ···············t i ~ ~ w ~ "' ........ ................... ) ______ J___ -.......................... -, ... " ............ { I ' ...................... -....•... ...... ),.., ... EXISTlNG GROUND EL. AT <f TYP • ----. --- • ' .. .; . ., ,,, ___ ,.,., ... .,., ! ....... -,. ----__ , __ _ ... ............ / -----+--- ................. + ' ................. t • i PROPOSED FINISH GRADE EL. AT <f T(P ---, .. l ...... l··· \ -• I -I -:_ -I -~ - ' ...:..o.· •• ·, .. KING CO GU/DEUNES l'r!TH AASHTO OBJECT HEIGHT, 45MPH DESIGN SPEED, 6X DD'MI GRADE. SSD REQUIRED = 455; DR!VfR'S EYE = 3.5; OBJECT = 2.0' A (GRADE DIFFERENCE) -6.56, CiJRVE LENGTH = 630.0' FULL SSD IS PROVIDED AT ACCESS POINT USING A 2,D' OBJECT. / ·- / -· \ \ -' -\ 620' ~SD PRO VIDEO (q20' REQU/f/ED) i : ; 455' SSO PROY,DED (455' REqUIRED) 2.0' OBJECT HEIGHT i ...... v,-·-· • ' ... ;. ' -' • • -: . !· . --·--'"-·--···-·-,{ • --, - ' • -....... "" .... , , ... ,., ....... . ; • • • • • .... , ... ' .... , . ' • """ • • .. -·------·-., --------__ , -----~, ••, .. . ,-. CULVERTS . --' ·- -., ··.,. '.. \ FENCE STA. 14+60 TO 16+50 - . _STORM SYSTEM STA. 14+25 TO 20-J:OO \\ WATER METERS tAST SIDE ROAD FIRE HYDRANT STA 16+75 • • • "< •.. ' ' : • ' ' ! ' ··-····· ,. " ....... ··t ······'"··--···"· : ' "" . ' """"' ·-·-·· ; ..... ' : ·-,--·· : • • .. .l..- ' ....... -..... ·-r -·-----· --i"' ,. -·---···--·" • ····; .......................... .. ······r ........... ., ................. ,,.,. ................. ., .... , ............................. , ................ ,. ....... . . ...... , .... , .................... ,. .. ---·------""'-i--,____ • .. ............. . --·····i·' . ... , ... ; . i ............. ., ................ ).- ' --.,_ ---------------------'-'/-' -,_ PROPOSED AN/SH GRADE (TYP) ....... ' .......... _._ .. , .. ·········>··· - • • • ........................ ---·--··----L- .......... ''' "' ····--··~· • • • ' ' ', .. ' ;--- ' ] ........ ····> ' i -- ' • .. ,. .,_,. -" .,,.;,,,,. -. --................................. i .................. ' ........................ i • -·--.,_ ----------------\ -' ' J.O' CUT -• • _,_,,;_ -..... ;. .. - : • • : -------------------;--. ..... , ... - -- • • ·----1------·---- • i ........ _._.T ... • ....... EXISTING GRADE AT: ! )>.. ' TYP ' 0: ~ ~ Cl "' . ,. ---------·--' ---------___ , --"' @;1 :,: I ... ~ ~ --------------------------------1--' ' ,a: .. ..................................... --..... .1 .... ~ -. ·-·-[ " .............................. -.......... 1"" - .............. ----•-'-------·-.... _ / -----·-------·--·-----------'•--------·--,--' PVI STA = /4+83. 77 PVI ELEV =[ 502.32 A.O. = :6.56 ' ........................... ,1 • ---------------, .. - ! .... J .. • . ...................................... + .. ! ! K = 9/).70 SSD= 4$5. 4' 630.0' ,vc .. , ,,_,' ....................................... \ .. . ' ·····-· i ' i .... f -----·····,··· § "'' I i .................. ., ........ " ...... ' ......... ; .. • .... , - . ............. / ............................. ! r LI~£ OF SIGHT -------------El-,/TERING . ........................................ .,, .. -_- '. LINE OF SIGHT STOPPING '-2.0' ----'--- ' : -................ ~ .. : ' ' - '. ' ' i ! .......................... ; ................... :-,+ ....................... ., ................. \ .. . '. ' '. '. "'"'"("· .. • : : ' ' ............. -} .) ... ' • ' ' • .... " ................................. ·1 . ..... , ······--··············? ------ ·,/ / /. ' . ' ' . "·-,-·-"' ' )- . ................ , j ................ -, ... -• ! ................ , ... -------------.-+-- ........... \ .. ................ +··· . ............ l - ! ! ....... ··!··· -- ! 4.25' 8+00 9+00 10+00 11+00 12+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 2o+OO ---------------, 520 -... ······< • • • • • • ! ! : . . .. ... .. . . ' ··--·, ------1 ---- 510 500 490 480 470 21+00 I © 2005 TR!AD ASSOCIATES ASSOCIATES --pt z I i1814115thAve. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadussoc.com GE!RAW F. BUCK, AICP PROJECT MANAGER NICK YINGE!R, PLS PROJECT SURVEYOR REBECCA S. CUSHMAN, PE PROJECT ENGINEER PROJECT LANDSCAPE ARCHITECT FIRST SUBIUTI'AL DATE: SCALE: HORJZ.: 1"= 50' VERT.: 1"= 5' [R]g@gQIY7gfo' OCT O 6 2005 LS/ K.c. D.D.E.s . STAMP NOT VAIJD UNLESS SIGNED AND DATED JOB NO. 01-047 SHEET NO. "'- ·, KING COUNTY, WASHINGTON BOUNDARY LINE ADJUSTMENT NO. L04L0055 DE CLARA Tl ON rm~©~~w OCT O 6 200w K.C. D.D.E.S. KNOW ALL MEN BY THESE PRESENTS THAT WE THE UNDERSIGNED OWNER(S) OF THE LANO HEREIN DESCRIBED DO HEREBY MAKE A BOUNDARY LINE ADJUSTMENT THEREOF PURSUANT TO RCW 58.17.040 AND DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF THE SAME, AND THAT SAID ADJUSTMENT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE OWNER(S). IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. WEDGEWOOD LANE L.L.C., A •• Z~l I 'WI-*' BY: 'F?,, A•.l A. ITS: /iflf""A~CC WASHINGTON FEDERAL SAVINGS, A UNI STATES CORPORATION CAMM:ST EAST RENTON L.L.C., A ~~ABILITY COMPANY /{tJ-/1 lt.f {,(, \ ill) ACKNOWLEDGMENTS STATE OF WASHINGTON ) )SS COUNTY OF ~ ~ b:t ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT 8-1 c...J~ A. '11~ THE PERSON THAT APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE/SHE SIGNED THIS INSTRUMENT; ON OA TH!Tffl THAT ~SHE WAS AUTHORIZED TO EXECUTE THE INSTRUMENT; AND ACKNOWLEDGED IT AS n_H:t:~.Ps E;t~ . OF WEDGEWOOD LANE LL.C., A WASHINGTON LIMITED LIABILITY COMPANY, TO BE lHE FREE AND VOLUNTARY ACT OF SU PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DATED: It,.. (f.e ST A TE OF WASHINGTON COUNTY OF i<trJGq DATED: Sk,.(.. [(p ) )SS ) STATE OF WASHINGTON ) . __ _ --... ~.---..:...._-a_-.,_ .. _.,,,,-.:::::_ ... ,__,,_,_~ -~-;;.......;, ---~~~: .. 1..:::."c.-,;...,,_,,_-~"-'::'....~~=-----~ _-..,. ·-;:>-4.~~ .. ".:'.':='.::::,,,:.:::=:! z_ . _____ -,,ii .. , :;;;:~-· ·=· ~-===· =· -...,.,-,,,,.._ _.-----~-· ~----~~-::;..~~~---;;,;---~--)ss~-------ec -~ - ..... --.•.. ~~UNTY OF K1,..J~ ) APPROVAL DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES :-no\ APPROVED TH1s'2C> DAY OF ~1"\IEe20~. NGINEER, LAN CES DIVISION PLATTING UNIT KING COUNTY DEPARTMENT OF A~Sf;SSMENTUa A EXAMINED AND APPROVED THIS~& 2or:,4' Scott-f\(oble_ · . ~ KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR ACCOUNT NOS. 1023059390, 1023059017 AND 1023059023, APPROVAL NOTES: THIS REQUEST QUALIFIES FOR EXEMPTION UNDER KCC 19A.28. IT DOES NOT GUARANTEE THAT THE LOTS WILL BE SUITABUE FOR DEVELOPMENT NOW OR IN THE FUTURE. THE UEGAL TRANSFER OF THE PROPERTY MUST BE DONE BY SEPARATE INSTRUMENT, UNLESS ALL THE LOTS HEREIN ARE UNDER THE SAME OWNERSHIP. C>C"f"r'\C>l"'\~O te' ,-..,-,-..-r, r-1,.. & -- CONFORMED COPY •••••••• 0 ...... . T 20041223900001 ODES DEPT. OF BLAM 90.00 PAGE001 OF 002 12/23/2004 09:01 KING COUNTY, IJA .................................. MGR. SUPT. OF RECORDS I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT E~IC /1.C/rMffJBtl IS THE PERSON THAT APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE/SHE SIGNED THIS INSTRUMENT; ON OATH STATED. THATHE/SHE__YiAS AUTHORIZED TO EXECUTE THE INSTRUMENT; AND ACKNOWLEDGED IT AS t'g&;s1~ OF CAMWEST DEVELOPMENT, INC., A WASHINGTON CORPORATION, TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR E USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DATED: flu..: ,~ I . ~ . -~.~ " ...-r , .J. r.l -PRINTED NAME: ,_,.. C..4.. / •''"'""••,;!/(] · NOTARY PUBUC IN AND FOR THE .:..,,c,, \O · ~ ~~ -t)i;TA TE OF WASHINGTON 5ll (; -, --\0 SIDING AT ·"'1'A:'Z7 LI( 'f~/Df Q; \ p . -1,ly ~: ;;,< APPOINTMENT EXPIRES / I -01 • <P ~ -o.--c.ea :I -, :: ~~ "UsL\C I~ \.~ •·. . ' ., ()'O ,i,•' ,,,.0 ' , ~ . . ... ,... ,-,,.., ,-< ·••••11~•"' \ .,\:.r { ST A TE OF WASHINGTON ) ---~,;,;".; .. ,J )SS COUNTY OF kJ ~ ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT lf!<tc-N• Cl#,/(1,u.. IS THE PERSON THAT APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE/SHE SIGNED THIS INSTRUMENT; ON OA THS.U.~1H'\C ~J5HE WAS AUTHORIZED TO EXECUTE THE INSTRUMENT; AND ACKNOWLEDGED IT AS _ __!m~~l~...i..::::c:8:i.m--...:~;.13,------OF CAMWEST EAST RENTON LL.C., A WASHINGTON LIMITED LIABILITY COMPANY, TO BE THE FREE AND VOLUNTARY ACT OF SUCH P FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. ' DATED& C.. [ {.; LAND SURVEYOR'S CERTIFICATE THIS BOUNDARY LINE ADJUSTMENT CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANC WITH STATE AND COUNTY STATUTES IN SEPTEMBER, 04. ~ .... ~ .............. CERTIFICATE NO. 37555 VOL./PAGE ~ OLD LEGAL DESCRIPTIONS LOT A: (TAX PARCEL 102305-9390) LOT 1 Of KING COONTY SHORT PLAT NO. 11noo3. RECORDED UNDER KING COUNTY RECORDING NO. 7806130632. IN KING COUNTY. WASHINGTON. LOT 8: (TAX PARCEL 102305-9017) LOT 2 Of SHORT PLAT NO. 1177003, ACCORDING TO lHE SHORT PLAT RECORDED UNDER KING COONTY RECORDING NO. 7806130632. LOT C: (TAX PARCEL 102305-9023) lHE NORlH HALF Of lHE NORlH HALF Of lHE NORlH HALF Of 1HE NORlHEAST QUARTER Of lHE SOU1HEAST QUARTER OF SECTION 10, TO'lttlSHIP 23 NORlH, RANGE 5 EAST, W.M., EXCEPT COONTY ROAD (1481H A'ffNUE SOU1HEAST). SITUATE IN lHE COONTY OF KING, STATE OF WASHINGTON. RESTRICTIONS 1. lHIS SITE IS SUBJECT TO lHE CONDITION, NOTES, EASEMENTS, PROVISIONS CONT>JNED NID/OR DEIJNEAlED ON lHE FACE Of 1HE SUR't£Y RECORDED UNDER RECORDINGNO. 7601120366. 2. lHIS SITE IS SUB.ECT TO ANY AND ALL OFFERS OF DEDICATION, CONDITIONS, RES1RIC1J0NS, EASEMENTS, FENCE LINE/OOJNOARY DISCREPANCIES. NOTES ANO/OR PROVISIONS SHOYIN OR DISCLOSED BY KJNG COONTY SHORT PLAT NO. 11noo3, RECORDED UNDER KING COONTY RECORDING NO. 7806130632. 3. 1H1S SITE IS SUB.ECT TO lHE TERMS ANO PROVISIONS COOTAINED IN lHE DOCUMENT ENTITLED "SENS11l'v£ AREA NOTICE" AS DISCLOSED BY INSlRUMENT RECORDED UNDER RECORDING NO. 9205280819. 4. THIS SITE IS SUB.ECT TO lHE TERMS ANO PROVISIONS Of AN EASEMENT FOR INGRESS NID EGRESS AS DISCLOSED BY INSlRUMENT RECORDED UNDER RECORDING NO. 2QO,J1208000113. 5. lHIS SITE IS SUB.ECT TO lHE TERMS ANO CONDITIONS Of AN AGREEMENT AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NO. 20010620000881. 6. lHIS SITE IS SUB.ECT TO NOTICE OF TAP OR CONNECTION CHARGES, VHCH HA\-£ BEEN OR VIILL BE DUE IN CONNECTION WllH DE'vfi.OPMENT OR RE-DE'vfi.OPMENT OF lHE LANO AS DISCLOSED BY INSlRUMENT RECORDED UNDER RECORDING NO. 9606210966. 8. lHIS SITE IS SU8.ECT TO DECLARATION Of COVENANT IMPOSED BY INS1RUMENT RECORDED UNDER RECORDING NO. 8609231228. 9. THIS SITE IS SUB.ECT TO lHE EFFECT ON lHE Till£ AND lHE DESCRIPTION OF lHE LAND DUE TO lHE LOCATION Of "COUNTY ROAD (1481H AVENUE SOUlHEAST)". 10. lHIS SITE IS SUB.ECT TO lHE TERMS AND CONDITIONS OF A MEMORANDUM OF A<MEMENT AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NO.'S 20010220000703 ANO 20010403000355. 11. lHIS SITE IS SU8.£CT TO lHE RIGHTS Of PUGET SOUND POV!£R ANO LIGHT COMPANY TO ENTER lHE LAND TO MAKE REPAIRS AND TO CUT BRUSH AND lREES 'M-IICH CONST11UTE A MENACE OR DANGER TO THE El.EClRIC lRANSMISSION LINE 1HE LANO AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NO. 3217536 • NOTES 1. ALL Till£ INFORMATION SHOYIN ON lHIS MAP HAS BEEN EXlRAClED FROM ARST AMERICAN TlllE INSURANCE COMPANY SUBDIVISION GUARANTEE lHIRD R~T ORDER NO. 4209-103551, DAlED DECEMBER 9, 2004 AS TO LOT A. ANO TRANSNATION TlllE INSURANCE COMPANY SUBDIVISION GUARANTEE lHIRO REPORT, ORDER NO. 20076130, DAlED DECEMBER 10, 2004 AS TO LOTS B ANO C. IN PREPARING THIS MAP, CORE DESIGN HAS CONOUClED NO INDEPENDENT Till£ SEARCH NOR IS CORE DESIGN AWARE OF ANY Tlllf ISSUES AFFECTING lHE SUR'v£YEO PROPERTY OlHER lHAN lHOSE SHOVtN ON THE MAP AND DISCLOSED BY 1HE ABO\-£ REFERENCED FIRST AMERICAN AND T RANSNATION Till£ COMMllMENTS. CORE DESIGN HAS RELIED 'M-IOU.Y ON FIRST AMERICAN AND lRANSNATIC+f Till£ COMPANIES' REPRESENTATIONS OF lHE TlllES' CONDITION TO PREPARE lHIS SUR'v£Y ANO lHEREFORE CORE DESIGN QUAUAES lHE MAP'S ACCURACY ANO COMPLETENESS TO lHAT EXTENT. 2. ALL DISTANCES ARE IN FEET. 3. lHIS IS A FJELD 1RA'v£RSE SURYEY. A SOKKIA 5 SECOND ELEClRONIC TOTAL STATION WAS USED TO MEASURE lHE ANGULAR AND DISTANCE RELATIONSHIPS BEnHN lHE CONlROUJNG MONUMENTATION AS SHOVtN. CLOSURE RATIOS Of lHE 1RA'v£RSE MET OR EXCEEDED 1H0SE SPECIFIED IN WAC 332-130-090. DISTANCE MEASURING EQUIPMENT HAS BEEN COMPARED TO AN N.G.S. BASEUNE WllHIN ONE YEAR Of lHE DA TI: Of lHE SUR't£Y. -4-. ALL MONUMENTS SHOYIN AS 'FOONO' Vl£RE VISl1ED IN J.JLY, 2001. Ex~iibit Mo. J '8' . 14711 N.E. 29th Place, # 101 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 Item No. LC '.bf?_~ S) l B'. Received '.n · ltl.i -~+ King County Hearing Exarr1iner PORTIONS OF THE SE. 1/4 OF THE NE. 1/4 AND THE NE. 1/4 OF THE SE. 1/4. SEC. 10-23-5 RECORDING NO. DWN. BY DATE JOB NO. GXS DECEMBER, 20(),J 01045 CHKD. BY SCALE SHEET SJS 1 OF 2 ~ ( r . ..... J ( r • ' ------ • --·--· .• ., _____ ,._..J _____ _ ............. , ... ---------.. ·----. ----. '·-··---···---·-··-··· ----·· KING COUNTY, WASHINGTON UNE BEARING Ll N05'12'53"W L2 N69'02'1 o·w L3 N14'29'57"W L4 N43'51 '20"E L5 N46'27'09"E L6 N15·28'so"E L7 N86'25'03"E LB Nss·42·1 o·w L9 N19'08'24"W L10 N83'07'32"W L11 N 70'48' 49"W L12 N27'30'45"E L13 NI 7'01'10"E L14 N40'35'22"W L15 N44'05'38"W L16 N32'12'26'E L17 N22'19'28"E L18 N60-53'26"E L19 N16'39'09'E L20 N07'06'15"W L21 N21 '18'53"E L22 N60'04'53'E L23 N 39'47' 43"[ BOUNDARY LINE ADJUSTMENT NO. L04L0055 DISTANCE LINE 41.82 L24 41.24 L25 33.73 L26 24.76 L27 31.18 L28 28.01 L29 45.02 L30 30.68 L31 17.40 L32 16.88 L33 18.75 L34 44.81 L35 30.21 L36 24.18 L37 44.58 L38 28.56 L39 33.57 L40 31.92 L41 31.02 L42 40.35 L43 33 28 L44 46.36 L45 22.10 L46 BEARING DISTANCE N22'39'04"E 33.67 N49'51'09"E 27.99 N40'48'06"E 25.81 N09'37'56"W 23.56 N2712'17"E 37.36 N67'03' 47"E 12.47 N32'48'21 'W 13.21 N02'39' 44"E 55.12 N08'34' 43"W 44.43 N35'26'16'E 26.33 N61 '53'16"E 21.53 N02"00'57"W 22.80 N84 '43'29 "E 60.58 N03'56'23"E 56.07 N11 '45'02"E 36.41 N05'25'02'W 29.13 N 18.22' 48'E 60.57 N31'50'03"E 24.86 N03"33'30"W 38.36 N33'08'41"E 9.57 N4216'35"E 21.22 N59'38' 43"E 51.47 N39'10'14"E 23.76 CITY OF RENTON CONTROL POINT NO. 1845 FOUND 4" CONCRETE MONUMENT WITH 1 /2" COPPER PIN OWN. 1.5 IN CASE ~ --------=------~-~-~~-J~---::.=~~-~N~8~8~~~::::i·1-!._t-~·w~~-2~64~4~,a:~2;;;-:-:--~-~3;-~~-Q-~- MONUMENT NOT 10 1322.41 1322.41 SEARCHED FOR HELO LOCATION PER REF. NO. 1 t0 0 m w -• t0 ,.,, -.,., a) p g z ,::,?-" (,. \ ':,)~ ~0. <j'o"-':, <j'o • ':,.;\-<j'o°' . • b.':i c!.S ~'ob, s':JV "' 0 Q) -"' -\.~fbi w ' co r--.,,. "' "in r-,.: 0 -• t0 8-z / N88"16'10"W 1323.55 N88'16'10"W 1323.55 10 11 --<D -"' -N N <"i "' 8 <D N ;,!; QC <( w w • CD N .... 0...... iN 0 w r----?------1 • co ,..._ _.,,. o.() .,., . p '::: 0 "' 0 -z --<D -t0 - p 0 (/) 0 (/) z < CD I N88"20'02"W NB8'20'02"W N88'20'02"W 9 1 Or-,26~1~1. 40~=--t-. --..!:'.':~13f,24f. 7~o ..!!....--h,L~13~2~4. 1~0':.]!_10 11 SCALE: CITY OF RENTON I ' CONTROL POINT j w NO. 1848 • MONUMENT NOT ! g ~I: ~ ;;j SEARCHED FOR ! t S, ~ ~ ..,. FOUND 2" DIAMETER CONCRETE MONUMENT W/TACK DWN. 1.6 IN CASE HELD LOCATION • ..-, o' --"' \-zl ..,: PER REF. NO. 1 ~: : ..-, "'I I ~ o.() ' ~ ~-----N8a·20·32:·w -----+---_ _Na~:20:?2·_~---1 ~i 1322.89 i 1322.89 ---1 ~ : . I:-, • 00 wl 1', 1 'ill 0 ~l U'") N: 0 r--MONUMENT NOT ;.,-, , r-..: "11 z ;;'.j ..-' -r--,,..: -SEARCHED FOR o ! ~ ~ I HELD LOCATION ~ i -: b PER REF. NO. 1 : ! I , ~; •-----~32!:oa ____ N 88 ;~. 02 .w __ 1:i21.oa ____ ~~~ SUBDIVISION DIAGRAM 1· = 1000· BASIS OF BEARINGS Noo·o2·42"E BETV£EN THE MONUMENTS FOUND IN PLACE AT THE EAST QUARTER AND NORTHEAST CORNER OF SECTION 10-23-5, PER REF. 1. REFERENCES 1. RECORD OF SURVEY BY BUSH, ROED AND HITCHINGS, REC. NO. 9805149004. FOUND 3" BRASS SURFACE DISK WITH PUNCH CITY OF RENTON CONTROL Pl NO. 1852 VOL./PAGE OLD LOT AREA NEW LOT AREA er o 3 2 ~11 ~ FOUND 4" CONCRETE I MONUMENT WITH 1 /2" I COPPER PIN OWN. 1.5 IN CASE LOT 640,537± S.F. 415,264± S.F. A (14.7046± AC.) (9.5331± AC.) LOT 640,758± S.F. 740,930± S.F. B (14. 7097± AC.) (17.0093± AC.) . -- LOT 213, 127± S.F. C ( 4.8927± AC.) 338,228± S.F. (7.7646± AC.) CITY OF RENTON CONTROL PT. NO. 1845 TOTAL 1,494,422± S.F. 1,494,422± S.F. (34.3071 ± AC.) (34.3071 ± AC.) TR. A I LOT 1 20' ACCESS EASEMENT REC. NO. 20041208000113 ---- LOT 1 KING CO. SHORT PLAT NO. 77811 REC. NO. 7901030870 UNPLATTED ---------- LOT 2 CITY OF RENTON SHORT PLAT REC. NO. 20040721900001 • --------l~ d ~ d UNPLATTED 602.16 LOT C CID l.OTlM\ .,--N. UNE S. 990' SE 1/4, ---- NE 1/4, SEC. 10-23-5 N88'20'02'W 1293.79 \}'ry :> 'l<'I< "rv "'" N ,<v ~ ,<§' 'V .,y :;, ~ ~· """ 'b Q "' _., N88'20'02"W 98.33 G <D co LOT A N88'20'02"W ~ ~ 129 ·09 .......___NEW LOT LINE ...J N88'20'02'W 981.62 UNPLATTED 691.63 APPROX SEPTIC DRAINFIELD PER KING COUNTY DEPT. OF PUBLIC HEAL TH ASBUIL TS .-----,BLDG 30.01 [ ----, --,---' BARN/GARAGE / I 159. 7 HAY DP STORAGE 105.4 Houst] PUMP HOUSE z . d Ii) -~Z~r muo ---------------~ ,WO t- N. LINE S. 1/2, S. 990' SE 1/4.~ NE 1/4, SEC. 10-23.::.5 28.7 1 '' 150' -- 0 Oct:c, o.() (.) (0 I No t0 (.!)N~ N zoO I -oO 0 ::..: ...I 0 -<c,O <.5 a,N w 1--...I (/) 0 ..,: ...I '---w z ..,: ' -w (/) w z ::J :Ii w 'oo .... i.n p 8 z 0) 'v \ 'o ::; " ..... ,:? -...J LOT B " < ,,s <,, ',I' OlD LOT LINE IV) S. LINE NE 1/4, SEC. 10-23-5 -- <v ::; OLD LOT UNE \ ----+-n_ __},/10\!J --t -N88'20'02"W 174.12 re L7 LB ----__ V -.J s. LINE SE 1/4, NE 1/4, SEC. 10-23-5 ----- BLDG 0,-..-----239.9 ---- 0 N L(J m .... ~ ~ :'° ~; -J't. V /NEW LOT LINE -------AP:ax-s~p11c7------------;:;ousEIT7~ f;; UNPLATTED ,w N .... N • <Xl N . 0 -bl"" 0 ~ z I ~, I . I I I I 30~3ot I I I I I I : ~ 3a: l,2 DRAINLINE PER KING GARAGE LJ oo ..,: ------"w-~-r_1_0_4.~45'-~~-~----;--~:-;V2:--;,V2~~;:--------;;IB8"~~~129'M6C-OU-N-TY~D~E~PT~.~OF~P~UB~U~C~-------~~~---8=-~J 1190. 01 HEAL 1H ASBUIL TS z z0 !z! ~ S. UNE N.1/2, N.1/2, N.1/2, N88'20'06"W 1294.46 I .... I~, N ::; NE 1/4, SE 1/4, SEC. 10-23-5 11.8 UNPLATTED UNPLATTED 27.8 -- I/ ~11 15 14 FOUND 2" DIAMElER CONCRETE MONUMENT \\11H TACK DN. 1.6 IN CASE FOUND 3" BRASS SURFACE DISK WITH PUNCH CITY OF REtJTON CONTROL Pl NO. 1852 PORTIONS OF THE SE. 1/4 OF THE NE. 1/4 AND THE NE. 1/4 OF THE SE. 1/4, SEC. 10-23-5 RECORDING NO. 14711 N.E. 29th Place, #101 DWN. BY DATE JOB NO. Be//evUfJ, Washington 98007 GXS DECEMBER, 2004 01045 425.885.7877 Fax 425.885.7963 CHKD. BY SCALE SHEET SJS 150' 2 OF 2 . --------------------------~ < ----- < 0 r • ........... -0 J> G') r'l 9 j I 1 Notes 1. /NSTRUMENTA TION FOR THIS SUR'IE:Y WAS A ON£ MINUTE THEODOLITE AND ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SUR'IE:Y WERE FIELD TRAVERSE. M££TING OR EXCEEDING STANDARDS SET BY WAC JJ2-1J0-090. 2. TH£ /NFORMA TION DEPICTED ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY MADE IN MARCH, 2001, AND CAN ONLY BE CONSIDERED AS IND/CA TINC THE GENERAL CONDITION EXISTING AT THAT TIME. J. ALL EXISTING DN-5/TE STRUCTURES TO BE REMO'IE:D. 4. ADJACENT PARCEL LOCATIONS AND OWNERSHIP PER METROSCAN 10/19/2001. 5. SITE TO BE MASS GRADED. 6. OFF-SITE SENS/Tl'IE: AREAS APPROX/MA TE ONLY. 7. SIGHT DISTANCE CONFIRMED BY KING COUNTY OCTOBER 20, 2004. 8. TOPOGRAPHIC MAPPING SHOWN IN LOTS A AND C PROVIDED BY CORE DESIGN ENC/NEERING AND HAS BEEN GRAPH/CALLY BLENDED WITH THE LOT B TOPOGRAPHIC MAPPING. UN£ TABLE UN£ LT L2 LJ L4 L5 L6 L7 LB L9 L10 LIi LENGIH 26 . .JJ' 21.53' 22.80' 36.41' 29. IJ' 24.86' JB.36' 9.57' 21.22' 51.47' 23.93' I Bf:ARING N35'25'41"E N61'52'41"E No2·01 '32•w N11"44'27"E N05'25'J7•w NJT '49'28"E N03"J4'06"W N33'08'06"E N4276'00"E N59"J8'08"E N39TJ9'39"E SCALE: 1" = 100' ~o .-. ; ,.,,,.., ......... ., "'' ...... ,.,.. ·······""''"'I.''' ••. , '-'' ..•. '''h'·"'"""''''······· L OT A . ,.,.,..,, '''""'''" I.' ....... "' "" ' • ' • ' • ·-. .... ~-·· .......... . KING co. DOIJNDARY L1N£ ADJUSJ'MENT NO. L9910022 ~--·-· i FOUND MONUMENT IN CASE W/ 1.5" BRASS DISC ' OWN. 0.4' (11-16-00) -Arr-' ! i . J ............ , ... J /" • f ..... f-=·········· REC. NO. 20000108900008 -,--. - .p936.0if.' . ' ' !'·,,,. ' "• ' . '-... /• '·,:~·-···-·--,,~-'''''""'"'! ' . . 1 J ''T'"·• rn-,-..,,.,,.,~,.,,,,,, ··•~N'"('"'' 1 I ' I ! i ] ''"'' T' "'-... ····-T""'''" ! I I . . ···1····\ '1 I . I i ' •• A ' ', ' POR OF THE NE 1/4 OF THE SE 1/4 & THE SE 1/4 OF THE NE 1/4, 1 r·· ... i -· - ALL IN SEC. 10, TWP. 23 N., RGE. 5 E., W.M. 11 , I 14 -. · 1 ·· ,.,.,~. -·--····· L ,,,..,,.,.,,,..,,, .. U0,10 IUU IOU KC RA-5 i "'"··'- ,,,. .. ,, """" ,. .. "" ... , ""',', "''"'''""•-u. ...... ., ... _ •><m- • • __ J __ _ ..... ,-, ..• ·-····· ............ .. .. -...... .. I ... ~ ' I 1 I -. • • .J \ MAIN FILE COPY SITE- TO 1-4 5 NE 4th ST SE 116th ST SE 120th sr ~~ ,, ' ' . ~ ::] ~ - PARK & R!DE 900 \. T ASSOCIATES - 11814115thAve.NE Klrl<land, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com -' L a11 t! 0 eve Io pme II t Co nsu lt 1ant s ···-. --.J Yicinity Map [o) ~ CC lE II ~ I~ IQ) lf'(l MAR 3 1 2006 .. NOT TO SCALE K.C. D.D.E.S. Site Information OWNER: MICHAEL SCH/RMAN & CYNTHIA WOLF 120/J 148TH AVENUE SE DE'IE:LOPER: ENGINEER/SURVEYOR: SECnON/TOWNSH/P /RANGE.· EXISTING ZONING: AREA: NUMBER OF LOTS: NUMBER OF DWELLING UNITS: PROPOSED USE: A \,f"RAGE LOT SIZE: ALLOWED DENSITY: PROPOSED DENSITY: RECREA 710N AREA: RECREATION AREA CALCULATION MIN. RF:CREA TION AREA REQUIRED: ... RECRD; TION AREA PROVIDED: (POR1ii!N OF TRACT B) MIN. RECF<l'A TION PERIMETER ON R. 0. W.: PERIMETER x 10~ RECREATION PERIMETER ON R. 0. W. PROVIDED: SEWAGE DISPOSAL: WA TER SUPPLY: FIRE DISTRICT.· SCHOOL DISTRICT: TELE PH ON,-SER VICE: POWER SOURCE: DRAINAGE BASIN: DRAINAGE SUB-BASIN ~I WETLAND BUFFER IMPACT: 1 .......... , ..... 1 ............... :::::::::::::::::::::::::::::::1 ADDITIONAL BUFFER PROVIDED: Basis of Bearing HOR/Z NAO BJ/91 RENTON, WA 98059 MICHAEL & KEIKO /NTLEKOFER 4472 119TH A'IE:NU£ SE BELLE VUE. WA 98D06 CAMlfEST REAL ESTA TE DE'IE:LOPMENT, INC. 9720 NE 120TH PLACE. SUITE 100 KIRKLAND, WA 98034 ( 425) 825-1955 CONTACT: SARA SLATTEN TRIAD ASSOC/A TES 121112 115TH AVE NE KIRKLAND, WA 980J4 (425) 821-8448 CONTACT.· GERRY BUCK POR OF THE NE 1/4 OF THE SE 1/4 & THE SE 1/4 OF THE NE 1/4, ALL IN SEC. 10, TWP. 23 N., RGE. 5 £., W.M. R-4 9.5J ACRES 25 25 5/NGLc· FAM/LY DETACHED ±5000 SF 4 UNtrs PER ACRE (4 X 9.5J = JB.12 D.U.) 25 + :9.5J = 2. 6 DWELLING UNITS PER ACRE 47,458 SF 25 LOTS X J.90 SF= 9,750 SF (0.22 AC) 10,000 SF 1,201 lF X 10% = 120 LF 458 Li" (21%) CITY OF RENTON KING COUNTY WATER DISTRICT #90 CITY OF RENTON, DISTRICT #25 /SSAQUAH SCHOOL DISTRICT GTE NORTHWEST PUGET SOUND ENERGY CEDAR R/'IE:R MAY CREEK 2,016 SF J,741 SF CITY OF Fi'ENTON GPS CONTROL NETWORK HOLDING CITY OF F,'ENTON MONUMENTS C.O.R.j1851(BASE POINT) AND C.O,R,#1852 TH£ FIELO MEASUREMENTS FOR THIS TOPOGRAPHIC SURl,f"Y WE!rE OBTAINED UTILIZING GLOBAL POS! TION/NG SYSTEM (GPS) SUR'IE:Y TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. COORDINATES ASSOCIATED WITH THIS DRAWING ARE PROJECT COORDINATES Wl!ICH MAY BE CON'IE:RTED TO STA TE PLANE G!r/D COORDINATES BY 5UBTRAC71NG 100,000 METERS (J28,08J.3J3J FEET), THEN MULTIPLY/NG BY TH£ Av!;RAGE COMBINED FACTOR OF (0.999?82JOJ4), TH£ INITIAL COORD/NA TE CON\,f"RS/ON WAS PERFORMED USING TH£ LE/CA SKI-PRO PROGRAM 'IE:RS/ON 2.0 2000. PRIMARY CONTROL POINTS AND ACCESSIBLE MONUMENT POS/7/0NS WERE FIELD MEASURED UTILIZING (lLOBAL POSITION/NG SYSTEM (GPS) SURVEY TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. MONUMENT POSITIONS THAT WERE NOT DIRECTL 'I OBSER'IE:D USING GPS SUR\,f"Y TECHNIQUES WERE T1£D INTO THE CONTROL POINTS UTILIZING LE/CA ELECTRONIC TOTAL STATIONS FOR TH£ MEASUREMENT OF BOTH ANGLES AND DISTANCES. THIS SUR'IE:Y MEETS OR EXCEEDS THE STANDARDS SET BY WAC JJ2-1J0-090. Datum \,f"RTICAL-· NA VD 88 / HORIZ NAO 83/91 Bencl1mark CITY OF RENTON SUR'IE:Y CONTROL NETWORK MONUMENT #1852 J" BRASS SURFACE MONUMENT FOUND AT THE CORNER OF NE 4TH STREET(SE 128TH ST.) AND 148TH AVE SE TBM "A" SET RR SPIKE IN W. FACE OF WOOD POST 1.0' ABO'IE: GRADE 15'± SOUTH OF SW COR OF PARCEL #1 EL=449.78 TBM "8" TOP OF 4"X4" CONC MONUMENT W/ 2" BRASS DISC AND PUNCH AT PROPERTY CORNER 296'± SOUTH OF SITE. WEST SIDE 148TH A\,f" 5.E. EL.=519.13 Legal Description CD Exhibit Na., i!e . ~: Item No. _ '---00 l _ Received D '2 2 · c::if King County Hearinn Examiner LOT A OF KING COUNTY BOUNDARY LINE ADJUSTMENT NO. L04L0055, RECORDED UNDER RECORDING NO. 2004122J900005, RECORDS OF KING COUNTY, WASHINGTON. S/TUA TE IN THE COUNTY OF KING, STA TE OF WASHINGTON. GERALD F. BUCK, AICP PROJECT MANAGER NICK A. 'YINGER, PLS PROJECT SURVEYOR Ri,BECCA S. CUSHMAN, PE PROJECT ENGINEER PROJECT UNDSCAPE ARcmtECT FIRST SUBIIITl'AL DATE: APRIL 3, 2002 SCALE: HORIZ.: 1"-100' V!Rl.:N/A EXPIRES: 1.2-18-2006 STAMP NOT VAIJD UNLESS SIGNED AND DAffl JOB NO. 01-047 SHEET NO. 1oF2 '., a: .. ·-,~ ~ © 2006 TRIAD ASSOC/A TES . -------~----·--·---·-·-·-··----~~ . ,· -,- 9 POR OF THE NE 1/4 OF THE SE 1/4 & THE SE 1/4 OF THE NE 1/4, ALL IN SEC. 10, TWP. 23 N., RGE. 5 E., W.M. Notes /, INSTRUMENTATION FOR THIS SURVEY WAS A ONE MINUTE THEODOLITE AND ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY WERE FIELD TRAVERSE, MEETING OR EXCEEDING STANDARDS SET BY WAC 332-130-090. 2. THE /NFORMA TION DEPICTED ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY MADE IN MARCH, 2001, AND CAN ONLY BE CONSIDERED AS IND/CA TING THE GENERAL CONDITION EXISTING AT THAT TIME. 3. ALL EXISTING ON-SITE STRUCTURES TO BE REMOVED. 4. ADJACENT PARCEL LOCATIONS AND OMIERSHIP PER METROSCAN 10/19/2001. 5. SITE TO BE MASS GRADED. 6. OFF-SITE SENSITIVE AREAS APPROX/MA TE ONLY. 7. SIGHT DISTANCE CONFIRMED BY KING COUNTY OCTOBER 20, 2004. 8. TOPOGRAPHIC MAPPING SHOMI IN LOTS A AND C PROVIDED BY CO.RE DESIGN ENGINEERING AND HAS BEEN GRAPH/CALLY BLENDED WITH THE LOT B TOPOGRAPHIC MAPPING. LIN£ TABL.£ UN£ LI L2 L3 L4 LS L6 L7 LB L9 LIO LIi LENGTH 26.33' 21.53' 22,80' 36.41' 29. 13' 24.86' 38.36' 9.57' 21.22' 51.47' 23.93' I BEARING NJ5'25'41 'E N61'52'41"E N02"01 '32'"W N11 '44'27"E N0525'.37'"'w NJ1'49'28'E NOJ"J4'06'W NJJ'08'06"E N42'16'00"£ N59'JB'OB"E N39'09'39"E SCALE: 1" c: 100' 0 50 100 200 \ .~ / I ,.,,.,,.-, "'"' • r,,, "'' •..,.. ,..-->'H,.•I I""""" n • ~•l(.01 ,,,-. .... _._,, .. ,.,-, .. , ' .. ,,' .,, •,•rs,--,, ,,,,.,.,,.,,.. (.I '• ,_, >-• IU "" I ,, ,. '"• , ,, ... ·-·· '' ,,,, . .,, .. l o T A KING CO. BOVNPARY JJNE ADJUSTMENT NO. L9910022 R£C. NO. 20000/06900008 1 ., ... _._ ..... .I ........ _,. ., ... ,,,,, __ _ J ' ' I )i • : ' ' , , . i J ..... J_{ I FOUND MONUMENT IN CASE W/ 1.5" B,RASS DISC . DMI. 0.4' (11-16-00) -An-! ! •"••••••••ko-••,•• I l ... -J ........ T /· _, __ , j j ................. .. I : ; I ' ···r""··i ' . I i r·· • \ I ' . ---,-. ---,. 3936.0'4' -·- ' i i , ' I'"'"•• '"'/'' ,-" ,, r-,., "', ..... , .. ,., , J''''-"' .,.,._.,, l ! ' i I .J .... ,. -· ___ ,,.,.,.,,,,· .,.,.,. '··-.....•. ~ !' J / / ' , - . "' fTYPE"'/1) > ........ __ .......... _,_ ··r .... . ----~-I \\( WETl'i\ND .:S " '¥ V ' . • "P"'"'" '· ·mw./ ,_},,,.,. .. i ,. r I ' .•..... ./ --·--' ..... , ... -...... ; l ····· l -, ' ' J . , ' 'is .... o . .,. \ f" """""'" ......... ,,..,, .... ·--~'---.. ', . / ! I tn~-,,,,,.r,,,,.,, ..... 1. ~ ,, "'\ NOTE: OFFS/TE ~7LAND \ 'f,,.,., . .,., ,.,.. I .,, "' 1 BOUNDARIES ARE APPROXIMA'TE ! _2 I t j : , : .,, :,. AND ARE NOT ~IEL~''"~RIFIED.' i' • -· ;:ie :.:: I j ... J \ -;., \ • ·, "' • ,::,"'-'-,,,._ ·~ '"··.a>a:w,--,, .. "--• - "·"<.-,,;;, •. -· ···~- " --- f -·/ I. J.... l. i _,/ ....... ,.L .. ,. ......... ,J ,/ " ; ., .. ,, .. , -7· ·cy ·w-... ,.._ ···I '" ..... ,, .... -· ..... --! "' ~ ~ I -----... -··---k-j.. --... ct: 8 ' "' "' "' . / ... \ ... ,, .. ---... -.. -... ---·· "" ...... ------·-.,. -'"' ·- '¥ w + I j'"·~.,. • ... , ....... ""f ····---,u, ..... ,, --T ... ·--·"---· r·-............ _"'!.-·--· ! + V " +s.v+w-wl I u1 + 'V 7 . t ,,,,., ·-.. , .. --.:::. ··-.~ . t /"' ··-··· -·----·-· ~ ·-·---"'"" =· , ___ --- w • -------- ' .,, \ ' " w \ w . -·- ! ' ., .. _',I •.••.. -~-=• ~-···· -....... ----· i10 -···-·! \ i S.E. CORNER OF SECTION 10~ FOUND 3" BRASS SURFACE MONUMENT W/PUNCH (//-16-00) , ...... ,.... --···· .. -- 11 14 I n,•" n """ ,<"" UO,'JOJUUlOU KC RA-5 ,,,. ... ,., .. ,.,.,,,.,. ''" <(J"I ,,.,. ,,, ,., .... ., " . ,., ., , .. ,, ......... ,,, ' """'"'"~---,~ "~'" ~· ,.,. "" .... ,,r, .. ,., ,1,11,.,; """'· ,,,,~--··- i "'"'"( i ' """"' , I KC R-4 1 · 1 -.J. i .•.••• i.,,.. __ i __ J ... ,. -~.-.-.,. ' ·-.. , MAIN FILE COPY ,:-e5·) "----·----··--·--·· I SITE7"""\ TO 1-4 5 NE 4th ST I SE 116th ST SE 120th ST '\. TT"'!, .......... ASSOCIATES 11814 115th Ave. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 fax 800.488.0756 toll free www.triadassoc.com Vicinity Map ID) IE:([~ ~ IJ '\ff ~ \Q) ln} MAR 3 1 2006 . NOT TO SCALE Site Information OM/ER: I DEVELOPE;R: I ENGINEER/SURVEYOR: ' SECTION/TOM/SHIP /RANGE: EXISTING ZONING: AREA: NUMBER OF LOTS: NUMBER OF DWELLING UNITS: PROPOSED USE: A VERA GE LOT SIZE: ALLOWED DENSITY: PROPOSED DENSITY: RECREA TION AREA: RECREATION AREA CALCULATION K.C. D.D.E.S. MICHAEL SCHIRMAN & CYNTHIA WOLF 12013 148TH AVENUE SE RENTCN, WA 98059 MICHAEL & KEIKO INTLEKOFER 4472 119TH A VENUE SE BELLEW£, WA 98006 CAMWl'ST REAL ESTA TE DEVELOPMENT. INC. 9720 NE 120TH PLACE. SUITE 100 KIRKLAND, WA 98034 (425) 825-1955 CONTACT: SARA SLATTEN TRIAD ASSOC/A TES 121112 115TH AVE NE KIRKLAND, WA 98034 (425) 821-8448 CONTACT: GERRY BUCK POR OF THE NE 1/4 OF THE SE 1/4 & THE SE 1/4 OF THE NE 1/4, ALL IN SEC. 10, TWP. 23 N., RGE.. 5 E., W.M. R-4 9.53 ACRES 25 25 SINGL!.' FAM!L Y DETACHED ±5000 SF 4 UNITS PER ACRE (4 X 9.53 = 38.12 D,U,) 25 + 9.53 = 2.6 DWELLING UNITS PER ACRE 47,458 SF MIN. ~£CREATION AREA REQUIRED: 25 LOTS X 390 SF= 9,750 SF (0.22 AC) . ' />•,., .. ,,., . .RECR(t,TION AREA PROVIDED: 10,000 SF (POR~,~-~9.~c~l!Jf.f-~,.£Jlt"'-~1":~'.%i~~r~t~'t''-1J,\'4t~~~~~~\i'~~~W;~~j/~'~~t%f~~:~~i-!,~1~t: ' MIN. REC1EA TION PERIMETER ON R.O. W.: 1,201 LF X 10% = 120 LF PERIMETER x 10% RECREA TION PERIMETER ON R. O. W. PRO VIDEO: SEWAGE l/lSPOSAL: WA TER SUPPLY: FIRE DISTRICT: SCHOOL [!/STRICT: TELEPHO~E SERVICE: ~~:;::i~:C:~: DRAINAGE; SUB-BASIN I ~ WETLAND BUFFER IMPACT: I}::}:}}?::: I ADDITIONAL BUFFER PRO VIDEO.· I ' Basis\ of Bearing HOR/Z. NAO 83/91 458 LF (21%) CITY OF RENTON KING COUNTY WATER DISTRICT #90 CITY OF RENTON, DISTRICT /125 !SSAQUAH SCHOOL DISTRICT GTE NORTHWEST PUGET SOUND ENERGY CEDAR RIVER MAY CREEK 2,016 SF 3,741 SF CITY OF R,ENTON GPS CONTROL NETWORK HOLDING CITY OF HENTON MONUMENTS C.O.R,#18t;1(BASE POINT) AND C.0.R.#1852 THE FIELD, MEASUREMENTS FOR THIS TOPOGRAPHIC SURVEY WERE OBTAINED UTILIZING GLOBAL PpSITION/NG SYSTEM (GPS) SURVEY TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. COORDINATES ASSOC/A TED WITH THIS ORA WING ARE PROJECT COORDINATES WHICH MAY BE CONVERTED TO STA TE PLANE GHIO COORD/NA TES BY SUBTRACTING 100,000 METERS (-128,083.3333 FEET), THEN MULTIPLYING BY THE A~:RAGE COMBINED FACTOR OF (0. 999p823034), THE INITIAL COORDINATE CONVERSION WAS PERFORMED USING · THE LE/CAI SKI-PRO PROGRAM VERSION 2. 0 2000. PRIMARY QONTROL POINTS AND ACCESSIBLE MONUMENT POSfnONS WERE RELD MEASURED UTILIZING ~LOBAL POSITION/NG SYSTEM (GPS) SURVEY TECHNIQUES USING LE/CA SR 9500 EQUIPMENT. MONUMENT POSITIONS THAT WERE NOT DIRECTLlf OBSERVED USING GPS SURVEY Tf:CHNIQUES WERE TIED INTO THE CONTROL POINTS UTILIZING LE/CA ELECTRONIC TOTAL STATIONS FOR THE MEASUREMENT OF BOTH ANGLES AND DISTANCES. THIS SURVEY MEETS OR: EXCEEDS THE STANDARDS SET BY WAC 332-130-090. Datun1 VERTICAL_; NA VD 88 / HORIZ. NAO 83/91 I Benc/;mark CITY OF Rl;NTON SURVEY CONTROL NETWORK MONUMENT: #1852 3" BRASS 'SURFACE MONUMENT FOUND AT THE Cl;RNER OF NE 4TH STREET(SE 128TH ST.) AND 148TH AVE SE TBM "A" SET RR SPIKE IN W. FACE OF WOOD POST i,o' ABOVE GRADE 15'± SOUTH OF S.W COR OF PARCEL #1 EL.=449.78 TBM "B" 70P OF 4"X4" CONC MONUMENT "(/ 2" BRASS DISC AND PUNCH ~f r;~:,E~r;T cz;:E'!.iff!:'! ,:ox; EU.=519.13 [..egaf; Description CD ~:~~b~:~~o, ,i!e C\{) '~ Received. '.o '2,2. :~ King Couniy Hearim1 F.xarniner LOT A OF;K!NG COUNTY BOUNDARY LINE ADJUS'fMENT NO. L04L0055, RECORDED UNDER RECORDING NO. 20041223900005, RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STA TE OF WASHINGTON. © 2006 TRIAD ASSOC IA TES ' '· ' ' ·" ' , .,,. ,, ·-;ec+. GERALD F. BUCK, AJCP PROJECT MANAGER NICK A Y/1/GER, PLS PROJECT SURVEYOR RffiECCA S. CUSHMAN, PE PROJECT ENGINEER PROJECT LANDSCAPE ARCHITECT FIRST SUBl!l'l'l'AL DATE: APRIL 3, 2002 SCALI!: BORIZ.: 1"-700' mn:.:N/A EXPIRES: 12-18-2006 03 -/tJ-Oti STAMP NOT VillD UNLESS SIGNED AND DATED IOB NO. 01-047 SHEET NO. foF2 ', '·', ' ' I .1 1111111111111\11 ' • I n • • Ill! • n • n /II • a /II /II . ·• .. • • I • EX I EX FOG LINE TOP 461± T,OP 456± • • .. ,,_. ,.,, '• " 111!! 1 AE!DITIONAL 10' •., /II R-0;-W OR EASEMENT REQUIRED 11 .• ···.QUJFALl !!Iii. ,' 2,4'.'"CMP IE 4~119 • • -------,.,.-"----' . ,' ;' -----;"'~ / / ' Ill! l,11? m£ a • • • i i • / / •' / ; TOP 461.5± fOP 454± / ( ' L I .. • ! I I I I I \ l!I 1·1··1·1·11~·1·1••111···11·1.IL I fillli = · Af.fu ,sw ffi --: -·-· "'W I Q_' B I I i I I 0.. I 0 I I Ii I~~ li,1 ii 'I / / .. i ; ' I "·,' ' ' ! 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L,, I i ' SE£ BLOW-UP THIS SHEET .. w ~ 'I.~ m mi M i@ n m illlli m u w ~ m Mi m • • •• ua \, ) i . .. ~-- ' . -,. . . i' ',;, .. ; !. """"·-----·--..J i / ' -~-------~·---'' D D Q' :r: ; i o,, D 11· ' . -, \ i I / / / ; ; .. ' ',, . .. SCALE: 1" = 60' . ,._ . '. ,. / i OHP--- ··----~~"' © 2006 TRIAD ASSOCIATES \. T ASSOCIATES - 12112115thAve. NE Kirkland, WA 98034-6923 425.821.8448 425.821.3481 Fax 800.488.0756 toll free www .!riadas5oc.com La 11 cl Dev e Io pm e 11 t Con~ u I ta n,t s ' . ' -. ,_. GERRY F. BUCK, AICP PROJECT IIANAGER NICK A. YINGER, PLS PROJECT SURVEYOR REBECCA S. CUSHMAN, PE PROJECT ENGINEER PROJECT LANDSCAPE ARCHITECT FIRST SUBMl'ITAL DATE: APRIL 3, 2002 SCALE: BORIZ.: 1"-60' VEl!l.:N/A PRE. IMINARY EXPIRES· 11/15/03 STAMP NOT VAIJD UNLESS SIGNED AND DATED JOB NO. 01-047 SHEET NO, 2or2 ", 'I ., ' ' '