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PL EASENT PATH PROPERTY
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CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
MEMORANDUM
Date: May 15, 2017
To: City Clerk's Office
From: Gillian Syverson
Subject: Land Use File Closeout
PIPacP rmmnlete the following infnrmatinn to facilitate Droiect closeout and indexing by the Citv Clerk's Office.
F(file)
: Pleasant Path Cottages PUD
mber: LUA12-000182, ECF, PP, PPUD
nces: N/A
N/A
Project Manager: Vanessa Dolbee
Acceptance Date: December 12, 2012
Applicant: Greg Sparhawk, GPS Design, Inc.
Owner: Robert Johnseine
Contact: Greg 5parhawk, GPS Design, Inc.
PID Number: 1123059010, 1123059092
ERC Determination: N/A Date: N/A
Appeal Period Ends: N/A
Administrative Decision: N/A Date: N/A
Appeal Period Ends: N/A
Public Hearing Date: N/A
Date Appealed to HEX: N/A
By Whom: N/A
HEX Decision: N/A Date: N/A
Appeal Period Ends: N/A
Date Appealed to Council: N/A
By Whom:
Council Decision: N/A Date: N/A
Mylar Recording Number:
Project Description: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The
site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,396 square feet to 4,843
square feet all accessed via a private road. In addition to the 14 lots, 6 tracts are proposed for open space, landscaping and
fire access, access, wetlands, and parking. Overall the development would result in a net density of 3.65 dwelling units per
acres. The site is currently developed with a single family home and contains a wetland. Following development 10 of the 18
trees on site are proposed to be retained, excluding trees located with the wetland and its buffer. With the application a
wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage
improvements would be provided along Nile Avenue. Planner placed the project on hold pending receipt of additional
Information. The applicant did not submit the requested information and so the project was later moved to 'canceled'
status. See also PRE14-000332.Aerial photo indicates significant encroachments into site from abutting residences to the
southeast. Boundary Issues will need to be resolved prior to proceeding with another proposed land division.
Location: 650 Nile Ave NE, Renton, WA 98059-4805
Comments:
Denis Law Cit of.
Mayor f
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DO r I -r -
Community & Economic Development Department
July 2S, 2014 C.E."Chip"Vincent, Administrator
Greg Sparhawk
GPS Designs
634 91h Avenue
Kirkland WA 98033
SUBJECT. "Null and Void Notice
Pleasant Path Cottages/ LUA12-000182, ECT,PP,PUD
Dear Greg Sparhawk:
The Planning Division of the City of Renton has determined that the above subject application is
expired. According to RMC 4-8-100C.4 — Expiration of Complete Land Use Applications, the
application submitted on December 12, 2012 has been inactive for ninety (90) days or more
and an administrative decision has not been made.
According to our records, a "Final" notification (enclosed) was mailed on August 27, 2013,
stating additional information was necessary in order to continue processing the submitted
application: As of February 27, 2014 the information had not been received by the City of
Renton and, therefore, this project is now null and void.
If you have any questions, please contact me at (425) 430-7314.
Sincerely,
Vanessa Dolbee
Current Planning Manager
cc: Robert Johnseirie / Owner(s)
Party(ies) of Record
Renton City Hall • 1055 South Grady Way •. Renton, Washington 98057 . rentonwa.gov
Denis Law
Mayor
August 27, 2013 Department of Community and Economic Development
C.E.' Chip"Vincent, Administrator
Greg Sparhawk
GPS Designs
634 9th Avenue
Kirkland WA 98033
SUBJECT: "Final' Notice
Pleasant Path Cottages / LUA12-000182, ECF,PP,PUD
Dear Greg Sparhawk :
The Planning Division of the City of Renton has determined that the above subject
application is expired. According to RMC 4-8-100C.4 — Expiration of Complete Land Use
Applications, the application submitted on December 12, 2012 has been inactive for
ninety (90) days or more and an administrative decision has not been made and/or has
not been reviewed by the Hearing Examiner in a public hearing.
According to our records, an "On -Hold" notification (enclosed) was mailed on May 1,
2013, stating additional information was necessary in order to continue processing the
submitted application. As of the date of this letter, the requested information has not
been received. Therefore, this is your final notice, if the City of Renton Planning Division
does not receive a written request to continue processing the application and the
requested information within six (6) months of the date of this letter the application
shall be null and void.
If you have any questions, please contact me at (425) 430-7314.
Sincerely,
Vanessa Dolbee
Senior Planner
Enclosed: "On -Hold" Letter—dated: May 1, 2013
cc: Robert Johnseine / Owner(s)
Rohini Nair, Plan Reviewer
Party(ies) of Record
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
UjW STATES POSTAL SERVICE
First -Class Mail
Postage & Fees Paid
USPS
Permit No. G-10
0 q,-ncipr- PIPAse orint vour name, address, and ZIP+4 in this box 0
ii[T.T
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Department of Community & Economic L
Development
1055 South Grady Way
Renton, WA 98057
■ Complete items 1, 2, and 3. Also complete
item 4 if Restricted Delivery is desired.
■ Print your name and address on the reverse
so that we can return the card to you.
■ Attach and to the back of the mailpiece,
Or on t if space permits.
1. Article tc:
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A. Signaydre I
X (V1�7 )],Agent
❑ Addressee
B. Received ley (PInted Name) , C. Date of Delivery
different from item 1? ❑ yes
fry address below: ❑ No
.3. Service Type
,Certified Mail ❑ Express Mail
❑ Registered ❑ Return Receipt for Merchandise
❑ Insured Mail ❑ C.O.D.
a4. Restricted Delivery? (Extra Fee) ❑ yes
2. Article Number 7008 1830 0004 8759 1689 -
(Transfer from sen
P5 Form 3811, February 2004 Domestic Return Receipt 102595-02-M-1540
Denis Law it
Mayor
May 1, 2013 Department of Community and Economic Development.
C.E."Chip"Vincent, Administrator
Greg Sparhawk
GPS Designs, LLC
534 9th Avenue
Kirkland, WA 98033
SUBJECT: "On Hold" Notice
Pleasant Path Cottages PUD, LUA12-000182, ECF, PP, PPUD
Dear Mr. Sparhawk:
The Planning Division of the City of Renton accepted the above master application for
review on December 12, 2012. During our review, staff has determined that additional
information is necessary in order to proceed further.
The following information will need to be submitted before July 30, 2013 so that we
may continue the review of the above subject application:
• The Preliminary Technical Information Report (TIR) provided with the application
evaluated the 2005 King County Surface Water Design Manual. The City of
Renton has adopted the 2009 King County Surface Water Design Manual;
therefore the submitted TIR shall be updated accordingly (see attached
comments from Development Services for further information). In addition, the
TIR was not amended to reflect the changes in the revised plan set. The updated
TIR should address the current proposal. Once updated, please submit 4 copies
of the updated TIR to the City.
The 2009 KCSWDM provides many options for BMPs. Your proposal includes
rain gardens on the individual lots as one BMP. The rain gardens have typically
been proposed to be located in the rear of each lot. Based on past experience,
rain garden maintenance has been a challenge when located in the rear yard of
single family lots. Without maintenance, the rain gardens would not provide the
appropriate stormwater mitigation. In addition, the location in the rear yard
removes a large amount of usable open space for the individual lots, which is
typically used for such activities as gardening, patios, play structures, etc. Based
on past experience and site design considerations the City recommends you
either move the rain gardens to the front yards or analyze utilizing a different
BMP for the overall project.
Renton City Hall • 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov
A
Mr. sparhawk
Page 2 of 2
May 1, 2013
• the provided plans do not accurately reflect the required street cross sections
and layout for both the internal roadway and along Nile Ave. NE. Please see
details in the attached memorandum and e-mails from Rohini Nair. Plan sets
shall be updated according to the attachments.
• Upon updating the roadway cross section, the new right-of-way areas would
impact project density. As such, the applicant shall submit an updated density
worksheet identifying compliance with R-4 density.
Once modifications to the proposed project have been completed please submit 5
copies of all updated plan sets and one reduces 8.5 x 11 copy of all large plan sets.
At this time, your project has been placed "on hold" pending receipt of the requested
information. Please contact me at (425) 430-7314 if you have any questions.
Sincerely,
I ([Vu
Vanessa Dolbee
Senior Planner
cc: Robert.Johnseine / owner(s)
Parties of Record
Rohini Nair, Pian Reviewer
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 26, 2013
TO: Vanessa Dolbee, Sr. Planner
FROM: Rohini Nair, Plan Reviewer
SUBJECT: Utility and Transportation Comments
Pleasant Path PUD
650 and 684 Nile Ave NE
LUA 12-000182
I have completed a preliminary review for the above -referenced 14 -lot PUD proposal. The following
comments are based on the application submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS
WATER: This site is not located in the City of Renton water service boundary. It is located in the Water
District 90 area and a Certificate of Water Availability is required and shall be submitted to the City of
Renton. The site is not located in the Aquifer Protection Zone.
SANITARY SEWER: There is an existing 8" sewer main in NE 6th Place on the west side of Nile Ave NE.
See City of Renton sanitary sewer drawing #S-3187 for details. There is an existing 8" sewer main in the
parcel south of and adjacent to this parcel. See City of Renton sanitary sewer drawing 4S-3004 for
details.
STORM: There are existing storm drainage facilities in Nile Ave NE. See City of Renton drawing # R3187.
There is a privately maintained facility onsite; see drawing R-3486 for details.
CODE REQUIREMENTS
Water
1. Meets conceptual approval. The project is within the water service area of King County
Water District No. 90 (WD#90)). The applicant shall obtain a certificate of water availability
from WD#90 to verify if there is sufficient fire -flow to meet the fire flow demand of the
development as determined by Renton Fire Prevention.
Pleasant Path PUD
LUA12-000182
Apri! 29, 2013
2. The number and location of fire hydrants must be approved by Renton Fire Prevention Dept.
3. The applicant shall provide the City with a copy of the civil plan for the on-site and off-site water
main improvements as approved by WD#90.
Sanitary Sewer
1. Meets conceptual approval. Plans t meet minimum city standards subject to review at construction
permit stage.
2. This proposal is located in the East Renton Special Assessment District (SAD 0002). These fees are
$316.80 per connection and shall be paid at the time a construction permit is issued.
3. Sanitary Sewer System Development Fee (SDC) is based on the size of the domestic water meters.
These fees are collected at the time a construction permit is issued.
Storm
1. Meets conceptual approval. Afinal TIR complying with the City adopted 2009 King County Surface
Water Manual and City Amendments is required to be submitted during construction permit review.
2. Any storm structure located in the public street shall be designed to be capable of H 20 loading.
3. Surface water system development fee is $1,120.00 per new lot, Fees are payable prior to issuance
of the construction permit.
Transportation
1. Installation of curb, gutter, sidewalk, and street lighting on the full frontage of the parcel being
developed is required. The improvements on Nile Ave NE, which is a Collector per City code, shall
be an 8 foot planter strip and a 5 -foot sidewalk to match the existing sidewalks on Nile Avenue NE.
An additional 5.5 feet right-of-way dedication may be required on Nile Ave NE depending on final
survey and approved transition design.
2. The proposed internal street of this PUD will be a public street and will have standard public
intersection radius entrances (35' turning radius) instead of the driveway approach type of entrance
that is shown in the current submittal.
3. The proposed road section includes a 12 foot travel lane with 6 foot wide on -street parking on one
side with fire department approval. The road will have two pull out lanes for a minimum of 50 linear
feet on both the north and south sides of the looped road for emergency use only,
4. The internal street will have 0.5 foot wide curb on both sides of the road. An 8 -foot planter strip
and 5 -foot sidewalk will be provided on the outer side of the loop road. An 8 foot wide planter and
a 5 foot wide sidewalk are proposed on the south side in the frontage of lots 13 and 14. At all
locations, the planter shall be located between the curb and the sidewalk.
5. The cross section of the internal road of the PUD should label the street as public and provide the
ROW width varying from 26 feet to 32 feet. No parking signs will be installed on portions of the
internal street where parking will be restricted.
6. Turning movement of the emergency vehicles is to be considered when designing the looped road
and all must meet City of Renton Fire Department approval.
Pleasant Path PUD
LUA12-000182
April 29, 2013
7. The public street must meet minimum pavement layer thickness as per City of Renton standards
which include 4 inches of asphalt over 6 inches of crushed rock.
Per City code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum
radius of fifteen feet.
9. All new electrical, phone, and cable services and lines must be.underground. The construction of
these franchise utilities must be inspected and approved by a City of Renton public works inspector
prior to recording the plat. Adequate easement and/or locations must be available for the private
utilities with the minimum required separations.
10. Traffic Impact Fees—The transportation impact fee is applicable on new houses and payment is due
at the time of issuance of the building permit.
General Comments
1. All construction or service utility permits for drainage and street improvements will require separate
plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be
prepared by a licensed Civil Engineer,
2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of
the drainage report, permit application, an itemized cost of construction estimate, and application
fee at the counter on the sixth floor.
Vanessa Dolbee
From:
Rohini Nair
Sent:
Wednesday, May 01, 2013 2:47 PM
To:
Vanessa Dolbee
Subject:
FW: Pleasant Path PUD comments
Attachments:
Pleasant Path PUD revision comments.doc; 148th AVE SE - Nile Street section rough
skecth. pdf
Follow lip Flag:
Follow up
Flag Status:
Flagged
Hi Vanessa,
These are the additional questions that we had when reviewing the currently submitted TIR. Please include this also if
you did not sent the comments out a€ready. IF you already sent it out, then please let me know and I can send this
directly.
1. Are there currently 2 separate discharge points from the site. Are the discharges currently conveying within a
quarter mile? Is the proposal to change the natural drainage course of the east basin? An adjustment to core
requirement #1 may be required
2. Provide calculations for wetland hydrology. Calculations shall include runoff draining to the wetlands under
developed conditions.
3. Provide calculations showing how wetland hydrology is being maintained.
4. Include a detail summary of the existing and developed conditions. The summary shall include area (per lot) to
be impervious (before and after BMP cresit is applied), roadways, patios, areas draining to the wetland, etc.
5. First percent change (KCRTS output file) shall be negative or cera.
6. All new conveyance system elements, both onsite and offsite, shall be analyzed, designed, and constructed
according to section 1.2.4.3 and chapter 4 of the 2009 surface Water Design Manual as amended by the City.
7. Required ROW improvements are considered part of the project site, therefore shall be included in the
conveyance, flow control and water quality treatment sizing calculations.
B. Include in the TIR sizing of the proposed rain gardens.
9. Source control is required per chapter 1 of the 2009 KC5WDM as amended by the City.
10. Spill control is required per section 1.2.4 of the 2009 KCSWDM as amended by the City.
11. A declaration of covenant allowing the City access to inspect the facility and assigning maintenance
responsibility of the BMPs to the property owners will need to be recorded. The City will review the covenant.
After approval, the City will record the covenant
Thanks
Rohini
From: Rohini Nair
Sent: Wednesday, May 01, 2013 2:35 PM
To: Vanessa Dolbee
Subject: Pleasant Path PUD comments
Hi Vanessa,
I am sending you the Pleasant Path PUD comments as attachment to this email.
Sincerely
Rohini
Pleasant Path PUD Review Comments
1. Revised TIR must be submitted to the City referring to the 2009 King County Surface Water
Drainage Manual and City of Renton Amendments. The site falls under the Flow Control
Duration Standard (forested conditions). An updated geotech report is to be included. All plans
in the TIR and the geotech report should show the currently proposed site layout. The geotech
report must include information on water table and soil permeability with recommendations of
appropriate flow control BMP options.
2. The easement and covenant should refer the City of Renton and not King County.
3. Label the water, storm, and sewer pipes and main line in 148`" Ave (Nile Street) and in the
internal road in the plan sheet.
4. Provide clarifications regarding the ROW width on 148`h Ave ( Nile Street) based on the rough
sketch that is attached with this document. Approximately 5.5 feet of ROW dedication on 148th
Ave (Nile Street) was mentioned in the preapp letter and the initial LUA permit review
comments mentioned by Arneta Henninger. Show and label the ROW dedication in the plan
sheet and street section. Show and label the centerline of the ROW and the centerline of the
paved road in the street section_
5. The internal street is a public street and will require standard intersection radius entrance to
the internal public street instead of the driveway approach type shown in the current plans.
6. Flip the sidewalk location and the landscape planter location. The planter is to be located
between the curb and sidewalk. The 5 feet wide sidewalk should not include the Q.5 feet wide
curb. The parking lane width in the section of the internal street is to be labeled as 6 feet
instead of the currently shown 8 feet.
7. The internal public street will require a curb and gutter. Inverted crown is not allowed.
8. The minimum width of sidewalk is 5 feet. The pdf drawing sent tome showed a 4 feet wide
sidewalk in front of lots 13 Ind 14.
Informational comment
Consider the easement and or location of the private utilities and the minimum separation
between the utility pipes.
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Vanessa Dolbee
WAJ2--LM182—
From:
kmb@coredesigninc.com
Sent: Monday, April 29, 2013 4:29 PM
To: Vanessa Dolbee
Cc: gregs@gpsdesigns.com; Ibh@coredesigninc.com
Subject: re -.Quick question_ pleasant path
Follow Up Flag: Follow up
Flag Status: Flagged
The total length of the trail is 1265' long.
1067' are in Tract B (Wetland/Buffer)
199' are in Tract C (Landscape/Fire Access)
Assuming the trail is 5' wide (our plans don't specifically say):
Total area is 6,325 sf, 5,335 sf being in Tract B, and 995 sf in Tract C.
There is 158 If in the Wetland or 790 sf
324 If in the Wetland Buffer or 1,620 sf
Leaving 585 if of Trail in Tract B outside of wetlands and buffers or 2,925 sf
Let me know if this helps or if you need anything else.
Kevin Boston
14711 NE 29th Mace. Suite 101 s Bellevue, A
98007 Tel 425.885.7877 s Fax 425.885.7963
Sent from my Windows Phone
From: gregoU sparhawk
Sent: 4/29/2013 3:59 PM
To: Core - Lafe B. Hermansen
Subject: Quick question_ pleasant path
Lafe,
can you get this info over to Vanessa?
Crgor,, Sp.arfiavvk, m,,i, iicarb
t€Ii IC IN
.vww.gpsdesigns.corn
This e-mail from gps designs and any attachments to it are confidential, copyright protected, and use by the intended recipient may also be ,privileged.
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----- Forwarded Message
From: Vanessa Dolbee <VDolbeeCd�Rentonwa.gov>
To: "gregory sparhawk (aregs@gPsdesigns.com)" <gregs(a)gpsdesigns.com>
Sent: Monday, April 29, 2013 3:53 PM
Subject: Quick question_ pleasant path
G reg,
am working on the SEPA review for Pleasant Path and have the following question:
What is the area of the trail and how long is the trail? And what is the area of the trail located in the wetland? Buffer?
Outside wetland and buffer?
Thank you,
Vanessa Dolbee
Senior Planner
Department of Community & Economic Development
City of Renton
Renton City Hall - 6th Floor
1055 South Grady Way
Renton, WA 98057
425.430.7314
April 11, 2013
Department of Community and Economic Development.
C.E."Chip"Vincent, Administrator
Greg Sparhawk
GPS Designs, LLC
634 9th Avenue
Kirkland, WA 98033
SUBJECT: "Off Hold" Notice
Pleasant Path Cottages PUD, LUA12-000182, ECF, PP, PPUD
Dear Mr. Sparhawk
Thank you for submitting the additional materials requested in the January 9, 2013 letter from
the City. Your project has been taken off hold and the City will continue review of the Pleasant
Path Cottages PUD project.
The Preliminary PUD has been rescheduled for ERC on May 6, 2013 and is tentatively scheduled
to go before the Hearing Examiner on May 28, 2013 at 10:00 a.m. If you have any questions,
please contact me at (425) 430-7314.
Sincerely,
GL- Lam a `
Vanessa Dolbee
Senior Planner
cc: Robert Johnseine / Owner(5)
Party(ies) of Record
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 11, 2013
TO: Plan Review, Fire & Emergency Services and Community
Services
FROM: Vanessa Dolbee, Senior Planner'P'
SUBJECT: LUA12-000182 Pleasant Plath Cottages PUD
The applicant has updated their site plan to reflect Comments from the City during the
first two week comment period, Changes include, road modifications, parking
modifications, open space modifications, utility amendments, including others. Please
review the attached update plan sets and provide your comments in Energov by April
26, 2013.
Thank you.
h:lecdlptan ninglcurrent p1anning1prc'jects112-000182. vanessalre-rout memo 12-000182.docx
Denis Law City Qf �
Mayor
\�
Oi
a
January 9, 2013 Department of Community and Economic Development
C.E."Chip"Vincent, Administrator
Greg Sparhawk
GPS Designs, LLC
634 9th Avenue
Kirkland, WA 98033
SUBJECT: "on Hold" Notice
Pleasant Path Cottages PUD, LUA12-000182, ECF, PP, PPUD
Dear Mr. Sparhawk:
The Planning Division of the City of Renton accepted the above master application for
review on December 12, 2012. During our review, staff has determined that additional
information is necessary in order to proceed further.
The following information will need to be submitted before April 8, 2013 so that we
may continue the review of the above subject application:
• if wetland changes are proposed for a non-exempt activity, the applicant shall
evaluate alternative methods of developing the property using the following
criteria in this order and provide reasons why a less intrusive method of
development is not feasible:
a. Avoid any disturbance to the wetland or buffer;
b. Minimize any wetland or buffer impacts;
c. Restore any wetlands or buffer impacted or lost temporarily; and
d. Compensate for any permanent wetland or buffer impacts by one of
the following methods:
i. Restoring a former wetland and provide buffers at a site once
exhibiting wetland characteristics to compensate for wetlands
lost;
ii. Creating new wetlands and buffers for those lost; and
iii. In addition to restoring or creating a wetland, enhancing an
existing degraded wetland to compensate for lost functions
and values.
The study provided by Sewall Wetland Consulting evaluated the above criteria.
However, the justification that avoidance of wetland fill (paper fill) is
"economically not feasible" is not a valid reason for wetland impacts. Please re-
evaluate the wetland fill taking into consideration avoidance as the first priority.
Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov
— 0
Mr. Sparhawk
Page 2 of 3
January 9, 2013
RMC 4-9-150E.1. requires that open space be concentrated in large usable areas
and may be designed to provide either active or passive recreation. The PUD
development standards require 50 square feet per unit of common space. This
space can be incorporated with the open space on a case-by-case basis if the
Reviewing Official finds that the stormwater facility utilizes the techniques and
landscape requirements set forth in "The Integrated Pond", King County Water
and Land Resources Division
(http://www.kingcounty.gov/environment/waterandland/stormwaterLdocumen
t_s/integrated-pond.aspx) or an equivalent manual or the surface water features
serves areas outside the planned urban development and is appropriate in size
and creates a benefit. Based on the initial review of the proposed site plan and.
the TIR the Concentrated Open Space which doubles as a rain garden does not
meet the techniques and landscape requirements set forth in The Integrated
Pond, King County Water and Land Resources Division nor does it serve areas
outside the PUD. Therefore, the open space and/or rain garden shall be re-
designed.
• The following comments were received from the Development Services Division.
a. The proposed internal street will be a public street. The internal
street will have an 18 -foot pavement section with an 8 -foot planter
strip and 5 -foot sidewalks both sides. Hence, the right-of-way will be
44' in width.
b. Installation of curb, gutter, sidewalk, and street lighting on the full
frontage of the parcel being developed is required. The
improvements in Nile Ave NE, which is an Arterial Collector per City
code, shall be an 8 -foot planter strip and a 5 -foot sidewalk. An
additional 5 -foot right-of-way dedication will be required on Nile Ave
NE.
Modifications to street standards are permitted though the PUD process
however staff has determined that they could support the above modifications
in lieu of the proposed modifications. Please re -design the PUD to be consistent
with the staff supported road standards and/or submit justification for the
design submitted.
Once modifications to the proposed project have been completed please submit 5
copies of all updated plan sets and one reduces 8.5 x 11 copy of all large plan sets.
it
Mr. Sparhawk
Page 3 of 3
January 9, 2013
At this time, your project has been placed "on hold" pending receipt of the requested
information. Please contact meat (425) 430-7314 if you have any questions.
Sincerely,
Vanessa Qolbee
Senior Planner
cc: Robert Johnseine / Owner(s)
Roann Consulting, LLC / Party of Record
Arneta Henninger, Pian Reviewer
Kayren Kittrick, Development Engineering Supervisor
Feil Watts, Development Services Director
Jennifer Henning, Current Planning Manager
DEPARTMENT OF COMMUNITY Mil o, in �
AND ECONOMIC DEVELOPMENT
M E M a R A N D U M
DATE: January 3, 2013
TQ: Vanessa Dolbee, Planner
FROM: Arneta Henninger, Plan Review , �w
SUBJECT: Pleasant Path 14 -Unit Cottage PUD
650 & 684 Nile Ave NE
LUA12-000182 PARCEL 9 1123059092 & 1123059010
I have completed a preliminary review for the above -referenced 14 -unit individually owned cottage PUD
proposal with a recreation center, located on the east side of Nile Ave NE in the vicinity of NE 7th PI, all
in Sect. 11, Twp 23N Rng 5 E. The project site is located south of, but not adjacent to, Olympus Villa on
NE 7th PI. The following comments are based on the application submittal made to the City of Renton
by the applicant.
EXISTING CONDITIONS
WATER: This site is not located in the City of Renton water service boundary. It is located in the Water
District 90 area and a Certificate of Water Availability is required and shall be submitted prior to formal
application. It is not located in the Aquifer Protection Zone.
SANITARY SEWER: There is an existing 8" sewer main in NE 6th PI on the west side of Nile Ave NE. See
City of Renton sanitary sewer drawing #S-3187 for details. There is an existing 8" sewer main in the
parcel south of and adjacent to this parcel. See City of Renton sanitary sewer drawing #S-3004 for
details.
STORM: There are existing storm drainage facilities in Nile Ave NE. See City of Renton drawing # R3187.
There is a privately maintained facility onsite; see drawing R-3486 for details.
CODE REQUIREMENTS
WATER
1. A water availability certificate is required from Water District 90.
2. Domestic and fire service, serving the proposed development, is required.
3. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling
exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up
to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street
Pleasant Path -- LUA 12-000182
Page 2 of 3
January 3, 2013
intersections (also capable of delivering a minimum of 1,000 gpm). This distance is measured along the
travel route.
SANITARY SEWER
1. Installation of a sanitary sewer main is required, so as to minimize the length of the individual side
sewers.
2. Plans need to indicate how sanitary sewer will be provided to each unit with an individual sewer
service line. The current plan submittal shows lots 8 and 9 on a dual side sewer, which is not allowed.
3. Per code, sanitary sewer needs to extend along the full frontage of the parcel being developed.
4. This proposal is located in the East Renton Special Assessment District (SAD 0002). These fees are
$316.80 per connection and shall be paid at the time a construction permit is issued.
5. Sanitary Sewer System Development Fees (SDC) are based on the size of the domestic water meters.
These fees are collected at the time a construction permit is issued.
STREET IMPROVEMENTS
1. Installation of curb, gutter, sidewalk, and street lighting on the full frontage of the parcel being
developed is required. The improvements in Nile Ave NE, which is an Arterial Collector per City code,
shall be an 8 -foot planter strip and a 5 -foot sidewalk. An additional 5 -foot right-of-way dedication will
be -required on Nile Ave NE.
2. The proposed internal street will be a public street. The internal street will have an 18 -foot
pavement section with an 8 -foot planter strip and 5 -foot sidewalks both sides. Hence, the right-of-way
will be 44' in width.
3. Per City code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum
radius of fifteen feet.
4. All new electrical, phone, and cable services and lines must be underground. The construction of
these franchise utilities must be inspected and approved by a City of Renton public works inspector prior
to recording the plat.
5. Traffic Impact Fees —The base fee for the year 2013 is $717.75 per new house, due prior to issuance
of a building permit.
STORM DRAINAGE
1. A conceptual drainage plan and report is required to be submitted with the formal application for the
project. A drainage control plan designed per the King County Surface Water Manual 2009 is required.
2. The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be
handled.
3. Note that any storm structure located in the public street shall be designed to be capable of H 20
loading.
4. Surface Water SDC fees are $1,120 per lot. These fees are collected at the time a construction permit
is issued.
H:\CED\P]anning\Current Plan ning\PROJECTS\12-00o182.Vanessa\Plan Review Comments LUA 12-000182.docx
Pleasant Path — LUA 12-000182
Page 3 of 3
January 3, 2013
GENERAL
1. All required utility, drainage, and street improvements will require separate plan submittals,
prepared according to City of Renton drafting standards, by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control
Network.
3. Permit application must include an itemized cost estimate for these improvements. Half of the fee
must be paid upon application for building and construction permits, and the remainder when the
permits are issued. There may be additional fees for water service related expenses. See Drafting
Standards.
H:\CED\Planning\Current Planning\PRQJECTS\12-000182.Vanessa\Plan Review Comments LUA 12-000182.docx
City of ton Department of Community & Economic —elopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: P1qv
COMMENTS DUE: DECEMBER 26,2-012
APPLICATION NO: LUA12-000182, ECF, PP, PPUD
DATE CIRCULATED: DECEMBER 12, 2012
APPLICANT: Greg Sparhawk, GPS Designs, LLC
PROJECT MANAGER: Vanessa Dolbee
PROJECT TITLE: Pleasant Path Cottages PUD
PROJECT REVIEWER: Arneta Henninger
SITE AREA: 197,762 square feet
EXISTING BLDG AREA (gross): 1,700 square feet
LOCATION: 650 & 684 Nile Avenue NE
PROPOSED BLDG AREA (gross) 45,200 square feet
SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is
located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet
all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access,
wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently
developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be
retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been
provided. Frontage improvements would be provided along Nile Avenue.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major information
Impacts Impacts Necessary
Earth
Air
Water
Plants
Lond/shoreline Use
Animols
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
Element of the
Environment
Probable Probable More
Minor Major Information
impacts impacts Necessary
Housing
Aesthetics
Li hVGlore
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
I0, 000 Feet
I4, 000 Feet
C. CODE -RELATED COMMENTS
We have reviewed this application with particular attention to those areas
or areas where additional information is needed to properly assess this prgl
Signature of Director or Authorized Representative
we have expertise and have identified areas of probable impact
— r:� 0
Date
City of ..__iton Department of Community & Economic elopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: g t r�
COMMENTS DUE: DECEMBER 26, 2012
APPLICATION NO: LUA12-000182, ECF, PP, PPUD
DATE CIRCULATED: DECEMBER 12, 2012
APPLICANT: Greg Sparhawk, GPS Designs, LLC
PROJECT MANAGER: Vanessa Dolbee
PROJECT TITLE: Pleasant Path Cottages PUD
PROJECT REVIEWER: Arneta Henninger
SITE AREA: 197,762 square feet
EXISTING BLDG AREA (gross): 1,700 square feet
LOCATION: 650 & 684 Nile Avenue NE
PROPOSED BLDG AREA (gross) 45,200 square feet
SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is
located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet
all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access,
wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently
developed with a single family home and contains a wetland. Following development 18 of the 22 trees an site are proposed to be
retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been
provided. Frontage improvements would be provided along Nile Avenue.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major information
Impacts Impacts Necessary
Earth
Air
Water
plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
impacts impacts Necessary
!-cousin
Aesthetics
Light/Glare
Recreation
Utilities
Trans ortation
Public Services
Historic/Cultural
Preservation
Airport Environment
I0, 000 Feet
I4, 000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional informatipn is negded to properly assess this proposal.
Signature of Director or Authorized'2epreseritative
Date
City of ,...ton Deportment of Community & Economic, lopment
ENVIRONMENTAL & 0EVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMFNT:
COMMENTS DUE: DECEMBER 26, 2012
Maw—
APPLICATION NO: LUA12-000182, ECF, PP, PPUD
DATE CIRCULATED: DECEMBER 12, 2012
APPLICANT: Greg Sparhawk, GPS Designs, LLC
PROJECT MANAGER: Vanessa Dolbee
PROJECT TITLE: Pleasant Path Cottages PUD
PROJECT REVIEWER: Arneta Henninger
SITE AREA: 197,762 square feet
EXISTING BLDG AREA (gross): 1,700 square feet
LOCATION: 650 & 684 Nile Avenue NE
PROPOSED BLDG AREA (gross) 45,200 square feet
SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone_ The site is
located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet
all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access,
wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently
developed with a single family home and contains a wetland_ Following development 18 of the 22 trees on site are proposed to be
retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been
provided. Frontage improvements would be provided along Nile Avenue.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
element of the Probable Probable More
Environment Minor Major Information
Impacts impacts Necessary
Housing
Aesthetics
Li hVGlare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10, 000 Feet
14,000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional �orTQ'rkion is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
DEPARTMENT OF COMMUNITY d �,ity0f�
AND ECONOMIC DEVELOPMENT
DATE:
M E M O R A N D U M
December 18, 2012
TO: Vanessa Dolbe
FROM: Bob Mac Oniei 4
SUBJECT: Pleasant Path Cottages, LUA-12-000182-pp
Format and Legal Description Review
I have reviewed the above referenced final plat submittal and have the following
comments:
Note the City of Renton land use action number and land record number, LUA-12-
000192-PP and LND-10-0498, respectively, on the final plat submittal. The type size used
for the land record number should be smaller than that used for the land use action
number. Please nate that the land use action number provided will change when this
subdivision changes from preliminary to final plat status.
Show two ties to the City of Renton Survey Control Network.
Provide sufficient information to determine how the plat boundary was established.
Include a statement of equipment and procedures used, per WAC32-130-100.
Note the date the existing city monuments were visited and what was found, per WAC
332-130-150.
Provide lot closure calculations.
Indicate what has been, or is to be, set at the corners of the proposed lots.
Note discrepancies between bearings and distances of record and those measured or
calculated, if any.
The lot addresses will be provided by the city as soon as possible after the initial final
plat submittal. Note said addresses and the street name on the plat drawing.
hAfile syAnd - land subdivision & surveying recordsl1nd-14 - plats14498(pleasant path cotlages)1rv121218.doe
Page 2 of 4
12/18/2012
On the final plat submittal, remove all references pertaining to utilities facilities, trees,
concrete, gravel, decks and other items not directly impacting the subdivision. These
items are provided only for preliminary plat approval.
Do note encroachments.
Remove from the "LEGEND" block all tree items, utilities facilities and mailbox
references, but do include in said "LEGEND" block the symbols and their details that are
used in the plat drawing.
Do not include a utility provider's block, an owner's block, an engineer/surveyor block
and an architect block.
Do not include any references to use, density or zoning on the final submittal
If the abutting properties are platted, note the lot numbers and plat name on the
drawing otherwise note them as 'Unplatted'.
Remove the building setback lines from the proposed lots. Setbacks will be determined
at the time that building permits are issued.
Note the research resources on the plat submittal.
Note all easements, covenants and agreements of record on the plat drawing.
The City of Renton "APPROVALS" blocks for the City of Renton Administrator; Public
Works Department, the Mayor, City Clerk and the Finance Director.
A pertinent approval block is also needed for the King County Assessor's Office. Provide
signature fines as required.
Remove references to density and zoning information on the final plat drawing.
If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then
reference the same on the plat drawing and provide a space for the recording number
thereof.
Note that if there are restrictive covenants, agreements or easements to others
(neighboring property owners, etc.) as part of this subdivision, they can be recorded
concurrently with the plat. The plat drawings and the associated document(s) are to be
given to the Project Manager as a package. The plat document will be recorded first
(with King County). The recording number(s) for the associated document(s) (said
documents recorded concurrently with, but following the plat) need to be referenced on
the plat drawings.
hAfile sysllnd - land subdivision & surveying recordsllnd-10 - plats10498(pleasant path cottages)1nn-121218.doc
Page 3 of 4
12/18/2012
There needs to be language regarding the conveyance of the various tracts created by
the plat; please check with the Stormwater Utility to see if they will require that the City
be the owner of any tracts containing stormwater detention facilities, if not and if there
is to be a Homeowners' Association (HOA) created for this plat, the following language
concerning such tract ownership of the detention area applies to this plat and should
be noted on the final plat drawing as follows:
Upon the recording of this plat, Tract A is hereby granted and conveyed to
the Plat of Name of Plat Homeowners' Association (HOA) for a detention/wet
vault facility. All necessary maintenance activities for said Tract will be the
responsibility of the HOA. In the event that the HOA is dissolved or otherwise
fails to meet its property tax obligations, as evidenced by non-payment of
property taxes for a period of eighteen (18) months, then each lot in this plat
shall assume and have an equal and undivided ownership interest in the
Tract previously owned by the HOA and have the attendant financial and
maintenance responsibilities.
Otherwise, use the following language on the final plat drawing:
Lots 1 through 20, inclusive, shall have an equal and undivided ownership
interest in "Tract A".
The foregoing statements are to be accompanied by language defining the maintenance
responsibilities for any infrastructure located on the Tract serving the plat or reference
to a separate recording instrument detailing the same.
Similar language regarding ownership and maintenance responsibilities is required for
other the other tracts as well.
Please discuss with the Stormwater Utility any other language requirements regarding
surface water BMPs and other rights and responsibilities.
For the wetland/open space tract please include the following Native Growth Protection
language:
NATIVE GROWTH PROTECTION EASEMENT
The Native Growth Protection Easement (NPGE) on this [type of document]
identifies the steep slopes. The creation of the Easement conveys to the public a
beneficial interest in the land within the Easement Area. This interest shall be for
the purpose of preserving native vegetation for the control of surface water and
erosion, maintenance of slope stability, visual and aural buffering, and protection
of plant and animal habitat, The Easement imposes upon all present and future
owners and occupiers of the Easement area enforceable on behalf of the public by
the City of Renton, to leave undisturbed all trees and other vegetation within the
Easement area. The vegetation with the Easement area may not be cut, pruned
hAfile sysllnd - land subdivision & surveying recordslind-10 - plats10498(pleasant path cottages)1rv12121.8.doc
Page 4 of 4
12/18/2012
covered by fill, removed or damaged without express written permission from the
City of Renton, provided however, that the owners of underlying property may
install landscaping. The right of entry herein shall apply to the agents,
representatives and employees of the owners or subsequent owners of the
underlying property.
All vested owner(s) of the subject plat, at the time of recording, need to sign the final
plat. For the street: dedication process, include a current title report noting the vested
property owner.
hAfile sysllnd - land subdivision & surveying recordsllnd-10 - plats10498(pleasant path cottages)1rv121218_doc
City of ___.-ton Deportment of Community & Economic lopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS DUE: DECEMBER 26, 2012
APPLICATION NO: LUA12-000182, ECF, PP, PPUD
DATE CIRCULATED: DECEMBER 12, 2012
APPLICANT: Greg Sparhawk, GPS Designs, LLC
PROJECT MANAGER: Vanessa Dolbee
PROJECT TITLE: Pleasant Path Cottages PUD
PROJECT REVIEWER: Arneta Henninger
SITE AREA: 197,762 square feet
EXISTING BLDG AREA (gross): 1,700 square feet
LOCATION: 650 & 684 Nile Avenue NE
PROPOSED BLDG AREA (gross) 45,200 square feet
SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is
located at 650 & 684 Nile Avenue NE and is 4.54 acres is size_ Lots would range in size from 3,236 square feet to 4,873 square feet
all accessed via a private road_ In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access,
wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently
developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be
retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been
provided. Frontage improvements would be provided along Nile Avenue.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable Probable More
Minor Major Information
impacts impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Elementof the Probable Probable More
Environment Minor Major Information
impacts Impacts Necessary
Housing
Aesthetics
Li hVGlore
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10, 000 Feet
14, 000 Feet
V
u
J
V
�J
V
B. POLICY -RELATED COMMENTS (/
f
L-
C. CODE -RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional information is needed to -properly assess this proposal.
�2 "
Signature of Director or Authorized Representative
Date
City of .menton Deportment of Community & Economic _ _ _lopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: e ; on
COMMENTS DUE. DECEMBER 26, 2012
APPLICATION NO: LUA12-000182, ECF, PP, PPUD
DATE CIRCULATED: DECEMBER 12, 2012
APPLICANT: Greg Sparhawk, GPS Designs, LLC
PROJECT MANAGER: Vanessa Dolbee
PROJECT TITLE: Pleasant Path Cottages PUD
PROJECT REVIEWER: Arneta Henninger
SITE AREA: 197,762 square feet
EXISTING BLDG AREA (gross). 1,700 square feet
LOCATION: 650 & 684 Nile Avenue NE
PROPOSED BLDG AREA (gross) 45,200 square feet
SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is
located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet
all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access,
wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently
developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be
retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been
provided. Frontage improvements would be provided along Nile Avenue.
A. ENVIRONMENTAL IMPACT (e.g. Nora -Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major information
impacts impacts Necessary
Eorth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Housing
Aesthetics
Light/Glare
Recreation
utilities
Trans ortotion
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
In 6r-;�..
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Represe
Date
City of .._..ton Deportment of Community & Economic lopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:CI f cc -
COMMENTS DUE: DECEMBER 26, 2012
Forth
APPLICATION NO: LUA12-000182, ECF, PP, PPUD
DATE CIRCULATED: DECEMBER 12, 2012
APPLICANT: Greg Sparhawk, GPS Designs, LLC
PROJECT MANAGER: Vanessa Dolbee
1
PROJECT TITLE: Pleasant Path Cottages PUD
PROJECT REVIEWER: Arneta Henninger
�O
Animals
Environmental Health
SITE AREA: 197,762 square feet
EXISTING BLDG AREA (gross): 1,700 square feet
fid'
LOCATION: 650 & 684 Nile Avenue NE
PROPOSED BLDG AREA (gross) 45,200 square feet
SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is
located at 650 & 684 Nile Avenue NE and is 4.54 acres is size_ Lots would range in size from 3,236 square feet to 4,873 square feet
all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access,
wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently
developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be
retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been
provided. Frontage improvements would be provided along Nile Avenue.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable Probable More
Minor Major information
Impacts Impacts Necessary
Forth
A fr
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
NoturolResources
Element of the Probable Probable More
Environment Minor Major information
impacts Impacts Necessary
Housing
Aesthetics
Light/Glare
Recreation
Utflfties
Transportation
Public Services
historic/Cultural
Preservation
Airport Environment
10, 000 Feet
14, Opo Feet
S. POLICY -RELATED COMMENTS
54- Ij
C. CODE -RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which vire have expertise and have identified areas of probable impact
or areas where additional infor oti n is needed to properly assess this proposaL
Signature of Director or Authorized Representative
Date
FIRE & EMERGENCY SERVICES DEPARTMENT City
M E M O R A N D U M
DATE: December 14, 2012
TO: Vanessa Dolbee, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Pleasant Path Preliminary Plat
Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $479.28 per single
family unit. This fee is paid prior to recording the plat. Credit will be
granted for the removal of the one existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydrant
is required within 300 -feet of the proposed buildings and two hydrants
if the fire flow goes up to 1,500 gpm. There is one existing fire
hydrants within 300 feet of some of the proposed buildings but not all.
A water availability certificate is required from King County Water
District 90.
2. Fire department apparatus access roadways are required to be a
minimum of 20 -feet wide fully paved, with 25 -feet inside and 45 -
feet outside turning radius. Fire access roadways shall be
constructed to support a 30 -ton vehicle with 322 -psi point loading.
City of nrnton Department of Community & Economic elopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: F71* ri-
COMMENTS DUE: DECEMBER 26, 2012
APPLICATION NO: LUA12--000182, ECF, PP, PPUD
DATE CIRCULATED: DECEMBER 12, 2012
APPLICANT: Greg Sparhawk, GPS Designs, LLC
PROJECT MANAGER: Vanessa Dolbee
PROJECT TITLE: Pleasant Path Cottages PUD
PROJECT REVIEWER: Arneta Henninger
SITE AREA: 197,762 square feet
EXISTING BLDG AREA (gross): 1,700 square feet
LOCATION: 650 & 684 Nile Avenue NE
PROPOSED BLDG AREA (gross) 45,200 square feet
SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is
located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet
all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access,
wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently
developed with a single family home and contains a wetland_ Following development 18 of the 22 trees on site are proposed to be
retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been
provided. Frontage improvements would be provided along Nile Avenue.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the Probable
Environment Minor
Impacts
Probable More
Major Information
Impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
Plement of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Housin
Aesthetics
Light/Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
C. CODE -RELATED COMMENTS `
-S'
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative
7
Date
City of Renton Department of Community & Economic Wc✓elopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
Z-'- c
COMMENTS DUE: DECEMBER 26, 2012
APPLICATION NO: LUA12-000182, ECF, PP, PPUD
DATE CIRCULATED: DECEMBER 12, 2012
APPLICANT: Greg Sparhawk, GPS Designs, LLC
PROJECT MANAGER: Vanessa Dolbee
PROJECT TITLE: Pleasant Path Cottages PUD
PROJECT REVIEWER: Arneta Henninger
SITE AREA: 197,762 square feet
EXISTING BLDG AREA (gross): 1,700 square feet
LOCATION: 650 & 684 Nile Avenue NE
PROPOSED BLDG AREA (gross) 45,200 square feet
SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban
Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is
located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. o s w 36 square feet to 4,873 square feet
all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access,
wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently
developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be
retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been
provided. Frontage improvements would be provided along Nile Avenue.
A. ENVIRONMENTAL IMPACT (e.g. )Von -Code) COMMENTS
Element of the Probable
Environment Minor
impacts
Probable More
Major information
Impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Airport Environment
10, 000 Feet
14,000 Feet
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the
Environment
Probable Probable More
Minor Major information
Impacts impacts Necessary
Housing
Aesthetics
Li ht/Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10, 000 Feet
14,000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and hove identified areas of probable impact
or areas where additional information is needed to properly assess this proposal.
' 2t f:7�1v� 12.%I2 -f1--
Signature Dire or or Authorized Representative Date
�T.a11�_1 r fI l-jl
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON -SIGNIFICANCE -MITIGATED (DNS -M)
A Master AppilcIII, n has been tiled and accepted with the Department of f ommunity & EI or III Devel.Pment
jCFDI- Fit an.ling Divlslon of the City of Renton. The f0 -Ing briefly, describes [he applleation ane the necessary
Publlc Approvals.
NATE of NO FILE OF APPLICATION: December 12, 29i2
LAND USE NUMBER: LUA12-0191 E'4, ECF, PP, PPUD
PROJECT NAME: Pleasant Palh CLttggei PUD
PROJECT DE5CRIPTION; The a ,iicant iS regV ing SEPA Environmental Reil Prelimtna}' P".a: -d
P pe
rehminary Planned Urban Development aparoyal for a 14 u , ce1-,age development I,. the Residential lour (R-4(
ing un Rs
r r neu on P
t aI- The site is ;ocated at 650 & 684 Nile Avenue NE and is 4.54 acres If site. Lois ,Id
ange in site tram 3,236 square feel to 4.873 Square feet ab accessed via a pi are road- m edditicn to the 14 bis, 9
tracts are proposed for open span, srnrmwater, sidewalk, access, wetlands, asd parking, Overari the development
wOLltl result in a net density of 3.9 dwelling toils per acres, The site is currently developed with a ingle firri home
and conra3ns a wetland- Fo l lmwtng dove lopment is of the 22 trees o site a e pr oSed t0 be r,tainetl- With the
applit.tho a wetland study and in IlI91tiorL plan, a stormwaler tepon and a geotechnical report have been provided.
Frontage improvements woultl be p: ovided along Nile Avenue.
PROJECT IOCATION: 650 1694 Nile Avenue HE
OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -hl As the Lead Agency, rhe City of Renton has
determined :hat sigmfican: a ental impacts a unlikely to result from the proposed project. There Rare. a
permuted under the RCW .3.21C 110, the City OF Renton 15.01E the DirEt al DNS -M proeesS to give Holl,, that a DNS.
Mis likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a sloi
to m,nent period- There will be no "mmenl period folic wi ng the i55na n re .' the Threshold Delelm'matien .t h'on-
5ignifrtanc Mtigated(DN5-Mj-A14-dayapPeal ii will rPhl the lssuanee of the DN5-M.
PERMIT APPLICATION DATE' Nov, tuber 211, 2012
NOTICE OF COMPLETE APPLICATION: Uecembe- 12, 21112
APP"CANTf PRCUECT CONTACT PERSCN: Greg Spa'ha Wk, GPS Designs, LLC; 634 9" A—ii,e; Kirkland, WA
93033; End: grsgsLZgPsdeslgns.c.m
Perml Csl Kii Requested: Envlr.nmai 15EPA) Revlew, Prellminary Plat Review; Preliminary
Planned Urban Development Review
Other Fermlts whkI may he required: B.Iiding, Construct .m and Sign Pemnlis
Requested Studies: Wetland Assessment, Drainage, and Geotachnleal Reports
Location where APPlication may
I, revfewetl: Department Uf Community & Economl[ Development ICED) - Planning
Division, Sralh Floor Renton Pty Rall, 1055 South Grady Way, Remen, WA
99D57
If y0D would like 1. he made a pa ny of record to -scowl fuR'er information on lh-s proposed Project, complete this
Form and return 10: City of Serino, CED -Panning Dwis .n, 195550, Gra..y Way, Renton, WA 9B057.
NamelFee No., Pleasant Path Cottages PUDfLUAt2-0G018I, ECT, PP, PPUD
NAME', _
MAILING ADDRE55'
TELtPNONE ND,
Citg5tatel2ip',
PG BLit HEARING: h'- } nq s nLbgIY s[I eJRI=d ict Feb I9 2,22 6efCfe t e 2 rvlrn
eat,9 E m e n _ton ll Chart 5g $ 11',3 p,m. on the nth "cot of
novo R,nron Clty frail 1pcatec at 11155 South Gra,:, way,
Ca N5151 ENCY OVERVIEW:
2nning/Land Use: The ._Meet sill is designated Residential L.w Density (RED) en the Cir, of
Fenln-.. Cemoreheni ve Land 115e Vap and Residential -d (R d( dwelling uri
,e au n the r ti 20^S,g y
Err ru ental El nm nts that
Evalual4 the Purposed Proi Fnvlron Menta' (SEPP) Checklist
Dere lopment Regulatlans
Used For Project Mlllitis : The project will be subject to the Cilyrs SEPA ordinance, Renton Mvnidpal Code
5,0icoi 4-2-110A, 4-3-059, 4-7-080. 4-9 15D and olre- appllcabie mels and
regulations as sporoprlate.
Proposed Mltfgah., Measures: The F.Ilpwing Miliga[ion Measure, WII' likely he Imposed o,- the pr.ph,,d
project. -nese recommended Vidal Measures address Project impacts not
covered by existing codes and regulations as cued above.
• The opplkanr shop comply with the rerommendorlons included in the Cnklwl Area; Report, prepared Lt,
5ewo0 Wetipnd Consurrinp, Inc, dared Ort.ber 9, 2032
The in sas"nt shad "i 'I the re mrnendprions Included in the Georeehnical Fnpineering SEudy
prepared by CEO Group ra.rthwest, I4r., doted November 6, 7012.
Comments on the above application must be submitted in writing to Vanessa Dalbee, Senior Planner. CEO- Planning
Dlvlsi 1455 South Grady Way, Renton, WA 98057, by 5:00 PM on December 26, 2012. This matter Is also
Nodallvrly scheduled for a Dubuc hearing On February 19, 2Cl2, at 1:30 pool C0-11 Chambers, Seventh Floor,
Renton Clly Rall, 1055 South Grady WaY, Rentor.. If you are I'teresled in attending the hearing, please contact Ilk
Planning Dwision w ensure that the hearing has not been rescheduled at 1425) 439-7282. IF comments cannot be
aubmrtled In waling by the dale Indicated above, YOU may still appear at the hewing and present your comments on
the proposal before the Hearing Examiner. If you have nuestion5 abnnt this Prep ... I, or Wish t9 be made a party .f
record and receive addkional 'mfor•nall.n by mail, please euntael the projeot manager. Any... who submits written
comments IF aut.natic i become a party of record and will be notified of any decrsinn on this proje[:.
CONTACT PERSON: Vanessa Polbee, Senor Planner; Te;: (425) 430-7314; Eml
ardolbeepG rentonwa_gov
PLEASE EASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR MOM FILE IDENTIFICATITI
e
so
+�' '•tar} �c
ILlr� i"��I
r
r- h
CERTIFICATION
I
I, hereby certify that copies of the above document
were posted in -1)— conspicuous places or nearbSte"scribed erty n
Date: ��� ��f Signed
STATE OF WASHINGTON j
1 SS
COUNTY OF KING
certify that I know or have satisfactory evidence that I- C�
signed this instrument and acknowledged' to be hi Jhe� free and voluntary act for the
uses and purposes men�ipn't d4atbe instru ent.
Dated:
{ Nota ubli and far the State of Washington
`
�7 ,gam �'9 �1_
v' i `;.teary (Print): �1 G
_ y+ `rent expires- j ��'1�
P
1; 0A 1;11
-iirlilifl
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 12th day of December, 2012, 1 deposited in the mails of the United States, a sealed envelope containing
Accpetance Letter, Notice of Application, Environmental Checklist, and Reduced Site Plan documents. This
information was sent to:
Name
Representing
Agencies
See Attached
300' Surrounding Property Owner - NOA only
See attached
Greg Sparhawk -- Accpt Ltr
Contact/Applicant
Robert Johnseine — Accpt Ltr, NOA
Owner
Roann Consulting, LLC
Party of Record
(Signature of Sender):
STATE OF WASHINGTON )
SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that Stacy M. Tucker
signed this instrument and acknowledged it to e his/her/their free and voluntary a ifor'fhe uas and p�.rposes
mentioned in the instrument.
Dated: 17 -17
ry Public in and
Notary (Print): �\
My appointment expires: '
Project Name: Pleasant Path Cottages PUD
Project Number: LUA12-000182, ECF, PP, PPUD
template - affidavit of service by mailing
e State of Washington
AGENCY (DOE) LETTER MAILING
(ERC DETERMINATIONS)
Dept. of Ecology **
WDFW - Larry Fisher*
Muckle -shoot Indian Tribe Fisheries Dept.
Environmental Review Section
1775 12th Ave. NW Suite 201
Attn: Karen Walter or SEPA Reviewer
PO Box 47703
Issaquah, WA 98027
39015 — 172nd Avenue SE
Olympia, WA 98504-7703
Auburn, WA 98092
WSDOT Northwest Region *
Duwamish Tribal Office *
Muckleshoot Cultural Resources Program
Attn: Ramin Pazooki
4717 W Marginal Way SW
Attn: Ms Melissa Calvert
King Area Dev. Sery-, MS -240
Seattle, WA 98106-1514
39015 172nd Avenue SE
PO Box 330310
Auburn, WA 98092-9763
Seattle, WA 98133-9710
US Army Corp- of Engineers *
KC Wastewater Treatment Division *
Office of Archaeology & Historic Preservation*
Seattle District Office
Environmental Planning Supervisor
Attn: Gretchen Kaehler
Attn: SEPA Reviewer
Ms. Shirley Marroquin
PO Box 48343
PO Box C-3755
201 S. Jackson ST, MS KSC-NR-050
Olympia, WA 98504-8343
Seattle, WA 98124
Seattle, WA 98104-3855
Boyd Powers *
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Serv.
City of Newcastle
City of Kent
Attn: SEPA Section
Attn: Steve Roberge
Attn: Mr. Fred Satterstrom, AICP
900 Oakesdale Ave. SW
Director of Community Development
Acting Community Dev. Director
Renton, WA 98055-1219
13020 Newcastle Way
220 Fourth Avenue South
Newcastle, WA 98059
Kent, WA 98032-5895
Metro Transit
Puget Sound Energy
City of Tukwila
Senior Environmental Planner
Municipal Liaison Manager
Steve Lancaster, Responsible Official
Gary Kriedt
Joe Jainga
6200 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431
PO Box 90868, MS: XRD-01W
Tukwila, WA 98188
Seattle, WA 98104-3856
Bellevue, WA 98009-0868
Seattle Public Utilities
Real Estate Services
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
*Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of
Application.
**Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to
the following email address: sepaunit@ecy.wa.gov
template - affidavit of service by mailing
oq2
RENTON CITY OF ZIV NIR+SARINA T BERNSTEIN JASON E+STACEY
1055 S GRADY WAY 615 NILE AVE NE 5614 NE 6TH PL
RENTDN, WA 98055 RENTON, WA 98059 RENTON, WA 98059
HU HONGGANG HO ELAINE CHING-MAN LEE BRANDON V+YEN-LINH P
677 PASCO PL NE 613 QUINCY AVE NE 618 PASCO PL NE
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
BEARDSLEE SHELLY & THOMAS LINS ROSENEIDE SOARES+DELIR RYBERG MICHAEL+TABITHA
647 ORCAS AVE NE 659 ORCAS AVE NE 600 ORCAS AVE NE
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
TONG WAI-KUEN ELVINA+KUHN CAMWEST OLYMPUS VILLA LLC IYER PRASHANT+SETH POOJA
MARCIA S 9720 NE 120TH PL 5626 NE 6TH PL
603 PASCO PL NE KIRKLAND, WA 98034 RENTON, WA 98059
RENTON, WA 98059
BEALS AARON C+HEIDI L KOBATA DAREN T+ANITA M WINDWOOD HOMEOWNERS ASSOC
621 PASCO PL NE 625 QUINCY AVE NE PO BOX 3506
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98056
WINTERMYER EDWARD OH YOUNG H+SOOK N BEYAZ LEYLA
12050 148TH AVE SE 627 PASCO PL NE 631 QUINCY AVE NE
RENTON, WA 98059 RENTON, WA 98059 RFNTON, WA 98059
HARRIS MICHAFLJ+VALERIE K METCALFE CURTIS W RODRIGUEZ RAMON JR+SUSAN L
658 PASCO PL NE 604 NILE AVE NE 624 0RCAS AVE NF
RENTON, WA 98059 DUVALL, WA 98019 RENTON, WA 98059
PANG TUREN+MONA RACINE MARC A+KIMBERLY G CHAVEZ GUADALUPE
5914 NE 7TH ST 653 PASCO PL NE 631 ORCAS AVE NE
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
LE THOMAS REN NE MARK & AUDREY VANFLANDERN KEVEN D+JENNIFE
622 NILE AVE NE 606 ORCAS AVE NE 600 PASCO PL NE
TUKWILA, WA 98188 RENTON, WA 98059 RENTON, WA 98059
WEGNER BRETT+MARY K WONG ALICE KIKUE MOE RONNIE D+KATHLEEN M
665 NILE AVE NE 619 QUINCY AVE NE 618 ORCAS AVE NE
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
DEA ROGER CHEN SHU YU COLEMAN JAY A+JANETTE M
900 N 27TH PL 624 PASCO PL NE 655 ORCAS AVE NE
RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98059
TAYLOR TODD D KING COUNTY SULLIVAN CAROLE J+JOHN
637 ORCAS AVE NE 600 KC ADMIN BLDG 626 MT BAKER AVE NE
RENTON, WA 98059 SEATTLE, WA 98104 RENTON, WA 98059
GUTHRIE ROBET P PALANCHUK GEORGIY&NATALYA TSE CHUN HIND
643 ORCAS AVE NE 715 NILE AVE NE MAK PO HA
RENTON, WA 98059 RENTON, WA 98059 5908 NE 7TH ST
RENTON, WA 98059
ZHU YULING DINCA GABRIEL+ROXANA CHAN LOUISE YIN LEE
615 PASCO PL NE 616 NILE AVE NE CHAN HOI CHING
RENTON, WA 98059 RENTON, WA 98059 671 PASCO PL NE
RENTON, WA 98059
ELLIS PARK HOA CARLIN CHRISTINE+JULIANNE POWERS JACK M+DENISE T
PO BOX 2982 612 ORCAS AVE NE 703 NILE AVE NE
RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98059
LI BAOMIN SHETH SUMITRA G+RASNA S MIRONYUK ROMAN+NADYA
661 ORCAS AVE NE 606 PASCO PL NE 651 ORCAS AVE NE
RENTON, WA 98059 RENTON, wa 98059 RENTON, WA 98059
BALZER JERRY R+DEASON JOLI S SHAMROCK HIGHLANDS SOLIVEN LAWRENCE P+KHANH C
659 PASCO PL NE 632 MT BAKER AVE NE 665 PASCO PL NE
RENTON, WA 98059 KIRKLAND, WA 98034 RENTON, WA 98059
YANG LI -CHUAN J CREWS RICHARD E+NORMA R BOSCH GABRIEL T+ANNA L
1159 SILVER CANYON DR 5920 NE 7TH ST 607 QUINCY AVE NE
SAN JOSE, CA 95120 RENTON, WA 98059 RENTON, WA 98059
HA TAM XUAN JOHNSEINE ROBERT A KEODALAH OUN+JAHN
5632 NE 6TH PL 9805 NE 116TH ST#7499 609 PASCO PL NE
RENTON, WA 98059 KIRKLAND , WA 98034 RENTON, WA 98059
AWESOME YAH CHURCH DUONG HIEN+HUYNH LOC NELSON ROSEMARY A
702 NILE AVE NE 630 ORCAS AVE NE 15419 SE 112TH ST
RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059
n of
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON -SIGNIFICANCE -MITIGATED (DNS -M)
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: December 12, 2012
LAND USE NUMBER: LUA12-000182, ECF, PP, PPUD
PROJECT NAME:
Pleasant Path Cottages PUD
PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review, Preliminary Plat and
Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4)
dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would
range in size from 3,236 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9
tracts are proposed for open space, storrnwater, sidewalks, access, wetlands, and parking. Overall the development
would result in a net density of 3,9 dwelling units per acres. The site is currently developed with a single family home
and contains a wetland. Following development 18 of the 22 trees on site are proposed to be retained. With the
application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided.
Frontage improvements would be provided along Nile Avenue.
PROJECT LOCATION: 650 & 684 Nile Avenue NE
OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M): As the Lead Agency, the City of Renton has
determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS -M process to give notice that a DNS -
M is likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a single
comment period. There will be no comment period following the issuance of the Threshold Determination of Non -
Significance -Mitigated (DNS -M). A 14 -day appeal period will follow the issuance of the DNS -M.
PERMIT APPLICATION DATE: November 28, 2012
NOTICE OF COMPLETE APPLICATION: December 12, 2012
APPLICANT/PROJECT CONTACT PERSON: Greg Sparhawk, GPS Designs, LLC; 634 91" Avenue; Kirkland, WA
98033; Eml: gregs@gpsdesigns.cam
Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat Review; Preliminary
Planned Urban Development Review
Other Permits which may be required: Building, Construction, and Sign Permits
Requested Studies: Wetiand Assessment, Drainage, and Geotechnical Reports
Location where application may
be reviewed: Department of Community & Economic Development (CED) — Planning
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057.
Name/File No.: Pleasant Path Cottages PUD/LUA12-000182, ECF, PP, PPUD
NAME:
MAILING ADDRESS: City/State/Zip:
TELEPHONE NO.:
PUBLIC HEARING: Public hearing is tentatively scheduled for February 19, 2012 before the Renton
Hearing Examiner in Renton Council Chambers at 1:30 p.m. on the 7th floor of
the new Renton City Hall located at 1055 South Grady Way.
CONSISTENCY OVERVIEW:
Zoning/Land Use: The subject site is designated Residential Low Density (RLD) ori the City of
Renton Comprehensive Land Use Map and Residential -4 jR-4) dweiling units
per acre on the City's Zoning Map.
Environmental Documents that
Evaluate the Proposed Project: Environmental (SEPA) Checklist
Development Regulations
Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, Renton Municipal Code
Sections: 4-2-110A, 4-3-050, 4-7-080, 4-9-150 and other applicable codes and
regulations as appropriate.
Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed
project. These recommended Mitigation Measures address project impacts not
covered by existing codes and regulations as cited above.
The applicant shall comply with the recommendations included in the Critical Areas Report prepared by
Sewall Wetland Consulting, Inc., dated October 9, 1011.
• The applicant shall comply with the recommendations included in the Geotechnical Engineering Study
prepared by GEO Group Northwest Inc., dated November 6, 2012.
Comments an the above application must be submitted in writing to Vanessa Dolbee, Senior Planner, CED — Planning
Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on December 26, 2012- This matter is also
tentatively scheduled for a public hearing on February 19, 2012, at 1:30 p.m., Council Chambers, Seventh Floor,
Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the
Planning Division to ensure that the hearing has rot been rescheduled at (425) 430-7282. If comments cannot be
submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on
the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of
record and receive additional information by mail, please contact the project manager. Anyone who submits written
comments will automatically become a party of record and will be notified of any decision on this project.
CONTACT PERSON; Vanessa Dolbee, Senior Planner; Tel: (425) 430-7314; Eml:
vdolbee@rentonwa.gow
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
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Denis Law
Mayor citylo.:
Department of Community and Economic Development
December 12, 2012 C.E."Chip"Vincent, Administrator
Greg Sparhawk
GPS Designs, LLC
634 9t" Avenue
Kirkland, WA 98033
Subject: Notice of Complete Application
Pleasant Path Cottages PUD, LUA12.-000182, ECF, PP, PPUD
Dear Mr. Sparhawk:
The Planning Division of.the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
It is tentatively scheduled for consideration by the Environmental Review Committee on
January 14, 2013. Prior to that review, you will be notified if any additional information
is required to continue processing your application.
In addition, this matter is tentatively scheduled for a Public Hearing on February 19,
2013 at 1:30 p.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady
Way, Renton. The applicant or representative(s) of the applicant are required to be
present at the public hearing. A copy of the staff report will be mailed to you prior to the
scheduled hearing.
Please contact me at (425) 430-7314 if you have any questions.
Sincerely,
- r"al�—D d1j Q.,
Vanessa Dolbee
Senior Planner
cc: Robert Johnseine / Owner(s)
Roann Consulting, LLC / Party of Record
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentanwa.gov
Denis Law citOw.
Mayor f
December 12, 2012
Department of Community and Economic Development
C.E."Chip"Vincent, Administrator
Gayle Morgan
Routing Coordinator
Issaquah School District #411
805 2"d Avenue NW
Issaquah, WA 98027
Subject: Pleasant Path Cottages PUD
LUA012-000182, ECF, PP, PPUD
The City of Renton"s Department of Community and Economic Development (CED) has received
an application for a 14 -unit cottage development located at 650 & 684 Nile Avenue NE. Please
see the enclosed Notice of Application for further details.
In order to process this application, CED needs to know which Renton schools would be
attended by children living in residences at the location indicated above. Please fill in the
appropriate schools on the list below and return this letter to my attention by either email to
vdolbee@rentonwa.gov, or fax at (425) 430-7300, or mail to: City of Renton, CED, Planning
Division, 1055 South Grady Way, Renton, Washington 98057, by December 26, 2012.
Elementary School:
Middle School:
High School:
Will the schools you have indicated be able to handle the impact of the additional students
estimated to come from the proposed development? Yes No
Any Comments:
Thank you for providing this important information. if you have any questions regarding this
project, please contact me at (425) 430-7314,
Sincerely,
fvw,,�-D 61be-P,
Vanessa Dolbee
Senior Planner
Encl.
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
i i i 4 17 - C)( iM , V
low
City of Renton
LAND USE PERMIT
F���MASTER APPLICATION
PROPERTY OWNER(S)
NAME: Robert Johnseine
ADDRESS: -qc� ^) I f b `3 5 t
k tvzk_lA%j
CITY: Bethell WA ZIP: -v3
TELEPHONE NUMBER: 425.785.2870
APPLICANT (if other than owner)
NAME: Greg Sparhawk
COMPANY (if applicable): GPS Designs, Ilc
ADDRESS: 6349th avenue
CITY: Kirkland WA ZIP_ 98033
TELEPHONE NUMBER: 425.495.7241
CONTACT PERSON
NAME: Greg Sparhawk
COMPANY (if applicable): GPS Designs, Ilc
ADDRESS: 634 9th avenue
CITY: Kirkland WA ZIP: 98033
TELEPHONE NUMBER AND EMAIL ADDRESS:
425.495.7241
gregs@gpsdesigns.com
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
Pleasant Path Cottages
PROJECTIADDRESS(S)ILOCATION AND ZIP CODE:
650 Nile Avenue NE & 684 Nile Avenue, 98059
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
1123059010 & 1123059092
EXISTING LAND USE(S):
Single Family Residential & Vacant Land
PROPOSED LAND USE(S):
Single Family Residential -Cottage
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
Residential low density
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable)
EXISTING ZONING:
R-4
PROPOSED ZONING (if applicable):
SITE AREA (in square feet):
197,762sf (4.54ac)
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED:
None
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
11,761s.f.
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable)
4 units per net acre
NUMBER OF PROPOSED LOTS (if applicable)
14
NUMBER OF NEW DWELLING UNITS (if applicable):
14
D:1_gpsdesignsl12-PleasantPathlppudl4_PP_masterapp,_12_0910.doex - I - 03111
)JECT INFORMATION con...iu
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
7 $4.8mil
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable):
42,000gsf
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):
NA
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable):
3,200 sf (garages and community bid
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):
NA
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if
applicable):
NA
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable):
0
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
❑ AQUIFIER PROTECTION AREA ONE
❑ AQUIFIER PROTECTION AREA TWO
❑ FLOOD HAZARD AREA sq. ft
❑ GEOLOGIC HAZARD sq. ft.
❑ HABITAT CONSERVATION sq. ft.
❑ SHORELINE STREAMS & LAKES sq. ft.
X WETLANDS 30,927 sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
1123059010 = POR OF 5W 1/4 OF NW 1/4 OF 5W 1/4 DAF BEG AT NE COR OF SD SUBD TH S 00-16-11 W 329.77 FT TH N 87-5424
W 525.15 FT TO € LN OF W 130 FC OF SD SW 1/4 TH N 00-17-36 E 87.84 FT TO N LN OF S 414 FT OF SD SUBD TH N 87-54-24 W
100.03 FT TO E LN OF W 30 FT OF 5D SW 1/4 TH N 00-17-36 E 244.5 FT TO N LN OF SD SUBD TH N 87-40-54 E 624.96 FT TO BEG
LESS N 100 FT OF W 267.96 FT THOF LESS C/M RGTS AKA POR PARCEL A KCSP 175040 REC AF 4 7503280518
1123059092 = N 100 FT Of E 267.96 FT OF W 297.96 FT OF SW 1/4 OF NW 1/4 OF SW 1/4 LESS C/M RGTS AKA POR PARCEL A KCSP
175040 REC AF #17503280518
I, (Print Name/s)
Washington th {pile
representati act f r a
Of
STATE OF WASHINGTON )
AFFIDAVIT OF OWNERSHIP
r —�G VySF "'3 � , declare under penalty of perjury under the laws of the State of
one) the current owner of the property involved in this application or the authorized
n (please attach proof of authorization) and that the foregoing statements and answers herein
itha in all respects true and correct to the best of my knowledge and belief.
Date Signature of Owner/Representative Date
) SS
COUNTY OF KING }
I certify that I know or have satisfactory evidence that
signed this instrument and acknowledge it to be his/her/their free and voluntary act for the
uses and purpose mentioned in the instrument.
Dated
Notary PVNC
stift of va NI Loon
LWA A DAA0*11
wh AXw*M*W Eq*" *A 27, 20flY a
D:� gpsdes
4 1
Public in and for the State of Washington
Notary (Print): z_
it expires:
- 2 - 03/11
PLANNING DIVISION
WAIV OF SUBMITTAL RE-QU-.--::MENTS.
FOR LAN USE APPLICATIONS
This requirement may be,waived by:
1. Property Services PROJECT NAME:jc2
- - -- --- ----- - ---
2. Public Works Plan Review
3. Building DATE. 2
4. Planning .
H:10EDUafalForms-Templaies\Self--Help HandoutslPlanninglwaivemfsubmittairegs.xls OW09
PLANNING DIVISiON
WAIVER - SUBMITTAL REQUIRE
NTS
This requirement may be waived by:
1. Property Services
2- Public Works Plan Review
3- Building
4, Planning
PROJECT NAME:
DATE: /l f
H:1GED1DatalForms-Te-mplates15elt-Help HandoufsTianninglwalvercfsubmittalregs.xis 06109
PREAPPLICATION MEETING FOR
PLEASANT PATH
650 NILE AVE NE
CITY OF RENTON
Department of Community and Economic Development
Planning Division
PRE12-045
June 28, 2012
Contact Information:
Planner: Vanessa Dolbee
Public Works Reviewer: Arneta Henninger
Fire Prevention Reviewer: Corey Thomas
Building Department Reviewer: Craig Burnell
Phone: 425.430.7314
Phone: 425.430.7298
Phone: 425.430.7024
Phone: 425.430.7290
Please retain this packet throughout the course of your project as a reference.
Consider giving copies of it to any engineers, architects, and contractors who work
on the project. You will need to submit a copy of this packet when you apply for
land use and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the .project manager (planner) to have it pre-
screened before making all of the required copies.
The pre -application meeting is informal and non-binding. The comments provided
on the proposal are based on the codes and policies in effect at the time of review.
The applicant is cautioned that the development regulations are regularly
amended and the proposal will be formally reviewed under the regulations in
effect at the time of project submittal. The information contained in this summary
is subject to modification and/or concurrence by official decision -makers (e.g.,
Hearing Examiner, Planning Director, Development Services Director, Department
of Community and Economic Development Administrator, Public Works
Administrator and City Council).
FIRE & EMERGENCY SERVICES DEPARTMENT ci or
M E M O R A N D U M
DATE: lune 14, 2012
TO: Vanessa Dolbee, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Pleasant Path Preliminary Plat
1. The fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydrant
is required within 300 -feet of the proposed buildings and two hydrants
if the fire flow goes up to 1,500 gpm. There is one existing fire
hydrants within 300 feet of some of the proposed buildings but not all.
A water availability certificate is required from King County Water
District 90.
2. The fire mitigation impact fees are currently applicable at the rate
of $488.00 per single family unit. This fee is pfd prior to recording
the plat. Cawr;+.r up�«:r%- Ho•w�
3. Fire department apparatus access roadways are required to be a
minimum of 20 -feet wide fully paved, with 25 -feet inside and 45 -
feet outside turning radius. Fire access roadways shall be
constructed to support a 30 -ton vehicle with 322 -psi point loading.
Access is required within 150 -feet of all points on the buildings.
Proposed roadway does not meet this requirement. Dead end
streets that exceed 150 -feet in length require an approved
turnaround.
City of,
DEPARTMENT OF COMMUNITY
�1��� ,•
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 26, 2012
TO: Vanessa Dolbee, Planner
FROM: Arneta Henninger, Plan Review 4W
SUBJECT: Utility and Transportation Comments For:
Pleasant Path 14 -Unit Cottage PUD
650 Nile Ave NE
PRE 12-045 Parcel 1123059010
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision -makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above -referenced 14 -unit cottage PUD proposal, located
on the east side of Nile Ave NE in the vicinity of NE 7th PI, all in Sect. 11, Twp 23N Rng 5 E. The project
site is located south of, but not adjacent to, Olympus Villa on NE 7th Pl. The following comments are
based on the pre -application submittal made to the City of Renton by the applicant:
WATER:
• This site is not located in the City of Renton water service boundary; it is located in the Water
District 90 area. A Certificate of Water Availability is required and shall be submitted prior to formal
application.
• This site is not located in the Aquifer Protection Zone.
• The project will need to provide domestic and fire service to serve the proposed development.
• Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000
gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A
minimum of one fire hydrant is required within 300 -feet of the proposed buildings and two hydrants
if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants
being located at street intersections.
• All fire hydrants need to be brought up to current code if not existing.
Pleasant Path PRE 12-045
Page 2 of 2
June 26, 2012
SANITARY SEWER:
• This site is located in the City of Renton sanitary sewer service boundary.
• There is an existing 8" sewer main in NE 6th Pl. See City of Renton sanitary sewer drawing#5-3187�
for details.
• There is an existing 8" sewer main in the parcel south of and adjacent to this parcel. See City of
Renton sanitary sewer drawing #5-3004 for details.
• Plans need to indicate how sanitary sewer will be provided to each unit with an individual sewer
service line. Per code, sanitary sewer needs to extend along the full frontage of the parcel being
developed.
• This proposal is located in the East Renton Special Assessment District (SAD 0002). These fees are
$316.80 per connection and shall be paid at the time a construction permit is issued.
• Sanitary Sewer System Development Fees (SDC) are based on the size of the domestic water meters.
These fees are collected at the time a construction permit is issued.
STREET IMPROVEMENTS:
w
• The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontage
of the parcel being developed.
• The proposed internal street does not meet current standards for either private or public streets-
" -w -T-4 The project cannot be approved with the proposed configuration without access in compliance with
City codes.
• All new electrical, phone, and cable services and lines must be underground. The construction of
these franchise utilities must be inspected and approved by a City of Renton public works inspector
prior to recording the plat.
• Traffic mitigation fees apply.
STORM DRAINAGE:
• There are existing storm drainage facilities in Nile Ave NE. See City of Renton drawing # R3187.
• A conceptual drainage plan and report is required to be submitted with the formal application for
the project. A drainage control plan designed per the King County Surface Water Manual 2009 is
required.
• The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be
handled.
• The Surface Water SDC fees are $1,012 per lot if individually owned or $0.405 per square foot of
new impervious area if lots are not individually owned. These fees are collected at the time a
construction permit is issued.
GENERAL:
• All required utility, drainage, and street improvements will require separate plan submittals,
prepared according to City of Renton drafting standards, by a licensed Civil Engineer.
• All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical Control
Network.
• Permit application must include an itemized cost estimate for these improvements. Half of the fee
must be paid upon application for building and construction permits, and the remainder when the
permits are issued. There will be additional fees for water service related expenses. See Drafting
Standards.
H:\CED\Planning\Current Planning\PREAPP5\12-045.Vanessa\PIan Review Comments PRE 12-045.doc
DEPARTMENT OF COMMUNITY AND
5
ECONOMIC DEVELOPMENT City of
M E M O R A N D U M
DATE: June 28, 2012
TO: Pre -Application File No_ 12-045
FROM: Vanessa Dolbee, Senior Planner
SUBJECT: Pleasant Path PUD — 650 Nile Ave. NE
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and permitting
issues are based on the pre -application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov
Project Proposal: The subject property is located at 650 and 684 Nile Avenue NE. The project
site contains two tax parcels totaling 4.50 acres in area. The pre -application packet indicates
the proposal is to construct an environmentally sensitive cottage community utilizing the
Planned Urban Development (PIED) standards. The community would contain 14 cottage units
and would require wetland fill and re-creation. The proposal includes common parking,
courtyard space and a community building and a trail through the critical areas. Access to the
site would be directly off of Nile Avenue NE, however each unit would be reach via a pedestrian
connection from a common parking area.
Current Use: The property is currently developed an existing single family home and two
accessory structures.
Zoning/Density Requirements: The subject property is zoned Residential - 4 dwelling units per
acre (R-4). There is no minimum density in the R-4 zone and the maximum density is 4.0 du/ac.
The site is also located within the City's Residential Low Density comprehensive land use
designation.
Use: Single Family residential units are allowed within the R-4 zoning designation.
Development Standards: The project would be subject to RMC 4-2-110A, "Development
Standards for Residential Zoning Designations" effective at the time of complete application
(noted as "R-4 standards" herein).
h:\ced\planning\current plan n ing\preapps\12 -045.va nessa\12 -045 (r-4 pleasant path, pud, wetlands).doc
Pleasant Path, PRE12-045
Page 2 of 7
June 28, 2012
Type of Standard
R-4
Minimum Standard
Minimum Density
None
Maximum Density
4 du / net acre
Lot Size
8,000 square feet
Lot Width
70 feet for interior lots.
80 feet for corner lots
Lot Depth
80 feet
Min Front Yard
30 feet
Side Yard
5 feet
Rear Yard
25 feet
Min Side Yard Along -A -Street
20 feet
Lot Coverage
35% or 2,500 SF, whichever is greater.
Impervious Surface
55%
Height
30 feet
Landscaping
On -Site Street
Frontage
10 ft
*Except for walk and driveways. In those cases, 10' of landscaping
shall be required where buildings are not located.
Tree Retention
30 % of significant trees
Parking — Each lot is required to accommodate off street parking for a minimum of two vehicles.
See additional parking layout requirements below under the PUD review criteria.
Planned Urban Develo ment
There are two principal purposes of the planned urban development regulations. First, it is to
preserve and protect natural features of the land. Second, it is to encourage innovation and
creativity in the development of residential, business, manufacturing, or mixed use
developments by permitting a variety in the type, design, and arrangement of structures and
improvements.
Planned Urban Development Standards
RMC 4-9-150 states that in approving a planned urban development, the City may modify any of
the standards of chapters 4-2, 4-4, and 4-7 RMC and RMC 4-6-060, except as listed in subsection
B3 of this Section (i.e. uses, density, and procedures). All modifications including but not
limited to lot sire and setbacks will be considered simultaneously as part of the planned urban
development.
h:\ced\planning\current plan ning\preapps\1Z-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc
Pleasant Path, PRE12-045
Page 3 of 7
June 28, 2012
Zoning/Density Requirements — RMC 4-9-15OB_3 states that the number of dwellings units shall
not exceed the density allowances of the applicable base or overlay zone or bonus criteria in
chapter 4=2 or 4-9 RMC_ The subject property is zoned R-4 with a maximum density of 4 du/ac.
The area of public and private streets and critical areas would be deducted from the gross site
area to determine the "net" site area prior to calculating density. Since the area of public
and/or private streets on site was not provided with the pre -application materials, the density
cannot be calculated. This information must be provided with a formal land use application.
Common Open Space — Open space shall be concentrated in large usable areas and may be
designed to provide either active or passive recreation.
1_ Open space must be at least 10 percent of the development site's gross land area. Open
space may include, but is not limited to the following:
✓" a. A trail that allows opportunity for passive recreation within a critical area buffer
(only the square footage of the trial shall be included in the open space area
calculation, or
b. A sidewalk and its associated landscape strip, when abutting the edge of a
critical area buffer and when a part of a new public or private road, or
c. A similar proposal as approved by the reviewing official.
v' 2. Additionally, a minimum area equal to fifty square feet per unit of common space or
recreation area shall be provided in a concentrated space.
3. Stormwater facilities may be incorporated with the open space, common spate, or
recreation area on a case-by-case basis if the Reviewing Official finds:
a. The stormwater facility utilizes the techniques and landscape requirements set
forth in The Integrated Pond, King County Water and Land Resources Division,
or an equivalent manual; or
b_ The surface water feature serves areas outside of the planned urban
development and is appropriate in size and creates a benefit.
Private Open Space — Each residential unit in a planned urban development shall have usable
private open space (in addition to parking) for the exclusive use of the occupants of that unit.
The private open space shall be well demarcated and at least 15 feet in every dimension. Decks
on upper floors can substitute for the required private open space. For dwelling units which are
exclusively upper story units, there shall be deck areas totaling at least 60 square feet in size
with no dimension less than 5 feet.
PUD Decision Criteria
The City may approve a planned urban development only if it finds that the following
requirements are met.
Demonstration of Compliance and Superiority Required — Applicants must demonstrate that a
proposed development is in compliance with the purposes of the Planned Urban Development
and with the Comprehensive Plan. The proposed development shall be superior to that which
would result without a planned urban development and that the development will not be
unduly detrimental to surrounding properties.
h:\ced\planning\current planning\preapps\12-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc
Pleasant Path, PRE12-045
Page 4 of 7
June 28, 2012
Public Benefit — In addition, applicants shall demonstrate that a proposed development will
provide identified benefits that clearly outweigh any adverse impacts or undesirable effects of
the proposed planned urban development, particularly those adverse and undesirable impacts
to surrounding properties, and that the proposed development will provide one or more of the
following benefits than would result from the development of the subject site without the
proposed planned urban development:
1. Critical Areas: Protects critical areas that would not be protected otherwise to the same
degree as without a planned urban development; or
2_ Natural Features: Preserves, enhances, or rehabilitates natural features of the subject
property, such as significant woodlands, native vegetation, topography, or noncritical
area wildlife habitats, not otherwise required by other City regulations; or
3. Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development; or
4. use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy
resources, low impact development techniques, etc.; or
S. Overall Design: Provides a planned urban development design that is superior to the
design that would result from development of the subject property without a planned
urban development. A superior design may include the following:
a. Open Space/Recreation:
i. Provides increased open space or recreational facilities beyond standard
code requirements and considered equivalent to features that would
offset park mitigation fees in Resolution 3082; and
ii. Provides a quality environment through either passive or active
recreation facilities and attractive common areas, including accessibility
to buildings from parking areas and public walkways; or
b. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
c. Landscaping/Screening Provides superior landscaping, buffering, or screening in
or around the proposed planned urban development; or
d. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
e. Alleys: Provides alleys for any proposed single family detached, semi -attached, or
townhouse units.
Additional Review Criteria — A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria:
1. Building and Site Design:
a. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
lower density/intensity zones. Materials shall reduce the potential for light and
glare.
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Pleasant Path, PRE12-045
Page 5 of 7
June 28, 2012
b. Interior Design: Promotes a coordinated site and building design. Buildings in
groups should be related by coordinated materials and roof styles, but contrast
should be provided throughout a site by the use of varied materials, architectural
detailing, building orientation or housing type; e.g., single family, detached,
attached, townhouses, etc.
2. Circulation:
a. Provides sufficient streets and pedestrian facilities. The planned urban
development shall have sufficient pedestrian and vehicle access commensurate
with the location, size and density of the proposed development. All public and
private streets shall accommodate emergency vehicle access and the traffic
demand created by the development as documented in a traffic and circulation
report approved by the City. Vehicle access shall not be unduly detrimental to
adjacent areas.
b. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning
patterns, and minimization of steep gradients.
c. Provision of a system of walkways which tie residential areas to recreational
areas, transit, public walkways, schools, and commercial activities.
d. Provides safe, efficient access for emergency vehicles.
3. Infrastructure and Services: Provides utility services, emergency services, and other
improvements, existing and proposed, which are sufficient to serve the development.
4. Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
5. Privacy and Building Separation: Provides internal privacy between dwelling units, and
external privacy for adjacent dwelling units. Each residential or mixed use development
shall provide visual and acoustical privacy for dwelling units and surrounding properties.
Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the
protection and aesthetic enhancement of the property, the privacy of site occupants
and surrounding properties, and for screening of storage, mechanical or other
appropriate areas, and for the reduction of noise. Windows are placed at such a height
or location or screened to provide sufficient privacy. Sufficient light and air are provided
to each dwelling unit.
G. Building Orientation: Provides buildings oriented to enhance views from within the site
by taking advantage of topography, building location and style.
7. Parking Area Design: Provides parking areas that are complemented by landscaping and
not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
8. Phasing: Each phase of the proposed development contains the required parking spaces,
open space, recreation spaces, landscaping and utilities necessary for creating and
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Pleasant Path, PRE12-045
Page 6 of 7
June 28, 2012
sustaining a desirable and stable environment, so that each phase, together with
previous phases, can stand alone.
Significant Tree Retention: A tree inventory and a tree retention plan along with a tree
retention worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 30 percent of significant trees, and indicate how
proposed building footprints would be sited to accommodate preservation of 6 -inch caliper (at
chest height) trees that would be retained. If the trees cannot be retained, they may be replaced
with minimum 2 inch caliper trees at a rate of six to one. Trees planted to meet landscaping
requirements count toward the tree replacement ratio.
Critical Areas
Critical areas have been identified on the subject property. The site contains wetlands. As
noted above, regulated wetland areas will need to be deducted from the gross property area for
the purpose of calculating density.
6A IT I
The applicant will be required to submit, as part of a formal land use application a wetland
report delineating and classifying the wetland on site. As a part of the application materials
�s�cew.tirT�•'►� the applicant has proposed to fill a portion of the wetland an site and balance the fill with
f:v d~ -f a^ i L. recreation on the east end of the property. As proposed there would he impacts to the
wetland and buffer, therefore a mitigation plan should also be submitted. City staff may
require secondary review of the wetland and mitigation plan, at the expense of the applicant.
Additionally, a trail is proposed to be developed through the wetland and around the site. A
Critical Areas Exemption would be required for the trail area located in the wetland and the
buffer of the wetland.
Environmental Review
The proposed project would be subject to Washington State Environmental Policy Act (SEPA)
review due to the number of proposed units and the presence of critical areas. Therefore, an
environmental checklist is a submittal requirement. An environmental determination will be
made by the Renton Environmental Review Committee. This determination is subject to appeal
by either the project proponent, by a citizen of the community, or another entity having
standing for an appeal.
Permit Requirements
irl Com► „1�-TThe project would require Preliminary Approval of a Planned Urban Development, a
pPreliminary Plat and Environmental (SEPA) Review. The project may also require a Critical
��. 1p,*V1reo Exemption.
A Preliminary Planned Urban development may be considered simultaneously with any other
land use permit required for a proposal, including environmental review, preliminary plat, and
critical area exemption. Where merged, the review criteria for all of the applications shall be
considered simultaneously with the planned urban development criteria.
With concurrent review of these applications, the process would take an estimated time frame
of 12 weeks. After the required notification period, the Environmental Review Committee would
issue a Threshold Determination for the project. When the required two-week appeal period is
completed, the project would go before the City's Hearing Examiner for a decision. The Hearing
Examiner's decision would be subject to two-week appeal periods.
h:\ced\planning\current planning\preapps\12-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc
Pleasant Path, PRE12-045
Page 7 of 7
June 28, 2012
The application fees include the following:
• Preliminary Planned Urban Development - $2,000.00
• Preliminary Plat - $4,000.00
+ Environmental 'SEPA' Review - $1,000.00
• Critical Area Exemption — No Charge
+ Final Planned Urban Development $1,000.00
*Note: all land use permits have an additional 3 percent Technology Surcharge Fee.
Once Preliminary Planned Urban Development approval is obtained, the applicant must
complete the required improvements and dedications, as well as satisfy any conditions of the
preliminary approval before submitting for Final PUD review. The developer shall, within 2 years
of the effective date of action by the Hearing Examiner to approve the preliminary plan, submit
to the Planning Division a final development plan showing the ultimate design and specific
details of the proposed planned urban development or the final phase or phases thereof. Upon
application by the developer, the Hearing Examiner may grant an extension of the approved
preliminary plan for a maximum of 12 months
The Final PUD is an administrative review process with an estimated time frame of 6 weeks.
Building permit applications are required to be submitted within 6 months of Final PUD
approval. Additionally, the developer shall complete the approved planned urban development
or any phase thereof included in the approved final plan within 2 years from the date of the
decision.
Other Fees
In addition to the applicable building and construction permit fees, the following mitigation fees
would be required prior to the recording of the plat (the project will be credited for the existing
home).
• A Transportation Mitigation Fee based on $75.00 per each new average daily trip
attributable to the project; and,
• A Parks Mitigation Fee based on $530.76 per new single family lot payable prior to P,r
recording;
• A Fire Mitigation Fee based on $488.00 per new single-family lot payable prior to
recording; and,
1.4- 5.A�.ro.ve
• A li.6 t School District Impact Fee based on =er each new single-family
residence payable prior to issuance of building permits. & - Kv*tv'�,
A handout listing all of the City's Development related fees in attached for your review.
h:\ced\planning\current planning\preapps\12-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc
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DENSITY
WORKSHEET
City of Renton Planning Division
1055 South Grady Way -Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. 197,762 square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets"
Private access easements"
Critical Areas'
Total excluded area:
3. Subtract line 2 from line 1 for net area
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned
6. Divide line 5 by line 4 for net density,
square feet
11,761 square feet
30,927 square feet
2. 42,688 square feet
3. 155,074 square feet
4_ _3.56 acres
5_ 14 units/lots
6. _3.9 dwelling units/acre
*Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deductedlexcluded.
** Alleys (public or private) do not have to be excluded.
D:l_gpsdesigns112-PleasantNthlppud113_PP density_ 12_0410.doe - i - 03108
W cM or Renton W
TREE RETENTION
WORKSHEET
1. Total number of trees over 6" in diameter' on project site: 1. 22 trees
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2 trees
Trees in proposed public streets trees
Trees in proposed private access easements/tracts trees
Trees in critical areas3 and buffers 4 trees
Total number of excluded trees:
3. Subtract line 2 from line 1:
2. 4 trees
3. 18 trees
4. Next, to determine the number of trees that must be retained4, multiply line 3 by:
0.3 in zones RC, R-1, R-4, or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. 6 trees
5_ List the number of 6" or larger trees that you are proposing5 to retain 4:
5. 18 trees
6. Subtract line 5 from line 4 for trees to be replaced: 6. -12 trees
(If line 6 is less than zero, stop here. No replacement trees are required).
7. Multiply line 6 by 12" for number of required replacement inches:
7_ inches
8. Proposed size of trees to meet additional planting requirement:
(Minimum 2" caliper trees required) 8. Inches
per tree
9. Divide line 7 by line 8 for number of replacement trees6:
(if remainder is .5 or greater, round up to the next whole number)
9. trees
Measured at chest height.
z. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or
certified arborist, and approved by the City.
' Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of
the Renton Municipal Code (RMC).
4_ Count only those trees to be retained outside of critical areas and buffers.
The City may require modification of the tree retention plan to ensure retention of the maximum number of
trees per RMC 4-4-1301i7a
6. Inches of street trees, inches of trees added to critical areaslbuffers, and inches of trees retained on site that
are less than 6" but are greater than 2" can be used to meet the tree replacement requirement.
D:l_gpsdesignsll2-PlcasantPathlppud119_PP_TTeeRetention Worksheet_ 12_0910.doc 12108
i
PROJECT NARRATIVE
Pleasant Path Cottages
650 Nile Avenue
Renton WA 98059
Project name, size and location of site
14 unit Pleasant Path Cottage project is the development of 4.5 acres near the corner of Nile Avenue and
Northeast 6th Street in Renton.
Land use permits required for proposed project
Preliminary PUD, Environmental Review, Preliminary Plat
Zoning designation of the site and adjacent properties
Land currently zoned R-4, low density residential, properties at full perimeter also are zoned R-4.
Current use of the site and any existing improvements
Land currently is used as single family with aging improvements. existing gravel access drive off of Nile
Avenue.
Special site features (i.e. wetlands, water bodies, steep slopes)
Approximately 314 of an Acre of the site is classified as wetlands, this divides the property roughly in half
isolating access to the rear portion of the property
Statement addressing soil type and drainage conditions
The King County Soil Survey shows the site containing Alderwood gravelly, sandy loam (AgC).
Proposed use of the property and scope of the proposed development
Current planning includes 14 single family homes with 28 total parking spaces, and including a small
community facility. Waif of parking spaces would be located within three separate garage structures_
a public accessed pathway and boardwalk will provide a trail across the wetlands and around the site.
For plats indicate the proposed number, net density and range of sizes (net lot area) of
the new lots.
14 Lots, approximately 3,400s.f., with a total Net Acreage for the site of 3.71 AC, net density of 3.9
units/Acre
Access
The main access to the new project will be a looped road off of Nile Avenue_
Proposed off-site improvements (i.e. installation of sidewalks, hydrants, sewer main, etc.)
As part of this project we will be improving the frontage along dile Avenue in coordination with the public
works plan for street and utility improvements.
i
Total estimated construction cost and estimated fair market value of the proposed project
Estimated Construction Cost for the project is $4.8 mil, with currently anticipated market value of the
project estimated at $6.2 mil.
Estimated quantities and type of materials involved if any fill or excavation is proposed
there will be an overall cut of 1700 CY and fill of 700CY, netting 1000CY taken offsite to a city approved
location.
Number, type and size of any trees to be removed
22 significant trees on site with an estimated 6 significant trees will be removed.
8" Pine, 12" Pine, 14" Catalpa, 18" Catalpa, 12" Alder, 18" Alder
Explanation of any land to be dedicated to the City
There are no plans for any dedication of land to the City.
Any proposed job shacks, sales trailers, and/or model homes
We will have a job shack on site for the first portion of site construction. When the site improvements are
complete and a model home is in place, the job trailer will be removed.
Any proposed modifications being requested (include written justification)
While the density of our project is appropriate to the site, the presence and location of the wetland
requires us to request modification from the R-4 lot size standards. We are asking for the following
modifications to put this land to its highest, best use appropriate to its zoning.
Additional impacts and improvements
Typical grading will take place on the western side of the property. A public access boardwalk will cross
the wetlands and access the open space at the eastern side of the property.
standard
proposed
min density
none
none
max density
4 du/Ac
4 du/Ac
lot size
8,000sf
2,500sf
check
lot width
70' int 180' corn
30'
check
lot depth
80'
60'
check
min front yd
30'
15'
check
side yard
5'
5'
check
rear yard
25'
20'
check
lot coverage
35% or 2,500
35% or 2,500
check
impervious
55%
55%
check
height
30'
30'
check
landscaping
on-site frontage
10'
5'
check
tree retention
30%
30%
Additional impacts and improvements
Typical grading will take place on the western side of the property. A public access boardwalk will cross
the wetlands and access the open space at the eastern side of the property.
Additional impacts and improvements (cont.)
The buffer averaging we're using will take the building lots up to 25' from the wetland. each building site
has an additional minimum setback requirement of an additional 5'. this creates a 30' MINIMUM offset
between any potential construction and the wetland area.
Pleasant Path Cottages
650 Nile Avenue
Renton WA 98059
8. Statement of Project Compliance
1. Demonstration of Compliance and Superiority Required:
The Pleasant Path Cottages, proposed Planned Unit Development, has been assembled
in response to the intent of the Renton Comprehensive Plan, with respect to the existing
Natural Conditions. The proposed 14 lot Pleasant Path Cottage project is the
development of 4.54 acres of land currently zoned R-4, on Nile Ave north of NE 4th
street. The project design is consistent with the scale and density of adjacent
properties, and will add high quality homes in quality environments to the
neighborhood. The natural conditions of this site isolate the eastern 1/3rd of the
property and render the overall . Without this PUD the owner would only be able to fit
approximately 8-10 lots on a parcel where he is allowed 14 by right of the net density.
The property currently has an approved preliminary plat which utilizes a wetland
crossing. The owner has decided to increase the number of lots by pursuing a cottage
type of community and eliminating the access to the eastern, isolated portion of the
site.
2. Public Benefit Required:
a. Critical Areas:
A small portion of the existing wetland buffer will be impacted and additional wetland
will be created. this proposal retains the natural condition of the eastern portion of the
site.
b. Natural Features:
Development as we have proposed it retains the majority of significant trees on site.
c. Public Facilities:
While this is a small project, it's development will trigger frontage improvements along
Nile Avenue.
d. Overall Design:
1. Open Space/ Recreation:
The proposed design clusters the development on the western portion of the property,
retaining the open space to the east and the existing wetland.
ii. Circulation/Screening:
The proposed site provides a nature path/boardwalk that crosses through the wetland
to the open space at the east.
iii. Landscaping/Screening:
The development will see the integration of rain gardens throughout the developed
portion of the site and the enhancement of the naturals areas including removal of
areas of invasive species and enhancement of areas with native species.
iv. Site and Building Design:
The homes are clustered along a loop road accessed off of !Vile Avenue. the homes will
be built per the proposed architectural guidelines. The homes will be served by
detached garage structures that allow the homes to be more pedestrian in character.
each home will have a large front porch and will be sited close to the pedestrian path or
sidewalk to encourage community interaction.
v. Alleys:
There is a single short alley that serves to access garage spaces.
3. Additional Review Criteria:
a. Building and Site Design:
L Perimeter:
The homes will be designed in a traditional manner with a focus on human scale and
orientation that helps strengthen the community bond.
Ill. Interior Design:
As these are private homes, the interiors will be individually controlled.
b. Circulation:
This community provides a loop road for ease of access for emergency vehicles. we are
working on the street design to encourage a very slow traffic pattern within the site.
c. Infrastructure and Services:
In developing this property we will extend water lines for additional fire hydrants per
city requirements. All other utilities needed are located at or directly adjacent to the
property and will be extended onsite as needed.
d. Clusters or Building Groups and Open Space:
The homes have all been clustered to the western portion of the site to retain the
wetland and open space to the west.
e. Privacy and Building Separation:
While these homes have very small side yard separations, the front porch is oriented to
encourage community interaction, but the rear porches and private yards help to
provide privacy.
f. Building Orientation:
All homes are oriented to strengthen the sense of community toward the interior of the
project. They also therefore offer rear private areas, some of which focus on the natural
wetland area.
g. Parking Area Design:
i. Design:
Half of the parking is proposed to fall within three separate structures. The garages will
be designed to be complimentary to the architecture and will be screened with the use
of vegetation, including vine ladders.
i
ii. Adequacy:
Parking is being provided per zone requirements. It is our experience that the proposed
number of spaces is in line with the typical demand for a project of this type.
h. Phasing:
There is no phasing planned for this project.
variations sought within the R4 zoning district
standard
proposed
min density
none
none
max density
4 du/Ac
4 du/Ac
lot size
8,000sf
2,500sf
check
lot width
70' int! 80' corn
30'
check
lot depth
80'
60'
check
min front yd
30'
15'
check
side yard
5'
5'
check
rear yard
25'
20'
check
lot coverage
35% or 2,500
35% or 2,500
check
impervious
55%
55%
check
height
30'
30'
check
landscaping
on-site frontage
10'
5'
check
tree retention
30%
30%
Pleasant Path Design Guidelines
Architectural design
These standards and guidelines describe the desired architectural features such as type of
exterior materials, front porch requirements, arrangement and design of windows, placemenf of
garages, etc. They also address location, orientation and relationships of buildings; pedestrian
circulation and safety; and character and qualities of landscaping.
These guidelines are established to ensure that the design concepts and aesthetic standards
established for the benefit of all residents will be maintained. The guidelines are to preserve the
curb appeal of the homes.
As an overriding principal, Single-family residential projects should incorporate:
• High quality architectural design;
• Innovative use of resource conserving material;
• Sound construction methods;
• Green building techniques including reuse and recycling of materials for remodels;
and
• Universal design principles.
General Massing
Every single family dwelling in Pleasant Path shall contain a minimum of two thousand square
feet (2,000 SF) of heated Floor area. Unconditioned spaces such as porches, storage areas,
decks and patios do not count toward the minimum square footage requirement.
Every single family dwelling in Pleasant Path shall contain a maximum of three thousand, two
hundred square feet (3,200 SF) of heated floor area.
Units must incorporate a method of facade modulation at a minimum of 2' in depth. A variety
of complimentary Northwest styles is encourage with the architectural design, but at no time
should the community have any less than three separate floor plan models_ A single plan may
be used if the front elevation and roof style offer sufficient variation as to not appear as a
modified copy and provides for a minimum of three (3) distinctly unique home styles.
The use of porches, verandas, courtyards, patios and/or outdoor living and circulation are
required. Such projections must be designed as integral elements of the building using
compatible forms and materials. Vinyl and aluminum covered porches are not permitted. All
roof projections, including chimneys, flues, vents and other equipment must be grouped and
concealed in chimney -like structures compatible in height with the structure from which they
project. Wood chimney chases are not permitted.
Windows and Doors must cumulatively make up a minimum of 30% of the street facing fogade
area.
Page 1 of 6
Entries and Porches
porches are integral
element to street
facade and must be
sized for practical use.
Covered porches must be a minimum of 5' in depth, a minimum of 12" from grade and covering
a minimum of 75% of the front of the home on the first floor, are required in Pleasant Path to
create an elegant arrival sequence and perspective from the public street to the front of the
house. Columns, handrails, exterior trim, cornices, window detailing, exterior lighting fixtures, front
door and surround and other architectural elements must be well incorporated into the
dwelling. Columns on front porches should be a minimum of 10" in diameter with appropriate
base and cap detailing. Columns or pilasters, either complete or engaged (where one part of
its surface is in contact with a wall plane), and in the wall plane, should occur at a change in
wall plane, or at a corner of the dwelling.
Exterior Materials
the building material
should be appropriate
to the style, but also
must be quality and
low maintenance
Pleasant Path is intended to be a compatible blend of architectural styles with a Northwest
traditional flavor. suggested exterior materials include painted cement fiberboard, brick
masonry, plaster/stucco, and cast stone lintels or features. Other materials will be considered if
appropriate for the proposed architectural style. Vinyl siding, vinyl soffits, vinyl window shutters,
Page 2 of 6
painted concrete masonry units, exterior insulation finish system (EIFS) or imitation brick products
such as brick file will not be allowed.
Wall decorations, shutters, bay windows, flower boxes, balconies, and other wall appurtenances
shall be simple, functional and well integrated with the total design.
Brick, stone, and other types of masonry or masonry veneer shall be detailed as masonry bearing
walls, especially at openings. Proper masonry detailing allows the building to be more pleasing
to the eye because masonry openings and corners appear to be structurally supported.
Stone and brick used on exterior walls shall not terminate at exterior corners.
Openings in a brick or stone facade shall have a stone lintel, a stone or brick arch, or a brick
soldier course. Window and door openings shall be classified as masonry openings.
A vertical change of materials from stone or brick to another material shall occur at an interior
corner or shall not occur within four (4) feet of an exterior corner.
Horizontal changes of material from brick or stone to another material shall include a stone cap
or a brick sill; the cap or sill shall project from the face of the building.
If the horizontal change occurs with non -masonry siding material it shall be executed with the
use of a Band, band course, band molding, belly band, belf course, or similar horizontal element
of relatively slight projection and minimum 8" face marking a division in the wall plane and
adding architectural interest to a fapade or elevation.
Roofs
roofs are a blend within
the community but should
remain complimentary
throughout pleasant path.
Roofs shall be carefully designed in color, material and shape so they help to integrate the
structure with the landscape. The goal is to select roofing materials that are dark in color so that
the roof recedes into the landscape. Roofing materials shall be non -reflective and fire retardant;
Architectural series composition fiberglass shingles, painted standing seam metal roofs, natural
or manmade slate are acceptable roof materials. Roof eaves of at least twelve inches (12") with
a fascia depth of at least five inches (Y) must be provided_ A variation in roof styles, and roof
orientation, is encouraged based on the selected architectural styles of the homes but must
maintain a minimum roof pitch of 6:12 and a maximum pitch of 16:12. Gable ends of roofs must
incorporate architectural details such as a window, decorative vent, decorated verge boards,
trusses, false beams, corbels, brackets, or other decorative elements.
Roof appurtenances shall be integral parts of the architecture of the building. Dormers and
skylights create interest and add interior light, but they shall integrate with the overall exterior
design. Dormers generally shall be gable, shed, hop or derivative types.
Page 3 of 6
Diverters, gutters, downspouts and similar accessories, if used, shall be designed within the total
roof shape_
Exterior Colors
The exterior colors and materials should blend together to create an attractive and harmonious
result. Trim colors should complement the exterior wall color, and the use of a traditional color
palette is encouraged. A minimum of six (6) paint palettes are required throughout the
community and at no time should the same color palette be used on adjacent homes or homes
directly facing one another. hoof vents, skylight housings, plumbing vents, etc. should be
located so as not to be visible from the street and painted to match the adjacent roof color.
i
f
Windows and Doors
windows hold a high
level of importance
and should he
appropriate to the
style of homes.
Windows should utilize insulated glass. Removable exterior
storm windows are not acceptable. Mutton patterns on doors,
windows, transoms and sidelights should be compatible and window style and mutton pattern
should be consistent on all elevations.
Shutters, if provided, must be proportional to the window, operable and have appropriate
exterior hardware. The design, materials and style of the front door should enhance the
architecture of the home. All windows and doors must have soldier course brick lintels (not
running bond), decorative crown molding, precast lintels or other appropriate trim treatment.
Glass may be coated or tinted to control solar heat, but reflective mirrored appearance is not
permitted. Window trim or surround (casing) at least three and one-half inches (3.5") wide that
completely surrounds the window, either with or without a sill beneath the window.
The exterior finishes of windows and doors shall be of wood, anodized finish, fiberglass or vinyl.
Window frame and sash should provide sufficient detail to match architectural style of home,
regardless of material.
Rear Porches and Decks
Rear patios and decks should be designed with substantial and proportional railings decking,
joists and support columns. The size and configuration of the porch or deck should be
architecturally compatible with the dwelling. Single level deck support columns, if visible, should
Page 4 of 6
be a minimum of 12" x 12" if masonry, or 6"x 6" treated wood. Unusable. Handrails, balusters and
columns should be stained or painted to match the trim color of the house if treated wood.
Wrought iron or decorative metal railing may be used if compatible with the architectural style
of the dwelling.
HVAC Equipment
Air conditioning and heating equipment must be located in the side yard or rear yard of a lot
and be visually screened from view from the public street. Screening should extend from existing
grade to the top of the equipment. Acceptable screening materials include brick masonry,
painted wood lattice or evergreen plant materials
Satellite Dishes, Antennas, Solar Panels
Permanent equipment attachments of any kind or character (including but not limited to
television or radio antennas, satellite or microwave dishes, solar energy related systems, water
heating equipment or other similar equipment) to the roof or exterior walls of any dwelling or
placed on any lot are subject to Architectural Design approval of the device and the location.
Overhead or exterior wiring on exposed exterior surfaces is discouraged. Any such attachments
shall be located or positioned so as to minimize visibility from the public street.
Homeowners who install satellite dishes are encouraged to select colors that will blend into the
background against which it is mounted.
Homeowners must accept responsibility if their placement of a satellite dish involves a safety
issue.
Mailboxes and House Numbers
Cluster mail boxes will be located in the open space in Pleasant Path and mailbox maintenance
will be the responsibility of the Pleasant Path Property Owners Association.
House numbers identifying a dwelling must be four inches (4") or smaller and applied in a
location adjacent to the front door.
Exterior Lighting
Exterior lighting such as decorative wall sconces, eve mounted spotlights, landscape lighting,
etc. are acceptable if positioned so as not to create glare or excessive spill over onto an
adjacent lot. Lot owners are encouraged to significantly reduce exterior lighting levels after
12:00 am.
Lighting in parking areas shall use shielded low pressure sodium (LPS) lamps, have a height of 20
feet or less and shall not be visible from any point outside the developed footprint. The lighting
shall be positioned and shielded such that the point source of light or any reflective surface of
the light fixtures is not visible outside of the developed area. The light emanating from such
fixtures may not directly or indirectly illuminate the area outside of the developed footprint.
Car and other vehicle parking areas shall be designed or positioned such that vehicular
headlights do not cast light outside the developed footprint. Native dune vegetation, and/or
other ground -level barriers may be used to meet this objective.
Minimal temporary lighting during construction should only be used for security and safety. The
lights should be completely shielded and low -mounted. Low pressure sodium lights or low
wattage yellow "bug" type bulbs (480 lumens or less) shall be used. The lights should not directly
or indirectly illuminate any area outside the construction site.
Page 5 of 6
Landscaping
Landscaping shall be required on each lot within Pleasant Path and must be designed to
enhance the residence as well as the adjacent property. The Architectural Review Committee
has the authority to approve, modify or disapprove specific landscape plans for individual lots
and HOA common areas. A detailed landscape plan indicating plant materials and sizes,
structures, driveways, planting beds, fences, decks and other site features shall be required with
Final Submittal for review and approval. All approved landscaping elements must be installed
prior to occupancy unless specific variances are approved based on seasonal constraints_
Specific Lot landscape minimums are as follows:
a) All lawn areas are to be sod.
b) All lot areas are to be irrigated utilizing public water. Private wells or access to the HOA
common area ponds for individual lot irrigation is not permitted.
c) Foundation plantings are required of the perimeter of all structures.
d) All planting beds and natural areas to remain must be mulched, preferably with hazelnut
shells.
e) A minimum of two trees (3" minimum caliper) must be installed in the front yard of each lot.
f) The Property Owners Association will maintain the grass, irrigation and public street trees
between the sidewalk and the back of curb adjacent to each lot. The Lot Owner will be
responsible for all re -grading, re -sodding, free replacement and irrigation repairs necessitated by
construction activities on his lot.
Domestic Refuse
At least one (1) trash container must be located at all times inside each private garage for all
domestic refuse. The trash container shall be emptied regularly and its contents properly
disposed of.
Outbuildings
The design of the separate garage parking structures must be consistent with the main homes.
Garage doors shall be of a carriage style design with appropriate hardware. These will be
decorative or "architectural" garage door with or without windows, and including patterning
relief at least five-eighths inch (518") deep over the door(s) surface, excepting the window area
if windows are present.
Any Gazebos or cabanas shall be detailed similar to the porches of the main homes with equal
materials.
Page 6 of 6
Construction Mitigation Description
Pleasant Path Cottages
650 Nile Avenue
Renton WA 98059
Our preliminary schedule for this project is to start in May or June of 2013. We expect construction will
last approximately 12 months utilizing city standard hours and days for new residential construction. At
this time we are not requesting any special consideration for longer work hours.
The construction access to the new project will utilize Nile Avenue. At the exit we will be providing a
hose down area to minimize transporting mud and dirt onto Nile Ave.
The current site design indicates minimal cut. Haul of materials will be along major developed roads and
will be to a city approved site to be determined at permit review. During dry periods the site will be
sprayed to minimize the effects of dust on surrounding properties. Traffic will be controlled with the
use of signs notifying construction activity and through flaggers when heavy equipment needs to be
present in the Right of Way for extended periods of time. It is not expected that this will happen as all
loading and storage is expected to be handled on-site.
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Planning Division
1.055 South Grady Way -Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
The State Environmental Policy Act (SEPA), Chapter 43.210 RCW, requires all goverrtmeptal
agencies to consider the environmental impacts of a proposal before making decisions. An
Environmental Impact Statement (EIS) must be prepared for all proposals with probable
significant adverse impacts on the quality of the environment. The purpose of this checklist is
to provide information to help you and the agency identify impacts from your proposal (and to
reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide
whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of
your proposal are significant, requiring preparation of an EIS. Answer the questions briefly,
with the most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In
most cases, you should be able to answer the questions from your own observations or project
plans without the need to hire experts. If you really do not know the answer, or if a question
does not apply to your proposal, write "do not know" or "does not apply". Complete answers
to the questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. if you have problems, the governmental
agencies can assist you.
The checklist questions apply to all parts of your proposal, evert if you pian to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining if there may be significant adverse impact.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
Complete this checklist for nonproject proposals, even though questions may be answered
"does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT
ACTIONS (part D).
For nonproject actions (actions involving decisions on policies, plans and programs), the
references in the checklist to the words "project," "applicant," and "property or site" should be
read as "proposal," "proposer," and "affected geographic area," respectively.
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A. BACKGROUND
1. Name of proposed project, if applicable:
Pleasant Path Cottages
2. Name of applicant:
Gregory Sparhawk
3. Address and phone number of applicant and contact person:
GPS Designs, 634 9th ave, Kirkland, WA 98033
4. Date checklist prepared:
September 9 2012
5. Agency requesting checklist:
City of Renton, Planning
6. Proposed tinning or schedule (including phasing, if applicable):
Construction Spring 2013 through Spring 2014
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
No
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
a wetland mitigation report has been done
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.
None
10. List any governmental approvals or permits that will be needed for your proposal, if
known.
Final Plat and Building Permits
11. Give brief, complete description of your proposal, including the proposed uses and the
size of the project and site.
We wish to build a 14 unit cottage community on this property. These will be 2 story single
family homes built to meet the design guidelines provided with this PPUD. each unit will be
provided with 2 parking spaces. This community will also be provided with a small community
building and an on-site trail and boardwalk.
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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 sites). 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.
Property is used as a single family parcel located at 650 Nile Ave in Renton.
Parcel Numbers 1123059010 & 1123059092
Legal Descriptions
1123059010 = POR OF SW 1/4 OF NW 1/4 OF SW 1/4 DAF BEG AT NE COR OF SD SUED TH S 00-
16-11 W 329.77 FT TH N 87-54-24 W 525.15 FT TO E LN OF W 130 FT OF SD SW 1/4 TH N 00-17-
36 E 87.84 FT TO N LN OF S 414 FT OF SD SUBD TH N 87-54-24 W 100.03 FT TO E LN OF W 30 FT
OF SD SW 1/4 TH N 00-17-36 E 244.5 FT TO N LN OF SD SUBD TH N 87-40-54 E 624.96 FT TO
BEG LESS N 100 FT OF W 267.96 FT THOF LESS CIM RGTS AKA PDR PARCEL A KCSP 175040 REC
AF # 7503280518
1123059092 = N 100 FT OF E 267.96 FT OF W 297.96 FT OF SW 1/4 OF NW 1/4 OF SW 1/4 LESS
CIM RGTS AKA POR PARCEL A KCSP 175040 RECAF #+7503280518
B. ENVIRONMENTAL ELEMENTS
EARTH
a. General description of the site (circle one); flat, rolling, hilly, steely slopes,
mountainous, other
Building site is gently sloped toward Nile Avenue, wetlands cross the center of the site adjoining
to existing wetlands to the parcel to the south.
b. What is the steepest slope on the site (approximate percent slope?)
no steep slopes are present
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.
The King County Soil Survey shows the site containing Alderwood gravelly, sandy loam (AgQ.
No
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
1,700 c. y. of cut is expected, 700 c. y. of fill will be utilized, cut to go to city approved site.
Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
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While there is little concern of erosion on such a flat site, we will be taking precautions during
construction with fencing, as well as carrying out excavation and foundation work during the dry
summer months.
g. About what percent of the site will be covered with impervious surfaces after
project construction (for example, asphalt or buildings)?
29% will be paving and building
h. Proposed measures to reduce or control erosion, or other impacts to the earth,
if any:
We will be providing water detention vaults per code, rain gardens will also help reduce run-off
volumes.
2. AIR
a. What types of emissions to the air would result from the proposal (i.e., dust,
automobile, odors, industrial wood smoke) during construction and when the
project is completed? If any, generally describe and give approximate quantities
if known.
Standard construction related emissions during and then typical residential emissions for single
family homes when complete
None
b. Are there any off-site sources of emission or odor that may affect your
proposal? If so, generally describe.
C. Proposed measures to reduce or control emissions or other impacts to air, if
any:
During dry times we will spray the area to minimize the impact from dust; we will also provide a
washout area to reduce transmittal of mud and dirt off site.
3. WATER
a, Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)?
If yes, describe type and provide names. If appropriate, state what stream or
river it flows into.
there are wetlands present on site
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
yes, the project will require minimal wetland mitigation as we are proposing a small amount of
work within the existing wetland buffer.
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r
None
Ie
No
No
lR
None
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.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
5) Does the proposal lie within a 100 -year flood plain? If so, note location on the
site plan.
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.
b. Ground Water:
1.) Will ground water be withdrawn, or will water be discharged to ground water?
Give general description, purpose, and approximate quantities if known.
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 systems) are
expected to serve.
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.
Dain and adjacent surface drainage. We will be providing a detention vault per code along with
rain gardens around site to aid with detention.
No
2) Could waste material enter ground or surface waters? If so, generally describe.
d. Proposed measures to reduce or control surface, ground, and runoff water
impacts, if any:
rain gardens located around site
4. PLANTS
a. Check or circle types of vegetation found on the site:
X deciduous tree: alder, maple, aspen, other
X evergreen tree: fir, cedar, pine, other
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DA_9psdesigns112-PleasantPathlppudlPP-envchlst.dor-
X shrubs
X grass
pasture
crop or grain
X wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
water plants: water lily, eel grass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
6 significant trees will be removed. We will also be removing invasive species throughout the
site to provide native landscaping.
None
C. List threatened or endangered species known to be on or near the site.
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
Native plants will be used
5. ANIMALS
None
No
a. Circle any birds and animals, which have been observed on or near the site or
are known to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other- ?? hawk, crows, pigeons
Mammals: deer, bear, elk, beaver, other - ?? deer, cocoons, vermin
Fish: bass, salmon, trout, herring, shellfish, other - none
b. List any threatened or endangered species known to be on or near the site.
C. Is the site part of a migration route? If so, explain
d. Proposed measures to preserve or enhance wildlife, if any:
Notive plant species and removal of rubbish will provide a better habitat.
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.
Gas will be used for conditioning spaces, Electric will be used for fighting.
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
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Homes are not significant enough too impact adjacent properties solar access.
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:
Appliance and fixtures will be high efficiency. Low -e glazing and covered porches to help reduce
heat gain within units.
7. ENVIRONMENTAL HEALTH
fie
None
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.
1) Describe special emergency services that might be required.
2) Proposed measures to reduce or control environmental health hazards, if any:
None
b. Noise
1) What types of noise exist in the area which may affect your project (for
example: traffic, equipment, operation, other)?
Traffic Noise
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 impact would construction related noise, Long term impact would be related to
typical single family residential noise
3) Proposed measures to reduce or control noise impacts, if any:
Construction will be limited to hours allowed by city for noise disruption
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
Site currently has two single family residences, perimeter properties are also single family
neighborhood.
b. Has the site been used for agriculture? if so, describe.
Is
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C. Describe any structures on the site.
Aging homes and Outbuildings
d. Will any structures be demolished? If so, what?
three buildings will be demolished and removed.
e. What is the current zoning classification of the site?
FMI
f. What is the current comprehensive plan designation of the site?
Low Density Residential
g. If applicable, what is the current shoreline master program designation of the
site?
n/a
h. Has any part of the site been classified as an "environmentally sensitive" area?
If so, specify.
Wetlands exist in the middle of the property.
i. Approximately how many people would reside or work in the completed
project?
Approximately 35 people will reside here.
j. Approximately how many people would the completed project displace?
None, two homes are vacant rental properties
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:
This site has limited ability to be fully developed with existing code due to wetland bisecting site.
we are proposing a cottage development that is compatible with the overall zoning in the area.
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether
high, middle, or low-income housing.
14 single family homes are being proposed
b. Approximately how many units, if any, would be eliminated? Indicate whether
high, middle, or low-income housing.
2 rental properties will be eliminated.
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DA_gpsdesigns%12-PleasantPathlppud\PP-envchlst. doc
C. Proposed measures to reduce or control housing impacts, if any:
Housing will be created, not reduced.
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.
30' maximum height in this zone will be retained
b. What views in the immediate vicinity would be altered or obstructed?
Limited territorial views may be impacted for neighbors.
C. Proposed measures to reduce or control aesthetic impacts, if any:
We are providing design guidelines to require a high level of architectural design. detached,
clustered garages allow for large front porches and pedestrian oriented homes.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
This project will produce typical Single Family Residential lighting, much of this will be
noticeable at typical time of pre -dawn and post -dusk.
No
b. Could light or glare from the finished project be a safety hazard or interfere with
views?
C. What existing off-site sources of light or glare may affect your proposal?
Neighboring homes
d. Proposed measures to reduce or control light and glare impacts, if any:
site lighting will be provided with shielded streetlamps and lower level bollard path lighting.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate
vicinity?
Four parks are within 2 miles.
b. Would the proposed project displace any existing recreational uses? If so,
describe.
No
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C. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any:
We will be providing a walking trail on site.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or proposed for, national state, or local
preservation registers known to be on or next to the site? If so, generally
describe.
No
b. Generally describe any landmarks or evidence of historic, archaeological,
scientific, or cultural importance known to be on or next to the site.
None present
C. Proposed measures to reduce or control impacts, if any:
None
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and describe proposed
access to the existing street system. Show on site plans, if any.
All access will be from Nile Ave.
b. Is site currently served by public transit? If not, what is the approximate
distance to the nearest transit stop?
RT 111 on NE 4th, approximately 113 Mile south.
C. How many parking spaces would the completed project have? How many would
the project eliminate?
28 parking spaces, 4 will be eliminated
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?
New loop road will be provided on site to access homes.
iM
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? if so, generally describe.
f. How many vehicular trips per day would be generated by the completed
project? if known, indicate when peak volumes would occur.
14 units will create approximately 60 trips per day most likely increasing loads at typical rush-
hour tunes.
g. Proposed measures to reduce or control transportation impacts, if any:
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D:_gpsdesigns\12-PleasantPathVpudlPP-envchlst.doc
None provided as this fits within the existing zoning modeling for the parcels allowed density.
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.
Emergency services may increase slightly for added residential units; however development of
this site will remove fire/life safety risks currently existing on aging residential property.
b. Proposed measures to reduce or control direct impacts on public services, if any.
None
16. UTILITIES
a. Circle utilities currently available at the site: electricity, natural gas, water,
refuse service, telephone, sanitary sewer, septic system, other.
All utilities listed are either on-site or directly adjacent to our site.
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.
Temporary power will be needed during construction. Homes will have typical residential utility
needs.
C. SIGNATURE
I, the undersigned, declare under penalty of perjury under the laws of the State of
Washington that to the best of my knowledge the above information is true, correct,
and complete. It is understood that the lead agency may withdraw any declaration of
non -significance that it might issul in reliance upon this checklist should there be any
willful misrepresentation or vyillfulpack of full disclosure on my part.
Proponent Signature:
Name Printed:
Date:
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�tJlttplJicor�� h . - _ Sewall Wetland Consulting, Inc.
77
27641 Covington Way SE #2 Phone: 253559-M15
Covington WA MA2 Fax:25_M52-4M
October 9, 2012
Robert Johnseine
9805 NE 716th Street, Suite 7499
Kirkland, Washington 98034
RE: Critical Areas Report— Pleasant Path
SWC Job#A6-209
1.0 INTRODUCTION
This report describes jurisdictional wetlands on the 3.93 acre proposed Picasant Path Plat
located on the east side of Nile Avenue NE (148`x' Avenue SE) in the City of Renton,
Washington (the "site"). Specifically, the site consists of two abutting irregular shaped
parcels (Parcels # 1123059010 & 092) located in a portion of the SW 1/4 of Section 11,
Township 23 North. Range 5 East of the Willamette Meridian in King County,
Washington.
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Pleasant Path,`4A6-209
.Sewall Wetland Consulting, Inc.
October 9, 2012
Page 2
The site consists of an undeveloped parcel containing both forest and pasture areas.
The site is proposed to be subdivided into 11 single family residential Lots with
associated roads and infrastructure.
2.0 METHODOLOGY
The site was originally delineated by Sewall Wetland Consulting in 2006 and 2007. This
is documented in the attached "Johnsein Property — Revised Wctland Analysis Report
and Conceptual Mitigation Plan dated October 10. 2006 and revised June 20, 2007. This
was reviewed and accepted by the City as part of the previous submittal on this project
between 2009-2010 (City of Renton File No LUA09-120 (L07S0018)).
Ed Sewall of'Sewall Wetland Consulting, Inc. inspected the site in October of 2012 to
confirm the findings regarding the delineation of this wetland remain the same using
methodology described in the Washington State Wetlands Identification Manual
(WADOE, March 1997). This is the methodology currently recognized by the City of
Renton and the State of Washington for wetland determinations and delineations. The
site was also inspected using the methodology described in the Corps o_fEngineers
Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western
Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24, 2010, as
required by the US Army Corps of Engineers. Soil colors were identified using the 1440
Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments
Corp. 1990).
The Washington State Wetlands Identification and Delineation Manual and the Corps of
Engineers Wetlands Delineation Manual/Regional Supplement all require the use of the
Pleasant Pathlt A-209
Setivall 6Vetland Consulting. Inc.
October 9, 2012
Page 3
three -parameter approach in identifying and delineating wetlands. A wetland should
support a predominance of hydrophytic vegetation, have hydric soils and display wetland
hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species
in an area must have an indicator status of facultative (FAC), facultative wetland
(FACW), or obligate wetland (OBL), according to the National List of Plant Species That
Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is
saturated, flooded, or ponded long enough during the growing season to develop
anaerobic conditions in the upper part". Anaerobic conditions arc indicated in the field
by soils with low chromas (2 or less), as determined by using the Munsell Soil Color
Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally,
wetland hydrology is defined by inundation or saturation to the surface for a consecutive
period of 12.5% or greater of the growing season. Areas that contain indicators of
wetland hydrology between 5%-12.5% of the growing season may or may not be
wetlands depending upon other indicators. Field indicators include visual observation of
soil inundation, saturation; oxidized rhizospheres, water marks on trees or other fixed
objects, drift lines, etc. Under normal circumstances, indicators of all three parameters
will be present in wetland areas.
3.0 OBSERVATIONS
3,2.2 Wetlands
As described the 2007 report, a single Category 2 wetland is located on the eastern side
of the site. The delineation of the wetland remains the same as in 2007 with a well-
defined edge.
According to the criteria in City of Renton Municipal Code (RMC) Chapter 4-3-050.M.1,
Wetland A would be classified as Category 2 wetland. Category 2 wetlands are defined
in the Code as follows;
H. Category 2: Category 2 wetlands are wetlands which meet one or more
of the following criteria:
(a) Wetlands that are not Category 1 or 3 wetlands; and/or
(h) Wetlands that have heron rookeries or osprey nests, but are not
Category 1 wetlands; and/or
(c) Wetlands of'any size located at the headwaters of a watercourse,
i.e., a Welland with a perennial or seasonal outflow channel, but with no defined influent
channel, but are not Category 1 wetlands; and/or
(d) Wetlands having minimum existing evidence of human -related
physical alteration such as dikingg, ditching or channelization; and/or
Pleasant Path.•'4.46-209
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Wetland A best meets this rating as a wetland with minimum evidence of human related
physical alteration, but not meeting the criteria of a Category I or Category 3 wetland.
Typically, Category 2 wetlands have a 50' buffer measured from the wetland edge.
4.0 PROPOSED PROJECT
The proposed project is the construction of a 14 lot subdivision with associated access
road, and storm water facility, all located along the western side of the site. In addition
and at the request of the City, a walking trail for residents will pass through the wetland
and buffer to allow access to the open space on the east side of the site.
In order to allow a reasonable density of lots on the site, the project proposed a
combination of paper fill and buffer averaging to allow the site to be developed in a
manner that economically feasible yet still protects and enhances the critical area and its
buffer. As a result, it is our intention to "paper fill" 19 l sf of Category 2 wetland so as to
have the minimum 25' buffer, as well as average 11,509sf of buffer as depicted on the
attached conceptual mitigation plan. Impacts to wetlands and buffers must be justified
through a mitigation sequence as detailed in City of Renton Code. This sequencing
requires addressing the following criteria;
a. Avoid any disturbances to the wetland or buffer;
As detailed above, avoidence of the wctland and its buffer is economically feasible as it
would eliminate all the lots (total of 5) along the west side of the site, which is > 1/3 of
the project. The application of this project also negates the need to cross the wetland
with a road that was already approved in the King County approval of this plat prior to
annexation.
b. Minimize any wetland or buffer impacts;
The project has been designed to minimize the impact by leaving the entire east side of
the site undeveloped with the exception of the trail. The buffer will be reduced to the
minimum allowed by Code (50%) and transferred to the eastern side of the wetland. This
buffer is already functionally recued on the west side where the proposed reduction will
occur, as it has been converted to lawn and other portions are covered with blackberry.
The small amount of paper fill proposed is being proposed to meet the minimum 25'
buffer criteria. The wetland creation proposed on the east side of the wetland will
compensate for this impact and will restore some of the overall wetland size that has been
reduced in the past off-site to the south.
The trail is being proposed through the buffer and wetland at the request of the City. The
trail has been designed at a minimum width (4') to create a functional nature trail through
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the critical areas. The trail will be constructed on "pin piles" through the wetland, which
is generally not considered a wetland impact.
c. Restore any wetlands or buffer impacted or lost temporarily; and
Restoration of this wetland in this location would not be feasible due to the fact it is
generally not degraded.
d. Compensate fbr any permanent wetland or buffer impacts by one of the following
methods:
i. Restoring a former wetland and provide buffers at a site once exhibiting
wetland characteristics to compensate,for wetlands lost;
This is not feasible on this site as there is no former wetland to restore.
ii. Creating new wetlands and buffers for those lost; and
As previously described and is depicted on the attached Conceptual Mitigation Plan, the
proposed project will compensate for the "paper fi I1" of 191 sf of Category 2 wetland at a
3:1 ratio by creating 818sf of wetland along the east side of the existing wetland edge.
This area will be excavated out and brought to grade with 12" of topsoil to an elevation
matching the existing wetland. As depicted on the attached Conceptual Mitigation Plan,
818sf of area will be excavated out to a similar depth to the existing wetland to intercept
the surficial groundwater table and create conditions favorable to create wetland
hydrology. This area will then be graded back at a slope no steeper than 3:1
(horizontal:vertical). The area will then be planted with a mix of native trees, shrubs and
herbaceous species and will also include several habitat features (logs) to increase its
habitat function. The goal will be to create at least 818sf of area meeting all three
wetland criteria (hydric soils, hydrophytic vegetation, and wetland hydrology) as
specified in the Washington State Wetlands Identification Manual (WADOE, March
1997).
As described in Code; "Any applicant proposing to alter wetlands may propose to restore
wetlands or create new wetlands, with priority first for on-site restoration or creation
and then second, within the drainage basin, in order to compensate for wetland losses.
Restoration activities must include restoring lost hydrologic, water quality and biologic
functions". Additionally, Code states" Where feasible, created or restored wetlands
shall be a higher category than the altered wetland. In no cases shall they be lower".
Code specifies the following mitigation ratios for wetland impacts;
i. RATIOS FOR WETLANDS CREATION OR RESTORATION:
Wetland CategoryVegetation Type CreationlRestoration Ratio
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Category 1
Forested
6 times the area altered.
Scrub -shrub
3 times the area altered.
Emergent
2 times the area altered.
Category 2
Forested
3 times the area altered.
Scrub -shrub
2 times the area altered.
Emergent
1.5 times the area altered.
Category 3
Forested
1.5 times the area altered.
Scrub -shrub
1.5 times the area altered.
Emergent
1.5 times the area altered.
Buffer averaging will be utilized for the western buffer of Wetland A. In addition, the
remaining 25' buffer of Wetland A along its west side will be enhanced to increase its
functional value and remove exotic blackberry. Enhancement of this area will include
hand removal of blackberry, and installation of a native conifer understory as well as
native trees and shrubs in areas that are completely covered in blackberry. This will
restore a native shrub stratum in this area through removal of the exotic blackberry and
will also initiate the return of a conifer component to this forested area which is not
present at this time.
As requested by the City, a recreational trail will pass through the buffer and over the
wetland along its south end, and then with a loop on the eastern side of the site outside
the buffer. The areas of buffer impact from this bark covered 4' path will be
compensated through the use of buffer averaging and as allowed by Code. Code allows
trails through the outre part of the wetland buffer.
In order to access the east side of the site the trail will cross the wetland using pin piles to
eliminate any impacts to the wetland except for the small cross section of the pin pile.
The resulting wetland creation and buffer enhancement area will be monitored for 5 years
as required by Code.
If you have any questions regarding this report. please call us at (253) 859-0515 or at
esewall(iDsewallwc.com .
Sincerely,
Sewall Wetland Consulting, Inc.
Ed Sewall
Senior Wetlands Ecologist PWS #212
Attached: Johnsein Property Revised Wetland Report June 20, 2007
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REFERENCES
Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and
Deepwater Habitats of the United States. U.S. Fish and Wildlife Service,
FWS/OBS-79-31, Washington, D. C.
Daubenmire, R. 1959. A canopy -coverage method of vegetational analysis. Northwest
Science 33:43-64.
Diers, R. and J.L. Anderson. 1984. Development of Soil Mottling. Soil Survey Horizons,
Winter 1984, pg 9-15.
Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual,
Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment
Station, Vicksburg, Mississippi.
City of Renton Municipal Code
Hitchcock, C. and A. Cronquist, 1976. Flora of the Pacific Northwest. University of
Washington Press, Seattle, Washington.
Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp.,
Baltimore, Maryland.
National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States.
USDA Misc. Publ. No. 1491.
Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest
(Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St.
Petersburg, Florida.
Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands:
Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988.
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1.0 CONCEPTUAL MITIGATION PROJECT OVERVIEW
To compensate for the paper fill of a 191 sf Category 2 wetland, it is proposed to create
81 8s of wetland along the east side of Wetland A, a Category 2 wetland, as well as
enhance the averaged buffer along the west side of the wetland.
2.0 MITIGATION CONCEPT AND GOALS
2.1 Mitigation Concept
The mitigation proposal is to enlarge the existing Category 2 wetland on the site by 81 88f
and enhance 9,930sf of the western buffer area. The wetland and buffer enhancement
areas will be densely planted with native vegetation. The use of diverse native plantings
are expected to significantly improve the overall function of the wetland and buffer as it
will remove dense thickets of exotic blackberry as well as add emergent and shrub plant
communities into what is now, a single class forested wetland.
2.2 Mitigation Goals
2.2.1 Create 81 8sf of forested wetland.
2.2.2 Enhance 9,930sf'of the western wetland buffer and will consist of exotic
vegetation removal and replanting with native tree and shrub species.
3.0 CONSTRUCTION SEQUENCE
The construction sequence of this project will be implemented as follows:
3.1 Pre -construction meeting
3.2 Construction staking
3.3 Construction fencing and erosion control
3.4 Clearing and grading
3.5 Stabilization of mitigation area
3.6 Plant material installation
3.7 Construction inspection
3.8 Agency approval
3.9 Monitoring inspection and reporting
3.10 Silt fence removal
3.11 Project completion
3.1 Pre -construction Meeting
A pre -construction meeting will be held on-site prior to commencement of construction,
to include the biologist, the City, and the contractor. The approved plans and
specifications will be reviewed to ensure that all par -tics involved understand the intent of
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the construction documents, specifications, site environmental constraints, sequences, and
inspection requirements.
3.2 Construction Staking
The limits of clearing and grading near the critical areas will be marked in the field by a
licensed professional land surveyor prior to commencement of construction activities.
3.3 Construction Fencing & Erosion Control
All erosion control measures adjacent to the critical areas, including silt fencing and
orange construction fencing, will be installed. Erosion control fencing will remain
around the mitigation area until clearing, grading and hydroseeding are complete in
upland areas outside the critical areas.
3.4 Clearing & Grading
Clearing and grading in and near the existing sensitive area will be per the approved Final
Mitigation Plans.
3.5 Stabilization of Mitigation Area
All graded areas in the wetland or buffer will be stabilized with native hydroseed mix or
mulch upon completion of grading. Orange construction fencing and erosion control
fences will be restored (if necessary) and placed around the critical areas.
3.6 Plant Material Installation
All plant material will be planted by hand per detail and Construction and Planting Notes.
The Mitigation Plan specifies the required size, species, quantity, and location of plant
materials to be installed. The contractor will re -seed or over -seed all hydroseeded areas
disturbed during the planting process. Upon completion of the planting, the erosion
control fencing will be restored and repaired. Plant substitutions or modifications to
locations shall be approved in writing by the Owner's biologist prior to installation.
3.7 Construction Inspection
Upon completion of installation, the biologist will conduct an inspection to confirm
proper implementation of the Mitigation Plan. Any corrections, substitutions or missing
items will be identified in a "punch list" for the landscape contractor. Items of particular
importance will be soils in pits, pit size, plant species, plant size, mulch around pits, and
tree staking.
Upon completion of planting, if installation or materials vary significantly from the
Mitigation Plan, the contractor will submit a reproducible "as -built" drawing to the
Owner.
3.8 Agency Approval
Following acceptance of the installation by the City, the biologist should prepare a letter
granting approval of the installation.
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3.9 Monitoring
The site will be monitored for 5 years to insure the success of the mitigation project.
3.10 Silt Fence Removal
Erosion control fencing adjacent to the mitigation area will remain in place for at least
one year, and/or until all areas adjacent to the mitigation area have been stabilized. The
City may recommend that the fencing remain in place for a longer duration.
4.0 CONSTRUCTION AND PLANTING NOTES
4.1 Site Preparation & Grading
4. 1.1 The Landscape Contractor will approve existing conditions of subgradc prior to
initiation of any mitigation installation work.
The Landscape Contractor will inform the Owner of any discrepancies between the
approved construction document and existing conditions.
4.1.2 The General Contractor will flag the limits of clearing with orange construction
fencing and will observe these limits during construction. No natural features or
vegetation will be disturbed beyond the designated "limits of clearing".
4.1.3 The Landscape Contractor will hand grub all blackberry varieties onsite. Weed
debris will be disposed of off site.
4.1.41'he wetland area will be excavated to the depths shown on the Final Mitigation
Grading Plan and brought to grade with 9" of topsoil. The biologist will be on-site to
confirm the grading is acceptable for planting.
4.2 Plant Materials
4.2.1 All plant materials will be as specified in the plant schedule. Only vigorous plants
free of defects, diseases and infestation are acceptable for installation.
4.2.2 All plant materials will conform to the standards and size requirements of ANSI
Z60.1 "American Standard for Nursery Stock". All plant materials will be native to the
northwest, and preferably the Puget Sound Region. Plant materials will be propagated
from native stock; no cultivars or horticultural varieties will be allowed. All plant
materials will be grown from nursery stock unless otherwise approved.
4.2.3 All nursery grown plant materials will be in containers or balled and burlapped.
Bare root plantings will be subject to approval.
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4.2.4 All plant materials stored on-site longer than two (2) weeks will be organized in
rows and maintained by the contractor at no additional cost to the owner. Plant materials
temporarily stored wil I be subject to inspection and approval prior to installation.
4.2.5 Substitution requests must be submitted in writing to the Owner and approved by
the Owner's biologist in writing prior to delivery to site.
4.2.6 All plant materials will be dug, packed, transported and handled with care to ensure
protection from injury. All plant materials to be stored on site more than 24 hours will be
heeled into topsoil or sawdust. Precautionary measures shall be taken to ensure plant
materials do not dry out before planting. Wetland plants will be shaded and saturated
until time of installation. Immediately after installation the mitigation planting area will
be saturated to avoid capillary stress.
4.2.7 The contractor will verify all plant materials, the quantities shown on the planting
plan, and the plant schedule. The quantity of plant materials shown on the plan takes
precedent over the quantity on the plant list.
4.3 Plant Installation
4.3.1 All plant materials must be inspected prior to installation to verify conformance of
the materials with the plant schedule including size, quality and quantity. Any plant or
habitat materials deemed unsatisfactory will be rejected.
4.3.2 All plant materials delivered and accepted should be planted immediately as
depicted on the mitigation plan. Plant materials not planted within 24 hours will be
heeled -in per note 3.2.6. Plant materials stored under temporary conditions will be the
sole responsibility of the contractor. Plants will be protected at all times to prevent the
root ball from drying out before; during, or after planting.
4.3.3 All planting pits will be circular with vertical sides, and will be sized per detail on
the mitigation plan and filled with pit soils approved by the Owner's biologist. if native
soils are determined to be unacceptable by the Owner's hiologist, pit soils will be
amended with Cedar Grove mulch or equivalent.
4.3.4No fertilizers will be used within the wetland. in buffer areas only, install
"Agriform", or equal plant fertilizer to all planting pits as specified by manufacturer.
Fertilizers are allowed only below grade in the planting pits in the buffer areas. No
sewage sludge fertilizer ("SteerCo" or "Growco") is allowed in the mitigation area.
4.3.5 All containerized plant materials will be removed from their containers carefully to
prevent damage to the plant and its roots. Plants removed from their containers will be
planted immediately.
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4.3.6All plant materials will be placed as shown on the approved mitigation plan. If the
final installation varies from the approved mitigation plan, the contractor will provide an
electronic as -built of the installed conditions. All plant material will be flagged by the
contractor.
4.4 Planting Schedule and Warranty
4.4.1 A fall -winter installation schedule (October 1St - March 15th ) is preferred for lower
mortality rates of new plantings, if plant installation occurs during the spring or summer
(March 15th - Oct. Is' ) a temporary irrigation system will be required, unless the area can
be sufficiently hand -watered.
4.4.2 All disturbed areas will be mulched or seeded with native mixes as specified on the
plans, as soon as the mitigation area grading is complete. The seed must be germinated
and a grass cover established by October 1't. If the cover is not adequately established by
October IST, exposed soils will be covered with approved erosion control material and the
contractor will notify the Owner in writing of alternative soil stabilization method used.
4.4.3The installer will warrant all plant materials to remain healthy and alive for a period
of one year after final acceptance. The installer wil I replace all dead or unhealthy plant
materials per the approved plans and specifications.
4,5 Site Conditions
4.5.1 The installer will coordinate with the Owner and the Owner's biologist for
construction scheduling.
4.5.2 Landscape installation will begin after the City acceptance of grading and
construction. The Owner will notify the Owner's biologist of acceptance of final
grading.
4.5.3 Silt fences will be installed as shown on the approved mitigation grading plans. The
installer is responsible for repair and replacement of silt fences disturbed during plant
installation. No equipment or soils will be stored inside the silt fences.
4.5.4 After clearing and grading is complete in the mitigation area, exposed soils will be
seeded or mulched. Orange construction fence will be placed around the mitigation area
to prohibit equipment and personnel in the mitigation area.
4.5.5 Final grading will be based upon soil conditions found during excavation of the
mitigation area.
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4.5.6A11 plant material will be planted with suitable soils per planting details. Soils from
planting holes will be spread and smoothed across the mitigation area.
5.0 MAINTENANCE PROGRAM
This maintenance program outlines the program, procedures and goals for mitigation of
the stream and buffer impacts at the mitigation site. This maintenance program will be
the responsibility of the project owner through the duration of its ownership of the
mitigation area, or throughout the duration of the monitoring period, whichever is longer.
The maintenance contractor will complete the work as outlined below.
5.1 Maintenance Work Scope
5.1.1 To accomplish the mitigation goals, normal landscaping methods must be modified
to include:
a. No mowing or trimming of ground cover or vegetation in the mitigation area.
b. No placement of fertilizers in the mitigation area.
C. No placement of bark mulch or equivalent in the mitigation area, except as
noted in the planting details.
d. No placement of grass clippings, landscape debris, fill or ornamental plant
materials in the mitigation area.
1.2 Work to be included in each site visit:
a. Remove all litter including paper, plastic, bottles, construction debris, yard
debris, etc.
b. Remove all blackberry varieties and scotch broom within the mitigation area.
All debris is to be removed from site and disposed in an approved landfill.
c. Repair silt and/or permanent fencing and signage as needed.
5.1.3 Work to be completed on an annual basis includes:
a. Areas containing Himalayan blackberry should be controlled by hand cutting
the blackberry and treating the remaining cut stems only with a glyphosphate
herbicide such as Roundup or Rodeo (applied by hand, not sprayed).
b. Replace dead or failed plant materials. Replacement plantings are to be of same
species, size and location as original plantings. Plantings are to be installed
during the dormant period.
C. Remove tree staking and guy wires from all trees after one year.
5.2 Maintenance Schedule
The Owner will conduct all items listed in the Maintenance Work Scope on an annual
basis. Additional work may be required per the Monitoring Report and as approved by
the City Biologist. Additional work may include removal of the grasses around each
shrub and tree, installation of wood chips at each shrub and tree base, reseeding the
mitigation area, re -staking existing trees and erosion control protection.
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5.3 Watering Requirements
5.3.1 If plantings are installed within the dormant period throughout the winter months
(October through March 15`h ), watering is not required. However, watering will be
encouraged if plants mortality rises due to dry conditions.
5.3.2 If plantings are installed during the summer months (March through October 1" ), a
temporary irrigation system will be required, unless the area can be sufficiently hand -
watered. The temporary irrigation system may be removed after the first year providing
the plantings are established and acclimated to on-site conditions.
5.4 Close-out of Five -Year Monitoring Program
Upon completion of the monitoring program and acceptance of the wetland mitigation by
the City, the maintenance of the project will be reduced to include removal of litter and
debris, repair of perimeter fencing and signage, removal of noxious weeds and
undesirable vegetation, and repair of vandalized areas.
6.0 WETLAND AND BUFFER MONITORING PROGRAM
6.1 Sampling Methodology
The created wetlands and their associated buffers will be monitored 4 times the first year,
and once per year for years 2-5, as required by the City. Monitoring will be conducted
using the techniques and procedures described below to quantify the survival and relative
health and growth of plant material. A monitoring report submitted following each
monitoring visit will describe and quantify the status of the mitigation at that time. The
monitoring schedule will be determined after the plant installation has been completed.
Typically, the first monitoring visit occurs 3 months after the installation sign -off.
6.1.2 Vegetation
The vegetation monitoring consists of two tasks. The first is the inspection of the planted
material to determine the health and vigor of the installation. All the planted material in
the stream and buffer will be inspected during each monitoring visit to determine the
level of survival of the installation.
6.1.3 Hydrology
Monitoring of hydrology within the created wetlands will be conducted to confirm that
wetland hydrology has been created. Two sampling points will be established within the
created wetlands. At these points monitoring wells will be installed to determine the
level of surface or groundwater in these areas.
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6.2 Standards of Success
6.2.1. Evaluation of the success of the mitigation project will be based upon a
100% plant survival for all planted vegetation at the end of Year I ; 90% at the end
of Year 2; 85% at the end of Year 3; and 80% at the end of Year 5.
6.2.2. Up to 20% of any stratum can be composed of desirable native volunteers
when measuring cover.
6.2.3. No more than 10% cover of non-native or other invasive, e.g., Himalayan
blackberry, Japanese knotweed, evergreen blackberry, reed canary grass, Scots
broom, English ivy, morning glory, etc. Is permissible in any monitoring year.
Bond -holders are encouraged to maintain mitigation sites within these standards
through the monitoring period, to avoid corrective measures.
6.2.4 Wetland hydrology will be considered to be successfully attained when
inundation or saturation within 12" of the surface is present for 2 continuous
weeks or more in the growing season (March 15 -Oct 15) in the 818sf of wetland
creation.
7.0 CONTINGENCY PLAN
7.1 A contingency plan can be implemented if necessary. Contingency plans can include
regrading, additional plant installation, erosion control, modifications to hydrology, and
plant substitutions including type, size, and location.
7.2 Careful attention to maintenance is essential in ensuring that problems do not arise.
Should any of the site fail to meet the success criteria, a contingency plan will be
developed and implemented with the County approval. Such plans are prepared on a
case-by-case basis to reflect the failed mitigation characteristics.
7.3 Contingency/maintenance activities will include, but are not limited to:
-Replacing all plants lost to vandalism, drought, or disease, as necessary.
-Replacing any plant species with a 20 percent or greater mortality rate with the same
species or similar species approved by the City Biologist.
-Irrigating the stream area only as necessary during dry weather if plants appear to be too
dry, with a minimal quantity of water.
-Reseeding stream and buffer areas with an approved grass mixture as necessary if
erosion/sedimentation occurs.
-Removing all trash or undesirable debris from the wetland and buffer areas as necessary.
r
JOHNSEINE PROPERTY
REVISED W ETLAND ANALYSIS REPORT
AND CONCEPTUAL NQTIGATION PLAN
KING COUNTY, WASHINGTON
Prepared For;
Robert Johnseine
9805 NE 116"" Street #7499
Kirkland, WA 98034
October 10, 2006
Revised June 20, 2007
Job 4A6-209
Sewall Wetland Consulting, Inc. Phone: 253-859-0515
1103 W. Meeker Street Fax: 253-852-4732
Kent, WA 98032
Sewall Wetland Consultin
1103 W. Meeks(Sl Su1e 1 Q1 Phone: X15
Kenk WA98W-5751 Faoc 253-8524732
JOHNSEIN PROPERTY
REVISED WETLAND ANALYSIS REPORT
AND CONCEPTUAL MITIGATION PLAN
KING COUNTY, WASHINGTON
L
1.0 INTRODUCTION
1.1 Location
This report describes the jurisdictional wetlands located on the Johnseine Property. The
3.93 acre property is located within the urban growth area along the east side of 148`'
Avenue SE (parcels 1123059010, 1123059092) in unincorporated King County,
Washington.
Formerly known as &12 WeUand Consulting, Inc
Pe: Johoseine Properly
SWC Job# A6-209
Cklober 10, 2006
Revised June 20, 2007
Pa8e 2 of 9
1.2 Existing Conditions
The property contains a single family home with several out buildings. The western half
_ of the property is maintained lawn, the eastern half of the property is comprised of a
forested area which appears to be at least 3rd growth mixed deciduous. The south and
east side of the site is bordered by high density development. The property is bordered
by a single family to the north, and is bordered to the west by single 14$'' Avenue SE.
Ra Johnseine Property
SWC Job# A6-209
October 10, 2006
Revised June 20, 2007
Page 3 of 9
2.0 METHODOLOGY
On July 20, July 28, and August 3, 2006, August 7, 2006 and again on May 30, 2007,
Sewall Wetland Consulting Inc. inspected the site for jurisdictional wetlands and streams
using methodology described in the Washington State Wetlands Identification Manual
(WADOE, March 1997). This is the methodology currently recognized by the King
County, the City of Renton and the State of Washington for wetland determinations and
delineations.
The Washington State Wetlands Identification Manual as well as the 1987 Federal
Manual requires the use of the three -parameter approach in identifying and delineating
wetlands. A wetland should support a predominance ofhydrophytic vegetation, have
hydric soils and display wetland hydrology. To be considered hydrophytic vegetation,
over 50% of the dominant species in an area must have an indicator status of facultative
(FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the
National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed,
1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during
the growing season to develop anaerobic conditions in the upper part." Anaerobic
conditions are indicated in the field by soils with low chromas (2 or less), as determined
by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and
other indicators. Generally, wetland hydrology is defined by inundation or saturation to
the surface for a consecutive period of 12.5% or greater of the growing season. Areas
that contain indicators of wetland hydrology between 5%-12.5% of the growing season
may or may not be wetlands depending upon other indicators. Field indicators include
visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on
trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all
three parameters will be present in wetland areas.
3.0 OBSERVATIONS
3.1 Existing Site Documentation
Prior to visiting the site, a review of several natural resource inventory maps was
conducted. Resources reviewed included the King County Soil Survey, King County
Sensitive Areas Folio: Wetlands, King County Sensitive Areas Folio: Streams, City of
Renton Inventory and the National Wetland Inventory.
3.1.1 King County Soil Survey
According to the King County Soil Survey, the site contains Alderwood gravelly, sandy
loam (AgQ, which typically occurs on slopes of 6-15 percent. Alderwood soils are
moderately well drained, and were formed undcr conifers, in glacial deposits. According
to the publication "Hydric Soils of the United States," Alderwood soils are not considered
Hydric or wetland soils.
Re: Johnseine Property
SWC Jobb A6-209
October 10, 2006
Revised Junc 20, 2007
Page 4 of 9
3.1,2 King County Sensitive Areas Folio: Wetlands and Streams
According to the King County Sensitive Areas Folios, there are no wetlands or streams
located on or within 300 -feet of the property. There is a wetland identified as 23b, this
wetland appears to be located farther than 300 -feet away and associated with a larger
wetland area dear Highway 900.
Ding County Sensitive Areas Folio: Wetlands
3.1.3 City of Renton Inventory
According to the City of Renton Streams and Lakes Inventory (figure 4-3-050Q4) and the
" City of Renton Wetland Inventory (figure 4-3-050Q5), there are no streams, Lakes or
Wetlands located on or near the property.
Re: Johmseine Property
SWC Joni A6-209
October to, 2006
Revised June 20, 2007
Page 5 of 4
3.1.4 National Wetland Inventory
According to the National Wetland Inventory, there is a PFOC (palustrine, forested,
seasonally flooded) wetland located near the center of the property.
Ivatlonal Welland Invento
�, 1 _J�..
4 r
SITE • =.
f F4- P55G-_j'
.Bk g
' 333
24
ti
3.2 Topography
The site varies in elevation with high points along the western and eastern property
boundary. A low depressional draw near the center of the property extends from the.
-- southern property boundary to the northern property boundary.
USGS Topographic Map
Re" Johascine Property
SWC Job# A6-209
Oclober 10, 2006
Revised June 20, 2007
Page 6 of 9
3.3 Uplands
The upland portion of the site is typical of disturbed urban areas sites. The western
portion of the property appears to have been historically cleared and graded in association
with the existing single family residence. The eastern portion of the property has a
deciduous forested canopy predominantly comprised of red alder (Alnus rubra) with a
shrub underbrush dominanted by Himalayan blackberry (Rebus armeniacus). Other
species located within the upland areas include beaked hazelnut (Corylus cornuta), red
elderberry (Sambucus racemosa), holly (Ilex sp.), and snowberry (Symphoricarpos
albus),
Soil pits excavated within the upland areas of the site generally revealed a 16 -inch layer
of gravelly, silt loam. Two recorded data points within upland areas revealed colors of
I OYR 316 and l OYR 413. These areas were dry within 16 -inches of the soil surface
during the time of our field investigation.
3.4 Wetland AJB
Wetland AIB was flagged with pink "Wetland Delineation" flagging labeled A-1 through
A-12 (western wetland edge) and B-1 through B-14 (eastern wetland edge.) Wetland
AIB is located near the center of the property and extend off-site to the north of the
property and to the south of the property.
Wetland AIB is a scrub -shrub and emergent wetland located near the center of the
property. Although there are some tree species located within the wetland there are not
enough trees greater than 20 -feet tall to comprise a forested wetland class. Dominant
vegetation within Wetland AB includes black cottonwood (Populus balsamifera), red
alder (Alnus rubra), salmonberry (Rubus spectabihs), hard hack (Spiraea douglasii),
Re: Iohnscine Property
SWC Job# A6-209
October 10, 2006
Revised lune 20, 2007
Page 7 of 9
Himalayan blackberry (Rubus armeniacus), reed canary grass (Phalaris arundinacea),
manna grass (Glyceria elata), skunk cabbage (Lysichitum americanum), soft rush (Juncus
effusus), and buttercup (Ranunculus repens).
Soil pits excavated within the wetland revealed a silt loam A -horizon with a color of
10YR 211; an underlying sandy, silt loam B -horizon revealed a color of 5Y 512. Soils
within the wetland were typically saturated within 12 -inches of the soil surface during the
time of our site visit
According to the United States Fish and Wildlife Service (USFWS) wetland
classification method (Cowardin et al. 1974), Wetland A/B would be considered a PSS 1C
(palustrine, scrub -shrub, broad-leaved deciduous, seasonally flooded), and PEM1 C
(palustrine, emergent, persistent, seasonally flooded) wetland.
According to the King County Code (KCC §21A.24.380), and subsequent site visit with
King County DDES staff, Wetland A/B is considered a Category 2 wetland based on an
overall score of 61 (Water Quality 26, Hydrologic 20, Habitat 15) on the adopted
Department of Ecology Wetland Rating Form for Western Washington. Typically,
Category 2 wetlands with habitat scores less than 20 points and located within the urban
growth area have 100 -foot buffer measured from the wetland edge. A 15 -foot building
setback line (BSBL) is measured from the buffer edge. Wetlands located within the
urban growth area may receive a 25 -foot buffer reduction if all criteria pursuant to
§21A.24.325 are followed.
According to the City of Renton Municipal Code (RMC §4-3-050(B)(7)), Wetland A/B
would be considered a Category 2 wetland due to is size being greater than 2,200sf and
J' not being classified as a Category I or Category 3 wetland. Typically, Category 2
wetlands have a 50 -foot buffer measured from the wetland edge (RMC§4-3-050(Mx6).
3.6 Wildlife and Habitat per Renton Study Requirements
Research for wildlife species included field investigations and research of the
Washington Fish and Wildlife habitat inventories.
The site can be broken into two distinct vegetative communities based on the site visit
and review of the aerial photographs provided by Icing County I -map and the City of
Renton 2003 aerial photo. (Note: these sketches are not to scale and do not represent
surveys of the mapped vegetative communities.)
Re:Johnseine Property
SWC Job# A6-209
October 10, 2006
Revised June 20, 2007
Paga 8 of 9
No threatened or endangered species were observed during the time of our site visits.
Likewise, no identifiable visual signs of any endangered or threatened species were
observed on the property.
A search of the Washington Department of Fish and Wildlife Habitat and Species Map
for King County and Vicinity did not reveal any Endangered, Threatened or Sensitive
species located on or near the site. The inventory does reveal a State Candidate Species
site located approximately 2 miles to the northeast of the site_
4.4 Proposed Project
The proposed project is a single family subdivision. The project proposes to reduce the
100 -foot critical areas buffer to 75 -feet by providing the mitigation measures set forth by
KCC §21 A.24.325. In addition, in order to ensure the possibility to gain future access to
the eastern portion of the property, a 20 -foot wide road easement will cross Wetland A B.
The use of the 20 -foot wide access easement is not anticipated and other access options
Re- Johrmwine Property
SWC Jobg A6-209
October 10, 2006
Revised Ririe 20, 2007
Page 9 of 9
or being pursued; however, in the event that other options fail, the 20 -foot easement
would provide access. The location of the easement has been moved further to the south
to a narrower portion of the wetland to reduce potential future impacts to Wetland AIB.
The easement road crossing would impact 1,422sf of Wetland AIB and 3,252sf of critical
area buffer. As mitigation for the potential impacts to the Category 2 wetland, new
wetland area would be provided along the existing wetland edge. Wetland creation
would be conducted at the required 3.1 ratio (creation to impact). As mitigation for
impacts to the 100 -foot critical areas buffer, 3,253sf of buffer will be added adjacent to
the critical area buffer. The buffer addition area is comprised of alder trees with a shrub
underbrush. Any Himalayan blackberry within the buffer addition area will be removed
and the area will be restored with native tree and shrub species. See Sheet W-1 for
mitigation plans without the construction of the 20 -foot access easement. See Sheet W-2
for mitigation plans with the construction of the 20 -foot access easement.
Upon acceptance of the conceptual mitigation plans (see Sheet W-1 and W-2); a final
mitigation plan will detail the plant species, size, location, and monitoring requirements
of the degraded areas within the reduced wetland buffer. Prior to the construction of any
portion of the access easement within the critical areas, a final mitigation plan will be
submitted for review and approval to King County.
If you have any questions or need any additional information please contact our office at
253.859.0515 or by e-mail at awillAsewallwc.com .
Sincerely,
Sewall Wetland Consulting, Inc.
J. Aaron Will
Wetland Scientist
FilaA5-209 Johnscine Property wa.doc
' I
Wstlrad aa+aa cr lamb[[_ WKFar.d ohne Mn�rs�r
WE17.Ah-6 IW'inVC FnTUt--R'itSCERN WASH7NGTO:+f Does the wetland unit being rated meet any of the criteria below?
j v i T-Updalad July2006 w teweare acrma. and,gnW�li* m arra[ i Ifyou attswer M m any of the gaesdom Wwyou will need m prtxmt the weama
Name oFwetaod (if ar.owa): 6 1 Date oFdte visit: �T a.mding to the rcgdatiotts nY�g tke 9—i.1rberac[criatirs fowl in the wetland.
t
Raced by Trained by Ecology? Yes}�+r'�o_ Date ofnining
SEC: A TWNSHP: �tA RNGE: -ts VTrR in App ndm D? Yes_ Nox
Map of wetland unit: Figure_ Estimated silo —
7Jr.atot�or Endangered artfmat otplaarrpsfes (I/F �iesJ?
SUMMARY OF RATING
Cateppry based on FUNCTIONS provided by wttland
I_ II, III_ IN
aim ri:tc aedte or federal daabase.
Scare for Rater Qaaiity Ftmctiond
ti'Fpy coScor
Gi< a 1—SWI!E
J�
SP2, Ifas the wd)and unit bead dacwnenradas hdhirarforay Stare luted
for Hbilat fmtrtianaCatrltae
}][rralptrd Or Endangered drtimd dfKty/
lV
TOTAL more for Funcriou
SFI. Hes the Wrlfand uai! darn deewrcatred w a l Eityfor nny Frd�lfy listed
7Jr.atot�or Endangered artfmat otplaarrpsfes (I/F �iesJ?
Fa the purposes of this raring rysteay "docdmented" means the wetard is oa the
\ �
aim ri:tc aedte or federal daabase.
J�
SP2, Ifas the wd)and unit bead dacwnenradas hdhirarforay Stare luted
}][rralptrd Or Endangered drtimd dfKty/
For the purposes of this rating system, "dochmx bW means the rwetl-W U as rho
appropriate amrc dat:bec. Note: WedLodm with Stare tilted plan[ epKies ate
c e otized es Care or T Natural ETeriti a R'allands ace P t9 of dare furan ,
SP3. Dourhe vmfandxnir conMirc indrv7duaU afPrion'ry rpeciu lured by the
t1DFW for the Nate?
SPA. Dou the , 11—d xnir hen e a lxal t ftmnee W addition to itrfwtcd.n ?
Fm exaretplq the —0—d hu beee identified in d. %b.e1L - Mester
Pmgta.� the Critical Ares O 4inaaee, or m a local managteIIrent plan as
having special significance.
Category hued on SPECIAL CHARACnFUSTTCS of wetland
I� T[_ Docs not Apply_ To comalefe the nut �art_of rhe dale sheer uou + 0 need so determine the
Jl��I� HvdroAeomaraltic Class offhe weflond berms rafed
Final Category (dwom the `highest" category fma above) 3LJ
The Aydrogcomorphic clusification groups wetlaudt inn those that function m pilar ways_ This
simplifies She questions needed to saswet how well the wetland f urcfi a . The Hydrngeou o phis
Stitnmaryef bade iafororerlea ahoae the wetlaed unit Claw of • weriud can 4 de[eratmed wing the kry hclmv. See p. 24 fm mare dew7ed iastru.^tions
oa classifying wetlands.
pslaattre be remfana]
i yfatsrA 17—k-lic Wetland ltivrrtac
l.ako-&ia e
1Hatu[s Forest slope
{ Nwe of the above I Ch«kif unit hu multiple
riGM eiaers �ete
Wdaod RatitR Parra-vednn Wath!." 1 Avert 2001
—2
Vr'<iland Ru.nj Fo.rn -wsnnT Waahinteoe 2 A &-7:04
Wct>ten $
wcetmrd rseoo or nrrnba
.Cimssificatinn of Wetland Units in Wester¢ Wxshilagtou
k. water level¢ in the enfie trot wudly controlled by tides (i.e. otcept during floods)?
NO to 2 YES - the wedmdelau is Tldal Fringe
If yea, is me salinityof me water daring periodo of ¢¢oval law Ilow below 0.3 opt (puts per
tboaamd)? YES- Prmbm1tr TSdal Ftfage NO-SalMaler Tldal?Ylegr (Eat¢arlae)
lfyow watfined can be dasrffredaz a Frohwoler 71'dcl MAP asr rhrjw,ror for,RiaerLee
wr�rda. ff ll it Safrrwrer Tidal fringe it u ratrd as an Ear uririt wulmrd. Wetlands Butt
urea¢ capod esmarvw m etas fim nod evened tdiliom o{ rias nt+og ayaten ae cilSed Silt
Water Tidal Fringe m the Hydrogwmmphic Clasvtfii.adnn. P4nwiue wetlands were
rmtagrciaed aepvately in Poe a+rtin moos, and this sepualam is being kept in d-
revision To.ammo wasuktry behveea edition, the trap "E4tunioc' wetland is kept
pli,p note, bowe,rer, Ibn the ebuackmvtks that define Category J and 12 esttmtue
' wenamds have changed (xx p. ).
i TW eaves spetlaad unff is pat sed prxipitativa is she oolY aourca (>9074) of wet« to it
fymryO C* vo sod sarfice waft rvnoH t and cl o aeea a{ water to rias tenii
(/N�O Ba to } YES - The wetland class ig Plus
If yonr wetland cane be classified u a "Efate" wetlmi, use the former for Deprnsioaal
wetlands.
3, Does the entre wetland =it Pec' both of the following eriWix?
The vegetated pre of the wetland is m the sb m ofa body of pemnamt open wafer
(without Loy vewlriim on the ntrfwe) at leant 28 wise (9 ha) in size:
At lease 30% of the upro waw nen is deeper th— 6,6 A (2 m)?
0 ga to 4 YES - The wetland than is lAkc hi ge (l.rrcnstrLe P}lagr)
4- Dee, Ste entire.wedand sante meet all of the following nutria?
_The watlaod to m a slope (n;ope cert be woy Sradmall,
_Tho watt tbwa through the wetland in ane dkeelion (toidiaeetioasl} and my uy
cemea from soupa it eery flow sub—f.., u al.ee[paw, err in a swak withoal
dis�ct banks.
The water kavcc the wetland withoat Ma, hapeak&d7
NOTE: S 1aa *'era doer rwtpartd U rkrx ypa of wetfaruGr ere pr orcnrionally fn
v yeruaR and s1 uw deprersfow or behard hwn,aoekr (deprerriarrr are navaffy
<JR draaraYer and kav Bran 1 f r detp).
otos YES- The wetland class is Slope
Weil LadnaSKammihW _ ._
{ S. Does the emus wetland amt meet all of the following criteria?
_ 7be unit is in a WIV, or glee¢. charmcl, whe,e it bels im d ted 6y ove:bank
flooding from Bat stream or neer
The werb.>,k ponding occurs.t ieaatoaee every two years -
NOTE: The rr4rrfne ml: can cmr2a(n drprexiow Mw aref{tfed wirh ware who the i_ir
faad;or.
o m 6 YES -The wedand dans is Rtseriae
6. is Ibe retire wetland unit in a topogrrpt& dgnvm io¢ in which water ponds, os is radiated to the
surface, it some tixue dttnng the year. 77h me r rhar y wrier, efp, n4 u higi o t! ma JA,
fnferlor afNe ' a wetland clans is Depressimul
7. is slu enure wetland unit located to ¢very pat area with act obvious depression and no ovcabamk
flooding. Tb. emit docs wt pend mrfire water mote than a few mcbcs, The urst seem¢ to be
I wmetined by high gen dwater in the area, The wetlatd may be ditched, but baa no obvious
¢¢feral outkt.
NO -go tog YES- The wetland el— is Depr-Aomaf
g. You wedattd unit seems to be difficult to classify and probably eootiiw uveal dil7'ecent HUM
slaws. For example, seeps at ch. base ofa stop. may grade into a vii crme floodplain, m a small
stsean with. a dqx sew..l rood" bas a zcme of Aoodiag ¢Sang its sides. GO 13ACK AND
IDENTIFY WIDCH OF THE HYDROLOGIC REGSdts DESCMED IN QUF-TMNS t-7 -
APPLY TO D1FF1i M AREAS IN THE UNff (make a tough rkdch to help you decide). Ux
the fallowing table to -sd-fi2y the appropd tic olav to vee far tic rating system if you Lave several
HOM claaaea present wiNn yom wcklmd NOT9 Uac e.s table only if the class thq is
mcoasareuded in the second column repr a 1874 or more of the Mml ere¢ of dee wetland unit
being rated. H the arra of rhe class Bated in whoa¢ 2 is lean then 113% of the emi.R classify the
wc[land ususg the cines that rcf= mbz more than 90%ofthe fatal uea.
Sfo +R;verirre
Rivaine
$}n + ion¢]
ressiooal
glop, 4 Lakc-frinzcIrko-fi�
c
Depensi +Rhwioe along stream
Doprosaictrail
DeIxemov-1 rlmko- c
nrat
Salt Water Tidal Fringe and aM other class of fteshwneec
Tmil u FSTUARDJE n ad-
weflartd
wetlnrsda with special
chnmct ".
If you are canble mill to detaeumv wbich of the drove aimia
apply w your wedand, m dym
ha.e mare Chao 2 FfCM sues. idin a wetland boundary, classify the w.flaod q D pr zloaal
for the.6ng.
walaadReda, Perm-rclan waanramn 3 Aarmt 700A weslxdRevue, Form-.."nern wmin.tstm, l Aurum 2004
vmawo 2 '-i_ 2
1 Werlssdrm.e ano•,ibr, . WWdgamea surd=
I A'etlssd Ra®y Pam -velar Wuhmmsn 5 Augur 2061
vgyen 2
I
D 3, Dae G, wetiaW read bare dw2gtgLQ to red>tce Oaadia; -4 eel -w
D 1 -Rees the wedana n>dt bare the ieutlai to improve wAktguinr.
E'Y.1 Cb.r.eevi.tioa oF.arfaae water flow; out of tb. wtd.nd
D3.I Ch. eritiu-f-,henter 11—um at the-didmit --
Llan is. dM dm xd> ha -f- rev%scoff nlm -fid) 3
U.t u e dcpm;rim w*. rf- vat¢ k.Yltq ft(a. oudd)
u k W e torn® dy d.wcz& DR highly momiaoa pamnrndY dowiM w�a -�
�-
Gml has a mo.elOw-d a d1$.WY -.W5 -K n.fica owl (P 1
7)oil b .'6af' 4cpremm {Q. 76A 6Ar m e. Rol d-, aim pam I reef.. LaRue a.d
ll.4i..^a¢'dcpr.moA(Q.7mkry],uolbc}lm d..ti atitb pammma mpc. ud
p ab.lw a.Mr.t paftcl md/n mala v —.&d" diuh Poc,a
it
...avkm• arr.t.atl.t odbr.Od w.04 le filch Pb -t
(((dlfckLmal�°�y�°1t'�8ca<wdw iMa-m✓rMrFj'f0
s t1 The ad 2 echo below the ear6cc is duC t.yal u eLy o< osy.udn ( MRCS
'7
NO n-0
D 13 (',hIIifOttlf4"A of penisoml VcyeLLhan(�CfQGSt fhruh..Adln 1e.ettC w.idm c1aL)
Wedaad du p4wI.
]�
wetl.ad hu Ptu=irnrnt, m�xV-4 ti -1- 112 of arta ��
m�earar.jraM rh., J lF«+^aa�r warQ a. d.9mao.r (��yJ,
wedma hu prssctmt, mDaua vegetadoa > -1128 Af uea pofaa - I
of paodioy ase 3 h m mom above V.e pa'f+we or bonam of ooncl Paints - 7
Wel-d h.o pms-e t, yagr+ud vrC.sadod <Ir20 Atm ma -0
-.
D14 Cb.xac><rietfcs ofaewoLL Poo�zar innstdatioa.
fhb L .Aearm oflh[ r.alro.d.a.fr shat fr pandedfm of 1.-12 maand, BwdHar ow
i_Maks
M.rlrs of p..dinz helviea 2 A w 13 A Gam -b.. ar butt. of nm2ei iota 3
D
, rnerbu Aviny rh. pre. no nw m.o.e rh. am .bar it prma��dy pautcd EsrYm;ee
a
ML.. - .t last 0.5 It m 1 3 b it-- oc m bAdsm W autlel mh -
vrhea �em�irio.3 a.vofl
� f
A.M .e..an+GY Pa � fi X taN 4ca A! w'edmd l�-,1-4
Are+rasomllY padded i.y/ ww anofa:land Pia -2
Acv .e+doa+nYF"*� 4<Y, [oeaVa .fwedaad
wntcr P i t.- 1
)�
Tow f -D I Add tSs prn.rtr ee the b—: oboes
�'`-111
I -1 1 I
Mut. o[ ..diu Imad=Pad Pcints -d
O z burl tie wada.d mk lane 4e j,MgCkjjn1 to IispMve.Yaur Quality}
(re p- l01
D 3 3 CAAtnbutian of—land rut b AMF ID die w.ta-bed
Acs a YES if Yon Imdw a bdicve One ae p.]I n tr m tra.mdeswr m .,aGce wa.n
f
F,rr rta:s rhe n.re 0h. arm n`aprrrcam boon —t+—,..>e wav m ch. —kcsd
r4minj o<m me mtlFaad lh.d nvyld otGawin .nt&ax w.ecr arnlity io .tre.m., ].kcs or
w rhe ana A/rAe f".Y
�Atmd,.alsaownp+d�en<!wa me ..dead. Nor. f.h:cA v/d. f !%etre[ aAndara.+
The rue; of rlr hum u kn d..n 10 ti.- th. — of m l
Pro.ide rAe sA.....,.. of pafln.a.ua..[.u.lr ma haHpatlueone mminyfram revere!
IVII
The um fthe basin i. 0 w 100 t®n the ana old.. nuie puuo 3
ra.ea.r, bw arryAaCM .a.rrrawsWd q.mltJy ar opyvromrry.
Tbrarraofdwbs_inuantadd Mtimatheare.oft.eua;t Points -0
-. tTAma=r*.wcelmd nwirsm 1304
1
t:anit emit U iG the FL-�7S c1iW -tnq - 5
- lhmras4 aluP'rr ®.drys, m wrdmd
Total far D3 Add thepmorb in chs 5Arvahove
- Tilled Gdmmrsh.davt4kl50tofwd, d
- AAomtew¢mn Wlvcl diwitrya vla wrtl.Ad and des devel.p.d sea.,.rddmo.l oar.
�
(xe p. 11
Answec 1'BS sf nu vas n is . laati®;o the.vaf�ed where de flood ate.age, or
?iai..oaae, tolfoolem arc rimae l5o k afwalmd
malap� �
= Ot6m� b t.dby pardwwbiyb a plw�hmv. a ..moat
7/
Yu 2 NO 'lien ]
ES
��
TOTAL- Water Q.ality F..dioae M.dtiply the score ftom DI by D2
.ming laro du mW adv ooaoallM by ..CwY.ue such u AAad Yate, tido Cru. dee
J Add reorr m table do . I
I A'etlssd Ra®y Pam -velar Wuhmmsn 5 Augur 2061
vgyen 2
I
D 3, Dae G, wetiaW read bare dw2gtgLQ to red>tce Oaadia; -4 eel -w
D
D3.I Ch. eritiu-f-,henter 11—um at the-didmit --
U.t u e dcpm;rim w*. rf- vat¢ k.Yltq ft(a. oudd)
Lent hu .n.4 -d mky t -oL UM.9* -.*.W pmmmdy dowing Aml -�
ll.4i..^a¢'dcpr.moA(Q.7mkry],uolbc}lm d..ti atitb pammma mpc. ud
...avkm• arr.t.atl.t odbr.Od w.04 le filch Pb -t
{ffd4cA L.aip-.0.+oulyflv..A(paa rd.u'ieasdauthfis.vb.r7
'7
Q 3.2 Dc'P4 of wrt➢c+tad.
SA,n f ..df.
Emmnh fA. Acrphr afpandinQ above Ju 6aao. glens .dle. Far.rdv wirh
m�earar.jraM rh., J lF«+^aa�r warQ a. d.9mao.r (��yJ,
of paodioy ase 3 h m mom above V.e pa'f+we or bonam of ooncl Paints - 7
Tae ..dead u .'be.dwattY wdl-d' pumb - 5
i_Maks
M.rlrs of p..dinz helviea 2 A w 13 A Gam -b.. ar butt. of nm2ei iota 3
ML.. - .t last 0.5 It m 1 3 b it-- oc m bAdsm W autlel mh -
U.ut i.11.1 fy.. Ie Q. 2 at Q, 7 an key) bat las —11 dopressvou w dl; .-f- ttud tap
wntcr P i t.- 1
Mut. o[ ..diu Imad=Pad Pcints -d
D 3 3 CAAtnbutian of—land rut b AMF ID die w.ta-bed
F,rr rta:s rhe n.re 0h. arm n`aprrrcam boon —t+—,..>e wav m ch. —kcsd
w rhe ana A/rAe f".Y
The rue; of rlr hum u kn d..n 10 ti.- th. — of m l
The um fthe basin i. 0 w 100 t®n the ana old.. nuie puuo 3
Tbrarraofdwbs_inuantadd Mtimatheare.oft.eua;t Points -0
1
t:anit emit U iG the FL-�7S c1iW -tnq - 5
Total far D3 Add thepmorb in chs 5Arvahove
I IC)
rf
D 4.9aea the arctlapd unit h.•e the somrtualtsto .sant, Laodirq rad gvelm'
(xe p. 11
Answec 1'BS sf nu vas n is . laati®;o the.vaf�ed where de flood ate.age, or
RduetiaA m .ami vdariry, rt Pv^m helps pmle[I dor estreat propety aeW ;quasi.
rraauxes Lam Grading m.xr.riv. aoNor wo.in Go -a. AA.wrs NQ if mr wamec
.ming laro du mW adv ooaoallM by ..CwY.ue such u AAad Yate, tido Cru. dee
rwe, —i - ft. 4R Yea mtinas tha more dm 90Y. of the wowt io the wnhmd is
ham gtonad-W m afeu nhde dam.Ciag Z,mmdn &maty d«. rot occur.
S--hLAafJ.;b1hwM b.dframr. °Ofoppa' by WP1.
-
- Wvjs d >r m t k -d% ftl of. liver «sncam tWt hs. doadmi poo/Meta
- Wed.ndda."•m. rirec or.hram dh hn daadi., problems-�,fAyrY
- Wcd.pd W m seller .ed irgA.md. smSee emoffYe.LLrSILL[ pd�3t otlurriu
flow mtA ; dva a We.m th.t h.. doodmC p.vbl®a
�+Plirf
-peter
Z
YES multi !i if NO muiti lift is 1
--
]
TOTAL , flydralozk 11 .. tlooe M.tl4 d..cost from D 3 by D 4
Add scare fa fabld on p. f
2-6
w J.ad R, -,g Farm---Wa.tiagwn 6 Aop»t2004
YaAvn 2
titiruand n.me «ar,nG�_
H IA 1ptcrmoaiw of hahiars fwy. 71)
Dccidc Som the dvg—lbci . whmkel intertiperaioo hetweca Cawardie rege4rtaa
dasaca (d—''hod io H 1.1}, ar dre clalta cad iter-pevxd area {Gan include opev vats w
mudflats) u tight medium, low, craooc."
qwwp
Naae - 0 points Low - 1 paint rTiruderate - 2 poin6
[Arian bmdtd chx¢¢elsl
High - 3 points
NOTE, lfyw have four or more clasats or ffiree tion c]asee, and open mtcr
the it .txa .• -.
i H 1 , Socod Hatstat Patura: lsrny 77)
uuxr+�ewlrer�¢r�rra�¢ro><prarear;w,her,•�r¢„d fl�ear,r,aarler,�awl�e
cagwe8a Jperrurye:,r�¢a.ta lGe,resr mrumn.
e, dovvoecL weedy dcbsie within be, wetland (>iia diameacraed d n long).
1yf,Srandia$ aaagi {dlirKter al ehG honatn S 4 mdua) is Sbe w.rl-..A
Undncw h• ^r. arc p,cs for n Ieal 1.5 ft {2m) andror overtaagmg veymadm r -Amends u
Irase 3 3 N (lmS env a slrmm {m duet} m, w svffiguour xieh tte unit fu at kaat J3 ft
{ISIrn?
! _satle weep hanks of fine mawial th.t might 6e t�edby beaver orat¢slzae i deaoing
(>i0dsg+nc skp=) 09 nig. of r—t-bc '. - ItMty —p--1 ! : alvxG, or trop that
cave nonyve nrned grryaawel
AI kaa is arc of d i; deemed pmieemt vcgcadoa r# xoody tic -nos We punt in area
tlnt arc pernunmdy « auwnally i.•••e.•••t (anucn¢rsJbr eat -W4 dy arnybf8lanaJ
I I—ve pion wvakm ebm75% ofew wedacd a to Wh stratum ofplana 3i
Nolr.. 71, 20% "red u mrryprwLrg a/,ha,riammr onynre 78 v
j H 1, TOTAL Sooee - po tW foe pmnding habiat 1
/.l.r rlw ..•..... R.... fAl ! iIr ] Hi i fJr l FIf T
wClmd Ronny Fmm-wcnanWWinp to Ao"7u04
..pion 2
H 1. Dod2 the W.Mand tmlt here the RohctUt b psv.idr tlidlut tar many sperw:
H l.] (uep 77J
Chetic erre rypnv ylwgcnrMecrurcryrrsedrla✓deficnd r7'�»erdlnl-Stu rlvuAof616r wcA
aiur a'A aaY m uo,+d r 1 DS6 of Jrr we¢ ljwvr u sarallo than 1.3 xres
Agnmcted
llmagrot Plan"
*Sanhhhsnb (aces whrtt 170%eoverY
�v4parr¢tcd {uear rrhue trees love>3a;t, aoTerY
gene .a has ¢forurrl efuss thank {/ Amb, herbeeeoua,
The rum Ma lost bu l am of 3 mea Ccs=", ap6-canoPy.
&a each gar W xaR witlm me formed poygan
.[dd rhe ,¢rnrirr aJrraor¢rion abrrcmerdrat4"ai1fY lJperr hove:
a stm�wea of spore
3 surswreaPoma
2 aIIVM paw - I
cta
I ahrwtrpa oin4 - o-
.2 M*MzMiOW—A 71)
Uree1 pie ryPrn al*aam mares (GJadwperiodr) pr -W -0,* Lk- —d—d. The waste
re=Ymeh¢rm cora wore fMn ldSd afrhr xsr!¢ndor Y. pcnm mnnl (sot lrYlfO'
dacrrgrlpvar lh}"droPa'od`I
�� o'
pe,�nmtly IIuodsd imLe 4arm«e scot �3
--$r,aamady ftoaded o< moadated _ em Oia9
i d
4Oraas _Wy flooded a mw&kd wiml-1
10
�Sae—*d rreii' tYPe p— Pomea
PermmmdY Boavisg st:csm rn rive � m rrdja t ra, roc xrdand
-~ Sc.- ay & vmg etrram in. er 4—, m, the wdi..d
Z
L.+yrda[c rral.+d -1 pataa
�Frakwass+ p/ef wednn{ - 2 Peh-b
H 13. BiGha�N,9lffipet ]A
� Cuay she n�ba of plant qu+a m me wethmd Thal cover u kart to R'_ {d ff rnrpaeehm
1 olrhe wwe +roe.[ ran 6e mnMncd ra ni.el <xe ,tx dwv6arC)
7ou dp a¢r Garr daa�erhrspocra.
1I rosrero-yls. Conudun7kwlr
Da +rarradar rra,,,�. ar4a4aa�n.Arr•
H)vu mriated- > i 9 >➢cdn . poioe - 2
1 Lid ryuir.T bol¢w V)aaa'r'Qii1 5-19'
< 3 aponn pwala -
II
A
real r r page ,T
Wa-d Kf nY Fvm_r— Wertisgean 13 Aoiwot 2m
_2
titiruand n.me «ar,nG�_
H IA 1ptcrmoaiw of hahiars fwy. 71)
Dccidc Som the dvg—lbci . whmkel intertiperaioo hetweca Cawardie rege4rtaa
dasaca (d—''hod io H 1.1}, ar dre clalta cad iter-pevxd area {Gan include opev vats w
mudflats) u tight medium, low, craooc."
qwwp
Naae - 0 points Low - 1 paint rTiruderate - 2 poin6
[Arian bmdtd chx¢¢elsl
High - 3 points
NOTE, lfyw have four or more clasats or ffiree tion c]asee, and open mtcr
the it .txa .• -.
i H 1 , Socod Hatstat Patura: lsrny 77)
uuxr+�ewlrer�¢r�rra�¢ro><prarear;w,her,•�r¢„d fl�ear,r,aarler,�awl�e
cagwe8a Jperrurye:,r�¢a.ta lGe,resr mrumn.
e, dovvoecL weedy dcbsie within be, wetland (>iia diameacraed d n long).
1yf,Srandia$ aaagi {dlirKter al ehG honatn S 4 mdua) is Sbe w.rl-..A
Undncw h• ^r. arc p,cs for n Ieal 1.5 ft {2m) andror overtaagmg veymadm r -Amends u
Irase 3 3 N (lmS env a slrmm {m duet} m, w svffiguour xieh tte unit fu at kaat J3 ft
{ISIrn?
! _satle weep hanks of fine mawial th.t might 6e t�edby beaver orat¢slzae i deaoing
(>i0dsg+nc skp=) 09 nig. of r—t-bc '. - ItMty —p--1 ! : alvxG, or trop that
cave nonyve nrned grryaawel
AI kaa is arc of d i; deemed pmieemt vcgcadoa r# xoody tic -nos We punt in area
tlnt arc pernunmdy « auwnally i.•••e.•••t (anucn¢rsJbr eat -W4 dy arnybf8lanaJ
I I—ve pion wvakm ebm75% ofew wedacd a to Wh stratum ofplana 3i
Nolr.. 71, 20% "red u mrryprwLrg a/,ha,riammr onynre 78 v
j H 1, TOTAL Sooee - po tW foe pmnding habiat 1
/.l.r rlw ..•..... R.... fAl ! iIr ] Hi i fJr l FIf T
wClmd Ronny Fmm-wcnanWWinp to Ao"7u04
..pion 2
R'ct4ud torte a vlvvba
$ 2, E7oo the wetland ■nk Lave the apportealay id pm"de iabkM for many .pedes?
--g-2.l _ZMER{owl. ldJ
l'7.6Ne rhedeaafpdok ata, beer r yresara 6a"W. f b ff fweL d tide 1A, hephur scorsng
creel.. rMr eypXn >° the -111 dd m G rrari fn rh. ,abet. See torr for J4?nuion of
- 100 m (3308) of=66, 2y eaduu*cd wFW ed area., FOrky ilea; Or OpeltWaua >95%
afcacvmkcmr-c. No suv bees uc wy)>m thc.mdisnabe6perl.fb%ft. (se5atirely
7
_df.m.bod .lav aid+. ea-P.rmi, m lod.apkt, m d.f:y huwm We) P.Eals -S
— t00m(33dh)a!R]aavely wt�.mbcd vcp.trted arras, !eery aeas.m ope'•watcr>
5a% eueomferwo. Paletr-4
- 50m (1704) efsel¢v* mt6hcd vcgebted neat. cocky ares, or opo xatu195%
crro.®f- Poleta - A
100.v(33Mg of U&.1y mA'atwbed 1pblod nae, rocky ncaa, '.pea Wats> 25%
.acaafamw. -
Poiatr - 3
- 50 m U Soh) of rc1ae5rolY �lirt,uhed relebted aaf,rocYy yeas. a apes ram fos >
50M Polep - 3
3f bWer don tial m.d .eP -f%- critesla .trove '
- N pavedaw(etxptpavcd mils). 6w7d'mpa mdm 25 m(IDA) ofwd[.rd>93%
[dgbl .o mvdaab: V --i-& w lawn arc 03C PaEvu - 2
No pevod;++ 1.LdbW*ir61n 50m efwdl..d for>50%r¢cvmfwsace.
[ag}e w ..chat. Faac.g. w 6� ort OK.
ffo'y aR•>ml is hvLa, u' 2
- Yegebsed buff., ase ,:Z wide (6.6h) fwmae tb.a 95% of N. c'awmf-- (eg 0Z1.d
!!tide, Pa.seg, b.Nri.e�nck er�vdm edge.fwedwd Paleu - a.
BaBu des votmect WY ofd -mettle abw'e-;-----_.. .__. Palen - l
.__N2.2.1lsthe-deed pat of. eJstivery mdArAf dwd mhevka v.phtd ewrida
(•A- r4es ga-d) ale is M ised 150 a wi k, ha d Oast 30% tote of shrub., f -M
evd3ve nadistab.d pniric, that 00eveet, d cawai.a, other wcdmd. w oodutwbed
oplaoM>nat ne d !aa 250 - m aa? (damn d rip- earridan, hw.sly reed grave!
raad.. yavcd meet, ..e -M-d brwka u th. wnWd}
YES-apr.btr (go4.H7.3) goer H221
H211ls m. ,yebed pal of. ra.tw.ery>mai.imwd vegcbsed ooaidar
(caa r4 -a w cpkc d) [bet u m lead 50 told, bei M Iwo 30%covrrof abrobs w
foo, , and eaaoom m cAo , attic w.dm& w uofia� uplw& dot are d ltut 25
ave. m rte? OR a Litt►frMpe xcelm4 if a don oarmw u cpm.nwh=d eorr.'dos u la
the tlrraai0v about?
YPS-3P.kb (go w H3.3i ND I2.7
H 2.2-3 Is fiat Wedsvd:
Withia5 mi(fIm) Of a WKkesh .salt WaW wblap OR P-ro
-ff,jr 3 mi af.lnle field a.p•.wr• (>l0.ww] OR 110
witbP l ob ofa laix grate thio
M10 .av7
vac - s aatat O NO- B voseu
TOW for
W eti-d lune err aurba
Which of&b f.Eo-W pcioriry b.bieew eidd. 3368(106m)ofd. x- md.mi(7 NOTE. -vi,
s.nno-riau do nor hove m be rd.AVdy nwdlr0abad
7nar. erc AFW defwrcvns. Chili -6yo-local DFF61,Z lose ffib.,e ere may Vgta ons.
Slip.rlaa Th nee dycm[ w.s�tic ryieems rviu, 9awmg w.� �.I eevtrms alemeao of
bcth wulg, and terrestt ecosyweva which =or.* iaau:seae task other.
___,,lspm Scads: PV+e ra,>.�ea .bed• ofa.pa, �.,..... des 0 E m (3 .ms),
(.'lil>:: 0,aru d- 7 6 m (25 A} j.o -A ^•m helow 50M H.
_Old-gr..rm f.r : (old-v-th weal of C-.& -0 sb." d loot 3 q- 3pft-.
!Daviel .-M.Yered emooy'ids ocatiw.l small opmivga; -th d lett 20 tree.!. (8
acw'uae)> 91 us )32 m) dbb or a 200 yon of age.
Af.lure forests, Sued. with aysaapc diameter. ncccdeg 53,m (21 ut) dbh; cro-Dura
may be ku ibar Id0•A; aexn cover rvay be lea that 1001%: duay. d� t -,-bow of
sa.g., avd qr tv Of lugc dovved -lee ial i. g= -Uy lea ohm del favvd to old,
gnwih; Ea - 200 y- old wet of the CL.cadc out
P -IA.: Rd fi, b mdu0abed arsis (aa indicted by doz fi-o ofvative plateal where
S,-- aver., Into [4m me oat -1 clamp pled 0 -Laity.
Tales: Homogewus arca Of rock rubbk nafmg in avenge .ix 0 ,.15 - 2.0 m (0.5 - 6.5 ft
.� 'mposcd oibasal4.4d. ...d'w aedimwwy rock, io"Wieg dVp P sNdn avd mmc
uilw fp. id.y bc-.cured -th cLLM.
_Cava: A vernally oa aukj avity, mem, void, w aysaew .f i.� passages
Dreg•. wkdee Oak: '.Delmas Snide ofpmt Deka wk,'wmlfa..woOiatiam xirec
-'9' 'p
of tk act -q-.at of th. auad x 25%.
vrhm MI" 01.a Space: A psiw* .pwica,widm wimia or is.A)ao-E W dre open
space and wee it for b-6.9 svgnl.r f.41.9; L i -die opev .poo f--fi-u,
'sridof'maxting od-peuriry hrbltma, cel-i.dy ih- dW rvaald orbg7ue be
iulawd: aadra, d.c epees tp- u m lsabt.d rem 1 of natter.1 habitat larpa th- k ha (I O
armrc.1 -d i. -r-&d by urhu d.velapwse
ary,'Esrury-lke: Deeper r tidal babitaol and ,ry,xO ddal wwifinds, ukuapy aeei-
mcl0s.d by lead but -h vpe pa+dy ,.b. -..d w p..h. ao,e.a to the vpev oeov, avd
xhich « -a is .l Ecus vcave
aivdy dL[-d by fieehwuaa srmo8f vw the!nide
The s.L ty�auy b, Periodically i -ao d wove shat of the aped otos by e -P -doe. -
Alovg some low-etw:syy ceasdiaea fie is appreciable dilesivv of .d waw, B t-i-
h.blbl a w.,4 ups - tied [.reward 1. whet{ Deet -chive calb me.e.ve Scat !lam
0.5ppt- duriap rhe period d --le -vd lox does [veh.dm berm crh si sad lagaom.
7.lariodFtearly.
36-H- Shw,li a iv.bad. tbcmwdidA avdm.btidal ansa of
b...1-. -d -y d. iulode are baekshase andadjarmrl co p.veaa of the tar OdU
I ,d .pc (e.g_ .Lff. snags, ®nuc boa, deme, me.7am) the nc irvpmmt to abwel-
uso.iar,d ash.vd w5dhfe and &a%. tnbau to sbwc3me favdtoa (eg.. savdkockrioy
seavisweet, eOtiwo, -0A"6-' er.riao coetrop.
Ifwtda0d has 3.r mar: primiiy habitat, - f palvu
if wes:.d hu S prsor*y heli,. - 3 potau
Ifxett.edha. l priority hahiw Ipolae Na kabib-0Poivb
N'7,Ahv.gerared w.rf....A, ase by d.fw . k p-rft> ApWu f bW m. nor bieludcd 4 0-
Jut Nee by ..rrla,dr a.e uM-d k. evwvr -X l.4j
Wts7R4Pdiaf Pani-Ww—WAL-st. 15 Avp.ut 20W Wetlodkmiag Fmm - 'alae Wesli V- Ib A.gud2004
yernm 2 no n
V I .
- weu.ne naerm p numb¢
vJaAand n.n,e or,umbs_ -
132.4W-�t•.,,r, „ytv� rci,oa,e Ne o.• as,c*wncn ofrRe ta.dscap. narhe werlm�erlwa
ZiC 12 Is the we m umt at east Wm m a,fle meets al cam two 0
following dove eowdilions7 YES - Gregory l NO - Calegoryit
Jf p)(seap-ul
•Phot art Y k.A 3.11W wcn.nda wAi- u mac, and IM conoeedoa, berortev them
Cat 17
,ebdrek _dhvAj djLgia pang bomm wdl.4OX, a.'v ]de abo,e with wow
cultivation, Zn g, ted foe Less thm L0°/, my of noq-zztive pLant
bofeag, to corm tiam jb, ld NOT Im bievned by paved ewd+, SII, Lklds, m 014a
devdayraeot- points - 5
The wetlamd a Laks&m3c ea a hke with lack d•^^t —.od then ate 3 odx Wo -mope
,non tl,eo ICy vfdm wetland lieu d,e wLeea d should bo given a d,wl
r Crdmda wid i� V. Dale
7aun oe .[dml 3 olbet -d-ds r Ld. K m t, BUT mt Ceemeed- 6e1, eta
p°mn-
rating
eiew.bed
T6. wedmd u lko-hmr w a Lake wllh Amvb. and rouo arc 3 °then Iako-Ftiage
mlatively ondisbvixd upper rm-hwith naevc spxies would be a
ne L.d Within %.alk peiaft - 3
Tb= kat loaf L Wtil dllthia No Ek. pemv-2
Tbrs W- WcUxWft,ridir. K MD- poLnis
_ _
II 2. TOTAL Scale nppurumiry fm providing habitat
1
_
Aad thesmres am h7.l.ff2-7 X7.3 X2I
___
TOTAL for H I [roropage 14
Total 5oare Tor Idabttal [ruetloaa ^add rhe poin4 far 1t I, H 2 and mco[d We [caralt oa
j
3
CATEGORIZATION BASED ON SPECIAL CRARAC'rMS"(7(S
Please deter -imine if the wed4xd meets the afir5utes dumbed below and eirde the
epproprrate answers and Categdry.
SC 1.0 Estuuioe watha-.-7771
dt (.-p. 66)
Does the wel4nd ml meet file fallawiog caitc i- for Eatoarim wetlands?
- The dominant wa�e,,egi,ne u tidsl, -
- Vegemted, and
-- With ■ sdmzy greater than 0.5 ppL
1 YES - Go to SC I A NO
SC I.I Is the wetland unit within a National Wildlife Refuge, National Park
Nadon.l Em -y Raservc, Nabual Asea Fo;"ea ✓`Yate Pati or Fduratio..L Cal. l
Environmenml, w Sciendtro Reserve designated under WAC 332-30.1517
YFS-Ce1cgmJ NOp lobC 12
d dL l and 1 fdtc
- --- -
ZiC 12 Is the we m umt at east Wm m a,fle meets al cam two 0
following dove eowdilions7 YES - Gregory l NO - Calegoryit
C*L i
-Thewetla,rd is sel.tively undismrbcd 9 N diking, ditching, fidingr
Cat 17
-
cultivation, Zn g, ted foe Less thm L0°/, my of noq-zztive pLant
species. If the trop-vni t sp." rwapy- an; the unty species dim cov
I
,non tl,eo ICy vfdm wetland lieu d,e wLeea d should bo given a d,wl
Drak
mdng f1R1}- The area of Spwfim would be mod ■ Category Ir while the
rating
mlatively ondisbvixd upper rm-hwith naevc spxies would be a
ILII
Caoegory L Da an4 bawevar, exclude the area of Spartina in
' dvtcnniuiag the siu thsabold of I acre.
j - Ai Ieasc Y. of the landward Mdp oftbewed-d has . L00 R Iwtiu of
I s!vub, forst, at ua-grated or =-mooed grassland.
- The wcda..d has u least 2 oftbe folio%* natures: tidal channels,
depressiors with open water. or -fig— frashwatar wedands.
Wnlmdtt�{F--wftO=W-bigmn 17 August7W4 I Holm 2Rating Form-weaaSlWuliLnl,aL 16 A�gwt ?4cN
Recorded data �, inundation saturation watermarks drift Lines sediment deposits ,drainage
pattern
Wetland hydrology criteria met: Yes Basis: fir+
Comments:
SUMMAR Y OF CRITERIA
Soil Temp. at 19.7" depth: Growing Season?:,
Hydrophytic vegetation: -Yo Hydric soils: Y etland hydrology: YD
Data point meets the criteria of a jurisdictional wetland?: Yes 10
Mapped Soil Series: Alderwood
On Hydric Soils List?: Yes Drainage Class:_ moderately well drained
Depth(0 in) Matrix
color Redox concentration color Texture
Ik/in., 10t iZ '-!I
Sr# lots+
ILin,_ S S� a-
_
r.� r�,' `Ya' �! 6 } S. h r; 1� 4M ..�
_
in.
_,.
_in.
Organic soil , Histic epipedon
Hydrogen sulfide_, gleyed , redox concentrations K, redox depletions_, pore lzningsiron
concretions_, manganese concretions_, organic matter in surface horizon (sandy soil)_, organic streaking (sandy soils)_,
organicpan (sandy soil)_.
Hydric soil criteria met 02 No
Basis:
Comments:
HYDROLOGY
Recorded data, inundation
saturation watermarks drift lines, sediment deposits , drainage
patterns .
Wetland hydrology criteria me
No Basis: M a 5 %' ..� ✓ aF�e�
Comments:
SUMMARY OF CRITERIA
Soil Temp. at 19.7" dept Growing Season?:�
Hydrophytic vegetation: Ilii
Hydric soils:.&NWetland hydrology
Data point meets the criteria of a jurisdictional wetland?. No
ni"AU ,vvr
Recorded data, inundafiansaturation ,watermarks , drift lines_, sediment deposits drainage
patterns .
Wetland hydrology criteria met: Yes o Basis:, _
Comments:
SUMMARY OF CRITERIA
Soil Temp. at 19.7" depth: Growing Season?:19N
Hydrophytic vegetation: Y� Hydric soils: Y! etland hydrology: i'W
Data point meets the criteria of a jurisdictional wetland?: Yes
City of Renton
P4anntn9 Division
RE CCE V ED
PLAT NAME RESERVATION CERTIFICATE
TO: ROBERT JOHNSEINE
9805 NE 116TH ST, STE 7499
KIRKLAND, WA 98034
PLAT RESERVATION EFFECTIVE DATE: November 19, 2012
The plat name, PLEASANT PATH has been reserved for future use by GREGORY SPARHAWK.
I certify that 1 have checked the records of previously issued and reserved plat names. The requested name has not
been previously used in King County nor is it currently reserved by any party.
This reservation will expire November 19, 2013, one year from today. It may be renewed one year at a time. If the plat
has not been recorded or the reservation renewed by the above date it will be deleted.
.1k
31J �� 1 Deputy Auditor
co uI-]t]� � }
fi�r�trt ,
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
%,4%y v1 ntimon
City of Renton Planning Division Planmirng [Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231 NOV 2 g 2012
STATE OF WASHINGTON ) RIECE EQ
COUNTY OF KING )
>Q-CC..WC-� sf^rZ H"k— being first
duly sworn on oath, deposes and says:
1. On the _� day of NOvk0AW 20_L , I installed public
information sign(s) and plastic flyer box on the property located at
a 5 o j J t>x �&v r _ _ for the following project:
Project name
'_o?WtrzT_ z ah Q itis\ VE'. ---
Owner Name
2. 1 have attached a copy of the neighborhood detail map marked with an "Xn to
indicate the location of the installed sign.
3. This/these public information sign(*) was/were constructed and installed in
locations in conformance with the requirementsi of Chapter 7 Title 4 of Renton Municipal
Code and the City's "Public Information Sighs Installation" handout package.
SUBSCRIBED AND SWORN to before me this`a7
STAT
COMMd�IS5l4�1 EnFIF��`�
NOTARY PUB
residing at
Signature
day of �3 V , 24
in and for the State of Washington,
My commission expires on i Z d 1 L-0'
H:%CED\Data\Forms-TemplateslSelf-Iielp Handouts\Planning\pubsign.doc - 3 - 03112
RECEIPT EG00001333 Citvof e
BILLING CONTACT
Roann Consulting, LLC
9805 Ne 116Th St, 7499
Kirkland, WA 98034
REFERENCE NUMBER FEE NAME
TRANSACTION
TYPE
PAYMENT
METHOD
AMOUNT PAID
LUA12-000182
PLAN - Environmental Review
Fee Payment
Check #1675
$1,000.00
PLAN - Preliminary Plat Fee Fee Payment Check #1675
$4,000.00
PLAN - Preliminary PUD Fee Fee Payment Check #1675
$2,000.00
Technology Fee Fee Payment Check #1675
$60.00
Technology Fee Fee Payment Check #1675
$150.00
SUB TOTAL
$7,210.00
TOTAL $7,210.00
Printed Ow November 28, 2012 Prepared By: Vanessa Dolbee Page 1 of 1
SEC.
TWP. 23 N.. RGE. 5 E., W. M.
:.•! r �` - ., , t �,, ..... � -- ��.
----Od2 .... a7S:Y. 1/4, ..... .....
". -���.
SCALE: 1 = 40 n/
0_20 40 B4
%FFER AVERAGING NOTE
1. THE ORIGINAL 50' BUFFER PROVIDED 39,111 SF.
OF PROTECTION FOR THE ON-SITE WETLAND.
2. THE PROPOSED 25' WE5TERN BUFFER AND "15'
EASTERN BUFFER PROVIDE 38,093 5.F. OF
PROTECTION FOR THE ON-SITE WETLAND. 1618 SF -
LESS THAN THE 50' BUFFERS.
3. WE HAVE INCREASED THE 777' BUFFER IN ONE
AREA TO PROVIDE THE ADDITIONAL 1,618 SF. of
BUFFER
BASIS OF BEARINGS
NOO'11'30°E BETWEEN THE MONUMENT& FOUND IN
PLACE AT THE WEST QUARTER AND SOUTHWEST
SECTION CORNER OF SECTION 11-23-5 PER THE
PLAT OF WINDWOOD DIVISION 3, REF. 1.
i s DATUM
NAVD 88, PER CITY OF RENTON VERTICAL
CONTROL
BENCHMARK
TOP OF THE MONUMENT AT THE WEST 1/4 CORNER OF
SECTION II -23-5, CITY OF RENTON POINT NO. 2101
EL.= 512.01 FEET (OR 156.060 METERS)
REFERENCES
1. THE PLAT OF WINDWOOD DIVISION 3 RECORDED
IN VOLUME 158 OF PLATS, PAGE& 22 THROUGH 21,
UNDER RECORDING NO. 2001022200016r5.
NOTES
I. ALL TITLE INFOF�MATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO
TITLE INSURANCE COMPANY SHORT PLAT CERTIFICATE ORDER NO. 1225689, DATED
JANUARY 12, 2001 AND SUPPLEMENTAL COMMITMENT NUMBER 1 THERETO DATED
FEBRUARY 16, tool. W PREPARING THIS MAP, GORE DESIGN HAS CONDUCTED N0
INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN AWARE OF ANY TITLE ISSUES
AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND
DISCLOSED BY THE REFERENCED CHICAGO TITLE CERTFICATE. CORE DESIGN HAS
RELIED WHOLLY ON CHICAGO TITLE'S REPRESENTATIONS OF THE TITLE'S GGNZ kTION TO
PREPARE THI5 SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY
AND COMPLETENESS TO THAT ExTENT.
2. THI5 SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITION5 EXISTING ON
AUGUST 23, 2006. ALL SURVEY CONTROL INPICATED AS 'FOUND" WAS RECOVERED FOR
THIS PROJECT IN AUGUST, 2006.
3. PROPERTY AREA = 197,975±SQUARE FEET (4.5449±ACRES).
4. ALL DISTANCES ARE IN FEET.
D. THIS IS A FIELD TRAVERSE SURVEY. A SOKKIA FIVE SECOND COMBINED ELECTRONIC
TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND D15TANCE RELATION5HI1-5
FbETWEEN THE CONTROLLING I"tONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE
TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAG 332-130-0907. ALL MEASURING
INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO
t-1ANUFACTURER'5 SPEGIFICATIONS-
6. UTILITIES OTHER THAN THOSE SHOLLN MAY EXIST ON THIS SITE. ONLY T1405E UTILITIES
WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SUF5ACE ARE SHOWN
HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY.
UNDERGROUND CONNECTIONS ARE 5HO+LN AS STRAIGHT LINES BETWEEN SURFACE UTILITY
LOCAT1oNS BUT MAY GoNTAIN BENpS OR CURVES NOT SHOWN. SOME UNDERGROUND
LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. CORE
DESIGN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS.
SITE STATISTICS
SITE AREA
191,914± OF. (4.54* ACRES)
SETBACKS
--
LOT 0
AREA
..
. I
y ri^
®
(PROPOSED)
SIDE - 5 FEET
I
I j I I 7 4.ti:..l...�
c
3r7%
w
•4.+'43bF' " I �I 39096E I ' � 35116E � �f., 39526F'
I I
""cam
REAR - 10 FEET MIN.
LOT 2
r I
499a
EXISTING ZONING
R-4
t' I
SCALE: 1 = 40 n/
0_20 40 B4
%FFER AVERAGING NOTE
1. THE ORIGINAL 50' BUFFER PROVIDED 39,111 SF.
OF PROTECTION FOR THE ON-SITE WETLAND.
2. THE PROPOSED 25' WE5TERN BUFFER AND "15'
EASTERN BUFFER PROVIDE 38,093 5.F. OF
PROTECTION FOR THE ON-SITE WETLAND. 1618 SF -
LESS THAN THE 50' BUFFERS.
3. WE HAVE INCREASED THE 777' BUFFER IN ONE
AREA TO PROVIDE THE ADDITIONAL 1,618 SF. of
BUFFER
BASIS OF BEARINGS
NOO'11'30°E BETWEEN THE MONUMENT& FOUND IN
PLACE AT THE WEST QUARTER AND SOUTHWEST
SECTION CORNER OF SECTION 11-23-5 PER THE
PLAT OF WINDWOOD DIVISION 3, REF. 1.
i s DATUM
NAVD 88, PER CITY OF RENTON VERTICAL
CONTROL
BENCHMARK
TOP OF THE MONUMENT AT THE WEST 1/4 CORNER OF
SECTION II -23-5, CITY OF RENTON POINT NO. 2101
EL.= 512.01 FEET (OR 156.060 METERS)
REFERENCES
1. THE PLAT OF WINDWOOD DIVISION 3 RECORDED
IN VOLUME 158 OF PLATS, PAGE& 22 THROUGH 21,
UNDER RECORDING NO. 2001022200016r5.
NOTES
I. ALL TITLE INFOF�MATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO
TITLE INSURANCE COMPANY SHORT PLAT CERTIFICATE ORDER NO. 1225689, DATED
JANUARY 12, 2001 AND SUPPLEMENTAL COMMITMENT NUMBER 1 THERETO DATED
FEBRUARY 16, tool. W PREPARING THIS MAP, GORE DESIGN HAS CONDUCTED N0
INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN AWARE OF ANY TITLE ISSUES
AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND
DISCLOSED BY THE REFERENCED CHICAGO TITLE CERTFICATE. CORE DESIGN HAS
RELIED WHOLLY ON CHICAGO TITLE'S REPRESENTATIONS OF THE TITLE'S GGNZ kTION TO
PREPARE THI5 SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY
AND COMPLETENESS TO THAT ExTENT.
2. THI5 SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITION5 EXISTING ON
AUGUST 23, 2006. ALL SURVEY CONTROL INPICATED AS 'FOUND" WAS RECOVERED FOR
THIS PROJECT IN AUGUST, 2006.
3. PROPERTY AREA = 197,975±SQUARE FEET (4.5449±ACRES).
4. ALL DISTANCES ARE IN FEET.
D. THIS IS A FIELD TRAVERSE SURVEY. A SOKKIA FIVE SECOND COMBINED ELECTRONIC
TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND D15TANCE RELATION5HI1-5
FbETWEEN THE CONTROLLING I"tONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE
TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAG 332-130-0907. ALL MEASURING
INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO
t-1ANUFACTURER'5 SPEGIFICATIONS-
6. UTILITIES OTHER THAN THOSE SHOLLN MAY EXIST ON THIS SITE. ONLY T1405E UTILITIES
WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SUF5ACE ARE SHOWN
HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY.
UNDERGROUND CONNECTIONS ARE 5HO+LN AS STRAIGHT LINES BETWEEN SURFACE UTILITY
LOCAT1oNS BUT MAY GoNTAIN BENpS OR CURVES NOT SHOWN. SOME UNDERGROUND
LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. CORE
DESIGN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS.
SITE STATISTICS
SITE AREA
191,914± OF. (4.54* ACRES)
SETBACKS
FRONT - 5 FEET
LOT 0
AREA
LOT GOVERACsE
PROPOSED USE
(PROPOSED)
SIDE - 5 FEET
LOT I
4,843 S.F.
3r7%
NUMEsER OF LOTS
4
SANITARY SEWER PROVIDER
REAR - 10 FEET MIN.
LOT 2
3509 SF.
499a
EXISTING ZONING
R-4
191,974 SF.
STREET - 10 FEET
LOT 3
3,511 SF.
45�e
CLASSIFICATION
155AQUAH 5CHOOL DISTRICT
DEDUCTION:};
GARAGE - 5 FEET
LOT 4
3,952 S.F.
4351 -
N(A
FIRE D16TRICT
KING COUNTY FIRE DISTRICT 10
PRI VA t Ie ACCESS EASEMENTS:
LOT 5
3,TgT S.F.
45%
LANE) IN CRITICAL AREAS
30,706
5ETBACKS
FRONT - 15 FEET
LOT 6
3,424 S.F.
535%
LAND IN CRITICAL AREA
38,093
(ZONING)*
SIDE - 6 FEET
LOT 1
3,533 S.F.
48`0
BUFFERS
6,023 S.F.
REAR - 5 FEET
LOT 8
4,006 6.F.
42%
PUBLIC STREETS
N/A
30'
STREET SIDEYARD - 15 FEET
LOT 9
4,495 SF.
36T.
LOT 10
3,690 SF,
46%
PRIVATE ACCESS EASEMENT
12,122 S,F, (TRACT D)
RECREATION AREA
$ LOTS X 390 SGL FT. -- 3,120 SQ. FT.
LOT 11
3,910 S.F.
44%
DENSITY PROPOSED
3.65 DU/AC
REQUIRED
DENSITY ALLOWED
4.00 DU/AC
RECREATION AREA 6,023 SQ. FT,
PROPOSED USE
SIN 7AG FAMILY RESIC)ENTIAL
PROVIDED
CO
DENSITY CALCULATIONS
SANITARY SEWER PROVIDER
CITY OF RENTON
GROSS ARBA JF PROPERTY:
191,974 SF.
WATER SUPPLY
KING COUNTY WATER DISTRICT 90
SCHOOL DISTRICT
155AQUAH 5CHOOL DISTRICT
DEDUCTION:};
PUBLIC STREETS;
N(A
FIRE D16TRICT
KING COUNTY FIRE DISTRICT 10
PRI VA t Ie ACCESS EASEMENTS:
12,122 SF.
TELEPHONE SERVICE
CENTURY LINK
CRITICAL AREAS:
30,863 5F.
ELECTRICITY PROVIDER
PUGET SOUND ENERGY
TOTAL ExCUL1DED AREA:
42,1384 Sr-.
NATUR4L GAS PROVIDER
PUGET SOUND ENERGY
NET AREA:
158,215 5F.
LANDSCAPE AREA
6,023 S.F.
ALLOWED BUILDING HEIGHT
30'
NET ACREAGE:
3.55 AC.
PROPOSED BUILDING HEIGHT
30'
NET DENSITY (ALLOWED):
14 (3.55 x4 = 14.2)
WETLAND AREA
30,106 SF.
PROPOSED UNITS:
14 UNITS
* SETBACKS REFLECT THE R-8 STANDARD AS ALLOWED BY RENTON CODE SECTION 4-2-110A, NOTE
IO.
LOT 12 4,812 SF. 369.
LOT 13 3,396 5F, 505
LOT 14 4,406 S.F. 3890
TAX PARCEL/SITE ADDRESS
TAX PARCEL= 1123059092, 1123059010
SITE ADDRESS: 12204 140th AVE - 5,E.
LEGAL DESCRIPTION
PARCEL A:
LOT A OF KING COUNTY SHORT PLAT NUMBER 1-75040
RECORDED UNDER RECORDING NUMBER -15073280518, IN
KING COUNTY, WASHINGTON,
EXCEPT THE NORTH 100 FEET OF THE WEST 261.96 FEET
THEREOF.
PARCEL 5!
THE NORTH 100 FEET OF THE WEST 2ro1.9ro FEET OF LOT A
OF KING COUNTY SHORT PLAT NUMBER 115040
RECORDED UNDER RECORDING NUMBER 7503280518, IN
KING COUNTY, WASHINGTON.
z
6E 178TH ST—
}
Q
leu
z 6E f36T14 8T
5E. 144TH 5T
VICINITY MAP
SCALE: i"=1200'
OIUNER/APPLICANT
PLEASANT PATH, LLC
9805 N.E. 116TH ST., SUITE 1499
KIRKLAND, WASHINGTON 98034
CONTACT: ROBERT JOHN5EINE
PHONE: (425) 785-2810
ENGINEER/PLANNER/SURVEYOR
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CORE DE51GN INC. MAWtor
14111 N.E. 29TH PL-, SUITE 101
BELLEVUE, wasHlNGroN 98001 P'n-nning Divit, orr z
CONTACT: ROBERT STEVENS, P.E. - ENGINEER
MICHAEL CHEN - PLANNER k L
�i
KENNETH W. SHIPLEY, P.L.5. - SURVEYOR O d
PHONE: (425) 885-1817A 716-
n1
SHEET INDEX '
I PRELIMINARY PLAT W
2 BOUNDARY 8 TOPOGRAPHIC - >
fx rL O
HE . u r ' Z 0r
3 PUD 517E PLAN 11, .� � < d
4 PRELfMINARY ROAD 4 GRADING PLAN o 0 o Q
5 PRELIMINARY TREE INVENTORY PLAN SHEET OF
6 PRELIMINARY LANDSCAPE PLAN 1 1 6
PLAT NAME RESERVATION XXXXXXX PROJECT NUMBER
CITY OF RENTON FILE NUMBER XXXXXXX 06083
TREE LEGEND
A
ALDER
AP
APPLE
C
CEDAR
CW
COTTONWOOD
M
MAPLE
P
PINE
CB TYPE 1
RIM 517.10
12" IE E 515.07
CB TYPE 1
RIM 518.30
12" IE W514.97
12" IE 5 514.90 a
F-
aq
4
EXTRUDED-:
CO TYPE 1 CURB
RIM 516.35
12" IF E 512.78
CB TYPE 1
RIM 51.12
12" IF N 5133 . 12
12" IE W 512.94 m c
CB TYPE 1-,�
RIM 514.01
12" !E S 510.41
12" IF PJ 510.46
EXTRUUE!)-:
CURB
1011 -
FOUND SURVEY MARKER AS NOTED
�-
-�-
Z
FOUND CONCRETE
0
MONUMENT WITH
FE
PUNCHED 2" BRASS DISK
7 � �
DO',hN 1.6' IN CASE
30' 30'
30 30'
I� Q
! 1 -
L
r�
.L
W
f�
0
:n
Q
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It
,I
� I
CID TYPE 1
R,M 509.94
i
12" IE N 506.64
12" IF SW 5C6.74
CU TYPE 17 '.
RiM: 588.37 '
12" IE NE 505.22 II
12" IE SW 505.22 -
S.E. 173Rn CTS I
E 515.97 PIPE SCALE: 1 " - 40'
D 20 4o as
SEC. 11, TWF 23 N., HUS'. 5 t., W M.
LEGEND
Q
FOUND SURVEY MARKER AS NOTED
WATER VALVE
FIRE HYDRANT
Z
TELEPHONE RISER
0
TYPE 1 CB W/ VANED GRATE
FE
TYPE 1 CB W/ SOLID LID
41
GAS VALVE
I
-Q-*
STREET LIGHT
SEWER CLEANOUT
FOUND SURVEY MONUMENT (AS NOTED)
MWI FOUND QUARTER CORNER
OW&N FOUND 5ECTIQN CORNER
I M
WATER VALVE
®
MAIL BOX
1
GUY ANCHOR
2. DEED OF TRUST AND
SANITARY SEWER MANHOLE
®
TREE TYPE
ESTATE
WATER METER
no
SEWER CLEANOUT
1
BLOW OFF
(p
AIR VAC,
BASIS OF BEARINGS
NOO'17'30"E BETWEEN THE MONUMENTS FOUND IN PLACE AT
THE WEST QUARTER AND SOUTHWEST SECTION CORNER OF
SECTION 11-23-5 PER THE PLAT OF WINDWOOD DIVISION 3,
REF. 1.
DATUM
NAVD 88, PER CITY OF RENTON VERTICAL CONTROL
BENCHMARK
TOP OF THE MONUMENT AT THE WEST 1/4 CORNER OF
SECTION 11-23-5, CITY OF RENTON POINT NO. 2101
LEGAL DESCRIPTION
PARCEL A:
LOT A OF KING COUNTY SHORT PLAT NUMBER 175040 RECORDED UNDER
RECORDING NUMBER 7503280518, IN KING COUNTY, WASHINGTON;
EXCEPT THE NORTH 100 FEET OF THE WEST 267.96 FEET THEREOF.
PARCEL B:
THE NORTH 100 FEET OF THE WEST 267.96 FEET OF LOT A OF KING
COUNTY SHORT PLAT NUMBER 175040 RECORDED UNDER RECORDING
NUMBER 7503280516, IN KING COUNTY, WASHINGTON.
NOTES
EL.= 512.01 FEET (OR 156.060 METERS) 1 ALL TITLE INFORMATION SHOWN QN TH15 MAP HAS BEEN EXTRACTED
` _ 12" CCNC. PIPE I I I
s IE 515.51 F
12" PVC PIPE IE
• G_ 514-93 FENCE CROSSES L
2" PVC PIPE IE 256.4 'N'LY FROM
514.53 CCRNER
NC FOUND 5/8" REBAR ',V'ITH
�• YELLOW PLASTIC CAP 4 FENCE 1.2' SOUTH OF
FROFERTY CORNER "JONES FENCE CROSSES FRCPERTY LINE FENCE 1.9' SOUTH OF
C-36 SURVEY PT." h 155.? E'LY FENCE 1.4' NORTH OF PROPERTY LINE
;.
.::.......... FROM CORNER PROPERTY LINE
i
12"'GONG PIPE ' -
N....
L ,C; 2 �!E 51394
f
- IF S W. ? % f!. dV. } �4 ..... _ :..:
.4
FENCE 0' SOU IH OF
N- L 4
CEDAR N .
-05
PERT LIPES:IY. 1/4, SEC 14'�VFHEDGE 874058"W 7
625.00 �4 B v ` ... 5
BUILDING
FENCE 0.6' F _ '3F y - 3 VHF
I S. OF
1 I •
S
FE CE CROSSES P
I7 105.4 ,^PLY NG CONCRETE
T COVERED, ROM CORNER •�$�J �
12' CONC. PIPE PATIO \ 7 BRICK WALL Q.3' EkST WALL 0.3'
E 513.70 \ i P' OF PROPERTY CORKERuj
F'LY FRCM
c� i: �� � • � 25' BUFFER AREA `1- � ' '�
r ? 1 L
,(10,707 S. F.) p' , 2t
PP W1 OHP- -�
( TRANEFORPAER ' , •' � � /
8
O SCAR :. ......:.... . • .. FER
\. 75' OF j.. �FCtJNU 1/2" REBAR
HEDGE I VITH YELLOW PLASTIC
}2" CONC. PJPE S GS1'R •A 1;? C ONPPROPERTYBLINE'
} /
\ J2
�r \ \ • F ,2 BRICK Y FROM R MLL�O.2'
E'L��' 1 -..•''' - FOUND 1 '2" R
- EBAR WITH
-` "� \ RICK EAST OF YELLOW PLASTIC CAP
- \ I� N`J AREA ` 8 NALP .i D 223
_ 1
: 5' BUFFER s PROPERTY UNE "TRIAD 35. 21402,
;I \ 27,386FS.F.) P rn -----'1309.....1.9 2Q Or,'..
A' 7 .,. � �GFE '.
2' wic. PIPE ; \ BUILD NG 1:° \ ( �: f PROPERTY LINE
51173 \ I BUILDING I V) { --f
� �� �• / 11
FENCE LINE C,7' NCRTH
OF �RGPERTY COIJNER - \2S' \ ; p' NLS
y
FOUND 1/2" Y2EBAf3 > \ \eT( 4v
(NCI. SURVEY CAP) \ �0
0.1' -WEST OF 1; i \Fcp • 0 -.......
PRCP€RTY CGRFIER F 1 f
FENCE CROSSES G1a',. ) WETLANC7 FOUND 1/2" REBAR WITH
YELLOW PLASTIC CAP
22.4. E'LY FROM• / q
'z � (UNREADABLE}, ON
CORNER /f PROPERTY LINE
i FENCE CORNER 1.4'
' 5001H AND 1.4' WEST 1" m
N87'S4`28"1+. • 100.05
OF PROPERTY CORNER �$ / / �� ' • +� 2y
N. UNE. S. 114', • P �� `! r Nk
. -W. 5'HYdF ALF • A. • •
N.W. 1 4 S. W,
5z 1/4, crc. 11-23-05 •�
$_ �S• KD'
CLYFRGM.....Ft..
...... ...............
'
�> BUILD,Nc
e 12" CONIC. PIPE \ FOUND 1/2" REBAR WITH
E 507.97 w \ ROCKERY 0.5' EAST CF
' �CULVERT OUTLET C7 ( YELLOW PLASTIC CAP
_ \ • �� PROPERTY LINE "TRIAD 22335, 21402,
Cl
FEN
ft CORNER \ 18094, 19620 ON
BURIED n 2�„ 0.5' NORT11 OF PROPERTY LINE
FENCE LINE 0.5' WEST '- 41. PROPERTY: UtIE I
I BRICK OF PROPERTY CCRNER 0 . G y' FENCE CORNER FENCE CORNER
! LANDSCAPE 0-2 NORTH OF 0 4' tiORTH OF BRICK{WALL 0.3'
s. rJALL PROPERTY LINE �PROPERTY LINE 1 4 E'LY FRCM R
, 1 '..� ��FCUND 1/2" REBAR WITH
6'VBF........ 4'V2Fx ` - N87. 54 2$W 525.00 OF PROPERTY CORNER ORANGE PLASTIC CAP
BRICK WALL Y 3' EAST 6' V"8 Fh'OOD DECj (C.5S OF FL)�"MEAGE OILMAN & ASSOC.
FENCE CORrJER
FOUND REBAR 'AITH YELL0IV 1- I I j FOUND 5/8" REPAR FOUND 5%a" REBAR WITH 29276/32.43A/351.15/3681t"
0.2' SOUTH OF m CLEANOUT ORANGE PLASTIC CAP I
PLASTIC CAP "MEADS GILMAN & PROPERTY LINE I oI: I WITH ORANGE PLASTIC x� 0.1 EAS AND 0.1 SOUTH
' ASSOC, 29276/32434/ 8"IE 510.81 CAP "MEADE GILMAN & "MEADE CILMAN & ASSGC. OF PRpPERTY COR,
35145/368t1" 0.1 SOUTH OF 12 �I I al ASSOC. 29276/32434/ 29278/32434/35145/36811"
30� PROPERTY COR. is I 351 4 5/3681 1" 0.1 0.1 SOUTH OF FRCPERTY LINE i [.
nl
30'
.......
FOUND PUNCHED 3"
�ERASS SURFACE DESK
lo" r'11
`j 14 - - -
I• - 15' SEWER SOUTH OF PROPERTY ;1<C
EASEMENT LINE
+ REC. NO. EL; hS PARK
200302040013763D
10' WATLR =t - i .
EASEMENT "` 1�'
PER PLAT I ?_.;S(Grt013
14
W
Z
Q
d
U
cn
Q
C7..
FROM CHICAGO TITLE INSURANCE COMPANY SHORT PLAT CERTIFICATE
ORDER NO. 1225689, DATED JANUARY 12, 2007 AND SUPPLEMENTAL
COMMITMENT NUMBER 1 THERETO DATED FEBRUARY 16, 2007. IN
PREPARING THIS MAP, CORE DESIGN HAS CONDUCTED NO INDEPENDENT
TITLE SEARCH NOR IS CORE DESIGN AWARE OF ANY TITLE ISSUES
AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE
MAP AND DISCLOSED BY THE REFERENCED CHICAGO TITLE CERTIFICATE.
CORE DESIGN HAS RELIED WHOLLY ON CHICAGO TITLE'S REPRESENTATIONS
OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE
CORE DESIGN QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO
THAT EXTENT.
2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS
EXISTING ON AUGUST 23, 2006. ALL SURVEY CONTROL INDICATED AS
"FOUND" WAS RECOVERED FOR THIS PROJECT IN AUGUST, 2006,
3. PROPERTY AREA = 197,974± SQUARE FEET (4.5449± ACRES).
4, ALL DISTANCES ARE IN FEET.
. . ....5. THIS 15 A FIELD TRAVERSE SURVEY. A SCKKIA FIVE SECOND COMBINED
_ ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND
--DISTANC RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS
FOUND 1/2" SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE
YELLOW PLA
- "1RIAD 2233,SPECIFIED IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND
8094. t964_QUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO
PROPERTY cdv1ANUFACTURER'S SPECIFICATIONS,
6. 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 CDNTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND
LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC
RECORDS. CORE DESIGN ASSUMES NO LIABILITY FOR THE ACCURACY OF
PUBLIC RECORDS.
FOUND 4"X4"
CONCRETE MCNUN.EIREFERENCES
WITH 2" BRASS DC
1`'K WITH 5 RI E
Ca C LD1 TO I i
, THE PLA F W NDWOOD DIVISION 3 RECORDED 1N VOLUME 98 OF
STAMPED "22335" PLATS, PAGES 22 THROUGH 27, UNDER RECORDING NO. 20010222000766,
0.6' IN CASE
SCHEDULE B EXCEPTIONS
1, GENERAL TAXES AND CHARGES: 1ST HALF DELINQUENT MAY 1, IF NOT PAID,
2ND HALF DELINQUENT JUNE 1, IF NOT PAID.
YEAR: 2012
AMOUNT BILLED: $4,155.65
AMOUNT PAID: 02,077.63
AMOUNT UNPAID: $2,077.82
TAX ACCOUNT NO,: 112305-9010-04-
LEVY
12305-9010-04
LEVY CODE:
2133
ASSESSED VALUE OF LAND: $264,000.00
ASSESSED VALUE OF
IMPROVEMENTS:
$50,000.00
2. DEED OF TRUST AND
THE TERMS AND CONDITIONS THEREOF:
GRANTOR:
ROBERT A. JOHNSEINE, AS HIS SEPARATE
ESTATE
a k
TRUSTEE:
RAINIER TITLE
BENEFICIARY:
NORTH COUNTY BANK
ORIGINAL AMOUNT:
$525,00.00
DATED:
AUGUST 7, 2006
RECORDED:
AUGUST 8, 2005
RECORDING NO.:
20060808000810
RECEIVER'S ASSIGNMENT
OF THE DEED OF TRUST:
ASSIGNEE:
WH€DBEY ISLAND BANK
RECORDED:
APRIL 4, 2012
RECORDING NO.:
20120404000007
3. RESERVATION OF ALL COAL AND MINERALS:
RECORDED: NOVEMBER 30, 1962
RECORDING NO.: 5513395
THIS EXCEPTION DOES NOT REFLECT CURRENT OWNERSHIP OF SAID MINERAL
RIGHTS.
27
4, ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR
OTHER SERVITUDES, IF ANY, BUT OMMITTING RESTRICTIONS, IF ANY, BASED
UPON RACE, COLOR OR NATIONAL ORIGIN, DISCLOSED BY THE SHORT PLAT
RECORDED UNDER RECORDING NO. 7503280 1i�. 4i
c G-
FOUND CONCRETE ................ .......... RIGHTS AND BENEFITS, IF ANY, WHICH MAY B ° D15CLOSED BY THE RECORDED Wuj
MCNUM.ENT WITH 2"
DOCUMENT(S) ABOVE AFFECTING LAND OUTS, TH Q A C 3 IN
BRASS DISK WITH � .... ............... \ } O Z
scRI�ED "x° STAMPED
SCHEDULE A. ra��i1���
35145" DOWN 0.4' IN 10 Q O
CASE C��' 2� AFFIDAVIT OF CORRECTION SHORT SUBDIVISION APPLICATION NO. 175040
�� . • RECORDING NO. 7505200562 a Z U
5. CITY OF RENTON, WASHINGTON ORDINANCE NO.M' R Ti' IZI
kRMS AND b
CONDITIONS THEREOF: o 0 o L�
ILL RECORDED: JUNE 21, 1996 LL
„_.M. j RECORDING NO. 9606210966 z z 0
6. CITY OF RENTON, WASHINGTON ORDINAI`� l jJ' 54 91. V EL N� LIT 4
CONDITIONS THEREOF: �-�j��
RECORDED: AUGUST 6, V�306 SHEET OF
RECORDING NO.: 200906000472 n
EXEMPTIONS 1-6 ARE SITE WIDE AND ARE NOT MAPPED. L 6
PROJECT NUMBER
06083
+11
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4, ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR
OTHER SERVITUDES, IF ANY, BUT OMMITTING RESTRICTIONS, IF ANY, BASED
UPON RACE, COLOR OR NATIONAL ORIGIN, DISCLOSED BY THE SHORT PLAT
RECORDED UNDER RECORDING NO. 7503280 1i�. 4i
c G-
FOUND CONCRETE ................ .......... RIGHTS AND BENEFITS, IF ANY, WHICH MAY B ° D15CLOSED BY THE RECORDED Wuj
MCNUM.ENT WITH 2"
DOCUMENT(S) ABOVE AFFECTING LAND OUTS, TH Q A C 3 IN
BRASS DISK WITH � .... ............... \ } O Z
scRI�ED "x° STAMPED
SCHEDULE A. ra��i1���
35145" DOWN 0.4' IN 10 Q O
CASE C��' 2� AFFIDAVIT OF CORRECTION SHORT SUBDIVISION APPLICATION NO. 175040
�� . • RECORDING NO. 7505200562 a Z U
5. CITY OF RENTON, WASHINGTON ORDINANCE NO.M' R Ti' IZI
kRMS AND b
CONDITIONS THEREOF: o 0 o L�
ILL RECORDED: JUNE 21, 1996 LL
„_.M. j RECORDING NO. 9606210966 z z 0
6. CITY OF RENTON, WASHINGTON ORDINAI`� l jJ' 54 91. V EL N� LIT 4
CONDITIONS THEREOF: �-�j��
RECORDED: AUGUST 6, V�306 SHEET OF
RECORDING NO.: 200906000472 n
EXEMPTIONS 1-6 ARE SITE WIDE AND ARE NOT MAPPED. L 6
PROJECT NUMBER
06083
+11
N
Q:
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27
4, ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR
OTHER SERVITUDES, IF ANY, BUT OMMITTING RESTRICTIONS, IF ANY, BASED
UPON RACE, COLOR OR NATIONAL ORIGIN, DISCLOSED BY THE SHORT PLAT
RECORDED UNDER RECORDING NO. 7503280 1i�. 4i
c G-
FOUND CONCRETE ................ .......... RIGHTS AND BENEFITS, IF ANY, WHICH MAY B ° D15CLOSED BY THE RECORDED Wuj
MCNUM.ENT WITH 2"
DOCUMENT(S) ABOVE AFFECTING LAND OUTS, TH Q A C 3 IN
BRASS DISK WITH � .... ............... \ } O Z
scRI�ED "x° STAMPED
SCHEDULE A. ra��i1���
35145" DOWN 0.4' IN 10 Q O
CASE C��' 2� AFFIDAVIT OF CORRECTION SHORT SUBDIVISION APPLICATION NO. 175040
�� . • RECORDING NO. 7505200562 a Z U
5. CITY OF RENTON, WASHINGTON ORDINANCE NO.M' R Ti' IZI
kRMS AND b
CONDITIONS THEREOF: o 0 o L�
ILL RECORDED: JUNE 21, 1996 LL
„_.M. j RECORDING NO. 9606210966 z z 0
6. CITY OF RENTON, WASHINGTON ORDINAI`� l jJ' 54 91. V EL N� LIT 4
CONDITIONS THEREOF: �-�j��
RECORDED: AUGUST 6, V�306 SHEET OF
RECORDING NO.: 200906000472 n
EXEMPTIONS 1-6 ARE SITE WIDE AND ARE NOT MAPPED. L 6
PROJECT NUMBER
06083
+11
N
SIU 11. 1 wy. 21 N., HUE. 5 it. I W. M.
........... - - --------
NDj
. . . ....... F3O4RDWALK. . . ...... ...............
5�;FFER
31
42'
X 7
_
F7r I
5F.
--s- w00%
515'x15
C4 r. . . ......
�J
6 .......... .......
75' BUFFER AREA
(27.3M 'S.F.)
9�,! B DG,�
L TRACT A
1z Ch -EN &PACE
T
F
F
PROPOSED. SOFT
26�
- - ----------- - SURFACE TRAIL
...... 6-. BLDCs..
12 $F
Aq E irg ii
2L-,: 1� V
As, TRACT 8
UJETLAND/BUF�:Ek j
4
. ............
lu
rir;-. A �]
4
A
qi
270' r! .
-'N. N,E, S 14
U', / `� ..
�W.
42'
-C. 11-23-05 ...... —
1/4 0 vi
4F,
5
1 4. SE . ......
Z
....... ........
PROPOSED ............... .... .
WALK
BOARD
1,112 SF.1,112 SF.
N.E. 6TH PLACE'
jv
..............
O
BLDG---' 5L_F_;G,
12 10
12 SP,
r
OPEN 5FAC
z
14
T
.... ...........
45 Al -
Y. ..........
000w,
Tfl
VA
O
IL
NOTES
1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO
TITLE INSURANCE COMPANY 6H0R-r FLAT CERTIFICATE ORDER NO.1227roae, DATED
JANUARY 12, 2007 AND SUPPLEMENTAL COMMITMENT NUMBER I THERETO DATED
FEBRUARY 16, 2001, IN PREPARING THIS MAP, CORE DESIGN PAS CONDUCTED NO
INDEPENDENT TITLE SEARCH NOR 15 CORE DE6Jr:;k AWARE OF ANY TITLE Iseurms
AFFECTING THE SURVEYED PROPERTY OTIIER THAN THOSE 5140 ON THE MAP AND
D15CLOSED BY THE REFERENCED CHICAGO TITLE CERTIFICATE. CORE DESIGN HAS
RELIED WHOLLY OR r_PIr_Ar3O TITLE'S REPRESENTATIONS OF THE TITLE'S CONDITION To
PREPARE TH15 SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY
AND COMPLETENESS TO THAT FX7ENT.
2. THJ5 SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON
AUGUST 23, 2006. ALL SURVEY CONTROL INDICATED A5 "FOUND" WAS RECOVERED FOR
THIS PROJECT IN AUeU5T, 200ro.
3. PROPERTY AREA -- i91,9151SQUARE FEET (4.5449±ACRES).
4. ALL [157ANC-Eb ARE IN FEET.
5. THIS 15 A FIELD TRAVERSE SURVEY. A SOK<A FIVE SECOND coMmKEiD ELECTRONIC
TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATION5H[F&
BETWEEN THE CONTROLLING MONJMENTA71ON AS SHOWN, CLOSURE RATIOS OF THE
TRAVERSE MET OF, EXCEEDED THOSE SPECIFIED IN WAC 332-130-0130. ALL MEA5JRING
INSTRUMENTS AND EQUIFI`ENT ARE MAINTAINED INADJU5TMIENT ACCORDING To
MANUFACTURER'5 SPECIFICATIONS.
&. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON TH15 SITE. ONLY THOSE UTILITIES
UJfTH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN
HEREON. UNDEf;?r4pauND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY.
UNDERGROUND CONNECTIONS ARE 51-IOLLN,45 STRAIGHT LINES BETWEEN 5URFACE UTILITY
LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND
LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FRcl-1 PUBLIC RECORDS. CORE
IDE51GN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS.
SITE STATISTICS
SINGLE FAMILY RESIDENTIAL
TAX PARCEL. 1123059092, 1123059010
Z
BUILDING AREA
SITE AREA
197,9-144: SP. (4-54± ACRES)
SETBACKS
FRONT - 5 FEET
LOT 0
AREA
LOT COVERAGE
KING COUNTY WATER DISTRICT 130
LEGAL DESCRIPTION
(PROPOSED)
SIDE - 5 FEET
... .........
4,843 S.F.
. ..........
Num5i=-F, OF LOTS
14
REAR - 10 FEET MIN.
... .......
•
4'20'a
........
.............
.......
......... ........
STREET - Ic FEET
LOT 3
3,511 sp.
41��%
... ...
PARCEL B;
GARAGE - 5 FEET
L�NE, S.W. j/4 . ........ .......
....
3,952 S.F.
439'.
LANE) IN CRITICAL AREAS
......
2-
4T_
.. ....... . ....
:W. 1/4, SEC. 4_1 r -..........
k: .............. . ........
. ......... ..
3,191 S.F.
45%
...
30,093
(ZONING)
SIDE - 5 FEET
LOT ry
LOT 1
3,424 5P.
3,533 S.F.
53%
40%
BUFFERS
REAR - 5 FEET
LOT 6
4,0�* B.F.
42%
PUBLIC STREETS
.............
STREET SIDEYARp - 15 FEET
LOT 9
4,495 Sr-.
313%
PRIVATE ACCESS EASEMENT
F.
WETLANr_) A
25 ,�ER AREA
LOT 10
LOT 11
........... - - --------
NDj
. . . ....... F3O4RDWALK. . . ...... ...............
5�;FFER
31
42'
X 7
_
F7r I
5F.
--s- w00%
515'x15
C4 r. . . ......
�J
6 .......... .......
75' BUFFER AREA
(27.3M 'S.F.)
9�,! B DG,�
L TRACT A
1z Ch -EN &PACE
T
F
F
PROPOSED. SOFT
26�
- - ----------- - SURFACE TRAIL
...... 6-. BLDCs..
12 $F
Aq E irg ii
2L-,: 1� V
As, TRACT 8
UJETLAND/BUF�:Ek j
4
. ............
lu
rir;-. A �]
4
A
qi
270' r! .
-'N. N,E, S 14
U', / `� ..
�W.
42'
-C. 11-23-05 ...... —
1/4 0 vi
4F,
5
1 4. SE . ......
Z
....... ........
PROPOSED ............... .... .
WALK
BOARD
1,112 SF.1,112 SF.
N.E. 6TH PLACE'
jv
..............
O
BLDG---' 5L_F_;G,
12 10
12 SP,
r
OPEN 5FAC
z
14
T
.... ...........
45 Al -
Y. ..........
000w,
Tfl
VA
O
IL
NOTES
1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO
TITLE INSURANCE COMPANY 6H0R-r FLAT CERTIFICATE ORDER NO.1227roae, DATED
JANUARY 12, 2007 AND SUPPLEMENTAL COMMITMENT NUMBER I THERETO DATED
FEBRUARY 16, 2001, IN PREPARING THIS MAP, CORE DESIGN PAS CONDUCTED NO
INDEPENDENT TITLE SEARCH NOR 15 CORE DE6Jr:;k AWARE OF ANY TITLE Iseurms
AFFECTING THE SURVEYED PROPERTY OTIIER THAN THOSE 5140 ON THE MAP AND
D15CLOSED BY THE REFERENCED CHICAGO TITLE CERTIFICATE. CORE DESIGN HAS
RELIED WHOLLY OR r_PIr_Ar3O TITLE'S REPRESENTATIONS OF THE TITLE'S CONDITION To
PREPARE TH15 SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY
AND COMPLETENESS TO THAT FX7ENT.
2. THJ5 SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON
AUGUST 23, 2006. ALL SURVEY CONTROL INDICATED A5 "FOUND" WAS RECOVERED FOR
THIS PROJECT IN AUeU5T, 200ro.
3. PROPERTY AREA -- i91,9151SQUARE FEET (4.5449±ACRES).
4. ALL [157ANC-Eb ARE IN FEET.
5. THIS 15 A FIELD TRAVERSE SURVEY. A SOK<A FIVE SECOND coMmKEiD ELECTRONIC
TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATION5H[F&
BETWEEN THE CONTROLLING MONJMENTA71ON AS SHOWN, CLOSURE RATIOS OF THE
TRAVERSE MET OF, EXCEEDED THOSE SPECIFIED IN WAC 332-130-0130. ALL MEA5JRING
INSTRUMENTS AND EQUIFI`ENT ARE MAINTAINED INADJU5TMIENT ACCORDING To
MANUFACTURER'5 SPECIFICATIONS.
&. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON TH15 SITE. ONLY THOSE UTILITIES
UJfTH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN
HEREON. UNDEf;?r4pauND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY.
UNDERGROUND CONNECTIONS ARE 51-IOLLN,45 STRAIGHT LINES BETWEEN 5URFACE UTILITY
LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND
LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FRcl-1 PUBLIC RECORDS. CORE
IDE51GN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS.
SITE STATISTICS
SINGLE FAMILY RESIDENTIAL
TAX PARCEL. 1123059092, 1123059010
Z
BUILDING AREA
SITE AREA
197,9-144: SP. (4-54± ACRES)
SETBACKS
FRONT - 5 FEET
LOT 0
AREA
LOT COVERAGE
KING COUNTY WATER DISTRICT 130
LEGAL DESCRIPTION
(PROPOSED)
SIDE - 5 FEET
LOT I
4,843 S.F.
35?%
Num5i=-F, OF LOTS
14
REAR - 10 FEET MIN.
LOT 2
3,509 S.F.
4'20'a
EXISTING ZcNlNc3
R-4
1=XCEP7 THE NORTH 100 FEET OF: THE WEST 261.96 FEET
STREET - Ic FEET
LOT 3
3,511 sp.
41��%
CLASSIFICATION
PARCEL B;
GARAGE - 5 FEET
LOT 4
3,952 S.F.
439'.
LANE) IN CRITICAL AREAS
30,106
SETf3Ar_KS
FRONT - 15 FEET
LOT D
3,191 S.F.
45%
LANE-.) IN CRITICAL AREA
30,093
(ZONING)
SIDE - 5 FEET
LOT ry
LOT 1
3,424 5P.
3,533 S.F.
53%
40%
BUFFERS
REAR - 5 FEET
LOT 6
4,0�* B.F.
42%
PUBLIC STREETS
N/A
STREET SIDEYARp - 15 FEET
LOT 9
4,495 Sr-.
313%
PRIVATE ACCESS EASEMENT
12,122 Sr-, (TRACT D)
06083
LOT 10
LOT 11
3,690 S.F.
3'910 OF.
467
44%
DENSITY PROPOSED
3.65 DU/Ac
LOT 12
4,812 SF.
36%
TAX PARCEL/SITE
ADDRESS
LOT 13
3,396 5F.
50T.
DENSITY ALLOWED
4.00 DJ/Ar-
LOT 14
4,406 5F.
359.
PROPOSED USE
SINGLE FAMILY RESIDENTIAL
TAX PARCEL. 1123059092, 1123059010
Z
(COTTAGE)
CO
uj
SITE AIDDRES.5� 12204 146th AVE. S.E.
SANITARY SELUER PROVIDER
CITY OF RENTON
Z
UJATER -SUPPLY
KING COUNTY WATER DISTRICT 130
LEGAL DESCRIPTION
SCHOOL DISTRICT
ISSAaUAH 9r_W00L D19TRICT
PARCEL A-
FIRE [DISTRICT
KING COUNTY FIRE DISTRICT 10
1-07 A OF KING COUNTY SHORT PLAT NUMBER 115040
RECORDED UNDER RECORDING NUMBER 1503280518, IN
TELEPHONE SERVICE
CENTURY LNIK.
KING COUNTY, WASHINGTON;
ELECTRICITY PROVIDER
PUGET SOUND ENERG=Y
1=XCEP7 THE NORTH 100 FEET OF: THE WEST 261.96 FEET
NATURAL GAS PROVIDER
FUGET SOUND ENERGY
THEREOF.
LANDSCAPE AREA
6,023 SF,
PARCEL B;
L>
THE NORTH 100 FEET OF THE WEST 261.96 FEET OF LOT A
ALLOWED BUILDING HEIGHT
30,
OF KING COUNTY SHORT FLAT NUMBER 115040
PROPOSED BUILDING I4EInIIT
30'
RECORDED UNDER RECORDING NJMF3i=-R 1503280518, IN
Lu
KING COUNTY, WASHINGTON.
WETLAND AREA
30,106 S.F.
Z
OPEN SPACE (PUD)
OPER SPACE REaLIIREP 19,19I S.F. (191,914 X OD
OPEN SPACE PROVIDED 111,536 SF. (TRACT A)
CONCENTRATED OPEN SPACE 700 S.F. (14 X 50 SFJ/2
REQUIRED
CONCENTRATED OPEN SPACE 1,650 S.F.
PROVIDED
SCALE: 1 40'
20 40 80
OASIS OF BEARINGS
NOO'11'30"rz BETWEEN THE MONUMENTS FOUND IN
PLACE AT THE WEST QUARTER AND SOUTHWEST
SECTION CORER OF SECTION 11-23-5 PER THE
PLAT OP UJIKQW00�:) DIVISION 3, FEF. 1.
DATUM
NAYD 85, PER CITY OF RENTON VERTICAL
CONTROL
BENCHMARK
TOP OF THE MONUMENT AT THE WE -57 1/4 COFNER OF
SFr_7tON 11-23-5, CITY OF RENTON POINT NO. 2101
EL.= 512,01 FEET (OR 156,060 METERS)'
REFERENCES
I. THE FLAT OF LUINDWCOD DIVISION RECORDED
IN VOLUME I98 OF PL.AT5, PAGES 22 1ROU(-j!4
UNDER RECORDING NO. 20010222001 166.
ST
VICINITY MAP
SCALE. P=1200'
OUNER/APPLICANT
PLEASANT PATH, LLC
9805 N.E. 116TH 5T, SUITE 14139
KIRKLAND, WASHINGTON 9aO34
CONTACT: ROBERT �F64w F_
PHONE: (425. NA19 of Renton
ENGINEER/PLANNER/, R—YEWIR . .
CORE DESIGN INC. a jf,'kf il Y bivision
14711 N.F. 29TH PL., 5JITE 101
BELLEVUE, WASHINGTON 138001
CONTACT: ROBERT STEP 1.15 PE,
- ENGfNEER
LAFE HE �TLA5.'-
NER'
KENNETHFWMASN OR' �..L 5. '-�&VEYOR
PHONE- (425) 88E-1871
PARKING ANALYSIS
PARKING Frz=lfi))Ej
c nn
PARKING PROPOSED 2e (HNAGE, t(_,cmp, f;?AaT)
STALL SIZE: 13.0'x 15.5' COMPACT
IO.O'x 20.0' GARAGE
SETBACKS REFLECT THF R-8 STANDARD AS ALLOWED BY RENTON CODE SECTION 4-2-110A, NOTE 10.
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6
PROJECT NUMEEIR
06083
SEC. 11, TWF 23 N., MUt. 5 t., W.M.
APPROXIMATE EARTHWORK
CUT. 1, 700 C
FILL: 700 CY
AREA OF WORK: 84,687 S. F.
NOTE: ALL IMPORT OR EXPORT OF MATERIAL FROM
THE SITE SHALL BE FROM A CITY APPROVED LOCATION
4
16:Y1a5' COMB/NA T7pN: W1
TF
QUALITY/DETENTION VAULT
4 }
MAX. WS FLEV. 513 23
OUTLET ELEV 507.23 .`1 , • ,.Es : i- ---- 1 :• �: y.. �! 5 :,>
sla.a
BOTTOM FLEV. 502.73 r -- AREA
'i . t .:,.... .......... :\ \` ..�..........r 7 7 3�3r�F5R A , in .. .....
pm
TfZ4CT A t
{4r.. r OPEN 6FAGE
i
i • 14x, acv
o !a i. _ •I/ tRq�
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27 X11T COMB/NA TION WA TE ; ? I �• :<:. TRACT B EX. NA TUBAL w
�.: _ rti..._ * t <= wET�ANv�ER'•-, DRAINAGE TVP. t
QUALITY VE-tFIVRON VAULT
S 1 % ( r t.:
MAX. WS FLEV. 571.56 : L 4 ,� .'' _ `_. . ; � :
ourLFT FLF�! 505.56 Am
f .- -.. ...
BOTTOM FLEV 501.06 ; 1 , :. �— 4 _ .: ..� <}S wETL4ND3.1
1.5.• 1 PA VEMc NT
t'.a�eca � 1 d •
TAPER
sts 0 r {: �-�' ���lr'�;AGGI=ea � ..._.r._—. _-,�.� _; ;�vi'• ! � � ,
' 1/4 y — — /
----------------
PV PC
516.0'- 517.0 PG f. PC
51ii5 518,5
12 soi
N.E. BZH PLACEr- .:
...........:. f I
J ... r f �::n i TF'
• '` iii BF ,.
�.
15' PUBLIC
p
W WA TER c�
•EA
SEMEN T ~t ''
1
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BASIS OF BEARINGS
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PLACE AT THE WEST QUARTER AND SOUTHWEST
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PLAT OF WNDWOOD DIVISION 3, REF. 1.
DATUM
NA VD 88, PER CITY OF REN TON VERTICAL CONTROL
BENCHMARK
TOP OF THE MONUMENT AT THE WEST 114 CORNER OF
SEC77ON 11-23-5, CITY OF RENTON POINT NO. 2101
EL.= 512 O1 FEET (OR 156.060 METERS)
LEGAL DESCRIPTION
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SEC. 11, TWR 2.3 X RGE. 5 E„ W. N.
LEGEND
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SEC. 11, TWR 23 N., RGE. 5 E., W. M.
PRELIM/NARYSTREET TREE SCHEDULE PRELIMINARYPLANTSCHEDULE
MEDIUM SHADE/ORNAMENTAL TREE
STREET TREE (MEDIUM TO LAFi x3=) SUGGESTED SPECIES:
SPACING: - SIZE: INC:1.15" 4O' O.C. AVER4CsCAL., 10' HT. R-4 - KOELREUTERIA PANICULATA / GOLDF-NRAfN TREE
- E - BETULA PAPYRIFERA / PAPER BIRCH
5UGriE5TFr) SPECIES: - CERCIDIPHYLLUM JAPONICUM / JAPANE=uE KATSURA TREE
- ACER RI 5RUM / IED MAPLE
- FRAXINUS F'ENNSYLVANICA / GREENASP
- TILIA CORDATA / LITTLELEAF LINDEN
MEDIUM SHRUBS
- SIZE. I0-24" HT.
- 5PACING: ±3' O.C. MIN.
SUGGESTED SPECIES:
- GAULTHERIA SHALLON / 54LAL
- MAHONIA AG2UfFOLIUM / OREGON GRAPE HOLLY
- E5CAL.LONIA LANGLEYEN515 'APPLE BLO55OM` / APPLE 5L055OM ESCALLONIA
- R05A RL;GOSA / RUGOSA ROSE
- RHODODENDRON PJM / PJM RHODODENDRON
- 5YMPOORICARPOS ALBUS / SNOWBERRY
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STREET TREE CALCULATIONS
STREET TREE REQUIREMENTS (PER RMC 4-4-010): I
TREE PER 40 LF. STREET FRONTAGE
- TOTAL AMOUNT OF PUBLIC STREET FRONTAGE: aTS LF.
- TOTAL STREET TREES REQUIRED: b
(231 LF/40)
- TOTAL STREET TREES PROVIDED: I
STREET TREE GENERAL NOTES
1. STREET TREES SHALL ESE INSTALLED PER ALL
APPLICABLE RMC 4-4-070 REGULATIONS.
2. STREET TREES OUT OF THE PUBLIC RIGHT-OF-WAY E3E
SHALL BE MAINTAINED BY ADJACENT LANDOWNER
UPON OCCUPANCY. MAINTENANCE FOR STREET TREES
WITHIN THE PUBLIC RIGHT-OF-WAY SHALL 5E THE
RESPONSIBILITY OF THE CITY OF RENTON.
3. DRIVEWAY LOCATIONS FOR INDIVIDUAL LOTS TO BE
DETERMINED; FINAL STREET TREE LOCATIONS SHALL
BE ADJUSTED AS NECESSARY. TRI=ES MAY BE
SPACED AT IRREGULAR INTERVALS TO
ACCOMMODATE DRIVEWAY ACCE55 AND REQUIRED
SIGHT DISTANCES.
4. STREET TREES LOCATED IN SITE TRIANGLES AT
STREET INTERSECTIONS SHALL E,E LIMBi=D
UP TO 8' HT. MIN,
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITEC7
*SHUANNINCTWARE
CERTIFICATE NO. 938
LANDSCAPE GENERAL NOTES
1. ALL LANDSCAPING TO BE INSTALLED PER RMC 4-4-070
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LOW SHRUBS
REQUIREMENTS.
- SIZE= 12-15" HT,
- 6PACINC2s: ±2' O.C. MIN.
2. ANY VEGETATION LOCATED IN -SIGHT TRIANGLES AT
STREET INTERSECTIONS SHALL NOT EXCEED 42" IN HEIGHT.
SUGGE5TED SPECIES;
- ERICA CARNEA / HEATHER
3. IRRIGATION 15 OPTIONAL: IRRIGATION DESIGN FOR
- VIBURNUM :"1AVIDtl / DAVID15 VIBURNUM
PROJECT TO BE BY BIDDER DESIGN.
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SUC:GsESTED SFECIES:
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- RU5U5 CALYCINOZIE5 / CRINKLE LEAF CREEPER
- FRAGARIA CHILOENSIS / SANT7 STRAWBERRY
F SYMBOLS, SPECIES, LOCATION t QUANTITIES SHOWN ARE nt\�v
GENERAL IN NATURE. FINAL LAYOUT AND SPECIES SELECTION
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WILL BE DETERMINED IN THE FINAL LANDSCAPE PLAN.
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITEC7
*SHUANNINCTWARE
CERTIFICATE NO. 938
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