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Home My WebLink AboutReport 1 - folder 1 of 2[l~ "' R-8 I';; I R-8 i "' ,.; :':! CA CA 0 R-14 "' "' ~ i .,: ~ --·---S£-/72ttd,r;' ·" ~ .~ ~-.,. CA ~ ~ "' i 400.0 Feel Privau. Rd R-14 ~ cltJ t;~ SE 17JrdSt R-14 NEIGHBORHOOD MAP R-14 l ,/) "'l _ .:; , .. ~ Jo.,, lJa,u :l:: "":-tp(t I >feH,1 . \ -8 R-10 SE J6 9t/1S1 SE I 69thSt R-14 This m11p Is II user geno,ated sla.lic output lr<:m an Intern~! mapping site and is for rerer~ce o nly. Daia layefs that appear o n this map may or may not be accur.11e, cvrronl. or olhcrwi~ rehaote. THIS MAP I~ NOT TO BE USl:0 FOU NAVIGATION ·::; Lak.es and Rivers 0 Parcels Zoning ~Coruenialkln Aoslf'Jef,li;J1 1 r,J/N'J. R1tS1<Joobol ~ cJ,.,/1',C Re side"ltiul 8 O'J.'ac Rt111idM!.ialMa11ul'ac.turedtWl'M!,$ Rcsldool.ial 10dul~ Roskklntlal 14 d!JIOC Rit~lalt.lu'li-Fa:nil·f R&:li(kl(lsial IAU:li-F:amitv T~(l.,on.JI Ro!iclonllal Mulli-Famity UIU:ir, Cer CMl:1r\'ill1;1 CenterOo,,,,,ttown U.,t.,.a,o C ~nt~ -NM1'\ 1 UrbanCIM'*lf -f",kw1t,2 Comrne."d:JIOll~e111Nl\llal Comm1rd.lll Art•i llll Cmr.m1rd.liOtfi~ a Corr,rn1rci.il N~!>~1ho,od lndu$lrial -lighl lnduslnal-Medun r.l tl'ld&ll1al -lltavy Street Names Rights of Way Stree ts Roads Jurisd ictions Bol!evue Des Mo·re, l1s.quah """ '°"'c"""' Moralr !11F.cl New::utlo AE'4TON Sul ac So.JIUO lukwila 1: 2,400 @ 11 " X 17" Noles 0 Enter Map Description ~ R-8 400.0 I i j ti.l ~ ,~ "' 1= -:: 'O ~ T ,. C it o f Renton, Washington R-8 \ 0 200.00 400.0 Feet NEIGHBORHOOD MAP Private Rd R-10 This map is a user generated static output from an Internet mapping site and is for refe rence only. Data layers that appear on this map may o r may not be accurate. current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAV IGATION Lakes and Rivers Parcels Zoning L Resource Conservation Residential 1 du/ac Residential 4 du/ac Residential 8 du/ac Resident ial M anufactured Homes Resident ial 1 o du/ac Residential 14 du/ac Residential M ulti-Family Residential M ulti-F am ily Tradit ional Residential M ulti-F am ily Urban Cen Center Village J:1 Center Downtown • Urban Center -North 1 Urban Center -North 2 Commercial Office/Residential C ommercial Ar1er ial Commercial Office C ommercial Neighbortiood Industrial • light Industrial • Medium Ell Industrial -Heavy Street Names Rights of Way Streets Ro ads Jurisd i cti o ns Bellevue Des Moines Issaquah Kent iJ K ing Coooty Mercer Island Newcastle RENTON SeaTac Seattle T ukwila RECEIVED AUG 15 20\3 CITY OF RENTON Pl.ANNING DIVISION 1: 2,400 @ 11" X 17" Notes Enter Map Description 0 s,: L-1 -- ( Parking Area Plan --.\\ j \ \ \ \ ( I \ \ t OJ <· 0 ,. ',)'-~ ':MIii~· ... _TIOCll'fll,,WA N402 ~·~ c-t, 17;?-rr:d:, 1-~-=- ET Ct < TI R4 I ~-~~ • J Cl) 1 ~ f 8; ~ : C: ~ 0 "' ro E :;l ,._ E s I Cl) 0 u I > U < 0 ..>< .s a Q 0 II S ·t Pl ''''" .... .,,.,,. 2 0 vera I e an :--,;,--r~., ~ ~ Site Calculations Open Spac• ArH Required 2S01of + 350af • 800sf 1: 162 Units • 97 ,200af Open Spac• Area Provided • 10,,67Bst (Per ORS S h t. OS2) Open Space Provided In Upper Decks or PaUoa that are nol part of the Common Open Space • 9, 120st (Per ORS Sht. 052) Total ActJ'lle Recr .. !lon ArH Provided• 17,953sf (Includes Rec . B ldg, & Patio. Tot Lot & Pickleball Court) Par1(1ng P lantlng Required 108 •lalla x 15sf/•l•II• • 1,620sf Interior/Perimeter Parking Area Plantlng Provided = 14,3-42sf Puimeler Buffer Planting Ar ea • 10,JOOaf ROW Buffer Planting Area • 8,660sf ~ ! R["1S.ON No. _Dote_ _____ S· RECEIVED AUG 1 5 2013 CITY OF RENTON CITY OF RENTON REV IEW -NOT FOR CONSTRUCTION PLANNING DIVISION ~ I". '9lOOOOOOO', .w>AKElli'MAPLE Landscape Plan -West SE 172nd STREET ~SOUClwooo,e.~LOC.AT?O~ PFtOPERTY LIHE IS.. D.i.,I S,,.. L-4) r l,TfELFENC(.1.MIIOH IS..o.t.lS--L-5) .-HN!.1:1) 1111:CYCl(I) W000 PU.HTWG EiC.OS (n J 4Voi •THT.) PfA PATCH 'HA,L)( !.URfACf: 4• OEPTH 0# t W.-.S.IEO CRUSl*:D SA!.1 .1.PEPf>EJIOMAHl'Tl!:OVEFI FLTERFAMl,C I I ----- d RECE lVED I AUG 1 5 2013 CITY OF RENTO N PLANN ING DIViS10N --4511&1H .... AN T-*N.WA l64tQ t.m .n,w, l.2~.2ll.OU2 --__ ....,. __ ...::.:er~ :~,~~ 5Z wO -r f->o V) w ::) u..J a $ ~ 0::: a:: I C, ~ Zr ~ i-, Z ·-il Q(J) ::s ~ ~ ';. CJ -J .: rZ Cl.. 0::: ~1 "' g -zo u..J c:: 8 .!1 0... ~ ~ ~ WO ~ E j l a:: 0::: u 8 ~ ~ V') ..:.t! G: ~ LL Q 0 0 g 0 -z ..0 ~ 0 LL " .l! ::s -" >-r .~ 8 u.. 5 ro 0 Z I Rt:VIS.Or,1 No 0011 •, ! I II I L-1 :1:,· Ull.HEtl !MR Landscape Plan -Mid EXtSnkOTAff&4.S~TORCMNN •INfl.l~rMSllf'Pl.lM£NIAl 81JnER PVtHTINWll lOW:.H K'H:METEl'l lllJFF(A s r~o CUf'Rfs.socYf'AA·&\.~I L£YlMDC'1'PRESS ,•·-« I ""-'1~u .... w1,1 r 1Nf0t(J1)SI( SUSHEErL 4 EC EIVED C ITY OF RENTO N PLANNING DIVISION t ......... :.~ ~t r/' .-· '.J.;.-:;;;, --I sZ wO > I-0 0 0 -:J w:::, 2:~ ~ 0:: I "' ,;., 0:: C < z ·E 3 Z1-:5~~( Q(/) C..';;; ~~ 1-Z t..W g ~; zo Cl..~~~ w O 6 8 ~ ! 0:: V) ~ -~~ 0:: 0~~3 LLQ z,g ~ OLL :'.S ~ ~ >-I- I-0 oz I RCVISON No Oote w ;a,, a;·= ...JI~ ·+ l.r: 'O 1cn ~Ia, :.~ 1..: .~ I ~::r~~:~~':::r~o () -I ~~:.:,~IIHOIN I r-Sf'LITN.A.rt.Fv.ct &OfT...._.scc O ~, ' " WE"T\.AHO~TKlHPLA..,$W ,t &.W .:J(T,'P] ·--~' () c5) () S.(f: W!T\..N,O MlTIWIOOH P\.>iN PREPARED 9Y U WA&,.l Wf'l\AHO COHSU. TINO l'"OflPI..ANTINOINTHl$AAE Of'nt( SJTE () () -----.; ___ _ ." "-. .. ' (l 0 '<.,.' La nds cape Plan -E ast (Wetland ) () ,-, ,,, r, . -/ ,_ .. ~-:--U 1$TINQ TMEEI ?OAf .lM/1,' -~\ ~.k ·1.r: u u 0 I r ~1 '-' .. _,, 0 ,.J 0 i_) 0 0 {) () 0 0 '"" nw,. (FlfW.AI.JGM(J,(TWIU.DE '.'.:_'.,; ,, .. () OETEl'IMIHEDW tlUD JO MJNIM!lf &IT! Ot!T\.:RSAHCl) _, n s (_~ C> •"'\ nv () 't) '0 SOfTTRAI.. () ~~~:~~: MIN11JllE $1TE D11TlJR9N.cl) ~1~ "' -tiJ'' ,...9 ,_) ,., 1':z· u 0 . ' '·' c, () ,·, ·~· () RECEIVED 1 5 2013 CITY OF RENTON PLANNING DIVISION t s Z wO -1-> u w :) er er z I- Q (/) I-z zo wu er er LL Q 0 LL >-I- I-0 oz !-OlON.~,-.i T-~1: ............. ,_ r-,wA-..02 wun.4MI 1m .nu1,2 ---__ bn.,.,._.. ~ ~,-.o . ,-..~ <=J@).fi· 0 z :5 f-0 u.J ~ :J c... C, ; "' f-C: ,;. 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S!ZE SPACING ..-o~ , GM...COHTAIHCR ,ro.c. , GAL CQHT AINEJI 3T O C. ~"'~·- Tree in Lawn Planting Deta il Conifer Tree Planting Detail """"lO$tM>) Shrub Planti ng Detai l ,-.r.-1 RE C E\VED AUG 1 5 20\3 CITY OF REt•.C0 N PLANNING OIV•Si-JN ,·~ea.-':::::--, IIQ -1,IIO- , __ (J,lolh-} \/ \ \ ::::::: #\v\~~ '""-'-.... --of,.;;i;;;;io--o ,..:=:::::::::. .. I ,-1 \I \ c.,;r-..,,.--or \/ _ .... ..._.._._ -0 --0--0 ~-~-=- Groundcov er Plan ting Detail ~r•to11e1 6' So lid Board Fence Detail {NolToSealel USU12"MI 1.2u.1,11.a112 --_.,._ <-/@~ I ~ I ;:; I~ 0 ::::I "- u.J C, ~ ....J "' t, C: ~ .§ 3 .. 0 ~ u -" ~ ~ u..J "-~ " ...; £ :r: "' g 6 C: E "' u 0 E .,; E 0 ~ V) u E ~ 6 0 0 u..J u e < Cl. -"" ~ ~ ~ 0 <( 0 u: ~ e u .D ~ V) " iii .:; 0 0 0 w: !S z ~ R (VISi()N ho Dote •, t--36' (Typ.) --t Post in Cone. Fooling Behind Seat Wall 2" Pre-Cast C a p Top o f Seat Wall @ 1'-6" f '1~ 18' O.C. (Typ.) 4'x4'x36' PT Wood -~ Cross Pieces "' ,.._;.c..;. __ ~~ 6'x 6' PT Wood Post D --~--~-1 :ji~i=\~:ik -\ + / Finished Grade Behind Seatwall - See C ivil P lan / Rob inson Rock "Klamlchl R ak_e set wi Lt. Tan Grout + 8 ' Min. He ight RE C EIVED Grade 18" Ht. '---Finished Sidewalk Grade 5' O .C. (Typ.) NOTE: Seatwall/Signage Arbor at Bus Stop Detail DETAILS ARE SCHEMATIC -FINAL DRAWINGS WILL BE SUBMITIED FOR BUILDING PERMIT REVIEW & APPROVAL SITE DETAILS (Not To Scal e) ~·~ 6 'x6' PT Wood Post ------ (Height TBD) Pre-Cast ------- Cone. Cap Slgnage -------t#llJ Panel Wood Post Sel in - Conc. Footing NOTE: 8' -0" Min. Height DETAILS ARE SCHEMATIC -F INAL DRAWINGS WILL BE SUBMITIED FOR BUILDING PERMIT REVIEW & APPROVAL Finished \ Grade \ Information Kiosk AUG 1 5 20 13 CITY OF RENTO N PLANN ING OIVISI01\J Mounted Enama t Slgnage Panel Robinson Rock ·Kiamichi Rake set wilh Lt. Tan Grout Wetland & Coal Mine (Not To Scale) II -ci.J.... 46'1111tw."'A.,,. TKON,WA ta.o:I ~-"i?j_!ifa Cl :::i c.. ~ V) C> -l "' ~ C: ~ .E 3 ~ ~ ~ " u..J c.. " Cl V, g ~ C: E u..J 0 E ~ E 0 u ~ t: E l 0 ~ V) u -"' u § 0 u: 0 0 ..0 l -0 -.; ~ u: R£\1Sl()t.j Oo:t B1_ ±_-- II-~ I Sl,rnNO. L-6 '6- Tree Retention Legend NOTE, CRlTIAt AREA TREES '" .. • ... h VO$llNO CA!'TICAL AMA mccs TO R£MAIH UleAD, 01$E.ASl!'.O. UYIHQ OR o,u«;.EJIIOUS TI\US LOCATEO IWCAJTtCAI.AA!AS TREES IN VCISTINO CRITICM. AA£>.S TOBE RCMOVEO OR POTENTW.LY Ef"FECTIO BY WEllAHD CREATIQN N;,T'MTY rr,-..,.,...'°'*"""'_.,,~ DEVELOPAHLE AREA TREES OV.O. OllwASEO, OYINOOROAN(IENOIJI lA.US -lO IIE .. ..,.,..., EJu.sf\NO VIA8L£ TRa;S TO I E REMO\IED -LOCATH> OH OEYELDP"8l.E f"ClHIIC».' OF Sill: E,C,ISIIN(J \M81.I: lN€E!I IH Rr,NTO 8l RfMOVEO•lOCA.TCOO 0E:Y8.0PA1Lf P0Rn0N Of SlTE EAJSTIHQ ll'IA8LE TREES TO REMAIN .u-,ER ~TRUCU"ON "°"''- 2()01 --Tlll!fHVM8EA 4 Z3..Je --fll.E! 8.£'\/.t.TIOH 20,15.M --tJtUCAUPEA.&SPECl!S SP1:CIE8 ,.,0/>4..•Nid« COT -~ ,.,, ,..,,.. __ ....... MO:UJSTCR · MM-Tl'lltlkWf* """·- TREES L OCI'. T ED IN THE THREE WETLANDS TO BE FILLED ( 'D', 'E' A ND F' ) WERE NOT CALCULATED AS "CRITICAL AREAS" TREES. TREES W ERE CALCULAT ED A S VlABL E OR DEAD, DISEASED, DYING OR DANGEROUS -SEE PLAN FOR TREE DESIGNATIONS. l.u RECEIVED AUG 1 5 2013 L EXISTING TREE TO BE RE MOVED t EXISTING VlABLE TREE TO REMAIN , • •• / DRIP LINE OF EXISTING I • ' • • • / TREE TO REMAIN I ----·------• I ,~ • -';:..,. --•• I '1. --._. •• ~I ........ ~-!&.; ~~-l ·;{,-I + ··!'/ -J ~ \.. lt!U =..-_ , ~~-, iuo1. ..,,. ~., ~ .. t ·r.,.-· I ,11, I IJ --· ---·. --' :.i .. .:!!1--• <' l!:--~ ... 'I ' i I I I ',I ' • .. a '"' "-• I r:.• I :~t 1 1 '' -~r.!!-. -! ,-'-1 ·1, 1 N II, l I . I : ' ·-~ ' .-/ :1111 ,_ -I ,,!., \ r · l C ,, ,,, -w ..... I / ; ti ~uBBLE AR1'A 1NQ1e11TEs CRITICAL MEflS sEiNa ·' _ I ' .. D · v I ::.:: I I zl r, RE MOVED -SEE· ' 1.f. -• ' •-. _ ::t"-:::r: -,'!lir.. I :ii .., , · I 1. WETLAND MITIGA ION REPORT & l't..ANS -, -•. ·, • • ; -~ J · :Etu I ,gi • (Sewall Wetland Cons ltlng, dalod Sept 2012) • ~ ; . ·. -. ~ I I I I j 12 JUSTIFl<;TIO N,fojo VARIANtjEREQUEST :; -.:::·-, ' ' :i!l: :.•. '·' ':.'I.'!.. .r 1--01 ·t5 I I I 1·1 --I REPORT & PLAN~ (D ,R:-Slron!i,,£•rec! June 12, ~)3) ill.-. ' " .. .. . • •.. -. I_ II!!: Ir-I l I I --' . I ' ' ,-.·-,:-.--,• -,·,-.• :./~ ·---~-F.:.. iii,· ·i ··~ ' ~Ii .. I I ...J I ' ·, -I ' -':tt::.. ' ... ' --·-• . :-I: ""' ,,. 1-.' -::: =""-'-'-= •-•rt::r""""'J':;:i---. ' .. '' ',·,) -'',.;. > I ~ 1 -;;;. lM.-..;~:tt, UW"' ·-l .:; ...... ,_,•-l .· ~ ---,,,,---.. ____ ., .-. -~ ' ' ' ~ ' ' ' ' I I ""1 ' I • J . :..;;: ·0 ;.,-.";' ~-L·-;..,,--. '\ I I l .t,."'ioi-I I I . I . l 'ti 'c: '.\ ,w.1 EX1STINGTREETOBE./ '.&':'_ ' ' &-, ----. -:i:~* .\'!'-Ii_ ·_.,. 11 I_._ 1_ i _,,,-.... ___ _,_ '"""-. ·r ~ ,... )·=-,, i -·. I m .# REMOVED. , •. ::"'.!:. _ _ __ -i ·-~· I I , -~· ~ 1 · . .i ~ · iiTu -, , .. . • -· iJ: l I ;.'1:1,, ·1. . ··<:'· /· . , , . , .w.. -· ;!1t! a,,_ :i.:o :!il---~ -~ , • "=r I i ' , :ru:.. ... _,_..,_. ·.. , . . -''.~. ..::-·= :!rr,._ ·--.. ,:mr,::. I .• ! l ~~---'-I I k_""·· -= •"-!;.: ""'-' . ' ... . ""1 ·H -; <.c.,"" I __ .. ,i i :-· :~·~:. __ :~-;;~=-~1-,1~-~:-:~~~, L.-~·:~. ~., -~·~:~;_,_: __ !\-~~~~ :·, :~•-::~}.~~-IIJ.l~[!\r1.~r.. I / 1 i_ I 1 '. ". -_--:": . r.lll. _§c.,;,/-~ J -.,i:, .'..,, •)im. l""f' :FJ:. --:ii:--_:·,. ~:--_ ~ · ·; . ·, I 'i\ f . -·-:..~ ... r 1 , ... -.. ....-i1J;lt ! ... :r.!'... ~ I ... .;u• ..... :i... , ... : I J ] -, ' . .-·--_ ~ ·!1\i: TOBEREMOVEp -.UI.., -. r -· ~ .....:.· ·.:-!.__ -i --,... . .... mv w.. , ..... , . .... , ' :;t., 'r-:::?? . .;~ ,,,, ..... :r.~ CITY OF RENTON PLANNING r i v1s10N I '"' ~7 ~ I -"'°'L---; I -_I /. ~..,! _ ' l EXISTINGVIABLE TREE .. -:i: ·. 1 - j I /1 ./~'l"--. ..-·1 ,,, II ·::.\%it~--: . .:--'---it.~1 1----:-','::. ' ; :F"Jl.r •l lUOf , i=;,; --~.= WU -~ '"."" ·••• , '"·"II .... ·-I -:Nf. -~·-Tree Retention Calculations ', r . ;':.!'. --, •• ~_ ''. -~\ll_ ' -'7. ~ ~-: -' -·-' I.:.:.,. --f ,m '. ':F~-'· ~--•. I = v ! 1 -: I I ~ ·:r., -1 j ·:-:..1.r / I ·-~ : ... i.. ·, .. " :fftl 1.To1alN"'m berotT~11ndCondltk>n 0vtor S-on Proj1ct SlteperArborh1!Report ~ ~~!.1 r 1' I l :r" :r .. -d :m-I I -· , .. } :a:~~-~ -! !r ~ I (CreenforHtll\C.,dat1dS1pt.l,2011)•7H TouJT,...• "·"\.\' ~ , -'· ........, , .. :.:.- 1 I \ -· 1_ ~":.. :'~ _ :u'~ --- 1 ••-~ ._ . , , 11 --.-.'1--a 1 • E '' 2a. O•cklctlona lor Exlatlng T,-H In Dewlopa~e me of Site: ~ j / --~ olPl\ • *1 • ...., ! / _ I I ~ · -. \. · ; O.ad,DIH»td.D1nge,ou1or0yln g •151 I . I ._ ,u .. -1~ ·'~----~ -r ~ ::.-:.. I I ,,.. .. ~.. I I . ' , . Localadln Propoa~AOW •11 I / ! ,.,: ...... :V"~-'. 1 ~ ---ou.:_ J · ·•-~ TOTAl.•119 • 1 ,, ,__ j &&,aT .:n•.. / : 1 __ --'"" ~ -"1 : ,L 2b,ln Crttlcal ArH•: ' . ~..J"1itl~ ·~-! I _-_---' ~ -fll ,; .. ~:-----~ , --~ ";:iT::: ,_. '.~ ·~' Vlabi.T1"ffalnCrltfc.alA.ren 10 Aernaln •102 · 1 ~-L _I •L"·C. -~ ,,.~ -·--....... -.... _ . ~.t'-.on:::::., -• 1· I Trt tl that will b a Ramoved par Watland CrH tfon u a h own on pl1n po,-~ -.. l " ;.--:_~ i w~ 1111 ~ ,.,.~ ,.., '.._' . ·,;Jr:--,:,..·" . . ,,.,. ... , . :t\..,.._ . ·;S, .:: · DRStrongVarlance R1q1,1e at lbul aranot deducted ln lhHe / I -1• --_ ~ .....__ ,_ :l\~<IK..1 --I EX1STINGVJABLE\. ,,. 1111 ·-" ~ '. 'I e.lcul1Uont • (2') '.! --.. !~ t~ .,.,. .I.~. TREE lQ REMAIN \ ·r.1 = ::.!' '"'" "f• ' "- 0.1d, DIHHtd.. Oangerou1 or Oy{n g Tr .. • pr• W•t11nc1 c r .. Uon • 50 j i l '!~ --:._ ~ ••"--~Ull'f 1 1 1 . -~--~ , \L I I · (•9Tre 1•Aemo....O fotW1U1ndCtHU0n•41Totat000 Tr11•Remalnlng) ~ j 1, .~ \ -~ •-r',A , E . ·~ ~ ~ ..w : ' I TOTAL•15Z -1 1,. \ } . ~7~~ ' J.~ ~ ~::E~~ER~~AltSr N~,~: I t • ,,. ff'& ma: ::& '..f, ... -~ Tot,INumberof Ex.cludedTrN&•:J21 \ ',,1; , '-. .,,/: ~ L !,":'., 1 •• ' j ino'i I ,,.. :"".."'... •'"" ~ ,·ri.o ..... / i :J. Subtract Nne 2 from lln• 1 • '65 Vlab&e Tr•H on Sit, •.' "'' · --· · ;;"'!~ ..,""",-· · . :f.:J I I .(.":O~ L., HI -!;";;.M-II.. ~ ~·-!--"•\•- ,. Rittalntd tteH calculatlon: .1 2: ,as• 46.5 Vlabla Tl"M• Requl~ to be Attained 5. N1,1mber ol Existing Vl•b•• Tre.• lo be Retaln•d • 40 a . T,. .. lo M Aeplaud • 7 7 . Cellper lncl\ea Requl1'9d • M" 8. Number or Z" R•pfacam,nl TreH R.c:1 1,1lr•d • 4 Z COflClu•lon: Over (1001 2" Callper tr, .. ar1 propoHd tor thl• project •lte H •trMI tAH, parkin g lot trM1, accent pl1ntlnga and open apac:1 UHL Thia total la above and beyond wh,t 1• p,i-op<>Hd In thl weU1nd are••· t, ... __ ~., . -.. ill.. ,m :Iii~ ~. -, -.. Jtiwi. ·~ ~ --.... ~ I _ ·:;_.iq .. ii~ :~ ~ _ ,, ___ __:.:--1:f. _ -._-..:~;--;;::.; ·---_,::a..__ ~ _ -=---1· :, '-" -'.~ib-< .. · .. -~~ ·.~u ·l!!l'~ -·:::r.:-,:i·---ii::; -I ,.;..0. _ ------....-~ ---__ ·:-..--~-~-~ -~-~-·u. :__:_;.;, --... i~ -;5':.. ):!. ------~=~ --_xJ: ____ --___ .. . ; I /' I -~ ,,, I I -I --I -i I _.,.-, _ ' ~EXISTING DEAD, DISEASED, DYING OR ~ EXISTING T REE IN ROW --\ I DANGEROUS TREE IN PROPOSED ROW TO TO BE REMOVED BE REMOVED Tree Inventory Plan -West <'1,<jf/9-2l I- V) LL.) s z ~ c... >-a:: 0 1--z L.l.l > z L.l.l L.l.l a:: I- 0 ::J 0... c\ "' C °£~ "E! 0... "' C 0 E E 0 u -"' 0 e .0 ~ _, ~ TR -I I I I I EXISTING VtABLE TREE TO REMAIN I EXISTING TREE TO BE / I I EXISTING DEAD DISEASED DYING OR REMOVED • : f DANGERou~FiE~To~~REMovrn / •.. ·-.' -· • _ . -';, ,,,,-::= Tree Retention Legend ~ J IULCU <;11H IOU /-' I . • il ·,. -; •-_ :r.:: ,,· I I · .... ' -.... :·· "-· I / I ... _ . _ .. ·. --., L I ·-, ,·': ·-: I· .:::1 I -~ . ' -·-ll'.I:. ·, • . /7 =--..:I I ·:· ilt~ I I \ -_--:-I -/:'3, BUBBLE AREA i!'IDICATES cRi'ficAL,AREAS BEING , '. "' / :a: 11'.ll I I . ( · I -,-~ .:,-:, •-• REMOVED -SEE /...I ', 'tr.,' , ,I,~'\,, . "" -· ~ ' I I . ~~~ _ 1 WETLAND MITIGATION /\~PORT &'PLANS ;"" . t ·-!Ii'. ~ ... ... ·-ii . I I I "" ,_ I I : : ::"" i (Sewall WeUand Coo5\'ltirig .. dated Sept 2012) ~-, / ~ -. • I ifii'J... ,,j-2 JUSTIFICTION tor the VARIANCE REQUEST , , - _ I ~ rJ __ r,:_ l _ f. \REPOR-T &PLANS(D:RStrongdatedJur•g,_201;i.i. ~· ~-/·_ ~.. ~--I I ,L,~ W I y. I : ... , . '-' -~ , ·-,,,_'""' ~~ ... , " ~ -. ~ - Z I ~ ·tii:! ---" ·~1'r-,.,,;,_:.. :r,; ~ . •i:t: .. ;.' :!l.'l ii .::,-/...;'/,, /'-'-m> '( ~ "" \ . ·t ::l:E --· -·-•• -~ ' • . ... . ·""' ·:i:::. ...... / " -.,ll. • -. -J I W,.. ----.... _ '-•-· -._. · --!:'. ,. ', ""· · ~ -'-' "·,\ ,..,. ... I , ·~ ~--· i -·~ ,. • ...... . _, ... ~ ... -./·'i>..,. ( -~ --i:: • " ~-· ~ ~ !Cl·~ t-·! , /~~ :, b_, ~-'\:,:. . , .Y~~c ---~~... /"", · / · "'._ 'r, ~-, ::: . -, (.)1 tl'I _,-I -:::I _ , , '., ~-~--~-· .. _ . ~-// .... o/ /,< :::.~,',,.··. I I-,-r . ·-·~ c...~ ••• . ' .._.,, , --·, ·,-.-.•. -ct:• JL':._:11i..( --=--:.~"t.;;.. .... '/!'.'I .-. ' ''-:, f \ ' , ..( ;;::, M O '\ --~.,.,.,,":/ ":E 1,..(/) :_) EXISTING TREE TO BE :ll! . ,r,~. .. . . ." . . ,. • '"-'"' , , ~ ' ·:_ :ll: .. I' I :-:-/•'""' l REMOVED -', , /:':° '-:, .•. · ~ . :l!!: "" / s/"', I '1 ,.:r.::.. ,-·m~~-.--:. ' ' ~i ·;f',;tc".~ ·-:~""°-~-~/ >-.~:v / ~ :-~ ! i ! I I -· .. ,I ' . ,::;:; . . ~ /· -~ JOI .!!'&· lh l J _..,,,· :ii'!!.. ',,,• -:f.11.. .·.•. ~' '·-....... . I ;,.,,. -1 -I . ' . • . i:r. . •~ ' . . . , , ., .,\ I I ~ -~----·':. ·~·~. . ·;r-.:i.. .... 'tl"b.:.. :t.~ . . . -"' t. "" \ -'~ )\. -~ ,El -:~-~-'"' _,.lll,l •. ',~;;::. : • ;~;. ·. ,l:'I, ."." . .-/}~ -'~ _r.r~ --': _< M / mi.. ' ..... ·-. !!I'. . .... :ii'.-\ ~ I • -' / "\ . • V --• • ..... --.J ·::-..I .• > . if.it · ~,·.. ..-,,. ' ·-~~-.. \ •• ··--/ -,,,_ ...:: --. l l :r.:1' . ' J -· :1:1: . -°'.·-,:.'1:Z •. T f -~ -I M :, ·~ --p /-' -I I /!'.,'I I I --z;· ,;· ~.it'.:r. .:i ·-., :!ffl. .. ,;;: :l!ll.-•' E:.. ·-iF::. . _ i., ,!----:-...;-·:r.:..--=-:w 1 e:/ ··,_ 1 =. "-:-~-... [Ex1-sT1-"G TRE 0 ETdBE ,, -:r.:::. _ ·.., '·-=-~ U 1 1 :::ll z 1 ~ ·-" :l1't!,. , , . :I: , , r "l"'\"C t:ilit, I • - ·~ ..,_ •• , ... ~MOVED • .::. ·.-. :,.y·. -. , 1--__,---t-.:.J ·: ll".:t 1•'!..I I . ,j.' :!\'• ~-fr -·-:,,.: .::.·· .,ilr. -p-·"·'? \ 11 , i ' J:. I~ \ ·.,.··-_:l!:I..· .~ ·j::i:. .. _ ?" ..... ,·.,·~-··::.:.~= · ...... , 1 ' i_ --i"o •cn -. , =~ ::;: .. r· · iP :?'.!:.: "" , ·:--·· , 1 J I L 1 -.. 1 1-, Cl) -·~.c ... ·-:;·:r:-:-:.::. ·:Fi ,-,:'p.,r, -:rel :,_,~-11. -... --_ ..,.,,.'·_ r--i -·1 ,~·.~/ . \ •-.=~ . ~ "'.'_;~. , -_. , •• . .,i;, ,·· ,,._ -= I I"- . ·,. ··~ ;ltl.: ~ ';i ... lP,!:' ,· ;· ;ru· ··~. ~·~ I • --I I ,:.1 l"' , ·-,:,....: , :.. •~ . ,• /' --• -'°'· \.· ·mt: -··r.-. I I .\ I· ;Rt. ' I I ;;; ·-~. -· J!I:',,' -··-:,..·. .. . -I :t'.. It:':. I _J ' I I ; ,. . : ; . , ·~·' '•' . -. ~ ... -::--.-. ... ,: -•. :~ . ·::' ,,{ ; I "\ . '\J., ,.,;~)1.::., /' ""....r.t: ::tu EXISTING TREE TO ':". . .. · .~ :U \ I i , , I /.1 .::.. .In,:. •· '·0\"'"'~~'1-E':: __ REMAIN ~ ./ .\ • I _ . __ . 1 : . ~ ; , , , 7 ' , ,_ ---· , I_ , (,. / t "-. i ' ...,. ,I,,.;.,, . . :ffl! 1!i:-::".:: · l[".::, • .:lo ' EXISTING TREE IN ROW I ~ . _ · .-' ' I ' I ' ' -~ ·• TO BE REMOVED•" , ... --·-·. , ., / . ~ ' ' '· ·.. -:ru! , EXISTING D D, DI SEASED, DYING OR , :::.::,;;!'.:I.. _, ,:::, -,, l ·-.• ,. ·. . . \ .. -~"'"'"'"'~'~'~ · -~ =ee,,,\'mm,'"°=~-m MATC H'LINE ~ =-. ii' ' ! ~ !r:: k~ CRITIAL AREA TREES --it~ vctSTINGCRrTICAL.AAtA TIUESTORUWH DEAU, DtSl:ASEO, ()YING OIi D,/1,NGEAOUS TRffS tOCAT£D IH C.RITICALAAEAS TRt:U. ... vo,nNOC'llflCALAAEAS TO &E RfMO\l'EDOft POTCHTIAUY EFFEC TE0BVWET1NE CREATIONACfMlY (1-.. .. , .... JIOl'llll'IQIP'VP"trCl'lly'j DEVELOPABLE AREA TREES DEAD, DISEASED DYlHOOH IW«lt.NOUS IHEE8 , 108( REUQY'EO EJUSTINO \'WILE Ufl:ES T08ER.!uovt:O-LOCAT!OON OEVElOP~Lf '1:IATIOH Of SIT£ exlSTINQ "'61..[ TRCl:S IN ROW TO IIE REMOVED -l.OCAlEDON OE'VELOPABLE POMUONOF"SIIE EXIITWQ VIA&I.J! "'U:S TO RE.WJH AFTVI CONS~C., 20ll1 -TR£EMJM8UI -42.l.3& -TREE fltVATION 20.!5,J,t -TMl:E CAUPER isPfCIES Sf"CIES Aor AJ.,Al!w a::11-~ , ..... HUI • ....._. ··-MCC&.U$TER ·ML'l·l"-M•.* ..,.. __ -\-:· '-... ~if.tl --; --_ _!R~E TO REMAIN i'ttt --BE REMOVED -.:. ----.;:_ -__ ----.--9', ., ~ _f· ,, '· I' •., ·F -------· TR 4 " \·-..--· 7':'.r----· -~1_:---:-·. .,.,' fl--/~> -See Sh.:e t_~-~ ':<-;. _ ·---. \ I I I I . ' I .. -~ ...., • -'·' --RECEIVED t Tre e ln ven_tory Plan -Mid SCAI..E:1""?.1'4" ------.... 0 10' l(f "1 AUG l 5 20\3 CITY OF RENTON PLANNING DIVIS\01'. ctt/t~'d .._ .... 0 >-a ::J z ~ :5 C, '"' ·= c.. >-~ ~ 0 .,., C f-0 E z E u..J 0 > u z "3 -2 LJ.J ~ LJ.J "" ~ ;,:;: f- TR) Tree Retention Legend CRITIAL AREA TREES -}.{~.' 0 EX!STINO CAITICAI..AREA TREES 1"0 Mt:t.WH DEAD. OISE>.S(D. OYINO OAOAHOEHCJUa lRft:lJ I..OC-"TfO IN ~ITIC,•,LAREAS TRE:£1 IN Dl5TtNQ CRITlCAL AREA$ TO 61:' REr..QVEO Ofl POTl:MTIAUY 1:l'l'leClEll 9 Y WfTV.HO CAeAnot.' ...cTMTY (T._.., ... OOl*"lol~criJJ DEVELOf'ABLE AREA TREES OEAO, OISL'A8EO. OVING 0A CMHGEAOu$ TAU.S • TO &I HIEt.MJVED UltSTING IMa..!TfU!!l!STOeEN::"'°"1:0•1.0CATl:DOH OEVELOPA&l.CPOAT~OF SIIE I l EXISTING VIABLE TREE TO REMAIN IN CRITICAL AREA I [ EXISTING DEAD, DISEASED, DYING I OR DANGEROUS TREE TO Rl,MAIN IN CRITICAL AREA , ' 1";1~ ~ii .di -. m .,,s . . 1L , ~ ;~~ ''° • _,,.,~ : :: < ~ ;,:;:~ C x~;:: , .. ::I .·.a,; l EXISTING TREES TO --;'.-\' .1 jt\l !'-., .1 I il!f""" REMAIN • ·-:-'-l' ~•'.:all''-;;i!J···t'=. \ : .. --~ / ,·' ~ .. :~--'.':~ii;:~:~··_: _:.--~..:. ·« ... : __ '·--.:-_,:~ .. \ . -I .._,u..... ~Cft, ., } _ ,'-r .... " ,, . :·,·~ !1111=.: . '.:n ----. ..... .. "mlt .. -·~ ·:~~ ·--~l' IEXIIJTNO \AA8LC fRCCSlN ROW TOIIE REM(MQ . LOC.lt.TEOOH OEVELOPAflU POHi KW Of' SITIE , '.t'.... ' 11'1 \1/17rt -~~{~~;__ • ,,. , I , f '-~ 1ii.'\ -, ·',[.":#'~~ !.~ --~. '·· 'EXIST)NG VIABLETREETOREf;AIN. ·. I tl!l -, </' ,;z{'/ /=}, " ' .....__··.. I ~',:!!Ii!,. l :_ ,., t l XIST'INO vu.al( TAEES TO RE~ AFTDI COHSlRUCITOH 2061 --TM,£( NUM8£A 42J.M --ll<EE ELIEVATION 20.1:!i.M --TRCC CAuPCFt &SPECIEI SH.CIES. ""'"'-·-C:OT-~ ,.,,, HIE.M·-u.- I.ICCLVSTER·~Ttlri.M..-"°"·- <:.:. --·!,,,/~',,./ ·:.'>1!',, CF.. : . ·.·;;. . f::i ,;,,-;~ = (·:~· . ~·.:.-... ii,u'-::-iq. -:,,~~ ~-.'.:r,:. -~.~:;,_:,·s,.,.;-;"~~~ 7{,· 0 ,~(r1:/ ' UBBLEAREA IN ~CATE~CRl~ICALAREAS· s:· . .:.~·· ·-~-~~-~-~~ 1 -· ~ · ·m~ RETAINED.RE MO ~DOR CREATED -SEE: -~, .::': . · ." . ' ' I . ,~ , l.;. 1. WETLAND MITIG{\'r~N REP9RJ &-1"[,ANS_(_Sewal _ . ·:-(""'' . \) , 1 \ ::J:.t _;;.;f.~ . .. : :rt~ .. I 11. ' Wftland Consulting, datech§.ept. 2012) , _, •· i 'll h \ _ --. , 2. JUST1FICTION for the VARlA.t{~ REQUEST REJ>CRT .... : · .. , .• ·:!'!I;.//=,;_ PLANS(DR S1tong,da1edJunel~)'~ ' ----- 1 / '""'~ :-<<:-'!. '. -.~ ~~-. -~ f ... .,, ....... • ,-.~ J.. ,, ---":"C'll /1', 'I \ '"-·-I I ' ll a,-· '""'-.·• -w,o:: .A)·· 11· ~ . ~.~ ~-' -_j u 1 :iii I i':r. -' :C I ~ :m, / -·-}I : ,c.>1~7/~ t . II_ ~.<U / ·w' If::~ , ,(' l '~a.. .·, ,:- 1 J I / /' · __ _ ' I y ~~.:: .· _:· -~-. -.. ~ I ! I .,.,, . ,, :~'-/.d ) / ~Ill. -. ~ ex1slr1Nci VIABLE TREE. (IN. exisT1NG: CRITICAL AREf,)"T/:l'BE RE M OV~O ~ER ... WETt.AND CREATION (Par ORS Variance . -·.:_·~.::-..; Roqoest. ~at9?'1? Ju!1e 201~) -.. :';le . \ ..... -.:.~:ttr.. \ ', \ ' \ \ • 'I, -• ;;.:~~: \..:.~ ~ .. ,. ... ~:!-t ~-'~ -~.~:'& . \ ! j;.·:~>'-_:~ ....... ·jii· 1 r·/"-· . •,·..Jt"i8° ... \\.11 I \ \ ('E,. · ............ 'I I I \ ' -'"'" ._:w ' . \ \ ·.-~ .. tti··. I i I ·-· ~ 0. -l"':·-. I\: , ·~ UII '1 .\ !•·'f"' •-'// ,..-.,.. \ ,, ...... - '-/.J ,-~-\i'·-....,. ~:j ; .... ~ ~~- 1>--.. , ··--,: _,..-•'ii:-,. J-::. / · 4 = ··nr..i . -... _ H--:-. :a~ t :rl. ·:--~ CRITI EAJ THAT-MAYBE ••, : -, • , ,1 - ,,. (,,;--::;;. r -· L- ' ' ~ ju,i ' , .. ~ I Ji\::.. .. -~ . -=-~·ei.. -\::~ f , :l . · . · . ·-6 EXIS~ING LE 1°REE (0UTS10E / (,~ -......... . , ·, ~ , REM PER NEW WEJLANQ,_ ~':l'.. m~ , /R ':tlON •. -.i _:::. ._1': f~::"°.r.. I ~ , (~ ,.,,. . •• I '"'· \ ·-, ·, \_~~-U ' • .._. ,.,;';r.ys.: ... ~~ol',.,./1:at"· ,I_ " \ •' lr.:. EXISTING VIABLE TREE TO REt.WN IN NEWl Y CREAT:D WETLAND AREA -:_·~~ ' l ~IS;l~G ~A~LE TR~-~ ~O 'REMA CRITICAL AREA EXJSTING DEAD. DISEASED, DYING OR DANGEROYS TREE TO REMAIN IN CRITICAL AREA SCAl.£'1"•1(}'.q" ~'-7 Tree Inventory Plan -East RECE IVED (Wetland) AUG 15 20'!3 CITY OF RENTON PLANNING DIVISION <jdi)fyd · f-- V) UJ $ f--Cl V) :J <( c... UJ c , 1 "' C z <( J: .....J c.._ ~ >-C C a'. c 0 c C I-u z -"'-0 Ll.J C > ...c :s! z '-' i.:: UJ UJ a'. f-- TR -3 Tree Retention Legend CRITIAL. AREA TREES ../ • EXlSf'INGCRlllCAI..NlfATltt:ESTOAOWN ·' 1 1r·-, o _, -._, OCAO, DISl:AlED. D'nNO OR OANGEAOOS ~£ES LOCATEO IHCRITlCN..N\U.S TRCES l'I [XISTINOCRITtCALARt:,1,$ rot1t: '"~ OR PQf(NTW.LY lffECfEO 8'1'WE"T\.AHO CREAT)()f,j ACTMlY fTr.N411...Cpo,b,dP"UJ*tron/'tl OEVElOP~BlE AREA TREES OEAO, Ol4u.sf.D. D'r1Ml 0A Oil.HGCROUS TREES· TO BE RCMOYEO EXISTWG YIAa..E TRl:£11 TO &e M.EUOVl:O -LOCATED OH D£VELoPA8l[ PORTION 0, 6ITt: EXIST'INO VIA8l.J; TP.[U JN R OW TO 8E REMCNEO. LOCAIIEtl OH OEVELOPMtl.l: f'ORTIOH OF 5111: t:Xl!lnNG VIASlt TREfS TO REIM.IN AFTCA CONSTROCITON 1061 --TREE HUMl!E:11 POHi llJ-· ~~·~ == ~==~T:rSPCCIES -l SPfClf!: AorAL•NOes COT-~ , ..... HEM -~ ··-MCC&.US IE.N -'-"'"f ...... Meole """·- 1{?:t-1~; I .; ··~<j >::: I "I<."'· le ;•i' I/: h". ts •. ,.,..-.,:; ··I': ··.1 '•"'"'~ ,,.,, n / ·' . ,,, re ...... ti ) \ Df'.,,il ~EXISTING DEAD. DISEA§ED, DYING OR ; ·i::.~ ' --. , , ""i- . -~ DANGEROUS'TREE.IN P~OPOSED Rovira --·-=-_·.:5:,_ -· ; ;I - BE REMOVED .. , .. •• ~.... / ~ '"" ,,,..-----------·-~~--------~ ., \·r··~ . .,. , , i'.:l.... /> •. . . . ' ~,---. ' -;,--,,,,.-T ---• --7•_,1 _ •-I ----.;" .-==;<_~-~ ,-.•··. Tree Protec tion Notes Ct!),IM'RwikWl 4~-l>Ol,MKaot....a:-""""La..c!Cl-l,,,1 ll•lfOA.:.,,.. ••'-•-Durlna~ MWN1WM:1 trM~p,rooc,uokwr--.:.nMO~tr-....... ahlil be ~~.....tcutng.a.~9'1dcor.1lnlic!ior>~~-ION ~NC---/U' I AVN~-9"941bedit..-,.d l0 ~ .. ct\ll'NOl:ll'Httw.:ldumtiJ.ic. ~~CIOnl.lNCllD,\.Tr,air.pr--._ .... ~"°""~ lrN_...,.,.....,.,......,.__ :z_ r, .. ~ .. --,v..-,.......,.~-iie.bl,IIIN.itltdtl\O l ~o/....._lHI ot)'Ot'ICIN•dlalllg11N~ar--.h .................... o&end.~ -....."'Pfll(W9oll,)ohClly9' ....... ). Tf'NproW,Clc,,,w .... """1:111..-.i-Glaaily~.,,.a~.a.. ~ ...... "~~·--.,-~olRtnliM. ,. T~ .. nd"8_M_"'9..i.a.,ng V. ....... tos,s-~~IN I.IM~-··'""°'''~"""~°'~ ... -.... &1.lowlMll'iigll. -IMC..,Oll~.--._.._~<il~ n..1-'dl'lgMelbepoltllll will~OM'lng~ .... W.-KW!-a.TheW!dn;illlal!>e~ MCl~p(Kauntill'IIICltyd,._,_,~ ... -... S. 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WASHINCTCN ""'""' REC EIV ED AUG 15 2013 C ITY OF RENTO N PLANNING DIVISION l:llJI LDIJ.I:., D ""° 612<ZM.l ~" Nl IICVISIDt l:ll.llLDll-l:iF'l..J>N6 !Fool~ ~; (i) D'PICo# IV<"QITSQ'QC --1 §:~~~ ®~~~~l~~J Q)~-:'=:.=~ © ~:o~.:=--laiMJ ~.~..,~~, .. ElUILDING E, NORTH ELEVATION ElU ILDING E, SOUTH ELEVATION LEGEND ~ ~~==~£;: w~,-~ =~ ~=~~~ Iii ~tlJKII.Llm.l... ~=~=TMI =..c.°""'"""4-.«,t,Mo(;,..,. 0 =~~:;.~,. (i)~ ..... J ..... --~,(OG ~ """'-----fi.:~=;'1 -»n\~"""""I FIELDBROOK \) ""'~" COMllONS, LLC \···'-~-~-.I M7S S£ l&lti ST. SIJIT( 185'''" ~ !,i[R(IJl:(SU)l),~A!lilNCTCtl (Jl•nnk ~.,. ARCHJT(CT ElUILDING E, EA5T ELEVATION (D BUILD ING E, u.EST ELEVATION RI EBE & ASSOCIATES.INC. ARCHITECTURE • PLANNING lt2J WAPl.E A\Of\1£ SW -sum: 270 REN TON. WASH INGTON 98057 l"H:(42~)226-5.J,44 rAX:.(425)125-~44 0.,AIL.: EORIEBEGMSN.Cc».i FIELDBROOK COMMONS RCNrcw.. 'ilA9·m~crw RECEIVED AUG 15 2013 CITY OF RENTO N PLANNING DIVISION ) allLDIN:., E allLDN::, ELEYATIOM! ·-., PUD I' A4S ' . I (!) 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WASHIHCTc»t t~ 61.JILDINu 1-1, EAST ELEVATION ElUILDING 1-l, IU:5T ELEVATION RI EBE & ASSOC IATES .INC . ARCHITECTURE • PLANNING 1123 WA.PU: AlvOUE SW -9.Jllt 270 RENlON, WASHl NCTON 98057 Ptt(425)226-5JH rAX:(42~)226-)lH [LtAll: (DRl(8£ ... SN.C0,1' FIELDBROOK COMMONS RENTOH, WASHINCTCN RECEIVED AUG 15 2013 CITY OF RENTON PLANNING DIVISION eLIILD~ll ·-&n'lHl3 M~ IC 11CV\tll:.I eLIILDN:. ELEYATICNB ~ ! ' I CD ~_a,e.!11.QUtllll',Ot,l -_,COf'Clfflal •-.- .. -..~~""1!NIIIXI' ei.&I.Nll-lt.-.:cTIIUILa.D t'M"WIJIXI' ........ __ 4) tTn:?:# IN QM!IIGIP+ _, _., ~~~~ -~-®25:5,,:..E~..., Cl) n:n;,I OOMl2 !MTIIIWi ---::u.ca::.:::-:,_~ ~r":w~...,._, LE6END " ™7'"H llt'IAO Ml,lw..l t1') ~LOW ~ia:s,.';::n ~PWJl~~:.::.:i :=-lfl,ll..o.et..U.•lt&.Nri""' 8 ...... ,... ... ., ~~ 16' ...... .,..,.m,_ ~~.a::a:- ai ~...:~ .. T Ii) ~ote~~ WU K~ \""'"""I FIELDBROOK \ 7 _,,, COMMONS, U.C \ .. J •. '!.~~ ..... I HJ5 5[ JGtti sr. surn: 1«> ~ IOCtR ISt.Nl'.l. W49-ilMCTOi 96641 C.ll•nt'd &be ARC.tttl[CT 6UIL D IN6 J, 50JTl-l ELEVAT ICt-1 RIEBE & ASSOCI ATES.I NC. ARCHI TECTURE • PLANNl NG 1123 WAPU: A"1:MJE SW -SUIT[ ve RENTON. WA.SHINGTON 95057 PH:(425)226-5JH f .0::(4~)22fi-5J.44 LM.A.IL: (C*l(BC .. SN.COM FIEU>BROOK COMMONS !Ell~. IW)llHGICfi RECEIVED AUG 1 5 2013 CITY OF P"".~HON PLANNING DIVISION --J ·:::-·-· I PUD I' !lU ILDINC, ELEYAT I A 4 .8 ; ~ 0 -0 -s: ~ ~o z ..,, (j) .0 Q f 1 < • .,, ia ~ ~o z e e e e ljl'' !j! 11, IP, : 11 I h~ ! 1; li!~i ii Uf aji 2 let 111 11 • 11 jf; § h iu I i 1e U • P H ! ! l i I r-m ee E> e CI T~ 111,1q111 ~ I '1 1 1 1 ! 111 H !! ~ h u, 1;1 ~ g ij;I ~ , ! • ! ! I I e e ·atl ~, ~~ Iii' r•i; ;~i!~ 1i11~1 j.. ,;1 ! Jdl 11'·~ .1; i, l rn n; ; ~ l< i m r-m ~ ..... ~ FIELDBROOK COMMONS H l ~ r- '0 ; ~ l< z ~ :c m r-m ~ ..... 2 RIEBE & ASSOCIATES .INC. 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FIELDBROOK COMMONS OPEN SPACE I' / bi .: -r ·--- w :I :::i r. -- :~ ! ,//-, ,,, '@/ : -,~ ~ I 9 ' . --:,. . -~- 11 I ' ,· r.:-1 ,·. ~<' -·. ~.-··.v:·~-~ ·.·./·,~ I I I I I I ,· I II I ~----,-I O' 2 I I. ; !-,•i I ' / ! . :_---: ' -:.;, -' @ 1 ,1 .. , 1 L_j· ,' ', I ! -. . . , • / • ,, i -, 8 " ' • .. , ' r". •. · \ , !.,"-o 8 _i_ -• --<~ ·uj:J . . --} -~~) _ _. L ~ . . --. ------=--------' ~:~---~E-,;;;,~-;~R;ET~-.=_-, 1 -:?-~ ~-~;~ ; '1-:: (! _.. ~ : • i i . ' ' . I 'd] . .. -i -/ .. ' ·-: · ' • I •·'. / • • .' . • • I ,;;·---~--!.~ / . . 1 . 0. , ' -.------_·:_: -i-:_:_ -·. . : " ----I --~ -r I I \ '~ \ J_ I ,--\~'C~ I / __ _J':!.. \-- 1 I > Z I I / I\ I J // / \ I _( J__ \_ f---T --1--1 -T 1 I I I I I I I / ,_ ·, ·u · . "'--_ .: .... '' ''' . . . ' -~ t -,1 , . I• ........._ ........._ h ;·'· -·,- ~-"~ l j···'. 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MAJ PIUJ.E.C 1 £NCINCCR: J,IAJ CMIC: Od.Z'-tJ PRO.CCr NO.: JIOdZ [ DltA'MNG: OSI C(P*""l ©1:'0I) 0 1 S~(;ONUIMC (-fUlloC Si/CC1': , CJr 2 CITY OF RENTON PLANNING DIV!Sl01' / ·1 r I ! . ~l .,1"·7 lw J ' - => 'I· 1i3 1, > ' <( I I~ e • I ~- 0 -~ I 1.-G-·~_· @'· . j. i -·-··· / ;> I t-'.-1 · 1,., . 1.) ... ~-.,.....·;·/ 0 NWl/4, SE 1/4 SECTION 29, TOWNSHIP 23 N, RANGE 5 £. W.M. FIELDBROOK COMMONS OPEN SPACE I I I !I I I/ --_ r;i_· ·,-~-a,>:··. ;···1}.:-1. / ' --. ., '·_ /~ <'/,(. / . . ' .. _-.·@ -----------·----·--_/ f ·, I 1- 1 . . I -. I I -I l I . 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A R CHITECTURE • PLANNING Tl2J MAPL[ ,',v('.!Uf <;!'I -<;U:·r 7!'3 ~['ITO'I, WASH'.MilON G/:e.')/ PH (4.25)n6 ~U f .0 (42~)725-~J,U ~lwl'.!L: HllilffflM~I Ci)J /j •r ~ ,.--\ \.Y HAIL KIOSK PLAN Soc.,~ -':". "·"' nELDBROOK COMMONS R{N fC,.. WASH!ttGlOh' t1tlll &110113 PUD ~ • E:J t "' ··-[~] Tree Re tentio n Legend NOTE; CRrTW. AREA TREES ~a EXISllNG Cli'.rHC,•,1.. AAEA TREES l'O Hl'Ml\tH OU.O, OISE..t.SEO. 0,-...0 Of.I o.AAIOEROUS 11U:E$ U)CATED INCII.ITICALAAEAS nuts IN CXISTINO CfWTk:Aa. ~ TO 8E REMOVED OH "'°T£NIW,..LY 1Er~08YWl!n.N«)Cll.fAnc,t. .-.CTM'!'V f\'-o,-tpc,,'9Ql',C,~"', DEVELOP.ABLE AREA TREES *""_) ,, OEAD ~O.OVNG ~~5 ~EU·T09C MOO«O 03STI*-V\Afll£. T'JlC[S TO &c A.CMOVt.0-LOCATU>ON OEVE1.oP"'8LEPORTION OFSfl1: 0Q$nNC 'Nt8lC T'R.EES IN ~TOM R EM0VED•L0CAf1'DOI OEVR~MUl"QIIIT10HO,sn! OJ5Tl-'-IO 1,\1,()l[ TRCCS TO ROAAN AFTI:R COHSntUClfON '"'"',_ 20<'1 --TJ1iE( NUM8ER ,n.36 --T~EE B..EVATIOH 20.1!'..M --Tttf£CAl._.,;J11.&.!IPf;CI:$ SPf.CN:S: ... .,. ............ COT·~ , ... HOl •ttiemoo "·-t.4CCLUSTE.A·""-l,._,._. "OP·- TREES LOCATED IN THE THREE WETLANDS TO BE FILLED ( 'D', 'E ' AND f') WERE NOT CALCULATED AS "CRm CAL AREAS" TREES. TREES WERE CALCU LATED AS VIABLE OR DEAD, DISEASED, DYING OR DANGEROUS -SEE PLAN FOR TREE DESIGNATIONS. T ree Retention Calculations 1, Totail MumMrofTr..-. ar,d Condltton overr on ProfK't S tte perAtborht R.port (Gn.rffl>r .. t 1-w.., d•ted S.pt. 8, 2011) • 786 Tot.al TrNs 2a. o.ductlon• hw Edsllng T,... In O.V.lopabi,I An1 of Sh: 0Hd. OIM.,..c,, D•ngaroua o, Dytno • 1$1 locs1e<1 In P ropoM,d ROW• 11 TOTAL• 161 (fJ w ::J z w > <( L: o5 0 I I . I t J I ! 't A i if I. '4'1• "" C 1. W ETLAND MITIGATION REPORT & Pi.ANS; (Sewal Wellond Cons.Jltlng, dated Sept, 2012) t•!D' 2. JUSTIFICTION fo, lhe VARIANCE REQUEST REPORT & .Pl.At,/$ (D.R :-Slrofl!l,,~al od ..uio 12. 2013) \ -__./ ! EXISTING TREE TO BE L REMOVED t EXISTING IIIABLE TREE TO REMAIN / DRIP LINE OF EXISTING / TREE TO REl'.4.A.IN ... -;r,E;.. -,'If'. 1¢::'..J 'f;M -- -.,~~ao.oi -... N-r . "'._ .. ~...t is.-.:~ ~ --....( "{,,'):::C ("x r-~-r -x ( . .t.,.,r , CY D .... :J (' f .'I: -.... ~ ~ ,, :t-• I I f"}'.jfY ( -:l'"J.1....-~ ' I N ~ ex: z l i;.. c~:J1 ai -.. I Cl> ::c , .c -~ ;ill -d!.., -l:.::. -· :r.r.. ~..': Ct!~ :rr-~n. D ~ ...... w :r..:.. !F'.i:. lL :~:\~e:~e~DtCATES CRITICAL AREAS ~Efll"G ,; .. ~ ;ill "' &. -Clt,;. r.:i. -:tll,,, = -~i'J.., ~ .. ~ :.~ W" ~. Cl) <, ~ :E , <0,Cw: I ' Jl '· _I ........ ·~/1..~. ,._ ..... _ .. /' ,,..1:. ~l':l~ 1tt:i.. \ _,.. .. WJI. ,Clmi.. . l -, ~ -..... ___ I -~ ,y !F.~.r..::.. r,~~ -c ::.::. lF'..:.. ·, .... ---r <"4 REMOVED 0::-:: ;j),... I EXISTING TREE TO ~E :iw A ,<P A. :r.:.. &. !l\'r~ ll!t.. Iii: r.:;., ~ ~i -:r.1:1, :~:-.. !iii:.. =--& !lr:I. ·-'.. 1 / .~ra. ~· ... .. ~ I :r:.. .... _. .... :.:; •. !!- ·--.a'-11~ l.:v.,. ~ ~ :F.':-- -;i£ ffl (l\'::.. -::i.f:t-ffii,_ 11'."- :F.:,_ t !II'! Ill'~ :Mo, I :;;. . ~;:; ,./~ )'!1. -... c..cr.:.- :ii:'I. ():..:.. '"/:'o li\:.'!.. -....__.._..... ,,· :r.: -Cl;,t: ~ ill':. \~ _1 --_r. .. :.. l EXISTll'JG IIIABLE TREE TO BE JREM OVED -·-ll'.!'lli!,,, -/lM. :.F.<:-:1\ll. ~ I :llj • a::, •1 ,r_.:..1,. -----:;.JI,, ~ =-B :I::. :r.-::.. ::0-J"- :!,.. £ ::::.. :M. F.r- ,lF.1,. _!P.'t,. l!Y:.. ii: G5t,,.. 1~:i' -,,fi! _.:r.-: u.,. E :::~ I ._ I ~~·-· I I I I~. I !'t I "11.. .i ~, Ill" ;I 2b. In Crtful A, ... : Vleble r,.., tn Crtical AteH ID Asrnaln • 102 T,..s thM wfl be RM'tOY9d per W.Kand Crudoft aa •hown on plsn per OR Strong V~ ~SI lbut.,. not CNduct.d In theH calculatloN; • (241 0.ad, DIN sud, e>Mg.ro.,s o, Oyfng T,w• ~ w.tland C...adon • 50 (•f Tr.es RernoYNI for W•dand CrtoMOn• 41 Total DOD TIW9 RMlalntng} TOTAL • 152 Tola NuMl»r ol [ACNda,d ,,_. • 311 / 1, =--~ ..... \~ e 0 a.;;. if,;'"'!., :r:::. J:' -141t -l!I'-::r. I , -~,....-~ ... ~ -~ ~ ·-EX1STINGV1A8LE'~ -F-:t:., rz-:. .. TREE TO REMfJN \ ~= ---~~. DRIPUNEOFE)(ISTING-....._ '-ttaa,, ,~ TREE TO REMAIN ~ &i.x !!°'! I ~t:. ~~:!!~ ·-~ t-- t ..... l &;;; ~~ r-1:'. ,ro> l :I:- r.... :r,l) I ir.!l: -':.I ii:: ·•• . .Qiil!. u::i.. "''-· ~W." ..• -.i.-· CS:. . ill.'!.. --1':= J:' ~ ]. Subtract lM 2fr0ffllr-. 1 •4MV1•W.Trtoe1 onSltia ,. R.talwd trw• ukuladon: • 1 x .. S • 41.5 Vl•bte ,,.... R9qutred to be Rat.lNd 5. Nurnt>.r of Exl1*"9 VbbM TrMa to be R.talrned • 40 t.Tl'N1tobtlR•pl11e<M1 •7 7. Calp,tr lnchM R9qutr.d •1-4· I. Numbef of 2" ~•rMnt TrN1 RequlrHI • 42 Conduakwl: Ovaf (100) T c.ap.r trMt .,_ propoMd for thh ~ .tt. H ,tr.et tr.a,, patting tot lf'NI. iteeent plantlotga and °'*' ·~ trffl. TNs total .. MIOY9 and btlyond ~I II p,opoMd tr, ttM w.tland l fHL \"1, "' . '-.......~ -- -r.K~ MO ~'I .. ,~"', ~ ~ - r.~. ' .~ -. .~.11',ll. .i'.:".Jr. ·, ••• -3!M,;; ~· ----.... ---: l..:.: --. I ~ :~~... u.. ;mi \ i,;:,r-: ~ .J.l'IIL ,F.11, ~ ~ ..:..: s " _,_ --I ,. f EXIStlNG OEAD. DISUSE D. DYING OR DANGEROUS TREE IN PROPOSED ROW TO BE REMOVED ·-t-.. :lit.DI' ' --EXISTING TREE IN ROW TO BE REMOVED Sf 'r?'l( TRF-~ ,...:. '--~-·~~ I I \ -t l 31C,A,,1.£1-.1,N r Tree Inventory Plan -West .. laiiiiiiiiiii 0 .• ,., .,, ·~ ' '/~ . ,c..::,..~ ""--~ ... I- V) u.J s 0 5:'. z C, ::s "' C: .E c... ~ >--Q.. ct:: "" 0 C: 0 I-E E z 0 u.J u > ..,,_ 0 z e ..c u.J ::2 CJ u.J u:: ct:: I- ~ --;-,,-.i, ~ TR-I ,~. I I I I _I_ I I EXISnNG OEAO, DISEASED. DYING OR DANGEROUS TREE TO BE REMOVED {) 1 "'1'.1 X 1r:1.t l ('3":( lf •~ ( ;m (" 'C'( ~ I. l 1. l 1 J...• [ EXISTING TREE TO BE REMOVED t =.,r ::_ f r r l 4_ a / EXISTING VIABLE TREE TO REMAIN ' ,._ -u r 11 _( , r Ct ', I I •" -(._~ J - '"'I-,;._, REMOVED -see: 1--1 .I -~- ll'':: ;a~ ·-..... " I ~~ .:,. 1. W ETLAND MITtGAT K)N REPORT & PLANS C8 :,,.J:!. ~s-;~:;F~~~~~~E~~~T ~ ~ ,W.11 11!: .... lii.i:.. I ..-' , REPORT & PLANS (D;R. Strong. datod June J:. 201~..}r,:. _ ':\':• ... ......... --k ;I, :ti: ...... ~~~ ~-. ~~ <:ti~_.... .. :.. ·~ .. iuat_ C:E"': -~ ------ft•r.. ~~ ~"" _',.,,!Jr,(111:. ·:m:. / ~ .. ml:... ~ N :.,C.lllll ./ ·/'I••-./ ~ w t tt:: Z I l- '.:j 1 W-->-lii'i :::c:1.!·~ ~ 0 1 (/) ~I ~', ... Cir:-~ .;.~ . L -~ i -~ •i ;e.. -- ~t en ... I ~:i~ I I a:~ l EXISTING TREE TO BE REMOVED jr-,,. r..~-/ --y<_ f. if m~ I ~~ lli! X .;~ :l~ /"Jm ':r<:::::., / ;ii°.'I. u- tAffc.::,t,,1 ~ -·-,cd.,, -~ './ ;, :!_"::, ~.;\-: :r.~ ,,,., -:.~---;~ i ,_ ·-. :El:., ;r.ll,, 1' / t'.')k_ / 1,1'.::, "' / / J ,.,. U"-.3., '.~~'11. !I'.::. ~~ ~-r ·- ~~ I !!:I, 1M • Gr;i:. -,r.~ k- EXISTING TR -. lffl". ~---"\ \ --- / "'" f:'• l t::. t• // .! :-:. \ 91: CL ::!::.. le.., '\=.. l 1!':.. ' ~ ' ---:.ll. !ft~ ~ I I ~ I 1L I I 1 - '--ii: I M w •a::: z l t- :n: :!l.-...1 .•. /-c-+'t:I,, .• ~~ ,,,;if: -- . EEIOBE lE::. llfMOVED-~ _ <..Ja. ~ .i'A"'"""" ~~~~~ .. .IC"",,,_ :J •,; :C._ I a, ~ ·-~ :t.:.1 !II&,, -i: \:c.': •• ~.'l '"\ -.i -r L1_ ·li".t. - ·"' I '~:t~ .• ~ .. ~ I ,,{'-_ -rix:t·~.l, .. t #lll :r".i: {·~, I I -~ "':. :!'I.. -'> / ,O ~ ::"~ L . 1-1 a, -~ <1 C1> -:t'~ --· ./ ~ -/ b ai 1(/) ,, .,41:1 . '"'(·,.. ··" ,II'!: ii\'~ '•. :-.-. ,u, - i\' ·-.,. -" um, -<:Jiul: ;iu ... • , -... ,....,.,._ ,I ' :a!' ., -~ .... = \ -!::'.:II:'. \ I I .• -~ ~ -. --,_ *' •:-·J I "'; '. EXISTINGTRE~O ~--. '\_:tJ: 1':: I / <>Ir.ti,.,("' REMAIN '\_ lM._. ""' -:I'.": -lilt. -,II',:". EXISTINGTREE .;)ROW •, _, Ill': l . TO BE REMOVED "'.lr .:::, - -lM EXISTI NG DEAD. DISEASED, DYING OR ~-, , --, ~DRIPLINE.QFEXISTING -~DANGEROUS TREE IN PROPOSEDROWTO -MATCH LINE -~ ::-..,.' ,' #., TREE TO REMAIN ii\• , BE REMOVED ------.-'-----"' , :.,,,-· / '~·· -.,,.-----.;:---:7 See Sheet TR-4 ' ' # . ' --I ' ~ ,I ,.,.-_ ~ ' ~ .,,. ' - Tree Inventory Plan -Mid Tree Retention Legend CRITW.. AAEA TREES ~o DEAD. DISEA.!le> Ovt'll'.I OM D""°"-ROUS JRt.'E!l lOCATED IN CNnCA,l AA£AS lRfU W EXl!ITIHO CRITICAL AMlAS TO IIE REMOVED OR flOTt~LYCrrtCTtO !Y~~l!Otol-'C'fMT'I' ,,---........ °'~~, OEVEl.OPABLE AAEA TREES *'-DEAO. OISU,$(0, 0 11NG 00 ON<,E.ROU:$ TFl:EfS . ro et: "'""""' ElQSlttG ...v.at.E. TREES 10 ltE REI/IOVEO • LOCATED ON 0£\'ELOf'Al!ll..f POl"TKlHC'#MTt EXISTIHQ \/WILi!: rRH!I ... RCM' JO I E KEMCJl,'Et).LOCAIEllU.. DC\'tl.Of>,t0.C~TIONOISfll: f.mlllNG ""9lE ntEE!l 10 "f"AIH l>TTER COHSnruQIOH 200• --TREE NIM.BER ~5-•2J J6 --TRCC [\.CVAlt> 20.l~l,I --Til:E!:CAl.-£R i 5Pf:CES sProt• "Ot AL •...icw COT-~ ,_,. HEM .- W-- MCa._U!ITU I • ..... fnri; "'-'* ...,. __ t .s,cA,LE ,.,,,,,-q ,. ,,-.,:--S-.4(r ,-It~-;_ Hh:t_r 0 ~ z ::s ~ >-oc 0 f-z u.J > z u.J u.J oc f- 'L~i,;. Cl ::i Q.. 0 ro C .E OJ ct V\ C 0 E E 0 u -"" 0 e .0 :2 OJ u: TR 2 Tree Retention Legend CRrT\AL AREA TREES ~~ ~ t:lCISTING CRf1'1C>,l AA£A TI'I.Ef.S TO REMNN OU.O. DISEA&U), Ov..GOR ~OU!I TKF.ES LOCATED IN~rnc.tr,LAA£A$ T'MES ..,EXSSTlHOCflfllCAl ~ TQeE:lllEUOVED OIII P'O~LY fr"CCTEO (IY v.'(T\..,\M) (:R[AT10N ACfMN (1-.... -~d~,::rlf) OEVELOPASLE AA.EA TREES £ "' OEAO. OISCA$CO. 0..-...00A. cw.iGC~OUS TRCCS · TO Ill ....... I I I I ~ I I a-:,: EJUSTIHO VlABL.E fREfll lOIIE REMOW:D -LDCATl'DOH OfVELOPAM.l!f'O'l;TlCIIIIO,SIT! •""'1.u j o,rt,-C,'11" •T-.t:,JI• 1 ... ~. ',();"6 ~" ·--···: Cc.~ :Ml. - // ,ns'"'"""'·'"'"w""""''°''~·lOCA'ft>ON~:. °""''"""'"'""'""""'~" '<. .:-::l ~' '1 ;'II,' 1;-, ,..f._/ V ...J-7.-- ,, --------t EXISTING DEAD, DISEASED DYING OR DANGEROUS TREE TO REMAIN IN CRITICAL AREA L =:: ( Ci.I!. 1:.r .. • ;i~ ., /~--/ EJUST1HO \'WII..IEIREU TORE_.,.AF",EJIICOHSlRUCfTDH \ 1 .· ...:;-v-f _ • , I ' . ' •~ ~ , ~/-~ ~-.r. /·-.. ;,. Orl ~ -\~ == I r~ ~ EXISTING VIABLE TREE TO REMAIN ! •! { I ./ ~,~ -·-•-•111111 .:;;.-m; .. / -.... _ -~ :a: :Kr ;Ill\ :!'! ::i: -~-......:-.,. A't~Yl _,.. '( '-" ,c" ·-•C'.ll'lf<tf"} CS'r :-. i:':c7. :nr 1- ,000 --HtEE M.IJME~ 42J.J6 --nl1E ELE\IAflOH 20.1!,M--nl!Ec.Al.11'£fl $~S ~CES: ~ 1--.. 7-::'.~J;-""' .'J'~ v i · ./~-,--/'~ . I T"\ -· I ~ · 1· i I U8BLEAREA 1Nl~cATESCR1TICALAREASBE1Nu:_ ts ~ 1 , r~ RETAINED. REMO\i~ OR CREATED-SEE: il\i' \\ z ' \ i.Ji iii, -~~ '"" ,j t SCM.E 1-.»q NI .;;;;;;.i 0 ICT "JO' .a A orAL -~ co,-~ r.n HE~,-....,.. M-- MCQ..uSrElll•MIAof...,..Mala POP-'- le:;, \ lilt. ·1',fi. ~~ 1 . WETLAND MIT1GA 1!DNREP<>IH.&P1.ANS_(Sewai '"' ............ \.. Wetland Consuttlng, dated _$epl 2012) I)<)',, I -) l 2. JUSTIFICTION '°' tho·VARiANCE REauEhar REPMT '1i!L ~:.:.":,./ 1 PLANS (D.R. §lrong, dated June 12, ~ -"' I ( I / / I "., ( / \. _;,-~ I ·-~ c~) I I ' w 1et:: ~.~ ...J I .m :I: I a, :r-.: y ,j '~I a, i ,: § I I I ·, I • .l ~ ,r1--. , -~ ... ' / ..... .-';,-' :&l:l,, •:e. at..'N .. (.~ .:: ·-~ :.-.~ ~ = :l';l'. :f.!i.- n~!'.. :n:1 ;:,t;~ J. I Tree Inventory Plan -East (Wetland) ::.'.: ffS Cl.-".:-i. i::r. ~ ~ t\j{-\1; ~ ~ ""\'; .,::;. ~ r \ -,2. ..... ;~ ii$: :r.:i~ \ ::: ~ .,:."'t!lW' _=1ii:-_ :r.:: \ \ - \. \ =-.:.. ;:;r. ;r:_ ;.:-F ::... .. --;".:'.;. \ ~ \_ CiJ.. \ -~ I ~ =--J J ~:...;j ~ ~...__.... ~ :iTh. ii :r.:-, :<,II _:r.,: I ~-• ..,,,--. -(:"'~ ~ ~ . -~ ··r cw\"' ~ LE TREE l oyT~l~Et Cli1: Ef') Tl-1,Al ~y BJ= ,_ ,!I. ~ ~"'" • .!-). ·11 \.: Clr.t. ( 'l'PER,;EWW~:::. tir~ •-·-· . \:M _ _:·.. § (!ii:. l EXISTING VIABLE T REE TO REMA EXISTING VIABLE TREE TO REMAIN IN CRITICAL AREA NEWLY CREATED WETLAND AREA EXISTING DEAD. DISEASED DYNG OR DANGEROUS TREE TO REMAIN IN CRITICAL AREA ( , 'J/J? I<!, __ -I- V) u..J $ -I-0 V') ::i < Cl. u..J ~ I C: z § ::S ~ 0... "' >-§ CX:::: E 0 ~ I-:: Z 8 L.1-l J:; > :2 z J: L.1-l u..J ex:::: I- ~,,w i°H r,, TR 3 Tree Retention Legend CRITIAL AREA TRE ES -;:fC· • DEAO. t>CSl:A.ll£0 OVINOOlllOAN(l£ROOS llltU .S lOCA~O ~""""'"""' 11111!:'$,. IEX~IINQ CRITlCAI. AA[A.'j. TO !!IE. ".EUOV{O OR f!'OtC""""'-1.Y ttrtCTtO 8YWE'l\.AHO CfttAllON ...cTh1TY (l'-... _.i~,;,l~Clr"f»'l OEVELOPABLE ~ TREES ~!~·~) OCAO. Dt$EA$EO OYING O'I OAHIXROUS TRCU • TO IE REMQl.'t:D EJaSTlNO '"'"81.E r REU TO IE REMDYED • LOC,A.l"l:OOH OEV[LoPAel.l PQllno,,; or Sift EXJ$f1NO """91.E Tl'IH$,O ROW1'0 et: l'IIE~·LOCATEO OH ~LOP"91.1 P(liJU10NOf SIT1i 200• --IHU'~ 42J..}g --mct (LtvATKlN 20.l!I.U --IRH CAUPEfl & sPECIU l •' J/!·--, {, \• ··< .:-A.~ "'c"" /IOfAl.•,l«Mif OOT-~ ,_,. HEM --"·-~USTER-...... l .V*.,.._ """·- ~ , "' ' ' ' Existing Tree & Vegetation Protection Detail __-, BE REMOVED --~, / -;.• • .-, t:,:, _ ------EXISTING DEAD, DISEASED, DYING OR ~' ', -,;C: 2 ,_ "-1:L DANGEROUS TREE IN PROPOSED ROW TO · 5~. -;. , ! .,,_ --------:;z-...... ~.._ ---.._ --. --' , / ,, l::-.. \ ' ,. ,,., --i: -i -. ~~...,,-= ' ;~ --' -'ttL"' .n~): I ' ~ --, \16 , C __;.., --· -I EXISTING'DEAO, DISEASet>, J El ~ ~ Tree Protection Notes at,111~-1•1· .. ~-~a...tng~. ........ °"""'~ .,. __ rN-~tor~-~ ........ tl!Wleoe ~"-"....:ldl"'V•~....:1~.__..........._.., ... -..- t. ,, ... e,,Qltdo,,---btdittt;,,ed10~..,,,-r,, .... ~GU+o• ~-.,.,,.,...-.n.-~-.,...-., ... ~ -~-0, ........ 2. 1-pt~ .. --....,.,....io.a,h ~.tllll-• ...... •~d .......... ~ .... Mdll~NolCWIOP'J' ... *'II No.Mr .. d .... __ ....... -------bVhCl'J',;I~ J . 1 ... ~_ ..... ____ .....,......,..,,~~oh .....___*-'.-~~~-NCl'J'fl'--- • 1_...,~.,_.bl...,..,...,..11'1~..-"~_.... ... -~-"-.,...btCOl'-.-cl o1 c,w, .. _•.._WINI,._ ........ Ch~,.......~--tw'-(ll'""'*o.Tlm~ ..... bep<--i ·~~~""-~-n.i""°"GIW'ltllbt~ _ .. ..,. ......... Qtrol~~b_,..., s ,_...,....(111' .... 9'11,a,_.....,.._...,.~-........ - ~-~ ....... --... ~bVNClvrl"'-.-.d-....... ---•. NO ........ CiOMINCfb'l~.W.o,OIW.,._...,....btOMc»cl~-~-~d-----~-..... t,,, -J t,i.., ...... -.c.i. ........ i:,r~ ..... t>I~---~--6. •o.or.ot...,..~•-•10bt....,_.,,.,IOO: .... OI IOO:_.tl'llilbt ~~ ... ..-.n......._o1 .. ~ ..... --....... ...-.... ...,._(IINl"Nc'.111"°"~5- t. ,-,..V-..,...-."'!INNe,,..,nor.M~ ......... ..-d:[1)N-....._,bJ_6tp _ol __ llll ..... ol~ot(:l)_,_........., .... _ -"""''fl,,:,i ... ___ H!t>1lr,ct,l!/-~11~lliool.._ ,........__._at ... d~..-..u • ....-.--..~ ~a,ti,o,hto,--.cl...,,....,~~ ....... ~-....... (11 ,__ .. _ba .......,rw.N4 10. Tf'll'IC:f't>cl_,,,._.~......_o,"*°"""10-~-.... ,,..,<:ulr,, ................. d .... ~lol_..., ..... _fll(ll«.,,:I ..... ___ &)'1c,rair..~tot.-.Cl9ftlld ~or~~~-~ .... a.,o1~--.......... -_.ai.s .... ........_ ............ _.._ .... btact,.,.,ldb: L lhfot.~.---ncflh .......... beCMldMnlf •-a'lf ,a,td1J'~qt,11N1.....,1o1~ ~ EXDOMCl_..._.bt_.4'1Dll!Wo,Ol'llf ....... ,_..-1Ntbt ......,....,._....... .................. -. .. ~. 11. n .. c:a,ar-....-,.......,. ...... 111.__..._.p-,-...~•a.. _ .... tM1~10.,IQIHllo,~dag,'N-~b'/'NOicMr.tS.. CfyalR..-4 .... ~lOT,_R-....._UNl~~b....,,. ~~-,,,_.,..,) I .:,,-:r.:z. DYING OR DANGEROUS TIIE TO ._$1,t' (~ BE REM OVED ~, • J'9 ' -· t 'll:'ll n ~. ... $'/' ' -:!'ff-" ,,_,.,_ ... -~. -1·· >-. ~-/' EXISTING VIABLE TREE .s;._ :f"-~~ T.O BE REMOVED ;;'°:i. ' -I I . ::.1:. ~i:. 1\ cS~.... ~ C'll~:. 11 I ( I I I ,.., ::I' ,-e ........... ~ ...... ~ I ... I u i: ~ c=, ·-~-M -~: .. 1-. :.":.::-. ;~ ~---.. ~:. ,'-~••b I I "~-M.. I '--= -GaQE: -Ir~ !(_ '= -~11'/l :e.-:.. f ~ EXISTING DEAD DISEASED. DYING'• R ( DANGEROUS TREE TO BE REMOV -~ C.F.~ .=:.. h ~::. ,·::i:i: ••.• .:~~. -.-..,~-~ ~!II ... ::r ... N 11'1! ... ~ 1 I Ci.i ... I CS:.- ... ~ :e:::. ~ '"' ·~12. ... lc.v. >-; •• / EXISTING TREE TO B E REMOVED :..;,':, ' t:~"~ -~ -'~.1 •••• &.. '_J I 1.d ~ ft,. :S.:. 8 ~-9 ,(--J '.i i SCALE. , .. x,.()" Tree Inventory Plan -South .. _ !i---il 0 10' :JU "' 7 0 1-u :J 0::: I-- Cf) z I'""\ \...J ry r\ \_.I I-r-, '-' z s w -> UJ a: z 0 r-z w tr L. r--. >-I- 4X;:;=i _, __ V) u ....J ~ u o<l 5 0.. I C, I-e, C: :::J E 0 ~ V) 0.. I "' C: z 0 E :s 3 0.. -""' 0 ' 0 > .0 z ~ --~ u.J c.. u.J ~ I- \HY. \I'\\ TR-·1 i,';a.1 ~-~ •• J 1 ~ r·.~,, ,t,,11,n..:, ~ ~ I Landscape Phasing per Building Plan "' NOTE: BUILDING NAMES ANO ASSOCIATED HATCHED AREAS INDICATI: LANDSCAPE THAT WILL BE INSTALLED PRIOR TO CERTlFtcATE OF OCCUPANCY FOR THAT BUILDING. Ill AMEMTYIMEA:J:. M90C.-.T£D~&~MEAS~T 'NU.N:N3TALLEDialHSTIU.ICl'E[l PN)R fQ THf:f'IUT etJILOIHGOCOJ/P'Jt;,IC,Y. t 5c,,IL~I-.. ......... p-1S 50' 100' ..... _ ..... ~ ... ,---~= ... a..,..,,.,,. T--.,WA..a2 ....,,, ..... f.2U.27t..OIS2 --- ~ .....=:11.e• i.U~ I ~ C ro Cl. C/:j 0 ·= ::l ""O c.. < C, ,:: ::, "' ! C: co .E ~ .... .; ,; E (1.) ~ ii j 0.... c.. E V, is C/:j g u ~ C E ] ~ E V) 0 ,g ~ ro u " ~ ..c -"' ;:;: ~ Cl. 0 0 0 (1.) ..0 j Q.. ::S'! C"'J ., 8 u u: 5 V) ""O C C"'J .....J lo'(\IIS;()N ~ _pet• ~ I ' l // Parking Area Plan t --------ti" .W IIO' ISO' \ '~ -... ----,ET ---/ I TR-4 Overall Site Plan Site Calculations Open Space A,..a Required 2SOsf + 3SOsf • 600sf :r 162 Units • 97,200af Open Space Ar•a Pro\llCMd :i: 104,678s f jPer ORS Sht. OS2) Open Space Provided In Upper Decks or Patios that are not part of the Common OPfln Space• SI, 120,f (Per DRS Shl OS2) Total Active RecrH tion Are a Provid e d• 11,95351 !Includes Rec. Bldg. & Patio, Tot Lot & Plckla ball Court) Parking Pl.anting Required 108 s talls• 15s f/sulls • 1,620sf lnt edor/Pe rlmeter Parking An,a Pl.3ntlng Pr ovided• 14,3421f Perimeter Buffer Planting Ar.a • 10,300s f ROW Buffe r Pl anting Area• 6,660sf t ~f .... Mr--0" p-: .,. ~CV t"'~ .....,._ .i,UlH.Uil:inf'«I.,_ r-.wA9l407 459 5'== T-,'f'A.i*.a:1 l.253-11'.:1 4Ma (Z'S,3,1]1.01~ ~:::= -~~. c //.I/~-.,:_;_ .r_:.~d; . .., (-.,.· It Ci ::i "-C: C, ro "' C: 0.... :§ ~ V OJ 8 ..... 0:: V'l "' E C: § 0 u ro E l .... E V 0 u u > .:: 0 ..,,_ 0 e ,D "O OJ u: loll\1',(;',I < " i 3 ~ " ! t:: ~ ~ < ! 0 1 .; 8 ;; Cott" llr ~-- L-0 . , _ M:Rl,f'tll.1 Ml'.ul(S(WtPI.I! I'. ~ ~ l /.' ~S(Dlrl~tl l OfflO(';ATION 1'-) ()) ~ . \ \~' ... '. ~. ~-. OJ l"l~U,$0CYP""'" LCYI.ANOI ' LCf\.N40CT9'RESS Landscape Plan -West --- r 00:SIIJrta !MEES JONE-.W r IIOI OWOOO FCNCELOCAT{OC)M f'AOP(ll:f'lrU'"f (S..o.-.Msi.tl~I (; ...... ,e,,a .""""' I tS..ONll~~-61 JW$£011fCY'CUO WOOO~IIHQ ... _i;d: ·/("'",.:.:;::,:,';:'..'.-...... / Df.:Pn40F tv."*'4t:DClt~ &,l,l.f"~Gl'A.<MT'E O'ICA n .. T£R FHIRIC I I I I I I ----~J-' -!~_ ~\~/IJjkre,,.l t D ---· .____ --~ \. r ( NIVSR£XlJIV~ .. NOt.F't// LAWN ~ V~OC~l)MOCRl'W< .....,. " '~ TRASH Ml¢0>f AO..£ / '\~."' ',/ .. /I .)_:\;~.; :;:_/\,, ~-.~,~\\ ,ft j :';: '·:/·!.! ~. c~ _i _,...~~f"1t.,; -·o --:,L •. ' --.r,, ,•----I• 1 I PICKLE BALL ~- "' ,,., ' ,., ... #. SE 17 2nd STREET • .. 'i ~ • • t BRADLEY DESIGN GROUP 1.ano;::r ... ~ --.:I.JON ~ ...... T-.WAIM07 ~" ~ ~C" .:..:.:_ ) ' "' I ,;ll I ?';.-c, ~t:"' I- V) u.J Cl :.s: ::, 0.. C, ~ "' ,;. z C: :g 8 :5 u u ,:; :1 ~ C: .,.; ;:;;: c... "' ~ ~ u.J C: 15 £ 0 u "' c... E 8 ~ <( E 0 ~ ! u u V) ~ i:: i Cl 0 e 'e z ,r, I " :5 ,:; ~ u: ,. RC~:~c·. n, 11-- ...... L-1 . ·-,_tai ,1 r Q) :, C. "' (') _., Q) 'O (t) "'C Q) :, 3:: C. :~~ -~-~ $ -_, ~ l ,, 9<-~ \~ ~I"; --- ' 0 -~r------· I LANDSCAPE PLAN -MID . Fi eldb rook Commons Pr eliminary PUD Fieldbrook Commons. LtC 17100 Bloc:.. ol l081h Avenue SE. Renton . Ki ng County. WA r ~ Q) , , :::::J ' a. t/) C') Q) "C CD ""C Q) :::::J I / m I Q) I t/) I ... -~ CD ... Q) :::::J a. - C ,.-:.": ·-·'<:d '') 0 () (.) u I? LANDSCAPE PLAN -EAST (WETLAND I C ~ 0 Ficldbrook Commons Pr elim in ary PUD .. 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A, l:«:11( .... lll) w• I R-5 • s - lt>1111ttalt DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM : SUBJECT: Stacy, M E M O R A N D U M February 25, 2016 Stacy Tucker, Planning Technician Vanessa Dolbee, Current Planning Manager Release of Assignment of Funds Fieldbrook Commons (AKA Avana Trails) Mitigation Installation City of Renton LUA13-001109 Please initiate the paperwork to release, the assignment of bonds for the installation of the mitigation project for Fiedlbrook Commons PUD (AKA Avana Trails). The amount is for $24,682.68. The release applies to the wetland recreation and mitigation installation. A copy of the paperwork should also go in the land use file in the City Clerk's office. Thank you! h:\ced\pla nni ng\current pl anning\wetl ands\fieldbrook commons (aka avana t rai ls)\insta ll ass ign ment of funds - re l eas e.doc Fi ')e_ Check Request for Non Vendor Refund or Reimbursement This form is to be used on ly for one time vendors. Please contact Accounts Payable if you have any questions regarding one time vendors. C h eck will be included ;n the next scheduled A.IP check run and mailed after Co uncil approval. Check Request Info: Requestor's name: Stacy Tucker I Payable to: Avana Trails, LLC Mail address for check: Date of request: 2 /25/16 Requestor' s department/division: CED/Planninq 9675 SE 35th Street, Suite 105; Mercer Island , WA 98040 Check amount: Account number(s) to charge: $24,682.68 650.000000.000.237.00.00.0000 Reason for refund or reimbursement: Requestor's ext. #: 7282 Amount per account#: $24,682.6 8 Final wetland mitigation plan installed successfully, per project planner, Vanessa Dolbee. Received on 1/12/16 the 10-year maintenance and monitoring assignment of funds to replace wetland i nstallation surety device. Check handling r equest: Please mail check directly to payee. Thanks *A roval Si nature: Signature: Date: Reque stor's Department Administrator, Division Director o r designee: ~ t --{I '" f1 ty pe name ofsignero11 above li ne Februa 25, 2016 /.:The person approving th is check reques t must be an authorized s igner. 11:'LEO\Planning\Currenl PlannmglSM"!'I_Do mlslSENS!TIVE AR EA OR WETLANI) ~11TIGATIO'.'I ~1A!NTE'.'IANCE BONDS RELEASE LETTf'RSIFie!Jhronk Cnmmons_Mana Trails_LUA IJ-001 109 _wetlan~ m1,rn1Ja1ion ,urtly_t heck Rc4uest Heleill,t! 02-25-16.t.loc i 0111i11e t rpeable Form , Juiv 2007 / BILLING INVOICE EG00050169 ~· ________ ____..,_.. · · Rent O Il ··®· ..... ~ ,. "\'", • < DE PART MENT: AR: Eden Invoice: B ILLING CONTACT Avana Trails LLC 9675 SE 36TH ST #105 Mercer Island , WA 98040 --·-----·---- REF ERENCE NUM BER FEE NAME Chlt30057 Plan LUA13-001109 Wetland -Install, Maintain & Monitor -Cash 3954 (650.000000.000.237.00.00.000) Printed On: February 25, 2016 Prepared Bv: Stacy Tucker 1055 S Grady Way, Renton , WA 98057 TRANSACTION TYPE Bond Release $ 24,682.68' Transaction Date: February 25, 2016 PAYMENT METH OD Refund Finance AP SUB TOTAL TOTAL AMOUNT PAID $24,682.68 $24,682.68 $24,682.68 Page 1 of 1 , / SPECIAL DEPOSIT TRANSMITTAL REFUNDIN G ADDRESS : . /·_-;, { ·-15 <-,-· '7 {. '-l?' Ct° -±}' \. [''·\--t . I (! ( · 1y·.. ..--. ,.. · · .• -._ ...,_ . -· 1 ,... . ·----'r::::"'~ ... ... ............ --f ~~..J . C1ryJv\~•,(f-Vl::.lo1d ~TATE: lAlfl _ZIP : AstJ~~\-::;,. PROJECT N AM E :. ri c \cH)n){\\(_ Co cn(n(\ns ., ADDREss L ocAT;oN : \'1(Y. .. \() · \tYZ)\b N:r · c ~'f ~ PERMIT#:. LUA 13--oot \ CC, c---i ,-'( -1-11· ' 'j,v., ·12<z 7 ' DEPT: CONTACT: l , ;-t\ ,\ I.,,,( tr,YE)<TN-: ,:it- ....) S ~~C IAL 0EPOSIT ~-OND ITIOJtS :... . c.', .· _ • , . T/ in.nh /\ C,\ \ O \?U \· k ¥"" ·~ ~i.:_1.,Y( hi r'lf' .I .,. µ ~..J . _.) \....,1 ·'ki! .._ 0MSION.S\OEVELOP.~ER\OEV&Pl.AN.ING'8LDG DEPT. FORMS\MISC. BUII..DlNG oocs\TEMPlATI:S~ec. OEPOS$T,"; ' WHITE AND YELLOW TO FINANCE .. RETAIN PINK FOR PBPW RECORDS': DATE: la\2~\.\\f.1, , .... , _ . RECEIPT#·-:· ~(~, [i ':(-};;,lqCf (1 ·6 FINANCE REC; #r· ----,,,-----,--=~------ . AMOUNT : $ 2.lf !c'i/1. (/;)( WO#:. . I FUNCTION#:._. ------- TYPE OF DEPOSIT: : BUILDING i . IT.. 90 D AY TEMPORARY OCCUPANCY PERMIT · 'Ii!( LANDSCAPING MAINTENANCE 0 SIGN DEPOSIT · 0 . STREET CLEANING'· · PUBLIC WORKS ' DP\/V CONSTRUCTION PERMIT PROPERTY SERVICES· 0 LATl=COMER FEE (TO BE.RETURNED TO LCS HOLDER) 0 STVAC (APPRAISAL FEE.DU E APPRAISER)· · BOARD OF PUBLIC WORKS" .. 0 . BPWDEF(BPW DEFFERAL) . (W0#-89150 FN#5190TRANS CODE:#7054 ) 0 OTHER: _____________ _ RECEIPT EG00024963 BILLING CONTACT AVANA TRA ILS LLC 9675 SE 36TH ST #105 MERC ER IS LAN D , WA 9 8 040 REFERENCE NUMBER FEE NAME TRANSACTION TYPE J Ch#30057 J P lan LUA 13-001 109 Maintenance & Mon itoring -Cash J Bond Payment Transaction Date : June 24 , 2014 PAYMENT METHOD f heck #30057 SUB TOTAL TOTAL A MOUNT PAID $24 ,682.68 $24,682 .68 $24,682.68 . • · THIS CHECK IS VOIDWITHOlfi: A BLUE & BURGUNDY BACKGROUNO AND AN ARTIFICIAL WATERMARK ON THE BACK~ HOLD AT ANGLE TO VIEW. .·, •• . ·· . ·· . • l ·-, PAY TO THE· ORDER OF C ity of R enton 1055 South G r a dy Way Renton WA 98057 11• 0 :l O O 5 7 111 I: l. 2 5 l. 0 0 0 8 g I: l. 0 0 0 0 '18 0 b '111 1 30057 CHECK DATE 06/23/20 14 Avana Trails - Fl<A Fieldbrool< Commons Covenants Easement DOCUMENTS • Declaration of Covenant -PUD • Dedication of Public Pedestrian Easement • Native Growth Protection Easement • Declaration of Covenant -Rec. Space Rental • Declaration of Covenant -Parking ~: .. , ... Ai::!E R RECO RDI NG, RETUR N TO: Avana:Trai ls, LL C .9675 SE.36'" Street, Sui te 105 /Mer¢erfsl;ilrl, WA 98040 Grantor: Grantee: Abbreviated Legal Description:: Tax Parcel Nurrib.ers: ·· Refere~ce NumbJrs of' Related Documents: 1111 111 HI 111 llllliH 20160112000284 OMITRIY MAYZLI cov a1 .0e PAGE-001 OF 009 01/12/2016 09 :~3 KING COUNTY , UA .,···· i bE~LARATiON bf COVENANT .. ;: ·' Avina Tra:il s, LLC, c!iWa~hi ngton li mited liability company . ,• ,' . ~-.~ .. ·. ·=· Pub lic/ A portio n of the. r/w ~. s1/i,., Sec~id~ 2tJ-23\ -:: Add itional lega l descri ptio~ .. in E~h i~.it A ./ 2923059022 ,2923059023,2923659 168 N/A .·. PLANNED URBAN DEVELOPMENT COVENANTS . ..These covenants are recorded in the real property records of Ki ng County, Washington , in _partial ¢.omp liance w ith t he requ i rements of the Conditions of Approval of the application of M an·a Trails, LL( a Washington li mited liability company, successor to PNW Holdings, LLC (and .:f~rm erl{k~own ~s Fie!.dbrook Commons, LLC) ("Grantor"), for approval by the City of Renton, a M.linic /pal Corporatfon t~rantee") of a Planned Urban Development ("PUD ") under City of R~ntcin file n1Jmber LUA12--001. Th;st.covenants are recorded in compliance with Renton Municipa l· Codi{ ("RM Cn 4~9-JSOG.6 a'~d the Final Deci sion of the City of Renton Hearing E~amine~ dated Ma~ch .29, 201'3. .,. ' NOW, THEREFOR~,. f~r adeqci ate c6ri ~fder~ti6n /·r~ceipt and sufficiency of wh ich is hereby acknowledged ~-and · intehdihg td ·6l 1egat.i.y' b<>und , Grantor covenants and agrees to the conditions and ~green,i~ts ~et f9rth ·b~low: / ·•· •:.::, ..... .-'' ·: .' .. ·: 1. Legal Description·g_f PlJD Re~I Pf-OPt:i.rty., The r eal property (the "Ptopeity") that i.S the ,&ubject of th e .Planned Unit Development approved under City of Rerito~ fi J~ nuri,b~r L0A12,~001 , a~ih,ipon which the Planned Unit Deve lopment will be bu ilt, is leghl ly des~r ibed in Ei hi bitA attach~~ hereto. . ,·· ., . 2 . Desc~ipticir1_,of Planned Unit Developm~i,t Uses1: Dehsiti~s a~d-efia~es. Th.~ PU.p co~s_ists of 162 multi-family attad,~·~ f.vel)ing ' ~~-j~~ i'ri 'i2 bu ilding:s with an ass oc i ated recreation / leasing office building, con_structed in .three phases , The final ·appr9~ed PUDi would re sult in a density of 17.98 du/~c. / · 3, Specifications' of the PUD and Modifications fro°rn · .... R~nton ,:Mu_nicipal Code Requlrehients. . .... Pl~'a s'e see -Table A )n Exh ibit B attached hereto. 4 . · ~ovenant R~gafd\n; PUC> of,C:uvent Zone Compliance . . ,..,• The lots or.st ni ctl,!/~s affetted by the code modifications described on Tab le A shall meet t he standai;d cr'eated ~_ith th,e··approvalpf the PUD or current zone in affect at the time of subsequen~ land . .tfse·'. bu ilding or ¢oriitruction permits. 5. Formation of Property Owner's Association Ptiorto Sale. The Property is currently s~lely q_wn~d by Avilna i~ail5, LLC, a Washington limited liability company. Prior to any ·s.1,1bseq.v~nf sal_~ of.t he Property, __ or any port ion t hereof, to an .ownership group compris ed of more than one party, a legally incorporated property _.··owner's association must be fo rmed for the owners of the Pro perty. f . Cov_enants Run With the Land . · Th ~" i:6v~nants contained in t his Planned Urban De ve lopme nt Cove nants shall be co venan(s running with t he land, and shall be b inding on the successors, heirs, and assigns ,,·.,.... .. 6f trie party(i es) hereto . ' ,·"',·,. 1.N w,iTNESS WHEREOF..,Dedararitl~s e)l-e cuted this Covenant as of the date set forth above. . . . . . -. . -~ Av·a,,a Trails, LLC .,.,; ... , .. , .. ,,•' ., ,,,,.. .. STATE OFWASHINGTON COlJt':'TY QF KING ) )ss . ) / / Qn ., ~ \ 'L , 2016, before me personally appeared ... f(\.\C..):'ce;\ = 'h t o me known to be the Manager of Avana Trails, LLC, the l imited · liabil ity company that exe.cuted t he within and foregoi ng i nstrument, and acknowledged said instrument to be:the free an.d volu(Jta'r'{·act and deed of sa id company, for the u ses and purposes lherein rrientiooed, "-r:id on _oatJ:i. Stated J hat he/she was authorized to execute said instrument on be ha lf of sa .td cortlpahy. :: i .. , ... ) .. .. . .. •, . _ .. , ...... ,.•' 1N WITNESS WHEREOF', I ha v;ihereunto-i e;tmy hand and affi xed my official sea l the day and y ear f fi-s t abov~ .. w·ritten .. :·· .. // ·:,. .··' / >: . .-: .;.,··· ,,,·, .. EXHIBIT A LEGAL DESCRIPTION OF PUD PROPERTY PARCEL A: THE_ SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE .. SOUTHEAST ,QUARTER OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W .M ., IN . KING COUNTY, WASHINGTON.;,,. .. . . •' ..... . EXCEPT.lHE .-1\JQRTH :100'·/:EET .Of THE WEST 230 FEET THEREOF, AS CONVEYED TO THE CITYi"oi= RENTON sv.:'DEED (R°EcORD[D DECEMBER 27, 1979 UNDER KING COUNTY RECORDING Nci . 7912)70174}. ·,./ ... ..···:·y· AN D EXCEPTTHAT PORTldN .~HEREOF, LY:;NG WITHIN THE 60 FOOT WIDE RIGHT OF WAY FOR sEcdNPAR\.-srATE HIGHWAY N6.·sc; ii:oRMERLY KNowN As THE JOHN F. BENsoN ROAD), AS ESTABLISHED BY ORDEk'i=ILEO-MARCH 19, 1912 UNDER VO LUME 16 OF THE KING COUNTY CO~MISS IONER 'S:'RECORl)S, ~.AGE 592; AND EXCEPT THAT PORTl()N CONVEY~D TO Kits!~ COUNT'/:BY'DEED RECORDED MAY 14, 1999 UNDER RECORDING .N.0/99bs14isi7. . . . AND EXCEPT THAT PORTION CO NVEYED : TO RICHARD I\. ~JtEMI, SYD NEY J .. N IEME , DARLENE R. BJORNSTAD AND THE DARLE.Nf R. BJ()RNSTAD TRUST BY JUDG°EMENTS RE COR DED APRIL 19, 2012 AND JUNE s,·zo12 uN:0ER REtoRoiNG'·Nos. ·20120419000630 AND 20120i;osoo1092 AND 2012060800109,3-' AND PEED-·1m:Q.BDEO MAY 29, 2012 . . ,: ,'. .. UNDER-~,ECOR_DING 20120529000485 . PA.RCEL .B: r8E NORTH.•ioci"F EETOF THE WEST 230 FEET OF THE souTH HAtF OF THE souTH HALF O~THE NORJ'HWE_SJ QUARTER OF THE SOUTHEAST QUARTER OF SEc:'TlQN 29, TOWNSHIP ·: .. 23 NORTH , ~ANG .E 5.EA $:T, W .M ., IN KING COUNTY, WASHINGTON; . . EXC EPT THE WEST 3o FEET-FOR f-irGHWAY . .. ' .. • ,• PARCELC: THE NORTH QUARTER :OF tHEWEST_HA~f OF_TH EWEST HALF OF THE EAST HALF OF THE SOUTHWEST QUA RTER OF TH{SOUTHEASJ QUARTER OF SECTION 29, TOWNSHIP 23 NORTH , RANGE s EAST, W,,M,;-i°N t<iNG :COUNTY, WAst-tfNGTON . ,• . . : .... . ··.· .. , .. ,,· m )> x < UJ )> .... m::::! Z df X Z )> ··.,-,t ~ G) :r -.. !!! .""'O ·...f . ···· .. > -,1·)> ~ .. ·· .. ····-~. ;o ... I"'•".• hl .... · . r r" ··-. ~ ·Ch . UNP L ATIED PAR·ca, .e J TAX PARCEL ·· . "29Q305-9168 . . THRESHOLD 1 . . . 1-,.,.. . · .. ·. . .VOL. 164. ~G'S. 8-1 ?. · ;_ ··.... ·' z ·trui~T A / ri z ~ 37 138 I 3!k 1" 40. PARCEL :·A .. TA X PARCE L . 292305-:-.9022 \_~ s . . N,UNE,"":,, J/2, S.':-1/2, ~w. 1/4 . ··-.$.E. 1 /4, SEC: 2 9-2Y-5 ).· ·.-:. ~ (/) !Tl '-:" (/) ,..., f) · ·. ~-· u~, NW. 1 / 4, ,:k 1 / .( ·SEc. 2 9-23-5 ~ ... ___________ ...,... __ ..;.·;.;.··or,, --7 . N <O I N v< I ~ ~ , 1081H AVE. SE.~ . . C I s:-::-.. I. KELSE) LANE I 2_ J .. --~-10 ...... ·~ , __ :-J 1·. VO L1 23, m \ ~ PG'S. 87-88 . . --~_ ... · ·• . _· ..... 1···4 ./~~fi', UNPLATIED I/ E. LINE, N. 1/4 , W. 1/2, W. 1/2, E. 1/2 SW. 1/4, SE. 1/4, SEC. 29-2 3 -5 °' i ;j l &li1fi -,~1 i j. ~~!iii i ,, • g -~s~~· i vi ,. ~~~·! i;ti • ;: § ~~a~ z O . ! i~~ j i ., ~)~~i=ll 8 ~ e1 bi;~ _::~ma~ ~p i §;~ -; c; a; ~ ~ j ~ ~ a z f1 w. UNE . N. 1/~;·w. 1;1; w. 1/2. E. 1/2 sw. 1/4 . st. 1/+. · · · SEC: 2~-:--23...:5 -__ I. . I --:-~·-· C) /':: ~--.. ·· ~ (_ _) -:I: .. •· 8P .. N .. 8 :~ ·1 -~-ij~ · i 6 I PALM COUR T ONDOMINIUM S. LI NE, N. 1/4 , W. 1/2, W. 1/2, E. 1/2 SW. 1/4, SE. 1/4, SEC. 29-23-5 EXHIBIT B TABLE A. :·· .. REQUESTED MODIFICATIONS FROM RENTON MUNICIPAL CODE (RMC) /.~-···-: Re ui.red er RMC Requested Modification · RMC 4-2~1101~/ 'No IJ'lQl'e than six (6) d w elling To pr ovide buildin gs with up to seventeen (17) units per building as deta iled in the attached Buildi ng Information Table (Table B.) M ~x imDm N~mber of Uf'.li \5 unit~.per,..bu'fid19g. per Buih:l ing : RM C 4-2-llOA: Reslde ntiai alld fivic Uses: 30 To allow up to a maximum height of 36 feet and 9-1/4 irJthei in height as detail ed in the}ttached Build ing information Table (Table B.) Ma ximum Building Heigh t ; ft / excep t for uses having ··, a "Pu blic Suffi x" (P) designation and public water faci lities RM C 4-6-060F .2: Fro ntage /improvements o~ F.rontagE!'of 108th Av,.e,. SE to Minimum Design Standards 1081h Ave SE ·shalf''lhclude i 8' Jnc lOde a 5' ~'tdewalk'~~d an 8' for Pub lic St re et ~·:il,nd Alley s sidewalks and&' plant er'sttips . · pla~t e:{sfrip. pe r t he cu frent./ cbde.· . . . RM'c.4-4-080F . l0.e Parkirig .~pac.es R~~uirJ d Ba se d on La0 nd Use ,. Frontage improvements:on SE 172nd St sha ll include 32'f~et of pavement from t he south to the north and t hen an 8' planter strip and (work ing to the north) a 5' si dewal k. : Attached dwe ll ing s in RM -U, The applicanthas proposed to · Rlv,1-'I\ ~M-F, R-14 and R-10 provide 56 one bed room Z'ones: 'A minimum and units, 88 two bedroom units, :' maxin;ium\if 1.6 spaces per 3 and 18 three bedroom units, · be.d.ro6m :i:>r ·. large dwelling result ing in a requ irement t o unit; t4,' )pa~e s ', per 2 provi de 208 parking stalls . tJed ro om d wel lin g I.i nn:; and Request is to provide 200 1 :0·\,paces pe·r 1 be&o9rn parking stall s. dwelling l,init ii recjuirnd . RMC 4-4-070H.4. ·Perimeter Parking Lot La11d sc~~ing . ,.i ':': RMC i2-11$F.2 ) Open .Spase Such landscaping sha ll be at Perimeter Parking Lot least ten feet (10') in width as Landscaping to be approved measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2'J .. ·i,r1 diameter at breast h~ight i'dbh) for multifam il y, '\ommhcial, and industrial usei at ar(a~·hage minimum rate b fQhe tree'per.Jhirty (30) li.n.~afteet ofitr~etfrontage. 'b. Shrubs.f at ·th~ m in imum rate ' of 6·rJ~,··per.°twenty (20) sqµare / fe¢t of la.Rdscaped aJea. 1.Jp t9 fi~i percent (50%) _pf Sh/ubS ma.y ~e de 7_i~:UOU$. ·• ,' c. \round{oter jh suHiti¢nt quantities; to proJide at lea~t ninety percent°":': . (90.%) co verage of the landscaped .· areas within thr~e (.3)·~eafs of installation. as proposed in the provided Final Approved Landscaping Plans, dated April 7, 2104, under City of Renton File No. LUA12-001. Standards for Common Open •• Raised .beds· 4 ft. x.8 ft . and a Space: Pea-patches shall be at ·fence height rif 6 ft. 10 in. .: .... ' .~-. . . least one thousand (1 ,000) square feet in size with . individual plots that measure ten feet by ten feet (10' x 10'). · Ad.dition.ally, the pea -patch ~hall include a tool shed and • com.r:n.on ·.· area space for co!tipo.:;t bins. Water shall be p/ovided , .. to :th~· pea-patch. Fencing that .: meets the slilri'dards · for.. frcint : yard : .. fencin~ ~.hal l -· surt~und th~· pea,1:>'atch w ith a ~ne _foof (1 'L ,. · landscaped -aria on . the / ,· BLDG.# A 8 C D E G H:' J i K L M N_ Recreation Bl~g . outside of the fence. Thi s area i s to be la ndscape d with fl owers, plants and/or shrubs. ··'"'.•:-... . · ;-··:,:, . Total Footprint .oTotal ~'iea . BLDG {Height 5,152 lb,251 /''\._ 2?1-:-2Y." 7,002 16;098 .-.· --30' ..::g y.'' 5,955 14";050 J2' -3 3/8 ..... _ 5,955 14,050 .-:. ·. 28'_ '-4 _Y,'' 7,002 16i098 : 28':... 8 3/8" 5,955 14,050 23'-111/8" ·-: . 5,955 14,050 •· .. -· Z7' "'.',(i 3/8"-· ,_.' 5,955 18,507 .3 1'_ . .:.. 8 3/?,'.:. _ 5,152 15,3 45 33.'-7 -3/8"._ 5,152 15,345 36' -9X'' 5,152 15,345 34'.,-:-: 10'.' .. _?,.,152 15,345 34' -11 ~'· 2,400 2,400 19' -3 7/8". ,-,·~· Total Units 9 14 13 1-3-. i4 ._.-'13 .-." u 1'7 -14 ·' 14 ·' 14 14 N/A AfTER REC OR DING, RET URN TO: Avan,{Tra i ls, LLC .. 9675 SE 36'" Street, Suite 105 . Mercer Island, WA 98040 __ JJIJIJIJl!l!JII .,.,,,_.· PP~CIETRIY l'!A YZLI £AS a 1 01 •· " -HI OF 009 . '':d H /81!/2816 15 :82 KI_~ CC~NTY, UA DEDICATION OF Pl,JBLICPEDeSTRIAN ACCS5S.E.AS£MENT ON PRIVATELY OWNED PROPERTY •,,, ,,, . ,• •' ·: ·.' .. Grantor: Grantee: Abbreviated Legal Description :) Tax Pare~ Nun:ib~t.s: Refere~ce N~;,,bei s of .· Rel ated Doc~mer:rts: · : _Avana Triils, L{C, <l°Washi n~tol'i·fii:n ited lia biJfry,company Pu b lic ... · .. A portion of th~~W i, SE-}( Section 29-23~5 ' ·;:, .... ·.. ,· ... Add it ional lega l desc ription in E,xhihi t A : 2923059022 N/A ,·'\',. .~·· ··. DEDICATION OF PUBLIC PEDESTRIAN ACCESS EASEMENT ON PRIVATELY OWNED PROPERTY -~ AVAf.JA :T.~AILS, LLC, a Washington l imited li ability company "Grantor", being the sole owner of the real property he reina fter descr ibe d, for adequate considerati on, recei pt and sufficiency of whi ch are hereby ac_knowledge'd ;··c1nd intending to be legally bound, does hereby make in perp etuity for the use of the genera l p~·blic, i n··a manner consistent herewith, the following public ped estrian easement d ed ication : .• .. . / ,,·., .. . ,· 1. . AREA TO BE DEDICATED .. , ... \ The ar~a-·hereby_ dedl'cated is desc~bed in Exhibit A attached hereto and made part hereof as tn~ugh _(ully set f6rth heft ,'. , ·' . ..: ............... : 2 .. PU If POS E OF DE:DICATION :f ... ,·::,: :.-: .. Th e rea l p/~;ert_./ hefe in .dii~c~ibed ·is . dEidica~ed to the general publ ic in order to allow pedestriafl acce.s~ and entry o~::the cie'd icat~d area by the gene ral public and all members thereof to/ ih'{peace.ful e_njoym~nt afJfiE{dedlcated area . Grantor reserves all r ights and uses in and t o the pu bl ic ac.tess area w.hich .~re r:)~t re'pugna nt to the uses. her ein granted. .. . ~ . . ,,•. 3. LIM ITAT ION ON DED ICAT ION ..... _.::·, .. The r ights of the genera l public apd alt rriembE!rs the_re.of, _gra~ted herein, are subj ect to the fo ll owing limitat ions : ·· · · ·. · · ·· · , ...... ·:-~· I (a) ~~~SS to the dedicated area by land ·veh ;~l~\s -:spet:ifiCc!lly e~c.Juded f;q/TI the/dedication. Access ·by land veh icl e shall be upon spet1f1c i nvit ati on of the Gra'ntor qnly.··. .-: ·· .. ·. ,,' . . ·' .......... ,.. . (b_f Th e:·entire ~ed i cated area sha ll be open to the pu~lic fron/8:00 .am thrmjgh #us k-i daily . The _:. hoii'rs 'ot operation sha ll be included on the "pu blic··acc ess'i sigr:1;. . · _:. .·: ... :. (c) ~i°I or any p.ort io n o f the dedic ated area may be tempora i ilydos.ed tc{th.~ pubiic from ti me ·to t i me for-the purposes of repa irs and mai ntenance. ""' :.' ;:"° :· :· (d). The· Grantor;hall ha~e .the so le and se parate res ponsib i l ity of ma i nt~i ni'ng a~y portion of the cledicat~d :·area .to. wh.rch the gene ral public shall have access an d shal!:'de f en d and save harmless :,t he City o f Re.titon and the State of Washi ngto n, includ i ng thei r officers, agents and en:ipl~ye·~s from a·hy d aims ·fea l -.or imaginary asserted by any person for i njury o r da mages r~·sul ting froin im'proper maintena-nce of said dedicated area . The standard of maintenance sha ll be ·.equ~I. t o' the it.ind ar.9-S: of ~.aintenance p racticed by the City of Renton in regards to it s parks:-... ·· ·· ·· · · (e) Grantor shal('rf;'~~all .. ancJ° maintai n, .a t sti ch locations w i thin or adjo i ning the dedi cate d pro perty as may be ciesig~atetl by th.e· Cit,;,' of R~nto:n, "_public access " signs. .. ·.. .. .. ,. . .. ,., .. ·.· .. , .. ,,· :.,· ,,·,.· ... ,·: ... -"':, ...... . 4. AUTHORITY OF GRANTOR / Grantor w ar rants to the City of Renton that Grantor's ownersh i p interest in the rea l property ·described herein incl udes the full powe r to enter into agreement and/or covenants which will .: :· ruh:with the land and bond all owners of sai d property, t hei r heirs, successo rs and as si gns. 5. DEF IN ITIONS . ....... . {a} Th.~ w'ord, "..(~rantq r," ~h afi include the heirs, suc cess ors and assigns thereof, ..• ,: . --·'-:> :," tb) Thl wo{ds, ''land' vihicle,"\hall .,.i ricYude motor veh icles, bicycles, skateboa rds and other ·vehicle~ deiigned t6 operat~ updn lan,{wh~ther self-propelled or not; providing that "land .. : vehicle'\s.h·~II not indude.a.wJieelchai(/o r-:"si mll ar dev ice whether or not self-propelled when used by a han<;li~ap pers6n\ · : ,. { ', AV ANA TRAILS, LLC a Wa shington lim ited liability company :· ,,1&.~~··· Its: Ma nage.f ·:: .... · :: ,•",':·. ,,•' ··"'··.:, ...... ' ,,' ':u ,,._,,. , ..... ,•'""•'.•. ·· ... :-:. STATE OF WASHINGTON ,(:OU f'.i TY OF KING )ss. . · ~r(this l day of 'Sanu,at';) , 2016, before me, the undersigned, a Notary Public in and fo r t he State /pf Washington, personally appeared Michael Glad stei n, Manager of Avana Trai ls, LLC, a washington lim.ited liability company, t he lim ited li ab i l ity company that executed the within and ,foregoinJ(d 9cum ~nt, and ac knowledged the said i nstrument to be the free and voluntary act and deed _./of.:S ai d.tompany/for .t he··u~es and purposes therein mentioned , and on oath st ated that he is authorized , t c) exec ut e .the said i~strum~nt on behaih1f said company . . •' -· _/ WITNESS MY .ff AND AND d l"FICIAL gEAL hereto affi xed the day and year first above written . •' .· ... :· •; / ,.' '"i . _: Nb'f ARY, P · BLIC 'tn and for the State of Washington, :·<:·~es idiniat~%Qn, w~ . ','A~"?\ciyj ·' Pa\ x.'nu'<-. .-(Pri nt.Name)·:_, .My c·o~~iss.ion Expi r es : r3 / 8 I I l, :; . . r .r -:: ···:, .. ,. _,,•' ·· .... ,,' . ,,, ....... v·.R. STRONG ". . . CONSULTING ENGINEERS / '" '. . KIR,KLA:N}) W A-98033 · . . •' ,• ··:. . LEGAL 0EscRIP110N /PEDEs':ii:i.1N i'\.tcEss EASEMENT ·' ,•' DRS Project No. 11062 10/21/15 That portitin..of th,/no~we,St qwtiter of.the sJtitheast quarter of Section 29, Township 23 North, Ranges ·£~, W.Mr.King<Co~; )Vashington described as follows; Co mmencing at the ~Qutp~ast corne.f of ~ai~\ubdi'Visi9n; thenc{N~9°31 '07"W, along the south line thereof, 587:69 fe et-to anonstadial intersection with a 50;'50 foot radius curve to the left, the center of which bears N41 °46.'2,t'"W; .tl!enc6; nortl!e~erly, along said curve through a central angle of'Al?l 7'26", J ,distmice •of 36.J9·:feet to TIIE POINT OF BEGINNING of the herein de'scri~ed ~ct; thence co~tinuing 'northeasterly, along said curve through a central angle of 05°-~0' l 7.\ a ,distance ·of:5.15 fe~t{·dwnce S 72°24'58 "E 24. 13 feet to a point of tangency with a 70:50 foo.tradius ¢urve to .the left thence ; e~terly, along ~aid cwve through a central angle ofl7°06'08"; a ~istance df,2 \.,.04 fe6t to a point of tangericy; th ence S89°3 I '07"E 49.90 feet to ·a po~~·'of•tangi:ncy,. ~th a ·25.50 foot radius curve to the left 'thence; easterly and northerly, along said curvl thrci'ugb:'a CQlltr;ll angle of 91 °15'40'_\ a, di stance of 40.62 feet to a point of tangelicy;.thtjtce ij00~46'47"W74.85 feet to~ poqit of tangency with a 125.50 foot radius curve to the lef{thence ; i{ortlierlj, along said curve throllgh a central angle of 12°5 1'40", a distimce of 28 J70 feet; thence N7 3°40'19"E 24 . .07 feet; thence NI6° 19'41 "W 11.09 feet; th6nce N (i6 °01 '07"E 20.52 feet . to a point 9ftangencr .. :with a 7.00 foot radius curve to the left tbeii~~; n~rtheasrerly, along •, said.' curve thr~gn·'a central angle of 60°43 '06", a distance of 7:'4 2,:: feet to' a point of . tangel)~y; thepce.N05°18'0()"E 6.33 feet to a point of tangency with a l.4.00 foot radius . curve to the right the11ce; ·. northeasterly, along said curve through a central angle of .82 °15'25", a diStan!!'e of 20.,lO feet to a point of tangency ; thence N 87°3 3'25"E 5.03 feet to a point.oftangency with a .12.00·1oot radius curve to the left thence; northeasterly, along said curve through a,'centi~fangle of:67°39'00", a distance of 14.1 7 feet to a point o f tangency; the~ce Ni 9°54}2f'E 26,29 feet t9 a point of tangency with a 15.00 foot radius curve to the 'i;ght; the nce no(i.be~edy, along said curve , through a central angle of 50°03 '3 l" a distitri.ce of I J 11 feet to ~ point oftangency; thence N69°57'56"E 19.37 feet to a point of tangency\vith .~ 40:00 foot ;aclius curve to the left; thence northeasterly, along said curve, through a centrafa1:1gle of .3 5°~5'1 2'.f a tlisUI.Ilce of 24 .84 feet to a point of tangenc y; thence N34°n44"E 8.65,, feet tq a pqint of $ig~ncy with a 50.00 foot radius curve to the right; thence'··n9rth~teily, along said curve; .through a central angle of 46 °04'5 l" a distance of 40.21 feet to a: poi# o{ tan~en~y; thehce N80°27'35"E 6.13 feet; to :· a pPrn1 of tangency with a 100.00 foot radius curve to the right; thence southeasterly, along said cri.rve ,. through a central angle of 41 °04'40" a distance of 71.69 feet to a point of tiingericy; thence S58:<!27'44"E I Q,43 feet to a point of tangency with a 153.00 foot radius curve t o .·the right the~ce; sotitheii$erly, along said curve through a central angle of '3 1 °58'1 <,1', a disjant:e of:85 :3$' feet tQ a point of tangency; thence S26°29'26"E 86.80 feet to a point :o (ianincY. with a" 22.oo·toot i:adi~ curve to the left thence; southeasterly, along s~d c.tirvi: ~ough a ¢en1Jal angle of 45°2l'19", a distance of 17.42 feet to a point of rev erse curvatim; with a 18.00 f.oo f radill.$ funie to the right thence; southeasterly, along said curve thr6u·gh ii central .. arigl~ of 56°'55143 ·;: a distance of 27.82 feet to a point of tangency; ·tl)ence ~,1'4°55 '02''.E 12.J 1 fee{.tq ~':point of tangency with a 28.00 foot radius curve to the\ight"fhenc;e; so.utherly, al,:mg _said.curve through a central angle of 18°15'20", a distance of 8.92 feefto ajx>int-0f tang't:I1Cy ; thence S03 °20'18"W 18 .25 feet to a point of tangency with a 11.0() f0<i radiµs curve to the.right.tp,ence; southwesterly, along said curve through a central angle. M n6°53'.56" /a distane~ oflf.44 fe!!t tcr a point of compound curvature with a 28.0 0 foot radius curve to the :right thence; northwesterly, along said curve through a central angle of 64-999'5'.3", i dis:tan<:e o f .JL.36 feet tp a point of tangency; thence N04°24'07"E 33.84 feet to a po°mt of uµigency .with,a 5.oo.· foOt radius curve to the left thence; northwesterly, along said cui-:ve _thro.ugl{a central: angle M 60~_43'38", a distance of 5.30 feepo a point of reverse curvature with a )8._90 foot)'adius cufve'fu t}.l.e right ~nee; northwesfe,Jy, along said curve through a c.entr~rangle 9f 29"50'J)5", a dis1aflce of 1458 feet to. a point.pf tangency; thence N26°29'2.6"W 86,SO :ieetlo a pbuff of tangency with a 147 .QO foot raciius curve to the left thence/11.l)rt}1'westerl)I, alcrng ·szjd: cur:ve Uifou·gh a cential angle of 31 °58'1 9", a distance of 82.03 feet to a ·point of tangendy ; .thence N5lio27'44"W 19:43 feet to a point of tangency with a .9.loo:roonadius curve to the left; thence nbrthwesterly, along said curve, through a centrai angle 0(41-004'40" ii: distance of 67 .39 fe et toia point of tangency; thence S80°27'35"W 6.13 feet to a pointofµngency with a 44.0b fo9t radius curve to the left; thence southwesterly, al.ong Jiaid: ci,ive, ,·through a .· central ar1gle c>f 4,6 !l04'~ l" a distance of 35.39 feet to a poin(,o f tangency; thence S34~22'¥"W 8.65 feet to !l. point of tangency with a 46.00 foot radius c,urve to the right; . thence·southwe$terly, _ll.long:-said curve, through a central angle of 35°35'1-2.". a distance of 28.57 feet to i1 i poin{of tangency; thence S69°57'56"W 19.37 feet to a poirit of tangency with a 9._QO fo~t radius 'curye to,.the.jeft; thence southwesterly, along said curve, through a centraI .. 'ang1e: oL: 50°03•3 f" . a distanc.e of 7.86 feet to a point of tangency; thence S 19°54'25"W 26.29.ft:et t6 i point. of tangency with a 18.00 foot radius curve to the right thence; southwesterly' al_1fog sai~· curve through a central angle of 67°39'00", a distance of 21.25 feet to a pg int of,,tan~ency ; thence S87°3)'25"W 5.03 feet to a point of tangency with a 8 .00 foot radius curve to the .ieft then&; southwesterly, along said curve through a central angle of 82°15'25 ", a dist.anc(ofl 1.49 feet to a pomt of tangency; thence S05°!8'00"W 6 .3 3 feet to a point of tangen~y·· ':Vith a J3 .00 foot radius curve to the right thence; southwesterly, along said curve ~cfogh a cent.t:al anglei of 60°43'06", a distance of 13 .78 fe et to a point of tangency; the.ne'e S/56 °0f07"-W 2:A9fee;,1o ·a r,oint of tangency with a "',,,,., : 8.QO ·fr>ot radius curve to the left thence; southwesterly, along said curve through a central arigle of 22°39'.06\. a distance of 3.16 feet to a point of tangency; thence S43°22'00"W 12 .49 feet;· thence S1(i0 l 9'41 "E 5,Z2 feet; thence S73°40'19"W 24.30 feet to a non-radial inters'ecti6n \v:ith a with a 13(}.:'50 f~t radius curve to the right, the center of which bears ::S7&0 27'?,2.:.iW; thence; sou~rly, al~ng said curve through a central angle of 10°45 '51 ", a :· distance of 24;52 feet to a·point'oftangency; thence S00°46'47"E 74.85 feet to a point of tangency with'a 30 '.so fo~i radiuicu!)'(! to tl:).e tight thence; southwesterly , along said curve through~. ceritratangle 0{~1 °1S'.4q't;-:~ di~µihce i:J( 48.58 feet to a point of tangency; thence N89°3 1'07"W .49.90.:fee!··to a .poipt of tajigency with a 75.50 foot radius curve to the right thence; we$1erly, 11!ong saic} curve throii~ ~:._central angle of 17°06'08"' a distance of 22.5 4 feet to .a .pbint of ta,ngency, thente:N?2°24'58"W 22 .93 feet to TIIE POINT OF BEGINNING . . .. Contains 6,017± squareJ~et, (Q.13~:1±ac~es} •',, ,.,,.···' .... R:\2011\0\11062\2\Documentsllega/11130!J20-Ped-F.s~t-l,f~62.ix ,.;. : ..... CURVE RADIUS DELTA ANGLE ARC LENGTH Ct'. •.· 50.50' 4117'26" 36.39' C-2 50.50' 05'5017" 5.15' C3 70 .50' 17'06'06" 21.04' ·c4 ·. 25.50 9115'40" 40.62' :· C5 :: t25.5Q'. .... 12'51'40" 28.17' C6 -.' 7 .00' 60'43'06" 7.42' C7 ·H :00 8215'25" ,• ,··· ~to.10· CB 1·2.00' ,,•· .. er39·00.· .:-14,17' ·9 r5.oo/ ·.50"03 3~ :., 1J.11· 10 :· .40.00 :. 35'J5'\2" :· 14.84' ..... ,,,. :' C11 .:' ·so.oo : 46°()4'·$1 " ·. 40.21' Jc12 : 100,00';.' 41tl4'4.0" ; 7.1..69 ,.1····,, en ·:· 153;0D'.. 3l"56'19" ,:. 85.38' ,,·'·:~:· CH ·2 2 .00 4"5'21:19 . ~ ,\ 17.42 { C15 26.00 .156"5$'43"· '27.82' •· ··:(," ,. C16 26,00' ,, ,· 181:5 ·20·,· 8.92' ( Ct7 11.00 118"53'56" ·' 22. 4:4.'. -:· Ct8 28.00 64"09 53" 31.36 •' Ct 9 5.00 60'43 38" 5.30 ·' •' .• C20 28.00 29"50'05" 14.58 : C2 1 147 .00' 31"58'19" 82.03' C22 94.00' 41"04'40" _: G7.3'9' •' C23 44.00 46'04'51". .·. 35 •• '59' C24 46.00 35'35'12" ·,· 28.57' · ,· C25 9.00' 50'03'31" 7J;l 6' 1,· C26 18.00' 67'39 oo· 21 .2~:- C27 .. ··:: 18.00 8215'25 " 11.49' . .. .. C2B ·: C29 C30 C31 IC32 1·3.00 60'43'06" 13.78 18.00 22'39'06" 3 .16 130 .50' 10'45 51" 24.52' 30.so··:. 9115'40" 48.58' ·175.50' ·. 17'06'08" 22.54 AVANA:. T~JL.S PEDESmfA!'I ACCES§ EASEMENT.EXHIBIT .,,·· ...... · LI NE BEARING DISTANCE L1 S72'24 56"E 24.13' L2 $89"31 07."E 49.90' L3 N00'46'47"W 74.85' L4 N73"4-0 19"E 24.07' L5 N16i9'41"W 11.09' L6 N66'01'07"E 20.52' L7 N0518 OO"E 6 .33 LB NBT33'25"E 5.03' L9 N19"54'25"E 26.29' LIO N69'57 56"E 19.37' L11 N34'22'44"E 8.65' L12 NB0'27' 35"E 6 .13 L13 ~56"27' 44 "E 19.43' L14 S26'29 26"E 86.80 L15 S1 4"55'02"E 12 .11 L1 6 so3·20·1s·w 16.25 L17 N04'24'07"E 33.84' L18 N26'29 26"W 86.80' L19 N58'27' 44 "W 19.43' L20 S80'2?'35"W 6.13' L21 5:34"22 «·w 8.65 --22 S6 9'57 56"W 19.37' L23 ... s19·54•25·w 26.29' L:24 :_: S87'33'25"W 5.03' ·: l25· so·s, a·oo·w 6 .33 L26 S66 'OJ-·u ,•w .. 2.49 L27 S43'22'oo·w ·\ 12.~9: l.,28 S16'l.9'41."E 5;22 ·' L29 :-S73'40~t 9"W 24.30· .L3o.· S00'-46.'.4 re:: 7 4.85' L3l N89"31'0TW ;49.90' L32 . N72"24.58"W ;· 22.9 3' . COP'rf HGHT @ 201 !I, O.R STlt~C COfSULTINC DtQNEERS INC. IDRSI '.' ·: ,· D.R. S1RONQ ~--........ ~~ -mtA ... ........,. __ . QAIUIT_.. _fl;caar.Mn --.- PROLCr SU'i'\£1'0it U' DRAFrlJ) BY: SIi F'£l.D 9001(: /MTC:~/U PffOLCT NQ: t1'0II S1£ET 2 CF 2 "· .. , ... •' SEE PAGE 2.-F~ LINE AN D CURI/E TA aLES . 587.691· .N89 '.Jforw S. LINE, NW. 1/+, ~-1/-1,,:·SEC. 29-~23~5 , I N ' GRAPHIC SCALE 9 so· 1qo· 1 INcti • 100 FT. ,' .. SE: CORN ER N~./ .•. 1/4;:-.SE. 1/+, SF;C. 29-23-5 .,.··· COP'T'RIQ·n @ 201~ C.ll. STRONC CCNSULm~G EHCIHE.ERS !N C. ,n I I'") N I 0) N (.) ~ AVANA TR.MLS PEDESTRIAN ACCESS EASEMENT EXHIBIT PARCEL NO: 9022 IDRSI PRO.LCT StNll~: $/II DfMFTtD 8~ SIi D.R. STRa«1 ~--~-~~ -~/NfMl4INAIQ ---~ ....... ~....,.,., - F'£lJ) BOOK: DAil": tQmft• PRO.CCT Na : nclll 5>EET , (T 2 When recorded return to: City cierk : City;o f Rer:iton 1055 Sou~h Grady Way Rin~bn, WA 98057-3232 NATIVE GROWTH PROTECTION . ,,•' ···""·\\ .. ~SEr..1ENT . _... . . .. ,· ·, mlHIIIHIHRHU 20160108000933 ACH BUILDERS LEAS 77 .BI PAGE-BIil OF ees B1/B8/2B18 14 :Sl KING COUNTY, IJA Property Parcel/ Tax Account Number: ··2~2305-9022 Re ferenc e ri!umber.(ii) ofoocumen_fa ,assign,ecf or re.leased: N/A ,• ·.;,u•" .:: .... . ...... v/ .~,· ;: •.\ ,t _'. Pr oject File#: LUtl2-001, E~f, Pl'UO Grantor(s): 1. Avana Trails, LLC Stree.t .fntersection or Project Name: Avana Trails ·tira_ntee(s): 1.,.-Ei t y of RentO)'i,'}l Washington municipal · corporation ,: · LEGAL DESCRIPTION : (A bbreviated or fu/1 /egpl mu~t gp here. ·Actqitional legal on page(s) 4 & 5/ Exhibit "A".) . ·. . • . •• . .• ·: A po rtio n ofthe NW X, SEX, Section 29 -23-5 The Gran(or(sLAvan~Trails, LLC, a Washington limited li~bility cOmpany ("Gra~toi"), fo r and in consideration :ohatisfying condition of approval number'29~f the tte·aring Ef.111'}1nerrs Decision dated March.' 29/ 2013 of LUA 12-001 and to avail Grant~r of the behefits of such land use application .do bythe~e presents, grants, bargains, sells, conveys ~rd warran_ts untoJhe Grantee, City 9f Re~ton,.a Washington municipal corporation ("Grantee';i/its:=:succes~ors; assigns and permitees; a Native Growth'Protection Easement (NPGE), over, under, thf,pugh, a.cross and upon the .parcel pf.land herein descrlb.ed on Exh ibit "A" and depicted on the Map E)chibit. ·.·. ' . , ..... . , .The NPGE° id1ntifies the wet land _~f.\d buffer area. The creation of the NGP E conveys to the public a bene fi~ia l ·infe~est:in t~e laid within 'the easement area. This interest shall be for the purpose of preserv ing nati ve yeget_ati6n fqdhe contro'i·of surface water and erosion, main tenance of slope st ability, visua l and aur~I b yffering,,· a'r1d piotection of plant and animal habitat. The NGPE imposes upon all pr~sent ar:id future ow'ners and ~tcupiers of the easement area enforceable on behalf of t he public b\i 'th~ Cit.y o f Renton, .. tQ leai e unqi_sturbed all trees and other vegetation within the easement area. Th~ vegetation within theNG?.E may not be cut, pruned, covered by fill, removed or damaged withd_!Jt expr~S:S \.':,'~i tt¢~ PE!;missic,ii from the City of Renton. The right of entry granted herein shall apply _to ,ttie agerrts, representative.s--·and employees of the owners ·-:,:,,•' ,' ' : .. ·: .. ;.:,_,., or su b_sequent owners of the underlying property. Said Native Growth Protection Easement (.NGP;) contains a soft-path trail for the benefit of the public. Maintenance of said trail to keep it :clear ·bf vegetation or obstructions shall be an allowed exception to the rest rictions noted above .:" sol~ly for.the purpose of preserv ing the accessibility of the trail. .:' IN.WITNESS WHEREOF, sa id Grantor has caused this ins t rument to be executed this __ ... ,·~_day of ~ ap..xsx:~ , 2016. .. •:, ..... ·· ..... ·· ,twana ··r;~ils, l LC /'" . :a W;i~h i ngton "l i m ited liability .com~a riy . . -~,. .. . .~ .. -~;. •' ··•. , . .. ... ~· /'':.f ··"···=· ·:, ... ~-: ;:·: .. .. ,. · ...... . .. ,. .:: .:· ........ , , .. . : .... ':. .,·, ... ./ .• /.. •' Na,t ary Seal mu st be within box Notary~al ll1ust b.e w_ith in box . · .. Notary S~al mu st be ~i_t hin box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON } 55 COUNTY OF KING I cert ify that I know or have satisfactory evidence that--------- ------------------signed this instrument and ack no wledged it to be his/her/their free and vo luntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington No~ary{.print) _______________ _ My' appointment expires: ____________ _ .:""b~ted.:. ' .,···· . REPRESl;NTf!TiVf FOR!>fOf.A_CKNOWLEDGMENT STATE}>F.WASHt~q_-to~ \ ) SS CO(iNtfoF KING, ) I certify-Jhat I know or hav.~ satisfa ctory evidence that --------- ·' : ·· · ·. sig ned th is instrument, on oath ,stated i'hat lie/.~he/the·y was/were authorized to execute the instrument and · ackn~le dg~d it ~s thei and-------- of to be the fr.fo -~nd voluntary act of such parfy/pa rties fot the.cise5 .·a nd purp6ses me nt icii edi1 the instrument. .. . . . . .. : . Notafy Pl.iblic Jn and f dr the~tate o.f W~hington Notary (P.rintJ · · · · · My appoiri.tment expire ~; __ __.: ___ _,:_ __ ...;;... __ _, Dated: CORPORA TE FORM OF ACll<NOWUDGMENT STATE OF WASH INGTON·.,.,,,,..-} 55 . COUNT'/ OF KING ) .••. · On this ~ day of January. 2016 bef'Q i:e me:pers1,'~a ll y.~ppe<tied .. ,· .:: ,,,,,~\\\\\\1111 ·. Micha el Gladstein · ·tome know'n to'be :.:::-'' ~'( PA(c 11 ,,, Manager of the corpo ration t11at executed ff ~~:~;e,.1 ~ the w ithin instrume nt. and a ckn owledge the sai4~ostrumeilt to be uie free and ::; :t ~.,. } '1-~ vo luntary act and deed of said corp orati on, for the i es and p\J rpo~s therein f ··. ~-'~ ."' :: \,/ ·i ·, .. ·:. me ntioned, and each on oath stated t hat he/she wah~ihor.i ;ed l6 execute said --~ ~ ·· ir,st r ument and that the seal affixed is the corporate seal ofsaid forporation . ,~ <11 ·:,, . .-., •• ,i. .I~ E ~~ ~ --ie,-~O;:;. ~ ~ ,"·08-'.'I $ ,.__ .. • .. ~ -~ .,,,.,"""'~''''~~~0 g .· "11, O,: WAS~" ,S" ''''h\\\\\\\)''''~:: NotarV'Pu lie i n and for the State of Washington Notary (Pririt) ffi'o\::€:'4 Pa \.;,c,n,u'f: My a pp.c, intrrient ex pi res:__,t;-4-/_,_B..._./1-L/ ,.,{,.__ ______ _ :bate(!: r -·-v-\" r, ·-3.,.;: '.:, :: D.R STRONG,, ·· . . · CONSULTING ENGINEERS KIRKLAND W ,\\'9.8033. . . ·' : .• .• . '""·~··.·. DRS Project No. 11062 7/15/15 LEGAL DESCRIPTION:'NATIVE GROWTti PROTECTION EASEMENT . .• .. ::· .... ;. •.' .•· : That porticin. of tb,e '~ou!h half.of th'e:·so uth h~lf 0i'th~ northwest quarter of the southeast quarter of Section 29, T~~~hip 23 North, Rahge 5-.E:;fu.f; \v'M., in King County, Washington described as follows; · · · · BEGINNING at the ~iJrtheasrcom~r of said subdivisidn; thenq~ s9·1°44'40"W, along the east line thereof, 325.53 feet fo the sbuilieast ... corri~r o(''said subdivision; thence N89 °31'07"W, along the south.li.iie tliereC>f, 446.97 f~t to a ntin,radial intersection with a 50.00 foot radius curve to the' right, the \enth of''~hich' beitrs N81°07'35"E; thence northerly, a long said curve, through ac~ntral angle of 13 °0\'12" a di~anc.e of 11.36 feet to a non-r<jd,ial intersection with a 50.83 foot radiuS ,(;,µ1'.Ve to ttie !ell, the centeh;ifwhich.beill'S N3 5°49'0°3:)V; thence northeasterly, along said curve; thro'ugh a centl'aj .i,v.tgle·pf 57°$1 '5.3" a distance of"5J .33 feet to a point of re ver~e curvaturi with a l.OOfooi: ra'ciius',,curve to.the right;' thence rti)rtheasterly, along said curve,''thr6ugh a tenttaf''ah'gk'' of 47°.54'09" a distance of 0 .84: feet to a point of tangency ; thenc¢' N4.4°1J'13" .E.36.38:fe¢t; t~·en ce :-.JQ0°05'46"\.v 123.62 feet; thence N81 ° l 7'38"W 36.18 f~t to a point of tangency .:wi th a 50 .00 foot radius curve to the right; thence northwesterly, ~lo n·g .said curv~; through a centraf angle of: 80°30'5 l" a distance o f 70.26 fee t to a 'point of tangency;' thence N 00°46'47'.:W 1,07 feet to a po in t of tangency with a 50.00 focihadius <:.trrye to)he right; ·· then.ce northeasterly,--along said curve, through a central angle of 24~fQ'2Y' a distance of 2 1.~3 feet to a·pdmt of tangency; thence N23°53'38"E 14 .70 feet to :f point ~ftangency with a:··so.oo fqot ra~ius cirrve to the right; then ce '' .portheasterl;y, ii.long·' said curve, through a central atigle of 4'1 °2·7•57:' a !listaiice !)f,,41.42 feet to the north 'line of :said subilivisio!}{ 0 then~~(S89°49'09"E, along said north lirle,'449,J 5 'fe et to TH~ POTNT OF BEGINNING:. . .. . . .···· Contains l 41,5~3±•sqti~e}eet;.(3.249i±~cr:s),'. R:120/ I\Ol//062 11\Dncumenrsllegalsl/ J0715,N,f;i J'£.£smi-J J 061:doc :·' ···:·/ ·. 39 40 .,,·., 41 / N. LINE, S. 1 /2, THRESHOLD 1 VOL. 164, PG'S. 8-12 TR ACT A S. 1/2, NW. 1/4, SE. 1/4, SEC. 29-23-5 S. LINE, S. 1/f·si 1/?, NV;'. 1/4, SE. //4, .SEC::'29-:_::23.:-5 / _UN PlA'fTF;~ .: SE,.CO~Nf;R, ... s,1;~;~ ) U N~. BEARING DISTANCE Ll. ·· N441::3'13"E 36.38' L2 N00"05'46"W 123.62' L3 8 n '3s·w 36.18' 4 . N00"46'47"W 1.07' LS .: N23'53'38"E 14.70' CU RVE RADIUS .. DEJ..,TA ANGLE ARC LENGTH C1 ··: 50.DO' ·· 1S0 1'12" 11.36' C2 ···· 50.83 :: 57'51'53" 5 1.33' C.3 C4 CS . C6 1.00'.· . 47'5 ~'09" .. 0.84' 50.0'0' .: ao·$o'sr 70.26' 50.00':· 24:'40'25" .. 2};53······ ... so.oo·: 47'27'57" .'41.42' .. .. -~VAJVATRAILS NATIVE GROwtH PROTECTION EASEMENT EXHIBir: S.1/.2. NW.1 /•f' SE°::1/4 ··: . · SEC, .. 29::::~J-5 i I N ' GRAPHIC SCALE Q 50' 100' 1 INCH -100FT. COPYRiQH @ 201~ O.A. STRONG CONSUl TlNC E.NCiiNEERS l"C· IDRS) -·~-~ ·~,,,.,,,..,..~ ..• n..i4.-..~ ... - 0 .a6ll.s,a ,aa11n-'OJ :-_.~......_ PROJECr SUR~ S.S DRAFTC!) Sr. .S8 F1nD900#t OJ.TL·1~ PRQ.£CT NO.: ,_, ,,,cc, I or 1 _, A.FTEl{RECORDING, RET URN TO: ,Ava ni Trai ls , LL C _:·9675iSE.3 6'h Street, Suite 1 OS ,:· Mercer l~iand , WA 98040 :: : ,. ' ...... ./ Grantor: Grantee: Abbreviated Legal Description :_._,·· ·. .. Tax Parcel Number: ·: Refereiice Ntimbers o( Related 00<:umerits: IIIHIIIIIHIIH 20160108000932 ~~~~~~~~og~s 0~cov 11 .ee ,IU/98/29111 1<4:SJ ·· KING COUNTY, UA , .. ' .,' ·.1· •' DEC),i~RA TION 'QF.·tOVENANT ~ . •' Av~~a Trail s, isCt.~ w l hingt o n limited liability company Public . / / The South 112 of the So Gth l /2 of th~ Nbrthwes t 1 /4 of the Southeast 1/4 ofSectio~ 29, Towrtship 23 Noi'th, Rani:f s' Ea!it, W.M.,.: •; • .,., ,· ,· • •,. I ·. ··:·,:. :: . Additional legal desctit>tion i'.' E~hibif A ....... · 2923059022, 2923059023 , 2923059168 i I A •··. ···-:,,,,,· DECLARATION OF COVENANT .-:'° f THIS DECLA RAT ION OF COVENANT ("Covenant"), to be effective upon _:Cou~ty,Wash ington, is made and executed this _J_ day of :;S~!)IJ.'<"a(~ Tra iis, uc;~ Washington limi te d lia bility company ("Declarant"J. its recording in King , 2016, by Avana .A. RECITALS Declarant _is the owner in fee simple of that real property locate d at 10930 SE 172nd Stref t , Renton, Washingt<;>n 98055, legally described o n the attached Ex hibit A (the . ".!\vana !rails Prope~y"}. .. 8. ..Oecl1i"~~nt.'is c6.ns.ir~~ing"a .. 162 uni.t:_apartment comm u nity on the Avana Trai ls Property; . •' . . ,.·· . -:~ ..... :· ::· The:' apa.rtmein/·tommuhit)(:···shall i~d'ude a recreation ce nter for the benefit of its ···: resi deri.t s; / · -: · · .,· ·./ .. · D. E. 1-m.ong .ether· amenitie;;-the r¢~[e~tio'~ center shall include an indoor great room, kit~hE!ri and i:i~tio;/ · Declarant desires to grant the P(iblic:t he rJght to use the iilcloor grea t room, kitchen and patio in the iecieatiori cenf ~r, under the .term·s.and congitioris set forth herein . .. COVE.NA NF NOW, THER EFORE , for adeq uate considerat ion;'. receipt ''and sufficie.ncv. of which are he reby acknow ledged,.and int end ing to be legally bo~nd, Decl~rant he reb:/declare{as fo.li 6ws : . . ·' ..... -' .. .-·'.: ,• 1. RENTAL RIGHTS. The Publ ic shall ha\/e the right to rent the " indo"or gr'Nt room;· kitchen and /or-patio in the recreation cente r fa r·-meetiiigs <1~d ffindto·ns/The .fitn¢ss center and leasing :9ffice are not available for .rental to the. PuQi"ic.,' · · . ·: .. ~-RENTAL"POLICIES. The apartment co mmun ity ni'anagement company,empfoyed by the De~lara~t sha l l set the pol ici es rega rd ing the rental oft.he aforemehticined ,:by the Public, iqcludi~g, but not l i mited to, hours of av ai lability, r"eserv.at io_fi p"~ocedures, depos it .imou_rits,,insmance requi re me nts and any other terms relativ~ to the subject rental. 3. TERM ., This ~overi:~nt shall be perpetual and run with t he land. ,,· •', '·IN WITN.ESS .WHER,EOF'. Declara ,n.th.ilS exec uted this Covenant as of the date se t forth above . .. , ..... AVANA TRA ILS, LLC Its: M anager ,., .... ··: ....... . $TAT{OF WASHINGTON ,. . . ·. COUNTY Of KING ) )ss. ) _::· : 0~·-· ~2'{\IJ,·Ca:r:':j 11';!) . 2016. before me perso nally appeared Michael Gladstei n. to {Tle knOVJ,!OJo be the Manage r of Avana Trai ls. LLC. the limited li abi lity company that execute d the w ithin ;.''and forego fog instrument. and acknowledged said instrument to be the free and voluntary act and deed · of::said co mpany, fqr-fhit u~es and purposes therein ment ioned. and o n oa t h stated that he/sh e was <!Uthqtized -t o execute sai d i nstrumen~-o'tl ·behalf of sa id company. ,· ' . .. . . . IN WITNESS w ·HgREOf, t·nave h.er:'e u nto set my hand and affixed m y offici al sea l t he day and year f i r~t ab?ve w ritten. · · ... ' ... '" · . L~i~n~~uri: ~ ?oJJu.k/., .:N~m~.:(~ri nt ): fen\~ \?a\acn ( A'k NOTARY PUBLIC in and for the State 0;;,t w astjin·gton~ res idi.n g a·t-?:~=O'n ,wft . • My·a ppointment ex p1res:--lBf-UJ...1.B..,,-J)J,__~(a ... _____ _ . ,. .: .. ·:, } ··.,,· ,..; . ...... EXHIBIT A legal Description of Avana Trails Property PA°RCElA: THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAS T QUAR TER OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W .M., IN KING COUN TY, .-·WASH IN GTON···· .. , .1' I ........ EXCEP T THE NORTH i oo FEEt OF THE WEST 230 FEET THEREOF, As CONVEYED TO TH E c1TY oF RENT.ON BY .OEE'.D RECORDED DECEMB ER 27 , 1979 UNDER KING COUNTY RECORDING NO . . 791:12]:°0174 ; .· . ; ,· ' . AND E:~CEJT.JAT .ioRflON T~,f~~EOF, .. l'(iN d°WnHIN THE 60 FOOT WIDE RIGHT OF WAY FOR SECONDARY STATE . HIGHWAY 'Nb. SC fFOR~ERLY KNOWN AS THE JOHN F. BENSON ROAD), AS ESTABLISt-lED BY°O REiER FfLED ,.MAR0{'19, i912 UNDER VOLUME 16 OF THE KING COUNTY coMM1ssibNE°R's RECOR_os, PAGE S9 N : . ·.· · · AND EXCEPT THAT . .PO R'rl ON coNiEYE6 rd. KI N(HQUNTY BY o'e£D RECORDED MAY 14, 1999 UNDER RECORDING .NO. 9905141.847 .. / .. . , AND EXCE PT THAT PORTION .CONVEYEQ TO RICHARD R.: NIEMt, SYDNEY J. NIEME, DAR LEN E R . . BJORNSTAD AND THE DA RLENE ~:' BJORNSTAD TRUST BY JUD~EMENTS RECORDED APRIL 19, 2012 AND JUN E 8, 2012 UNDER RECORDING NOS. 2012041 9000630.A:ND .20120608001092 AND 20120qp800 1093 AND DEED RECORofo MAY :fa .. 2012 u~DERRE~ORDING'~012052$'0Gg485. PARCEL B: . THE NdRTH 16G FEET OF THE WEST 230 FEET OF THE SOUTH HALF OF THE SOUTH HA°LF OF THE NORTHW E=ST QUARTER OF THE SOUTH EAST QUAR TER OF SECTl6N 29, TQWI\IS Hlf;i 23 NORTH , .·RAN(iE S EAST,W.M., IN KING COUN TY, WASHI NGTON; . ·.. . . . . . EXdPT T_HE WEST 30 FE ET FOR HIGHWAY. . .... P.ARCE l:C: . . .. TkE, .. NORHi .QUARTER OF. THE WEST HALF OF THE WEST HALF OF TH~ EAST HALF OF THE SOUTHWES.T;QUARTER Of' THE SOU THEAST QUAR TER OF SECTION 29, TOWNSHIP 23 NORTH, ·· • .RANGE s EAST, w :·M .,.'iN 1<.iNG couNTY. wAsH1NGTON . . ·.. ..•' ·' .: : ,,···"> .... ···:•·' ~ i ·· ,.. ·::. rn ::::1 Z · .. i >< z )>.. .· .. ....j . ;!; G) .. %· ~-o--1 . > --t ~ ;xi ·.~. . () )> . '.J!! j= ·._ ~ "' n ~ . ··-~-\ I O g '',; •''I' '"I " ~-~~~ ', i ' • ~ ;::§t , l 1/) 9 .. f ~~~iP i~ I i ~ ~ ;~ ~ i G) l 0 i' !~'.;~i ] ; ~~=G ~~ -z~§., ~ ~ ~ p ~ .. ~ !' -i .. C:; ~ C: ~ .UNPLATIED -r: PARCEL B · ··1·· .TAX PARCEL THRESHOL{) 1 ,. j :,'., VOL. 164, ·PG'S. 8 :..C·12 · ;_ . z 292305-:-:.9168 t·.· 37 / 38 h~·r\~ \ 'TR AC:T A . !" z ;:.. · .. __ _i _J PARCEL A 2~~~tR~t~ r-,1081H AVE. SE.1-2 l -(~~··r~: / , KELSE~ LANE i ,·: ·.·_, ;~_. . .:,, 9 -~. VOL. 123. . . ··.c. ~ PG'S 87-88 . -.. ·-... \. ·.. . .. ·.·. . + 4 >~~8···· w. dNE, N·. ·114 .. w. 1/2; w.,._. l/2, i('t;2 ~W. 1/4,'·SL.1/4, \. ·,. "'·· .. •. : . . N. LIN!;:. s . 1/2:·s:-·1/2. N~ 1/4. SC: ·1/4, 2 EC. 29-23..:.5 ~ U) ('1 '-;'" (/) (Tl 0 "' <J> 1/4. s 't :·.tj4. sic: 29-23-5 I~ I . . I ~ARCEL C ) Ul TAX. PARCEL .·2923D5.:-,-9023 UNPLATTEO !/ E. LINE, N. 1/4, W. 1/2, W . 1 /2 , E. 1/2 SW. 1/4, SE. 1/4, SEC. 29-23-5 SE G. 29-2 3 -..:5..:c···......i.----.---:-1 ' -i~· _Jl f:'.'.'' ·. · .. \ 1 . 8°.N .ij i ···l · ;i a . PALM COUR T ONDOM INIUM S. LI NE, N. 1/4, W. 1/2, W. 1/2. E. 1/2 SW. 1/4, SE. 1/4 , SEC. 29-23-5 . "' AFTER 81:CO RD ING, RETURN TO : .A.van/Trails, LLC · 967~· SU_fh Street, Suite 105 Mefcet Isla nd , WA 98040 Granter: Grantee: Abbreviated ~egal Description:/ . .•. Tax Parcel Numbers: Referetice N_t)mb~s of .· Related Documents: ·, .. ,,' DEClARATIO_~ Of ·COVENANT Av~na Tr,;\1s, ~i.e. iwashingtoh 'limited liab ility company ·. ,: -· ,• ·: ' . . . . .. Pub l i(. A portion of t he NW Y., SEY., Section 29-23-5 . -· ... :.· .. Additi ona l legal descri ption in ·E,~hi~ft A/. 2923059022,2923059023 ,2923dS.9l68 N/A .,,·,. ,.,· .... DECLARATION OF COVENANT / .,:' THIS DECLARATION OF COVENANT ("Covenant"), to be effective upon its recording in King . Courtty, W.ashington, is made and executed t his _J_ day of ::5"4'mA3<~ , 2016, by Avana Tr aifs, .UC;":=. a Washington limited liability company (formerly known as F; dbrook Commons, LLC) ("Qecl~ra~f1r.·· .. RECITALS ·•c.,, .. , . A . .-·· ·bedarant i(the owner .. il'\-.fee simp le of t hat real property located at 10930 SE 172 nd Stre~.t . Re.ntori; Washirigton :'98 0SS./legall.~ descr ibed on the attached Exhibit A {the "Avana Trails Propert(). . . .. , ,· ./ ::a. .:":"oedarai:it is cil1-i'str uctin~'··~).6.;· unit.Jpartment community on the Avana Trails Property; ·.' ·-: ,• ·~ :. C. ,,•:·-.: .: J he ~partrri'~nt~omi:hi'ii)i~ shal Hncl ude iedestrian pathways; and ·. ..· . .• .~ .: ,• ,• D. De2fatii'~t de~ires fo re strict an§ ,incfall parking across the pedestrian pathways, under the terms an d conditions set"fortl'\ herei'n. · ·.· ' .· COVENANT ,,•' NOW, THEREFORE, for adeq~~~e ,(':onsi~er.ation: re~e ip{ an·~ sJtticiency of which are hereby acknowledged, and intend ing to be legally bou_nd, 6ec1~rant herebfdeclare~ .. as"foJlows : 1. : PARKING RESTRICTION. No vehicfe of any k:i nd· may be ·pcjrkec(across the pedestri an pathways, gr in such::a manner or area that obstru2~ .. the ,,pedestrian pcith~ays, Jhro.ughqtt tH~ Avana Trails Property. ·. ··,.... . . . . ·· .... 2 ::· /'fERM.::This Covenant shall be perpetual and ~9n w i ththe l_p11d, :. ' ·. ... . .: ,• i N WITNESS WHEREOF, Declarant has executed this Covenanta.s of the dat,e's eiforth above. A~ana.+rails,\~c/·"·, .,,·., .... :>::,,,,., .S TATE ' OF WASHINGTON CO UNTY OF. KING } )ss. ) / _.·. 0'~,.···:5~ 1 . 2016, before m e personally appeared Michael Gladstein. to me ,.known t.G·Qe the ,Ma nager of Avana Trai l s, LLC, the limited lia bility company t hat executed the within /and fo rego i ng instrumim,t, and acknow ledged said in strumen t t o b e the free and vo luntary act and deed : o(said: company, fo r''the us.es and purposes therein ment io ned. and o n oath sta t ed t hat he/she was authorize d to ex ei;ute sai d iristrumen.t on betialf of sai d company . . : ,.: ,riw if N'~ss w·~·~·REO( I: 'M .. ~e l;le(;unto set my ha nd and affixed my offi cial se al the day and year first abqvei writ,t'en . _'.· ·. .,· ·' · ,../ ,· .... "': .. ,;~i ~.m~~urf C&illvj P~ .-.,,,}_ime i'Pri nt): 8 S'O\£>j ?a \aG'n Ll'L NOTARY PUB LIC in and for the State ·' ·of v.Vasl)i~·gfon, .residi.ng ,at '· ~~-'(0'(\ • ·: My appointment: ex pir~s : ~-// /,, ,, . . ·,,,. ,:·/ .. •: ... ~ ... ',:, .. ,. •:····· .... _., ... -:,;,,,.,. . ...... · ,,·., .. ..... ··=· .. ,·· ~: .. , .. ,,·· EXHIBIT A Legal Description of Avana Trails Property P~~CELA: THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST 0:U1RTER . OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W .M., IN KING COUNTY, . WA$HINGTOJ:,.l ;'"' .... '.~ EXCEPT THE NORTH ioo FEFfoF THE WEST 230 FEET THEREOF, AS CONVEYED TO THE CITY OF REN Tor/ BY -DEED REcQ#DED o~tEMBER 21 , 1979 UNDER KING couNTY RECORDING No. 7914270174:° . .' ' / ANO EXC EPT.THAT PORtlON Tfr~~ioF, .L-YJ~G WHHIN THE 60 FOOT WIDE RIGHT OF WAY FOR SECONDARY STAT {HIGHWAY~b. SC (t()RMrnt:Y KNOWN AS THE JO HN F. BENSON ROAD), AS ESTABLISHED BY• ORDER FfL ED MARCH/19, 1912 UNDER VOLUME 16 OF THE KING COUNTY coMM1ssihNEh REc:oRDs, PAGE ss2 ,· · ·· •' . . ..... AND EXCEP T THAi'POR'TION CONVEYED m · Kl!llG"'COl,JNTY BY QEE.P RECORDED MAY 14, 1999 UNDER RECORDING ~o'. 9905141S47 .. / . . ,.· ::,. / AND EXCEPT THAT PORTION_<:ONVE YEDTO RICrfARb R. :NIEMt;:S.YDNEY J. NIEME , DARLENE R. BJORNSTAD AND THE DAR LENE Ri BJORN:STAO TRUST .BY JUDGEMENTS RECORDED APRIL 19, 2012 AND JUNE 8, 2012 UNDER RECORDING N.OS . 20120419000630 .. A:ND ,20120608001092 AND 201 20608001093 AND DEED RECOR o fo MAY fa . .101 2 UNOER RECO RDING 2012os2s600485 . . •, ·. . ' ·' ·.. .. .. ... ·' '"' PARCEL B: .. ,· . .-.·· THE NORTH 10.6 FEET OF THE WEST 230 FE ET OF THE$0UTH HALF OF-T HE SOUT}i HALF OF THE NORTHWEST Q UARTER OF THE SOUTHEAST QUARTER'cJF siirno"N 29, TQWNSHIP:··23 NORTH , "RAN GE 5 EAST, W .M., I N KING COUNTY , WAS HINGTON; . ,.-· ·. . . .. EXCE'P T THE WEST 30 FEET FOR HIGHWAY . PARCElt: :· . :: ·: THE .NORTH .. Q[JARTER of THE WES T HALF OF THE WEST HA LF OF THE . E,<\ST HAL F OF THE SOUTHWE.ST 0.UAfHEB OF THE SOUTHEAS T QUARTER OF SECTION 29, TOWNSH IP 23 NORTH, .RA NGE slA~T, Wo'M.,JN KFNG COUNTY, WASHINGTON . . .• . . ..... m )::>._::- ~ ~ (/) -. m :::! Z X Z )>"·. I .Gl ffi 'ii" ~ 5i ... o '~ ij ···.·.···:. i .,~ I ' ,1,w '"' I ® ~ •"" ~ . ~ ~it' il/J g J. .. . -; ;,, I ~~~ii~ l;u ~ !R ~ 0 "' • z ,a j G) i g ~HP! ~ :~:.~h , ~;f :~ ~ a ~ ~ ' n t ·5! > .. j1i ,,t UNPLATTED ·l · · · .Tf:iRESHOLb 1 , ··. /.~ VOL . 164;-PG'S. 8 -'l:2" r . z TRA.<:T . A, 37 j38 l 3f ·"' z ~ PA RCE L A .. 21:~Jl,R~~~ r-.108TH AVE. SE.-. I. KELSE; LANE M. VOL. 123. 3 . PG'S. 87-88 ~).-· . .· A···.4 .. /~'--;.;:.e \_ ·._ ··.. . .. N. LtNE , S. 1/2/S:·i/2, NW. 1/4, St.·114,. ~EC. 29~ ~;µ.: 5 '-_ .... Ul !" '-..... Ul "' () I>;) "" 1 /4, SL· l/4, SEC. 29-23-5 I~ I I UNPLATTED f/E. LINE, N. 1/4, W. 1/2, W. 1/2, E. 1/2 SW. 1/4, SE . 1/4. SEC. 29 -23-5 u, W. LIN E. N. ·1/4,.W. 1/t:·.W.. 1/2, E.0 1/2.?W. 1/4/SL .. _1/4, . SEC:. 29-23~5 .. ! 1 'I ' ~---~~ / .. ,·· ... __ ·2 ;c' /·= .. , } -:i:: .. ·,· I 80 'N . ..:,· . •u, ~ ~~-t· S. LIN E, N. 1/4, W. 1/2, W. 1/2, E. 1/2 SW. 1/4, SE. 1/4, SEC. 29-23-5 Avana Trails - Fl<A Fieldbrool< Commons Performance Bonds -Assignment of Funds COPIES • Wetland Maintenance & Monitoring • Pea Patch •BBQ • Project Entry -J-Zyr. ~J5c°'<P ~-~ Washin~on Trust ~~nk 1111 ASSIGNMENT OF FUNDS TO THE CITY OF RENTON AQQlicant: Avana Trails, LLC Bank: Washington Trust Bank Owner: Avana Trails, LLC Branch : Bellevue Address: 9675 SE 36th Street, Suite 105 Address: 10500 NE 8th Street. Suite 1100 Mercer Island, WA 98040 Bellevue, WA 98004 Phone: 206-588-1147 Phone : 425-709-5500 Ernail: Joel@americanclassichomes.com Fax: Attention: Joel Mezistrano Attention: Ken Paauw Title: Manager Title : Vice President Th e above referenced bank hereby certifies that$ $122,366.13 ------------------------is on deposit in account# 2 3 0 0 3179 0 2 under the name of the City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described be low: Plat or Project: Avana Trails fka (Fieldbrook Commons) LUA 12-001 Location/Address of Plat or Project: 10930 SE 172nd Street, Renton. WA 98055 The required work is generally descri bed as the following: 10 y ear main tenance and monitoring of wetla nd native g rowth protection area. The bank hereby certifi es and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within ten (10) da ys of rece iving written notice that the City has determined that the required work has not been properly performed. The bank sha ll have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner de lay payment of said funds to the City. Th e applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. This Assignment of Funds is irrevocable and cannot be cancelled by the ban k or applicant. These funds may not be assig ned , pledged, used as security or otherwise made availab le to the applicant, bank or third party without the prior written consent of the City . Avana Trails, LLC Applicant/Owner ~ture M a n ager Title 01 /12/2016 Date Authoriz7c!.Si~natu re / I d lient S e r v i ce Manager Title 01 /12 /20 1 6 Date Western Washington Reg ion , Bell evue Office 10500 NE 8 th Street, Suire lJOO Be ll evue, Washington 98004 Phone (425) 709-5500 Fax (425 ) 709-5501 rn~~ ~ "'"""""" I FNf1FD DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------R"entOll ® LANDSCAPE COST ESTIMATE WORKSHEET Planning Division 1055 So uth Grady Way-Renton, WA 98057 Phone: 425 -430 -7200 Fa x: 425-430-7231 www.rentonwa.gov PROJECT NAME: AVANA TRAILS -LUA12-001, PPUD (WETLAND MITIGATION NGPE AREA WEST OF BLDGS . L & K} ADDRESS: 10930 SE 172ND STREET, RENTON , WA 98055 PREPARED BY: JUSTIN LAGERS PHONE : 206-588-1147 UNIT PRICE* UNIT TYPE QUANTITY PRICE SOD LAWN AREAS $500.00 MSF (1000 SQ FT) HYDROSEEDING $50.00 MSF (1000 SQ FT) SOIL PREPARATION A. TOPSOIL (6 INCHES DEEP) $23.00 SY (SQUARE YARD) B. MULCH (2 IN CHES DEEP) $4.00 SY (SQUARE YARD) C. PEAT MOSS (TWO INCHES DEEP) $2.30 SY (SQUARE YARD) D. COMPOST 13 IN CHES DEEP & TILLING $26.00 CY (CUBIC YARD) E. FERTILIZER $6.67 CY (CUBIC YARD) PLANT MATERIALS A. DECIDUOUS TREE S 2.00" MINIMUM CALIPER $250.00 COST & LABOR 20 EA $5,000.00 B. EVERGREEN TREE S MINIMUM SIX (6) FEET OR ABOVE $225.00 COST & LABOR 20 EA $4,500.00 C. SHRUBS $35.00 COST & LABOR 100 EA $3,500.00 D. GROUND COVER $4 .00 EACH COS T & LABOR 100 EA $4,000.00 SUB TOTAL BOND AMOUNT BOND AMOUNT SUB TOTAL $17,000.00 *OR ESTIMATE BY LANDSCAPE CONTRACTOR , WHICHEVER IS GREATER. 1 C:\Use rs\Justin\Desktop\Avana Tra il s\LANDS CA PE COST ESTIMATE WORKSHEET -Wetland.docx 07/2015 UNIT PRICE* UNIT TYPE QUANTITY PRICE MISCELLANEOUS TREE STAKES $2.65 EAC H PER STAKE & LABOR 20 EA $53 .00 FEN CIN G $28.50 LINEAR FOOT INCLUDE LABOR 100 LF $2,850.00 BERMING $17.50 LINEAR FOOT IN CLUDES LABOR IRRIGATION REPAIRS Varies LUMP SUM LS $2,500 .00 RELOCATING TREES ON SITE 36" BALL $260.00 EACH 60" BALL $920.00 EACH RELOCATING SHRUBS ON SITE 12" BALL $26.00 EACH 24" BALL $33.00 EACH ADDITIONAL ITEMS Wetland Sign Replacement $25.00 EACH 5 EA $125.00 Wetland Regular Maintenance $2,075.03 PER VISIT 30 EA $62,250.90 Trail Surface $702.80 PER VISIT 5 EA $3,514.00 Wetland Monitoring by Ed Sewell $9,600.00 Lump Sum Lump Sum $9,600.00 SUB TOTAL BOND AMOUNT BOND SUB TOTAL: Page 1 $17,000.00 Page 2 $ 80,892 .90 TOTAL BOND PRICE TOTAL BOND PRICE: $97,892.90 *OR ESTIMATE BY LANDSCAPE CONTRACTOR, WHICHEVER IS GREATER . Total Bond Due: $97,892.90 X 125% = $122,366.13 2 C:\Users\Justin\Desktop\Avana Trails\LANDSC APE COST ESTIMATE WORKSHEET-Wetland.docx 07 /2015 ,) 253.333.9477 Offi ce I 253 .333.9478 Fax P .O. Box 20 7 Auburn, WA 98 071 www .geli nc.com Landscape Maintenance Contract Avana Trails (Phase 1-3) Renton, WA This contract dated 01/11/2016 by and between Avana Trails, LLC ("Customer'') and Ground Effects Landscaping, Inc. {"Landscaper") for the Avana Trails property located on108th Ave SE and 172nd St in Renton, WA. Term: The term of this contract shall be for a period of Two {2) Years and begin on 1/11/2016 Start date may change upon mutual acceptance by both parties in writing. Maintenance Scope of Work: Landscaper agrees to complete the following per the attached frequency schedule. 1. Mow, edge and trim all turf areas (using appropriate size mower for the area). 2. Blow hard surface areas (sidewalk and up to 3 feet off of curbs). 3. Weed and rake planting areas per schedule. 4. Prune trees ( up to twelve feet) and shrubs (not including dead head i ng of flowering shrubs) p e r schedule. S. Apply fertilizer, herbicide, i nsecticides, and lime (type determined by Landscaper) to turf as needed to keep site looking its best. 6. Inspect, commission/de-commission the irrigation system (which includes summer start up, fall winterization, and any minor repairs). Price: The total price for the above service shall be $70,968.00 paid in Twenty Four (24) equal payments of $2,957.00 each. Washington State sales tax is not included in this amount. Payment: Standard Terms. Net due on the 10TH of the following month . Checks must be made out to Ground Effects Landscaping Inc. Any invoice or scheduled payment over Ten (10) days past due will be subject to a late fee of 15%. Landscaper reserves the right to suspend service when payments become more than Ten (10) days past due . A service charge of $30.00 will be charged for any returned check . Customer will be responsib le for all costs of collection, including without limitation, Court costs and rea sonable attorneys fee 's in the event that it becomes necessary for Landscaper to resort to legal measures to collect any and all amounts owed under this agreement. 253.333.94 77 Office I 253.333 .9478 Fax P.O. Box 207 Auburn, WA 98071 www .gelinc .com I N C' Contact Info: The following represents Customer's current contact information. Should there be a change to any of this information, Customer agrees to promptly notify Landscaper. Contact Name: _J_u_st_i n_La~g_e_r_s _____ __c Contact Phone Number: 206 -588-1147 Billing Address: 9675 SE 36th Street, Suite 105, Mercer Island, WA 98040 E Mail Address : Justin@americanclassichornes.com Conditions/Exclusions: 1. 2. 3. 4. 5. Provision for Default and Cancellation: Customer may cancel this agreement for just cause with Thirty (30) day written notice. Just cause shall include but is not limited to failure to perform the work as outlined in this agreement and per the frequency schedule. Customer agrees to provide Landscaper with written notification outlining the just cause reasons and Landscaper shall have Thirty (30) days to address and remedy the issues. If Landscaper is unable to remedy the deficiencies and issues, Customer may cancel the contract by providing written notice. Landscaper may cancel this contract at any time without penalty by providing Customer Thirty (30) days written notice. Right of Entry: Customer hereby grants Landscaper to access to the property so Landscaper may perform the work stated above. Additional Work: Any work that is not listed above is considered additional work. Landscaper will provide Customer a quote for any additional work not listed above. Additional work may include but is not limited to adding seasonal color, dead heading flowering plants, insect or disease control of non-turf nature, mole control, major irrigation repairs (main line or lateral breaks), and installation of plants, trees, bark or sod. Picking up and disposing major windfall debris, pet waste and trash removal from trash receptacles is not included in this contract. The failure of Landscaper to enforce any right under this contract shall not be construed as a waiver of subsequent right of Landscaper to enforce the same or any other right, term condition. Land sc aper is responsible for the plants, trees or shrubs that fail through the warranty period of one year after installation. Authorized Signor: The undersigned Customer acknowledges and represents they are the owner of the property or have the authority to sign on the owners behalf and agree to the provisions set forth above as a binding contract. Customer GROUND EFFECTS LANDSCAPING, INC By: -=...r...::..:.-=-==~---- Title: ---'c.:.;,.;.,..,_=~=--:..:-=::.,=-;,.=-:- Sign: --.,!.,...S:,'F---~"-""'==;..,==--;~7-- Date: Groundeft!.fr~ L A N D S C A P I N c; LANDSCAPE MAINTENANCE FREQUENCY BY MONTH Avana Trails Renton, WA Phase 1-3 !DESCRIPTION OF WORK JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC TOTAL TURF Mowing Trimming Edging Fertilize Herbicide/Broadleaf Control TREES. SHRUBS AN D GROUND COVER BEDS Weeding and Raking Trim Ground Cover Remove Tre e Suckers Prun ing Shrubs Pre-Emerge nt Herbicide Prune Ornamental Trees Fertilize HARD SURFACE/SIDEWALKS Sweeping and Bl owing Spray Crack Weeds IRRIGATION Start-Up and Blow out Backflow Testing LANDSCAPE LIGHTING Inspection OTHER Leaf Remova l Remove Litter 1 1 1 0 0 1 0 0 0 0 0 1 0 0 1 1 3 4 s 1 3 4 5 1 2 2 2 0 1 0 1 0 0 1 1 1 1 1 1 0 1 0 1 0 0 1 0 0 1 0 0 0 1 0 0 0 0 1 0 1 2 2 2 0 1 0 0 0 0 0 0 0 0 0 0 4 4 5 4 3 1 1 36 4 4 5 4 3 1 1 36 2 2 2 2 2 1 1 20 0 1 0 1 0 1 0 5 1 1 0 0 0 0 0 4 1 1 1 1 1 1 1 12 0 1 0 1 0 0 0 4 AS NEEDED 1 0 1 0 0 1 0 4 0 0 0 0 0 0 1 2 0 0 0 0 0 0 1 2 0 0 0 1 0 0 0 2 PER VISIT 2 2 2 2 2 2 1 21 0 0 0 0 1 0 0 2 As Needed 0 0 0 0 0 0 0 0 0 0 0 1 3 2 2 9 PER VISIT · Washington Trust ~!1~ llli ASSIGNMENT OF FUNDS TO THE CITY OF RENTON A~12licant: Avana Trails, LLC Bank: Washington Trust Bank Owner: Avana Trails. LLC Branch: Bellevue Add ress : 9675 S E 36th Street, Suite 105 Address: 10500 NE 8th Street, Suite 1100 Mercer Is land, WA 98040 Bellevue, WA 98004 Phone: 206-588-1 147 Phone: 425-709-5500 Email: Joel@americanclassichomes.com Fax: Attention: Joel Mezistrano Attention: Ken Paauw Title: Manager Tit le: Vice Pres ident The above referenced bank hereby cert ifies that$ _$_5_6_,9_1_9_._1_5 __________________ _ is on dep osit in accou nt fl 2 3 0 0 3179 0 2 under the name of the City of Renton, to secure the app lica nt's performance of the following work required in connection with the pl at or project described below : Plat or Project: Avana Trails fka (Fieldbrook Commons) LUA 12-001 Location/Addr ess of Plat or Project: 10930 SE 172nd Street, Renton , WA 98055 The required w ork is generally described as the following: Installation of project entry landscap ing and site a men it ies (bu s she lt er and seat wall) at intersection of SE 172nd Stree t & 108th Av e SE . The ba nk h ereby ce rt ifi es and agrees that these funds will not be released without written instructions from an autho riz ed agent of t he Ci t y of Renton (the City). We further agree that thes e funds wi ll be paid to the City w ithin ten (10} days of r eceivi ng written notice that the City has determined that the required work has not been properly pe rforme d. Th e bank shall have no dut y or r ight to evaluate the correctness or appropriatenes s of any such noti ce or determinat ion by the City and shall not interplead or in an y manner de lay payment of said fu nds to the City . The applica nt hereby ag rees to this Assignment of Funds and that its oblig ation to perform the required work is not limited to t he amount of funds he ld by the bank. Thi s Assi g nment of Fund s is irrevocable and cann ot be can ce lled by the ba n k o r applicant. These fu nd s may not be ass igned, pledged, us ed as security or othe rwis e made available to t he appli cant, ba nk or third party withou t the prior w ritten consent o f the City. Ava na Trai ls, LLC A ppli cant/Owner ~Signature Manage r Title 01 /12/2016 Date S er v ice Man age r Title 01 /12 /2 01 6 Oate Western W ashington Regio n , Bell evu e Office 10 500 NE 8 th Stree t, Sui re 1 100 Bell evu e, W as h in gton 98004 Pho n e (425) 70 9-55 00 Fax (4 25) 70 9-5 501 -™~ ~ ""'""'""' l~N n ~D DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----~KentOil ® LANDSCAPE COST ESTIMATE WORKSHEET Planning Divi sion 1055 South Grady Way-Renton, WA 98057 Phone: 425 -430-7200 Fa x: 425-430-7231 www.rentonwa.gov PROJECT NAME: AVANA TRAILS -LUA12-001, ECF, PPUD (PROJECT ENTRY AT INSECTION OF 172ND / 108TH) ADDRESS: 10930 SE 172ND STREET, RENTON, WA 98055 PREPARED BY: JUSTIN LAGERS PHONE: 206-588-1147 UNIT PRICE* UNIT TYPE QUANTITY PRICE SOD LAWN AREAS $500.00 MSF (1000 SQ FT) 4.5 $2,250.00 HYDROSEEDING $50.00 MSF (1000 SQ FT) SOIL PREPARATION A. TOP SOI L (6 INCHES DEEP) $23.00 SY (SQUARE YARD) 586 SY $13,478.00 B. MULCH (2 IN CHES DEEP) $4.00 SY (SQ UAR E YARD) 34 SY $136.00 C. PEAT MOSS (TWO INCHES DEEP) $2.30 SY (SQ UARE YARD) D. COMPOST 13 IN CHES DEEP & TILLING $26.00 CY (CUB IC YARD) E. FERTILIZER $6 .6 7 CY (CUBIC YARD) PLANT MATERIALS A. DECIDUOUS TREE S 2.00" MINIMUM CA LIPER $250.00 COST & LABOR 6 EA $1,500.00 B. EVERGREEN TREES MINIMUM SIX (6) FEET OR ABOVE $225.00 COST & LABOR 11 EA $2 ,475.00 C. SHRUBS $35.00 COST & LABOR 85 EA $2,975 .00 D. GROUND COVER $4.00 EACH COST & LABOR 378 EA $1,512 .00 SUB TOTAL BOND AMOUNT BOND AMOUNT SUB TOTAL $24,326.00 *OR ESTIMATE BY LANDSCAPE CONTRACTOR, WHICHEVER IS GREATER. 1 C:\Users\Justin\Desktop\Avana Trails\LAND SCAP E COST ESTIMATE WORKSHEET -ENTRY.d ocx 07/2015 UNIT PRICE* UNIT TYPE MISCELLANEOUS TREE ST AK ES $2.65 EACH PER STAKE & LABOR FENCING $2 8.5 0 LINEAR FOOT INCLUDE LABOR BERMING $17 .50 LINEAR FOOT INCLUDES LABOR IRRIGATION $0.80 SQUARE FOOT RELOCATING TREES ON SITE 36 " BALL $260.00 EACH 60" BALL $920 .00 EACH RELOCATING SHRUBS ON SITE 12" BALL $26 .00 EACH 24" BALL $33 .00 EACH ADDITIONAL ITEMS SEAT WALL (LOWER) $85 .000 SQUARE FOOT TRELLIS STRUCTURE $125.00 LINEAR FOOT SUB TOTAL BOND AMOUNT TOTAL BOND PRICE *OR ESTIMATE BY LANDSCAPE CONTRACTOR, WHICHEVER IS GREATER. Total Bond Amount Due $37,946.10 X 150% = $56,919.15 2 C:\Users\Ju st i n\De sktop \Avana Trails\LANDSC A PE CO ST ESTIMATE WORKSHEET -ENTRY.doc x QUANTITY PRICE 34 $90 .10 5275 SF $4,220.00 36 SF $3,060.00 50 LF $6,250.00 BOND SUB TOTAL: Page 1 $ 24,326.00 Page 2 $ 13,620.10 TOTAL BOND PRICE : $37,946.10 07/2015 - Washin~on Trust ~nk 111; ASSIGNMENT OF FUNDS TO THE CITY OF RENTON Am~licant: Avana Trails , LLC Bank: Washington Trust Bank Owner: Avana Trails, LLC Branch : Bellevue Address: 9675 SE 36th Street, Suite 105 Address: 10500 NE 8th Street Sui te 1100 Mercer Isl and , WA 98040 Bellevue, WA 98004 Phone : 206 -5 88 -1147 Phone: 425-709-5500 Email: Joel @a mericanclassichomes.com Fax: Attention: Joel Mezistrano Attentio n: Ken Paauw Title: Manager Title: Vice President The above referenced ba nk hereby certifies that$ _$_2_9_,7_8_8_._7_9 __________________ _ is on de p osit in account# 2 3 0 0 3179 0 2 , under the name of the City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below: Plat or Project: Avana Trails fka (Field brook Commons) LUA 12-001 Location/ Address of Plat or Project: 10930 SE 172nd Street, Renton , WA 98055 The required work is generally described as the follo wi ng : Installation of project landscap ing and si te amenit ies (p ea patch) between buildings D & G. The bank hereby certifies and agrees that these funds will not be released w ithout written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within ten (10) days of rece iving written notice that the City has determined that the required work has not been properly performed. The ban k sha ll have no duty or r ight to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interp lead or in any manner delay payment of said funds to the City. The applicant h ereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. Th is Assignment of Funds is irrev ocable and cannot be cancelled by the bank or appl icant. These funds may not be assigned , pledged, used as security or otherwise made available to the applicant, bank or third party without the prior written c onsent of the City. Avana Tra ils, LLC Applicant/Owner A ~ Authorized Signature Authorized Signature / 1/ Manager ·Cl i'en t Service Manager Title 01/12/2016 Date Tit le 01/12/2 016 Date Western Washington Reg ion, Bellevue Office 10500 NE 8th Srreet , Suite llOO Phone (425) 709-5 500 Fax (425) 709-5 501 wa rrust.com Be ll evu e, Wa sh ington 98004 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----~ItentOil ® LANDSCAPE COST ESTIMATE WORKSHEET Planning Division 1055 So ut h Grady Way-Renton, WA 98057 Phone: 425 -430-7200 Fa x: 425-430-7231 w w w .rentonwa .gov PROJECT NAME: AVANA TRAILS-LUA12-001, ECF, PPUD (PEA PATCH BETWEEN BLDGS . D & G} ----------------,-,,------------------- ADDRESS: 10930 SE 172ND STREET, RENTON , WA 98055 PREPARED BY : JUSTIN LAGERS PHONE : 206-588-1147 UNIT PRICE* UNIT TYPE QUANTITY PRICE SOD LAWN AREAS $500 .00 MSF (1000 SQ FT) HYDROSEEDING $50.00 MSF {1000 SQ FT) SOIL PREPARATION A. TOPSOIL (6 IN CHES DEE P) $23.00 SY (SQUARE YARD) 100 $2,300.00 B. MULCH (2 INCHES DEEP) $4.00 SY (SQUARE YARD) 94 $376.00 C. PEAT MOSS (TWO INC HE S DEEP) $2.30 SY (SQUARE YARD) D. COMPOS T 13 INCHE S DEEP & TILLING $26.00 CY (CUBIC YAR D) E. FERTILIZER $6.67 CY (CUBIC YARD) 1 $6.67 PLANT MATERIALS A. DECIDUOUS TREES 2.00" MINIMUM CALIPER $250.00 COST & LABOR B. EVERGRE EN TREE S M IN IM UM SIX (6) FEET OR ABOVE $225.00 COST & LABOR C. SHRUBS $35.00 COST & LABOR 42 $1,470.00 D. GROUND COVER $4.00 EACH COST & LABOR 44 $176.00 SUB TOTAL BOND AMOUNT BOND AMOUNT SUB TOTAL $4,328.67 *OR ESTIMATE BY LANDSCAPE CONTRACTOR, WHICHEVER IS GREATER. 1 C:\Users\Ju stin\Desktop\Avana Trail s\LAN DSCA PE COST ESTIMATE WORKSHEET -PEA PATCH AREA.docx 07/2015 UNIT PRICE* UNIT TYPE MISCELLANEOUS TREE STA KES $2 .6 5 EAC H PER STAKE & LABOR FENCING $2 8 .50 LINEAR FOOT INCLUDE LABOR BERMING $17 .50 LINEAR FOOT INCLUDES LABOR IRRIGAT IO N $0.80 SQU ARE FO OT RELOCATING TREES ON SITE 36 " BALL $260 .00 EA CH 60" BALL $9 20.00 EACH RELOCATING SHRUBS ON SITE 12" BALL $26 .00 EA CH 24 " BALL $3 3.00 EA CH ADDITIONAL ITEMS PEA PATCH PLANTING BO XES $300.00 EACH PREFAB POTIING SHED $1 ,800 .00 LUMP SUM SALT & PEPPER GR A NITE BASE COURSE $208 .56 CUBI C YARD SUB TOTAL BOND AMOUNT TOTAL BOND PRICE *OR ESTIMATE BY LANDSCAPE CONTRACTOR , WHICHEVER IS GREATER . Total Bond Amount Due: $19,859.19 X 150% = $29,788.79 2 QUANTITY PRICE 170 LF $4 ,845 .00 1800 SF $1,440 .00 13 $3,900.00 1 $1,800 .00 17 $3,545.52 BOND SUB TOTAL: Page 1 $4,328.67 Page 2 $15,530 .52 TOTAL BOND PRICE : $19,859.19 C:\Use rs\Jus tin\Des ktop\Avana Trail s\LANDSCAPE COST ESTIMATE WORKSHEET -PEA PATCH AREA.doc x 07 /2015 Washin~on Trust ~~!1~ 1111 ASSIGNMENT OF FUNDS TO THE CITY OF RENTON AQQlicant: Avana Trails, LLC Bank: Washington Trust Bank Owner: Avana Trails, LLC Branch: Bellevue Address: 9675 SE 36th Street, Suite 105 Address: 10500 NE 8th Street, Suite 1100 Mercer Island, WA 98040 Bellevue, WA 98004 Phone: 206-588-114 7 Phone: 425-709-5500 Email: J oel@a mericancl a ssichomes. com Fax: Attention: Joel Mezistrano Attention: Ken Paauw Title: Manager Title: Vice President The above referenced bank hereby certifies that $ $7,500 -----------------------is on deposit in account# 2 3 0 0 3179 0 2 under the name of the City of Renton , to secure t he applicant's performance of the following work required in connection with the plat or project described below: Plat or Project: Avana Trails fka (Field brook Commons) LUA 12-001 Location/ Address of Plat or Project : 10930 SE 172nd Street, Renton, WA 98055 The required work is generally described as the following: In sta llation of recr ea tion building outdoor barbecue isla nd. The bank hereby certifies and agrees that these funds will not be released without written instructions from an authorized agen t of the City of Renton (the City). We further agree that these funds will be paid to the City within ten (10) days of receiving written notice t hat t he City has determined that the re quired work has not been properly performed. The bank shall ha ve no duty or r ig ht to evaluate t he correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of sai d f un ds to the City . The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amoun t of funds held by t he bank . This Assignment of Fu nds is irrevocable and ca nnot be cancelled by the bank or applicant. These funds may not be assigned , pledged, used as security or otherwise made ava ila ble to the applican t, bank or th ird party without the prio r written consent of the City . Avana Trails. LLC Applicant /Owner ~Signature Manager Title 0 1/12/2016 Date ( '- Authoriz~d;Si nature I !1' / , \ ' £1±eh~ Service Manager Title 01/12/2016 Date .. ,---,-Western Washington Region, Bellevu e O ffi ce 10500 N E 8th Street, Suite 1100 B ellevue , Wash ington 98004 Ph one (4 25) 70 9-5500 Fax (425) 709-55 0 1 warrusr.com DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------~ItentOil ® LANDSCAPE COST ESTIMATE WORKSHEET Planning Division 1055 South Grady Way-Renton , WA 98057 Phone: 425 -430-7200 Fax : 425 -430-7231 www.rentonwa.gov PROJECT NAME: AVANA TRAILS-LUA12-001, ECF, PPUD (Outdoor BBQ-Recreation Building) --------------,-------------------- ADDRESS: 10930 SE 172No STREET, RENTON, WA 98055 PREPARED BY: JUSTIN LAGERS PHONE: 206-588-114 7 UNIT PRICE* UNIT TYPE QUANTITY PRICE SOD LAWN AREAS $500.00 MSF (1000 SQ FT) HYDROSEEDING $50 .00 MSF (1000 SQ FT) SOIL PREPARATION A. TOPSOIL (6 INCHE S DEEP) $23.00 SY (SQUARE YARD) B. MULCH (2 INCHES DEEP) $4.00 SY (SQUARE YARD) C. PEAT MOSS (TWO INCHES DEEP) $2.30 SY (SQUARE YARD) D. COMPOST 13 IN CHES DEEP & TILLING $26 .00 CY (CUBIC YARD) E. FERTILIZER $6.67 CY (CUBIC YARD) PLANT MATERIALS A. DECIDUOUS TREES 2.00" MINIMUM CALIPER $250.00 COST & LABOR B. EVERGREEN TREE S MINIMUM SIX (6) FEET OR ABOVE $225.00 COST & LABOR C. SHRUBS $35.00 COST & LABOR D. GROUND COVER $4.00 EACH COST & LABOR SUB TOTAL BOND AMOUNT BOND AMOUNT SUB TOTAL $0.00 *OR ESTIMATE BY LANDSCAPE CONTRACTOR, WHICHEVER IS GREATER. 1 UNIT PRICE* UNIT TYPE MISCELLANEOUS TR EE STAK ES $2.65 EAC H PE R STAK E & LABOR FENCING $28.50 LINE AR FOOT INCLUDE LABOR BERMING $17.50 LINEAR FOOT INCLUDE S LABOR IRRIGATION $0.80 SQUARE FOOT RELOCATING TREES ON SITE 36" BALL $260.00 EA CH 60" BALL $920.00 EA CH RELOCATING SHRUBS ON SITE 12" BALL $26.00 EACH 24" BALL $33 .00 EACH ADDITIONAL ITEMS Outdoor Free Stand ing BBQ Island $5,000.00 Eac h SUB TOTAL BOND AMOUNT TOTAL BONO PR ICE *OR ESTIMATE BY LA NDSCAPE CONTRACTOR, WHICHEVER IS GREATER. Total Bond Amount Due: $5,QQQ X 150% = $7,500.00 2 QUANTITY PRICE 1 $5,000.00 BOND SUB TOTAL: Page 1 $0.00 Page 2 $5,000 .00 TOTAL BOND PRICE : $5,000.00 _, ... TY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: April 14, 2014 To: City Clerk's Office From: Lisa Marie Mcelrea Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Fieldbrook Commons FPUD LUA (file) Number: LUA-13-001109 Cross-References: AKA's: Project Manager: Vanessa Dolbee Acceptance Date: August 30, 2013 Applicant: Justin Lagers, PNW Holdings Owner: Fieldbrook Commons LLC Contact: Justin Lagers, PNW Holdings PID Number: 2923059023 ERC Determination: Date: Appeal Period Ends: Administrative Decision: Approved with Conditions Date: February 21, 2014 Appeal Period Ends: March 7, 2014 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Final Planned Urban Development for the construction of a multi-family development containing 162 units in the Residential 14 (R-14) units per net acre zo ne. Location: 17040 108th Ave SE Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. PLAN REVIEW COMMENTS (Lu A 1..>-001109-_:__) ______ _,,,_.._."· r: (~(i _o1\i :.;f"'.'\1 n) l' ~J~U,v,~~ PLAN ADDRESS: DESCRIPTION : Engineering R evi ew 17040 108TH SE AVE RENTON . WA 98055 APPLICATION DATE: 08/15/20 13 The applica nt is requesting Final Planned Urban Deve lopment for the construction of a multi-fa mily development contain ing 162 units in the Residential 14 (R-14) units per net acre zone. Bonus density has been requested to provide for the 162 units r esulting in a density of 17.90 units per acre. T he development would be comprised of 13 separate multi-family residential structures and one recreation building, totaling 183,795 square feet. The subject site is located at 17040 108th Avenue SE and is comprised of three parcels totaling 10.77 acres. All parcel s are currently undeve loped . The site would be accessed at three locations along SE 172nd Street and one emergency vehicle on ly access off of 108th Aven ue SE . T he su bject site conta ins six wetlands and is currently fo rested . The applicant has proposed to preserve the wetla nds and fore sted area along th e eastern portion of th e site and develop the remainder of the site by filling three w etland s and p rotect ing 28 existin g trees. The applica nt submitted a wetland report and miti ga tion plan which has undergone secondary review and a n updated geotechnical report Additional studies include a sto rmwater report, traffic study a nd an arborist report were provided with the preliminary revi ew application LUA 12-001. The proposed development would result in approximate ly 25,000 cubic yards of cut and 24,926 cubic yards of fill to be balance across the site Frontage improvements a re proposed along 108th Avenue SE and SE 172nd Street, including 22,780 sq uare feet of dedicated publi c rig ht-of-way Rohini Nair Ph: 425-430-7298 email: rna ir@rentonwa.gov Engineeri ng Plan Review Comments C reated On: 1211612013 Building R eview Fire Re view -Bu i lding April 14, 20 14 Corrections resubmit comments Please ask the appli cant to provide the plan sheet showing the street section information and the right o f way width . Label a ll the sto rm wate r fa c ilities in the site plan. General revi ew comments Sewer and wa te r availability certificate has been provided . All utility comments of the p relimi nary PUD are still applicable on the final PUD Street lighting as per City standards will be analyzed, required , and reviewed during construction permit review . Right of way dedication w ill be required prior to occupancy of the first bui lding. Approved water and sewer service plans are to be provided to the C ity before construction permit approv al. All utility and tra nsportation aspects will be reviewed in detail during the construction perm it associated w ith this project. Payment of transportation impact fee will be appl icable at the time of bu ildin g permit issuance . Recommendations: The tax parcel s making up this deve lopment have been approved for a formal Lot Comb ination per LUA 13-000922 . This will mean that only one lega l description is requ ired for the Deed of Dedication rather than the three legals rev iewed here . The re is an error in the Pedestrian Access Easement le gal descri ption : the length of C20 ca nnot be the sa me as that for C 12 they should be concentric. This error is in the written description as w ell. Craig Burnell Ph : 425-430-7290 email: cburnell@rentonwa.gov Recommendations: Provide site monitoring as recommended in the soil s report . Rev iew ex itin g fro m all buildings upper levels fo r compliance with codes Corey Thomas Ph: 425-430-7024 email: cthomas@re ntonwa.gov Recommendations : Environmenta l Impact Com ments: 1. The fire mitigation impact fees are currently applicable at the rate of S388.00 per multi-family unit and $0.52 per square foot o f commercial space. This fee is pa id at the time of building permit issuance. Code Re lated Comments: 1. The fire flow calcu la tion for the proj ect is 2,750 gpm. Minimum fire hydrant spacing is one hydrant within 150-feet and two w ithin 300-feet of each build ing. Final fire hydrant requirements are based on fire flow calculations and final access road confi guration . A water ava ilabili ty certificate is required from Soos Creek Water and Sewer District. 2 . Approved fire sprinkler (per NFPA 13) and fir e alarm systems are required throughout all build ings. Separate plans and permits required by the fire department. Direct ou tside access is requ ired to the fire sprinkler riser rooms . Fu ll y addressable and full detection is required for a ll fire alarm systems. 3. Fire department apparatus access roadways a re required within 150-feet of a ll poin ts on the build ing . Fire lan e signage required for the onsite roadways. Requ ired turning radiuses are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30-ton veh ic le and 322 -psi po int loading . C ity street ordinance requires a full 90-foot cul-d e-sac turnaro und for st reets exceed ing 300-feet dead end. Landscape isl ands are not allowed in cul-de-sacs. City fire code ordinance requires two separate means of access roadways Pag e 1 of 2 Po l ice Revi ew Apri l 14, 2014 for complexes of three , ,b s. 4 . A n electronic site plan is req ui red p rior to occupancy for pre-fire planning pu rposes. Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Reco mmendati ons: PO LI CE RELATED COMMENTS 134 Police calls for service estimated an nually CON STRUCTION PH A SE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area shou ld be co mplete ly fenced in w ith portable chain-link fencing. The fence wi ll provide both a physical and psychological barrier to a ny pro spective crimina l and will demonstrate that the area is private property. Construction trailers should be kept locked when not i n use, and should be fitted with heavy-duty deadbolts w ith a minimum 1-112" throw w hen bolted . Glass windows in con struction trailers shou ld be shatter-res istant. Toolboxes and storage conta iners should be secured with heavy-duty pad locks and kept locked w hen not in use. "No Trespassing " signs should be posted on the property durin g the con struction phase. These signs serve as a first warning to those that are trespassing on the property. This will aid police in m aking arrests on the property after hours if suspects are observed vanda lizing or steali ng build ing materia ls. CO MPLETED COMPLEX Each residentia l unit sh ou ld have solid core doors, preferably metal or solid wood, w ith peepholes. The doors should have h eavy-duty deadbolt locks with a minimum 1-Yz" throw and insta lled w ith 3" screws. Any external storage areas should a lso have solid wood or metal doors, w ith deadbolts a nd latch guards installed . Slidi ng windows, ind uding glass pa tio doors, should have seconda ry locks installed to r estrict vertical movement. These secondary locks need to be pla ced into the top or bottom of the w in dow frames to restrict vertica l movement. Simply placing a sturdy, fitted dowel in the window tracks ca n be adeq uate. Balcony construction shou ld be of lattice or railing -no solid walls or fencin g . Security lighting sho uld be install ed along sidewalks, in stairways, foyers and pathways. E ach residential unit should have individual unit numbers clearly posted with numbers at least 6 " in height and of a color contrasting with the bui lding. Unit numbers should also be illuminated so that they are easily located. This will assist eme rgency person nel in locating the correct location for response. Proper lighting in the parking garage is especially important. I llumination in this area w ill contribute to the security o f residents traversing from their vehicles to their residence s, and will help reduce property crimes associated with unattended vehides. I discourage the use of remote control garage openers for this property, and recommend keyfobs instead ; same goes for any limited access gate e ntry . It's common for remote controls to be sto len during theft from motor ve hicle incidents, a nd then used by the crim inal to ga in access to the bui lding at a later date. This w ill also negate the necessity of residents having to bring their remote controls into the management o ffice for reprogramming in the event one is stolen. La tch guards should be insta ll ed on a ny and all doors leading fro m the outside in. Lever-handled doorknobs are no recommended. These are extreme ly easy to pry/damage to obtain access inside a building. Where egress might be an issue. bar-re leases can be installed to meet Fire Code requirements . This would include any storage rooms , maintenance shops, doors leading in to the parking garage, etc. A ny doors that have large pa nes of glass should have an application of security film install ed . This can strengthen the glass up to 30 0% and would assist in deterring criminals fro m gaining entry by shattering this part of the door. Any separate res ident storage units should have latch guards and deadbolts insta lled. Dumpster locations shou ld be well lit with automatic door close rs installed . It seems to be common for residen ts who have dumpster locations inside their building to prop these doors open. Landscaping should be installed with the obj ective o f allowing visibility -not too dense and not too high . Too much landscaping will make resid ents fe el isolated, and will provide criminals with concealment to commit crimes such as burg lary and vandalism . Reco mmend secu rity surveillance for all pa thways, parking areas, stairwel ls, and entrance/exit points . (NOTE: there w asn't a p roject narrative inside the folder I rece ived , so I based my recomm endations sole ly off of the plan s ... ) Page 2 o f 2 Apri l 2, 2014 Justin Lagers PNW Hold in gs 9675 SE 36th St. Su ite #105 Mercer Island, WA 98040 Depart ment of Comm u nity an d Economic De ve lopment C.E. "Chip"Vi ncent, Adm inistrator SUBJECT: Fieldbrook Commons Final PUD LUA13-001109 · De ar M r. Lage rs: This letter is to in form you that the appea l peri od end ed Ma rch 7, 2014 for th e Ad minist r ative Site Dev elopmen t Pl an Re v iew approva l. N o ap p e al s we r e fil ed, therefore, th is d ecisi o n is final and a pplication for the appropriately requ ire d pe rmit s may proceed . Th e advisory notes li ste d in the City of Renton Repo rt and Dec ision date d February 21, 2014 m u st be ad h ered to durin g const ruct io n and pri o r to final insp ection. Furth ermore, the Adm ini st r at ive Site Deve l opment Pl an Revi ew dec isi on wi ll exp ire two (2) ye ar s from the date of dec isi on. If you are un able to finaliz e t h e deve lopm ent withi n th e two-year time-frame, a sin gle two (2) year ext ens i on may be requested in w riting, pursuant to RMC 4 -9 -200. In r ega r ds to th e vest i ng of th e above referenced projec t , pl ease b e aware that as l ong as t he deve lo pm en t o f th e proj ect confo rm s t o t h e approved pl ans a nd buildin g p ermits ar e submitted w it hin th e r e leva nt time lim i ts, th e zon in g r eg ul ations in effect at the t im e of th e o ri g inal a ppr~va l sh all co ntinue to ap ply. Howeve r, a ll constru ction sh a ll confo rm t o t he In ternat i ona l Buildin g Code and Uniform Fir e Code r eg ul atio n s in forc e at th e t i me of buildin g p e rmit app li cat ion. If yo u h ave any questions rega rdin g the r eport an d deci sio n is sued fo r this site p lan deve lopment propos al, p l ease ca ll m e at (4 25) 430-7314. Si n cere ly, 1(,,. -D JheJL v~ Current Planning Manager cc: Fieldbrook Commons LLC / Owner(s ) Party(i es) of Record Ren ton City Hall • 1055 So uth Grady Way • Re nton, Was hin gton 98057 • rent onwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT FINAL PLANNED URBAN DEVELOPMENT REPORT & DECISION REPORT DA TE: Project Name: Owner/ Applicant: Contact: File Number: Project Manager: Project Summ ary: Project Lo cation : Si te Area: . ; Project Location Map Fe bruary 21, 2014 Fi e ld brook Commons Fi e ldb rook Commons, LLC., 9725 SE 36th St., Suite 10 5, Mercer Island, WA 98040 Justi n Lagers, PNW Ho ld ings, LLC, 9725 SE 36th St., Suite 105, M ercer Island, WA 98040 LUAB-001109, FPUD Vanessa Do l bee, Senior Plan n e r The applicant is requesting a Fina l Pl anned Urba n Deve lopm e nt for the co nstruction of a multi-fa mil y developm e nt conta inin g 162 units in the Res ide ntia l 14 (R -14) units per n et ac r e zone . Bonus dens ity h as been requested for th e 162 un its, r e sulting in a density of 17.98 units per acre. The deve lopment would be comprised of 12 sepa r ate multi-family r es id e nt i al st ructu res and one recreatio n building, tota ling 180,934 square fe et. The subject site is locate d at 17040 108th Aven ue SE a nd is 10. 77 acre s in size. The site i s currently undeve loped. Th e site would b e access ed at four locatio n s a long SE 172n d Street and one emerge n cy veh icle on ly access off of 108th Avenue SE. Th e subject site contains six w etl an d s and is currently fo r este d . The app li cant h as proposed to preserve th e w etland s and fo re st ed area alo n g th e eastern portion of th e site and d evelop the r e mainder of the site by fil ling th ree wetland s and protecting 40 ex ist in g trees. Frontage improvements are proposed along 108th Aven u e SE a nd SE 172nd Street, including 24,559.67 squa re fe et of dedicated pub li c right-of-way . 17040 -108th Avenue SE, Renton WA, 98055 10.77 acres ·.·.• •. ~ :'Is!. •;, I' <,,r1' • ,.,_,, C ~;} .. " . ; ~· , ' ( . >. ~ : ?-,, J ' : ... J. ,;;, LUA13 -001109 Fieldbrook Comment FPUD Report.docx City of Renton Department of Community & Ecu .. omic De velopment FIELDBROOK COMMONS FINAL PUD Report of Fe bru ary 21, 20 14 I A. EXHIBITS : Exhibit 1 : Exhib it 2: Exhi bit 3: Ex hibit 4 : Exhib it 5: Exhibit 6: Exhibit 7: Exhibit 8: Ex hi bit 9: Ex hibit 10: Exhi bit 11: Ex hibit 12 : Exh ibit 13 : Exhibit 14: Ex hi bit 15: Fi eldbrook Common s Fin al PUD Report and Dec ision Neighborhood Deta i l Map Bou ndary and Topography Su r vey Site Pla n , Sheet s 1.1, 2.1 -2.4 Tra sh Enclosure Mail Kiosk Tr ee Inventory Plan, Shee ts TR -1 -TR-4 Landscape Pha sing per Building Perm it plan Landscape Pl an, Sheets L-0-L-5 Information Kio sk a nd School bus sign Irriga tion Plan , Sh eets IR-1 -IR -5 Drainage Control Plan East Conceptu al M itigation & Grad i ng Plan , Sh eets W -1 -W -3 Buildin g El eva tions, She ets A4 .1 -A4.13 Building Fl oor Pla ns, Sh eets 3.1, 3.2, A3 .3 -A3.8 Depa rtm ent of t h e Army, NWS-2012-1281 Administrative Final PUD Rep ort & De cision WA13-001109,FPUD Page 2 of 19 Exh ibit 16: Ex hibit 17: Ka r e n Wa lter , Muckl es hoot Indian T r ibe Fi sh e ri es Div is ion, comm ents Pub lic Comme nts, 5 Comment letters Ex hi bit 18: Exhi bit 19: Exhi bit 20: Ex hibit 21: Final PUD Report Fie ld brook Commons Op e n Space, Sh eets OS1 a nd OS 2 Exterior Architectura l Fi nish Specificati on, 19 she ets Trail Head signa ge Pa rties of Rec ord City of Renton Deportment of Community & -omic Developmen t FIELDBROOK COMMONS FINAL Pi A dministroti ve Fina l PUD Report & Decision LUA13-001109, FPUD Report of Fe bruary 21 , 2014 I 8. GENERAL INFORMATION: PNW Holdings, LLC. 1. Owner(s) of Record: 9725 SE 36th St., Suite 105 Mercer Island, WA 98040 2 . Zoning Designation: Res idential 14 du/ac (R -14} 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) 4. Existing Site Use: Vacant 5. Neighborhood Characteristics: a . North: b. East : C. South: d. West: 6. Site Area: Sing le family re sidential (R -14, R-10, and R-8 zone s) Vacant property (R-14 and R-8 zon es ) A combina t ion of sing le family and multi-family resid e ntial (R -14 zone) Single family, day care center, and vacant property (R-14 and CA zones) 10.77 acres F. ADMINSTRA TIVE FINAL PLANNED URBAN DEVELOPMENT REVIEW FINDINGS OF FACT: Page 3 of 19 1. The applicant is reque st ing approval of a Final Planned Urban Development for the construction of a multi-fami ly development conta i ning 162 units in 12 se parate multi-family resid en tia l structures a nd one recrea t ion building. 2. On March 29, 2013 the subject proj ect received approval for the Preliminary Plann ed Urban Developme nt including Bonus Den sity with 38 co ndition of ap proval, City File number LUA1 2-001 . No appeals were filed. 3 . Pursuant to the City of Re nton's Env i ronmenta l Ordinance and SEPA (RCW 43.21C, 1971 as amended). o n Janua ry 7, 2013, the Environmental Review Comm ittee issued a Dete rmination of Non -Signi fica nc e - Mitigated (DNS-M) for th e Fi e ldbrook Commons. The DNS -M included 10 mitigation m eas ures. A 14- day appeal period commenced on January 11, 2013 and e nded on January 25, 2013 . No appea ls of the threshold d etermination were fil e d. 4 . On Augu st 20, 2013 th e subject proj ect received approval of a variance from RMC 4-4-130D.3 Restrictions for Critical Areas -Gen eral; t o a llow for th e removal of trees in 3 wetland and their associated buffers, subject to four conditions of a pprova l, City Fil e number LUA1 2-001. No appea ls were filed. 5. On January 17 , 2014 th e subject proje ct rece ive d approval of t he wetland fill and creati on from the Army Corp s of Engin ee rs, (Exhibit 15). 6 . A lot co mbination was processed under City File number LUA13 -000922 to consolidate th e original th ree parce ls into one parcel for the overall d eve lopment. The lot co mbination was recorded at King Co unty on Octobe r 3, 2013 under recording number 20 131003 001147. 7. The Plannin g Division of the City of Renton accepted the above ma ster application for review on August 30, 2013 . Following submittal, the applica t ion was pl aced on hold September 18, 2013, pend i ng receipt of a pproved Army Corps of Engineers permit for th e filling of wetlands and updated stre et cross sect ions, site plan, etc. The project was take n off hold and the City began process ing the application again on Fe bruary 13, 2014. Therefore, the project co mplies with the 120-day review period. 8. The site is bordered by a combination of singl e family, multi-fami ly, and vacant prope rty. In a ddition to a small day care across 108th Ave. SE . Final PUD Report City of Renton Department of Com munity & FIELDBROOK COMMONS FINAL PU Report of February 21, 2014 mic Development ~dm inistrative Final PUD Report & Decision LUA13-001109,FPUD Page 4 of 19 9. Th e site is zo ned R-14 and ha s a Comprehensive Plan desi g nation of Residential Medium Den sity. 10. The site is located at 17040 1081 h Ave. SE and is 10.77 acres in area. 11. Under current conditions the si te is undeveloped and primarily forested, with one small she d located in the cente r of the site. 12. With the approva l of bonus density the 162 unit developm ent would result in a density of 17.98 units per acre, after deducting 51,815 sq uare feet of wetland area and 24,559.67 square f eet of dedicated public right-of-way from the 10.77 acres (469,3 27.93 SF si te). 13. Th e development would be comprised of 12 separate multi-family residential structures and one recreation bui ldi ng, totaling 181,008 square f eet of building area. Each sepa rate multi-family building is labeled A -N (excluding F and I) each containing a variety of unit types. The followi ng table provides more detai le d information on eac h building (E xhibit 13): BLDG.# Total Footprint Total Area BLDG Height Total Units A 5,152 10,251 27'-5 5/8" 9 B 7,002 16,098 30'-8 1/4" 14 C 5,955 14,050 32'-3 3/8" 13 D 5,955 14,050 28'-4 1/2" 13 E 7,002 16,098 28'-8 3/8" 14 G 5,955 14,050 23'-111/8" 13 H 5,95 5 14,050 27'-0 3/8" 13 J 5,955 18,507 31'-8 3/8" 17 K 5,152 15,345 33'-7 3/8" 14 L 5,152 15,345 36'-9 1/4" 14 M 5 ,152 15,345 34'-10" 14 N 5,152 15,345 34'-111/4" 14 Recreation BLDG. 2,474 2,474 19'-3 7/8" N/A 14. The site would be acce ss ed at four locations along SE 172nd Street and one emergency vehicle only access off of 108th Ave SE. Fro ntage improvements are proposed along 108th Avenue SE and SE 172nd Street. An i nternal vehicular stre et sys tem is proposed to provide vehicular acces s to each unit (E x hibit 4). 15. Parking is provided both in garages and as surface parking along the i nte rnal circulation system. Garage parki ng would be provided for 47 vehicles, tandem driveway spaces would be provided for 47 more spaces and 108 surface parking stalls would result in a total of 202 parking spaces . The code requires a minimum of 208 parking stalls, however a modification t o the minimum requirem ent was granted with the Preliminary PUD approving a reduction down to 200 stalls. The project is compliant with the minimum parki ng stalls approved pursuant to the parking modification. 16. Bicycle parking is provided; 47 stal l s are provided in the garages and 36 additional stalls are provided the propose d buildings, for a total of 83 stalls which excee ds the minimum requirement of 81 parking space s. Fin al PUD Report c;ty of Renton Department of Commun;ty & FIELDBROOK COMMONS FINAL PU 1 n ;c Development ,dmin ;s trative Final PUD Report & Decisi on WA13-001109,FPUD Report of Febru ary 21, 2014 Page 5 of 19 17. Pursuant to the City's Critical Area s Maps, wetlands and coal mine hazards have been identified on the subj ect property. Six w etlands have been identified and delin eate d on the subject site. Th e applicant has propose d to pre se rve th e w etlands and forested area a long the eastern po rtion of the site and develop the re mainder of the site by filling three w etlands. The coal mine hazard was identified as a Mode r ate Risk Sinkhole Hazard Area . 18. Comments were rece ived from the Muckles hoot Tribe in addition to five public comments. Comments are includ ed (Exhibit 16 -17). 19. With the FPUD application th e a pplicant submitte d a landscape ph as ing per building plan set (Exhibit 7 ). Based on thi s plan set the applicant has propose d to complete site construction and wetland mitigation along with co mmon area amenities at one time. Following this construction each building would be constructed i ndividually with the associate d landsca p i ng. Staff recommends as a condition of approval that with the building permit for each separate building construction a narrative shall be provided identifyi ng how parking requirements will b e met at each phas e of construction. 20. Repre se ntatives from various city d e partments h ave reviewed the a pplication materials to identify and address issu es r aise d by the propo se d developm e nt. Th ese comm e nts are contained in the officia l file, and the essence of the comme nts ha s been incorpo ra ted i nto th e appropriate sections of thi s r e port. 21. The propo sal requires Final Pl a nned Urban Development Rev ie w. The plan shall be revie wed for substantial conformance with the approved preliminary plan and consistency with the purposes and review criteria of RMC 4-9-lSOG. Th e following table co ntains project e le me nts intended to comp ly with the 38 conditions of approval of the Preliminary Planned Urban Dev elo pment approval, the 4 conditions of t he approved variance, and the 10 mitigation measures issued as a part of SEPA review under City Fil e number LUA12 -001: '.na-..~PlANN ,, ....... ~,. .. 0~MiN1f ~-im!:.:,,llii '~·--,.~ .. lBtef J:i ,";.;1 .,,,. ~""' .~EDJU~,. . .. ,u..:.p~1 .-,.~~1.,. •--.-/"· A) Preliminary Planned Urban Develo·pment Conditions: ./ Final PUD Report 1) The 4 du/acre den sity bonus requested by the applicant is granted to the ex t ent that the applicant can maintain the amount of open s pace proposed in the Op en Space Recreation Public Benefit Program, Ex . 3 and also as d e termin e d by staff, comply with the parking lot clustering and lands cape requirements of RMC 4 -9 -065 in addition to any other requirements applicable to the project. If it is no t possible to maintain th e proposed open s pace, the applicant shall reduce the number of parking stalls by reducing the numbe r of dwelling units to the extent necessary to achieve compliance. Units s hall first be removed from the tallest buildings of the proposal. The amount of open space in Ex. 3 shall b e based upon the correct area of space d epicted as determined by s taff as opposed to the numbers li s ted in the docum e nt that both the applicant and the City have claimed to be in error . Staff Comme nt: Th e above condition contains two parts for the applicant to achieve the Bonus Density; 1) maintain the ide ntified open spac e in the PPUD and 2) comply with the parking lot provision s of RMC 4-9 -065 . Both portions are addressed below: Open Space Compliance: During the open record p e riod following the public hearing, staff pre pared a letter to the Hea ring Examiner explaining an error in th e open space calculations ide ntified in the original application. As such, the staff report to the Hearing Ex a miner identifies 101,298 SF of open space when in fact 105,58 5 SF of open space wa s provided. As such, the Final PUD is required to provide the 105,585 SF of open space to achieve the Density Bonu s. The updated Open Space Exhibit (Exhibit 18) submitted with the FPUD application identifies 104,284 SF of common open space and 9,120 SF of private patio/balcony space, res ulting in a total of 113,404 SF of open space. The revised proposa l exceeds the minimum requirement set by the Hearing Examiner to Ci ty of Rent on Department of Community & FIELDBROOK COMMONS FINAL PU mic Develo pmen t \dministrative Fin a l PUD Report & Decision LUA13-001109,FPUD Re port of Febru ary 21, 2014 Page 6 of 19 ../ ,/ Partially met Final PUD Report receive the Bonus Density. Compliance with RMC 4-9 -065: The bonus criteria requires surface parking lots shall not contain more than 6 parking stal ls w ithout a minimum 15 foot wide landscape area between the stalls. Exhibit 8 of the Hea ring Exam i ners Report identified "parkin g lots" in t he development that are to comply with the minimum landscaping standard in order fo r the project to meet the bonus density criteria. Based on th e updated site plan in comparison to Exhibit 8 the new p a rking lot design would m e et the minimum standards identified in RMC 4-9-065 for th e proj ect to qualify for the Bonus Density. Based on the revi sed proje ct's compliance with both the m i nimum open spa ce and parking lot landscaping the applicant shall r eceiv e the bonus den sity up to 18 du/ac. As such, t he 162 units proposed would meet the minimum density requirements of the zon e a nd be consistent with the PPUD. 2) The applicant s hall comply with the 10 mitigation measures issued as part of the Dete rmination of Non-Significance Mitigated, dated January 7, 2013 . Staff Comme nt: Se e compliance analy sis bel ow under subsection C) SEPA Environmenta l Review . 3) The project shall comply with th e recommendations of the geotechnical reports prepared for the project, Ex. 12 and 13, s p ecifically including the setbacks re commended for the coal mine hazard identifie d at p. 3 of Ex. 12, unless th e additional g e ote chnical analysis require d by the MONS recomme nds alternative mitigation. Staff Comm e nt: The Geot echnical Re port referenced above as Exhib it 12 from the PPUD decis i on, identifies a 10-foot setback from th e coal mine haza rd line. Both the coal mine hazard line and th e 10-foot setback have be e n id e ntified on the FPUD site p lan. Based on the update d site pl a n, parking, drive ai sle and la ndscaping is propo se d within the coal mine hazard area . A ll bu i ldings propo sed are in complian ce with the Geotechnical r ecomm e nd e d setback. However, staff recommends as a condition of approval that the site plan provided with th e bui l ding permit application for Building N, includ e th e coal m i n e hazard line and the setback line to e nsure co mpliance at bui ld in g permit stage. 4) The applicant s hall s ubmit a detaile d and re vise d final landscape plan for re vie w and approval by th e Current Planning Project Manager prior to final PUD approval. Staff Comment: The majority of the proposed landscape plan compli es with the landscaping regulation s with th e approved modification through the PPUD . However, the following amendments would nee d to be made and submitted for review and approva l prior to construction p e rmit iss u ance: a) There a re two locations wh e re the requi r ed 10-foot wide on-site l andscape strip is not complia nt . b) North property line sc r eening landscaping is compli ant with the code, provided the rock detail is submitted and approvable. c) Parking Lot landscaping: The PUD approved a modification to parking lot peri mete r l andscaping to be as proposed with the PPUD application. This cod e modification was approved by th e Hearing Examin e r with the PP UD . Based on th e update d land sca pe plan the perimete r parking lot landsca ping would be consi st e nt with what was proposed during the PPUD. Ho weve r, interior parking lot landscaping is required at a rate of 15 SF per stall ba sed on the parking lots City of Rent on Departm ent of Com munity & FIELDBROOK COMMONS FINAL PU mic Development ~dminis trotive Final PUD Re port & Decisio n LUA13-001109, FPUD Report of February 21, 2014 Page 7 of 19 Partially met ,/ Fi nal PUD Report identified in Exhibit 8. Utilizing these parking lots, the interior parking lot landscaping sta nd ard s have b ee n m et with one exception. Pursuant to RMC 4- 4-070H.5.b shrubs shall be planted at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50 %) of shrubs may be deciduous. Not enough information was provided with the landscape plan to identify compliance with the above standa rd s. The int erio r parking lot lan dscape area calcula tions shall be provid ed with an upd ated land scape plan. Based on the above analysis condition 4 of th e Hearing Examiner's report is partially met. As such, staff recomm end s as a condition of a pproval that a final d etai led landscape plan identifying compliance with the la nd sca p e standard s be submitted for final review and approval prior to issuance of any construction and/or building p ermits. 5) The applicant shall de monstrate to the satisfaction of staff that th e building materials will reduce the potential for light and glare as con templated by RMC 4-9- 150D.3.a .i Th e applicant provid ed exterior architectural finish specifications for three different building color schemes with the application. Th ese sche m es are identifi ed as A, Band C, shown in Exhibit 19. Based on the e levatio ns and the provided color schemes all buildings would be finished with a combinat ion of stone, pa i nted siding, and roof sh in gles. Scheme A includes th e following colors, North Creek Brown, Bengal Gra ss, Temptation, Squirre l Tai l, and Gettysburg Gold. Scheme B includes Herba l Esca pe, Gettysburg Gold, Bengal Grass, Squirrel Tai l, and Temptation, a nd sc h e me C includes Livingston Gold, Te mptat ion, Gettysburg Gold, Squirrel Tail, and Bengal Grass. Based on the provided exterior finish spec ifications a nd the color pallette the material proposed for exte ri o r finish would r educe th e potential for light and gl are. 6) Th e interpretive kiosk design and signage s hall be revie wed and approved by the Current Planning Project Manager prior to construction permit issuance. Staff Comment: A kiosk detail was provided with the application that ide ntified the design of the info rmation kiosks (Exhi bit 5). Based on the plan the kiosks would be de sign ed with sto ne wrapped posts and a smal l roof. How ever, the spe cific signage language and graphics were not provi ded with t he app li catio n. Th e kiosk de sign is a pproved at this stage, however the specifics of the signage shall still be provided to t he Current Planning Project Manager for a pproval prior t o t he issuance of any building and/or construction permit. 7) In order to achieve public access to the wetland trail, signage shall b e provided and an easement s hall be record e d memorializin g the public access to th e wetland trail. A signage plan shall be submitted for review and approval by the Current Planning Project Manag er, prior to final PUD approval. Th e required public trail easement s hall be record ed on the property title prior to building permit final occupancy. Staff Comment: A draft public access easement was submitted with the FPUD, which a pp ea rs to be acceptable for recording. Based on the above condition, this easement shall be required prior to building permit f inal occupancy. Once record ed pl ease provide a copy of the record ed ease m e nt to the Current Planning Proj ec t Manager. In addition a wetland trailh ead sig n graphic was provided (E x hibit 20) whic h indicat es three posts with trail sign s. The specifi c location of these signs was not id entified on th e site plan but was identified on th e l ands cape plan . 8) The w etland t rail shall be re-designed to create a loop at the end s imilar to a "lasso" Ci ty of Renton Departmen t of Community & FIELDBROOK COMMONS FINAL PU mic De velopment Administra tive Final PUD Report & Decision LUA13-001109,FPUD Report of February 21, 2014 Page 8 of 19 to provide a turn around that acts like a loop. The updated trail d esign shall be reviewed and approved by the Current Planning Project Manager prior to final PUD approval. Staff Comment: The trail ha s be e n r e-de sig n ed as required and is approvable as designed. 9) All garage doors shall be design ed with additional details, such as windows, and all side of the building facing the public str eet and/or internal "s tree t " provide a front door or front porch presen ce, if this i s not a chievable an approved landscape scree n would be required b etween the sidewalk and the building. Th ese required d es ign amendments shall be reviewed and approved by th e Curre nt Planning Project Manager prior to final PUD approval. Staff Comment: All ga ra ge doors hav e be en re-designed to provi d e windows along th e top in comb ination w ith two different door a nd window styl es thro ughout the d eve lopment . Bas e d on th e updated garage d esig ns the project would comply with the additional details required by the above condition. 10) BLOG J shall be re-designe d to r educe the overall appearance of bulk with vertical modulation similar to BLDG C and D, and provide additional variety in siding materials and color. The se r eq uire d d es ign amendmen ts shall b e reviewed and approved by the Current Planning Project Manager prior to final PUD approval. Staff Comment: BLDG J has been rede signed to reduce the overall appearance of bulk. Thi s is accomplished by revising th e rooflines to lowe r the overall height of th e build i ng Partially met from 35 feet and 3 1/4 inches to 31 feet and 8 3/8 inch es (Ex hibit 13). In addition a variety of siding typ es and colors hav e been add ed along with additional ve rtical modulation . Howeve r, throughout th e submitte d e leva tion s the kn ee braces are no longe r include d i n t he arch itectural details of the bu i ldi ng de sign. These detail s were include d at Preliminary PUD and con tributed to the d etermination of public benefit for "overa ll d es ign " a nd are r equire d to be m aintained. As such , staff recommends as a conditi on of approval that the kn ee brace architectural detail s be in cl ud ed in the building permit submittal for each building throug hout th e d eve lopment. Compliance required at construction permit application Partially met Final PUD Re port 11) A water and se wer availability certificate would be required to be submitted with the construction p ermit application. Staff Comment: This condition is defe rred to construction permit application. 12) The use of Tulip or Red Maple trees as street trees is prohibited. A different stree t tree sh all be proposed and included on the final landscape plan. The plan shall be reviewed and approved by the City's Urban Forester and the Current Planning Project Manager, prior to final PUD approval. Staff Comment: The updated landscape pl a n (E x hibi t 8) id e ntifie d Autumn Purple Ash along SE 172nd St. and Pyramidal European Hornbeam a long 1081 h Ave . SE. Th ese p lans w e r e r evie w ed by the City's Urban Fores t er. He h as approved the Autumn Purple Ash but r ecommends replacing the Pyramidal European Hornbea m with 'Fro ntier' Elm. Furthermore, review of th e provided la ndsca pe plan identified trees conflicting with street lighting. As such, staff recommends as a condition of approval that the 'Fro ntier' Elm be used along 1081 h Ave. SE and that the stree t tre e location s be adju sted to not result in conflicts with the stree t lighting. 13} The applicant shall provide a detailed pion set i dentifying the location and screen ing provided for roof mounted equipment, if pro posed. Th e screen ing plan shall be City of Renton Dep ortm ent of Community & FIELDBROOK COMMONS FINAL PL om ic Developmen t Administrative Final PUD Report & Decision WA13-001109,FPUD Report of February 21, 2014 Pag e 9 of 19 ,/ ,/ ,/ ,/ Deferred to building permit application Final PUD Re p ort reviewed and approved by the Current Planning Project Manager prior to final PUD approval. Staff Comment: The appl ic ant has indicated that no rooftop equ ipment is proposed for any of the buildings. 14) All refuse and recycling facilities shall be screened with landscaping on a minimum of three sides. The final landscape screening plan shall be reviewed and approved by the Current Planning Projects Manager prior to final PUD approval. Staff Comment: The provided land scape plan i dentified landscape screen ing around all refuse and recycli n g locatio ns. The primary screening plan proposed is the Sm aragd Arborvitae which grows t o a mature height of 15 f eet and is an evergre en p lant. 15) The Jong rows of parking sh all be broken up by landscaped areas every 6 or 72 stalls, to reduce the visual impact of surface parking throughout the development. The final parking area landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to final PUD approval. Sta ff Comment: Because the appl icant chose to r ed u ce the "parking lots" to 6 stal l s separa t ed by landscaping to qualify for bonus dens ity, see comments above und er 1), the final parking design meet s the above condition of approva l. Footnote 2: See HEX De cision for footnote 16} All drive aisle width shall meet the minimum width standards required by the Renton Municipal Code . 17} A detailed, colored coded, tree retention plan with asso ci ated retention worksheet and arborist report shall be provided for revi ew and approval by the Current Pl anning Project Manager prior to final PUD approval. This detailed plan sha ll clarify which t rees are to be retained, dead and/or disease d, remove d and eliminated as a part of the wetland m itigation project. Additionalfy a narrative should be submitted explaining what trees are included in the calculations and which trees are excluded and why, to verify compliance with the tree r etention standards. Staff Comment: Th e appl ica nt submitted a tree Rete ntion plan set in co mpliance with t h e above condition of approval (Exhibi t 6). Renton Municipa l Code r equires t h at 10 p ercent of t h e trees on site be retain ed . Based on the updated pl an set th e following tree calculations were provided: -Tota l significant trees loca t ed o n t he site -786 Dedu ct ions: Dea d, Disease d, Da nge rou s or Dy i ng trees -151, tree s in public ROW-18, trees in critical areas (excluding trees allowed to b e removed through the varian ce) -152 Total excl ud ed t rees -321 Viable Trees for tree r et ention on site -465 10 p ercent of the v iab le tree s -4 6.5 -Trees propose d to be r eta i ned -40 -Tree s to be r eplaced 7 -Ca liper inches of repla ce m ent r equired -84 inch es -Number of 2" ca liper rep la cement trees required -42 Th e applicant h as proposed ove r 100 2-i nch caliper trees to be planted t h ro ughout the site. The propose d tree retention and repla ceme nt plant would exceed the minimum re quirements of the zone. 18} The applicant shalf provide a bicycle parking plan consistent with RMC 4-4-0BOF.11.c to the Current Planning Project Manager for review and approval prior t o final PUD approval. Staff Comment: 81 bi cyc le parking st al ls are r eq uired fo r the 162-unit development. City of Renton De portme nt of Community & FIELDBROOK COMMONS FINAL Pl omic Developmen t Administrative Final PU D Report & De cision LUAH-001109,FPUD Report of February 21, 2014 Page 10 of 19 / / Deferred to building permit application / / Partially met Final PUD Report Based on the provided plan sets 47 of those stal ls would be provided in the garages and 36 would be provided in the build i ng s und er the stair we ll s. Based on th ese notes sufficient about of bicycle parking wou ld be provid ed in the overall developm ent. However, not enough informatio n was provi ded with the FPUD to verify compliance with the standards i n RMC 4-4-080F.11.c. As such, staff r eco mmends that compliance with condition 18 be provided with the build i ng permit application. 19) Areas within the development that result in more than 14 surface parking s talls (including surface tandem stalls) shall provide interior parking lot landscaping con sistent with the re quirements of RMC 4-4-0lOH.5 which would at a minimum require 15 square f eet of landscaping pe r stall. The final parking area landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to final PUD approval. Staff Comment: Sheet L-0 identifies "parking lots" throughout th e site. Based on the calculations provided 14,324 SF of i nterior parking lot landscaping would be provided, which significantly exceeds the minimum requirement of 1,62 0 SF. The RMC r equ ires one tree for every 6 parking st all s and shrubs at a rate of 1 per 20 SF of landscaped area. Ba se d o n th e 108 surface parking stalls 26 trees would be required and base d o n the minimum requirement of landscaped area 81 shrubs would be required . Based on the provided landscape plan it appears th e above standa rd s have been met. 20) The refuse and recycling s tations in the south "dog leg" section and the facility located along the north property line by BLDG K shall be relocated to meet the minimum 50-foot separation standards. The new location sh all be approved by the Current Planning Project Manager to ensure minimal impact on resident s and n eigh b ors and s o they are not visible t o the general public. An updated sit e plan identifying the new refuse and recycling plans s hall be provided for review and approval by the Current Planning Project Manage r prior to final PUD approva l. 21) The applicant s hall eith er relo cate the refuse and recycling facility near BLDG M to meet the 200 foot maximum distance s tandards for all buildings or an additional fa cility within 200 f eet of BLDG. M shall be provided. An update d site plan ide ntifying the new refuse and recycling plans s hall be provided for review and approval by the Current Planning Project Manag e r prior to final PUD approval. 22} Th e applicant shall provide a detailed utility screening plan for review and approval by the Current Planning Project Manage r prior to building permit issuance. 23) The proposed s ite plan s hall be modified to eliminate the parking stalls located in the wetland buffers of Wetland A and W e tland B and be re-located outside the buffer areas. An updated site plan s hall b e provide d for re view and approval by the Curre nt Planning Proje ct Manage r prior to final PUD approval 24} A split rail fence and critical area signage shall b e provided along th e e dge of the w etland and a gate s hall be located at the trail entrance. An updated site plan s hall be provide d for review and a pproval by the Current Planning Project Manager prior to final PUD approval 25) The final wetland creation plan shall include the placement of pieces of large wood within the wetland and buffer to increase the buffe r complexity and to provide habitat f e atures that currently do not exist within the are a . The final wetland creation plan shall be reviewed and approved by the Current Planning Project Ci ty of Renton Department of Community & FIELDBROOK COMMONS FINAL PL omic De velopment Admi nistrati ve Final PUD Repon & Decision WA13-001109,FPUD Report of February 21 , 2014 Page 11 of 1 9 Deferred to building perm it application Manager prior to final PUD approval. Staff Comm e nt: The wetland creation pl an dated 9/23/2013 identified 25,430 SF of wetland creation area. Based on the SEPA Environm ental Review 25,508 SF of wet land creation area is r e quired to comply w ith th e RMC r eplace ment ratios. Howeve r, Wetland E, which is 68 SF is an exempt w etland pursuant to RMC 4-3-0SOC.5.f. w hich could allow the reduction in crea tion size from 25,508 to 25,406 SF. RMC exe mpts th e wetland but does not necessary exem pt mitigation for impacts. Furthe rmore, the proposed mitigation and monitoring pl an ha s bee n approved by t he Army CORPS of Engineers through a Nationwide Pe rmit (NWS-2012-1281, Ex hibit 15). Staff concurs w ith the CORPS fi ndings i n the Na tio nwide Permit an d recommends th e final monitoring pl an b e prepared to r eflect the changes required in the Natio nwide Permit. In addition, the City of Renton monitoring requ i r e m e nts require quarter ly monitor ing for t h e f irst y ea r and annual monitoring for 4 years following th e first year. Th e Nationwide permit requires annual monitoring for a p eriod of 10 years . In an effort to stream lin e the monitoring r equirements, City staff recomm e nd s a modification to the monitoring re quire men ts t o be consi st e nt with the Nationwide Permit. Ba se d on th e above information staff recomm e nd s the following conditions of approval: a) The applicant sha ll provide a final mitiga tion and monitoring plan that incorporates the changes requ i red by the Nationwide Permit to be submitted to the City of Renton Current Planning Project Manager prior to building permit issua nc e. b) 10 years of monitoring sha ll be r equire d to be consistent with th e Nationwide Permit instead of the 5 years require d in RM C. c) Copi es of all monitoring reports sent to the Army CORPS shall b e provided to t h e City of Re nton, Current Planning Project Manager. d) The applicant shall be res ponsibl e for fundi ng a special inspection for th e City of Re nton fo r the wetland creation and restorati on construction and plantings. Th e City of Re nto n does not have inspection staff ce rtified for this type of work on staff. 26) Th e w e tlands and their buffers sh all be placed in a Native Growth Protection Easement, which shall be r eviewed and approved by th e Current Planning Project Manager prior to building permit iss uance. The easement shall be recorded on th e property title prior to building permit occup ancy. 27) All pathways shall be made of concrete or o ther material approved by the Current Planning Project Manager. Material shall be identified and approved by the Current Planning Project M anager, prior to final PUD approval. Staff Comment: Th e site pl an id e ntifies a ll pathways and sidewalks would b e concrete. 28) The pathways in Common Space 2 and 21, as identified in Exhibit 3 shall be realigned and be provided at the edge of the green spaces to allow for a larger usable green area in the cente r. An updated site plan shall be provided for review Partially met and approval by the Current Planning Projec t Manager prior to final PUD approval. Deferred to building permit Final PUD Report Staff Comment: Based on the update site plan the pathway was relocated in area 21 but not in a r ea 2. As such, staff r eco mmends as a condition of approval that the appl ican t submit an upd ated site pl an showing compliance with condition 28 of the Pre li minary PU D . 29) Door materials shall b e provided with the building permit app lication and be made of eith er wood, fiberglass, m etal, or glass and trimmed with 3 Yz II minimum head and jamb trim. Door d es ign and materials shall be reviewed and approved by the Ci ty of Renton Depo rtment of Commun ity & FIELDBROOK COMMONS FINAL Pt omic Development Ad m in istrative Fi nal PUD Report & Decisio n LUA13-001109,FPUD Re po rt of Fe brua ry 21 , 2014 Page 12 of 19 application Current Planning Project Manager prior to building permit issuance. Not Compliant, deferred to building permit application Not Compliant Deferred to building permit final occupancy Deferred to occupancy permit Final PUD Report 30} Th e following buildings have sliding glass doors along a frontage elevation or an elevation. BLDG. A, west elevation, BLDG. E, east elevation, BLDG. J, east e levation, BLDG. K & L, west and east elevations, and BLDG. M, west elevation. The sliding glass doors on the building elevations listed above shall be repla ced with either a French door or another door approved by the Current Planning Project Manager. Updated eleva tions shall be provided for review and approval prior to final PUD approval. Staff Comment: Th e e levation provided includes sl iding g las s doors. Th e above conditions shal l be met at building permit stage. 31) The applicant would be required to demonstrate multiple colors on buildings. A color palette shall be submitted to and approved by the Current Planning Project Manager prior to final PUD approval. 32} All sidewalks and cross walks in the development shall be constructed with a different material than the roadways, drive aisles and driveways. Material proposals s hall be provided for review and approval by the Current Planning Project Manager prior to final PUD approval Staff Comment: The crosswalk material was not identified on the site plan. As such, staff recommends as a condition of approval that the cros swalks be built w ith concrete as identifie d in the conditions compliance memo written by the appl icant. 33) The applicant s hall create bylaws or CC & R's that restrict parking across the pedestrian pathways throughout the development. Final bylaws shall be reviewed and approved by the City of Renton Current Planning Project Manager, prior to building permit final occupancy. 34) The applicant shall comply with the court order admitted as Exhibit 20, and as amended in the future. Compliance shall b e iden tified on plan sets for review and approval by the Current Planning Project Manager, prior to Final PUD approval. 35) All requested PUD development standard modification identified in FOF No. 3 are approved except for the tree cutting and land clearing requirements of RMC 4 -4-130 as identified in COL No . 4 . Staff Comment: The app li cant appli ed for a variance (LUA12-001) from the above standard following th e iss ua n ce of the Hearing Examiners Decision, the var iance was approved on August 20, 2013 with 4 condition of approval ; no appeals were filed. 36) All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the Applicant and approved by the City. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to th e provision of RMC 4 -9 -060. Landscaping shall be planted within one year of the date of final approval of th e planned urban development, and maintained for a period of two years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two year period. A copy of such contract shall be kept on file with the Development Service Division. Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. City of Renton Deportment of Comm vnity & FIELDBROOK COMMONS FINAL Pt omic Development Administrat ive Final PUD Report & Decision LUA13-001109,FPUD Report of February 21, 2014 Page 13 of 19 Deferred to building permit application 37) Prior to the iss uance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities etc., shall be completed by the developer or, if deferred by the Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City e qual to the provisions of RMC 4 -9 -060 Staff Comment: With the FPUD the applicant submitted a landscape phasing plan that indicates all the common amenities would be installed prior to occupancy for any one of the buildings. However, this condition shall still be applied to the FPUD as compl i ance is verified at building permit application. 38) Alf common facilities not d e dicate d to the City s hall be p e rmanently maintaine d by the planned urban development o wner, if there is only one owner, or by th e property owne rs ' association, or th e agent(s ) thereof. In the event that such facilities are not maintained in a res ponsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owne r or property owners' association accordingly. Such bill, if unpaid, shall become a lien agains t each individual property. . _. B) Variance Report Conditions 1} Th e project shall comply with all the conditions identified in the Environmental Review and Preliminary Planned Urban Development locate d in City fife LUA12 - 001. Staff Comment: See comme nts above unde r subsec tion A) Pr e limina ry PUD Condition Compliance 2) No tree re moval is permitte d on s ite until approval of a Final PUD and an approve d grading and/or construction p e rmit has been is sued for the activity. 3) The developmen t s hall m eet the minimum tree retention requirements of the R-14 zone, and s hall provide an updated tree retention worksheet identifying compliance with these standards with the Final PUD for review and approval by the Current Planning Project Manager. Staff Comm e nt: Se e comme nts a bove und e r subsection A) 17. 4) Th e we tland creation shall be completed prior to the tree removal and fill of wetlands D, E, and F. C) SEPA Environmental Review Mitigation Measures Partially met Final PU D Repo rt 1) The stormwater line shall be re-d esigned to re duce the number of trees required to be removed for its instal l ation ; and, tha t trees 2089, 2185, 2184, 2183, and 2193 be r etained. Alignme nt of the new stormwater discharge sha l l be reviewed and a pproved by the Current Planning Project Manager and the Plan Review Project Manager prior to Final PUD Approval. 2) The applicant shall provi de a final Wetland Mitigation Plan compliant with RMC 4-8- 120D.23 and recommendation included in the Otak's secondary review memorandums dated February 29, 2012 and June 13, 2012 for final revi e w and approval by the Current Planning Project Manager prior to Fi nal PUD approval. Staff Comment: Ota k's letter dated February 29, 2012 identifies a need for the wetland City of Re n to n Department of Community & FIELDBROOK COMMONS FINAL Pl omic De ve lo pmen t Adm inistrative Final PUD Report & Decision LUA13-001109,FPUD Re port of Feb ruary 21 , 2014 Page 14 of 19 / / Partially met Final PUD Re port mitigation plan to address how lighting would b e directed outside and away from the wetland buffer to protect buffer functions and values. The updated mitigation plan identifi es t hat all li g hting will b e locat ed outside the wetland and buffer and that the developed portions of the si t e will have lights directed away from the wetland and its associated buffer. Based on this determination, sta ff recommends as a condition of approva l that a lighting plan be provided that spec ifically add r esses how lighting will be d irected away from the wetland buffer for the d evelop ed portion of the si t e. This l ighting plan shall b e submitted with the building p e rmit applications for any BLDG located along a buffer edge. Ota k's l etter dated Feb ru ary 29, 2012 ide ntifi es that 4 -6 inches of compost should be in corpo rated into the upper 12 inches of al l g rad ed portion of the wetland cr ea tion area. This was not ide ntified on any plan set a nd/o r mitigation plan, as such staff recommends as a condi tion of app rov a l that this r equireme nt be added to th e m itiga tio n plan. Ota k's letter dated Jun e 13, 2012 identified th e hydrology monitori ng shall use piezometers per t he guidance from USACE , th e submitted mitiga tion plan identifies the u se of st aff/crest ga ug es which Otak indicated wo u ldn't provide useful data if the water is below th e ground surface. As such , staff recomme nd s as a co ndition of approval that the sta ff/crest ga uges be replaced with piezom eters per the USACE guidance. Monito r i ng plots were proposed in the wetland creation area; howe ver no plots were ident ified in the reduced buffers of Wetland A a nd Wetland B or t h e area of restoration from th e stormwater i n sta llation . Monitoring of these areas is a lso r equ ired. As such sta ff recommend s as a condition of approval that monitoring of these tem po r ary impa ct ed areas be added to the final mitigation/monitoring plan. 3) The applicant shall provid e the City documentation of State and Federal required permits fo r th e filling of the three w etlands prior to a pproval of th e Fin a l PUD. 4) The applicant shall provide a fin a l mitigation planting plan for review and approva l by the Current Planning Project Manager prio r t o Final PUD approval. 5) All trees id e ntifie d in the fina l mitigation planting plan sh all be a mini mum size of two inches in cal iper for d eci duous trees o r 6 feet i n height for coniferous t r ees. 6) Temporary construction impa cts sha ll not impact significant trees located in ex isting wetland buffers, including but not li mited to th e prese rvation of the following tree s, 2086,2088,2400,2399,2108,2330, and 2186. Staff Comment: Based on th e updated co lor coded tree plan, trees 2088, 2108, 2186, 2330, and 2399 a r e id entifi ed by th e applicant's arborist as dead disea se d, dying or dangerous. Non e of these trees are specifically ide ntifie d for removal, however t r ee 2108 is locat ed w ithin the necessary grading ar ea for the wetland creation. It is anti cipated that thi s tree would be impacted and th e refore would be r emoved . Because the above tree s are identified as dead, dis ease d , dying or dangerous if they are required to be r emove d due to wetland creation the t r ees sh a ll st ay within the wetland area as large woody debris. Tree 2086 listed above ha s b ee n identif ied to b e removed because of site grading due to road construction and temporary wetland impacts. As noted in the ERC migration measure this tree is t o be reta ined, in addition this tree was not r e quest ed to be removed in the varia n ce appl ica tion, therefore this tree shall be protected during construction and identified to be sa v ed. As such , st aff recommends as a co nditio n of approval that tree 2086 is added to the tree protectio n pl an set required to be City of Renton Department of Community l' FIELDBROOK COMMONS FINAL Pl o mic Developmen t Administra tive Final PUD Report & Decision LUA13-001109,FPUD Report of Febru ary 21 , 2014 Page 15 of 19 sub mitted with the construction permit a pplication. 7) Staff recommends that the trail be designed, to th e extent f easible, over th e top of ,/ the stormwater line, to avoid trees, in th e o utermos t exten t of th e exis ting buffers on the subject site, and constructed of permeable mate rials. A final trail plan s hall be provided to the City of Renton Current Planning Project Manager for review and approval prior to Final PUD approval. 8) The applicant shall b e required to comply with th e recomme ndations include d in th e ,/ Geote chnical Engineering Study prepared for th e Fieldbrook Commons project, by Earth So lutions NW LLC, dated October 31, 2011 . 9) Th e applicant s hall be require d to comply with the recommendations included in th e ,/ Geotechnical Engineering Report, Prepared for Wagner Prop erty, LLC, by Cornerstone Geotechnical, Inc., dated October 11, 2006. 10} An additional coal mine assessm e nt review shall b e comple t ed by a qualified geotechnical professional verifying that the weight of a waste management truck, Fire departm en t ladder truck and other vehicles parking in the area is not likely to res ult in subsidence at this location and th e proposed parking/tras h facility would be an appropriate use located within th e hazard area. This assessment shall b e reviewed and approved by the Current Planning Project Manager, prior to Final PUD approval. Not Sta ff Comm e nt: The app li cant provided a Geotech ni cal Analysis prepared by Eart h Compliant So lutions NW d ated May 6, 2013 to address the above mitigatio n mea sure. Ho wever the memorandum pre pared by Eart h so lutions o nly provide d r ecommendations for subgrade to support HS-20 t ra ffic loadi ng assoc iat ed with t ras h co ll ection and commercial/emergency vehicles. Th is m emorandum d i d not specifi ca lly address if thi s type of traffic would "not re sult in subside nc e " in the coal mine hazard area . As suc h, thi s mitigation m eas ure has not been met. St aff r eco mm e nd s an additiona l geot ec hnical report to specifica ll y address th e coa l mine ha zar d of pa r king an d la rge veh icl e traffics probability t o impac t t he sta bili ty in this area from. G. CONCLUSIONS: 1. Th e proposa l compl i es w ith the Fin a l PUD rev iew crite r ia if a ll condition s of approva l ar e me t. 2. Th e proposa l is com pli a nt a nd consistent with t he plan s, policie s, regu lations and approvals. 3 . The proposa l is compliant with a ll conditions of th e Preliminary PUD , Vari anc e app lication and SEPA Enviro nm e ntal Review if a ll conditions of approval a r e m e t. I H. DECISION: The propose d Fi n al Pla nn e d Urban Deve lopment for Fi e ld brook Commons, File No. LUA 13-001109, FPUD is approved. Th e pro posa l is subject to th e fo llowing condit ions : 1 . With the building pe rmit app lic atio n for eac h separate bui ld ing a narrative shall be provided ide ntifying how parking (including bi cycle parking) requirements wi ll be met at each phase of construction. This shall be r eview ed and approved by the Curre nt Pl a nning Project Ma nage r prior to i ss uan ce of t h e building perm it. 2. Th e site plan provided w ith th e building perm it a ppli ca tion for Build ing N sha ll include the coa l m i n e hazard line and the se tback li ne t o e nsure compli ance at bui ldi ng p e rmit stage. Final PUD Report City of Renton Deportmen t of Community & FIEWBROOK COMMONS FINAL Pi Report of Feb ruary 21 , 2014 omic Devel opment Admin is trative Fino/ PUD Repo rt & Decision LUA13-001109,FPUD Page 16 of 19 3. The applicant shal l submit a detailed and revised final landscape plan for review a nd approval by the Current Planning Proj ect Manager prior t o the i ss uance of any building and/or construction permit applications for the subject project. This sha ll include but is not limited to compliance with the required 10 feet of on-si t e street frontage land scap in g, d etails of the gard e n fence and rock reta in ing walls, and upd ated st r eet trees. 4. The interpretive kiosk signage sha ll be reviewed and approved by the Current Planning Project Manager prior to the issuance of any building and/or construction permits. 5. The re qu ired public trail easement shall be recorded on the property t itle prior to building permit fin a l occupa n cy . 6. The knee brace architectu ral details shall be included in the bui ld ing permit submittal for each building throughout the development. Thi s shall be reviewed for approva l by t he Current Planning Project Manager prior to building permit issuance. 7. A water and sewer ava ilability certificate woul d be required to be submitted with t he construction p e rmit application. 8. Street trees along 1081 h Ave SE shall be th e 'Frontier' Elm or similar tree, and street tree locatio ns sha l l be adjusted to not result in conflicts with street lighting and other utilities. The updated street trees shall be identified on an updated final landscape p lan that shall b e submitted for r eview and approva l prior to the iss uance of any bu ilding and/or construction permits. 9. The appli ca nt sha ll provide a bicycle parking plan consistent with RMC 4-4-080F.11.c to the Current Planning Project Manager for review and approval prior to bui ld i ng permit approva l. 10. The appl ic ant shal l prov ide a deta iled utility screen ing plan for review and approval by the Current Planning Project Manager prior to building permit issuance. 11. An updated si t e plan sha ll be submitted identifyi ng compliance with condition 28 fo r th e pathway between BLDG N and BLDG M. An updated site plan for the overall site shal l be submitted to the Current Planning Proj ect Manager prior to the issuance of any building and/or construction permits. 12. Door m at eria ls shall be provided with the building permit application a nd b e m ade of either wood, fibe rglass, metal, or gla ss and trimmed w ith 3 Yz " minimum hea d and jamb trim. Door design and mater ial s shall be reviewe d and approved by the Current Planning Project Manager prior to building permit i ss u anc e. 13. Th e following buildings have sliding g lass doors along a frontage e lev ation or an e levation. BLDG . A, west elevation, BLDG. E, east e levation , BLDG. J, eas t e levation, BLDG. K & L, west a nd east e levations, an d BLDG . M, west elevation. Th e sliding g las s doors on the building elevations listed a bove sha l l be replaced with e ither a French door or another door approved by the Current Planning Project Manager. Updated el evations shall be provided for rev iew and approval prior to building permit issuance. 14. Th e crosswa lks shall be built w ith concrete in ad ditio n to the pathways. An upda ted site pl a n for th e overall site shall be submitted to the Current Planning Project Manager prior to th e is suanc e of a ny building and/or construction p ermit s. 15. The applicant shall create bylaws or CC & R's tha t restrict p arking across the pedestrian pathways throug hout th e d evelo pm e nt. Final bylaws shall be reviewed and appro ved by the City of Renton Current Planning Project Manager prior to building permit final occupancy. 16. All common area an d open space sha ll be la ndsc ape d in accordance with the landscaping plan submitted by the Applicant a nd approved by the City. Prior to the issuance of a ny occupa ncy permit, the d eve loper shal l furnish a security d evice to t he City in an amount equal to the provision of RMC 4-9-060. Landscaping shall be planted within o n e year of t he date of fin a l approval of the planned urban deve lopment, and mainta ined for a period of two years the reafte r prior to the r e lease of the security d evic e. A security device for providi ng maintenance of landscaping may be waived if a la nd sca ping maintenance contract with a Final PUD Report City of Renton Department of Community & FIELDBROOK COMMONS FINAL P1 Report of February 21, 2014 o mic Devel opment Admin istr ative Fin al PUD Rep ort & De cision LUA13-001109,FPUD Page 17 of 19 r eputabl e la nd sca pin g fi rm l icen se d to do business in t h e City of Renton is exec uted and kept active for a two year period. A copy of such contract shall be kept on file with the Deve lopment Service Division. Land scap ing shal l b e maintained pursu ant to r equireme nts of RMC 4-4-070 . 17. Prior to the is sua nc e of any occupancy permits, all common facil ities, including but not limited to u ti lities, storm drain age , street s, recreation facil ities etc., sh all be complete d by th e developer or, if deferred by the Pl annin g/Buil d ing/Pub lic Works Administrator or hi s/h er designee, assured through a securi ty device to t h e City equal to th e provisions of RMC 4 -9-060 . 18. All co mmon faci litie s not dedica ted to the City sha ll be permanently maintained by the pl ann ed u r ban devel opmen t owner, if th ere is only one owner, or by the property own ers' association, or th e agent(s) the re of. In t he eve nt that such facilities are not maintai n ed in a r es ponsi bl e manner, as determined by the City, the City sha ll have the ri ght to prov ide for the maintenance thereof and bill th e owner or property owners' assoc i atio n accordingly. Such bi ll, if unpaid, sha ll b ecome a lien agai n st each individual property. 19. No tree removal is permitted on site until approval of an ap proved gra d ing and /or construction permit has been is su ed for the activity an d tree protection measures have been installed pursuant to RMC. 20. Th e wetland cr eation sha ll be comp leted prior to the t ree removal and fi ll of wetlands D, E, an d F. Once wetl and creat ion has been complet ed, the project Bi ologist sh al l submit a let te r to th e Current Planning Pro j ect Manager identifyi ng compliance with t he f inal approved w etland crea t ion/mitiga tion plan. Upon recei pt of such letter and compl etion of a compliance inspection fi ll of wetland D, E and F m ay commence. 21. A lighting plan shall be prov ided t hat spec ifica lly addresse s how li ghtin g will be directe d away from the wetland buffer for the developed portion of the site. Thi s l ighting pla n sh all be submitted with the build ing p erm it appl ications for any BLDG located along a buffer edge . The f inal li gh t ing pla n for eac h of th ese buildings shall be rev iewed and approved by th e Cur r ent Planning Proj ect Manager prior to build i ng permit issuance. 22 . A final mitigation and monitoring pl an shall be submitted that i ncorpo r at es th e fo llowing changes: a. The changes required by t he Nationwi de Perm it NW S-2 01 2-1281. b. 10 years of monitoring shal l be required to be consistent with t h e Nationwide Permit instead of the 5 years requ ired in RMC. c. 4 -6 inches of com po st should be i ncorporated into t h e upper 12 inch es of all gra ded portion of the wetland creatio n area. d. Staff/crest gauges b e replaced with piezometers per t h e USACE gui danc e. e. Monitoring of te mporary impacted areas shall be add ed to th e final mitigation/monitoring plan. The final mitigation pl an shall be sub mitted to and approved by th e Current Planning Projects Manage r pri or to issu ance of any co nstruction an d/o r build i ng perm its. 23. Copies of all monitoring reports se nt to the Army CORPS sh al l be provide d t o th e City of Rento n Cur r ent Plannin g Project Manager. 24. The app licant sha ll be r es pon sible for fundin g a spe ci al inspe ctio n staff for the City of Renton for t h e wetland creation an d re storation construction and plantings. 25. The wetlands and their buffers shall be pl aced in a Native Growth Protection Ea se ment, which sh al l b e rev iewed and approved by t h e Current Planning Proj ect Manager prior to bui lding permit iss uan ce . Th e easement shall be recorded on the property title prior to b uildin g permit occupancy 26. If tree 2108 needs to be removed due to wetland creat ion the trees shall stay within the wetland area as large woody debris. Final PUD Report Ci ty of Rent on Depor tmen t of Community & FIELD BR OOK COMMONS FINAL Pl Report of February 21 , 20 14 omi c Development Administrative Fin a l PUD Report & Decision LUA13-001109, FPUD Page 18 of 19 27. Tr ee 2086 shall be adde d t o t he t r ee protect ion plan set r e q ui r ed to b e subm it t ed w ith t he co n st ru ction permit application. The tree p r otection pl a n set sh al l be reviewed and approved by th e Curre nt Pl a n ni n g Project Ma nager p r ior to bui ld ing p ermit is su a nce. 28. An ad dition al coa l mi n e assess m e n t r eview sh a ll b e co mple t e d by a qual ifie d ge otec hni ca l p rofess iona l v erifying that the weight o f a wast e ma nage m e nt tru ck, Fire depa rtme nt lad d e r t ru ck a nd o th er v e hicle s park ing in t h e area is no t li ke ly t o r es ult i n su bsi d e nce at this loca tion a nd t h e p rop ose d p a r kin g/trash faci lit y wo ul d be an appropriat e u se locate d within t he haza rd a rea. This assess m e nt sha l l be reviewed and a pproved by the Cu rrent Planning Pro j ec t Manager, prio r t o t he iss ua nce of a ny cons t r u ction and/or bui lding p e rm it a pp lica t ions. c z . I J. ·sJ C.E. "Chip " Vincent,\.io Administrator TRANSMITTED this 20'h day of February 2014 to the Co n tact/Applicant/Owner : Contact: Owner/A pplicant: Jus t in Lagers 9675 SE 361h St., Suite 105 M ercer Island, WA 98040 Fieldbrook Commons, LLC 9675 SE 36'h St., Suite 105 Mercer Island, WA 98040 TRANSMITTED this 20'h day of February 2014 t o t he Parties of Record: See attached Exhibit 21 TRANSMITTED this 201 h day of February 2014 t o the following : Neil Watts, Developm ent Se rvices Director Ste ve Lee, Development Review Manager Jennifer Henning, Planning Director Fire Marshal Land Use Action Appeals, Request for Reconsideration, & Expiration z I 2-, I. ,.\ ~ Th e Fina l Planned U r ba n Deve lopment decis ion wi ll b eco m e fin al if th e d ecis ions ar e not appea led with in 14 days of the d ecis ion da t e. Appeals of the adm i nistrative decision must be filed in writing to the Hearing Examiner on or before 5 :00 p.m . on March 7 , 2014. APPEALS : An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Re nto n Municipa l Co d e Sectio n 4-8-110 govern s appea ls to t h e Hea rin g Exam iner. Appea ls must b e fi l ed i n w r it ing togeth e r w it h t he $25 0.00 appl icatio n fee t o Hea r i ng Exa min er, City of Renton, 1055 So uth Gr ad y Way, Ren t o n, W A 98057 . Add ition al i nform atio n r egard ing the appeal proces s m ay be obt ained from t h e City Cl e rk's Office, Re nto n City Hall -7th Floor, (425) 430-6510. RECONSIDERATION : W ithin 14 d ays of t h e decisio n da te, any p a rty may re quest t hat a decisio n be reopened by t he Adm inistrator (Dec i sion-m aker). Th e Ad m ini strator (Decis ion-maker) may m odify h is dec isio n if m at e ri a l ev id e n ce not read ily d iscovera bl e prior t o t he orig in a l d ecision is foun d o r if he finds t h e r e w as misreprese ntation of fac t . Afte r revie w o f th e r eco nsi d e r at io n r eq u es t, if th e Administrato r (Dec isio n-m ake r ) Final PUD Report City of Renton Department of Comm unity & FIELDBROOK COMMONS FINAL Pl Re port of February 21, 2014 omi c Develop ment Administrative Final PUD Report & Decision WA13-001109,FPUD Page 19 of 19 f inds suffici ent evidence t o ame nd t h e original d ecis ion, th ere w ill be no f urth e r ext ens io n of th e appeal period. Any perso n w i shing to t a ke f urthe r action mu st fil e a formal appea l within the 14-day a pp ea l t imeframe. EXPIRATION: The app li cant shall prepare an d subm it bui l d in g p e rmit a ppl ica tions w hi ch are acce p ted as sub stan t ially complete to th e De partment o f Community and Econom ic Develop m e nt within six (6) mont hs of th e effective date of approval. Th e d eve lo per sha ll comp lete th e approved planne d urban d eve l opment or any phase the r eof included in t h e approved fina l plan w ithin two (2) years from the date of the d ec isio n to a pprove the fina l pla n by the Co mmunity and Eco n omic Deve lopment Admini strator, unl ess a shorter t im e is d es ignated. Failure to complete the planned urban deve lopment, or any pha se thereof, within this tim e li mit will r e quire the submittal of a n ew pre lim i n ary and fi n al plan a ppli catio n in order to cont inue co n st ructio n of t he pl a nn ed urban development. Failure to submit a new a ppl ication or to co mplete th e pl a nn ed urban deve lopment o nce construction h as begun sh all co nstit ute a b andonment of th e plan ned urban developme nt subject to sub sec tio n K of this Sect ion. Expiratio n of any b uilding permit iss ued for a planned urban deve lopment shall be gove rned by t he provisio n s of th e a pp l ic ab l e Building Code. Co n structi o n o f any portion of the planned urban deve lopment r e qui r es a curre nt approved pl ann ed urban d eve lopme nt and a current bui lding permit. THE APPEARANCE OF FAIRNESS DOCTRINE : provides that no ex parte (private one-on -o n e) com muni cat i o ns may occur co n cerning the land use d e ci sion. Th e Doctri n e a pplies not on ly to the i nitia l deci sion, but t o Appeal s to the Hea ring Exa miner as well. All comm uni cat ion s after the decision/approval date mu st be made in writing thro ugh th e Hearin g Exam in er. All co mmunications are p ubl ic r ecord and this permits a ll interest ed parties to know th e co ntents of t h e com mun ica tion a nd would a llow t hem to openly r e bu t the evidence in writi ng. Any v iol ation of this doctrine cou ld res ult in the in val idation of the appea l by th e Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action . Beca use these notes are provide d as information only, they are not s ubject to the appeal process for the land use actions. Plann ing : 1. RMC sect ion 4-4-030.C.2 limits hau l hours be twee n 8:30 am to 3:30 p m, Monday through Friday u n less otherwise approved by t he Deve lopm ent Services Divisio n. 2. RMC section 4-4 -13 0 provides protection m easu r es in orde r to preserve and protect th e two trees during utility and building co nst ruction. Th e t rees shall be f enced ar ou nd the d rip lin e and a sign posted t hat the t r ee is to be preserved, and the location of t he tree s shall be indicated on all ut ility co nstru ctio n p lan sheet s. The f encing shall be i n place prior to the iss uan ce of any utility constructio n permits and shall rem ai n unt il t he final inspection. Pl an Review:I 1. T he tra nsportation and utility details of the projec t •N ill be as per the ut il ity construction permit assoc iated with t his proj ect. 2. T ransportatio n i mpact fee wil l be applicab le at the t ime of buil di ng perm it. 3. The condit ions incl u ded i n t he Army Co rps of Engineers perm it must be followed by t he deve loper . Final PUD Report I i I R-8 Ii i r I I I I R-8 ·-·· I __ ... . __ . ___ ,_ : . ''J' ~A (A 200.00 \ I I J- ~ ,: "' .; "' .,.. NEIGHBORHOOD MAP EXHIBIT 2 This map Is a use, generl!led sta llc outpul trom an lnler~I mapping si1e and 15 for re fer•nc::• onty. Data layers th.at .appe•r on thi s map ffiiY' 0< may nol bt!I •ccurate, cu rre nt. or othe1wlse: reliable . THIS MAP IS NOT TO BE USED FOR NAVIGATION L akes and Rivet s Parcels Zoning f4 •~Conwtvala:)n Ru ldtntl.i 1 tiJot.c RHldentl&l<ildulac Anld«1tl8ISOJ/r,e RH\deo(lt,I t.l MUfect,,Hd t bnei Ruioert;.i 10do.Jae RH/denliel I ~ du/AC. Ra lk:1.-..~ Mult$-,,1fy RH~letMIAl.fMnt,' T,,ci,llone! 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A R C H :T£C T U R E · P LANN I N G 112) i4AP.£ ,,..o,u SY -SI.II rt: :m1 RENTON , 'o!IASH (NGTON 98057 ?tt(425)1..~5}u f'AX:(41~)176-~ OU.IL: [!)l!Jcri£CM9(_C(».I r".ATO,l.tE~l"\D ll ~ ----' ---- c_ ' ·:·I '- ' \ FIELDBROOK ·1· : COMMONS, LLC ruro...t.ie ~ l"\.0-1J ·----,..,.HO(.foe ~~f"..O U K"\~I "' ~751~~w~~~1~ ~ E Dirnnl• R'-'~ ARCMIT(CT l:JJHHJct, •q•~ s,._. .. •a·J ~"'I 1 ~S:j ,.m ~ l(ll~JMSYM 'Qll'f""&I ~,K ;.;!1111~'1S..-:19C}S.li,l.!N ::rn 'SNOJ'!NOO )l00!IBCl'I3li 110:rMS."")J63lt:()3 :"llYlO .1:-9lZ(iZ~):n J m'i·~ZZ(i~t)™ LS0B6 N0.J.:)N )l-'$YN. 0 NOJ.N3~ ea JW'5 · ~ :now ™'" ~rn SININN'Q'ld · 3 ~n..L213..LlH:)C!'c' .JN!'S:UVJJOSSV ~ ammi SNOlfflOO )l00!IBCl'13li :-:-:-:-}- r : : : .... -~ . ~ . 7 \ \. ..... '- !- ~ • 7 7 . . . : . l ; . . : . . . : . . . . . . . . . · ·: · · · Hf :· · -: -. ·::: : ·: ·: · · -: :-...... q ·1 . -a .... -.. -. -. --. J ~ . . . .... ~q 1h 7 f : : 7 I H .:. 7 -'-l 7 7 .c. 7 7 7 7 I --· -'' ,., ( ; ' ~ u L.'.2 / / / , , , , , § II I n '-· . ri :t ~-' !·1 ") ~ PLAN 50.ll FIELDBROOK COMl,IONS ROITCi( WASl,INCT()I ---- I I I I I I I RIEBE & ASSOCIATES.INC . ARCHITECTURE · P L ANNING 1123 MAP\.£ A\.'OM S'fl' -~mr 271 RENTON, WAS!-11,_GT()N 98057 PH:(42:!>)m--~ f.U:(425)226-1] DIA..r'\..: O'.IR!E&OJSN.COLI / I I I I / / / I I I I Iii .1 ~ I ~ ~ -I .~ I ; \ ~\ '\ ' I FIELDBROOK COllMONS, U.C 9e75S[J6t1'1 Sl.SIJiit:1i5 ll(RQ'.R ISA~O. WJ.9HMCT(),I ~ N:~\ ""'""°/ \ 7 lrll!Qllll!CI \# .. r;.·~~l ~ (.D•rwils Rl<IM ARC-HIT~ •.. ,- 4 TOCIAR5,1.Ci,E ~m,;cu CQIJAtER l l --"'.O"IIO~II ~··~un.<rv-.i..11,11,ou -r l ~ r,- TRA5 ~ ENCLOSU RE PLAN 6CALE, 3.m" , r-e-• e ·::-~'.=:=:..~i II rr"ff"'.Jr4h\-1!~1~rw·ilt -....... -........... =:~·;g:;;::.·.::;~ I ,,·e~~~ ' L " " ll(~~ I j {,\ TRA5~ ENCLOSURE \..:..} WAL L SECT ION/GATE ELE V. ~E, l /6",1'-~' M<I.XWMlll'~O anN ~&o,o«»t::,-,.41~1 rJ ..-rt-='UI ___ ll _ It " "'I c ~·:....~ -«.«'! I I l 1 ...,,. t= ~t•\1ta~~1 \} -.ROtn:CT \ ... ~'!!'!!~_I ~ [.~nnl!J RW~ ~ ~l?~~CTICl-l FIEWBROOK COM:MONS, ILG 96 7~S£ ~ti\ SI. 9.JITC 1~ J,OCUI l!U.',O, WASHIHGTCII 9~ RIEBE & ASSOC IAT ES .INC. ARCHITECTUR E • PLANNING 112J 1,WU A\(HU[ SW -SUIT[ 2713 RENTON. WASHIN GTON 98057 PH:(425)226-SJH fA.X:(<425)226-~,t EMAIV [ORIEBCtM SN.C().I EXHIBIT 5 I LEGEND I < °""" MXE• 0 P"""L LOO<.<R! lbl !>Ol<EO G ~:L ~'~ ELEVATICl-l _-J I I ='°~ ~TO ~"Ol lll&O.ut o'l'"'-Yll>.~11o1H:t1rtrJ 3 ! I I 11 I I I· 11 I I I . , , J/~;-1·, J ': ; ......... ) ! '. '· _. r 1f · .• ,_, I . ' 0 ~~L ~~ FLAN ITEWBROOK COMl.lONS RCNTat. WA5lllNGION EJ. · ·--~ f FUD II 6,Ut I<(] JltVJi n,I , I 2.B c i ---·-~ T re e Rete nt ion Lege nd CRITlAL AREA TREES -J:(.O • ,, UCIIJTlNO CPlrrlCAl Mt.A 1 A.E.£S TO AE""'*" ~.OIH ASl O, OYNO OR C>ANOliPlOUS TREE.SU>CAT'EO N=- f'REE I "'VCIS T1NO CRf11CN. AR£M ?O eE Jl:[M0",1£0 0fl POTE~'!' [ff ECTEO 8 '1' wtllN«>CAEATIOH iJ.ClM TY (1_ ...... PClflklo,.~~ OE'\11::LOPABLE AREA TREES 'l'"o OU.OOISEASEO,O~Oll:~OIJS~U:S ·lOI E .... ,,_:,; At:WOV'l:O EXl3ll'f0 Willl.E 111.l:U 10 11-PlEMQVfD•lOCAf!:O OH OfVB.Of'MILE "'°"lK>N 0, $ITE. EXIST.«) 1Me1.,mu g ~ROWTOe [AE~O-l OCATEOOI OO'EI.Of'A8 U. POfl.TlONOf Sl1I ( -i~-) • \ I ~ lXISTlHO vv.tll[ TREES 10 REMAIN AfttA CONSTRUCITON t· CJ ; \, J NOTE; 10<'1 --l FIE:l NVMI EFI -'lJ.38 ----l it.EE tl[VAltOH 2().1:!>.M --1 M:lCALPfll.&~S SPECIES Ac,io ,'l.~ COT·~ ,.,. M(M,~ ·--MCCLUST'ER •M\#-11\fflM.apl• ""'·- TREES LOCATED IN THE THREE WE TLANDS TO BE FILLED ( 'O', 'E' ANO F') WER E NO T CALCULATED AS "CRITICAL AREAS " TREES. TREES WERE CALCULATED AS VIABLE OR OEAO, DISEASED, DYING OR DANGERO US -SEE PLAN FDR TREE DESIGNATIONS. L. EXISTIN G TREE TO BE I REMOVED ~ EX ISTING VIABLE T REE TD REMAIN I '., , -0 .~ • -, r DRI P LINE OF EX ISTING I , / "//-'-~ '-./ TREE TD REMAIN / I " I /, '\ \ \ .- 1 , • ----·--_:,.._ -.\ ,~,-i 11:m -'i---/ I -,, f ~---_I-fll'• -.... ~4(1 ----------,t :ID •t i.'t .,--~ .. ~i~ l ;~~~ ~11,1 r / -.---"l"-1 ( . , I / _ , , C,.,;-1.i:'+\1 1 .. '?':,.._}"'""'·, / ·r, ;~. 'Z. I :c~w ! l-/-i ~ ! / i----L // ,--i'-·q_ ~ , -r-f '~~c \·-Gf'.:>)_\;_;):~r~x:::-; x ~-y_)'.:_--ffx :=t Y!=.:C.:DC_t. 'c.1-:x-·..r Yf 0 .'.:::.1 r,i I ,-/ -d_l ___L__; I I I I I ;;;l :/1" ' --1.:::) -., I -~ ~-·~ ' ' I J ' ' ' -·,. ~ ~---· I / ,--, I N v. 1 , 1 ' : , , -I -:1.!".-.-r i -' ·---·-n.::... ,.,,. J -_. J:u-._ ~. . ~ I I C I . l ·· ~ ,_ -·~--,-,/ I w i' '.(~~: 1----{~~~~E~E~DIC Tllf'~IT r ~~f'r / 1 --~--~li!i~ o I -~~I CJ:.-:, i 1·~ ~:f I \ ,-1. WETLANOMIT GA ION REPO T&P · NS' l .h I ! ,;;i:-r ------,-IJ l _ I j ' -::-.r-I : : I ae:.=-J, a> , (Sewan Welland C !Ung. d ated $opt. 2 121 I I ,,;J',\,,-I , ' I , 1 , :C ( I I \ b j ,2. JUSTIFIGTION~rt V~IAN<:tER E UES T I ,I L ·-/1··1 ' ,..; [F]:-i::~ ~I I GF.11. IJ '--l-: u•-il~--- \ 1 REPO~R'&-1 t:D, • dated ..!no 12, 20/3) / I h' ,l'A, I \_ I . ' ' . L.u ...... __J rr ' JI ~ I I ' r-/ I I -L •• .,... .. ... ,.. l r- 1 • 1 1 --, I ' 1 -, , \ L 1 -' ,...~ 1,~;;---.-.--r'-' ;,.U ·, Ni;:__ :r.·1..----·vv . 1 · •1 <, \._ • ' • T I ! ' ' ---,..-----' {.! "'\-~: I _!_ *"'. ' I -~ • .. ;::;L ..... J_II __ /----~: .-,_.-l~\-L. ,, !1::_1\L __ :J,~~-:-!;·!=-/A I_ ,r1 {::11 JJ:l\'~ I \1-;;•:~J-.:~!.r,'lt'f\, I . ·u''11~m11 ··if /,,-) . : ~ , _ --_ -:'.:,:i.J""-cr-,1-1 .J :r..·-, 1 I I t'-' ~ i \ , , I 'JJ'{i....._ f . / --...._:y·t=· -' I I ' ' ' ' ' 1 r .-· _ _ ~ EX ISTING ~EETOBE =:b-::--:--,,-..., ,_-C. ---i 1:/lr-i111. ' ,-\-·+,~L. , I , j ~ I ,,; } ',.... / AEMOVEll ·-• '---I • _-;._, '. •1 < I 1 , -55'-·-.17·~ l .-; .-~~~f 1 / ~:q ~; ... ":i ·-·~ . "i .... ,.. .. i.=' j '··.'I.. / I / .,,..,_"-,"/ ,j,, I I I I, f-.~1 .~i ·1~ .•• 'S .... '"·~ ·-"': """ ,I "'- ' '"' "'-'l."lfU ·, I v ''\ , I I r ~ L I ,,_ .. _,, ' it.001 ··~ P!'-_;:;, ••-_,,, / ~.riif#. I j "\.I;.."•=',. ,A, \ ' , I I I 1 / ' 1 / , / l#, ·-=,,:; ;,c. · • I " I I ' ~ '-.. a.I •. ,,_\,;;,,., ? .,.~ l , , ti . ../ 1, 1' :l!.'1..//' i 'I .. .1 :c.:,.I 1' ;_,?: :rJ'-· ~ ,,e:~-:!i:· 'I ~' J ! I u·-=-, ' -~, l v ··~ ' ~· '"~---_, ... -.-·~ -f· ! / i I ,, , .~ol)j __L '111, __ j./. i ·.·-\ I ,, w ( b' ·-I •• :;;:;: ·-··~ I -----~--------/· ' -' .,! ---··-C /.. .,._ I cn : I.'~" .. ""\ -"'-:""'I--r~¥ ~ ... J.:11··~--·· :__',~Xl: _ --~_-;:_1 c --_. -!.-!•'le.-,· J __ I f: irJ: ___ ____l'.:-\ .. :'.'..">.~~\. 01w!l l J1 ._' w J !-J' ,., ---_, aru.i · , , -e ~ _1-1 -~-.l ~, \ --, .. ----r;..r~ .. ..1-..rL--.-'-="t~ \ , , : 2:::i ' ~ , I -J '-: ... :;;,_'. ,' ~lf1~ J ..... J :t'i. iJ ~,. i -,~-!'',\ '<)_.._ '\ al::.;, Oit"-;~.l.:~1j_-:t.t;.. *--:~) \ ' )I:' j I -' ' I ' . ·-··-.•• :11l ' :11:it"'"' ~ ' \ } I ' I ·,--,.:!:·-'1lil'!!; ' \ I ,;·, w ... i1 ;,'t 1-'l<L• I ' ' .... o,lol ~.~· -., I ;{;~· -' .... .... I .... ~ --' .. I ' .. : > l I I ~·\·· " ... t 1-'~, ,-.:3 J I,-___ j J ';.::..--, r \ I I :ttl'w 1' I It'. EXISTl~GVTAB(ETREE I I -_J---::::~ 11 . <( • I \! I I s ' O."i"-l· \ ;1 -f I -· ·= \ ,---11· 1:11': (, .. " TO BE REMOVEP\ -J }" -..• '] :r.~/1 .C \ I ' -1--, •••~'11/1, ·--\ I \ ,m\ \ -,ill• ---~ 'I a:5 1 r\ I I -~~ 1'>0:'i.:. .:~;::/ --~ ;ti"_........_ _(... \.'-~') ·:1:.~ ;r.:i.,I I /~-.L--i "' .a.r:!!':--li\---· ~ --...:.- 0 I'. 1 ~~ , .... , 1 , ::r. , ,__ ·r-1 ... -,,..._ lM -· , ••• - Tree Retention Calculations ~f ! '-)-r:JL --j ··-t,_ ,i '"'Oh\, -·-1 j · J i"---.:. ) '·1, / ---"" ' .. 1ilif--/ 1· /.,.-;1c~~---~, ::.r.---i:-U:r-_:.:~·· ..1 ·:-:::.. , ' I • -' I j ~--I \..,;;.• I -« •m_,v •,:;-:.,-\ I •o,a 1.Tot,tNumwol T .... , .. condhlooov"ron P,0Joc1 Sk,p,,M>od,1R,po<1 1 _, ~1 !' /rl ) I ' i : ltt'. ,-c,r, LJ I \ .. .i: ' I ~,-...J \\ . ~i: :~-!~ -~· 1 :l\1 . '·,. \ '1 i -t;-:-:, ~ ,--.. ,. (Gf·Hnlor11t1-K: .. d1l1dS1pt.l,l l)1t}•7l6To t .. T...... ,,. ' ..J / / r ~ .. •001\.Ji.,'I"" l 't"t"' -•,--E1.T. ' ::.~\ .... '1:r-... ·--, l t' --1.-, -• ·--· 1 -.a. ·-' r· /1 ,h.,~ ~ -, , I I -·- 2L D,0u,t1oM ,., ..,,,..,, TN .. 1n om"'•••• •N, ors,., l I / / r.-I·'"" j i\-••*, / .,,. I !h \) t I _ I :l[r // / \ E \ I J,, --, /~\ \\ "-· Dud.Oh .... d.o-• .,.~.,Dylng •"1 ! , (~ J -'-·":::,~-____ ___,-r-_ ,l\'.l,,.. ) , ~:::. 1 ! I 1 -I I 11 Loc:1te dlnPropoudAOW •1I I I ,-F.. :..~~ I ' · -._._J 1 , '1:~ j , :*~ \ ;,..•. TOTAL •m ' )' l,11, er:.:-' I I ' ----'!'t. / \ ... ' :r.., t"'"" I r • ~... --I •--'/.d ----· -""""* ,~ I -, I' , , '"-"""""'"'"'' I I, T1 -:-1 -::_ _==:r--:!", -... ~fi,f I = . .:., I -, 1r.::. · __ .,__-::v--· \ .. ~ :r:t: -\ I \ \' -~ Vlobl,T-•l•C"'l<olAnn lo R,m.tn •102 ~ I ---:-0...J ~ ~,..--"~'Ti, ::ii,'.'.:'." •-= -· -I--, ' / -• :11."lt,:~ ' ··-~ 'G,:;... lfl)s;.i., -1--' / ', T .. ulh•t wfl bo Romo,odp,,W,dondCnodon n,hownonpl•••" ,~! r 1 ----r..:, r :u ...... -~--~,~-ll.\1!. 1: 1t 11 ,. r , ;l:'!: 1 .. ~, ·.Qi,';l. ··1 ... , l _:=.-s ill'• 11 ~· DRStron;Ver11 n uR1qut11I (bular1notd~uctlldln tMH ~ I •• _) ( ::-.. :m:.~· 4 --~ j EXIS TING VIA Lq, \ \,,..,,. '?ti: c~, Chl, ~ff \ r -\ I \' ' """'"°M • (2'1 r I r/ , -• :::. .. _ :Ill, j / I lREE tr, REMAl l/ \ \ I v ·" ·~ -.• J I 1 ' i I , DHd,Dk11Hd,D1ng1rou1 orOyh'lg'TrM1pr1 W1U1nd Cr11tlon •~O 1'1 I \ \ -•L•o.Qfl' -; \ \1 I \ .,... -, (~/ I r-. I \--I l l•tT,u,R,mo,,dfo,W,tlondC,n llon•41Tol .. DDD T .... R,m,lnlngl I ,I (0 \ ) 11 ~ lffl, -~'l.,.\!...I~ ORIPUNEOF L 1s J !N\.if/ "\i '-_.,, (_)ru, ... -. /. '.-~-lr::: r · / \ ~-- TOTA!.• 152 --'\ J \; I ( ,,._ ii,~ \""> \l'\ ,_ l'li/, ""',-' \ 1 .Ir ' 1 I • ~ lffl ~.~' liREETO REM{\I ~~.. ,-n;,', 1 :~a1 ,o..... ""' Tot .. H=bu " ... , ..... T,m ."' -\ ,, / / _;.,ll., . .i:r~ \ L -~ I -t I '), \) ·r,·-,m :n.·-', \· ~ -L. r .. -"'i \ 3 Su btr.ctrln1 2rromlne1 •465Vl1bh1 Tr1HonSh1 .--,-~" • __ ./ / .. ..,~-.. "-.. 1 ;-i.__j-\}'i°.-J \ / '1--L~ ,l_---f9· !f'..1J / , \ J ' , · ......... "'" ..... ,,u.n, 'S;' --r=r-_,;.:-H---·---mi,,. -": ·~:~ -gt,\--.:r: --l ~ , c--;:,.,J -· --r~.. · ,~, =--_ J. __ .r-i:.r '1 / .: -:'li 1 .1 '"'." 5 '"'"" Trm •••• ,,..lo.......... "' ---· \ ··: .,.,--J';: • ~· '-\ -~ ... 1., --~ ' tr.n..<-----\ -• '-. "':"' ··--'--<s -~:ii.,.--= --~--. -(~l;:. / -4-' ..,, <I --------.;!"~~------(-'}!:'.'\___ •. ----''!!.' ::1r \. , :..~..,~ ·~c-...:::ii. -1 1 ,I 5.NumberofE,hllngVl•bl•Tre n tobeR,tlln,d •40 N;t_'·;:,i \ .r<~ +_•IKl \ .,;-.-\t-F .. ~,-"._£r ~·P.:' , , """w.~7.: ,_ ,~....._(' .. ~., --), n --~-j -· -:--!( ', -, ,• '--1 . .. ~,...._., l.'t:1.-~ '------'..;~~ .. ,' , I e.TrM1 tobaR1pl1c1d •7 1 -\ ,,! I ' t --._ 1 , .... /_ "n, '\ t I T. Cd i:,.r l nc:hH R1qund • a.· ---q -_ 8 j t.Number of2'"R1placement Tr .. ,Requlr1d •,2 ,' : • ---, -------· con,lusloo· ' / EXIStlNG OEAO. 0 1 ASEO. DYING t;-----I EXISTING TREE IN• OW,-,~ .i , . I I Ovu (11HI) T Calpu tHI& .,.. proP(lnd '°' thl• J)«lject .ii, II,,, .. , tr1n. p1rldng DANGEROUS TREE IN PRO POSED R OW TO T O BE REMOVED r .. • , 1 , • , , 1 tot tnin, acc1nt pl1nUng1 ind oi,.n sp•e• treea. Thll tollil I• •boYe •nd b4iyond BE R EMOVE D ·~ ·, • ,. ., •••'"'"""'"''"'"'w,u.nd ,~•~ ", SE 172nd S TR EE T 1· Tree Inventory Plan -Wes t ~E:1-.;,tr..o' -tiiiii-1 o "' n •C"" C : ! :' c:-;: .. . ::.-·;\l EXHIBIT 6 ~ i --.,.,:: .'· ·, !f \: ::-;~;"'t:,( =ili~Q I :-... ~~ .. ~- I- V) u.J :s 0 :J c.. z b I ~ "' C: ~ E I~ ~, ~ I E2 0.. f ...: 1/) r 6 f-: i; 0 -:; ~ I-E ~: :;! z ~ ~ ~ u.J u ::g .f > -"" ~ i 0 z e ? .,0 'Cl u.J u u.J u... c::i::: I- ·.L·.:.. ---. - "~~I.I' I -:;:-l:;-::, i ,- •1• J ' ,., .. . ~ I I : EXISTING DEAD, DISEASED. DYING OR t EXISTING TREE TO BE L EXISTING VIABLE TREE TO REMAIN I /; DANGEROUS TREE TO BE REMOVED RE MOVED 1 I -, --, --(;=_c,h ,..--:_r_'(-c( _r~·(_:?:~ n~r_~;i:_-0 _x..::.u 1-k-: ..:.-:.·,_ \ __ --,~-\ .;.<i~-Tree Retention Legend I .... ,-(/ j ,,,, --1 _j_\_---~. __ •1 \ I ·r --, ---.. :·--/ \.l.:::i: } ·1-c'fJ-1--=--,--'-rY/CY .::x-·r~l _ x:·r 1::.~--r,-',-_r \-_:::-v', _,,../,,..,\ 1\\ , I ·1 ~'· • I cR1TtALAAEArn••• ' r \ / ' _,__, \ +i' , 1, \ ' / -I '::,;-'\. I -'-,, I '" , ... (: -:,\__._L-~-~ \\ v NI \ \ ' \\ --,-. '-I O V l5flHOCM!11CH.AA£ATII.IEU TOR&WH '1 : " __ :: \_, ·-\ -:l'.& -\\ CJ=. '\ 1 ..,>-----: ~ a-':' I 'J-~ ' /*u 11r ] r ;-iI BUBBLEAREAflCATES CRITTCAL\AREASBEING \\\-' 1\\1~' / " ~· :::; 1 fh~ ... " ) .'i-fD • oc,,o,oos.......,,o~ ... "".......,.00'm"'""""° I kr.~":A. -! -1. WETLAND Ml tGATION ~EPORT-~PLANS ___ -~ );Sr, ----· ~:>..... -,.,, • I ' ....... ' I . t{ •• , 0 TREHIHXISl..OCRIUCAlAAE.MTOBl;AfMO','!OM -I n , ----~ k ~ #--t•• f 4 • .::_.• ----,--,, • -POTVol'fW.LYElttCTtOIYwn\NOCAEATIOH~ =!!i., I ;l\1 \i ~ \\(Sowa1LV!'.olland~ohsµ1t1ng 1datedSopt.2012\ .,, \1 ·y· )~ .. ~--~~------:'.-.. f I I "i '-\t\ I " ~-~·--•,,_...,, I fl '----..4~ <*2: ' ~ I i 1"'j \ RE MOVED -SE : 1--4 -L. , \ \ ") ' ., ,/__ :.'I.~ :Ill' '\ ; ·~~ I'\ .. """"""""'" LU I ___ c,· I,~ l:::-_::-J--\REP~RT&l'1.AN~1Df s1t1g,dated JJre~201~0.-.f ,\f)f, // ~---~ I I ; I\ 1\11, ~ I !-OEVELOPA!ll.EAAEA TREES • t;, 1 -\2~JOSTIFICTION,forlhoVAAIANCE REQUEST •• 1 I ~' 1// •, , ~ r\ I z,J~ I '00 -r-=:1, 1•. '. ·~ t.."-.. ~ 1, 1·~r\-i...-,\ !ill, i...~:i: _.f ~y-~.// ----'::' -'·-":~-. \\,I \1\ l d,.:i. x_O O DEA0 ......... 0 .................. 00,mm -TO!t ::r:::i I 1 J., ••• .~---t-~ -'I ~ -,l1ll..,.:::fi"'" i-·, 't-u =:--· "ef""" ?Y<I:1;,,;-'/ -r / --',~ -\-tk--':'\ -r ·:-, "°"""'0 -m:1 ~r•,.-l_""' l •• J (r~\4 _:_\l r.,,:-T._\\ \1\11 \-~-It:,_ .-..-;:.~:l\'::''f?1,(ii,/~ ~'l, ,"-._)~~ t \~~'~',>1:-u: O '"""""""-'""''"Oa<""""'O ·COCAT<OON ,, I l'. ---l -,;. :;-Tf \~i\ \, u-\.-,::i:__:-:..t.l:w.-7 1X.'(!.__-{),;, ~-~ ~ , \.c' ~ ,~i 'C:. . ' D<VW>PAOU1 ,o,mo•o.•n ijUI~[\/-._[ ,_ -~\ I L!f--;{J_, -· -I. ';_,..__ -·~ /' /-(.,1.t,.. ~ ' ' '\'_'-,';,----• .,,.,,......._,,....,,.•ow T0 1<11£MOV<O-cOCAT<D 1l ci{i . ,--r" .,. L__!J. 1~·, ,_""' , '\ ;r~.Je. // '..___ , //y ~-~ \I --·=-· OC\IO.OPABl.EPORTIONOf'!lfl!: ~-.JW , ,_1:.:..,, ,,r.. ... , I ' . '---~ :-.\ :::i!:l..cn ;::• '-..__ EXISTING TREETOBE >{ :l'.:t ) __ ' ;\;• 'o/--i '/ /' ::--......,. / / ~ '(, _---/_:,,, '\. -I ~' f_( ;Mo• -·1 F '-. 'U \ \_.-j '-';,' )' / ;,.. ,-!:':~ ,, ,,, ,--::.: I I :l:l!.' ~lREMOVED ·?· ;{' •• ' ;~_ ... ,,r,:,:,y·~--1::::-, ~ /;, /'-v / y "f:-/·~)orr.. ~~~ .,-{-'1 0 U>JST1H0""8LE m,uyo"-""''"""'rauc1TC)H I ,~ ;-,m 11'1, __ -;a'/ ( ---, -~--• , 1 1 1, ~'-._ ?$ .""; < J!,:,J _ ; ,'-_..-'\"'\, \ . ,' ··--.. , ,9 J / '\. \ ''<< \ '\'° '\:,:,,.1,,.-J I , I I , ! , -/ ~ •• ~·v:-_:-:--i_j I I \ \ \ \,)It<,,._¥/ i' ..,._. -· -~:.,. 1~'.'.,\ \1\ -~ I ,...,.(~ --t '-.) i I .... irn.. -:r.n.r-/ -----.I\ ·-·1 ,_ -l-1· ,·, .. ·.1 -· ,.__ -i1. ~~ \ / , ->J .//,,, /\ '°'' --tRff;NVMflt:111 .&2JJ& --mn:n EVATION 20.1~.J,1 --TII.EtCM.Kll&SP1:C1CS ,,tae.s: 6.0'Al.•A.blir COT•~ ,o,1noj1h k 1 m:..I ,/.~."'.T~:::J,~-)~~¢.,..1 1\ '.J 1 '---.,~i··.---<_ ::,,''~::-~~:'~ '-....~ (\,., /.. :a :::.. '· . .J _,,_ '1 I ' ·:_11 I_,_((...---~ \-('~_l.,I_ . .J.' ··.L~c-:=c1:=--:'.J ---\ -',-~-·-.\/-:i':Ji.. ~~ </ i,..,.,. 0, ... ,:·~: .. _ ii".::.-•• ~. •• K ....... ~ -\l \ I x ~~::--, ,------J \ \ '. I ,~ • ::m .. , ·•:.,-r.iil.-·::-. 1 \, . .(a>-. _ '. ( \,___.....-1 1,/ \ I ~( ... ~;'/ \ ~ // I • 1 • ./1 · ~ -..2_ .:.! I . ' Juu J, \~ I'°: ' ,..---~ / ~ /\ .'.\ ·4 ~\ ::r. I I/ -:w.1 \'\ I L~~~ ', \ ,/ \ I I t -x-·1~,, .... a,_ '. ----~-~ / ----., V r -.....;: ·-· ,,=< ~ ,,.~. ( ... <.. ..._ ~-~~~ • · t --~ • -~-• _--'-,, :.:.. l \ r"" 't\\V :il'.I I -, -~,\'ll,\ I \-,··-; 1 y-,.-::i __ L, h~. nJ :!l':i,>-1 ·----------· ~ Vr v '\_;/\ -t ;PJ;. ,~', -/ )·E-:JL \ \J., ·, •,'. .. I ... -1 • ; ""\ t , • _ -·-·1 ,l':1\--· '--•" 1 \' ; \j'a o/\ \~,\ / _\..., . ,.-, -. ~;[.'__ 11 ·--M(X.l.lJ5TVl-~Tll,IMM~ I POP -~ . -) \1/.~ ,M~~. , 1 ,-1_1---· -" 1 J · • '\\ ·-·. " ;I''{ • .,...... ).,. ,, (--,-~----·-.i: ,,---'i \ c•• · -• ---·~ }. 1. 1, 1 , ... -~-\ 1 \---I -~-1 \ -, ----~ r 11 = ·--, ..... -1-L . \ ·---',. --.-----.----,l, · (·-·, · \ ~-· I ( _.. ... ~ .,,.. .... I 1 / -t -,--'4, 0. , • " M 1:,: :;··, I -:~:.,. ~·-/Jli:r..r ---..ar.-J -1 ---.J~:.:=,OM,, ·-~Irf· 1 • '<--.• J· \ \\\ ~r--\., ) .. <Di'il-r I --~ :r.'iJ I ti I ~" '"" :F.11,., '' I __,f-' r l-~-,-'f!f:·-. EX§;ISTING TRE E-JO BE '\\' ,i,u /1 '1 \ \ \/ ,, I -CJr;..'-=:::::±UJ .... -, ' i ~ .,.,, l : Mav.eo -./ '· i -_c,_ ' •! r!~ LZ , iti:' .'i..1 ·--..1 ,_.-,-, /_, -----\-·-'C' Ill'. ,,~, -~ , /' • , ,·r ' ,.._r,-:. ~,, r ---: I -;/ :ri: '-_., ----~--=----"-~~-,..,.-">, "'"-" <.:}~ ,,r _..)., »JI ,, (/ !_ -\ \ ~ 113) ~ --, f\l r---.--s,_:~1 .~---=. ~ /-/J;'1.-::.."":-=------•v ..,..__~..,.._""-\_c.:r. $11 ~\ .{\ ) ii l '1 ! --' l<I>' ' I I ( :~ ~ . /, '::'~..,., \"' ---~ 4 ' -~...,.... \, -' '-./' t ..... ·1'·1 . . __ ,, ::c -I "-\ \:,,;,_ , !/ • .,__,-:-, '\. "C -· :. :il!:.\t" ' -_,.,,,~: ....-·>'\' ·. ;---I l ,,,, 1 ~,.., \ ·-\· -,... .-v ~ \ r•'•'•'11, 1 , .,,,., / ~~-·;;~\:4\-~ c~4 \ ,.:Yr~ ~"h~)')r ~~ 1f -~k _j\._ s ·\~'. ---=-='c-~~s_ \ ',._, ..... ~ .. /11 ___ ] __ -' L _L::·t-~ (1 1 (1) 11 , ) .• , i ,, ,.,.,,.,,,.,!" ;)/ . r ·-.. , . -. -, " .. . L I '(I) ' ·-,_''-.., -·\ \'") f-, II Y·;i ~" I .Q::, •. ., I-\' :11': ( \ . ,ir '--I i r.'.l<, -----i ,,.. ' "r.ri:s_ 1 1 ,-, ::1' , / , \ • 'i .s , ~'lt:. r r~· I w I 1 ,., ~ ----~1~11 I I ---, -. '--.. 1---. , • .;..'\.._ / 7., '. \. -I <, ' I 1 ,L ---I \ -----.,_ .. ,_ / i /., \ / ,, "\.-> ~ ·-~;..,:__ ,..;;;. 0.t".:; .-"" -!!',!'~._ 1 ".~ \ / r 1 _Oiii: JO!l.J I C: -,,.,.., ~ l' I I -}1. • --• ,.,. c<l' /l ( :-.'..,-._.r..., "' ' f. '. l ,::"!! • .. t • ~ ~~-·1~· , ~ \ \.(\3111:l • ·~ EXISTINGTRE:ETO' Tl :::. "~ I :ir.' \t\ ' ~ .... [ . :.';.~ ) '\l) I •tc.. '-<., -\ :~. '------""' --REMAIN / ~£~-~-... \ ' ) I I -I J ' I \s. ,..,_ #' I ~' \ \ ••u --...(4,liO _..---I + --.; I ' • \ \ I 0.tr.:..._J)f(' ~~-I \:JK& ---~--,r.-:::::.· ·~w -C:11.i· ( ' I:\ \ \;) LI ' , I /) I ,• • \ "~'° .. 'i't..'--_ . -/ \ .:_. \\ / '", E ISTINGTRE I \W 1--' \ ,\_ ' I / ', 1 / ,~ I l'>.,·>.,;j ,-.\' / _ -:11 • _ _____....-BEREMO\/Eo)/ I l. ,._ /, ----r;:;E\J,.,.: • --I, \ I ·~".':'...:"f:' ~"'-~/'~DRIP LU.E OF EXJSTING:::. _':i..---·.: ... ;::\..---EXISTING /le~. D1SEA9J,D, YING OR / J~.i:)' (__ '-..__ i J___ // '; __ 7 • <'.l.{:1-.-.'-.... __ __ 1 1\ TRE E ro RE~!!:' ""·--__ \----~--OANGEROU5'TBg)_l,I.P~DPOSED Row'ro MA·--.,.c~::;t)I NE ~--· .::' ; ; ,-1 , ·'{ ,,/ , -\ , .,. ,-"'· \.--; BEREMOVED V, I / I -II -· ::'... ,-.I.; / ·, ,Y' .~ 1-, .I _ --._ ~ .. I ,-----------11111(-... ~:.;..--------.... ~ ~-.,(, r , ,-r• r·• • \ ',-·, J ,' 1-t -'· I '1 -j ' t \ --'~ , I • • / ,_ __..-, ( . T J, I \; I I[ ''.'-ti . ""-~---, 0 ~ 0 ::::J z c.. :s b "' c::: c.. ·~ >-~ a:::: 0 V) c::: f-0 E z E u..J 0 > u -"" z 0 i:? ..0 u..J :2 u..J '-' a:::: I..L f- ~ u 0 :::; r:· ~ r 0 U". ,; -:, < ~ " ~ -: -, ' -, ~ ,,. '~ ,--,, S ...ih TR ~ ~ / -,1. I I _: __ : __ ',------------,,,.," .. =-__'___~ '/\ y --, e_~ ':'.t•e__:! __ -4 -'<~---.,.-/"":·...:.Y-'.r , -t-f ' ,,.,, -/ ~ ---h ,---r---\-..... ~ ,'..: ... = -- Tree Inventory Plan • Mid -. :f --·-,, .9C\U'.l ... 7tf4' 11.aj ______..___. 0 10' N .. ti' I .. :-11,-1 I~ _J -· !1' _ .... _····-·---1 CRITIC,,L AREA I: EXISTING VIABLE TREE TO REMAIN IN EXI STIN G DEAD. DISEASED DYING OR DANGEROUS TREE TO'REMAIN IN C RITICAL AREA ,,/ ><l) o .,.,.., .,....... """"°""""°''ou,n,uoLOCATl!O I --~~-· "'" 1. I t ~ -'-... -,<-SC.~ _ ~ -· ~• :ru: . ' ~- "i-," NCAAICN.AA<AS I ;,rw ·--'-> lll1. \ !Ii ---~-""-f-l-~-.::::. '\ ·. :l'.il \ ----'':JI'~ . Tree Retention Legend / CRITW.. AREA TREES E.ICII nNO CRmCAL AA£A TREES JO Re.l.WN /4;~.-/:-·/~~ ,,:~----::---;:) -~--<:-:::::::::~ . .., .. ~.::--· --·-:: _.:.._ "". _efi.:_~--:M · -~ . -. :-..:::.1 TREESIH!Jo1$~C#l:ITK:N.AAEA.SfOH AEt.iCM::OCI" • • (. ... _.. _.,,, y• ~,._ . ~ .u u · , POll Nl1AU,Y EH1EClt.DIIY M.IUHDCREATl()HM:;.IMTY c;u:• I .. / ~--!{Vl_ EXISTING TREES TO (~~~ -~,.r~-) :..~" \·. . . -. ' ('-Ofl•Mtoonb'lel~onti,) I / :lll:"""'""' REMAIN ~":.,---=-,-14--;:--~~---Q ,.!.IW , ~ ..... • "-::I&\ • OEVELOPAl!LEAAEATTIEES I __ ..,. -. ,!~ . -,,J--~'::. ... I -",Qijo. • .,.... • • • ./--~ _, -M, ·'""' \ -. -l;r,,._. . .. .n . . . Q o O<AOOOS<AS<0"'1NOOR....,.,OUSTR£ES·TOH I / ... -,·.,,~~ · // ;_:4'.~':J. ~~-' •(\ \ .=. . / l:1-AEMCM:O ~~rtWI•' -;:--~ l ~~~' -----., 't -1 • ·,, I · ·~--~,..," ,.. /i' -·· -~ -"1 X-f-1 .. '•,...:: . lit!! ·, . . . , ........ _.,.,,_.,. ' ~ ,' ....: ' '/:~' ---"' -..,. --=--• a,... - .~ ..... """"""'""""'""""·'""""'""' I:..... ) . -CJh':. Irr . ?;.~'~ 7r / / ....... 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( I A ,; ' -,: ... ..:r" I w...J :? f-- /1 !-= -)1{~ txs1NGV1ABLE TREE (IN EX1STING. ·\ ,-~11:.Y'-=·"\: :::~:ii=?..,_~,. --U r.l\.. •• · , , .· ... n.""';; ,:.ibl / .. · ~-1 ) 1 1 ITIC~L' AREA) ro B.E REMOVED ~ER "" ./!... ..:r. , __ -K..A..-·< \ ,. • , 'j;~I , I ,~-, ,, , 1 ().\;... ETLAND CREATION (Pe, ORS Var~noe ~-/ ( !r.f.. ·;. J-C.,i.&l':h. / ,;, \ EXISTING v L~'t~ 0ov Th 1D§. \, / _ .. / · . ;';~;;.~; • . _. _ _ II '"' Roqueo(,daled12 June 2013) ..._. • O:.,"/) ~ 1 1 , CRITIC c•)T~~~~M"l~A~B >-··, \ Clif& ' -·· · · · I I'· I'---~ t iiiiil o 1cr n - .... -~r' ,... "'" • • • "" • ....._., \ "IHI / -? .... I,;,("\ 1"1 -t / -_., ~Jo{f • :,n 1~ <,Q • ! " I' '··, '" • • ,. ::-.::.. • I .... -: re.---' .. RE F!ER "! w J D,ii:· \ I I ··-~""" .. . -//. ' . . . · ·. -··:n::. \ ::: •• -~ J •. v"F."i · / 1'. CR 10~ .. , ,. ,:::;.x -"' \-..) ;'\ \ · ..... ,-->I ~/ • . • • • • . . . \ ~''-;ii:.)~'"';;-·<:\\ I , , 1 \ ., ~ / ;, \ . · . I -· 7 '---.....-C~·. •• . '\ ••. , ... 'I / . } I I I : • "-..I\.~-/ ~ 't'ii":. ,~:-:. . · / .. ---~ --.-__ ~ .~:.:..-• • ·,.~·. -~-:~~' -;/-r ·t !__ t l ·-i __ I\. ·~ , :__.~--=s-_· · · . :·:~ \ .. ,...__ . <.. . Cc-.:-. I\ ~, :rni. \ \ ' _ 'I \ . -....._ . . ', . \ /_/ ("r..-. 1. EXISTING VlABLE TREE TO REMA ' • -< ..._ . . · · • -\ // EXISTING VIAB LE TRE E TO REMAIN IN CRITICAL AREA 'io' ''\, ,, ,. . . . . ~ [ / NEWLY CREATED WETLA ND AREA EXISTI NG DEAD. DISEASED, DYING '\, ............ _. . . . . . R ,-~OAN GE. ~OUSfi! .. E. E TJEMAIN IN ' ---. . . I , ,_ ,CRITI OALARM I -~. '-.., I •' I I Tree Inventory Plan · --· · · · · East (Wetland) C' :_":";. · . .,··:c 1\1 ' 1 '''1.;i(•\ , __ .I I ! i I. I t~::--... r )) -=-=_;11,-) ' I ' 1-' ' •• ,. I Yf I ;ll. I ;n fiil 1' 'ii)_~~ ' ;-:,,e 'J -S J l V ) ,g Hlno s -NVld "/\NI 33}:ll N0Ll8n<::l1SNOJ c:10.:l lON ~ 1 't:J ! 3i I ~ ~ C a I ! ·-u e § r a, : j g I .s: I ~ 01 ~ ;§ B~:~ l1U a, I j i;r I i ~ ..J * ~ii~h~th I e i r::: I ia i· 1 11 ~ ~~f •• ~ 0 3 5 e~ •8 e ;. i !1 ~G,. I 9§ :~ ~ ~~; r::: ~ ~i Hf =~ ~~ a, t3 I I; I; ~ ~2 .... K 11 §;, ~ Ee i I a, !1 .! g ·~ n ! < § ~-i 0:: ~ t Ht n~ [~ s a, w a, I . -0--.-::_-· -. , "-.. '!11 I-~" ' , ~o .. '•,/( C, f' 0 ¥ ~-.--~--, __ I •iif!- C .Q (I) Q) = 012 QJ QJ >O c6 C QJ .Q QJ -. /.'' L. u f-2 01 2 C 0.. t;I . x . W I .c .... :J 0 en C CtS -a. ~ 0 .... C (1) > C (1) (1) '-1- ) r .-~~-- (--. . 4 \ Parking Area Plan t SCloll.1 .. "1-~ ~ a ...., "1 I*' '--', \ '~ ...... ET -------- L-4, TR-4 I / Overall Site P l an Si t e Calculations Open Spece Atta Required 2501f • 3501f • 600.f x 162 Unl11 • 97 ,20011 OP4n Spact ArH P rovided• 104,67 811 (Ptr ORS ShL 092) Open Space Provided In Upper Decks cw P11t~1 that are not part of the Common Open S p ace• l,120sf (Pw ORS Sht. OS2} Tolal Act tve Recreation ArH Provided• 17,Hllf (lncludH Rec . Bldg. & Patio, Tot Lot & Plckleball Cour1 J Parting Planting Requlir~ 1011t1H1 x 15sfl1l1H1 • 1,820,f lntertor/Pertmettr Parking Are• Planting Provtct.d • 1,,3"2.tf Pertmel., Butt., Planting Are•• 10,30011 ROW Bufftr Plantfng ANII • 6 ,8601f EXHIBIT 8 t 00 00 SCAlL ,.....,., " 00 0 ----ii----1 • W W 100' r ' i ·-.• 1 't '. ·-.; .. =--~ ;;.~ ,:~- 0 ::::i 0.. ~ c:: b ~ "' ,;.. C ~ Cl.. :§ u u ~ .. <l) ~ :; !1l ....... 0.. ~ § V) "' l, ! C: 0 u ... ~ E 8 ; ..... E ~ I IU 0 > u ~ i 0 ..,. e 'o ..0 -c "'C ,:; u: ~r..,.SION No.~~ ______;___ VM ·,4uno:, iu0t 'UO)U:llt "JS :inUM'y' 41i01 JO p< ·11~·.~. ·.• ( ''e ll! ·r~ \j 153M -NVld 3dVJSONVl ,..-.., I L ' .. I L .. _. J. ....... .... ,., :, .'Ai.m.ii.il AA -,----.:~--=-----;-~---·llliii--lii I Landscape Plan -Mid n 1 I I I 'f: u ·.« I I •01(11 €•K"'°'ll j r SOUOWOOO FtM:t °1(0 ONPROPEAT'!'LM, l CS..O.C..--l-4)1 l I I I I i '\ IJT•1'[,,. ~. ~fU4~ I ~-- 0 0 -::::i ~ 0.. i C, "' f z '§ u s ~ u :t' :j l,,.: c.. 0.. ~ J V\ u.J C: 0 8 "' c.. 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DO'I"' J\cM'I r?I\ NN'l:t,d -3~nJ.::>3.L.IH0~'9' ·:lNJ'S:U VlJOSSV 'i' ~8:3:J.H --1)(rn-~ -I ~ 2!!!5!5 ffi ~ I.~ I ~ fl~ ~ 'f-'F~w=:===~mmmad_~--~-w-..l!-=fl11==l ~ n\-======>=tl----11~~~ ; ~J 11 11 II II i ; 11 11 II II ___ ....., I I 11 II f=" 11 "'-- 110 / I I ~ L 11 o. t 1 1 II II I II II 11 11 g II II II II j !! J II ii II LJl--~2 II >- II II II II ~ 11 11 ii II .., 11 ii II II 11 11 II II l ii ii II II ~ II 1 1 1 1 II II • ·n /1 0 I I O .~. ~ u --------~ {1---~ I / I E , .. .... I .. , l I l " l: < ~ ~ '"''" ATTENTION OF Regulatory Branch Mr . Justin Lagers PNW Holdings, LLC. DEPARTMENT OF THE ARMY SEATILE DISTRICT, CORPS OF ENGINEERS P.O. BOX 3755 SEATTLE, WASHINGTON 98124-3755 JAN 1 7 2014 9675 Southeast 36th Street, Suite 105 Mercer Island, Washington 98040 C ity of Renton Plan nin g Divisio n JAN 2 2 LU14 Reference: NWS-2012-1281 PNW Holdings LLC Dear Mr. Lagers: We have reviewed your application to place fill in 0.217 acre of wetlands to construct a multi-family housing development in Wetlands D, E, and Fat Renton, Washington. Based on the infonnation you provided to us, Nationwide Permit (NWP) 29 , Residential Developments (Federal Register February 21, 2012, Vol. 77, No. 34), authorizes your proposal as depicted on the enclosed drawings dated September 23, 2013 . In order for this authorization to be valid, you must ensure the work is performed in accordance with the enclosed NWP 29, Terms and Conditions and the following special conditions: a . You shall implement and abide by the mitigation plan, PNW Holdings LLC-Fieldbrook Commons, City of Renton Mitigation Plan dated September 23, 2013, and as modified by the pennit special conditions. Mitigation shall be constructed before or concurrent with the work authorized by the permit. b . Performance standards for the emergent community, the monitoring schedule for wetland hydrology, and the monitoring schedule and performance standards for trees and shrubs installed in the restored wetland buffer planting area in the mitigation plan PNW Holdings LLC- Fieldbrook Commons, City of Renton Mitigation Plan dated September 23, 2013 are hereby modified as follows: 1. Performance Standards for Emergent Species in the created wetland shall include 80% average coverage by native emergent plant species after the fifth and seventh growing seasons. 2 . Wetland hydrology shall be monitored in the created wetland and in Wetlands A and C in Years 1, 2, 3, 4, 5, 7, and 10. -2- 3 . The monitoring schedule and Performance Standards for trees and shrubs installed in the Restored Wetland Buffer planting area shall be the same as those for trees and shrubs installed in the Enhanced Wetland Buffer planting area. c. A status report on the implementation of the authorized work and on the construction of the mitigation shall be submitted annually to the U .S. Army Corps of Engineers (Corps), Seattle District, Regulatory Branch by October 31 51 each year until mitigation construction is complete as detennined by the Corps. This report must prominently display the reference number NWS-2012-1281. d. An as-built mitigation construction report and as-built drawings of the mitigation area shall be submitted upon completion of mitigation construction, in lieu of the status report described in Special Condition "c." This report must be submitted to the U.S . Anny Corps of Engineers (Corps), Seattle District, Regulatory Branch for review and approval and must prominently display the reference number NWS-2012-1281. The year mitigation construction is completed, as determined by the Corps, represents Year O for mitigation monitoring. e. Mitigation monitoring reports shall be submitted annually for monitoring Years 1, 2, 3, 4, 5, 7, and IO to the U .S. Army Corps of Engineers (Corps), Seattle District, Regulatory Branch by December 31st of each monitoring year. Year 1 monitoring will occur at least one year after completion of the mitigation sites as determined by the Corps. All reports must prominently display the reference number NWS-2012-1281 . f. To ensure the long-term protection of the mitigation site, you shall record on the mitigation site property deed a copy of this Department of the Army permit and a description of the mitigation area identified in the final mitigation plan. These documents shall be recorded with the Registrar of Deeds or other appropriate official charged with maintaining records on real property. Proof of this recorded documentation must be submitted to the U.S. Army Corps of Engineers, Seattle District, Regulatory Branch within 60 days from the date of permit issuance. g. Your responsibility to complete the required compensatory mitigation as set forth in Special Conditions "a" through "f' will not be considered fulfiJled until you have demonstrated mitigation success and have received written verification from the U.S. Army Corps of Engineers Seattle District, Regulatory Branch. Please be reminded that Special Condition "a" of your permit requires that you implement and abide by the mitigation plan for this project. In particular, note th at the mitigation plan requires that you conduct a wetland delineation of the created wetland and Wetlands A and C in monitoring Y ears 5 and 10. The wetland delineation reports must be submitted to the Corps, Seattle District, Regulatory Branch for review and approval, and must prominently display the reference number NWS-20 12-1281. Please be reminded that in an e-mail dated October 23, 2013, you agreed to provide copies of the annual mitigation monitoring reports to -3- the Muckleshoot Indian Tribe when the reports are sent to the Corps and other regulatory agencies . We have reviewed your project pursuant to the requirements of the Endangered Species Act, the Magnuson-Stevens Fishery Conservation and Management Act and the National Historic Preservation Act. We have determined this project complies with the requirements of these laws provided that you comply with all of the permit general and special conditions. The authorized work complies with the Washington State Department of Ecology's (Ecology) Water Quality Certification and the Coastal Zone Management Act requirements for this NWP. No further coordination with Ecology is required . We have prepared and enclosed a Preliminary Jurisdictional Determination (JD) dated December 17 , 2012. This preliminary JD was previously sent to you on December 27, 2012. The preliminary ID is a written indication that wetlands and waterways within your project area may be waters of the United States. Such waters will be treated as jurisdictional waters of the U.S . for purposes of computation of impact area and compensatory mitigation requirements associated with your permit application. If you believe the Preliminary JD is inaccurate, you may request an Approved JD, which is an official determination regarding the presence or absence of waters of the United States. If one is requested, please be aware that we may require the submittal of additional information to complete an approved JD and work authorized in this letter may not occur until the approved ID h as been finalized. Our verification of this NWP authorization is valid until March 18, 2017, unless the NWP is modified, reissued, or revoked prior to that date . If the authorized work has not been completed by that date and you have commenced or are under contract to commence this activity before March 18, 2017, you will have until March I 8, 20 18 , to complete the activity under the enclosed terms and conditions of this NWP. Failure to comply with all terms and conditions of this NWP verification invalidates this authorization and could result in a violation of Section 404 of the Clean Water Act and/or Section 10 of the Rivers and Harbors Act. You must also obtain all local, State, and other Federal permits that apply to this project. Upon completing the a uthorized work, you must fill out and return the enclosed Certificate of Compliance with D epartment of the Army Permit form. Thank you for your cooperation during the pennitting process . We are interested in your experience with our Regulatory Program and encourage you to complete a customer service survey form. Thi s form and information about our program is available on our website at www.nws.usace.army .mil select "Regulatory Branch, Permit Information" and then "Contact Us." A copy of this letter, without enclosures, will be furnished to Mr. Ed Sewall, of Sewall Wetland Consulting, Inc ., 27641 Covington Way Southeast, #2, Covington, Washington 98042. -4- If you have any questions, please contact me at suzanne.1.anderson@ usace .army.mil or (206) 764-3708 . Enclosures Sincerely, LJ anne Anderson, Project Manager Re ulatory Branch (:-67l '--J -~ ~ ,. £~·~, •u , ~c>:~, '"7t\(.o "'JJ ~ u• £, :,1 :;l -GI .,,. :--.·. -g m .J'• ~ .. g, "I) '<> I.fl S j;::?11,: ;-:,, '-;j. "S q v, \f' s '· ~,,..:, ~"t ./' (1e7) ..___:_ r,:-1 ci: s Join St 0 ..:, -:a S 3i'th St '- S '.J.Sll> Cr er, "' ~ 2 l::. ~ ::i 1:,'71 ht.f~ REFERENCE: NWS -201 2-1281 APPLI CANT: FIELDD ROOK COMMONS, LLC '/) .• ~ =:, £ (~"i5 ) , __ Ill :::e s ~'),r,St S :.,;.tn Pl <-.,'<, ,c S ::<7th Pl "t t, ~ o' S 3dih Ct LOCATI ON : <II "' ;j_ ;;;: TAX PA RCEL NO. 2923059168, 2923059022,&2923059023 RENT ON , WASHINGTON LATITUDE: 47.44919°N LO NG ITUDE : -122.194G"W SE l U.5th ::;1 C: U, ::- > it, Ill ... 0 ~ ;, ~- ,1 ({1 Ill !Tl ~:E 2£-i i' .St o:::J ·~ ;J v) m .... 0 q"'! ~ ·1-, ...-_ .,. ,r, !t .,. (h rrt 1t1 S':= 1,S.f.ln ~l 41,s,glh'i''• SE 17Ct h 3f <9. c:>,../,!' o/, > 51: 173"rd St w U) C _, ,=., "ftl. ·,; ~ .J'(-' •'. ... q.,., ((J v 111 (~ 0 S E P clrovr1sky Rel VICINITY MAP c-, :: ::::r :l• ; (') ,,, PROPOSED PROJECT: FIELDBROOK COMMONS IN : WETLANDS NEAR/AT: RENTON COUNTY: KIN G 0 e&.7 ... ;r ~~ ":.• R f· ~ :2 {/) rn SHEET 1 OF G 09/23/2013 I STATE: WASHINGTON 1~~ J. ~ .,,t,, ':;> ;;; ... Q! :r J:• .3 ~ i '.JGi11 ~ d (/) m s~ 1 .;;[ it.eth S'. SE. lGS1:-s : ,.., '3 :.rl~ . ..-:;-,t dt'. ,.. ?," s1~c,1:,,i n·,1 ;::.,r.1~, C!I 1(, (.'I ,.,, :~ 172.ij St SE 1-;- >.J :3, ~. SI UI ,, .. ';) ":: !;__• Cl) 'f) Cl ~ '> <; .:, .,: n ,·.: ,- s;;: 176,li SI 17Glh 3! SE? -" ::! :,- > .. : ';2 ~ ?:' ~~ \); ,r. :~~- ..> -.=. :,;.. -:;, ~ ~ SE: -· •.r :r r, :,. APPROX. SCALE: 1" = 500' Sewall Wetland Con sultin g, Inc. 27641 Covington Way SE, 112 Covington, WA 98042 (253) 859-0515 -telephone (253) 852-473 2 -fa x ,--------1~---.-----:-:-:----------~---.::---~- I I . . \VETWIDD . I I { CA TE GORY ID f --___ J T,671Sf ~ lfWETW/0 : BUFFER I /£Tl,\IIO F l ·. .f!~'" ' -' ·-·· --····---· : ~-------.. -~ ------------··------------ I . SQ'W'ETI.ANO DUfrER ----· ·--T-· '-,_T. --.. . ', .... - J '· • -. . . ~·· :" . I • . '-·-;-·, I I ' . •. ,I ' I . .·· .-·.' '·f' . ' .. ,: ' . -, . ,· 1. . . --. · ... · ,· ·, \ ·I -. -/ -· I . -· . ' I · · , , I VIETlAND C CATEGDRY!h 1,U9 SF -~~111m1m11 ,;,:,:•:•.1•1ETLANO o'.•:•l 1 J 1 llii1llil:1lll \ . ::;:;:;l;:::f I , . ltt ~ .. JP _._fil______ -- l-·r·.· :·r/ ,::.'.:~-. . --~~ (}\tk:::::/:?····· L ____ .;. f REFERENCE : NWS-2012-1 281 APPLI CANT: FIELDOROOK COMMONS, LLC LOCATION: TAX PARCEL NO. 2923059 1 68, 2923059022,&2923059023 RENTON, W ASHINGTON LAT ITUDE: 4 7.44919"N LO NGITUDE : -122.1946"W SHEET 2 OF 6 0 1 50 EXISTING CONDITIONS SCALE IN FE ET 09/23/2013 PROPOSED PROJE CT : FIELDBROO K COMMONS IN : WETLANDS N EAR/AT: RE NTO N COUNTY : KIN G STATE: WASHINGTON Sewal l Wetland Cons u l t ing, I nc. 27641 Covington Way SE, 112 Covi ngton, WA 98042 {253) 859-0515 -t el ephone (253) 852-4732 · fa x REFERE NCE: NWS-2012-128 1 APPLICANT: FIELDBR OOK COMMONS, LLC -25,430SFW[Tl/lNOCRE/ITION ~ 9,Jl4 ~f WtTUVlO fill .\,!t73 SF 8UFrER AV U.AGIUG ·ADDITION J,113] SF OUFrEf\ AY£ft;,G1NG · SU8Tn/\CTl01l -1•.210 U ourrEA RESTOAATIOU FOR TEMPORARY IMPACTS LOCATION : TAX PARCEL NO. 2923059168, 2923059022, & 29230$9023 RENTON, WASHIN GTO N LATITUDE: 47.44919'N LON GI TUD E: -122.1946'W SHEET 3 OF 6 1: I /(~: /!__~I [f!_u~1~~-~~ 1,&15SF DUFFER RESTORATIOI< l~~l SF BUFFER REDUCTION FOR ,. Cl"TY-REOUIRED TRAIL IIOTE: LOCATIOII SIIOWII IS APPROX1W.1 E. TIWL SIW.l BE flELD LOCATED TO MINll,IIZE m e HUMBER OF tREES THAT HAVE TO OEC\IT. is.ms; l)SOSF DUFFER RES 0RAT10N FOR S10RMVIATER OUTFAL~ 1~\Jr;·;·;::i ~i, ~]!I ·'/ETUIID CR EATlO~ ~ 0 1 50 MITIGATION SITE PLAN SCALE IN FEET 09/23/2013 PROP OSED PROJECT: FIELDBROOK COMMONS IN: WETLANDS NEAR/AT: RENTON COUNTY: KING STAT E: WASH INGTON Sewa ll Wetland Consult ing, Inc. 27641 Co vingt on W ay SE, 112 Covington, WA 98042 (253) 859-0515 -telephone (253) 8S2-4732 -fax 418A w w C ml r~ --1 I 413 419A w B ml l's I z 414 416A w D !l!I Is ' ~ ss(gf m WETLAND CREATIO N CRO SS-SE CTI ONS I I / ,11, ' , 1111 11 I'- / ~ ,. 2 • ; 111 ,·'lh l I ,. . ·.·.·.·.·.:~~--.·.· .. ·.· . . . . . . ,. . . .. . . W ETLAND CREATION GRAD I NG PLAN '-., ', . EXIS TING -CONTOUR - TYP _; D ,,. ' \ LIMITS OF "-.'-. GRADING , ' ' f 0 so W ETLAND CR EATION GRADING PLAN SCALE IN FEET REFERENC E: NWS-2012-1281 APPLICANT: FIELOBROOK COMMONS, LLC LOCAT ION: TAX PARCEL NO. 29230591GB, 2923059022, & 2923059023 RENTON, WASHINGTON LATIT UDE: 47.44919°N LONG ITUDE : -122.1946"W SHEET 4 OF G PROPOSED PROJECT: FIELDDROOK COMMONS IN : WETLANDS NEAR/AT: RENTON COUNTY: KING 09/23/2013 I STATE: WAS HINGTON Sewall Wetland Consulting, In c . 27641 Covington Way SE, lr2 Covington, WA 98042 (253) 859-0SlS -telephone (253) 852-4732 -fax REFERENCE : NWS -2012-1281 APPLICANT: FIELDB ROOK COMMONS, LLC LIMITS OF WETLAND ~ \ W CREATIO N / . · .... "'\.:• • ·• •I • • ,• • I • -,,. .. ,• . ... . -;:• . •' ., i w- ' '~ L'lMITS OF WETLAND BUFFER ENHANCEMENT LIMITS OF ', WETLAND CREATION "\ LIMITS OF WETLAND BU FFER ENHANCEMENT \',' ' ' ,. ' f 0 4·0 WETLAND CREATION PLANTING PLAN SCALE IN FEET LOCATION : TAX PARCEL NO . 2923059168, 2923059022, & 2923059023 RENTON, WASHIN GTON LATITUDE : 47.44919"N LONGITUDE: -122 .1946'W SHEET 50f 6 09/23/2013 PROPOSED PROJECT: FSELDBROOK COMMONS IN : WETLANDS NEAR/AT: RENTON COUNTY : KING STATE: WAS HI NGTO N Sewall Wetland Consulting, Inc. 27641 Covi ngton Way SE , 112 Covington, WA 98042 (253) 859-0515 -tele phone (253) 852-4732 -fax WETIANO CREATION PLANTING LIST BUFFER ENHANCEMENT/RESTORATION PLANTING LIST QNTY PLANT NAME SIZE SPACING ONTY PLANTNAME SIZE SPACING TREES TREES 0 15 Pacific W17/o w 2gaf. as shown 0 29 Big Leaf Maple 2· min. calipe . Salix lasiandra Acer macrophyllum containenzed as shown © 33 Sitka Spruce 6' min. height as shown @ Douglas Fir 6' min. heigh/ containenzed 38 Picea silchensis Pseudotsuga menziesli' conlainenzed as shown 0 21 Western Crabapple 2gal. as shown (l) Cascara 2· min. calipe Malux (pyrus) fusca 12 Rhamus purshiana containerized DSShown 8 15 Oregon Ash 12· rmii. calipe as shown SHRUBS Fraxinus lotifolia con tainerized SHRUBS © 79 v,neMap/e 2gal. Acer circinatum as shown e 100 Red-osier Dogwood 2gal. as shown Cornus slo/onifero @ 69 Hazelnut 2gal. Cory/us comuta as shown ® 90 Sitka Willow 2gal. as shown Salix sitchensis Indian Plum © 91 Oemleria cerasiformis 2gal. as shown Black Twin berry 2gal. @ 94 lonicera involucra as shown Common snowberry 8 114 2gaf. Symphoncarpos al/Jus asshm-m Salmon berry e 95 Rubus spectabilis 2gal. as shown Salmon berry e 5 2gal. as shown Rubus spectabilis 0 10 Clustered Rose Rosa pisocarpa 2gal. as shown EMERGENT PLUGS iv V V 1300 Spike Rush Plug t8 ·0.C perdetail v v ~vv 1300 Slough Sedge Plug 18" O.C per detail vv ~vv vv ~vv 1300 v v Small Fruited Bui/rush Plug 18" O.C per detail PLAN T SCH EDUL E REFERENCE: NWS-2012-1281 LOCATION: PROPOSED PROJECT: TAX PARCEL NO. 2923059168, FIE LDBR OOK COMMONS APPLICANT: 2923059022, & 2923059023 RE NTO N, WASH INGTON Sewall W et lan d Consulti ng, I nc. FIELDBROOK COMMONS, LLC IN: WETLANDS LATITUDE: 47.4 49 19"N 27641 Covington Way SE, 112 LONGITUDE: -122.1946"W NEAR/ AT: RE NTON Covin gton, WA 98042 COUNTY : KING (253) 859-0515 -tele phone SHEET 6 OF 6 09/23/2013 STATE: WASHINGTON (253) 852-4732-fax lf.ffll ~ us Army Corps of Engineers ® SemUe Oistrid NATIONWIDE PERMIT 29 Terms and Conditions Effective Date: June 15, 2012 A. Description of Authorized Activities B. Corps National General Conditions for all NWPs C. Corps Seattle District Regional General Conditions D. Corps Regional Specific Conditions for this NWP E. State 40 I Certification General Conditions F. State 401 Certification Specific Conditions for this NWP G. EPA 401 Certification General Conditions H. EPA 401 Certification Specific Conditions for this NWP I. Coastal Zone Management Consistency Resp onse for this NWP In addition to any special cond ition that may be required on a case-by-case basis by the District Engineer, the following terms and conditions mu st be met, as applicable, for a Nationwide Permit authorization to be valid in Washington State. A. DESCRIPTION OF AUTHORIZED ACTIVITIES 29 . Residential Developments. Discharges of dredged or fill material into non-tidal waters of the United States for the construction or expansion of a single residence, a multiple unit residential development, or a residential subdivision. This NWP authorizes the construction of building foundations and building pads and attendant features that are necessary for the use of the residence o r re sidential development. Attendant features may include but are not limited to roads, parking lots, garages, yards, utility lines, storm water management facilit ies, septic fields , and recreation facilities such as playgrounds, playing fields, and golf courses (provided the golf course is an integral part of the residential development). The discharge must not cause the loss of greater than I /2-acre of non-tidal waters of the United States, including the loss of no more than 300 linear feet of stream bed, unless for interm ittent and ephemeral stream beds the di strict engineer waives the 300 linear foot lim it by making a written determination concluding that the di scharge will result in minimal adverse effects. This NWP does not authorize discharges into non-tidal wetlands adjacent to tidal waters . Subdivisions: For resi dential subdivisions, the aggregate total loss of waters of United States authorized by this NWP cannot exceed 1/2-acre. This includes any loss of waters of the United States associated with development of individual subdivision lots. Notification: The permittee must submit a pre-construction notification to the d istrict engineer prior to commencing the activity. (See general condition 31 .) (Sections IO and 404) B . CORPS NATIONAL GENERAL CONDITIONS FOR ALL NWPs Note: To qualify for NWP authorization, the prospective permittee must comply with the following gen eral conditions, as applicable, in addition to any regional or case-specific conditions imposed by the division engineer or district engineer. Prospective pennittees should contact the appropriate Corps district office to determine if regional conditions have been imposed on an NWP. Prospective pennittees should also contact the appropriate Corps di strict office to determine the status of Clean Water Act Section 401 water quality certification and/or Coastal Zone Management Act c onsistency for an NWP. Every person who may wish to obtain permit authorization under one or more NWPs, or who is currently relying on an existing or prior pennit authorization under one or more NWPs, has been and is on notice that all of the provisions o f 33 CFR § 330.1 thro ug h 330.6 apply to every NWP aut hori zati o n. Note especially 33 CFR § 330.5 rel at ing to the modification, susp ension, or revocation of any NWP authorization. J. Navigatio n. (a) No activity may cause mo re t ha n a minimal adverse effec t on nav igati on . (b) Any safety lights and signals prescribed by th e U.S. Coas t Guard, thro ugh re g ulations or otherwise, must be installed an d maintained at the pennittee's expense on authorized facilities in n av iga ble waters of the United States. (c) The pe nnittee understands and agrees that, if future operations by the United States requi re t he removal, relocation, or other alteratio n, of the s tructure or work herei n au tho rized, o r if, in the opinion of the Secretary of the Army or hi s authorized representat ive, said st ru c ture or work shall cause unreasonable ob struction to the free navigati on of the navigable w aters, th e pennittee will be req uired, upon d ue notice fro m th e C o rp s of Engineers, to remo ve, re locate, o r alter the structural work or obstructions caused the reby, without expense to the United States. No claim shall be made against the United States o n account of a ny suc h removal or alteration. 2. Aquatic Life M ovements . No activity may s ub stantiall y disrupt the necessary life cycle movements of those s pecies of aquatic life indi genous to th e waterbody, includin g th ose sp ecies that normally migrate through the area, unless the activity's primary purpos e is to impound w ate r. All pe nnanent and temporary crossin gs of wa terb odies shall be s uita bly cu lverted , brid ged, or otherwise designed and constru cted to maintain low flows to s ustain the movement of those aquatic species. 3 . Spawning A reas. Activities in s pawn ing areas during spawning seasons must be avoided to the max imum extent practicable. Activities that result in th e physical d estructio n (e.g., through excavation, fill, or d ownstream s mothering by substantial turbidity) of a n impo rtant spawning a rea are not authorized. 4. Migratory Bird Breeding A reas . Activities i n waters of th e United States that serve as breeding areas for mi g ratory birds mu st be avoided to the max imum extent pract icable. 5. S hellfi s h Beds. No activity may occur in areas o f concentrated sh e llfi sh populations, unless the activity is directly re lated to a sh ellfish h arvesting activity a uthorized by NWPs 4 and 4 8, or is a s he llfi sh seeding or habit at resto ration activ ity authorized by NWP 27. 6. S uita bl e Mate rial. No activity may use un s uitable material (e.g., tra s h, debris, car bodies, aspha lt, etc.). Material used for constru ction or discharged must be free from toxic po ll utants in toxic amounts (see Secti on 307 of the Clean Water Act). 7. Water Sup ply Intakes. No activ ity may occ ur in th e proximity of a p ubli c water supply intake, except where the activity is for the repair or improvement of public water s upply intake structures or adjacent ba nk stabil izat io n. 8. Adverse Effects From I mpoundments. lfthe activity c reates an impoundmen t of water, adverse effects to th e aquatic system due to accelerating the passage o f water, and/or restricting its fl ow mu s t be minimized to th e maxi mu m extent practi ca b le. 9 . Management of Water Flows . To the maximum exte nt practicable, the pre-co ns tru c ti o n course, conditio n, capacity, and location of open wate rs m ust be maintained for each activity, includi ng st rea m channelization and storm water management activities, except as p rovid ed below. The activity must be c onstructed to w ith s tand expected hi g h flow s . The activity must not restrict or impede the passage of n onnal or hi gh flows, un le ss the prim ary purpose of the activity is to impound water or manage h igh 2 flows. The activity may alter the pre-construction course, condition, capacity, and location of open waters if it benefits the aquatic environment (e.g., stream restoration or relocation activities). I 0. Fills Within l 00-Year Floodplains. The activity must comply with applicable FEMA-approved state or local floodplain management requirements. 11. Equipment. Heavy equipment working in wetlands or mudflats must be placed on mats, or other measures must be taken to minimize soil disturbance. 12. Soil Erosion and Sediment Controls. Appropriate soil erosion and sediment controls must be used and maintained in effective operating condition during construction, and all exposed soil and other fills, as well as any work below the ordinary high water mark or high tide line, must be pennanently stabilized at the earliest practicable date. Pennittees a re encouraged to perfonn work within waters of the United States during periods of low-flow or no-flow. 13. Removal of Temporary Fills. Temporary fills must be removed in their entirety and the affected areas returned to pre-construction elevations. The affected areas must be revegetated, as appropriate. 14. Proper Maintenance. Any authorized structure or fill shall be properly maintained, including maintenance to ensure public safety and compliance with applicable NWP general conditions, as well as any activity-specific conditions added by the district engineer to an NWP authorization. 15. Single and Complete Project. The activity must be a single and complete proj ect. The same NWP cannot be used more than once for the same single and complete project. 16. Wild and Scenic Rivers. No activity may occur in a component of the National Wild and Scenic River System, or in a river officially designated by Congress as a "study river" for possib le inclusion in the system while the river is in an official study status, unless the appropriate Federal agency with direct management responsibility for such river, has detennined in writing that the proposed activity will not adversely affect the Wild and Scenic River designation or study status. Infonnation on Wild and Scen ic Rivers may be obtained from the appropriate Federal land management agency responsible for the designated Wild and Scenic River or study river (e.g., National Park Service, U .S. Forest Service, Bureau of Land Management, U .S. Fish and Wildlife Service). 17. Tribal Rights . No activity or its operation may impair reserved tribal rights, including, but not limited to, reserved water rights and treaty fishing and hunting rights. 18. Endangered Species. (a) No activity is authorized under any NWP which is likely to directly or indirectly jeopardize the continued existence of a threatened or endangered species or a species proposed for such designation, as identified under the Federal Endangered Specie s Act (ESA), or which will directly or indirectly destroy or adversely modify the critical habitat of such species. No activity is authorized under any NWP which "may affect" a listed species or critical habitat, unless Section 7 consultation addressing the effects of the proposed activity has been completed. (b) Federal agencies should fo ll ow their own procedures for complying with the requirements of the ESA. Federal permittees must provide the district engineer with the appropriate documentation to demonstrate compliance with those req u iremen ts. The district engineer will review the documentation and determine whether it is sufficient to address ESA compliance for the NWP activity, or whether additional ESA consultation is necessary. (c) Non-federal pennittees must submit a pre-construction notification to the district engineer if any listed species or designated critical habitat might be affected or is in the vicinity of the project, or if the project is located in designated critical habitat, and shall not begin work on the activ ity until notified by 3 the district engineer that the requirements of the ESA have been satisfied and that the activity is authorized. For activities that might affect rederally-listed endangered or threatened species or designated critical habitat, the pre-construction notifica tion must include the name(s) of the endangered or threate ned sp ecie s that might be affected by th e proposed work or that utilize the designated critical habitat th at might be affected by the proposed work. The district engineer will determine whether the proposed activity "may affect" or will have "no effect" to listed species and designated critical habitat and will notify th e n on-Federal applicant of the Corps' detem1ination within 45 days of receipt of a co mplete pre- construction notification. Tn cases where the no n-F ederal applicant has identifi ed listed species or critical habitat that might be affected or is in the vicinity of the project, and has so notifi ed the Corps, the applicant shall n ot begin work until th e Corps has provided notification the proposed activities will have "no effect" on listed species o r critical hab ita t, or until Section 7 consultation ha s been completed. If the non-Federal applicant ha s not hea rd ba c k from the Corps within 45 d ays, the applicant must still wait for notification from the Corps. (d) As a result of formal or informal consultation with the FWS or NMFS the di strict engineer may add species-s pecific regional e nd ange red s pecies conditions to the NWPs. (e) Authorization of an activity by a NWP does not authorize the ''take" of a threatened or endangered species as defined under the ESA. In th e absence of separate authorization ( e.g., an ESA Section 10 Permit, a Biological Opinion with "in cidental take" provisions, etc.) from the U.S. FWS o r the NMFS, The Endangered Species Act prohibits any person subject to th e jurisdiction of the United States to take a listed s pec ies, where "take" means to harass, harm, purs ue , hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct. The word "harm" in the d efinition of ''take'' means a n act ·which actually kills or injures wildlife. S uch an act may include significant habitat mod ifi cati on or degradation where it actually kills or injures wildlife by significantly impairing essential behavi oral patterns, in c ludi ng breeding, feeding or she lt erin g. (f) Information on the location of threatened and endangered spec ies and their critical habitat can b e obtain ed directly from the offices of th e U.S. FWS and NMFS or their world wide web p ages at http://www.fws.gov/ or http://www.fws.gov/ipac and http://www.noaa.gov/fisheries.html respectively. 19. Migratory Birds and Bald and Golden Eag le s. T he permittee is responsible for obtaining any "take " permits required un der th e U .S. F ish and Wildlife Service's regulations governing compliance w ith the Migratory Bird Treaty Act or the Bald a nd Go ld en Eagle Protection Act. The permittee should contact the appropriate loca l office of the U.S. Fish and Wildlife Service to determine if s uch "take" permits are required for a particular activity. 20. Historic Properties. (a) In cases where th e di strict eng in eer determines th at the activity may affect properties li sted, or eligible for li stin g, in th e National Register of Hi storic Places, t he activity is not authorized, un til the re quire ments of Section 106 of t he National Historic Preserv atio n Act (NHP A) have been satisfied. (b) Federal pennittees s h ould follow their own procedures for comply ing w ith the requirements of Section 106 of the National Historic Preserva t ion Act. Federal permittees mus t provide th e distri ct engineer with the appropriate documentation to demonstrate compliance w ith those requirements. The district engineer w ill review the documentation and determine wheth er it is sufficient to address section I 06 compliance for the NWP activity, or whethe r add iti ona l section l 06 consultation is necessaJ)'. (c) Non-federal permittees must s ubmit a pre-construction notification t o the di stric t engineer if the authorized activity may have the potential to cause e ffe cts to any histori c properties li sted on, determ in ed to be e li g ibl e for listing on, or potentially eligible for li sting on the National Register of Historic Places, in clud ing previously unid entifi ed properties. For s uch acti vi ti es, the pre-construction notifi cation must state wh ich hi storic properties may be affected by the proposed work o r in c lud e a vicinity map indicatin g the location of the historic properties or the potential fo r the presence of hi storic properties. Assistance regarding infom1ation o n the locati on of o r potential for the presence of hi s toric resources can be sought from the State Historic Preservation Officer or Tribal Historic Preservation Officer, as appropriate, and 4 the National Register of Historic Places (see 33 CFR 330.4(g)). When reviewing pre-construction notifications, district engineers will comply with the current procedures for addressing the requirements of Section 106 of the National Historic Preservation Act. The district engineer shall make a reasonable and good faith effort to carry out appropriate identification efforts, which may include background research, consultation, oral history interviews, sample field investigation, and field survey. Based on the information submitted and these efforts, the district engineer shall determine whether the proposed activity has the potential to cause an effect on the historic properties. Where the non-Federal applicant has identified historic properties on which the activity may have the potential to cause effects and so notified the Corps, the non-Federal applicant shall not begin the activity until notified by the district engineer either that the activity has no potential to cause effects or that consultation under Section I 06 of the NHPA has been completed. ( d) The district engineer will notify the prospective permittee within 45 days of receipt of a complete pre-construction notification whether NHPA Section 106 consultation is required. Section 106 consultation is not required when the Corps determines that the activity does not have the potential to cause effects on historic properties (see 36 CFR §800.3(a)). lfNHPA section 106 consultation is required and will occur, the district engineer will notify the non-Federal applicant that he or she cannot begin work until Section 106 consultation is completed. If the non-Federal applicant has not heard back from the Corps within 45 days, the applicant must still wait for notification from the Corps. (e) Prospective permittees should be aware that section 11 Ok of the NHPA (16 U.S.C. 470h-2(k)) prevents the Corps from granting a permit or other assistance to an applicant who, with intent to avoid the requirements of Section 106 of the NHP A, has intentionally significantly adversely affected a historic property to which the permit would relate, or having legal power to prevent it, allowed such significant adverse effect to occur, unless the Corps, after consultation with the Advisory Council on Historic Preservation (ACHP), determines that circumstances justify granting such assistance despite the adverse effect created or permitted by the applicant. If circumstances justify granting the assistance, the Corps is required to notify the ACHP and provide documentation specifying the circumstances, the degree of damage to the integrity of any historic properties affected, and proposed mi t igation. This documentation must include any views obtained from the applicant, SHPOffHPO, appropriate Indian tribes if the undertaking occurs on or affects historic properties on tribal lands or affects properties of interest to those tribes, and other parties known to have a legitimate interest in the impacts to the permitted activity on historic properties. 21. Discovery of Previously Unknown Remains and Artifacts. If you discover any previously unknown historic, cultural or archeological remains and artifacts while accomplishing the activity authorized by this permit, you mus t immediately notify the distri ct engineer of what you have found, and to the maximum extent practicable, avoid construction activities that may affect the rema in s and artifacts until the required coordination has been completed. The di strict engineer will initiate the Federal, Tribal and state coordination required to determine if the items or remains warrant a recovery effort or if the site is eligible for li sting in the National Register of Hi storic Places. 22. Designated Critical Resource Waters. C ritical resource waters include, NOAA-managed marine sanctuaries and marine monuments, and National' Estuarine Research Reserves. The dis trict engineer may designate, after notice and opportunity for public comment, additional waters officially des ignated by a state as having particular environmental or ecological s ignificance, such as outstanding national resource waters or state natural heritage sites. The district en·gineer may also designate additional c ritical resource waters after n otice and opportunity for public comment. (a) Discharges of dredged or fill material into waters of the United States are not authorized by NWPs 7, 12, 14, 16, 17, 21, 29, 31, 35, 39, 40, 42, 43, 44, 49, SO, SI , and 52 for any activity within, or d irectly affecting, critical resource waters, including wetlands adjacent to such waters. (b) ForNWPs 3, 8, 10, 13, 15, 18, 19, 22, 23, 25, 27, 28, 30, 33, 34, 36, 37, and 38 , notification is required in accordance with general condition 31, for any activity proposed in the des ignated critical 5 • resource waters including wetlands adjacent to those waters. The district engineer may authorize activities under these NWPs only after it is detennined that the impacts to the critical resource waters will be no more than minimal. 23 . Mitigation. The district engineer will consider the following factors when detennining appropriate and practicable mitigation necessary to ensure that adverse effects on the aquatic environment are minimal : (a) The activity must be designed and constructed to avoid and minimize adverse effects, both temporary and permanent, to waters of the United States to the maximum extent practicable at the project site (i.e., on site). (b) Mitigation in all its forms (avoiding, minimizing, rectifying, reducing, or compensating for resource lo sses) will be required to the extent necessary to ensure that the adverse effects to the aquatic environment are minimal. (c) Compensatory mitigation at a minimum one-for-one ratio will be required for all wetland losses that exceed 1/10-acre and requir:e pre-construction notification, unless the district engineer determine s in writing that either some other form of mitigation would be more environmentally appropriate or the adverse effects of the proposed activity are minimal, and provides a project-specific waiver of this requirement. For wetland los ses of 1/10-acre or less that require pre-construction notification, the district engineer may determine on a case-by-case basis that compensatory mitigation is required to ensure that the activity results in minimal adverse effects on the aquatic environment. Compensatory mitigation projects provided to offset losses of aquatic resources must comply with the applicable provisions of 33 CFR part 332. (I) The prospective pennittee is responsible for proposing an appropriate compensatory mitigation option if compensatory mitigation is necessary to ens ure that the activity results in minimal adverse effects on the aquatic environment. (2) Since the likelihood of success is greater and the impacts to potentially valuable uplands are reduced, wetland restoration should be the first compensatory mitigation opt ion considered. (3) If pennittee-res pons ible mitigation is the proposed option, the prospective permittee is responsible for submitting a mitigation plan. A conceptual or detailed mitigation plan may be used by the district engineer to make the decision on the NWP verification request, but a final mitigatio n plan that addresses the applicable requirements of 33 CFR 332.4(c)(2)-(14) must be approved by the district engineer before the permittee begins work in waters of the United States, unless the district engineer determines that prior approval of the final mitigation plan is not practicable or not necessary to ensure timely completion of the required compensatory miti gation (see 33 CFR 332.3(k)(3)). ( 4) If mitigation bank or in-lieu fee program cred its are the proposed option, the mitigation plan only needs to address the baseline conditions at the impact site and the number of credits to be provided. (5) Compensatory mitigation requirements (e.g., resource type and amount to be provided as compensatory mitigation, site protection, ecological perfonnance standards, monitoring requirements) may be addressed through conditions added to the NWP authorization, instead of components of a compensatory mitigation plan . (d) For losses of streams or other open waters that require pre-construction notification, the district engineer may require compensatory mitigation , such as stream rehabilitation, enhancement, or preservation, to ensure that the activity res ults in minimal adverse effects on the aquatic environment. (e) Compensatory mitigation will not be used to increase the acreage losses allowed by the acreage limits of the NWPs. For example, if an NWP has an acreage limit of 1/2-acre, it cannot be used to authorize any project resulting in the loss of greater than 1 /2-acre of waters of the United States, even if compensatory mitigation is provided that replaces or restores some of the lo s t waters. However, compensatory mitigation can and should be used, as necessary, to ensure that a project already meeting the established acreage limits also sati sfies the minimal impact requirement associated with the NWPs. (f) Compensatory mitigation plans for projects in or near streams or other open waters will normally include a requirement for the restoration or establishment, maintenance, and legal protection (e.g., conservation easements) of riparian areas next to open waters. In some cases, riparian areas may be the only compensatory mitigation required . Riparian areas should consist of native species. The width of the required riparian area will address documented water quality or aquatic habitat lo ss concerns. Normally, 6 the riparian area will be 25 to 50 feet wide on each side of the stream, but the district engineer may require slightly wider riparian areas to address documented water quality or habitat loss concerns. If it is not possible to establish a riparian area on both sides of a stream, or if the waterbody is a lake or coastal waters, then restoring or establishing a riparian area along a single bank or shoreline may be sufficient. Where both wetlands and open waters exist on the project site, the district engineer will detennine the appropriate compensatory mitigation (e.g., riparian areas and/or wetlands compensation) based on what is best for the aquatic environment on a watershed basis. In cases where riparian areas are determined to be the most appropriate form of compensatory mitigation, the district engineer may waive or reduce the requirement to provide wetland compensatory mitigation for wetland losses. (g) Permittees may propose the use of mitigation banks, in-lieu fee programs, or separate pennittee- responsible mitigation. For activities resulting in the loss of marine or estuarine resources, permittee- responsible compensatory mitigation may be environmentally preferable if there are no mitigation banks or in-lieu fee programs in the area that have marine or estuarine credits available for sale or transfer to the pennittee. For permittee-responsible mitigation, the special conditions of the NWP verification must clearly indicate the party or parties responsible for the implementation and performance of the compensatory mitigation project, and, ifrequired, its long-term management. (h) Where certain functions and services of waters of the United States are permanently adversely affected, such as the conversion of a forested or scrub-shrub wetland to a herbaceous wetland in a permanently maintained utility line right-of-way, mitigation may be required to reduce the adverse effects of the project to the minimal level. 24. Safety oflmpoundment Structures. To ensure that all impoundment structures are safely designed, the district engineer may require non-Federal applicants to demonstrate that the structures comply with established state dam safety criteria or have been designed by qualified persons . The district engineer may also require documentation that the design has been independently reviewed by similarly qualified persons, and appropriate modifications made to ensure safety. 25. Water Quality. Where States and authorized Tribes, or EPA where applicable, have not previously certified compliance of an NWP with CWA Section 401, individual 401 Water Quality Certification must be obtained or waived (see 33 CFR 330.4(c)). The district engineer or State or Tribe may require additional :water quality management measures to ensure that the authorized activity does not result in more than minimal degradation of water quality. 26. Coastal Zone Management. In coastal states where an NWP has not previously received a state coastal zone management consistency concurrence, an individual state coastal zone management consistency concurrence must be obtained, or a presumption of concurrence must occur (see 33 CFR 330.4(d)). The district engineer or a State may require additional measures to ensure that the authorized activity is consistent with state coastal zone management requirements. 27. Regional and Case-By-Case Conditions. The activity must comply with any regional conditions that may have been added by the Division Engineer (see 33 CFR 330.4(e)) and with any case specific conditions added by the Corps or by the state, Indian Tribe, or U.S. EPA in its section 401 Water Quality Certification, or by the state in its Coastal Zone Management Act consistency determination. 28. Use of Multiple Nationwide Permits. The use of more than one NWP for a single and complete project is prohibited, except when the acreage loss of waters of the United States authorized by the NWPs does not exceed the acreage limit of the NWP with the highest specified acreage limit. For example, if a road crossing over tidal waters is constructed under NWP 14, with associated bank stabilization authorized by NWP 13, the maximum acreage loss of waters of the United States for the total project cannot exceed 1/3-acre. 7 29. Transfer of Nationwide Permit Verifications. If the perrnittee sells the property associated with a nationwide permit verification, the permittee may transfer the nationwide permit verification to the new owner by submitting a letter to the appropriate Corps district office to validate the transfer. A copy of the nationwide permit verification must be attached to the letter, and the letter must contain the following statement and signature: "When the structures or work authorized by this nationwide permit are still in existence at the time the property is transferred, the terms and conditions of this nationwide permit, including any special conditions, will continue to be binding on the new owner(s) of the property. To validate the transfer of this nationwide permit and the associated liabilities associated with compliance with its terms and conditions, have the transferee sign and date below." (Transferee) (Date) 30. Compliance Certification. Each permittee who receives an NWP verification letter from the Corps must provide a signed certification documenting completion of the authorized activity and any required compensatory mitigation. The success of any required permittee-responsible mitigation, including the achievement of ecological performance standards, will be addressed separately by the district engineer. The Corps will provide the permittee the certification document with the NWP verification letter. The certification document will include: (a) A statement that the authorized work was done in accordance with the NWP authorization, including any general, regional, or activity-specific conditions; (b) A statement that the implementation of any required compensatory mitigation was completed in accordance with the permit conditions. If credits from a mitigation bank or in-lieu fee program are used to satisfy the compensatory mitigation requirements, the certification must include the documentation required by 33 CFR 332.3(1)(3) to confirm that the permittee secured the appropriate number and resource type of credits; and (c) The signature of the pennittee certifying the completion of the work and mitigation. 31. Pre-Construction Notification. (a) Timing. Where required by the terms of the NWP, the prospective pennittee must notify the district engineer by submitting a pre-construction notification (PCN) as early as possible. The district engineer must determine if the PCN is complete within 30 calendar days of the date of receipt and, if the PCN is determined to be incomplete, notify the prospective permittee within that 30 day period to request the additional information necessary to make the PCN complete. The request must specify the information needed to make the PCN complete. As a general rule, district engineers will request additional information necessary to make the PCN complete only once. However, if the prospective permittee does not provide all of the requested information, then the district engineer will notify the prospective permittee that the PCN is still incomplete and the PCN review process will not commence until all of the requested information has been received by the district engineer. The prospective permittee shall not begin the activity until either: (1) He or she is notified in writing by the district engineer that the activity may proceed under the NWP with any special conditions imposed by the di strict or division engineer; or (2) 45 calendar days have passed from the district engineer's receipt of the complete PCN and the prospective permittee has not received written notice from the district or division engineer. However, if the pennittee was required to notify the Corps pursuant to general condition 18 that listed species or critical habitat might be affected or in the vicinity of the project, or to notify the Corps pursuant to general condition 20 that the activity may have the potential to cause effects to historic properties, the permittee cannot begin the activity until receiving written notification from the Corps that there is "no effect'' on listed species or "no potential to cause effects" on historic properties, or that any consultation required under Section 7 of the Endangered Species Act (see 33 CFR 330.4(t)) and/or Section 106 of the National Historic Preservation (see 33 CFR 330.4(g)) has been completed. Also, work cannot begin under NWPs 21, 49, or 50 until the permittee has received written approval from the Corps. If the proposed activity requires a written waiver to exceed specified limits of an NWP, the pennittee 8 may not begin the activity until the district engineer issues the waiver. If the district or division engineer notifies the pennittee in writing that an ind ividual permit is required within 45 calendar days of receipt of a complete PCN, the permittee cannot begin the activity until an individual permit has been obtained. Subsequently, the pennittee's right to proceed under the NWP may be modified, suspended, or revoked only in accordance with the procedure set forth in 33 CFR 330.5(d)(2). (b) Contents of Pre-Construction Notification : The PCN must be in writing and include the following information : (1) Name, address and telephone numbers of the prospective pennittee; (2) Location of the proposed project; (3) A description of the proposed project; the project's purpose; direct and indirect adverse environmental effects the project would cause, including the anticipated amount of loss of water of the United States expected to result from the NWP activity, in acres, linear feet, or other appropriate unit of meas ure; any other NWP(s), regional general permit(s), or individual pennit(s) used or intended to be used to authorize any part of the proposed project or any related activity. The description should be sufficiently detailed to allow the district engineer to determine that the adverse effects of the project will be minimal and to determine the need for compensatory mitigation . Sketches should be provided when necessary to show that the activity complies with the terms of the NWP. (Sketches usually clarify the project and when provided results in a quicker decision . Sketches should contain sufficient detail to provide an illustrative description of the proposed activity (e.g., a conceptual plan), but do not need to be detailed engineering plans); (4) The PCN must include a delineation of wetlands, other special aquatic sites, and other waters, such as lakes and ponds, and perennial, intermittent, and ephemeral streams, on the project site. Wetland delineations must be prepared in accordance with the current method required by the Corps. The permittee may ask the Corps to delineate the special aquatic sites and other waters on the project site, but there may be a delay if the Corps does the delineation, especially if the project site is large o r contains many waters of the United States. Furthennore, the 45 day p eriod will not start until the delineation has been submitted to or completed by the Corps, as appropriate; (5) If the proposed activity w ill result in the loss of greater than 1/10-acre of wetlands and a PCN is required, the prospective permittee must submit a statement describing how the mitigation requirement will be satisfied, or explaining why the adverse effects are minimal and why compensatory mitigation should not be required. As an alternative, the prospective permittee may submit a conceptual or detailed mitigation plan. (6) If any lis ted spec ies or designated critical habitat might be affected or is in the vicinity of the project, or if the project is located in designated critical habitat, for non-Federal applicants the PCN must include the name(s) of thos e endangered or threatened species that might be affected by the proposed work or utilize the des ignated critical habitat that may be affected by the proposed work. Federal applicants must provide documentation demonstrating compliance with the Endangered Species Act; and (7) For an activity that may affect a historic property listed on, determined to be eligible for listing on, or potentially eligible for listing on, the National Register of Historic Places , for non-Federal applicants the PCN must state which hi storic property may be affected by the propos ed work or include a vicinity m a p indicating the location of the his toric property. Federal applicants must provide documentation demonstrating compliance with Section l 06 of the National Historic Preservation Act. (c) Form of Pre-Construction Notification: The standard individual p ermit application form (Form ENG 4345) may be used, but the completed application form must clearly indicate that it is a PCN and must include all of the information required in paragraph s (b)(l) through (7) of this general condition . A letter containin g the required information may also be used. (d) Agency Coordination: (1) The district engineer will consider any comments from Federal and state agencies concerning the proposed activity's compliance with the terms and conditions of the NWPs and the need for mitigation to reduce the project's adverse environmental effects to a minimal level. (2) For all NWP activities that require pre-construction notification and result in the loss of greater than 1/2- acre of waters of the United States, for NWP 21, 29 , 39, 40, 42, 43, 44, 50, 51 , and 52 activities that require pre-construction notification and will result in the loss of greater than 300 linear feet of intermittent and ephemeral stream bed, and for all NWP 48 activities that require pre-construction notification , the district engineer will immediately provide (e.g., via e -mail, facsimile transmission, overnight mail, or other expeditious manner) a copy of the complete PCN to the appropriate Federal or 9 state offices (U.S . FWS, state natural resource or water quality agency, EPA, State Historic Preservation Officer (SHPO) or Tribal Historic Preservation Office (THPO), and, if appropriate, the NMFS). With the exception ofNWP 37, these agencies will have IO calendar days from the date the material is transmitted to telephone or fax the district engineer notice that they intend to provide substantive, site-specific comments. The comments must explain why the agency believes the adverse effects will be more than minimal. If so contacted by an agency, the district engineer will wait an additional 15 calendar days before making a decision on the pre-construction notification . The district engineer will fully consider agency comments received within the specified time frame concerning the proposed activity's compliance with the terms and conditions of the NWPs, including the need for mitigation to ensure the net adverse environmental effects to the aquatic environment of the proposed activity are minimal. The district engineer will provide no response to the resource agency, except as provided below. The district engineer will indicate in the administrative record associated with each pre-construction notification that the resource agencies' concerns were considered. For NWP 37, the emergency watershed protection and rehabilitation activity may proceed immediately in cases where there is an unacceptable hazard to life or a significant loss of property or economic hardship will occur. The district engineer will consider any comments received to decide whether the NWP 37 authorization should be modified, suspended, or revoked in accordance with the procedures at 33 CFR 330.5. (3) In cases of where the prospective permittee is not a Federal agency, the district engineer will provide a response to NMFS within 30 calendar days of receipt of any Essential Fish Habitat conservation recommendations, as required by Section 305(b)(4)(B) of the Magnuson-Stevens Fishery Conservation and Management Act. (4) Applicants are encouraged to provide the Corps with either electronic files or multiple copies of pre- construction notifications to expedite agency coordination. District Engineer's Decision I. In reviewing the PCN for the proposed activity, the district engineer will determine whether the activity authorized by the NWP will result in more than minimal individual or cumulative adverse environmental effects or may be contrary to the public interest. For a linear project, this determination will include an evaluation of the individual crossings to determine whether they individually satisfy the tenns and conditions of the NWP(s), as well as the cumulative effects caused by all of the crossings authorized by NWP. If an applicant requests a waiver of the 300 linear foot limit on impacts to intermittent or ephemeral streams or of an otherwise applicable limit, as provided for in NWPs 13, 21, 29, 36, 39, 40, 42, 43, 44, 50, 51 or 52, the district engineer will only grant the waiver upon a written determination that the NWP activity will result in minimal adverse effects. When making minimal effects determinations the di strict engineer will con sider the direct and indirect effects caused by the NWP activity. The district engineer will also consider site specific factors, such as the environmental setting in the vicinity of the NWP activity, the type of resource that will be affected by the NWP activity, the functions provided by the aquatic resources that will be affected by the NWP activity, the degree or magnitude to which the aquatic resources perform those functions, the extent that aquatic resource functions will be lost as a result of the NWP activity (e.g., partial or complete loss), the duration of the adverse effects (temporary or permanent), the importance of the aquatic resource functions to the region (e.g., watershed or ecoregion), and mitigation required by the district engineer. If an appropriate functional assessment method is available and practicable to use, that assessment method may be used by the district engineer to assist in the minimal adverse effects determination. The district engineer may add case-specific special conditions to the NWP authorization to address s ite-specific environmental concerns. 2. If the proposed activity requires a PCN and will result in a loss of greater than 1/10-acre of wetlands, the prospective permittee should submit a mitigation proposal with the PCN. Applicants may also propose compensatory mitigation for projects with smaller impacts. The district engineer will consider any proposed compensatory mitigation the applicant has included in the proposal in detennining whether the net adverse environmental effects to the aquatic environment of the proposed activity are minimal. The compensatory mitigation proposal may be either conceptual or detailed. If the district IO engineer determines that the activity complies with the tenns and conditions of the NWP and that the adverse effects on the aquatic environment are minimal, after considering mitigation, the district engineer will notify the permittee and include any activity-specific conditions in the NWP verification the district engineer deems necessary. Conditions for compensatory mitigation requirements must comply with the appropriate provisions at 33 CFR 332.3(k). The district engineer must approve the final mitigation plan before the pennittee commences work in waters of the United States, unless the district engineer determines that prior approval of the final mitigation plan is not practicable or not necessary to ensure timely completion of the required compensatory mitigation . If the prospective pennittee elects to submit a compensatory mitigation plan with the PCN, the district engineer will expeditiously review the proposed compensatory mitigation plan. The district engineer must review the proposed compensatory mitigation plan within 45 calendar days ofreceiving a complete PCN and determine whether the proposed mitigation would ensure no more than minimal adverse effects on the aquatic environment. If the net adverse effects of the project on the aquatic environment (after consideration of the compensatory mitigation proposal) are determined by the district engineer to be minimal, the district engineer will provide a timely written response to the applicant. The response will state that the project can proceed under the terms and conditions of the NWP, including any activity-specific conditions added to the NWP authorization by the district engineer. 3. If the di strict engineer determines that the adverse effects of the proposed work are more than minimal, then the district engineer will notify the applicant either: (a) That the project does not qualify for authorization under the NWP and in struct the applicant on the procedures to seek authorization under an individual permit; (b) that the project is authorized under the NWP subject to the applicant's submission of a mitigation plan that would reduce the adverse effects on the aquatic environment to the minimal level; or ( c) that the project is authorized under the NWP with specific modifications or conditions. Where the d istrict engineer determines that mitigation is required to ensure no more than minimal adverse effects occur to the aquatic environment, the activity will be authorized within the 45-day PCN period, with activity-specific conditions that state the mitigation requirements . The authorization will include the necessary conceptual or detailed mitigation or a requirement that the applicant submit a mitigation plan that would reduce the adverse effects on the aquatic environment to the minimal level. When mitigation is required , no work in waters of the United States may occur until the district engineer has approved a specific mitigation plan or has determined that prior approval of a final mitigation plan is not practicable or not necessary to ensure timely completion of the required compensatory mitigation. Further lnfonnati on I. District Engineers have authority to determine if an activity complies with the tenns and conditions of anNWP. 2 . NWPs do not obviate the need to obtain other federal, state, or local pennits, approvals, or authorizations required by Jaw . 3. NWPs do not grant any property rights or exclusive privileges. 4 . NWPs do not authorize any injury to the property or rights of others. 5. NWPs do not authorize interference with any existing or proposed Federal project. C. CORPS SEATTLE DISTRICT REGIONAL GENERAL CONDITIONS I. Aquatic Resources Requiring Special Protection. Activities resulting in a Joss of waters of the United States in a mature forested wetland, bog, bog-like wetland, aspen-dominated wetland, alkali wetland, wetlands in a dunal system along the Washington coast, vernal pools, camas prairie wetlands, estuarine wetlands, and wetlands in coastal lagoons cannot be authorized by a NWP, except by the following NWPs: NWP 3 -Maintenance II NWP 20 -Oil Spill Cleanup NWP 32 -Completed Enforcement Actions NWP 38 -C leanup of Hazardous and Toxic Waste ln order to us e one of the above-referenced NWPs in any of the aquat ic resou rces requ irin g special protection, yo u mu st submit a pre-cons tructi on notific at ion to the District Engineer in accordance with Nationwide Permit Gene ral Condition 3 1 (Pre-Co nstruction Notifi ca ti on) and obtain written approval before commencing work. 2. Commencement Bay. The following NWPs may not be used to authorize activities located in the Commencement Bay Study Area (see Figure I at www.nws.usace.army.mil , se lect Regulatory Permits then Permit Guideb ook, then Nationwide Permits) requir ing De paiiment of the Army authorization: NWP 12 -Utility Line Activities (substation s) NWP 13 -Bank Stab ili zation NWP 14 -Linear Transportati on Proje cts N WP 23 -Approved Categorica l Exclusions N\.VP 29 -Residential Developments NWP 39 -Commercia l and Jnstitutional Developments NWP 40 -Agricultura l Activities NWP 41 -Reshaping Ex isting Drainage Ditches NWP 42 -Recreational Facilities NWP 43 -Stonnwater Management Facilit ies 3. New Bank Stabilization Prohibition Areas in Tidal Waters of Puget Sound. Activ ities inv olving new bank stab ili zation in tid al waters in Water Reso urce Invento1y Areas (WRlAs) 8, 9, I 0, 11 , and 12 (within the specific area identifi ed on Figure 2 at www.nws.usace .army.mil, se lect Regulatory Pennits then Penn it Guidebook, then Nationwide Pennits) cannot be authorized by a NWP. 4. Bank Stabilization . Any project incl uding new or maintenan ce bank stabilization activ ities require s pre-construction notification to the District Engineer in accordance w ith Nat ionwid e Permit General Condition 3 1 for Pre-Construction Notification. Thi s requirement does not app ly to maintenance work exempt by 33 C FR 323.4 (a)(2). Each notifi cation must a lso in clude th e following informati o n: a. Need for the wo rk , including the cause of the erosion and th e threat posed to stru ctures, infrastructure, ancl/or public safety. The notification mus t als o include a justific ation for the need to place fi ll or st ru ctures waterward of the li ne of the Corps' jurisdiction (typically, the ordi nary high water mark or mean higher hi gh wat er mark). b. Current and expected post-project sed im ent movem ent and depos ition patterns in and near the p roject area. In tidal waters, desc ribe th e location and size of the nearest bluff sed im ent sources (feeder bluffs) to th e project area and current and expected po st-project nearshore drift patte rn s in th e project area. c. Current and ex pected post-project habitat co ndition s, including the presence of fi sh, wildli fe and plant spec ies, sub merged aq uatic vege tati on , spawnin g habitat, and specia l aq uatic s ites ( e.g., vegetated shallows, r iffl e and po ol complexes, or mudflats) in the project area. d. In rivers and strea ms, an assessment of th e lik ely impact of the proposed work on upstream, d ow nstream and cross-stream properties (at a minimum the area assessed sh ould exte nd from the nearest upstream bend to the nearest down stream be nd of th e watercourse). Di sc uss the methodolo gy use d for 12 detennining effects. The Corps reserves the right to request an increase in the reach assessment area to fully address the relevant ecological reach and associated habitat. e. For new bank stabili zation activi ties in riv e rs and strea ms, describe the type and length of existing bank s tabilization within 300 feet up and downstream of the project area. ln tidal areas, describe the type and length of existing bank stabi lization within 300 feet a long the shoreline on both s ides of the project area. f. Demo nstrate the proposed project incorporates the least environmentall y damaging practicable bank protection methods. These methods include, but are not limite d to, the use of bioengineering, biotechnica l design , root wads, large woody m ate ri al, native plantings, and beach nou ri shment in certain circum s tances. If rock must be used due to site erosio n conditions, explain how the bank s tabilization s tructure in corporates e lement s beneficial to fish. If th e Corps dete nni nes you have not incorporated the least environmenta lly damaging practicable bank protection m eth ods and/or have n ot fully compensated for impacts to aquat ic resources, you must submit a compensatory mitigation plan to compensate for impacts to aquatic resources . g. A planting p lan using nati ve riparian plant specie s unless the a p p li cant demonstrates a plantin g plan is not appropria te or not practicable. 5. Crossings of Waters of the United States. Any project incl udin g installing, replacing, o r modifying crossings of waters of the United States, s uch as culverts, requires pre-constructi on notification to t he District E n gi n eer in accordance w ith Nat ionwide Permit Ge nera l Condition 31 for Pre-Construction Notification. This requirement does not apply to maintenance work exempt by 33 CFR 323.4 (a)(2). Each notificati o n must a lso include the fo ll owing infom1ation: a. Need for th e crossing. b. Crossing des ign criteri a and des ign meth odology. c. Rationa le b ehi nd us in g th e s p ec ifi c design meth o d for the crossing. 6. Cultural Resources and Human Burials. Permittees must immed iately stop wo rk and notify the Distric t Eng ineer within 24 hours if, during th e course of condu ctin g authorized work, human burials, cultu ral resources, or his toric properties, as id entifi ed by th e National H istoric Preservation Act, are discovered. Failure to stop work in the a rea of dis covery until the Corps can comply with the prov is io ns of 33 CFR 325 Appendix C, th e National Histori c Preservat ion Act, and other pertinent laws and regu la ti o ns cou ld result in a v iol at io n of state a nd federal laws. Violators are subject to civil and criminal penalties. 7. Essentia l F is h Habitat. An activity w hi ch may a dverse ly affect essent ial fi sh habitat, as id e nt ifi ed under the Magnuson-St evens Fishery Conservati on a nd Management Act (MSA), may not be autho r ized by NWP until essential fish habitat requirements have been met by the applicant a nd the Corps. Non- federa l permittees s ha ll notify th e District Eng ineer if essential fish habi tat may be affected by, o r is in the vicinity of, a pro p osed activity and shall not begin work until n o tifi e d by th e Distri ct E n g ineer that the req uirements of t he essenti al fish habitat provis ions of the MSA have been sati sfied and the activity is authorized. The not ificati on must identify the type(s) of essentia l fish hab itat ( e.g., Pacific salmon, groundfish, and/or coastal-pe lagic species) managed by a Fishery Management Plan that may be affected. Information about essential fish habitat is ava il able at www.nwr.noaa.gov/. 13 8. Vegetation Protection and Restoration. Permittees must clearly mark all construction a rea boundaries before begin ni ng work. The removal of native vegetati o n in r iparian areas and wetlands, and the remova l of s ubmerged a quati c vegetation in estuarine an d tidal areas mus t be avoided and minimized to the maximum extent practicable. Areas subject to temporary vegetation re moval s ha ll be repl a nte d with appropr iate nativ e species by the end of th e firs t planting season following the disturbance except as waived by the Di st rict Engineer. If an aquacu lture area is pem1itted to impact submerged aquatic vegetation under N WP 48, th e aquacul ture area d oes not need t o be rep lanted w ith s ubmerged aquatic veget ation. 9. Access. You must allow representati ves of th is o ffice to inspect the authorized activity at any time deemed necessary to ensure th e work is being, or has been, accomplished in accordance with the tem1s and conditions of your permit. 10. Contractor Notification of Permit Requirements. The penn itt ee must provide a copy of the n ationwide permit verification letter, conditions, and permit d rawings to all contractors invo lved w ith the authorized work, prior to the commencement of any work i n waters of the U.S. D. CORPS REGIONAL SPECIFIC CON DJTI ONS FOR THIS NWP I. For activities associated with multi-phase resid ential, commercial, in stitutional, or recreational development projects, including real estate subdivisions, the pre-construction notification mu st include a hi story of the entire property involved in th e project, inc luding information about subdivisions of the property and past work on t he property in or affecting waters of the United States. Require d documentation inc lud es copies of the original plat and State E nv iro nmen t al Policy Act (SEPA) dete rmin ation (s) for the property, inc lu ding the SEPA checklist. The District Engineer may al low a variance to spec ifi c requi rements of this cond ition on a case-by-case basis. 2. No activity can resu lt in the loss of greater tha n 300 linear feet of interm ittent and ephe mera l stream beds. E. STA T E 40 I CERTIFICATION GENERAL CONDITIONS: 1. For in-water construction activities. Individual 401 review is required for projects or activities authori zed under NWPs that w ill cause, or be li ke ly to cause or con tribute to a n exceedence of a State water quality standard (WAC 173-20 I A) o r sediment management standard (WAC 173-204). Note: State water quality standards are posted on Ecology's website: h!lp://www. ecy. wa.govlprogra111s/111qls1Fqs/. Click "Swface Water Criteria" for freshwater and marine water s tandards. Sediment ma11ageme11t standards are posted on Ecology's website: ltttp:!lwww.ecy.wa.gov/b iblio/wacl 7 3204.html. !J?formation is also available by contacting Ecology's Federal Permit staff. 2. Projects or Activities Discharging to Impaired Wate rs . Individual 401 review is required for projects or activities authorized un der NWPs if the project o r activity will occur in a 303(d) li sted segment of a waterbody or u pstream of a li sted segment and may result in further exceedences of the specific li sted parameter. Not e: To determine if your project or activity is in a 303(d) listed segment of a waterbody, visit Ecology's Water Quality Assessment ·webpage for maps and search t ools, ht1p:l/w111w.ecy.1PO.govlprograms/111q/303d/2008/. Information is also available by contacting &ology 's Federal Permit staff. 14 3. Notification. For projects or ac tivities that will require Indi vid ua l 40 I revi ew, app lic an ts must provide Eco logy w ith th e sa me documentation prov ided to the Co rp s (as described in Corps Nati onwid e Permit Ge neral Condit io n 3 1, Pre-Constru ct ion Notification), includin g, when appli cable : (a) A desc ripti on of the proj ec t, in clud ing site pl ans, project purp ose, direct and indirect adverse environmental effe cts the proj ec t wo uld cau se, and any other Department of th e Army permits used or intend ed to be used to auth or ize any part o f th e proposed project or any rel ate d activity. (b) De lin ea ti on of s peci al aquatic si te s and other waters of the Unit ed States. Wetland del in eations mus t be prepared in acco rda nce with the current met hod req uired by th e Corps an d shall include Ecology's Wetland Rat in g fon n . Wetland ratin g forms are subjec t to review and verifica tion by Ecology staff. No te : Wetland ratingfonns are available on Ecology's Wetlands w ebsite: h11p :l/111 r w. ecy. wa.govlprogra 111slsea/wetla11dslrati11gsystems or by contacting Ecology's Federal Permit s taff. (c) A stat ement de sc ribin g how the mitiga tion requ ire ment will be satisfied. A conceptual or detailed mit igation or re sto rati on plan may be sub mitt ed. M iti gat io n pla ns s ubmitted for Eco logy rev iew and approval shall be based on th e g uidan ce provided in Wetlan d Miti gat ion in Washington State, Pa11s I and 2 (Ecology Publi cat ion s #06-06 - 01 I a and #06-06 -01 I b). (d) Coasta l Zone Management Program "Certifica tio n of Cons iste ncy" Fom1 if the project is located w ith in a coas ta l co unty (C lall am, Grays Harb or, Isl and, Jeffe rson, Kin g, Kit sap, Mason, Pacific, Pierce, San Juan , Skag it , Sno homish , Thursto n, Wahki akum , and Whatco m cou nties). Note: CZM Certification of Co nsist ency forms are a vailable on Ecology's Federal P ermit website: htlp:llwww.ecy.11•a.gov/progro111slsealfed-per111i1/i11dex.h1111/ or by contacting Ecology 's F ederal Permit s taff. (e) Other ap pli cabl e requirem en ts of Corps Na tio nwid e Pe rmit Ge nera l Con di t ion 3 I, Corps Regional Co nditi ons, or noti fi cat ion condition s o f the app licab le NWP. Note: Ecology h as 180 days from r eceipt of applicable documents n oted above and a copy of the final authorization le i/er from the C0111s providing coverage for a proposed project or a ctivity under the NWP Program to issue a WQC and CZM consistency determination response. If m ore than 180 days pass after E cology's r eceipt of these documen ts, your r equirement to obtain an in dividual WQC and CZJi.1 c onsistency determination r esponse becomes waived. 4. Aquatic resources requirin g special prntcction . Certa in aquatic resources are unique, diffi cu lt-to- rep lace components of th e aquat ic environment in Washin gto n State. Act ivit ies that woul d affect th ese reso ur ces mu st be avo id ed to the grea tes t exte nt poss ibl e. Compen sat in g for adverse impa c ts to hi gh va lu e aquat ic resources is ty pi ca ll y diffi cult, prohibi ti vely ex pensive, and may not be possible in some lands cape setti ngs. In dividua l 401 review is requ ired for activ ities in or affecti ng th e fol lowing aq uati c re sou rces (an d not prohibited by Reg io nal Cond iti o n 1): 15 (a) Wetlands with special characteristics (as defined in the Washington State Wetland Rating Systems for western and eastern Washington, Ecology Publications #04-06-025 and #04-06-015): • Estuarine wetlands • Natural Heritage wetlands • Bogs • Old-growth and mature forested wetlands • Wetlands in coastal lagoons • Interdunal wetlands • Vernal pools • Alkali wetlands (b) Fens, aspen-dominated wetlands, camas prairie wetlands, and marine water with eelgrass (Zostera marina) beds (except for NWP 48). (c) Category 1 wetlands (d) Category II wetlands with a habitat score 2:: 29 points . This State General Condition does not apply to the following Nationwide Pennits: NWP 20 -Response Operations for Oil and Hazardous Substances NWP 32 -Completed Enforcement Actions 5. Mitigation . For projects requiring Individual 401 review, adequate compensatory mitigation must be provided for wetland and other water quality-related impacts of projects or activities au thori zed under the NWP Program. (a) Mitigation plans submitted for Ecology review and approval shall be based on the guidance provided in Wetland Mitigation in Washington State, Parts I and 2 (Ecology Publications #06-06- 0 I la and #06-06-011 b) and shall, at a minimum, include the following: 1. A description of the measures taken to avoid and minimi ze impacts to wetlands and other waters of the U.S. 11. The nature of the proposed impacts (i.e., acreage of wetlands and functions lost or degraded) iii. The rationale for the mitigation site that was selected 1v . The goals and objectives of the compensatory mitigation project v. How the mitigation project will be accomplished, in cluding construction seq uencing, best management practices to protect water quality, proposed perfonnance standards for measuring success and the proposed buffer widths v1. How it will be maintained and monitored to assess progress towards goals and objectives . Monitoring will generally be required for a minimum of five years. For forested and scrub- shrub wetlands, 10 years of monitoring will often be necessary. vu. How the com pensatory mitigation site will be legally protected for the long term. 16 Refer to Wetland Mitigation in Washington State -Pa 112: Deve loping Mitigati on Plans (Eco logy Publi cation #06 -06-0 11 b) for guidanc e on deve loping mit igation pl ans. · Ecology encourages the use of a lternative miti gati on appro ac hes, including advance miti gation and other programmatic approache s such as mitigati o n banks and progra mma tic miti gat ion areas at t he local le vel. If you are interested in proposing use of an altern ati ve miti ga ti o n approach, consult w ith the appropriate Ecol ogy reg ional staff pers o n. (see http://w ww.e cy.wa.gov/progra ms/sea/we tl ands/contacts.htm) Infonn at ion on the state wetland miti gat ion banking progra m is avai la ble on Eco logy 's website : http://www.ecy.wa.gov/programs/sea/wetlands/mitigation/ba nking/index .ht ml 6. Temporary Fills. Indivi dual 40 1 review is required for any projec t or activ ity with temporary fil l in wetlands or other waters of th e Stale for more th an 90 days , unless the app licant has received written approval from Ecol ogy. Note: This S tate G eneral Co ndition does not apply to projects or activities authorized under NJi'i'P 33, Tempora,y C onstruc tion, Access, and D ewatering 7. Stormwater disc ha rge pollu tio n prevention : All projec ts th at involve land d isturbance or impe rvious surfac es mu st implem ent preventi on or contro l me asu res to avoid di scharge of poll utan ts in stormwater runoff to wa ters of the state. For land disturbances during constructio n, the permitt ee must obtai n and implem ent permits whe re required and fo ll ow Ecology 's current stonmvater manual. Note: Stormwater permit information is available at Ecology's Water Quality w ebsite: http://www. ecy. wa.gov/programslwqlstormll'aterlindex. html. Ecology's Stormwater Management and D esign Manuals are available at: ht1p:llww1v. ecy. wa.govlprogra111sl wql s tor111water/1111m ic ipal/StrmwtrJi.1an. ht m l. Informal ion is al so available by contact i11g Ecology's Federal Permit .~tajf. 8 . State Certification for PCNs not receiving 45-day res ponse. In th e even t the U.S. Anny Corps of Engineers does not respond to a com p lete pre-construction notifica ti o n wit hin 45 days, the app li cant mu st cont act Eco logy for Individu al 40 I rev iew. F. STATE 401 CERTI FICAT ION SPEC IFI C CON DI T IO NS FOR TH IS NWP: Cert ified subject to con dit io ns. Pennirtee mu st mee t Ecology 40 I Genera l Co nd iti ons. Ind ividua l 40 1 review is req ui red fo r projects or activities authorized und er thi s NWP if: 1 . Th e res id ent ia l d eve lo pm ent has impa cts to wate rs of the state greater tha n Y-i acre . 2. T he project is a subdivi s io n. Note: '·Subdivision " is the divis ion or r edivision of land into l ots, t racts, parcels, sites, or divisions for the pwpose of sale, lease, or transfer of ownership. G. EPA 401 CERTIFICA TI ON GENERAL COND ITI ONS: A. An y act ivities in th e foll owing types of wet land s and waters of th e Un ited Sta tes will need to a ppl y for an indi vidu al 40 I certifi cation: Mature foreste d wetl ands, bogs , bog-lik e wetlands, wetlands in duna l system s along th e Washington coast, coasta l lagoo ns, verna l poo ls, aspen -d o min ated we tl ands, alkali wet land s, camas prairie we tl and s, estuari ne we tlands, in clud in g sa lt marshes, and marin e waters with eelgrass or kel p beds. 17 B. A 401 ce11ification dete~ination is based on the project or activity meeting established turbidity levels. The EPA will be using as gu idance the s tate of Washington's water quality standards [WAC l 73- 20la] and sed iment quality standards [WAC 173-204). Projects or activities that are expected to exceed these levels or that do exceed these level s will require an individual 401 certification. The water quali ty standards allow for s hort-tenn turbidity exceedances after all necessary Best Management Practices have been implemented (e.g., properly p laced and maintained filter fences, hay bales and/or other eros ion co ntrol devices, adequate detention of runoff to prevent turbid water from flowing off-site, providing a vegetated buffer b etween th e activity and open water, etc.), and only up to the following limits: Wetted Stream Width at Discharge P oint Approximate Downstream Point for Detennining Comp liance Up to 30 feet 50 feet >3 0 to 100 feet 100 feet > I 00 fe et to 200 feet 200 f eet >200 feet 300 fee t LAKE, POND, RESERVOIR Lesser of I 00 feet or maximum surface dimension C. 40 l certifi cation of projects and activities under NWPs will use Washington State Department of Ecology's most recent s tonnwater manual or an EPA approved equivalent manual as guidance in meeting water quality standards. D. For projects and activities requi rin g coverage under an NPDES permit, cert ifi cation is based on compliance with the requirements o f that permit. Projects and activities not in compliance with NPDES requirements will require individua l 40lce1tification. E. Individual 40 I certification is required for projects o r activities authorized under NWP s if the project wil l discharge to a waterbody on the li st of impaired waterbodies (the 303(d) List) and the discharge may result in ft11iher exceedance of a specific parameter t he waterbody is l is ted for. The EPA shall make thi s determination o n a case-by-case bas is. For projects o r activities that will di scharge to a 303(d)-listed waterbody that does not have an approved Total Maximum Daily Load (TMDL) or an approved water quality management plan, the appl icant must provide documentation for EPA a pproval s howi ng that the discharge will not result in further exceedance of the listed contaminant or imp ai rm ent. For projects o r activities that will d ischarge to a 303(d)-listed waterbody t hat does n o t have an approved TMDL, th e applicant must provide documentation for EPA approval showing that the discharge is within the lim its established in the TMDL. The current list of3 03(d)-li sted waterbodies in Washington State will be consulted in making this determination and is available on Ecology's web s it e at: 'NWw.ecy.wa.gov/programs/wq/303d/2012/index.htm l The EPA may is sue 401 certification for projects or activities that would result in further exceedance or impaim1ent if mitigation is provided that would result in a net de crease in listed contaminants or less impairment in the waterbody. This determination wou ld be made during individual 401 certification review. 18 F. For projects requiring individual 401 certification, applicants must provide the EPA with the same documentation provided to the Corps, (as described in Corps' National General Condition 31 , Pre- Construction Notification), including, when applicable: (a) A description of the project, including site plans, project purpose, direct and indirect adverse environmental effects the project would cause, any other U.S. Department of the Anny permits used or intended to use to authorize any part of the proposed project or any related activity. (b) Delineation of special aquatic sites and o ther waters of the United States. Wetland delineations must be prepared in accordance with the current method required by the Corps. (c) A statement describing how the miti gat ion requirement will be satisfied. A conceptual or detailed mitigation or restoration plan may be submitted. (d) Other applicable requirements of Corps National General Condition 31, Corps Regional Conditions, or notification conditions of the applicable NWP. A request for individual 40 I certification-review is not complete until the EPA receives the applicable documents noted above and the EPA has received a copy of the final authorization Jetter from the Corps providing coverage for a proposed project or activity under the NWP Program. G . No activity, including structures and work in navigable waters of the United States or discharges of dredged or fill material, may consist ofunsuitable material (e.g., trash, debris, car bodies, asphalt, etc.) and material used for construction or discharged must be free from toxic pollutants in toxic amounts (see Section 307 of the Clean Water Act). H . An individual 40 I certification is based on adequate compensatory mitigation being provided for aquatic resource and other water quality-related impacts of projects or activities authorized under the NWP Program. A 401 certification is contingent upon written approval from the EPA of the compensatory mitigation plan for projects and activities resulting in any of the following: • impacts to any aquatic resources requiring special protection (as defined in EPA General Condition A or Corps General Regional Condition I) • any impacts to tidal waters or non-tid a l waters adjacent to tidal waters (applies to NWP 14) • Or, any impacts to aquatic resources greater than 1/.i acre. Compensatory mitigation plans submitted to the EPA shall be based on the Joint Agency guidance provided in Wetland Mitigation in Washington State, Parts J and 2 (Ecology Publication #06-06-01 la and #06-06-01 lb) and shall, at a minimum, include the following: (I) A description of the measures taken to avoid and minimize impacts to wetlands and o ther waters of the U.S. (2) T he nature o f the proposed impacts (i .e ., acreage of wetlands and functions lost or degraded) (3) The rationale for the mitigation site that was se lected (4) The goals and objectives of the compensatory miti gation project (5) How the mitigation project will be accomplished, includin g proposed performance standards for measuring s uccess (including meetin g planting s uccess standard of 80 percent s urvival 19 after five years), evidence for hydrology at the mitigation site, and the proposed buffer widths; (6) How it will be maintained and monitored to assess progress towards goals and objectives. (7) Completion and submittal of an "as-built conditions report" upon completion of grading, planting and hydrology establishment at the mitigation site; (8) Completion and submittal of monitoring reports at years 3 and 5 showing the results of monitoring for hydrology, vegetation types, and aerial cover of vegetation. (9) For forested and scrub-shrub wetlands, IO years of monitoring will often be necessary. ( 10) Documentation of legal site protection mechanism ( covenant or deed restriction) to show how the compensatory mitigation site will be legally protected for the long-term. I. An individual 40 I certification is required for any activity where temporary fill will remain in wetlands or other waterbodies for more than 90 days. The 90 day period begins when filling activity starts in the wetland or other waterbody. J. An individual 40 I is required for any proposed project or activity in waterbodies on the most current list of the following Designated Critical Resource Waters (per Corps General Condition 22). K. An individual 401 certification is required for any proposed project that would increase permanent, above-grade fill within the 100 -year floodplain (including the floodway and the flood fringe). [Note: The 100-year floodplain is defined as those areas identified as Zones A, Al-30, AE, AH, AO, A99, V, Vl-30, and VE on the most current Federal Emergency Management Agency Flood Rate Insurance Maps, or areas identified as within the 100-year floodplain on applicable local Flood Management Program map s. The I 00-year flood is also known as the flood with a I 00-year recurrence interval, or as the flood with an exceedance probability of 0.01.) H. EPA 401 CERTIFICATION SPECIFIC CONDITIONS FOR THlS NWP: Denied. Individual 401 certification required. I. COAST AL ZONE MANAGEMENT CONSISTENCY RESPONSE FOR THIS NWP: Concur subject to the following condition: When individual 40 I review by Ecology is triggered, a CZM Certification of Consistency fonn must be submitted for projects located within the 15 coastal counties (see State General 401 Condition 3 (Notification)). 20 PRELIMINARY JURISDICTIONAL _DETERMINATION FORM BACKGROUND INFORMATION A. REPORT COMPLETION DATE FOR PRELIMINARY JURISDICTIONA L DETERM INATION (JD}: 17 December 2012 B. NAM E AND ADDRESS OF PERSON REQUESTING PRELIMINARY JD: Justin Lagers, PNW Holdings, LLC , C. DISTRICT OFFICE, FI LE NAM E, AND NUMBER: Seattle District, PNW Holdings, LLC (Fleldbrook Commons): NWS-2012-1281 D. PROJ ECT LOCATION(S} AND BACKGROUND INFORMATION: Stale: WA County: King City: Renton Center coordi nates of site Oat/lon g in degree decimal formal}: lat. 47.44919°N, Long. -122.1946°W Name of nearest waterbody : Big Soos Creek · · Name of any water bodies on the site, In the review area, that have been identified as Section 10 wate rs: · Tldal: __ Non-Tidal: Identify (estimate) amou nt of waters In the review area (if there are multiple sites, use the !able instead): Non-wetl and waters (total for site): linear feel __ and width (ft)__ or acres. Stream Flow : RPW Flow path: Big Soos Creek flows to the Green River (TNW) which outlets to the Duwamlsh River (Navig able Waters of the US) Wetlands: Wetla nds A. B. C, D. E. and F 1.2 acres (total for site). Cowardin Class(es): PFO, PSS, PEM Site Latitude Longitude Cowardin Estimated amount of aquatic number Class resource in review area E. REVIEW PERFORMED FOR SITE EVALUATION (CHECK ALL THAT APPLY): [8J Office (Desk) Determlnalion. Date: 17 December 2012 D Field Determination. Date(s): __ . Class of aquatic resource SUPPO RT ING DATA. Data revi ewed for preliminary JD (check all that apply -checked items should be included in case file and, where checked and requested, appropriately reference sources below): [8J Maps, plans, plots or plat submitted by or on behalf of the app lican t/consultant: Fleldbrook Commons , Sewall Wetland Consulling, In c .• dated Novembe r 2012. . 18] Data sheets prepared/submitted by or on behalf of the applicant/consultant. D Office concurs with data sheets/delineation report. D Office does not concur with data sheets/delineation report. Explain: __ D Data sheets prepared by the Corps: __ . 0 Corps navigable wat ers' study: __ . 0 U.S . Geological Survey Hydrologlc Atlas: __ . 0 USGS NHD data. 0 USGS 8 and 12 digit HUC maps. D U.S. Geolog ical Survey map(s}. Ci te scale & quad name: __ . D USDA Natural Resources Conservation Serv ice Soil Survey. Citation: __ . D National wetlands inventory map(s}. Cite name: __ . D StateJLocal wetland inventory map(s): __ . 0 FEMA/FIRM maps: __ . D 100-year Floodpl ain Elevation is : __ (N atio nal GeodeUc Vertical Datum of 1929) 18] Photographs: 18] Aerial (Name & Dale): Google Earth. · 0 Photographs: D Other (Name & Date): __ . D Previous detennination(s). Fil e no., dale (and findings) of response letter (determination and coordination): __ . 18] Other information (please specify): ArcMap Waters Tracker 2009, King County iMAP. 1. The Corps of Engin eers b elieves that there may be Jurisdictional waters of the United States on the subject site, and the permit applicant or other affected party who requested thls preliminary JD Is hereby advised of his or her option lo request and obtain an approved jurisdictional determrnation (JD) for that site. Nevertheless, the permit applicant or other person who requested lhfs preliminary JD has declined to exercise the option lo obtain an approved JD in this instance and at this lime. 2. In any circums ta nce where a permit applicant obtains an Individual permit, or a Nationwide General Permit (NWP) or other general permit verification requiring 'pre-construction notification' (PCN), or requests verification for a non-reporting NWP or other general permit, and the permit applicant has not requested an approved JD for the activity, the permit applicant is hereby made aware of the following: (1) the permit applica nt has elected to seek a permit authorization based on a preliminary JD, which does not make an official determination of jurisdictional waters; (2) that the applicant has the optiQO lo request an approved JD before acqipting the terms and conditions of the permit authorization, and that basing a permit authorization on an approved JD could possibly result in less compensatory mitigation being required or different special conditions; (3) that the applicant has the right to request an in dividual permit rather than accepting the terms and conditions of the NWP or other general permit authorization; (4) that the applicant can accept a permit authorization and thereby agree to comply with all !he terms and conditions of that permit, including whatever mitigation requirements the Corps has determined to be nec.essary; (5) that undertakfng any activity In reliance upon the subject permit authorization without requesting .an approved JD constitutes the applicant's acceptance of the use of the preliminary JD, but f!lat either form of JD will be processed as soon as is practicable; (6) acce pting a permit authorization (e.g., signing a proffered individual permit)' or undertaking any activity in re liance on any form of Corps permit authorization based on a preliminary JD constitutes agreeme nt that all wetlands and other water bodies on the site affected In any way by that activity are jurisdictional waters of the Un ited States, and predudes any challenge to such Jurisdiction in any admin[stralive or judicial compliance or enforcement action, or in any administrative appeal or in any Federal court; and (7) whether the applicant elects to use eith er an app roved JD or a prelimin ary JD, that JD will be processed as soon as is-practicable. Further, an approved JD, a proffered individual permit (and aU terms and conditions contained therein), or individual permit denial can be admlnlstraUvely appealed pursuant to 33 C.F.R. Part 331, and that In any administrative appeal, jurisdictional issues can be raised (see 33 C.F.R. 331.5(a)(2)), If, during lhat administrative appeal, ii becomes necessary lo make an official determination whether CWA jurisdiction exists over a site, or to provide an official delineation of jurisdictional waters on the site, the Corps will provide an approved JD lo accomplis h that result, as soon as is practicable. This pretrminary JD finds that there 'may oo· waters or \he United Slates on the subject project site, and identifies all aquatic features on the site that could be affected by the proposed activity, based on the Information in thi s document. IMPORTANT NOTE: The information recorded on this form has not necessari ly been verified by the Corps and should no\ be relied upon for later jurisdictional determinations. \ 1 02oS {Y\{!f::,rt, 2.D\ '2.. Date Person1 Requesting Preliminary JD Da te 1 Permit app!icant landowner, a lease, easement or option holder, or lnd'svidual with identifiable and substantia l legal interest in the property; this signature is not required for preflminary JDs associated with enforcement actions . 2 CERTIFICATE OF COMPLIANCE us Army Corps of Engineers ® Seattle Dlstr1ct WITH DEPARTMENT OF THE ARMY PERMIT Pennit Number: NWS-2012-1281 Name of Permittee: PNW Holdings, LLC. -Justin Lagers Date of Issuance: JAN 1 7 201~ Upon completion of the activity authorized by this pennit, please check the applicable boxes below, date and sign this certification, and return it to the following address: Department of the Army U .S . Army Corps of Engineers Seattle District, Regulatory Branch Post Office Box 3755 Seattle, Washington 98124-3755 Please note that your permitted activity is subject to a compliance inspection by a U.S. Army Corps of Engineers representative . If you fail to comply with the terms and conditions of your authorization, your pennit may be subject to suspension, modification, or revocation. D D The work authorized by the above-referenced permit has been completed in accordance with the tenns and conditions of this pennit. Date work complete: D Photographs and as-built drawings of the authorized work (OPTIONAL, unless required as a Special Condition of the permit). If applicable, the mitigation required (e.g., construction and plantings) in the above-referenced permit has been completed in accordance with the terms and conditions of this permit (not including future monitoring). Date work complete: D Photographs and as-built drawings of the mitigation (OPTIONAL, unless required as a Special Condition of the permit). Printed Name: ------------- Signature:------------- Date: ------------- Vanessa Dolbee From: Sent: To: Karen Walter <KWalter@muckleshoot.nsn .us> Thursday, September 12, 2013 4 :40 PM Vanessa Dolbee Subject: RE : Fieldbrook Commons FPUD, LUA13-001109 Follow Up Flag: Follow up Flag Status: Flagged V anessa, Thank you for sending us the Notice of Application for the Fieldbrook Commons Fina l PUD and associated wetland/habitat studies. We have reviewed this information and have two commen ts: 1. We agree with the 10 year monitoring plan for this project shown on Sheet W-3 (ve rsus the proposed 5 year pl a n originall y proposed). 2. We request copies of all monitoring reports when they are sent to Renton , th e Corps and Ecolog y. We appreciate the opportunity to review this updated information. Please let me know if you have a ny questions. Best regards , Karen Walter W atersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015172nd Ave SE Auburn, WA 98092 253-876-3116 From: Vanessa Dolbee [mailto:VDolbee@Rentonwa.gov] Sent: Wednesday, September 04, 2013 12:13 PM To: Karen Walter Cc: Stacy Tucker Subject: Fieldbrook Commons FPUD, LUA13-001109 Ka r en, Please find attached the Notice of Application and related wetland/habitat studies for the subject project. Ple ase let m e know if you have any comments, questions and/or would like additional information related to the subject project. Th e comm ent deadline for thi s project is September 13, 2013 . Thank you, 'Vanessa (J)o{6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall -6th Floor 1055 So uth Grady Way Re nton, WA 98057 425.430.7314 1 '° .... t- 1-4 ca 1-4 :::c: >< w 9/5/2013 Vanessa Dolbee , Senior Planner, Department of Community & Economic Development 1055 South Grady Way Renton , WA 98057 RE : Fieldbrook Commons Final PUD / LUA13-001109, LPUD FAIRBROOK COMMONS 17040 108TH Avenue SE Renton , WA 98055 I am writing on the behalf of our homeowners association . We strongly believe the Bonus Density of 17+ units per acre is excessive for this area and will create major traffic jams and overcrowding as access is limited to the street we both share in common , SE 172nd Street. We still be lieve that it was irresponsible for the city not to have conducted a full traffic study for the project in question. We can appreciate that the planning relied heavily on the City of Renton 's future on making improvements along HWY 515 and Carr Road , but those improvements do nothing to alleviate the immediate problems of the traffic jams that will occur on the two lane 1 ost h Avenue SE if this project is built. If you are not aware the entrance into and out of this projected oversized development i s SE 172n d Street which is located at a right elbow as it funnels out to HWY 515 . Currently if you are going south on 108th Avenue SE and turning left onto 172nd it is rather a tricky and dangerous left turn especially in rush hour when and if traffic is backed up from the signal at HWY 515 and creates a blind left turn . On top of that , it is nice that the project is implementi ng a covered school bus pickup exactly at the e lbow turn where this will now create a blind spot when making a right turn out of SE 172 nd Street. Also , I can see kids now being endangered as they cross the street trc;,m the east side of 108th Street as they run across the street to catch the bus and fail to see the speeding cars turning the curve coming off of HWY 515. It is nice that the PNW Holdings LLC is concerned about the aesthetics of the buildings and the need for landscaping in lieu of the proper number of parking spaces . We all know that they did not want to adhere to the 6 unit maximum per building because it is cheaper to cram as many un its into one building than to build additional buildings. Our complex has four units to a building and find this much better looking than a large cement building which by the way exceeds the legal height requirement of 30 feet. The City planners were so focused on the requ irement for the proj ect to maintain a commun ity recreation area . Th is is great but none of our current resident's feel that this is somethin·g that makes up for the increase in density and traffic into our area . Also , the parking requirements were focused on the number of res idents for th is project. So if we have visitors to this community recreation area who happened to arrive by vehicle , then where is the c ity planning to have these people park . Great if all vis itors came by foot but nobody can guarantee that. This is not even taki ng into account the visitors who come to visit the residents . Please take these viable concerns into account. Thank you , Mr. Danny Kumano Kelsey Court Condominiums dkumano@h o tma il.c om September 9, 2013 Vanessa Dolbee, Senior Planner, Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 RE : Fieldbrook Commons Final PUD / LUA13-001109, LPUD Dear Ms. Dolbee, Thi s letter is in response to the Before the Hearing Examiner for the City of Renton, Final Decision for the Fieldbrook Commons project. I read thru the documentation, and I found a serious issue -the parking The builder is proposing to build 162 units, 1, 2, and 3 bedroom units. According to the code, the minimum number of parking spots is 208. Yet they have asked to cut that by almost 10%, to 200 spots. The numbers do not add up. If each tenant has a car, and most likely most of them have 2 cars per family, at least half, 81, then they would need 243 residence parking spots. More likely, most American families have 2 cars, and if the families have teenagers, 3 cars per family. 56 1-bedrooms (I am sure there will be some coup les living together, husbands and wives?? 88 2-bedrooms (according to the American way of like, most will have 2 cars per unit. 18 3-bedrooms (again most will have 2 cars.) The ratio is about 1.23 cars per unit. The average rat io in the area, and in our complex located across the street, is 1.6 cars per unit. The most likely number of tenant cars will exceed 300. Don't forget to add some spots for guests. They did not take into account any extra parking for guests. They did not take into account any parking for visitors of the community park area. *It is not reasonable to have a community park area with No Parking available. To put 300 cars in that small area, one road is a dead end , and the other road is a single lane in each direction, street. The street has a blind curve, and it is dangerous to turn out onto that road. The cars will line up during rush hour; it will be very difficult to even turn onto our street. The traffic will be backed up so far down the road. This is an emergency service road as well, the fire department is a few blocks away, and this is the only road to the neighborhoods in the area. I also read that there is a bus stop for the children, now they will be in the middle of traffic congestion and a dangerous, blind road with heavy traffic. The assumption that the tenants of this complex will be of an income level that they cannot afford more than one car is nonsense. It concerns me that the builder would imply that the tenants at this complex will consist of families at the poverty level who cannot afford a second car raised red flags. This is a quiet residential family community. Not an inner-city lined with huge apartment complexes. If we add a packed apartment complex into such a dense area, the community is never going to get any better; it will be all jammed up. This area is too small to add 162 units, which in itself is in violation to the building code. The code says 6 units per building. They want 17 units per building?? That is rather excessive, and unreasonab le . Common sense suggests the increased number of units will require at least 250 parking spots to accommodate tenant, and a few guest parking spots . I request that the builders act reasonably and responsibly, and reassess the number of parking spots needed to keep the streets from turning into a parking lot. Please do not grant the builder permission to bypass so many of the building codes; they were created for a reason. I have supporting photographs that I would like the opportunity to show you. Renton, WA 98057 September 11 , 2013 Vanessa Dolbee, Senior Planner, Kelsey Court Condominiums Kelsey Court Homeowners Association Member and homeowner neighbors SE 172nd Street Renton, WA 98055 Department of Community & Economic Deve lopment 1055 South Grady Way Renton, WA 98057 RE : Field brook Commons Final PUD / LUA 13-001109, LPUD Dear Ms. Dolbee, I have talked with several of the homeowners who live adjacent to the proposed construction project, and they have some grave concerns that would like to put on record . We have a serious situation regarding the proposed construction project next door. It has come to our attention that the builders have asked for mu ltiple variances , with 31 excuses why they shouldn't have to comply with or follow the building code . This is excessive, and we feel too many short cuts have been taken. Here are some of our concerns: 1 1) In reference to LUA 12-001 , V-A: Removing the trees in the wooded area-these trees offer us protection from the wind , the noise, traffic, they offer privacy, and make the neighborhood look beautiful. The trees are majestic. 2) The wetlands, we need to preserve our wetlands and wild life. The builders want to fill in the wet lands, and mow down all the trees in the wooded area. They suggest replacing the trees will saplings. It w ill take years before they start look ing full and lush . 3) The bui lders want to reduce the sidewalk by 40% .. The normal sidewalk is 8 feet. They want to only make it 5 feet. This is the sidewalk the children will walk down to catch the school bus . 4) The builders want increase# of units per build i ng from 6 units to 17 units . WOW! This is too much, very crowded, cluttered , and doesn't fit in with the aesthetics of the community. 5) The builders want to take money-saving shortcuts regarding providing adequate parking for their tenants, guests, and visitors. This is going to spill out and intrude onto our complex. 6) The builders want to be allowed to increase the height restrictions of the buildings by 10%. The code says 30 ft. high. They want to bu ild 36 ft., 9 ". Really?? 7) The bu ilders don't want to do a proper traffic assessment, they .mention a limited analys is. It is not accurate. 8) The builders don't want to do an impact study. R14 zon ing vs . 1 shrub and a few sprigs? 9) The bui lders say they are doing us a favor by cutting down all the trees . They say the trees are diseased . Do you buy that??? That is unsubstantiated , and untrue. 10) What consideration is being offered to the ne ighbors? How long will this project take? · What about litter, trash , rubble , bulldozers , dump trucks, saws , drills? We w ill experience tremendous suffering and inconvenience . We have people with children , who work the night shift, that have asthma, hea lth conditions, pets, etc. 11) How do we protect ourselves from the dust and clouds of debris covering our homes, our patios , our parking lots , our cars? How long w ill we be trapped in our homes? When w ill we be able to open our windows and get some fresh air? 12) With the increase of the population , how w ill the increase of crime and police activity be addressed? What about graffiti? The builder has suggested that the tenants w.ill be low income and underprivi leged, who can 't afford an automobile and who doesn't have a job. 13) And on and on. We have identified a significant number of safety concerns and shortcuts from the buildi ng code . We would like to request an opportunity to further investigate these serious issues, and have our questions and concerns addressed . We request due-diligence; we request an impact study and a traffic impact study, a real one. Please don 't let them turn our charming community into a traffic jammed parking lot. This project is very one-sided . We are asking for your support and protection of our rights as residents . Thank you , On behalf of Kelsey Court and other area neighbors , Corine umanp ~ . r I Lvrrv>,M{) 2 Vanessa Dolbee Senior Planner Department of ColTllITLII1ity & Economic Development 1055 South Grady Way Renton, WA. 98057 RECE\\/ED SEP 1 6 ?.G B C\lY Of RENlON PLANN ING DIV ISION I feel this project is removing too many trees and is go ing t o create a ridiculous amount of traffic . I'm assuming they will put in a t raffic l ight at SE 172nd and 108 th t o curb the traffic. I 'm most worried about the removal of so many trees. We have a lot of deer in the area and they wi ll be shoved closer t o the city and the traffic. Just wanted t o give my opinion. ' . . :.~ NWl/4, SE 1/4 SECnON 29, TOWNSHIP 23 N, RANGE 5 £, W.M. FIELDBROOK COMMONS OPEN SPACE I ·, lw I (/) I w 'I ;:) I I~ I /<( ,I I l~i. ~1o 0 i;J 'f .. I ··,GJ Q------GJ -,-~-E) 41 ' ' ' '! ' . i. ' ' • ' < 't ', II ·, .o ~ Ill I I I.I \/ / . ' ' " I I I I I I I I I \' .,,.t · .·· I . / D, dJ ,.Y · . • ·. I /'.. . , . / • , • , ·.. I . : • • . .. ·! I ;;;,,-----'I . . . . I I ----, .-----e--~ -i -·-_ :._ ~ .:_ ~----~ ~ ~ J ·\ : o \ -\v O ~-~------------L '~~-SE 172!:!E ~~~T . _ ~ bJ .,,--_ 1 -1 ::-------r i ~r , , .. I I I \ ·u:\ J_ --' ' - 1 1 r--\~ ~-/ ___ •·u·: ·: 0), "' ·. . ~ " , I I _J O \ . " ---\ ~-.. ' ' ~ I I ,\ Z ri I I / I\ "'" --~ I I // I \ , r _ J__ \__ I ["' ,1 t--T --,--' T ' I I I I I I I ---, I PAllKING s rAlL COUN r '"'"" NM~a::I~ ....... __.« -~· °"'""''All ' OPEN SPACT: CA_LWLA. nONs .!!!!J!!!!!!Q_ .:.;::r + .J-'O -ST/VNlf • 800 Sf".,ll)MT ' f6} IJM 15 -,1,200 r COINON ~t(!O ., ~;') ! I t llO •10 or FHt' ,., ,a,n....., ,.,._ cn.wrro -~C'l'.llll,,IIO,~""a @ N O RTH """"'~'°""" ~120 1 1HCH •torT. ([rDRS]) D.R STRONG CONSUL TING ENGINEERS --:=,;;;::~w:- ~§ ~~ gio ,.J i ~o u.: \J \J le .... 8~ ~~ si \!!~ u.: \J 1~ d~ ~;I ~- h i ~~ di l(?::11 Ii • . '.),~¢ t ! " <l OIUF1£0 ·~ """' OC$10HlD B~ M4J fflO.CCr DlaNCClf: MAJ DAJl: Olll..all.J ~rNO.: ,tOU .t-\Nl'll\0\U OIII \J \o,,,,-,,~\O"'l:W IP" .. « ""''·Ol'ftCNM_~ ,V,.tft'OJ.J 11:11:0, -,oor I OftA¥tlNO: osr C-J <f) JOU. c,,, SfflOJoO oo,,s,,u,,,. (HOll,f(U11 tte. SHCCr. 1 0, 2 EXHIBIT 18 I ·, 1 ~/ I lw ' ,I I~ I ~ I <c: I ::r: ~ f-. -0 ' ro . I 0 I ~ I . GJ NWT/4, SE 1/4 SECnON 29, TOWNSHIP 23 N, RANGE 5 [, W.M. F/ELDBROOK COMMONS OPEN SPACE I I I !I! I/ '[µJ --.GJ __ tl_:_J ' . 41 : :.·: . E1 dJ .. · I D.R. STRONG CONSUt.. TJNG ENGINEERS -~::;;;:~~MW le § O ll ~~ 1t10 ~: !!:!o i.,,:o le ~ 0 -.J 0(/)· Q: :,t ~o ... ! @ I lg ~-i~ ~ ii' ~i r :1 ~-H iJi ~Ill~ ----------------l!:!o "-u ~r SE 172ND STREET I w -------r-· (/)r-T ( I \ ~\ . 1 ·, . I --\--_/ _ , .. / I 1 : " 1 'C12 / r----1 §\ )_ --' .· . : . -: A A . I I / ;-\ "" ·CiJ J I/ / \"" il -T -T -T _r -r-1_ -1 L -1 1 . ' ==r ---I I I I I I I I J I PARKING STAl,1,__<;()IJIIT C,UIJICI" ,. ~ACCNMC~« I Oll'o£*<Y O'f"'.S'.fU .... '· OPEii SPAcr CALCULA noos .!!ISIJ!!!!IIL z,o s,/Vf,61 , .s,o sr,/1.JMr .. aoo sr/l)Mr • 11, 1JH1rs • 17.::,oo sr ~ I lcowucw 1::A11" l("'"'~;';i'J I ,m •1oor-/UI.Nrl:liAO .l'AMfC(U,ITP /lj~~c,,o,,,,..cr 2 ,!Ml @ N ORTH """""'= ..... ---:i== "' ~ ::i ~ • , '.".~'/) \ ! ,.. ~ M,,l,f'Tl'[I ·~ t/AJ 1)£'s,CWU) ,r. tlAJ !'1W.£Cr rNCINCC/t: MAJ OA'Tn Oll..M,, ,-,ro.,ccr HO.: ltOCU o1t,\11!11\.0\IIOO \)\~-,,\•o••\,:w,p, So"_.CI" ,_.,_,.,...NlUt"e' ~J/'01.1 ll·l•ff AJI Ji't>1 I MAMIHG 0$2 ear'._, <e 1oiJ, u . s~ COo<WLJNC ~us ....c. SHCCr. 2 or 2 · Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. EXTERIOR PAINTING MATERIALS Scheme A P-3 ST-1 Product/ Mfg .: Color: F ini sh: Location: Product/ Mfg.: Color: Finish: Location: Product/ Mfg .: Color: Location: Pro duct / Mfg.: Colo r: Location: Product/ Mfg: Color: ONE Product/ Mfg: Style: Color: Lo ca tion : Contact: Benjamin Moore North Creek Brown 1001 TBD by Painter Main Body Sherwin William s B enga l Gra ss SW 6411 TBD by Painter Secondary Body (@ Shingle Siding) "bump-outs" Benjamin Moore Temptation 1609 TBD by Painter Accent Body (@ Board & B atten) Benjamin Moore Squirrel Tail 1476 TBD by Painter Trim and railings Benj a min Moore Gettysburg Gold 1064 TBD by Painter Doors and garage doors Eldorado Stone Limestone York Column bases Abel Becho 206-696-3248 RECE\\JEC ~\.lG 15 ?.G\3 Of RENT( c:NNING orv1SIO The Long Studio LLC Fieldbrook Commons Exterior Exterior Color Spec ifications June 6, 2013 P age 1 of 19 5030 1 " A venue South, Seattl e Washing ton 98134 Voice (206) 706+9503 Data (206) 860-2122 Mail = Steven @thelon gs tudio.com Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. ROOFING SHINGLES Product/ Mfg : Style: Color: IKO C ambridge AR Char coa l Grey REC E\VED AUG l 5 20 \3 Contact: Steve Sl oan 425-787-9865 CITY OF RENTON The Long Stu dio LLC 5030 1 •• Avenue South, Seattle Washin gton 98134 Voi ce (206) 706+9503 Data (206) 860-2122 Mai l = S t even@the l ongst udi o.com PLANNIN G DIVISION Fieldbrook Commons Exterior Exterior Col or Speci f i cat ions June 6 , 2013 P age 2 of 19 Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. EXTERIOR PAINTING MATERIALS Scheme B RECEIVED ~~~~;:"."'1 Produ ct/ Mfg.: Color: Finish: Location: Product/ Mfg.: Color: Finish: Location: Product/ Mfg .: Color: Fin i s h: Location: Product/ Mfg.: Color: Finish: Location: P-5 Product/ Mfg: Color: Finish : Location: EXTERIOR STONE ST-1 Product/ Mfg : ·-it Sty le : Colo r : Loc ation: Contact: B enjamin Moore 1487 Herbal Es ca p e TBD by P a inter Main Body B en j am in Moore G ettys burg Gold 1064 TBD by P a inter AUG 1 5 20'3 CITY OF RENTON PlAN NING DIVISION S econdary Body (@ Shingle Siding ) "bump-outs " Sh e rwin Williams Bengal Grass SW 6411 · TBD by P a inte r Accent B ody (@ Board & Batten) B enjamin M o ore Squirre l T a il 1476 TBD by P a inter Trim and rai lin gs B enjamin Moore Tempta tio n 1 609 TBD by Painte r D oo r s a nd g ara ge doors El dorado Ston e Li mestone Mt S. H e l e n s Column b ases Ab e l Becho 2 06 -696-3248 The Long S t udio LLC Fieldbrook Commons Exterior Ext eri or Co l o r Spe ci fi cati o n s Ju n e 6, 201 3 Page 3 of 19 5030 1 •• Avenue Sou th , Seattl e Washin gto n 98 1 34 Voice (206) 706+9503 Data (206) 860-2 1 22 M a il = Steve n @th e l ongstud io.com Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. ROOFING SHINGLES Product/ Mfg: Style: Color: IKO Cambridge AR Driftwood Contact: Steve Sloan 425-787-9865 RECE1VED The Long Studio LLC 5030 1 ., Avenue South, Seattle Washington 98134 Voice (206) 706+9503 Data (206) 860-2122 Mai l = Steven@thelongstudio.com AUG 1 5 2013 CITY OF RENTON PLANN ING DIV ISION Fieldbrook Commons Exterior Exterior Color Specifications June 6, 20 13 Page 4 o f 19 Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. EXTERIOR PAINTING MATERIALS Scheme C Product/ Mfg .: Color: Finish: Product/ Mfg.: Color: Finish: Product/ Mfg .: Color: Location: Product/ Mfg.: Color: Product/ Mfg.: Color: Finish: Location: EXTERIOR STONE ST-1 Product/ Mfg: Style: ' Color: Location: Contact: Benjamin Moore HC-16 Livingston Gold TBD by Painter Main Body Benjamin Moore Temptation 1 609 TSO by Pain te r RECE\VED P..UG 15 2G\3 C\'{'{ Of RENiON plANN\NG DIVISION Secondary Body (@ Shingle Siding)"bump-outs" Bump-out on north e levati on to be painted P-2 even though it doesn't have shingle siding Benjamin Moore Gettysburg Gold 1 064 TBD by P a inter Accent Body (@ Board & Batten) Benjamin Moore Squir re l Tail 1476 TBD by Painter Trim and railings Sherwin Williams Bengal Grass SW 6411 TBD by Pai nter Doors and garage doors Eldorado Stone Limestone Castillo Column bases Abel Becho 206-696-3248 The Long Studio LLC Fieldbrook Commons Exterior Exterior Color Speci fications June 6 , 2013 P a g e 5 of 19 5030 1 "' Avenue South, Seattle Washington 98134 Voice (206) 706+9503 Data (206) 860-2122 Mail = Steven@thelongstudio.com Exterior Architectur Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. ROOFING SHINGLES Produ ct/ Mfg : Style : Color: IKO Cambridge AR W eath e rwood C ontact: Steve Sloan 425-787-9865 The Long Studio LLC 5030 1 •t A ve nue So u th , Sea ttle Washin g ton 98134 Voice (206) 706 +9503 D a ta (206) 860-2122 Mail = Steven @th e lon g s tudio .co m Fieldbrook Commons Exterior E xterior Color S pec ifi ca tions Jun e 6, 2013 Page 6 of 19 Exterior Arch i tectural Finish Spec i fications Provide submittals of all finishes for designers' approval prior to installation . RECEJ\/ED AUG 1 5 20 13 BUILDING J NORTH ELEVATION: SCHEME A P-4 Th e Long S tud i o LLC 5030 1 •1 Avenue South , Seattl e Washington 98 1 34 Voice (206) 7 06+9503 Data (206) 860-2122 Mail= Steven@th elongstudio.com CITY OF RENTON Fieldbrook Commons Exterior Ext erior Co l or Specifi cations June 6, 2013 Page 7 of 1 9 PL/\NNING DIVISION ST-1 Exterior Architectural Finish Speci fications Provide submittals of all finishes for designers' approval prior to in stallation . RECEIVED BUILDING J EAST ELEVATION: SCHEME A AUG 1 5 20 13 CITY OF RENTON ST-1 Th e Long Studio LLC 5030 1 •• Avenue South, S eatt le Washington 98134 Voice (206) 706+9503 D ata (206) 860-21 22 Mail = Steven@th elongstud i o.com .---~ P-5 Fieldbrook Commons Exterior Ex t erio r Color Spec ifi cations June 6, 20 13 P age 8 of 19 PLANNING o,v,s,oN P-5 P -4 P-4 Exterior Architectural Finish Spec i fications REcf-!VEo Provide submittals of all finishes for designers' approval prior to inst allation . BUILDING J SOUTH ELEVATION: SCHEME A AUG 1 5 2013 Ctry or .'?f NTON PLANNING DiVtSION Th e Long Stu d i o LLC 5030 1 "' Avenue South, Seattle \/Va shington 98134 Vo i ce (206) 7 06+9503 Data (206) 860-2 1 22 Mai l = Steve n @thelo n gstudio .com P-5 Fieldbrook Commons Exterior Exterior Color Specifications June 6, 2013 Page 9 of 19 r-- ~ Exteri or Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation . BUILDING J WEST ELEVATION: SCHEME A Th e Long Stu d io LLC 5 0 30 1 " Ave n ue South , Seattle Washington 98134 Voice (206) 7 06+9 503 Data (206) 860-21 22 Ma il = Steven@the l ongstudio.com Fieldbrook Commons Ext erior Ext erior Col o r Specificatio ns J u n e 6 , 2 0 1 3 P age 10 of 19 RECE !VE L~; AUG 1 5 2013 C IT Y OF f:?£Nro N PLA Nt.JtrvG f)JV1s10N Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval pri or to installation. BUILDING B NORTH ELEVATION: SCHEME B RECEIVED ST-1 The Long Studio LLC 5030 1 •• Avenue South , Seattle Washington 98134 Voice (206) 706+9503 D a ta (206) 860-21 22 Mail = Steven@thelongstudio.com P-1 "':...::: P-1 AUG 1 5 2013 CITY O t' .~f NTON PLA1\JNJN G '.)IV tS /ON ~ I I P-2 Fieldbrook Commons Exterior Exterior Color Specifications June 6, 2013 P age 11 of 19 Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installati on. BUILDING B EAST ELEVATION: SCHEME B RECE l\lED AUG 1 5 2013 CITY OF RENTON Th e Long S tudio LLC 5030 1 ., Avenue South, Seattle Washington 98134 Voice (206) 706+9503 Data (206) 860-21 22 Mail = Steven@thelongstudio.com PLANNING DIVISION P-1 Fieldbrook Commons Exterior Exterior Color Spec ifications June 6, 201 3 Page 1 2 o f 19 Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. RECEIVED BUILDING B SOUTH ELEVATION: SCHEME B AUG 1 5 201 3 P-4 P-4 ST-1 Th e Long S t udi o LLC 5 030 1 '1 Avenue South, Seattl e Washington 98 1 34 Voice (206) 706+9503 D ata (206) 860-21 22 M a il = S t even@the l ongstudio .com CITY Of-RENTO N PlANNJNG D IVIS ION P-2 I I P -1 Fieldbrook Commons Exterior Exterior Color Specificati ons J un e 6, 20 1 3 Page 13 of 19 Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. RECEIVED BUILDING 8 WEST ELEVATION: SCHEME 8 AUG 1 5 20 13 CITY O r-RENTON PLAi\J/1/lilJG DIVISION P -2 Th e Long Studio LLC 5030 1 •• Avenue South, Seattle Washington 98134 Voic e (206) 706+9503 Data (206) 860-2122 Ma il = Steven@the longstudio.com Fieldbrook Commons Exterior Exterior Color Specifications June 6, 2013 Page 14 of 19 Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation . BUILDING K NORTH ELEVATION: SCHEME C P -5 The Long Studio LLC 5030 1st Avenue South, Seattle Washington 98134 Voice (206) 706+9503 Data (206 ) 860-2122 M a i l = S t even@th e l ongstudio .com ST-1 P-1 Fieldbrook Commons Exterior Exteri or Color Specifications June 6 , 2013 Page15of19 RECFJVED AU G 1 5 20 13 CITY O f' RENT ON PLANNING DIVISION Exterior Architectura l F i nish Specificati ons Provide submittals of all finishes for designers' approval prior to installati on . BUILDING KEAST ELEVATION: SCHEME C REC Ef\lED AUG I 5 20 13 P-4 CITY Of RENT ON PLANN ING DIVISI ON P -2 Th e Long S tud i o LLC 5030 1 •• Avenue South, Seatt le Washington 98134 Vo i ce (206) 706+9503 Data (206) 860-2122 Ma il = Steve n @the l o n gstudio.com F ieldbrook Commo n s Exterior Exteri or Color Specifications June 6, 2 013 Page 16 of 1 9 Exterior Architectural Finish Specifications Provide submittals of all fin i shes for designers ' approval prior to installation. BUILDING K SOUTH ELEVATION : SCHEME C RECE IV ED AUG 1 5 20 13 P -4 CITY OF RENTON ST-1 Th e Long St u dio LL C 5030 1 •• Avenue Sout h , Seattle W a s h in gto n 98134 Vo i ce (206) 706+9503 Data (206) 860-2 1 22 Mail = Steven @thelongstudio.com ST-1 F i eldbrook Commons Exterior Exterior Co l o r Specificati on s J une 6 , 20 1 3 Page17of19 PLA NN IN G D IVISION Exterior Architectural Finish Specifications Provide submittals of all .finishes for designers' approval prior to installation. BUILDING K WEST ELEVATION: SCHEME C P-4 P-1 Th e Long Studio LLC 5030 1 •1 Avenue South, Seattle Washington 98134 Voice (20 6) 706+9503 Data (206) 860-2 1 22 Mail = Steven@the l ongstud io.com P-3 Fieldbrook Commons Exterior Exterior Color Spec ifications .J une 6 , 2013 Page 18 of 19 RECEIVE C AUG 152013 CiTY OF RENTON PLANNING DIVISION Exterior Architectural Finish Specifications Provide submittals of all finishes for designers' approval prior to installation. SITE PLAN : ' ' --·-Sii--l1JND &T~El-------- SCHEME A (BU ILDIN GS D , H, J, N) The Long Studio LLC ";';=~ L .. r· ......... ..... I "',."'---------.:-;r -:c!S¥6-t;1pt' I . ~ '-" . ' l~ _..J.... ___ ~--:-c-· ,, ' I , u.·AO·e,-u ~ ,. /~rr , / """ ~ V --L~-~~-~-/ ~1~~1'CN ,,, ... ' ; I • ·'~---~ .. ·-... 5030 1 •• Avenue South, Seattle Washington 98134 Voice (206) 706+9503 Data (206) 860-21 22 Fieldbrook Commons Exterior Exterior Color Specifications June 6, 2013 Page19of19 Mai l = Steven@the l o ng s tudio.com REC EIVED AUG 1 5 201 3 CIT Y OF RENTON PLANNING DIVISION Avana Trails Wetland Trailhead Sign 3 Panels Each panel to be 7/25"X7.25" Painted metal panels Mount to PT 8x8 Post Top Panel: Graphic Depicting Wetland Center Panel: Verbage to Match Example Bottom Panel: Either Pedestrian Symbol a s shown or Bicycle with Cricle/Slash through it. 0 N t- 1-t cc 1-t :c >< w Contact Justin Lagers PNW Holdings LLC 9675 SE 36th St, 105 M erce r Island, WA 98040 Party ·of Record D. Bruce & Nancy Stan ley 10825 SE 172nd St, #SB Ren ton, WA 9805 5-5969 (425) 277-1415 Party of Record Karen Huseth 17123 113th Ave SE Ren ton , WA 98055 (425) 254-9234 Party of Reco rd Robert Lyon 10817 SE 170t h St Ren ton, WA 98055-5909 (425) 255-0395 !>arty of Record Katrina Ga rrison 17032 110th Pl SE Re nton, WA 98055 "arty of Record PAT RICK & CLAIRE CREAGER 10833 SE 173rd St ,enton, WA 98055-5907 :425) 25 4-1833 >arty of R~cord ,ichard M iles 10809 SE 172nd St, lB ,enton , WA 98055-5926 :425) 228-7164 >arty o f ~ ecord lesse & Linda Hurtado PO BOX 59743 ,ENTON, WA 98058-2743 A2sJ 228-2481 Fietab rook Commons Final r-JD LUA 13-001 109 PARTIES OF RECORD Owner Party of Record Fie ldbrook Commons, LLC Danny & Cori ne Kumano 9675 SE 36th St, Suite 105 10829 SE 172nd St, 6C Mercer Island, WA 98040 Renton, WA 98055-5942 (206) 588-1147 (562) 237-2754 Party of Record Party of Record Dan Ph i llips Richard N iem i PO Box 60256 17022 108t h Ave SE Renton, WA 98058 Re nton, WA 98055 dan -ph illips@comcast.n et Party of Record Party of Re cord David Hoffman Donna Hart 10824 SE 170th St, #A201 10813 SE 172nd St, Suite #2B Renton, WA 98055 Re nton, WA 98055 Party of Re cord Party of Record Sylvia Coppock Te r estia Tamayao 10813 SE 172nd St, Ste: #2A 10813 SE 172nd St, Ste: #2C Renton, WA 98055 Renton, WA 98055 Party of Record Party of Re cor d TIMOTHY BELL Steve Cuspard 11004 SE 173RD St 17515 110th Ln SE RENTON, WA 98055 Renton, WA 98055 (253) 569-9801 Party of Reco rd Party of Record Laura Smith Darlene Bjornstad 10841 SE 172nd St, 9A 14624 SE 183r d St Renton, WA 98055-5945 Ren ton , WA 98058 (425) 226-3686 (4 25) 226-5986 Party of Reco rd Party of. Re co rd Richard Garana Dan Miles 10841 SE 172nd St, 90 10813 SE 172nd St, Ste: #lB Re n ton, WA 98055-5945 Renton, WA 98055 Party of Record P.a rty .o f Re cord George & Frances Subic PATRICK & CLA I RE CREAGER PO Box 89 10833 SE 173rd St Renton, WA 98057-0089 Renton, WA 98055-5907 (425) 255-9923 (425) 254-1833 ,-f N t-.... ca .... l: )( w Page 1 of 2 Party of Record Brooks Fenton 22022 6th Ave S, Un it 108 Des Moines, WA 98198 Party of Re cord Pamela Pollock 16901113th Ave SE Renton, WA 98055-5963 Fie1uorook Commons Final I vD LUA 13-001109 PARTIES OF RECORD Pa rty of Record DAN I EL RUSSE LL 829 S 31ST ST RENTO N, WA 98055 Pa rty of Record JEREMY ADAMS 11012 SE 173RD St RE NTON, WA 98055 -5927 (206) 334-6216 Pag e 2 of 2 Justi n Lagers Fieldbrook Commo ns, LLC 9675 SE 36th Street #105 Mercer Is land, WA 98040 SUBJECT : "Off Hold" Notice Departme nt of Commun ity an d Economk Deve lopment C.E."Chip"Vincent, Adm in ist rator Fieldb r oo k Commons Final PUD, LUA13-00110~, FPUD Dear Mr. Lage rs Thank you for submitting th e add iti ona l materi als r eq u ested in t h e Janua r y 14 , 2014 l et ter from the City. Your p roject has b een taken off hold and t h e City w i l l contin ue review of the Fieldbrook Commons Fi na l PUD . If you hav e any questions, p lease contact rne at (425) 430-7 3 14 . Sincerely, / . ( ~/ --f'\ ;) -I/ {ltllJw.f)c~~ Uf!.L~ Vanessa Dolbee Current Planning Manager cc: Fie l dbrook Com mons, LLC / Owner(s) Party (ies) of Reco r d Renton City Hall • 10 55 South GrndyWay • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor Ja nuary 14, 201 4 Justin Lagers Field brook Commons, LLC 9675 SE 36th Street #105 Mercer Island, WA 98040 SUBJECT: "On Hold" Notice Departm ent of Community and Economic Deve lopm ent C.E."Chip"Vincent, Adm ini st rat or Fieldbrook Commons Final PUD, LUA13-001109, FPUD Dear M r. Lage r s: The Plann ing Divis ion of the City of Renton accepted the above master app lication for r eview on August 30, 2013. During ou r r eview, st aff has determined that additional information is necessary in order to procee d further; these items we r e ide nti fied in the Se p tembe r 18, 2013 hold le tte r. Ci ty staff received yo ur additional in fo rmat io n subm itted to the City on December 13, 2013 . However, afte r review of the subm itted in formati on t he A rm y co rp s permit for filling of the three wetlands was not provided. The fo l lowing information w ill need t o be su bmitted before Apri l 15, 2014 so that we may continue the r eview of the above subject ap p l i catio n: • Plea se provide two copies of the approved Army Corps of Engineers permit for filling of the three wetland s. Pursuan t to Mitigation Measure 3 of th e SEP A, documentation of State and Fede ral r equ ired pe r mits for the filling of the tree wetla nd sha ll be provided t o the City prior to approva l of the Fi nal PUD. At tn-is time, you r project has been placed "on hold" p en di ng receipt of t he requ es ted information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, / . 0,1 {{ L%~') !.__.£'~ ~--(__ Vanessa Dolbee Senior Planner cc : Fiel d brook Commons, LL C / Owner(s) Party(ies) of Record Renton Ci ty Hall • 1055 South Grady Way • Renton, Was hin gton 98057 • rentonwa.gov Return Address: City Clerk's Office C ity of Renton 1055 South Grady Way Renton, WA 98055 DEED OF DEDICATION Property Tax Parcel Number: 292305 -9022 Projec t File #: LUA 13-001109 FPUO St reet Intersection: I 08th Ave SE & SE 172nd Street Refe rence Number(s) of Do cum ents ass igned or released: Additional reference nu mbers are on page __ . Grantor(s): Grantcc(s): Avana Trails, LLC City of Renton, a Municipal Corporation LEGAL DE SC RIPTION: (Abbreviated or full legal must go here. Additional legal on page ) Lega l Description on Ex hib it A -attached here to The Grantor, fo r and in consideration of mutual benefits conveys, qu it claims, dedi cates and donates to the Grantee(s) as named above , the above de sc rib ed real estate situated in the County of King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written be low. Approved and Accepted Bv: Grantor(s): Grantee(s): City of Renton Michael Gl adstein -Manager A vana Trai ls, LL C Mayor City Clerk I NDI VIDUAL FORM OF STATE OF WASI-UNGTON ) ss ACKN OWLEDGMENT COUNTY OF KING ) I ce rtify that I know or have satisfactory evidence that Notary Seal must be within box signed thi s instrumen t and acknowledged it to be hi s/her/their free and voluntary act for the uses and purposes ment ion ed in the in strument. Notary Public in and for the State of Washington Notary (Print) --·--~-My appointment expires: h -., Dated: ---... ,, - Page 1 ( IN WITNESS WHEREOF, I have hereunto set my h and the day and year as written below. Notary Seal must be within box Notary Seal must be within box Notary Seal mu st be w ithin box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASIBNGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ________ _ ------------------signed this in strument and acknowledged it to be hi s/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: _____________ _ Dated: REPRESENT A TTVE FOR..M OF ACKNOWLEDGMENT ST A TE Of WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory ev idence that ________ _ Michael Gladst e in signed this instrument, on oath stated th at he/she/they was/were authori zed to execute the instrument and acknowledged it as the Manager and _______ _ of Avana Trail s, LLC to be the fre e and vo lun tary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: _____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT ST A TE OF WASHINGTON ) SS COUNTY OF KING ) On this ___ day of ______ , 19 ____, before me personally appeared _______________________ to me known to be of the co rporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporati on, for the uses and purposes t herein mentioned, and each on o ath stated th at he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print). _______________ _ My appointment expires: _____________ _ Dated: Page 2 Exhibit A Legal Description Project: WO# PID GRANTOR: Street: LEGAL DESCRIPTION: RIGHT OF WAY DEDICATION That portion of the south half of the south half of the northwest quarter and the northeast quarter of the southwest quarter all in the southeast quarter of Section 29, Township 23 North, Range 5 East, W.M, King County, Washington d escribed as follows ; BEGINNING at the intersection of the north line of the s outh half of the south half of said northwest quarter and the east line of the west 30.00 feet of said northwest quarter, said intersection being on the east right of way margin of Secondary State Highway No. 5C (formall y known as John F. Benson Road), as established by order filed March 19, 1912 under Volume 16 of the King County Commissioner's Records, Page 592; thence S89°49'09"E, along said north line, 5 .8 3 feet to the east line of the west 35.83 feet of said northwest quarter; thence SOI 0 42'56 "W , along said east line, 273 .0 6 feet to a point of tangency with a 21.50 foot radius curve to the left ; thence southeasterly, along said curve, through a central angle of 91 ° 14'03" a distance of 34.24 feet to a point of tangency and the north line of the south 23.71 feet of said northwest quarter; thence S89°31'07"E, along said north line, 527.62 feet to a point of tangency with a 150.50 foot radius curve to the left; thence northeasterly, along said curve, through a central angle of 22°04'5 7" a distance of 58.00 feet to a point of compound curvature with a 25.00 foot radius curve to the left; thence northeasterly, along said curve, through a central angle of 52 °07'50" a distance of 22.75 feet to a point of reverse curvature with a 50.50 foot radius curve to the right; thence northeasterl y and southwesterly, along said curve, through a central angle of 277°48'48" a distance of 244.8 6 feet to a point ofreverse curvature with a 19.50 foot radius curve to the left; thence westerly, along said curve, through a central angle of 48°04 '27 " a di stance of 16.36 feet to a point ofrev erse curvature with a 201.50 foot radius curve to the right; thence so uthwes terly, along said curve, through a ce ntral angle of 01 °55'39" a di stance of 6.78 fe et to the west line of the northeast quarter of the southwest quarter of said southeast quarter; thence NO 1 °43 '49"E, along said west line, 11. 73 feet to the northwest comer of said northeast quarter of the southwest quarter, said comer b eing on the north right of way margin of SE. 172nd Street as established by Kelsey Lane, according to the Plat thereof recorded in Volume 128 of Plats, pages 87 through 88, records of said county; thence N 89 °3 l '07"W, along the north line of said southwest quarter and said north margin, 572.40 feet to a point of tangency with a 60.00 foot radius curve to the r ight, said point being on the easterly ri ght of way margin of Secondary State Highway No . SC (formally known as John F. Benson Road) as conveyed to the State of Washington by Warranty Deed recorded under Recording Number 9905141847, r eco rds of said county; thence northwesterly, along said Page 3 curve and margin, through a central angle of91 °14 '03" a d istance of 95.54 feet to a point of tangency and the east right of way margin of Secondary State Highway No. SC (formall y known as John F. Bens on Road), as established by order filed March 19, 1912 under Volume 16 of the King County Commissioner's Records, Page 592 , said east margin being the east line of the wes t 3 0.00 feet of said southea s t quarter; thence N O 1 °42'56"E, along said east margin and east line, 257.41 feet to THE POINT OF BEGINNING. Contains 2 4 ,560± square f eet, (0.5638±acres) Page 4 N 0) I") I ,-co 0 uj _J • co Ocj l'1 a:i 0.. w • U") MAP EXHIBIT I I I ~=277"48'48" I R=50.50' ~ I L=2 44.86' • --.......: R=19.50' b=4 8·04'27" L=1 6.3 6 ' a:: s:t I -~<.0 -,-I') N r Il l · I/.R=201.50' b=o1·55•39" I' I') _j I 0 a, > N __ c_j 0 ~ <( _J 0.. z :::) 0 ~ <( _J a. z :::) w (/) ..f ' w (/) ..f ' ,- ;i:: z N _, vi N ' ~, w z ::J z ~ 0) 0 OJ I') ;-t" co O'l • c:o U") UNPL ATTED R=1 50.50' 1i=22·04'57" L=58.00' ADDI TI ONA L RIG HT OF WAY HEREB Y DEDI CA TED TO TH E CITY OF RENTON R/W PER ORD ER FILED 03/19/1912 VO L. 16 KING COUNTY COMM INIS HINER'S RECORDS , PG. 592; 23.71' R=21.50' ~ b=91"14'03 " I/) L=34.24' U") I I I ~I L=6 .78' I I w. LI NE NE. 1 4 SW.1 / 4 , gJ \\ SE.1/4 , SEC. 29-23-5 W 11.73 I (/) u '1--N01"f3'49"E w -_J ('J" (/) >-~ co -t . ~ri~~ • w _J • Z ~~-~ 0 / l. ~ ~-~ a: I ; z ~\....__ . Y ~z- ; ~ ,09 11'\ GRAPHIC SCALE . ~ "'-: p\.. SE: o 1 oo ' 200• • ~ LIJ ~ ~. cnr· N 0 U"). st; N N r-- U") ?-11- r--· o:: :::i: _o :::, :::, Oz f1 u :E 0) >-0 CO W 0 z (/) z " _J 0 ·Wu 1 INCH = 100 FT. -. z N01 :42'56"E J 273 .06' : \~ --~~R/W PE R DE ED REC. 0 N01 "42'56"E 257.4 1' 0 NO. 9 905141847 I') I') R=60.00' I --____ ___. b=91 ·14·03" / W. LI NE SE.1/4, SEC . 29-23-5 L=95.5 4' PO B ./ SEC. STATE HWY. NO. SC COPYRIGHT @ 2011, D.R. STRONG CONSU L TING ENGINEERS INC. FIELDBROOK COMMONS R IG HT O F WAY DEDI CATIO N EX HI BIT 111);¥-i D.R. STRONG CONSUL TING ENGINEERS ENGINEERS Pl.ANNERS SUR'VEYORS 620 7TH A'.O<UE KIRKlAND, WA 980.JJ 425.e27.J06J omCE 800.962.1402 TOLL FREE 425.627.2423 FAX ww,,,,.dNJlronC}.com PR0v£CT SURVEYOR: SJS DRAFTED BY: FJELD BOOK: DA TE: 10/09/13 PROJEC T NO.: 11 082 SH EET 5 OF 5 • D.R.STRONG CONSULTING ENGINEER S KIRKLAND WA 98033 LEGAL DESCRIPTION: PEDESTRAIN ACCESS EASEMENT DRS Project No. 11062 11/26/13 That portion of the north quarter of the west ha lf of the west half of the east half of the southwest quarter of the southea st quarter of Section 29, Townsh ip 23 North, Range 5 East, W.M., in King County, Washington de scribed as follows; Commencing at the northeast corner of sai d su bdivi sion; th enc e N89°31'07 11 W, along the north lin e thereof, 89.91 feet to a non-radia l intersection w ith a 50.50 foo t radius curve to the right, the center of which bears N4 l 0 46'21 11 W; thence southwesterly, along said cu r ve, tlu ·o ugh a central an gle of 11 °42 '3 2" a d istance of 10.32 fe et t o TIIE POINT OF BEGINNING of the herein de sc ribed tract; thence co ntinuing southwesterly, along sai d curve, through a central angle of 04 ° 19'34" a di stance of 3.81 feet ; thence Sl2°01'25 11 E 15 .3 9 feet t o a point of tan gency w ith a 122 .00 foot radiu s cu rve to the ri gh t; th ence southerly, a lo ng sa id curve, through a central ang le of 02 °14'04 11 a di stance of 4 .76 fee t ; thence N78°30'37"E 44.95 feet t o a point of tangency w ith a 2 .00 foot radiu s curve to the ri ght; thence northeasterly, alon g said c urve, through a central angle o f 20°3 4 '03 11 a distance of 0. 72 feet to a point of tangency; thenc e S80 °55'20 11E 34.71 feet ; thence N 09 °04'4 0 11E 7.19 feet to a point of tan ge ncy with a 6.17 foot radiu s curve to th e ri ght; the nc e northeasterly, along said curve, thro ug h a centra l ang le of 90°00'00 11 a di stance of 9.69 feet t o a point of tangency; thence S80°55 '20"E 1.44 feet ; thence S09°0 4'4 0 11 W 2.23 feet; thence S88 °15 '58 11E 8.78 feet to the east line of said su bd iv ision ; thence N Ol 0 44'02"E, a long said east lin e, 6.42 feet; thence N8 8°15 '5 811 W 7 .95 feet ; thence S09 °04'40 11 W 0 .59 feet ; thence N80°55'2 0"W 1.44 fee t to a point of tan ge ncy with a 9.83 foo t radiu s curve t o t he l efi; th ence south weste rly, a long said curve, through a central ang l e of 90°00'00 11 a di st anc e of 15 .44 feet to a point of tangency; thence S09 °0 4'4 0"W 1.52 feet; to a point of tangency w ith a 2.00 foo t radiu s curve to the ri ght; t hence southwesterly, along said curve, throu g h a central angle of 90°00'00" a di stance of 3.14 feet to a point of tangency; thence N80°55'20 11 W 29.0 5 fe e t to a po int of tangency with a curve 5.67 foo t radius curve to th e left; t hence southwesterly, along said curv e, through a central an g le of 2 0°34'0 3 11 a di stance of 2 .0 3 feet to a point of to a po int of tangency ; thence S78 °3 0'37 11 W 39.25 feet to a point of to a point of tangency with a 2.00 foot radius curve to th e right; thence north erly, along said curve, through a central angle of 89°27'58 " a distance of 3.12 feet to a point of tangency ; thence Nl2°01'25 11 W 15.58 feet to THE POINT OF BEGINNING. Contains 479± s quare feet , (0.0llO±ac re s) R:\20 J 1\0111 062\2\Documents\Legals\1 31126-Ped-Esmt-South-l J 062.doc Lr~l3' D LINE BEARING DISTANCE L1 S09"04' 40"W 1.52' L2 N80'55'20"W 1.44' L3 S09"04' 40"W 0.59' L4 N88"1 5'58"W 7.95' L5 No1 ·44'02"E 6.42' L6 S88"15'58"E 8.78' L7 S09"04' 40"W 2.23' LB S80-55'20"E 1.44' L9 N09"04'40"E 7.19' CURVE RADIUS DELTA ANGLE ARC LENGTH C1 C2 C3 C4 C5 C6 C7 CB C9 2.00' 89 "27'58" 3.12' 5.67' 20'34'03" 2.03' 2.00' 90·00·00" 3.14' 9.83' 90·00·00" 15.44' 6.17 90·00·00" 9.69' 2.00' 20·34'03" 0.72' 122.00' 02·14'04" 4.76' 50.50' 04·19•34" 3.81' 50.50' 11 ·42'32" 10.32' FIELDBROOKCOMMONS PEDESTR IA N A CCESS EASEMEN T EXHIBIT NE. CORNER / N.1/4, W.1/2, W.1/2, E.1/2, SW.1/4, SE.1/4 SEC-29-23 I N ~ GRAPH IC SC ALE 0 15' 30' w z :::J 1 IN CH = 30 FT. w COPYRIGHT @ 201 J . D.R. STRONG CONSUL TING ENGINEERS INC. D.R. STRONG ct.WSLI.JM ENfJIEERS ENCJNEERS PLANNERS SUIM:YORS '120 mt AVENUE l<JRKl..NID,, WA MIJJ3 o ,aazr.30'3 F"2S.ll2T.2"23 PROJECT SURVE:YOR: SIS DRAFTED BY: SJS f/ELD BOOK: DAT£: 11,/2e/l:S PROJECT NO.: 11052 SHEET 1 OF 1 D.R. STRONG CONSULTING ENGINEER S KIRKLAND WA 98033 LEGAL DESCRIPTION: PEDESTRAIN ACCESS EASEMENT DRS P roject No. 11062 10/11/13 That portion of the n01ihwest quarter of the southeast quarter of Section 29, Township 23 North , Range 5 East, W.M, King County, Washington described as follows; Commencing at the southeast comer of said subd iv ision; thence N89°3 l '07 "W, along the so uth line thereof, 587.69 fee t to a non-radial intersection with a 50.50 foot rad ius curve to the left, the center of which bears N41 °46'2 1 "W; thence; northeasterly, along sai d curve t hrough a central angle of 41 °17'26", a d istance of 36.39 feet to THE POINT OF BEGINNING of the herein described tract; thence continuing northeasterly, along said curve through a central ang le of 05 °50'17", a di stance of 5.15 feet; thence S72°24'58"E 2 4.13 feet to a point of tangency with a 70.50 foot radiu s curve to the left thence; easterly, along said curve through a central an gle of 17 °06'08", a distance of 2 1.04 feet to a po int of tangency; thence S89°3 l '07 "E 49.90 feet to a point of t angency with a 25.50 foot radius curve to the left thence; easterly and northerly, alon g said curve through a c~ntral angle of 9 1 °15'40", a distance of 40.62 feet to a point of tangency; thence N00°46'47"W 74.85 feet to a point of tangency w ith a 12 5.50 foot radius curve to the left thence; northerly, along said curve through a central angle of 12 °5 1'40", a di stance of 2 8.17 feet; thence N73°40'1 9"E 2 4.07 feet; thence N l6°19'41 "W 11.09 feet; thence N66°0 1'07"E 20.5 2 feet to a point of tangency with a 7.00 foot radiu s curve to the left thence; northeasterly, al ong said curve through a central angle of 60°43'06", a distance of 7.42 feet to a point of tangency; thence N05 °18'00"E 6.33 feet to a point of tangency with a 14.00 foot radius curve to the right thence; northeasterly, along said curve through a central angle of 82 °15'25", a dis tance of 20.10 fee t to a point of tangency; thence N87°33 '25"E 5.03 feet to a point of tangency with a 12.00 foot radius curve to the left thence; northeasterly, a long said curve through a central angle of 67°39'00", a distance of 14 .17 feet to a point of tangency; thence Nl9°54'25"E 26 .29 feet to a point of tangency with a 15.00 foot radius curve to the right; thence northeasterly, along said curve, through a central an gle of 50°03 '3 l" a distance of 13.1 1 feet to a point of tangency; thence N69°57'56 "E 19.37 feet to a point of tangency with a 40.00 foot radius curve to the left; thence northeasterly, al ong said curve, through a central a ngle of 35°35'12 " a di stance of 24 .84 feet to a point of tangency; thence N34°22 '44"E 8.65 feet to a point of tang ency with a 50 .00 foot radius curve to the 1ight; thence northeasterly, along said curve, through a central angle of.-D 46 °04'51" a distance of 40.2 1 feet to a point of tange ncy; thence N80°27'35"E 6.13 feet; to ~ '-., 1 3 l 13 C a point of tangency with a 100.00 foot radius curve to the right; thence so utheasterly, alo11g said curve, through a central angle of 41 °04'40" a distanc e of 71.69 feet to a point of tangency; thence S58 °27'44 "E 19.43 feet to a point of tangency with a 153.00 foot radius curve to the right thence; southeasterly, along said curve through a central angle of 31 °58'19", a di stance of 85.38 feet to a point of tangency; thence S26°29'26"E 86 .80 feet to a point of tangency with a 22.00 foot radius curve to the left thence; southeasterly, along said curve through a c entral angle of 45°21'19", a distance of 17.42 feet to a point of reverse curvature with a 28.00 foot radius curve to the right thence; so utheasterly, along said curve through a central ang le of 56°55'43", a distance of 27.82 feet to a point of tangency; thence S14°55 '02"E 12.11 feet to a point of tangency with a 28 .00 foot radius curve to the right thence; southerly, alo ng said curve through a central angle of 18 °15'20 ", a di stance of 8.92 feet to a point of tangency; thence S03 °2 0'18"W 18.25 fee t to a point of tangency with a 11.00 foot radius curve to the right thence; southwesterly, along said curve through a central angle of 116°53 '56", a distance of 22.44 feet to a point of compound curvature with a 28.00 foot radius curve to the right thence; northwesterly , along said curve through a central angle of 64°09'53", a distance of 31.36 feet to a point of tangency; thence N04°24'07"E 33.84 feet to a point of tangency with a 5.00 foot radius curve to the left thence; northwesterly, along said curve through a central angle of 60°43'38", a distanc e of 5.30 feet to a point of reverse curvature with a 28.00 foot radius curve to the right thence; northwesterly, along said curve through a central angle of 29°50'05", a di stance of 14.58 feet to a point of tangency; thence N26°29'26 "W 86.8 0 feet to a point of tangency with a 147.00 foot radius curve to the left thence; northwesterly, along said curve through a central ang le of 31 °58' 19", a distance of 82.03 feet to a point of tangency; thence N58°27'44"W 19.43 feet to a point of tangency with a 94 .0 0 foot radius curve to ,the left; thence northwesterly, along said curve, through a central angle of 41 °04'40" a distance of 67.39 feet to a point of tangency; thence S80°27'35"W 6.13 feet to a point of tangency with a 44.00 foot radius curve to the left; thence southwesterly, along said curve, through a central angle of 46°04'51" a di stance of 35.39 feet to a point of tangency; thence S34°22'44"W 8.65 feet to a point of tangency with a 46.00 foot radius curve to the right; thence so uthwesterly, along said curve, through a central angle of 35°35'12" a distance of 28.57 fee t to a point of tangency; thence S69 °57'56"W 19.37 feet to a point of tangency with a 9.00 foot radius curve to the left; thence southwesterly, along said curve, through a central angle of 50°03'31" a distance of 7 .8 6 feet to a point of tangency; thence S19°54'25 "W 26.29 feet to a point of tangency with a 18.00 foot radius curve to the right thence; southwesterly, along said curve through a central angle of 67°39'00", a distance of 21.25 feet to a point of tangency; thence S87°33'25"W 5.03 feet to a point of tangency with a 8.00 foot radius curve to the left thence; southwesterly, along said curve through a central angle of 82°15 '25", a di stanc e of 11.49 feet to a point of tangency; th ence S05 °l8'00"W 6.33 feet to a point of tangency with a 13.00 foot rad ius curve to the right thence; southwesterly, along said curve thr ough a central angle of 60 °43'06", a distance of 13.78 fee t to a point of tangency; thence S66°01 '07"W 2.49 feet to a point of tangency with a 8.00 foot radius curve to the left thence; southwesterly, along s aid curve through a central angle of 22°39'06", a distance of 3.16 feet to a point of tangency; thence S43 °22'00"W 12.49 feet; thence S16°19'41 "E 5.22 feet; thence S73 °40'19"W 24 .30 feet to a non-radial intersection with a with a 130.50 foot radius curve to the right, the center of which b ears S78 °27'22"W; thence; southerly, along said curve through a central angle of 10 °45'51 ", a di stance of 24.52 feet to a point of tangency; thence S00°46'47"E 74.85 feet to a point of tangency with a 30 .50 foot radius curve to the right thence; southwesterly, along said curve through a central angle of 91 °15'40", a di stance of 48.58 feet to a point of tangency; thence N89°3 l '07"W 49.90 feet to a point of tangency with a 75 .50 foot radius curve to the right thence; we sterly, along said curve through a central angle of 17 °06 '08", a distance of 22.54 feet to a point of tan gency, thence N72°24'58"W 22.93 feet to THE POINT OF BEGINNING Contains 6,017± square feet, (0.1381±acres) R: \201 l \Oil I 062 \2\Documents\Legals\J 30621-Ped-Esmt-l 1062.doc C10 e,"-~ ~ C9\ \ " UC C22 * L9\ \,\0 \-v0f \C23 '-11:j'"'., C' CB \ . ~7<f c~B'\ \ \'-'ii Lc24 ~ \ L7~\ \ ~25 , \v L4 LS~~ ~"' '\. L23 PEDESTRIAN/\\<:, ......._ "-\ "'"'-c26 ACCESS </ li'" , ~ ~o L24 EASEMENT dl \\ /C14 578"'!:7..!:~------~~~ C27 C15 ----cs/ o-L25 / C3 C29 / /iL15 [;II (;; L28 SEE PAGE 2 FOR LINE C19~ '!ru 6 L27 C20 Cl 6 o L29 AND CURVE TABLES L17 .J l c2 \:!:! .. __c3 L2 &)) C18/ "'-en ,'\~ 1 ~0"'' /C1 CJ2 L31 587.69' NB9'31'orw S. LIN E, NW. 1/4, SE. 1/4, SEC. 29-23-5 I N , GRAPHIC SCALE 0 50' 100' 1 INCH = 100 FT. SE. CORNER NW./ 1/4, SE. 1/4, SEC. 29-23-5 LO I I') N I m N 0 w (/) ~ w (/) ~ ~ z w z :J w COP'\'RIGHT@ 2013, D.R. STRONG CONSULTING ENGINEERS INC. FIELDBROOKCOMMONS PEDESTRIAN ACCESS EASEMENT EXHIBIT D.R. STRONG COIIStl. JM EllfJINEERS ENGJNEER.S PUINNERS stNlVEYORS 620 7TH AVENUE KJRJdAND, WA S/1033 0 ,1251121.3063 F42S.821.2423 PROJECT SURVEYOR: SIS DRAFTED BY: SIS F1ELD BOOK: DA TE: 10/11/1:S PROJF:CT NO.: tt""2 SHEET 1 OF 2 CURVE RADI US DELTA ANGLE ARC LENGTH C1 C2 C3 C4 C5 C6 C7 CB C9 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 C23 C24 C25 C26 C27 C28 C29 C30 C3 1 C32 50.50' 41·1 7'26" 36.39' 5 0.50 ' 05'50'17" 5 .15 ' 70.50' 1T06'08" 21.04' 25.50' 91'15'40" 40.62' 125.50' 12·5f40" 28.1 7' 7.00' 60'43'06" 7.42' 14.00' 82'15'25" 20.10' 12.0 0' 6T39'00" 14.17' 15.00' 50'03'31" 13.11' 40.00' 35'35'1 2" 24.84' 50.00' 46'04'51" 40.21' 100.00· 41'04'40" 71.69 ' 153.00' 31 '58'1 9" 85.38' 22.00· 45'21'19" 17.42' 28.00' 55·55•43" 27.82' 28.0 0' 18'15 '20" 8.9 2' 11.00· 116'53'56" 22.44' 28.00' 6 4'09'5 3" 31.36' 5.00' 60'43'38" 5.30' 28.00' 29 '50'05" 14.58' 147.00' 31 '58'19" 82.03' 94.00' 41 ·04·40" 67.3 9' 44.00' 46 '04'51" 35.39' 46 .00' 35·35•1 2" 28.57' 9.00' 50 '03'31" 7.86' 18.00' 67°39'00" 21.25 ' 8 .00' 82'15'25" 11.49' 13.00' 60'43'06" 13.78' 8.00' 22'39'06 " 3.16 ' 130.50' 10·45•51" 24.52' 30.50' 91'15'40" 48.58' 75.50' 1T06'08" 22.54' RELDBROOKCOMMONS PEDESTRIAN ACCESS EASEMENT EXHIBIT LINE BEAR ING DISTANCE L1 S72'24'58"E 24.13' L2 S89 '31 '07"E 49 .90' L3 N00'46' 47"W 74.85' L4 N73'40'19"E 24.07' LS N16 '19 '41"W 11.09' L6 N66'01 '07"E 20.52' L7 N0 5 '18'00"E 6.33' LB N8T33'25"E 5.03' L9 N19 '54'25"E 26.29' L1 0 N69'57'56"E 19 .37 ' L11 N3 4'22' 44"E 8.65' L12 N80'27'35"E 6.13' L13 S58'27'44"E 19.43 ' L14 S26'29'26"E 86.80' L15 S14'55'02"E 12.11 • L16 S03 '20'18"W 18.25' L17 N04'24'07"E 33.84 ' L18 N26'29'26 "W 86 .80' L19 N58'27' 44"W 19.43' L20 S80'27'35"W 6.13' L21 S34'22' 44"W 8.65' L22 S69'57'56"W 19.37' L23 S19'54'25"W 26.29' L24 S8T33'25"W 5.03' L25 S05 '18'00"W 6.33' L26 S66'01'07"W 2.49' L27 S43'22'00"W 12.49 ' L28 S16 '1 9'41"E 5.22' L29 S73'40'19"W 24.30' L30 S00'46'47"E 74.85' L31 N89'31 '07"W 49.90' L32 N72'24'58"W 22.93' COP'1RIGHT @ 201J, D.R·. STRONG CONSUL TING ENGINEERS INC. D.R. STRONG CXWSLl.11#0 DlfJIHEERS ENG/NEE.RS PlANNERS stHMmJRS 420 TT>{ AVENUE tORX1.AND, WA QQ31 0'2.5.627.30d3 F"25.427.2U3 PRO.Jf:C T SURVf:YOR: SJS DRAFT£D BY: SJS F/£1.D BOOK: DA TE: 10/lt/1:J PROJECT NO.: ttOU SHEET 2 OF 2 Denis La w Mayor September 18, 2013 Justi n La ge r s Fieldbrook Common·s, LLC 9675 SE 36th Street #105 Mercer Island, WA 98040 SUBJECT : "On Hold" Notice Depa rtm ent of Comm un ity and Econom ic Deve lopme nt C.E."Chip''.V incen t , A~min istra tor Fieldbrook Com·mons Final PUD, LUA13-001109, FPUD Dear Mr. Lagers : Th e Planning Division of the ~ity of Renton accipted the above master application for review on Au gust -30, 2013. _ During ou_r review, staff has determined that additional informati on i s necessa ry in order to proceed furth er. The following information wjll need to be submitted before December 18, 2013 so that we may continue the review of the above subject application: • Five copies of the street cross section information and the right of way width, i n clud ing one small 8.5 x 11 reduced copy . • Update the site plan to label the stormwater facilities . Please provide 5 cop i es of an updated site plan and one _small 8.5 x 11 reduced copy. • Please provide an updated pedestrian aCC!:!SS easement legal description, ·as the len gth of C20 cannot be the same as that for C12 they should be concentric. This error was in the written de sc ription as well. Please provide three copies of the updated pede st,rian access easement-legal. • Plea se provi de two copies of the approved Army Corps of Engineers permit for filling o f the three wetlands. ·Pursuant to Mitigation Measure 3 ·of the SEPA ,· documen_t ation of St ate .and Federal required p erm its for the filling of the tree wetland shall be provided to the Ci ty prior to app .roval of the Final PUD. At this time, your project has been placed "on hold" pending receipt of the requ es t ed information·. Please contact me at (425) 430-7_314 if you have any questions. Sincerely, 1{;,cfMJ--VAP-e Vanes sa Dolbee Senior Planner cc: Field brook Commons, UC / Owner(s) Party(ies) o f Rec o rd Rentor:i City Ha ll • 1055 South Gra.dy Way • Renton, Washin gton 98057 • rentonwa.gov Vanessa Dolbee Senior Planner Department of Cormnunity & Economic Development 10 55 South Grady Way Renton, WA . 98057 RECE\VED SEP 16 20\3 CllY OF RENTON PLANNING OlVIS\ON I feel this project is removing too ma ny trees and is going t o create a ridiculous amo unt of traffic . I'm assumin g they will put in a traffic l igh t at SE 17 2nd and 108th to curb the traffic . I'm most worried about the remo val of so many trees . We have a l ot of deer in the area and they will be s hoved c l oser t o the c ity and the traffic. Just wanted to gi ve my opinion. .. 9/5/2013 Vanessa Dolbee, Senior Planner, Department of Community & 1055 South Grady Way Renton , WA 98057 RE : Fieldbrook Commom FAIRBROOK COMM 17040 108 TH Avenue Renton , WA 98055 I am writing on the behalf of 1 We strong ly believe the Bonu and will create major traffic ja1 both share in common , SE 1-j We still believe that it was irre! study for the project in questio, the City of Renton's future on but those improvements do no1 jams that will occur on the two If you are not aware the entranc is SE 172nd Street which is loca Currently if you are going south rather a tricky and dangerous le1 backed up from the signal at HV\ On top of that , it is nice that the ~ exactly at the elbow turn where ti turn out of SE 172 nd Street. Alsc the street from the east side of 1 C bus and fail to see the speeding c It is nice that the PNW Holdings L1 and the need for landscaping in liE know that they did not wc1nt to adh cheaper to cram as many units intc complex has four units to a buildin~ cement build in g which by the way E -.: -1 - - ~ .... ~ 1/i if) rn 1) m :r,i, ~-) ~ 0 ~ r (J) 111 "1J ~ :I p (I) ~ ~ ~ - ,~qu1rement of 30 feet. The City planners were so focused on the requirement for the project to maintain a community recreation area. This is great but none of our current resident's feel that this is something that makes up for the increase in density and traffic into our area . Also , the parking requirements were focused on the number of residents for this project. So if we have visitors to this community recreation area who happened to arrive by vehicle , then where is the city planning to have these people park. Great if all v isitors came by foot but nobody can guarantee that. This is not even taking into account the visitors who come to visit the residents . Please take these viable concerns into account. Thank you , Mr. Danny Kumano Kelsey Court Condominiums dkumano@hotmail .com -7--- September 9, 2013 Van essa Dolbee, Senior Planner, Department of Community & Economic Deve lopment 1055 South Grady Way Renton, WA 98057 RE : Fieldbrook Commons Final PUD / LUAB-001109, LPUD Dear Ms . Dolbee, This letter is in respon se to the Before the Hearing Examiner for the City of Renton, Final Decision for the Fieldbrook Commons project. I read thru the documentation, and I found a serious issue -the parking The builder is proposing to build 162 units, 1, 2, and 3 bedroom units . According to the code, the minimum number of parking spots is 208. Yet they have asked to cut that by almost 10%, to 200 spots. The numbers do not add up. If each tenant has a car, and most likely most of them have 2 cars per family, at least half, 81, then they wou ld need 243 residence parking spots. More likely, most American families have 2 cars, and if the families have teenagers, 3 cars per family. 56 1-bedrooms (I am sure there will be some couples living together, husbands and wives?? 88 2-bedrooms (according to the American way of like, most wil l have 2 cars per unit. 18 3-bedrooms (again most will have 2 cars.) The ratio is about 1.23 cars per unit. The average ratio in the area, and in our complex located across the stree t, is 1.6 cars per unit. Th e most likely number of tenant cars wi ll exceed 300. Don't forget to add some spots for guests. They did not take into account any extra parking for guests. They did not take into account any parking for visitors of the community park area . *It is not reasonable to have a community park area with No Parking available . To put 300 cars in that small area, one road is a dead end, and the other road is a single lane in each direction, street. The street has a blind curve, and it is dangerous to turn out onto that road. The cars will line up during rush hour; it will be very difficult to even turn onto our street. The traffic wil l be backed up so far down the road. This is an emergency service road as well, the fire department is a few blocks away, and this is the only road to the neighborhoods in the area. I also read that there is a bus stop for the children, now they will be in the middle of traffic congestion and a dangerous, blind road with heavy traffic. The assumption that the tenants of this complex will be of an income level that they cannot afford more than one car is nonsense. It concerns me that the builder would imply that the tenants at this complex will consist of families at the poverty level who cannot afford a second car raised red flags. This is a quiet residential family community. Not an inner-city lined with huge apartment complexes. If we add a packed apartment complex into such a dense area, the community is never going to get any better; it will be all jammed up. This area is too small to add 162 units, which in itself is in violation to the building code. The code says 6 units per building. They want 17 units per building?? That is rather excessive, and unreasonable. Common sense suggests the increased number of units will require at least 250 parking spots to accommodate tenant, and a few guest parking spots. I request that the builders act reasonably and responsibly, and reassess the number of parking spots needed to keep the streets from turning into a parking lot. Please do not grant the builder permission to bypass so many of the building codes; they were created for a reason. I have supporting photographs that I would like the opportunity to show you. / Corin e Kumano -10829 SE 172nd St. 6C Renton, WA 98057 Kelsey Court Condominiums Kelsey Court Homeowners Association Member and homeowner neighbors SE 172nd Street Renton , WA 98055 September 11 , 2013 Vanessa Do lbee , Senior Planne r , Department of Commun ity & Economic Development 1055 South G rady Way Renton , WA 98 057 RE : Fieldbrook Commons Fina l PUD / LUA 13-001109 , LPUD Dear Ms . Dolbee , I h ave ta lked w ith several of the homeowne rs who live adjacent to the proposed construction project , and t hey have some grave concerns that would like to put on record . We have a se ri ous situation regarding the proposed constr uction project next door. It has come to our attention t hat the bu ilders have asked for multiple variances , with 31 excuses why they sh ouldn 't have to comply with or follow the bu ild ing code. This is excessive , and we feel too many short cu ts have been taken . He re are some of our concerns : 1 1) In refe rence to LUA 12-001 , V -A: Removing the trees in the wooded area-these trees offer us protection from the wind , the noise , traffic, they offer privacy , and make the neighbo r hood look beautiful. The trees are majestic. 2) The wetlands , we need to preserve our wetlands and wi ld life . The bu il de rs want to f ill in the wet lands , and mow down al l the trees in the wooded area . They suggest replacing the trees will saplings . It will take years before they start look in g full and lush. 3) The bu ilders want to reduce the sidewalk by 40 %. The normal sidewa lk is 8 feet. They want t o on ly make it 5 feet. Th is is the sidewalk the ch ildren w ill walk down to catch the schoo l bu s. 4 ) The bu ilders want increase# of units per bu ilding from 6 units to 17 units . WOW! This is too m uch , very crowded , clutte red , and doesn 't fit in with the aesthetics of the communit y. 5) Th e bu ilders want to take money-saving shortcuts regard ing providing adequate parking for the ir t enants , guests, and visitors . This is go ing to spill out and intrude onto our complex. 6) The bui lders want to be allowed to increase the height restri ctions of the buildings by 10%. The code says 30 ft . high. They want to build 36 ft., 9 ". Rea lly?? 7) The bui lders don 't want to do a proper traffic assessment, they mention a limited analysis . It is not accurate. 8) The bui lders don 't want to do an impact study. R14 zoning vs . 1 shrub and a few sprigs? 9) The bui lders say they are doing us a favor by cutting down all the trees . They say the trees are d i seased . Do you buy that??? That is unsubstantiated , and untrue. 10 ) What co nsideration is being offered to the neighbors? How long w ill this project take? What about litter, trash , rubble , bulldozers , dump trucks , saws, drills ? We wi ll experience tremendous suffering and inconvenience. We have people with children , who work the night shift , that have asthma , health conditions, pets , etc. 11) How do we protect ourselves from the dust and clouds of debris covering our homes , our patios , ou r parking lots , our cars? How long will we be trapped in our homes? When w ill w e be able to open our windows and get some fresh air? 12) With the increase of the population , how will the increase of crime and police activity be addressed? What about graffiti ? The builder has s uggested that the tenants w ill be low income and underprivileged , who can 't afford an automobile and who doesn 't have a job. 13) And on and on. W e have identifi ed a significant number of safety co ncerns and shortcuts from the buildi ng cod e . W e would like to request an opportunity to further investigate th ese serious issues , and have our questions a nd concerns addressed . We request due-diligence; we request an impact study and a traffic impact study, a real on e . Please don 't let them turn our charming community into a traffic jammed park ing lot. This project is very one-sided . We are asking for your support and protection of our rights as resid e nts . Thank you , On behalf of Kelsey Court and other area neighbors , Corine u manp n lVrr\.c>1.;-1A1:> I 2 Vanessa Dolbee From: Sent: To: Subject: Follow Up Flag: Flag Status: Vanessa , Karen Walter <KWalter@muckleshoot.nsn.us> Thursday , September 12 , 2013 4:40 PM Vanessa Dolbee RE: Fieldbrook Commons FPUD, LUA13-001109 Follow up Flagged Thank you for sending us the Notice of Application for the Fieldbrook Commons Final PUD and associated wetland/habitat studies. We have reviewed this information and have two comments: 1. We agree with the 10 year monitoring plan for this project shown on Sheet W-3 (versus the proposed 5 year plan originally proposed). 2 . We request copies of all monitoring reports when they are sent to Renton, the Corps and Ecology. We appreciate the opportunity to review this updated information. Please let me know if you have any questio ns. Best regards, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015 172nd Ave SE Auburn, WA 98092 253-876-3116 From: Vanessa Dolbee [mailto:VDolbee@Rentonwa.gov] Sent: Wednesday, September 04, 2013 12: 13 PM To: Karen Walter Cc: Stacy Tucker Subject: Fieldbrook Commons FPUD, LUA13-001109 Karen, -------··-" - Please find attached the Notice of Application and related wetland/habitat studies for the subject project. Please let m e know if you have any comments, questions and/or would like additional information related to the subject project. The comment deadline for this project is September 13, 2013. Thank you, Vanes sa (J)o[6ee 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 1 NOTICE OF APPLICATION A Master AppllutJon hu bH n flltd and acce pted w ith the Dep artment of Community & ECC)nomlc Developmint (CED)-Plannlni Divi sion or the City of Rent on. The followinc briefly dtsc.rlbts the i1p;:Uaitlo n u1d the necessary Publk Approva!L. DATE OF NOTICE OF APPLICATION: Au 1u 11 30, 20 13 PROJECT NAME/NUM8 £JI: Fltldbroo k Commons Ftnal PUO / LUAll-001109, FPUO PROJECT DESCRIPTION: Tht appHt1ml b req ucstin& Fi~I Plannt(I u.-wn ~Vt1opmen: for th• constructlOn of a mu,IMimlJy d~tlopmen1 conulni ng 162 urr.l ts Ir the Rtsldtnti.al 14 (R-141 unlu per nd 1cre zone. Bonu~ d,nMty has been n:Qu u ted to pro vide for the 162 un!U 1uu't m1 In a d ensity of 17 90 unln per 1ca. T~ de~lopme nt would b t compr1 s.t d o l ll sc pu att mu 'ti-fa mlly residen;ia l sirucluru •nd one rtcr eatio n bufld ng, 10 1allrt& 183,79S square lett The s ubject site is loared ,a 17040 108 1h A¥tnue SE ,ind is comprbed c f Uvee parcels lolallnc 10 77 acres. All ~1ceb are CIJfte "'Uy undeveloped. The site wou!d be accessed al 1hrtt loutioru a'ona SE 172nd Strut a nd one t .,,et1encvve"tidt only acce:u off of 108th Avenue S( The s.sb~~ s te conta,n, sn,: wttiands and 1s currently fortsled. T~ appl.cant has propt>st'd to oresef'Ye the v."'°t!1nd s a nd lorened ,,ru a \or\g the e astern porlio., of the site and de velop the rema inder of the site by filhng three wetlands oind pro tecting 28 e•lsUng treu ~ app!lc.in1 subm,tt•d I wetland report a~ m1tlgatlon plan which has u ~er1one u •cond ary revie w and 1n upd11 ed geot echn,cal repon. Ad d'.tic n.l stl>dlu lnc:,ude a stormwa tt r ttport. 111Hk study and an a rborist rl!'pon wert p10V1dtd w •th the prrJimlnary review appliutlon LUA1 2-001 The pro;,o~d develop~nt would result Ill approximately ,s.ooo cub,c yards of cvt and 2•,926 a.bit yards of fi'l to be balance auoss the s•te. Frontace 1mpt'overunh 1re pr oposed akm,g 108th Avenue S[ aid St 172nd Stree1, lncludin1 22,730 JGUU I!' 11!'1!'~ of ded uted publ1t rlght-o l·way. PROJECT LOCATION : 17040 10S"' Av enut SE PU!ILIC APPROVAl.S: Adm nlstrative final P~nned Urba n Oe\·tlopment Rt'l1ew APPLICANT/PROJECT CO NTACT PERSON· Justli Ygl!';s, Fltldbrook Commol'l$, LL(; 9675 SE 36., Stttel i110S, Mttur bland, WA 9 8040; Em!: Justinttt pnwholdings.com Comments on the abo~e a pplicatio n mui t be i u bmltted In wrltlnc to Vanen1 Dolbee, Se nio r Pla nner, Crp artmtnl of Community & Economic D1v1lopmtnt. l OS S South Grady Wa y, Re nton , WA 910S7, by S:00 p.rn. on Septembtr u , 2013. If you ti.YI!' questons abo!Jt this ?fOpoYI, or Y1.1ffl to be made I p arty of reco:d and rtceivt add1t 11>~l not1fa1ion by maR, contact the ProjfCI Mll'\altf a l (42S) 43~73-U. Anyone who svb miU wrinen comrTenu will ~utomat,ca ty b eco~ 1 party o f record and will h t no11ne d of any d l!'clSlo n on lhl$ proiect._ PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FI LE IDENTIFICATION DATE OF APPllCATION : August 15, 2013 NOTICE OF COMPLETE APPLICATION : If yo u wou,d like t o be m ad e a pa r.y of record t o re cei've fu rther ln fo rmation o n this proposed proJtct. comple te th1~ form and re tum t o. City o ' Ren ton, CEO, PlfMl.n.g Division, lOSS Sout h Gra dy Wa y, Re .,to n, WA 9-90S7. Alt Name:/ No .. neldbrooc eo~mons Final PUO / LUA13-00ll09, rPuo NAM L ------------------------------ MAIUNG ,p.JJDRESS: _____________ Oty/St1te/Z1p: ________ _ TELEPHONE NO.:------------ STATE OF WASHINGTON ) ) s·s COUNTY OF KING ) -~ \ I certify that I know or have satisfactory evidence that \~Jc " O £ S~Y\-~\ ~ c= signe d this in st rument and acknowledged it~ be h~/her/their free and voluntary act for the uses and purposes mentioned in th e instru ent. ~~ Date d: ~) ~) \ 2:=> I.,,,~~/ flo'}<.,.,..;. .... -~_ -~_:~\--""!"___::::~-\~ '_!_~...,_·::--"'~----:-:-:-:--:--:--:---- I " .··:;;:tx.;;<'! ~otary ate of Washington <' "-. 'o .••..,..,'-I ''9~ •·• ..... ,, • . n'( ,.p • .... l Q_ , ~ .. :(! -'\--'"' •• -~ \ D:\ ')-• < 0' . ..t:...~ . ) \ i () : l ~ d'·" ~No!~~ Print =_~:::....:,'-"'-l~c-'r----c.::::.:T..J~h~,~c.L:."='=---..i..--..:..-....l....--"u.:...· \.,-tl-'--(!-',,.___ ..... ·0v ""' .. (!J ~ . I / -::i.,,1 I \ ·N!Y..fP. _a).~~i, ~xp i re s: __ .:::....u.?~l~uv-='.:.._L+, ____ _ -IS'-,.. ••• •• , ~ I ---"'1E or~ ,,1 ....... JI I ,.,.,.,.,.,.,11/I CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT-PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On th e 30th day of August, 2013, I deposited in the mail s of th e United St ates, a sea led envelope contain i ng Acceptance Letter and Notice of Application documents. Thi s information was sent to: Name Representing Ju stin La gers Contact Fi eld brook Commons, LLC Owner 300' Surround i ng Property Ow ners See attached Parti es of Record See attached (S ignature of Send er), ,~ 711 d@,v STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) mentioned in the in strument. Notary (Print) :---~~J...=,......L.l......:>.i.....i.::---__,,,.=-----4--,r--'~~'*'~""-:Tt+'---- My appointment exp i res: Project Name: Field brook Commons Final PUD Project Number: LUAB-001109, FPUD SPRINGBROOK RIDGE L LC 800 S 3RD ST RENTON, WA 98057 KUMAR KAMLESH+SAROJANI 10839 SE 173RD ST RENTON, WA 98055 KUMA KAMLESH+SAROJANI 17314 108TH AVE SE RENTON, WA 98055 US BANK NA 4801 FREDERI CA ST OWENSBORO, KY 72301 SUBIC GEORGE & FRANCES PO BOX 89 RENTON, WA 98057 SALAYMANG HALIMAH 16824113TH AVE SE RENTON, WA 98055 HUA MY M+ TIN YEN N 1 7033 110TH PL SE RENTON, WA 98055 ROBISON JAMES L 9670 RAINIER AVES SEATILE, WA 98118 MARCHAND TERRY M 17021 110TH PL SE RENTON, WA 98055 SANBERG BRUCE+ TAMI 17014 SE 224TH ST RENTON, WA 98055 GILLELAND JOHN W 11005 E 173RD ST RENTON, WA 98055 CREAGER PATRICK H 10833 SE 173RD RENTON, WA 98055 EALY MICHAEL R 10838 SE 173RD RENTON, WA 98055 PNW HOLDI NGS LLC 9725 SE 36TH ST STE 214 MERCER ISLAND, WA 98040 CARTER STANLEY D+BILLIE B 17107 113TH AVE SE RENTON, WA 98055 TEUNG YAOTA CHAO CHIOTA PO BOX 78414 SEATILE, WA 98178 VILLAGRANA RAMIRO+MARISELA PO BO X 1336 BREWSTER, WA 98812 NG DEANNA 17015 113TH AVE SE RENTON, WA 98055 NG ROBERT 17013 110TH PL SE RENTON, WA 98055 STOIANOVA DINA 17007 110TH PL SE RENTON, WA 98055 BATSCHI JR JERRY A+DIANE R 10843 SE 173RD ST RENTON, WA 98058 BELL TIMOTHY 11004 SE 173RD ST RENTON, WA 98055 NEATHERY DAVID H 10830 SE 173RD ST RENTON, WA 98055 LYONS WADE M+AMANDA A 17109 113TH AVE SE RENTON, WA 98055 SUBIC MARGERY PO BOX 769 RENTON, WA 98057 KILLIAN DANIELS 2100 PEARMAN DR PALMDALE, CA 93551 MANGAHAS THERESA 17025 110TH PL SE RENTON, WA 980 55 GARRETI DANIEL 17017 110TH PL SE RENTON, WA 98055 NGY TENG+MORANY 17001 105TH AVE SE RENTON, WA 98055 RENTON CITY OF 1055 S GRADY WAY RENTON, WA 98057 KIRK FLOYD & GAIL 10845 SE 170TH ST RENTON, WA 98055 LOWER KYNA J 10819 SE 170TH ST RENTON, WA 98055 ADAMS JEREMY R 11012 SE 173RD ST RENTON, WA 98055 MADFAI MARK 3010 ILWACO AVE NE RENTON, WA 98059 LOOK JANAE D 350 106TH AVE NE #100 BELLEVUE, WA 98004 SA NCH EZ SERGIO L+ANALYNN C 10821 SE 172ND ST #D RENTON, WA 98055 VARDANYAN EDUARD 10821 SE 172ND ST #4B RENTON, WA 98055 COPPOCK SY LVA JEAN 10813 SE 172ND ST #2A RENTON, WA 98055 HART DONNA MAE 10813 S E 172ND ST #2B RENTON , WA 98055 REALTY EXCHANGERS INC+NUNER 22732 126TH PL SE KENT, WA 98031 MARTIN ANDREW WI LLI AM 10839 SE 170TH ST RENTON, WA 98055 LYON RB 10817 SE 170TH RENTON, WA 98055 TZVETANOV IVAYLO K +VASELA T 17220 109TH PL SE RENTON, WA 98055 KELLEY MICHELLE 10837 SE 172ND ST #SA RENTON, WA 98055 ANDERSON BETTY 10817 SE 172ND ST #A-3 RENTON, WA 98055 TURPEN SUSAN K 8008 39TH AVE NE SEATILE, WA 98115 BONIFANT DEANN MARIE 10825 SE 172TH ST #SD RENTON, WA 98055 CONE CLARA L 10841 SE 172ND ST #9C RENTON, WA 98055 LINDSTROM JOYCE 10825 SE 172ND ST #A-5 RENTON, WA 98055 LEGGED JILL L 1081 7 SE 172ND ST UNIT C-3 RENTON, WA 98055 SCHLAMP PHIL R+LINDA 10825 SE 170TH ST RENTON, WA 98055 MAEHREN MARCIAL PO BOX 494303 REDDING, CA 96049 WOODS JENNIFER L 10829 SE 172ND ST #6 B RENTON, WA 98055 SIMPSON KEYSHA 10837 SE 172ND ST #SC RENTON, WA 98055 CHE N FONGPIN 10825 SE 172ND ST #SC RENTON, WA 98055 THOMAS DAVIDE 10817 SE 172ND ST #3-D RENTON, WA 98055 STAN LE Y D BRUCE+NANCY A 10825 SE 172ND ST #BS RENTON, WA 98055 KELLAR ANN MARIE 10829 SE 172ND ST #A6 RENTON , WA 0 HALLMARK MICHELLE ERIN 108 17 SE 172ND ST UNIT 3B RENTON, WA 98055 TAMAYAO TERES ITA T 10813 SE 172 ND ST 32C RENTON, WA 98055 ONORATI KAREN M 10841 SE 172N D ST 9 B RENTON, WA 98055 GARANA RICHARD 10841 SE 172ND ST #D RENTON, WA 98055 SM ITH LAURA L 10841 SE 172ND ST #A-9 RENTON, WA 98055 MARYOTI DANA G PO BO X 188 OCEAN PARK, WA 98640 JUANEDA YARA 10821 SE 172ND ST #4C RENTON, WA 98055 GARRISON KATRINA R 17032 110TH PL SE RENTON, WA 98055 AROUND THE CLOCK I NC 716 W MEEKER STSTE 101 KENT, WA 98032 COURTNEY ROBERT & TAM AKI 17209 109TH PL SE RENTON, WA 98055 RUSSELL DANIEL & DEBRA 829 S 31ST ST RENTON, WA 98055 ASSEFA ASAMENEW 17216 109TH PL SE RENTO N, WA 98055 SOHNLY MARY P 10833 SE 172ND ST UNIT 7C RENTON, WA 98055 LOUIE GARLAN W 9311 MAYES CT S SEATILE, WA 98118 MILES RICHARD D MILES VIRGINIA C 10809-B SE 172ND ST RENTON, WA 98055 GOLD GLADYS M 10829 SE 172ND ST #06 RENTON, WA 98055 CALLIA GINA+RUTLEDGE KEVIN 10809 SE 172ND ST #1-D RENTON, WA 98055 YU AI LING 17026 110TH PL SE RENTON, WA 98055 ZHONG ZHI GUANG+JIAN MING W 17219 109TH PL SE RENTON, WA 98055 HURTADO JESSE & LINDA PO BOX 59743 RENTON, WA 98058 BOGGLE ADDISALEM 17018 110TH PL SE RENTON, WA 98055 VONG BIEU C 5570 15TH AVE S SEATILE, WA 98108 STEVENS KRISTIN L 10817 SE 172ND ST #7-D RENTON, WA 98055 FEDERAL NATIONAL MORTGAGE A 301 W BAY ST JACKSONVILLE, FL 32202 BACANI DENNIS P+MARIA CI ELO 10813 SE 172ND ST #02 RENTON, WA 98055 THOMPSON MICHAEL 10821 SE 172ND ST #4A RENTON, WA 98055 HUSETH KAREN J 17123 113TH AVE SE RENTON, WA 98058 VAUGHN TAMARA L 17010 110TH PLSE RENTON, WA 98055 LEENKNECHT MATIHEW+AMAN DA 17210 109TH PL SE RENTON, WA 98055 SEIM JOHN R+CHARLENE A 17203 109TH PL SE RENTON, WA 98055 OKADA-LOUIE JULIE 17215 109TH PL SE RENTON, WA 98055 LEE DOUG+PHUNG VA N 17001 110TH PL SE RENTON, WA 98055 WILLIAMS CHARLES D 25603 E LK WILDERNESS DR SE MAPLE VALLEY, WA 98038 HARRELL FLORENCE 17557 110TH LN SE RENTON, WA 98055 WATSON JESSE JR 17573 110TH LN SE RENTON, WA 98055 GREVE DAVID P 17511 110TH LN SE RENTON, WA 98055 RUIZ LI WEN 17549 110TH LN SE RENTON, WA 98055 NUTT CHRISTOPHER L 17569 110TH LN SE RENTO N, WA 98056 SANT GAIL 17571 110TH LN SE UNIT 6 RENTON, WA 98055 MENDOZA EVELYN D+CYRUS 17559 110TH LN SE #11 RENTON, WA 98055 HOPPER SUSAN J 17507 110TH LN SE RENTON, WA 98055 DAVIS ROSS+SUSAN BRAD Y 1756 1 110TH LN SE UNIT 1 2 RENTON, WA 98055 SOOS CREEK WATER & SEWER PO BOX 58039 RENTON, WA 98058 YEE DEBORA A 4401 40TH AVE SW SEATTLE, WA 98116 TRAN MY+ THUAN VAN ET A L 17567 110TH LN SE #8 RENTON, WA 98055 MOFFATT MARK W & THERESA C 175 33 110TH LN SE RENTON, WA 98055 GINER DAVID+JESSICA 17503 110TH LN SE #3 1 RENTON, WA 98055 SHUTLER MICHELLE L+JOSEPH J 17517 110TH LN SE #28 RENTON, WA 98055 SHPREYREGIN LEONID+SVETLANA 17555 110TH LN SE RENTON, WA 98055 ADEGBITE STEPHEN+UCHE 17577 110TH LN SE RENTON , WA 98055 STERLING SUSAN M+ROBERT D 1 7 535 110TH LN SE RENTON, WA 9 80 05 FLOYD LANA M 17547 110TH LN SE RENTON, WA 98055 SHLP BENSON DOWNS LLC 8110 E UNION AVE #200 DENVER , CO 8 0237 COYLE JANICE M 17527 110TH LN SE RENTON, WA 98055 FERGUSON DARLENE+NEAL 17523 110TH LN SE RENTON, WA 98055 DOZIER MICHAEL 1 755 1 110T H LN SE RENTON, WA 98055 CUSPARD STEVEN F 1 751 5 110TH LN SE RENTON, WA 98055 DE LA TORRE MELINDA L 17581 110TH LN SE RENTON , WA 98055 DEME NEZES TWILA 17539 110TH LN SE RENTON, WA 98055 PUTMANN-DAMM KELLI P 17529 110TH LN SE RENTON, WA 98055 BENNETT ROBI N 1758 3 110TH LN SE #4 RENTON, WA 98055 HURNER JAMES F+RU BY 17545 110TH LN SE RENTON, WA 98055 GORMLY EILEEN E 17513 110TH LN SE #26 RENTON, WA 98055 CLOMAN GERALDINE 17579 110TH LN SE #2 RENTON, WA 98055 FIELDBROOK COMMON LLC 9725 SE 36TH ST #21 4 MERCER ISLAND, WA 98040 SOREM RON 10835 SE 170TH ST RENTON, WA 98055 JANO WSK I HENRY F+ANNA E 17505 110TH LN SE RENTON, WA 98055 NELSON DONALD LEE JR 11011 SE 173RD ST RENTON, WA 98055 BJORNSTAD DARLENE R TRUST 14624 SE 183RD ST RENTON , WA 98058 KELLY LLANE PO BOX 58093 RENTON, WA 980 58 DANG NINA 17525 110TH LN SE RENTON, WA 98055 WASHINGTON FEDERAL 425 PIKE ST SEATTLE, WA 98101 NIEMI DONALD RICHARD NIEMI SYDNEY 17022 108TH AVE SE RENTON, WA 98055 M B INVESTMENTS CHATHAM WR 1851 CENTRAL PL S #225 KENT, WA 98030 PARTIES OF RECORD Fieldbrook Commons LUA13-001109, FPUD Katrina Garrison 17032 110th Pl ace SE Renton, WA 98055 (pa rty of record) Robert B. Lyon 10817 SE 170th Street Renton, WA 98055 tel: ( 425) 255-0395 (party of record) Timothy S. Bell 11004 SE 173rd Street Rento n, WA 98055-5927 te l : (253) 569-9801 (part y of record) Teresita Tama yao 10813 SE 172nd Street ste: #2C Renton, WA 98055 tel: ( 425) 226-7823 (party of record) D. Bruce & Nancy Stanley 10825 SE 172nd Street ste: # S- B Renton, WA 98055-5969 tel: ( 425) 277-1415 (party of record) Laura L. Smith 10841 SE 172nd Street #A-9 Renton, WA 98055 eml: lauraleesmith @co mcast.net (party of record) Updated: 08/30/13 Justin Lagers Fi eld brook Commons, LLC 9675 SE 36th Street ste: #105 Mercer Island, WA 98040 tel: (206) 588-1147 eml: justin@pnwholdings.com (owner/ contact) Richard Niemi 17022 108th Avenue SE Renton, WA 98055 tel: ( 425) 255-3054 (party of record) Linda & Jesse Hurtado PO Bo x 59743 Renton, WA 98058 tel: (425) 228-2481 (party of record ) Sylvia Coppock 10813 SE 172nd Street ste : #2A Renton, WA 98055 tel: ( 425) 235-8076 (party of record) Dan Miles 10813 SE 172nd Street ste: #1 B Renton, WA 98055 tel: (425) 228-7164 (party of record) Steve Cuspard 17515 110th Lane SE Renton, WA 98055 (party of record) Patrick Creager 10833 SE 173rd Street Renton, WA 98055 (party of record) Donna Hart 10813 SE 172nd Street ste: #2B Renton, WA 98055 tel: (425) 271-0148 (party of record) Da n Russell 829 S 31st Street Renton, WA 98055 tel : (206) 8 53-667 8 (party of record ) David Hoffman 10824 SE 170th Street #A201 Renton, WA 98055 (party of record) (Page 1 of 1) Contact Justin Lagers PNW Holdings LLC 9675 SE 36th St, 105 Mercer Island, WA 98040 Party of Record Dan Ph i llips PO Box 60256 Renton, WA 98058 dan -phillips@comcast.net Party of Record Laura Smith 10841 SE 172nd St, 9A Re nton, WA 98055-5945 (425) 226-3686 Party of Record Richard Garana 10841 SE 172nd St, 9D Renton, WA 98055-5945 Party of Record PATR ICK & CLAIRE CREAGER 10833 SE 173rd St Renton, WA 98055-5907 (425) 254-1833 Fieldbrook Commons Final PUD LUA 13 -001109 PARTIES OF RECORD O wner Party of Re cord Fieldbrook Comm o ns, LLC Corine Kumano 9675 SE 36th St, Suite 105 10829 SE 172nd St, 6C Mercer Island, WA 98040 Renton, WA 98055-5942 (206) 588-1147 (562) 237-2754 Party of Re cord Party of Record Karen Huseth Robert Lyon 17123 113th Ave SE 10817 SE 170th St Renton, WA 98055 Renton, WA 98055-5909 (425) 254-9234 (425) 255-0395 Party of Record Party of Record Darlene Bjornstad Richard M iles 14624 SE 183rd St 10809 SE 172nd St, 1B Renton, WA 98058 Renton, WA 98055-5926 (425) 226-5986 (425) 228-7164 Party of Record Pa rty of Reco rd JESSE HURTADO George & Frances Subic PO BOX 59743 PO Box 89 RENTON, WA 98058-2743 Renton, WA 98057-0089 (425 ) 228-2481 (425) 2 55 -9923 Pa rty of Rec ord Party o f Record JEREMY ADAMS Pamela Pollock 11012 SE 173RD St 1 6901113th Ave SE RENTON, WA 98055-5927 Rento n, WA 98055-5963 (206) 334-6216 Page 1 o f 1 NOTICE OF APPLICATION A Master Application has been filed and accepted w ith the Department of Commun ity & Economic Development (CED}-Planning Division of t he City of Renton. Th e following briefly describes the application and the necessa ry Public A pprovals. DATE OF NOTICE OF APPLICATION : August 3 0, 2013 PROJ ECT NAME/NUMBER: Fieldbrook Co m mons Fina l PUD / LUAB-001109, FP UD PROJE CT DESCRIPTION : The applicant is r equesting Final Pla nned Urban Development fo r the const r uction of a multi -fami ly development containing 162 units in the Residenti al 14 (R-14) units per net ac re zone. Bonus density has been requested t o provide for the 162 units resulting i n a density of 17.90 units pe r ac r e. The development would be comprised of 13 separate multi-fa mi ly residential structures and one rec re ation build ing, t ota ling 183,795 squa re feet. The subject site is located at 17040 108th Avenue SE and is comprised of three pa r cels totaling 10.77 ac r es. All parcels are currently undeve loped. The site would be accessed at three locations along SE 172nd Street and one emergency vehicle only access off of 108th Avenue SE. The subj ect site contains six wetlands and is currently forested. The applica nt has proposed to pr eserve t he wetlands and forest ed area along the eastern portion of the site and develop the remainder of the site by filling three wetlands and protecting 28 existing t rees. The ap p licant submitted a wetland report and mitiga tion p lan which has undergone secondary r eview and an updated geotechnical report. Additional studies inc lude a stormwater report, traffic study and an arborist report were provided with the preliminary review applicati on LUA12-001. The proposed development would res ult in approximately 25,000 cubic yards of cut and 24,926 cubic yards of fi ll to be balance across the site. Frontage i mpr ovements are proposed along 108th Av enue SE and SE 172nd Street, incl uding 22,780 square feet of dedicated pu blic right-of-way. PROJECT LOCATION: 17040 108'h Avenue SE PUBLIC APPROVALS : Administrative Fina l Planned Urban Developmen t Review APPLICANT/PROJECT CONTACT PERSON : Justin Lager s, Fieldbrook Commons, LLC; 9675 SE 361h Street 11105, Mercer Island , WA 98040; Em l: justin@pnwholdings.com Comments on the above app lication must be submitted in writing to Vanessa Dolbee, Se nior Pla nne r, Depa rtm ent of Community & Economic Development, 1055 South Grady Way, Renton, WA 980S7, by 5 :00 p.m. on September 13, 2013. If y ou have quest ions about this proposa l, or w ish to be made a party of record and receive additional notification by mail, co ntact the Project Manager at (425) 430-7314. Anyone who su b m its writte n comments w ill automatically become a party of reco rd and will be notifi ed of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION : August 15, 2013 If you would like to be made a party of record to rece ive furthe r information on this proposed project, complete t his fo rm and return to: City of Renton, CED, Plann i ng Division, 1055 South Gr ady Way, Re nton, WA 98057 . File Name / No .: Fi eldbrook Commons Final PU D / LUAB-001109, FPUD NAME : -------------------------------------- MAILING ADDRESS:-----------------City/St ate/Zip:------------ TE LEPHONE NO.: ---------------- Den is Law May or A ugu st 30, 2013 Ju sti n Lag er s Fie ldbrook Com m ons, LLC 9 675 SE 36th St r eet /HOS M erce r Isla nd, WA 98040 Departmen t of Com m u nity and Econo m ic Developme nt C.E."Chip"Vi ncen t , Ad m in ist rator Subj ect : Notice of Compl et e Application Fi e ldbrook Commons Final PUD, LUA13-001109, FPUD Dear Mr. Lager s: Th e Plannin g Di vis i on o f the City of Ren t on h as det ermine d th at th e. subject applica t ion i s co m p let e acco r ding t o subm itta l r equi r ements _an d, t he refore, is ac cep t ed fo r rev i ew. Yo u w il l be notifie d if any add i t ional i nform ati on is re q ui r ed t o contin ue p rocess i ng yo u r app li cation . Pl ea se co ntact m e at (425) 430-73 14 if yo u hav e any questions. Si n ce rely, Vane ss a Do lbee Sen i o r Pl an ne r Re nton City Hall • _ l 05 5 So uth Grady Way • R~nton, Wash i ngton 9805 7 • rentonwa.gov City of Renton LAND USE PERMIT RECEIVED MASTER APPLICATION AUG 152013 N 01 '\I\IN ING 0 1v 1::.1ui'I PROPERTY OWNER(S) PROJECT INFORMATION NAME : Fieldbrook Commons, LL C PROJECT OR DEVELOPMENT NAME Fi eldbrook Commons ADDRESS: 9675 SE 36th Street, Suite 105 PROJE CT/ADDRE SS(S)/LOCATI O N A ND ZIP CODE: 17040 108th Ave n ue SE, Renton , WA 98055 C ITY : Mercer Isla nd , WA Z I P: 98040 TELEPH ONE NUM BER 206-588-114 7 KING CO UN TY ASSESSOR'S ACCOUNT NUMBER(S): 292305-9023, 292305-9022, 292305-9 168 APPLICANT (if other than owner) NAME : Fieldbrook Commons, LLC EXI STIN G LAND USE(S): Vacant L and -Unimproved COMPANY (if applicable): Same PR OPOS ED LA ND USE(S): F ina l PUD ADDRESS: 9675 SE 36th Street, Suite 105 EX ISTIN G CO MPREHENSIV E PLA N MAP DESIGNATION : R-14 -Residen tia l Medium Dens ity C ITY: Mercer Is land ZIP: 98040 PROPOSED COMPREH E NS IVE PLAN MAP DE S IGNATION (if app licable) Same TELEPHONE N UMBER 206-588-11 4 7 EXIS TIN G Z ONING : R-14 CONTACT PERSON PROPOSED ZON IN G (i f applicable): R-14 + bonus density NAME : Justin L age rs SITE AREA (in squa re feet) 469 ,203.55 square feet SQUARE FO OTAGE OF PU BLIC R OADWAYS TO BE COMPANY (if applicable): Fi el db rook Commons, LLC DEDICATED: 24,559 .67 square feet A DDRESS : 9675 S E 36th Street, Su ite 105 SQUARE FOOT AGE OF PRI VATE ACCESS EASEM ENTS: NA PROPOSED RE S IDEN T IA L DENSI TY IN UNITS PER NET CI TY: Mercer Island , Was h in gton ZIP : 98040 ACR E (if applicable) 162 units / 9.0 1 Acres= 17 .98 dwell ing units/ acre T ELEPH ONE NUMBER AND EMAIL ADDR ESS: NUMBER OF PROPOSED LOT S (if ap pli cab le) 253-405-5587 -cell/ 206-588-114 7 -office NA Justin@pnwholdings.com NUM BER O F NE W DWELLING UNITS (if appli cable) 162 H :\C ED\Data\Forms-Templatcs\Sc l ,~ Help H andouts\Planni ng\mas tcrapp doc -I -0 3/11 PROJECT INFORMATION (continued) ~---'------..L_-----------~ NUMBE R OF EX ISTING DWELLING UNIT S (if app li cable) PROJECT VALUE: $16,356,000 .00 0 SQUARE FOOTAGE OF PRO POS ED RESIDENTIAL BUILDINGS (i f applicable) 178 ,534 square feet IS THE SI TE L OCATED IN A NY TYPE OF ENVIRONMENTA LLY CRITICAL AREA, PLEAS E INC LUDE SQ UARE FO OTAG E (i f applicable): SQUARE FOOTAGE OF EXISTIN G RESIDENT IA L BU ILDINGS TO REMAIN (if applicab le ): 0 SQ UARE FOOTAGE OF PROPO SED NO N-R ESI DENTIAL BU ILDINGS (if appli cable) 2,400 squ a re feet (rec b uildi ng) D AQUIFJER PROT ECTION AREA ON E D AQU IFJE R PROTECTION AR EA TWO D FL OOD HAZARD AR EA sq ft. SQUARE FOOTAGE OF EX IS TING NON -RESIDENTIAL BUILDINGS T O REMAIN (if applic able): 0 D G EOLOGI C HAZA RD sq . ft. NET FLOOR AREA ON NON-RES IDENTI AL BUILDINGS (if N A applicable): D HABITAT CONS ERVATI O N sq . ft . NUMBER O F EM P LOYEES TO BE EMP LOYED BY THE NEW D S H ORELINE STREAMS & LAKES sq . ft . PROJECT (if appl icab le): 0 ~ W ETLAND S 51 ,8 15 sq. ft . LEGAL DESCRIPTION OF PROPERTY (Attach leQal description on separate sheet with the followinQ information included) SITU ATE IN THE S.E . QUARTER OF SECTION~. TOWNSHIP 23N , RANGE~. IN THE CITY OF RENTON , KIN G COUNTY , WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Michael Gladstein , decla re u nder penalty of pe~ury under the laws of the Sta te of Washi ngton that I am (pl ease check one) __ the cu rrent owner of the property involved in t his appl ica tion o r ~ the authori zed representati ve t o a ct for a corporation (please attach proof of authorization) and that the fo rego ing statem ents a nd answers herein contai(e and the inform · R-he rew ith are in all respects tru e and correct to t he best of my k nowledge a nd bel ief. 08/15/2013 Date Signatu re of Owne r/Representative Date STATE O F WASHIN GTON ) ) ss COU NTY OF KING ) I certify t hat I know o r have satis factory evide~~at /f!C!.fl,L}f?t_, ~~ N si g ned this instrument and acknowledge it to ~her/thei r free and voluntary act for the uses and purpose me ntioned in the instru ment ~,,,~, ~ ~ ....... _ ,,, 6Vc(T$"'?.. ,. ~ ,,,,. Dated ~!f1:.~~'t;';.,,;~ ~ = #11.~ JS'",,~~ -o=-~ C"'~d).-. =,., ~lil ~ ->.,.. • ~-< ~ ~ ... ~-• I ~f'-~ ~ ~ . ~9. .. . !' .... ~ ~ ~ ~ ;,,.J ~-0 I .,, ' : I, .-~ ~"fl ,t, 1 CO'E ~ :::-4z ~ ,,,~ r::::,~ 0 :: ~ o ,,,,,'Ito-:> ,,,,' A/.1 .: Notary (Print): &£o;(. ,/., /\152 D .,c) Y 7 :1,, ~~ '''"'"'"'''" t-"' .... .;::, "'' ;.:, s~ ~~ My app o intment expires : h ' 11 · I Y ----'--.L---,~------------. ,,, ~,, .,"\\\\\\'''" H:ICE D\Data\Forms-Te mplatcs\Sclf~Help I landouts\plann inglmasterapp.doc -2 -03/1 1 D.R. STRONG CONSULTING ENGINEERS KIRKLAND WA 98033 LEGAL DESCRIPTION: Parcel A: RECE\VED AUG 15 20'3 C\'fY Of RENlON PLANNING DIVISION DRS Project No. 11 062 6/24/ 13 The so uth ha lf of the south half o f the n o1thwest quaiter of th e south east quarter of Sectio n 29, Townsh ip 23 North , Range 5 East, W.M., in King Coun ty, Washington; Exce pt t he north I 00 feet of th e west 230 feet t he reof, as conveyed to T he C ity of Renton by dee d recorded December 27, 1979 und e r K in g County Recording No. 79 122 70 174; AND EXCEPT that portion the reo f, ly in g within the 60 foot wide ri g ht of way for Secondary State Hi ghway No . 5C (former ly known as John F. Be nso n Road), as estab li shed by ord er filed March 19 , 191 2 und er Vol um e 16 of the K ing Co unty Commi ss io n er's Records, page 592; A nd except t hat po rtion conveyed to King County by d eed r ecord ed May 14 , 1999 under Recordin g No. 9905 14 1847. A nd except that portio n con veyed to Richard R. N ie mi , Syd ney J. Nieme, Darlene R. Bj orn s tad an d the D a rlene R. Bj ornstad Tru st by judg ment recorded April 19, 20 12 a nd Jun e 8 , 2 012 under Recordin g Nos . 20 1204 19000630 a nd 201 2060800 J 09 2 a nd 20 12060800 l 093 a nd deed record ed May 29 , 20 12 under Recording No. 20 ]2052900048 5. Parcel B . T he n o rth I 00 feet of the wes t 23 0 feet of t he so uth half of the south h a lf of the n o rth west qu arter o f th e so ut h east quarter of Secti o n 29, Town s hi p 23 North , Ran ge 5 East, W .M ., in K in g County , Washin g ton ; EXCEPT th e west 30 feet for high way. Parce l C: T he n orth quarter o f the west ha lf o f the west ha lf of th e east ha lf of the so uthwest quarter of the southeas t quarter of Section 2 9 , Township 23 North , Range 5 Eas t, W.M., i n Ki ng County , Washi ngton. R:\201 !\0\I I 062\2 1Doc 11ments \Legals\Site Lega/_11 062.doc OPERATING AGREEMENT OF FIELDBROOK COMMONS, LLC RECE\VED p,.UG 15 2an Of RENlON C~:;NNlNG olVlSlON • FIELD BROOK COMMONS, LLC OPERATING AGREEMENT THIS LIMITED LIABILITY COMPANY OPERATING AGREEMENT (the "Agreement") is m ade and entered into effective as of the 10th day of April, 2012, by and among the parties li sted on Schedule 1 attached hereto a nd by thi s r eference made a part h ereoJ\ and any other person w ho execute s this Agreement as and becomes a Member of the Company according to the t erms hereof. ARTICLE 1. DEFINITIONS The fo llowing t e rms u sed in this Agreement shall have the following meanings (unless otherwise expre ss ly provided herein): "Act" means the Washington Limited Liability Company Act (RCW Ch. 25.15). "Adju sted Capital Contribution." The Capital Contribution made by each Member to the Company as increased by Additional Capital Contribution s or reduced from time to time by the return of capital and the aggregate di stributions, if any, of Sale or Refinancing Proceeds made to such Member. "Bankruptcy" of any person means the filing by s uch person of a voluntary petition in bankruptcy, or the adjudication of s uch p erson as b ankrupt or insolvent, or the filing b y s uch person of any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or s imil ar relief for itself under the pre se nt or any future federal bankruptcy act or any other present or future federal or state s tatute or law regarding bankruptcy, insolvency or other relief for d ebtors, o r s uch person's seeking , consent ing to or acqui escing in the appointment of any trustee , receiver, conservator or liquidator for it se lf or for its membership inte rest in the Company. "Capital Account" m ean s the capital account determined and m a intained for each Unit Holder pursuant to Section 7.3. "Capital Event." The sale , exchange or other disposition, including an invo luntary convers ion or condemnation of the Property, or a portion or item thereof or the refinancing of Company indebtedness. "Capital Contribution" means any contribution to the capital of the Compa ny in cash or property by a Member w henever made. "Certifi cate of Formation" m ean s the certifi cate of formation pursuant to which the Company was formed, as originally filed w ith the office of the Secretary of State on April 10, 20 12 , and as amended from time to time. "Code" means the Internal Revenue Code of 1986, as amended, or corresponding provisions of subsequent superseding federal revenue laws. FIELDBROOK COMMONS, LLC OPERAT ING A GREE MENT -2 of28 "Company" means FIELDBROOK COMMONS, LLC. "Company Minimum Gain" has the same meaning as the tenn "partnership minimum gain" in R egulation S ections I .704-2(b)(2) and l .704-2(d). "Defi cit Capital Account" means with re spect to a ny U nit Holder, the deficit balance, if any, in such U nit Holder's Capital Account as of the end of the taxable y ear, after giving effect t o the following adjustments: (i) credit to s uch Capital Account any amount that s uch U nit Holder is obligated to re store to the Company under R egulation Section 1. 704-1 (b )(2)(ii)( c ), as well as any addition thereto pursuant to the n ext to last sentences of Re gul ation Sections 1.704-2(g)(l ) and (i)(5); and (ii) debit to such Capital Account the items described in Regulation Sectio n s 1.704-l(b)(2)(ii )(d)(4), (5) and (6). T hi s definition is inte nded to comply with the prov1s1on s of Regulation Sections 1. 704-1 (b )(2)(ii )( d) and 1. 704-2, and will be inte rpreted consis tently with those prov i sions. "Di stributable Cash " mean s a ll cash funds r eceive d by the Company from Company operations for a fiscal period ( other than funds r ec e ived as Capital C ontributions or from a Capital Event), in e xcess of the amounts r easonably r equired for the repay ment of or Reserves for Company borrnw ing, interest thereon , other liabilities, Company working capital and Reserves w hich the Manager reas onably d e ems to be required for the proper operation of the bus ine ss o f the Company, payment of a ll operating expenses and the r e payment of current liabilities of the Company and in excess of any cash res erves which the Manager reasonably deem s necessary for the operation of the business, including, but not limited to, Reserves for contingent or unfor eseen liabilities or obligations of the Company. "Economic Interest" m eans a U nit H o ld er's s hare of Net Profits, N et Losses, and other tax items of the Company a nd di stributions of the Company's assets pursuant to this A greement and the Act, but shall not include any right to participate in the manageme nt or affairs of th e Company, including, the right to vote on , consent to or otherwi se participate in any deci sion of the Members. "Economic Intere st Owner" mea n s the owner of an Economic Interest w ho 1s not a Member. "E ntity" m eans any general p artne r ship , limited parinership, limite d liability company, corporation, joint venture, trust , busine ss trus t , cooperative or asso ciation or a ny other organi zation that is not a natural person. "Maj ority Interest" mean s, at any time, more than fift y percent (50 %) of the the n outstanding U nits held by Membe rs. "Manager(s)" means Michael G ladstein, Robe rt G ladste in , and Joel Mez i strano, and any other Per son w ho m ay b ecome a s ubs titute or additional Manager as provided in Article 5. FI ELD BRO O K COMMONS, LLC 0PEIZAT I G AGRE EMEN T -3 of28 "Membe r" mean s each Person who executes a counterpart of this Agreement as a Member and each Person who may hereaft er become a Member. To the extent a Manager has purchased a Membership Interest in the Company, it will have a ll the ri g hts of a Membe r w ith respect to s uc h Membership Intere st , and the term "Member" as used herein shall include a Manager t o the extent it has purc hased a Members hip Intere st in the Company. If a Person is a Member immediate ly prior to the acquisition by such Person of an Economic Intere st , s uch Person shall h ave all the rights of a Member w ith r espect to such E conomic Interest. "Membership Interest" means a ll of a Me mbe r 's share in the Net Profits, Net Losses , and othe r t ax items of th e Company and distributions of the Company's asset s pursuant to thi s Agreement and the Act and all of a Member's rights to p a rticipate in the m a nag ement or affairs of the Company, including the ri ght to vo te on, consent to or otherwise participat e in any decision of the Members. "Member M inimum Gain'' ha s the same meaning as th e term "partn e r nonrecourse debt minimum gain " in Regulation Section l .704-2(i). "Member Nonrecourse Deductions" has the same m eaning as the term "p artner n onrecourse debt minimum ga in " in Reg ulation Section 1. 704-2(i)( I ) and (2). The amount of Membe r Nonrecourse Deduction s fo r a Company fi scal year sha ll be determined in accordance w ith Regulation Section 1.704-2(i)(2). "Net Profits" and "Net Losses" shall have the me anin g ascribed to tho se te rms in Section 8.5. "Nonrecourse Liabil ity" has the meaning set forth in R eg ulation Section l .704-2(b)(3). "Percent age Interest " m eans with respect to any U nit Holder the percentage de termined based upon the ratio that the number of U nit s held by s uch Un it Holde r bears to the tota l number of o ut standing Units . "Person" means any indiv idu a l or E ntity, and the heirs, executors, admini strators, legal r eprese ntati ves , s ucc essor s, an d ass ign s of suc h "Person" w here the context so permits. "Property" means all of the Company 's assets. "Regulation s" includes proposed, te mporary and final Treasury regulation s promul gated und er the Code and the co1Tesponding section s of any regulations sub sequently i ssued tha t a m end or supe r sed e such reg ulations . "Reserves" mea ns, w ith r es pe ct to any fi scal period, fund s set o r amounts allocated during suc h period to re ser ves vvhich shall be m a inta ined in amounts deemed suffic ient by the Manager for workin g capital a nd to pay taxes, insurance, d ebt serv ice or other cos ts or expenses incident to the ownership or operati on of the Compa n y 's bu siness. "Sa le or Refinancing Proce eds" means the net proceed s d erived from a Capital Event Jess the expe n ses incurred in connection w ith such Cap ital Event and Jess the application of such proceeds to the reduction of existing indebtedness, the discharge or p ay me nt of any other Fl ELDBROOK COMMONS, LL C OPERAT I NG AGRE EMENT-4 of28 expenses or liabilities and the establishment of appropriate reserves, all as determined by the Manager in its sole discretion. "Unit Holder" means a Person who i s a Member or who holds an Economic Interest but is not a Membe r. "Unit s" means the U nits is sued to any Member under this Agreement as reflected in a ttached Schedule l , as amended from time to time. ARTICLE 2. FORMATION OF COMPANY 2.1. Formation. The Company was formed on April 10 , 2012, when the Company's Certificate of Formation was executed and filed with the office of th e Secretary of State in accordance with and purs uant to the Act. 2.2. Name. The name of the Company is "FIELD BROOK COMMONS, LLC." 2.3. Principal Place of Business. The principal place of bus iness of the Company sha ll be 9675 SE 36th Street, Suite I 05, Mercer Is land , WA 98040. The Company may locate its places of business at any other place or places as the Manager may from time to time deem advisable. 2.4. Registered Office and Registered Agent. T he Company's initial regi stered agent and the address of its initial registered agent and initial regi s tered office in th e State of Washington are as follows : Address Hoda Mezistrano 7603 SE 3ih Place Mercer I sland , WA 98040 T he re g i stere d o ffice and registered agent may be changed by the Manager from time to time by filing a statem ent of change with the Sec retary of State. 2.5. Term. The term of th e Company shall be perpetual, unle ss the Company 1s earlier di ssol ve d in accordance with either A rticle 12 or the Act. ARTICLE 3. BUSINESS AND POWERS OF THE COMPANY 3.1. Business of the Company. The business of the Company shall be: 3.1.1. to acquire , and h o ld for long -term investment purposes, that certain real prope rty s ituated northeast of the intersection of SE 172nd St & 108th Ave SE, in the City of Renton, King County, Washington, comprised of approximately l 0.81 ac res, also known as tax parcel numbers 292305-9022, 292305-9023 , and 292305-9168; and 3.1.2. to exercise all other powers n ecessary to or reasonably connected with the Company 's business which may be legally exerci sed b y limited liability companies under the Act. FIELDBROOK COMMONS, LL C OPERATING AGREEMENT -5 of28 3.2. Powers of the Company. In furtherance of the Company's purposes , the Company shall have the power: 3.2.1. to enter into and perform contracts, leases and/or agreements of any kind necessary or incidental to the accompli s hment of the Company's business purposes; 3.2.2. to acquire all real , personal and intangible property nece ssary or appropriate to the Company 's business purposes; 3.2.3. to borrow money and to i ss ue evidences of indebtedness, and to secure the s ame b y mortgage , pledge , security interest or other lien against all or any portion of the Company 's Property, and to prepay, refinance , modify , or ex tend an y such indebtedness ; 3.2.4. to collect all income and pay all expenses of the Company; 3.2.5. to sell, exchange or otherwise dispose of all or any po11ion of the Company's Property; 3.2.6. to a ss ume , perform and discharge any obligations and liabilities assumed in conne ction with the acquisition, ownership, financing , leasing, management, improvement or di s po s ition of the Company 's Property; 3.2. 7. to bring and defend actions at law or in equity; 3.2.8. to make prudent interim investments of the Company 's excess fund s; and 3.2.9. to engage in and carry on any other activitie s necessary or incid e ntal to the accompli shment of the Company's purpos es that may be engaged in by a Washington limited li a bility company. ARTICLE 4. NAMES AND ADDRESSES OF MEMBERS AND MANAGERS The na me s and addresses of the Members are a s follows : Michael Gladstein 9675 SE 36th Street, Suite I 05 , Mercer I sland, WA 98040 Robett Glad stein 9 675 SE 36th Street, Suite 105 , Mercer Island , WA 98040 Joel Mezistrano 9 67 5 SE 36th Street, Suite 105 , Mercer Island, WA 98040 FIELDBROOK COMMONS, LLC OPERAT I N G A GREEM ENT-6 of28 The names a nd addresse s of the Managers are as follmvs: Michael Gladstein 9675 SE 36th Street, Suite I 05, Mercer Is land, WA 98 040 Ro bert G ladstein 9675 SE 36th Street , Suite I 05 , Mercer I s land, WA 98040 Joel Mez istrano 9675 SE 36th Street, Suite 105, Mercer I sl and, WA 98040 ARTICLE 5. MANAGER; RIGHTS AND DUTIES 5 .1. Managers 5.1.1. T h e overall management and control of the bus ine ss and affairs of the Company shall be vested solel y and exclusively in three Managers el ected and/or removed by the un a nimous vo t e of the Members from time t o time. Michael G ladste in , Ro bert Glads tein , a nd Joel Mez istrano, s h a ll be the initial Managers and sh a ll serve until resignation or r emova l by the unanimous vote of the Members. Except for matters set forth in Section 5.2.7 below, the s ignature of any on e Manager sha ll be s ufficient to bind th e Company. 5.1.2. The afiirn1ative action of a vo te of 2/3 of the Managers s hall be the act of the Manager. 5.2 . Authority. Except as oth er wise specifically provided in thi s Agreement, the Manager is h ereby vest ed wi th the so le and exclus ive right and full a uthority to manage, conduct and operate th e busi n ess of the Company , a nd t h e Man ager sh a ll be entitled to make a ll decision s re lating thereto or to an y matter set fort h h ere in. Specifically, but n ot by way of limitation , the Manager shall be authorized: 5.2.1. to enter into and execute an y contracts, le ases or agreements o n behalf of the Compan y that the Manager dee ms necessary or appropriate to operate and manage the Company , and to carry on the bus in ess of the Company a nd ac hie ve the Company's purposes; provi ded, however , that any contracts e nter ed into w ith p er so ns affili ated w ith a ny of th e Mem ber s sh a ll be upon terms comparable t o tho se available from unaffi li a ted third pm1 ies; 5.2.2. to engage, on be ha lf of the Co mpany, s uch age nts, acco unta nts, attorneys, property managers , co nsultants and oth er persons necessary or appropriate t o cany out the business of th e Company, and, to p ay from the funds of the Company such fees, expenses, salaries, wages and o th e r compensation to su ch p e rsons as the Manager s ha ll determine ; FI ELDBROOK COMMONS, LLC OPERAT ING AGRE EM ENT-7 of28 5.2.3. to pay, extend , modify , adjust, submit to arbitration, pro secute, defend or compromise, upon such terms as the Manager may determine , any obligation, suit, liability, cause of action or claim, including taxes , either in favor of or against the Company; 5.2.4. except to the extent prohibited by the Act, to take any actions and make a ny expenditures that the Manager deems nece ssary or appropriate in connection with (i) the operation of the business of the Company, (ii) the carrying out of the Manager's obligations and r espo ns ibilities under thi s Agreement, and (iii) the compliance with all obligations imposed upon the Company by agreements pertaining to the Co mpany or its Property from time to time; 5.2.5. to make all tax e lection s on behalf of the Company ; 5.2.6. to open, ma intain , modify a nd clo se such bank accounts on behalf of the Company as the Manager deems appropriate; and 5.2.7. (i) to sell all or sub stantia ll y all of the Co mpany's Property to any third party , and/or (ii) to finance or refinance th e Company 's Property, and to borrow money and i ssue evid ences of indebtedness on be half of the Company, and as security therefor, (iii) to mortgage, pledge or otherwise encumber all or any portion of the Company's Property, (iv) to repay, refinance, modify, or extend any s uch indebtedness, (v) to acquire any other propetiy, (vi) to obligate the Company as a sur ety, guarantor or indemnitor. Un le ss authori zed to do so by thi s Agreement or by the Manager, no Member, emp loye e or other agent of the Compan y s hall have any power or authority to bind the Company in any way, to pledge its credit or to render it liable for any purpose. 5.3. Duties. The Manager shall u se good faith, diligent efforts to oversee the management of the Company's business and other assets and to p erfo rm all of the Manager's obligations pursuant to this Agreement. In particular, and w ithout limiting the generality of the foregoing, the Manager shall be responsible for the management of the Company's Property, for maintaining appropriate casualty and li ability insurance policies covering th e Company's Property and business, and for keeping the Company's books and r ecord s and preparing the repotis d escribed in Article 10 b elo w. 5.4. Compensation. Except as otherwise provided herein or agreed upon by the Members, the Manager shall not re c eive any compensation from the Company for its services. 5.5. Expenses; Reimbursement of Manager. The Company shall reimburse the Manager for a ll monies advanced and expenses incurred by the Manager w hich a re directly connected to the management of the Company's bu siness or affairs. The Company s hall bea r all operating expenses of the Company including , without limitation , the cost of any legal and accounting services perforn1ed on behalf of the Comp any by outside legal or accounting firms, and all due diligence, financing and other expenses rela ting to the Company's business or Property. 5.6. Vacancies. If a vacancy in a Manager's position arises as a result of a Manager's removal, Bankruptcy, resignation, disqualification or otherwise, the other Members may, by a FIELDBROOK COMMONS , LLC OPERA TI NG AGREE MENT -8 of 28 unanimous vote within ninety (90) days after s uch vacancy arises, elect an additional or substitute Manager who s h all su cceed to a ll of the rights and obligations of the Manager under this Agreement. The failure of the other Members to fill a vacancy in a Manager's pos ition within ninety (90) days afte r the occurrence of such vacancy shall result in the dissolution of the Company in accordance w ith Article 12. 5. 7. Limitation on Liability; Indemnification . 5.7.l. The Manager sha ll not be li ab le, responsible or accountable in damages or otherwise to the Company or the Members for any act or omission by the Manager performed in good faith pursuant to the authority granted to the Manager by this Agreement or in accordance with its provisions, and in a manner reasonably believed by the Manager to be w ithin the scope of the authority granted to the Manager and in the best interest of the Company; provided that such act or omission did not constitut e fraud, mi s conduct, bad fait h or gross negligence. The Company shall indemni fy, defend and hold harmless the Manager, and each director, officer, partner, employee or agent thereof, if any, again st any liability, loss, damage, cost or expense incurred by it on behalf of the Company or in fllliherance of the Company's interests without relieving the Manager of liability for fraud , misconduct, bad faith or n egligence. No Member shall have any personal liability w ith re spect to the satisfacti on of any required indemnification of the Manager. 5.7.2. Any ind emnificati on required to be made by the Company s ha ll be made promptly followin g the fixing of the li abili ty, loss, damage , cost or expense in curred or s uffe red by a final judg ment of any court, settlement, contract or otherwi se . In addition, the Company may advanc e funds to the Manager claimin g inde mnification under this Section 5.7 for lega l expenses and other cost s incurred as a re s ult of a l egal action brought again s t such Manager only if (i) the legal action relates to the performance of duties or services by the Manager on b eh alf of th e Company , (ii) the legal action i s initi ated by a party oth er t han a Member, and (iii) such Manager und ertakes to repay th e advanced fund s to the Company if it i s determined th at s u ch Manager i s not entitl e d to indenmifi cation purs uant to the t e rms of this Agreement. 5.8. Removal. A Manager may be removed at any time, with or witho ut cause, by the un a nimou s vote of a the Membe rs . The removal of a Manager w h o i s also a Member shall not affect the Manager 's rig hts as a Member and shall not const itut e a w ithdrawa l of a Membe r. Upon te1mination , a Manager shall be paid all compensat ion due h im through the date of termination pursuant to Sect ion 5 .5 abo ve. 5.9. R ight to Rely on the Manager. Any person dealing with the Company may r e ly (without duty of fu11her inquiry) up on a certifi cat e s igned by any Manager as to the identity and auth ority of any Manager or other Person to act on behalf of the Company or any Member. ARTICLE 6. RIGHT AND OBLIGATIONS OF MEMBERS 6.1. Limitation of Liability. Each Member's li ability shall be limited as set forth in thi s Agreement and the Act. FIELDBRO OK COMMONS , LLC OPERA TI NG A GREF.M F NT -9 of 2 8 6.2. Liability for Company Obligations. Members shall not be personally liable for any d ebts, obli gations or liabilities of the Company beyond their re spective Capital Contributi ons and any obligation of the Members under Section 7. l or 7.2 to make Capital Contributions, except as otherwise provided by law or as otherwise agreed upon by the Member s. 6.3 . Inspection of Records. Upon reasonable reques t , each Member sha ll have the right to in spect and copy at such Member's expense, during ordinary bus in ess hours, the records required to be maintained by the Company pursuant to Section I 0.5. 6.4. No Priority and Return of Capital. Ex cept as expressly provided in Articl e 8 or 2., no Unit Holder sh all have priority over any other U nit Holde r, either as to the return of Capital Contributions or as to Net Profits, Net Losses or di stribution s; prov ided , that this Section 6.4 s hall not apply to loans made by a Member to the Company. 6.5. Withdrawal of Member. Except as expressly p ermitted in this Agreement, no Member sh a ll voluntari ly res ign or otherwise w ithdraw as a Member. Unless otherwise approved una nimous ly b y the Members, a Member w ho re signs or withdraws s ha ll b e e ntitled to receive only t hose di stribution s to which such Person would have been entitled had such P e rson re m ained a Membe r (and only at such time s as s uch distributi on w ould have bee n made ha d s uch Perso n re maine d a M embe r). Ex ce pt as otherwise express ly provided herein, a resi gn ing or withdrawing Member sh all be come an Economic Interest Owner. The remedy for breach of thi s Section 6.5 sha ll be monetary damages (and not specific pe rformance), which may be offset again st di stributions by the Company to which such Person would otherwise be entitled. 6.6. Additional Members. The Members agree to a dmit additi onal Members , only upon th e un animous affirmati ve v ote of the Membe r s . Notwithstanding the foregoing, a Pe r so n sh a ll n ot become a n additional Member unless and until such Perso n becomes a patiy to this Agreem ent by sig ning this Agreement and exec uting s uch additional d oc uments and in strum ents as the other Members may reasonab ly request as n ece ssary or appropriate to confirm s uch pe rson as a Member in the Comp any. 6.7. Meetin gs of Members. An annual mee tin g of th e Members i s not required. T he Members may hold mee ting s, both regul ar and special , at a ny time. Regular m eetin gs of the Members m ay be held without notice at s uch time and at such place as shall from time to time b e determined by the Ma nager. Special me etings of the Members m ay be called a t an y time by any Member. The Members or Manager may participate in m eetings by m ean s of telephone conference or similar communications equipment that a ll ows a ll Perso ns parti c ipating in the mee ting to hear each other, and such p a rticipation in a m eeting s h a ll constitute presenc e in person at the m eeting. If a ll the participants are patiicipating by te lep hone conference or s imilar communications e quipm e nt, th e m eeting s hall be deemed to b e he ld at the principa l place of bus ine ss of the Company . 6.8. Ac tion by Written Consent. Any act ion required or pe rmitted to be taken at any meeting o f th e Members may be taken without a mee ting if the M embers consent thereto in w riting. Such consent s hall have the sam e force and effect as a unanimous vote at a meeting . F IELDBR OOK COM MONS , LLC OPERATING A G IU:EMEN T-10 of28 ARTICLE 7. CONTRIBUTIONS TO THE COMP ANY AND CAPITAL ACCOUNTS 7.1. Members Capital Contributions. Each Member shall contribute such amount as i s se t forth in attached Schedule 1 as such Member's share of the Members' initial Cap ital Contribution . 7.2. Additional Capital Contributions. 7.2.1. Call for Additional Capital Contribution. The Manager may determine , from tim e to time, that Capital Contributions in addition to the Me mbers' initial Capital Contributions are needed to enable the Company to conduct it s bus iness ("Additional Capital Contributions"). Upon making such a determination, the Manager shall give notice to all Members, in writing, at leas t thi1iy (30) days before the date on which such Additional Capital Contribution is due . The notice shall set forth the amount of the Additional Capital Contribution n eeded, the purpose for which it is needed and the date by which M e mbers s ha ll contribute hi s pro rata s hare in accordance w ith hi s Percentage Intere st. Except as noted in Section 7.2 .2 below, no Member m ay voluntarily make any additional Capital Contribution. 7.2.2. Failure to Make Additional Capital Contribution. If a Member fails to make any Additional Capital Contribution required under Se ction 7.2.1 of this Agreement within thirty (30) days after it is required to be made (a "Defaulting Member"), the Manager s hall , within fifteen (15) days after said failure, notify each other Member (a "Non-Defaulting Member") in writing, of the total amount of the Defaulting Members' Capital Contributions not made ("Additional Capital Shortfall"), and s hall sp ecify a number of days within which each Non-Defaulting Member may make a n Additional Capital Contribution (on behalf of the Defaulting Member), which s hall not be less than an amount equal to a Non-Defaulting Member's Percentage Interest multiplied by the Additional Capital Shortfall. If the total amount of Additional Capital Shortfall i s not so contributed, the Manager may u se any reasonable method to provide Non-Defaulting Members the opportunity to make Additional Capital Contributions, until the Additional Capital Shortfall i s as fully contributed as poss ible. Following the Non-D efaulting Members' making of such Additional Capital Contributions to m eet th e Additional Capital Sh011fall of the Defaulting Member, the Capital Accounts of the Members sh a ll be adjusted accordingly and the Percen tage Interest of the Defaulting Member shall be proportionately reduced and the Non-Defaulting Member or Members who have contributed all or a portion of the Additional Capital Shortfall shall have hi s or th eir r especti ve Percentage Inte rest increased proportionately. The Members recogni ze and acknowledge that a failure to make an Additional Capital Contribution will dilute such Member 's Percentage Interest. 7.3. Capital Accounts. 7.3.1. Establishment and Maintenance. A separate Capital Account will be maintained for each Unit Holder throughout th e term of the Company in accordance with the rul es of Regulation Section 1.704-l(b)(2)(iv). Each Unit Holder's Capital Account will be increased by (1) the amount of money contributed by such Unit Holder to the Company; (2) the fair market value of property contributed by such Unit Holder to the Company (net of liabilities secured by s uch contributed property that the Company i s considered to assume or take the FI ELDBROOK COM MONS, LLC OPERA TI NG AGREE MENT-11 of28 property subject to under Code Section 752); (3) allocations to such Unit Holder of Net Profits; (4) any items in the nature of income and gain that are specially allocated to the Unit Holder pursuant to Sections 8.2 and ~; and (5) allocations to such Unit Holder of income and gain exempt from federal income tax. Each Unit Holder's Capital Account will be decreased by (I) the amount of money distributed to such Unit Holder by the Company; (2) the fair market value of property distributed to s uch Unit Holder by th e Company (net of liabilities sec ured by such distributed property that such Unit Holder is considered to assume or take the property subject to Code Section 752); (3) allocations to such Unit Holder of expenditures d escribed in Code Section 705(a)(2)(B); ( 4) any item s in the nature of deduction and los s that are specially allocated to the Unit Holder pursuant to Sections 8.2 and 8.3 ; and (5) allocations to such Unit Holder of Net Losses. In the event of a permitted sale or exchange of a Members hip Interes t or an Economic Interest in th e Company, th e Capital Account of the tran sfe ror shall b ecome the Capital Account of the trans feree to the extent it relates to the transferred membe rship Interest or Economic Interest. 7.3.2. Compliance with Regulations. T he m anner in which Capital Accounts are to b e maintaine d purs uant to this Section 7.3 is intended to comply with the requirements of Code Section 704(b) and the Reg ulation s promulgated thereunder. If in the opinion of the Company's legal counsel or accountants the manner in which Capital Accounts are to be maintained pursuant to the preceding provi s ions of thi s Section 7 .3 should be modified in order to comply with Code Section 704(b) and the Regulations th e reunder, then notwiths tanding anything to the contrary contained in the preceding provisions of this Section 7.3 the method in which Capital Accounts are maintained shall be so modified ; prov id ed, however, that any change in the manner of maintaining Capital Accounts shall not materially alter the economic agreement between or among the Members . 7.4. Withdrawal or Reduction of Members' Contributions to Capital. A Member s hall not receive out of the Company 's Prope1ty any part of its Capital Contribution until a ll liabilities of the Company , except liabilities to Members on account of their Capital Contributions, have been paid or there remains Property of the Company suffi c ient to pay them. A Member, irrespective of the n ature of its Capital Contribution, has only the right to demand a nd receive cash in return for its Capital Contribution. 7.5. Guaranty of Company Indebtedness. The Members shall have no obligation to guaranty Company indebtednes s unless they agree to do so. ARTICLE 8. ALLOCATIONS OF NET PROFITS AND LOSSES 8.1. Allocation of Net Profit and Loss -In General. 8.1.1. Net Profit. Net Profit for each fiscal year shall be allocated to the Members in proportion to their respective share of Distributable Cash, to the extent thereof, and thereafter according to their respective Percentage Interests. 8 .1.2. Net Loss. Net Loss for each fi sca l year s ha ll be allocated to the Members in proportion t o their positive capital accounts balances, to the extent thereof, and th ereafter according to their respective Percentage Interests. FIELDBROOK COMMONS, LLC 0PF.R ATI 'G AGREE MEN T-12 of28 8.1.3. Limitation. The Net Loss allocated to each Member for any Company fiscal year pursuant to Section 8.1.2 shall not exceed the maximum amount of Net Loss that can be so allocated without causing such Member to have a Deficit Capital Account at the end of the fiscal year. All Net Losses in excess of the limitation set forth in this Section 8.1.3, shall be allocated to the other Members who do not have Deficit Capital Accounts in proportion to their re spective Percentage Interests. 8.2. S pecial Allocations. The following special a ll ocations shall be made for any fiscal year of the Company in the following order: 8.2.l. Minimum Gain Chargeback. Jf there is a net decrease in Company Minimum Gain during any Company fiscal year , each Unit Holder shall b e speciall y allocated items of Company income and gain for such year (and, if nec essary, subsequent years) in an amount equal to s uch Unit Holder's share of the net decrease in Company Minimum Gain, determined in accordance with Regulation Sections l.704-2(f) and l .704-2(g)(2). T h e items to b e so al located, and the manner in which those items are to be allocated among the Unit Holders, shall be determined in accordance with Regulation Sections 1.704-2(1:) and l.704-2U)(2). This Section 8.2 .1 i s intended to sat isfy the minimum gain chargeback requirement in Regulation Section 1.704-2(£) and shall be interpreted and applied accordingly. 8.2.2. Member Minimum Gain Chargeback. If there i s a net decrease in Member Minimum Gain during any Company fi scal year, each Unit Holder who has a share of that Member Minimum Gain, determined in accordance with Regulation Section I .704-2(i)(5), s hall be specially a ll ocated items of Company income and gain for s uch year (and, if necessary , sub seque nt years) in an amount equal to s uch U nit Holder's share of the net decrease in Member Minimum Gain, determined in accordance with Regulation Sections 1.704-2(i)(4) and 1.704- 2(i)(5). The items to be so a ll ocated, and the manner in which those items are to be a llocated a mong the U nit Holders, shall be determined in accordance with Regulation Sections 1.704- 2(h)(4) and l.7042U)(2). This Secti on 8.2.2 i s intended to satisfy the minimum gain chargeback requirement in Regul ation Section l .704-2(i)(4) and shall be interpreted and appli ed accordingly. 8.2.3. Qualified Income Offset. In the event that any Unit Holder unexpectedly receive s any adjustments, a ll ocations, or distributions described in Regulation Sections l.704- l (b)(2)(ii )(d)(4), (5) or (6), item s of Company income and gain shall b e speci ally a ll ocated to s uch U nit Holder in an amount a nd in a manner sufficient to e liminate as quickly as possible, to the extent required by Regulation Section 1. 704 2(1 )(b )(2)(ii)( d), the Deficit Capital A count of the U nit Holder (which Deficit Capital Account shall be determined a s if all other a ll ocations provided for in thi s have been tentatively made as if this Section 8.2.3 were not in this Agreement). 8 .2.4. Nonrecourse Deductions. Nonrecourse Deductions shall be a ll ocated among the Unit Holders in accordance with their re specti ve Percentage Interests. 8.2.5. Member Nonrecourse Deductions. Any Member Nonrecourse Deductions shall be specially allocated among the Unit Holders in accordance with Regulation Section l .704-2(i). FIELDBROOK COMMONS, LLC OPERATING AGRF.F.MF.N T-13 of28 8.3. Corrective Allocations. 8.3.1. Allocations to Achieve Economic Agreement. The a llo cation s set fort h in the last sentence of Section 8.1.3 and in Section 8.2 are intend ed to comply w ith certain regulatory requirements und er Code Section 704(b). T he Members inte nd that , to the extent poss ibl e, all a ll ocations m ad e pursuant to s uc h Sections will , over the term of the Company, be offset either with other allocations purs uant to Section 8.2 or with sp ec ial a lloc ations of other items of Company income, gain, loss, or d e duction pursuant to thi s Section 8.3 .1. Accordingly, th e Manager is h er eby authori zed and directed to make offsetting a llocatio n s of Compa ny income , gain, loss or deduction under this Section 8.3.1 in w h atever m anner the Manager d et e rmin e i s appropriat e so that, after suc h offsetting special allocations are made , the Capital Acco unts of the Un it Holders are , to the extent possible, e qual to the Capital Accounts each would have if the pro visions of Section 8.2 were not co ntained in this Agreement a nd a ll income, gain, loss and deduction of the Company were in stead allocated pursuant to Section 8.1. 8.3.2. Waiver of Application of Minimum Gain Chargeback. The Manager s h a ll request from the Commi ssioner of the Inte rnal Revenue Service a waiver, pursua nt to Regulation Section 1.704-2(f)(4), of the minimum gain chargeback requirements of Regulation Section 1. 704-2(f) if the a pplication of such minimum gain chargeback requirement would cause a pe1manent distortion of the eco nomic arrangement of the Members, as reflected in Section 8.1. 8.4. Other Allocation Rules. 8.4.1. General. Except as otherwise provided in thi s Agreement , all items of Company income, gain, loss, deduction, and any other a llocation s not otherwise provided for sha ll b e di vided among th e Unit Holders in the san1e propo11ion s as they share Net Profits or Net Losses, a s the case may be, for the year. 8.4.2. Allocation of Recapture Items. In m aking any a llo cation among the Unit Holders of income or gain from the sale or other di sposition of a Company asset, the ordinary income portion , if a ny, of such income and ga in resulting from the recapture of co st recovery or othe r deductions s ha ll be allocated among tho se Un it Holders who were previous ly allocated (or whose predecessors-in-intere st were previously a llocated) the cost recovery deductions or other deductions re sulting in the recapture items, in proportion to the amount of suc h cost re covery deduction s or other deductions previou sly allocate d to th em. 8.4.3. Allocation of Excess Nonrecourse Liabilities. Solely for purpo ses of detennining a U nit Holder's proportionate sha re of the "excess nonrecourse liabilities" of the Company within the meaning of Regulation Section 1.752-3(a)(3), the Unit Holders' interests in the Company's profits s ha ll be determined in accordance with Section 8.1.1 of thi s Agreement. 8.4.4. Allocations in Connection with Varying Interests. If, during a Company fi scal year, there is (i) a permitted transfer of a Membership Interest or Economic Inter est under this Agreement, or (ii) the admission of a Member or a ddition al Members, Net Profit, Net Loss, each item thereof, and all other tax items of the Company for such period shall be divided and allocated among the Unit Holders by taking into account their varying interests Fl EL DB ROOK COMMONS, LLC O PERA T ING AGREEM ENT -14 of28 during such fi scal y ear in accordance with Cod e Section 706( d) and using any conventions permitte d b y law and se lected by the Manager. 8.5. Determination of Net Profit or Loss. 8.5.1. Computation of Net Profit or Loss . The Net Profit or Net Loss of the Company, for each fi sc a l year or other period, shall be a n amount equal to the Company's taxable income or loss for s uch pe rio d, d e te rmine d in accordance with Code Section 703(a) (and , for thi s purpose, a ll items of income, ga in lo ss o r deduction r equired to be stated separately pursuant to Code Section 703(a)( I), including income and gain exempt from federal income ta x, sh all b e included in t axable income or lo ss). 8.5.2. Adjustments to Net Profit or Loss. For purposes of computing taxable income or l oss on the di spos ition of an item of Company Prope rty or for purposes of de te rmining the cost recovery, depreciation, or a mo rti z ation d e ducti o n with respect to any property, the Company s h a ll u se such property's book value d etermined in accordance w ith Regulation Section 1.704-l(b). Conseque ntl y , each prope1ty 's book value s hall be equal to its adjus ted bas is for federal income tax purposes, except as follows : 8.5.2.1. Th e initial book valu e of any property co ntributed by a M ember to the Company sha ll be the gross fair market value of such property a t the time of contribution ; 8.5.2.2. In the so le di scretion of the Manager, the book value of a ll Comp an y p rope rti es may b e a dju sted to equal their re spective gross fair m arket values, as determined by the Manager as of the following time s : (1) in connection with the acquisition of a n intere st in the Company b y a new or existing Member for more than a de minimis capital contribution, (2) in co1me ctio n w ith the liquidation of the Company as define d in Regulation Section l.704-(l)(b)(2)(ii)(g), or (3) in connection with a more than de minimis di stribution t o a r etiring or a continuing Unit Holde r as consideration for all or a p o rtion of hi s or its intere st in the Company . In the event of a revaluation o f any Company assets h ere under, the Capita l Accounts of th e U nit Holde rs s ha ll be adjusted, including continuing adjustments for depreciation, to the extent provided in Regulation Section 1. 704-(1 )(b )(2)(iv)(1); 8 .5.2.3. If the book value of an item of Comp any prope rty h as b een det ermined pursuant to thi s Section 8.5.2 , suc h book value sha ll therea ft e r be u sed , and shall thereafter be adj u st ed by d ep re c iatio n or amortization, if any, taken into account w ith respect t o su c h property, for purposes of computing taxable income or loss . 8.5.3. Items Specially Allocated. Notwithstanding any other prov is ion of thi s Section 8.5 any items that are speciall y a lloc a ted pursuant to Sections 8.2 or U shall not be taken into acco unt in computing N et Profit or Net Los s. 8.6. Mandatory Tax Allocations Under Code Section 704(c). 8 .6.1. In accordance with Code Section 704(c) and Regul ation Section 1.704-3, income, gain , lo ss and deduction with r espect to any property contributed to the capital of the Company shall , solely for tax purpo ses, be allocated among the U nit Holders so as to take FI ELD BROOK COM MONS, LLC OPERATI NG A GREEMENT -15 of28 account of any variation b et ween the adjusted bas is of such property to the Company for federal income tax purposes and its initia l book value computed in accordance with Section 8.5.2.1. Prior to the contribution of any property t o th e Comp any that has a fair market value that differs from its adjusted tax bas is in the h ands of the contributing Member on the date of contribution, the contributing Member and the Manager (or, if the contributing Membe r is the Manager, a Majority Interest of the non-contributing Members) sha ll agree upon th e allocation method to b e applied w ith respect to that propert y under R egulation Section 1. 704 -3 . 8.6.2. If the book value of any Company prope1ty is a dju sted purs uant to Section 8.5 .2.2, subsequent a llocat ions o f inc ome, gai n, lo ss and d e duc ti o n w ith respect to s uc h p rop erty s ha ll take acco unt of an y variation between the adjus ted bas is of s uch property for federal income t ax purpo ses and its book value in the same manner as under Cod e Section 704( c ). The choic e of a ll ocation m e thod s under R egul a tion Section 1.704-3 with respect to such revalued p ro p erty sh a ll be made by the Manager. 8.6.3 . Allocations pursua nt to thi s Section 8.6 are solely for purpo ses of federal, s ta te, and lo cal taxes and sh all not affect , or in a ny way be taken into account in computing, any U nit Holder's Capital Account or share of Net Profit, Net Lo ss, or othe r item s as compute d for boo k purposes, o r distributions purs uant to any provision of thi s Agreement. ARTICLE 9. DISTRJBUTIONS 9.1. Distributions of Distributable Cash. The Company w ill di s tribute Dis tributable Cash in a fiscal year as it bec o m es available to the Members as follows: 9.1.1. Pro rata in accordance with each Member's Capita l Account in a n a mount up to each Member's Capita l Acco unt; and then 9.1.2. T he balance, if any , sh a ll be distributed to the M e mbers pro rata in accordance w ith the ir Percentage Intere st s in the Compa ny . 9 .2. Distributions of Sale or Refinancing Proceeds from a Capital Event. Upon th e occun-ence of a n on -terminating Capita l Event, s u c h as a refinancing of the d ebt secured b y th e Property, the n e t proceeds shall b e di s tributed to the Me mbe rs as follows : 9.2.1. Pro rata in accordance with each M embe r 's Capit a l Account in an amount up to each Member's Capital Account ; and then 9.2.2. Th e balance, if any, shall b e di s tribute d to the Members pro rata m accordance with the ir Percentage Interest s in the Compa ny. 9.3. Distribution of Proceeds from a Terminating Capital Event. Upon th e dissoluti on of th e Company, the proceeds of liquidation, including any proceeds from a Capita l Event a nd any other fund s or assets of th e Company, s hall be distri buted in the sam e order of prio rity as set fo rth in Section 9.2. 9.4. Distributions in Kind. Non-cash asset s, if any, shall be di st r ibute d in a manner that reflects h ow cas h proceeds from the sale of such assets for fair market value would have FIEL DBR OOK CO MMONS , LLC O PERATI NG AGREEMENT -16 of28 been distributed (after any unreali zed gain or loss attributable to such non-cash assets has been allocated among the Unit Holders in accordance with Article 8). 9.5. Withholding; Amounts Withheld Treated as Distributions. The Manager i s authorized to withhold from distributions, or with respect to allocations or pay ments, to Unit Holders and to pay over to the appropriate federal, state or local governmental authority any amounts required to be withheld pursuant to the Code or provisions of applicable state or local law. All amounts withheld pursuant to the preceding sentence in connection with any paym ent, distribution or allocation to any Unit Holder shall be treated as amounts di s tributed to such Unit Holder pursuant to this Article 9 for all purposes of this Agreement. 9.6. Limitation on Distributions. No di stribution shall be declared and paid unless, after the di stribution is made , the assets of the Company are in excess of all liabilities of the Compa ny, except liabilities to Members on account of their contributions. ARTICLE 10. ACCOUNTING, BOOKS, AND RECORDS 10.1. Accounting Principles. The Company's books and records shall be kept, and its income tax return s prepared, under s uch permissible method of accounting , consistently applied, as the Manager determines i s in the best interest of the Company and its Members. 10.2 . Interest on and Return of Capital Contributions. No Member shall be entitled to interest on its Capital Contribution or to return of it s Capital Contribution, except as otherwise specificall y provided for herein. 10.3. Loans to Company. Nothing in this Agreement s hall prevent any Member from making secured or unsecured loans to the Company. 10.4. Accounting Period. The Company's accounting period shall be the calendar year. 10.5. Records, Audits and Reports. At th e expense of the Co mpany, the Manager shall maintain records and accounts of all operations and expenditures of the Company. At a minimum the Company shall keep at its principal place of busine ss the following records: 10.5.l. A current list and past list, setting forth the full name and last known mailing address of each Member, Economic Interest Owner and Manager; 10.5.2. A copy of th e Ce1tificate of Formation and all amendments th ereto ; 10.5.3. Copies of this Agreement and all amendments hereto; 10.5.4. Copies of the Company's federal, state, and local tax returns and reports, if any, for the tlu-ee most recent years; 10.5.S. Minutes of every meeting of the Members and any \vritten consents obtained from Members for actions taken by Members without a meeting; and Fl ELD BROOK CO MMONS, LLC OPERATI NG AGREE MENT -17 of28 10.5.6. Copies of the Company 's financial statements for the three most recent years. 10.6. Tax Matters Partner. 10.6.1. Designation. Joel Mezistrano shall be the "tax matters partner" of the Company for purposes of Code Section 622 1 et seq. and corresponding provisions of any state or local tax law. 10.6.2. Expenses of Tax Matters Partner; Indemnification. The Company s hall indemnify and reimburse the tax matters partner for all reasonable expenses, including l egal and accounting fees, claims, li abilities, lo sses and damages incmTed in connection with any admini strative or judicial proceeding with respect to the tax liability of the Unit Holders attributable to the Company. The payment of a ll such expenses shall be made before any distributi ons are made to Unit Holders (and such expenses sha ll be taken into consideration for purposes of determining Distributable Cash) or any discretionary Reserves are set aside by the Manager. Neither the tax matters partner nor any Member sha ll have any obligation to provide funds for such purpose. The provisions for exculpation and indemnification of the Manager set forth in Section 5. 7 of this Agreement shall be fully appli cable to a Member acting as tax matters partner for the Company. 10.6.3. Returns and Other Elections. 10.6.3.1. The Manager shall cause the preparation and timely filing of all tax and information returns required to be filed by the Company pursuant to the Code and all other tax and information returns deemed necessary and required in each jurisdiction in ,:vhich the Company does business. Copies of such returns, or pertinent information therefrom , shall be furni shed to the Unit Ho ld ers within a reasonable time after the end of the Company's fi scal year. 10.6.4. Except as otherwise expressly provided to the contrary in this Agreement, all e le ctions pennitted to be made by the Company under federal or state laws shall be made by the Manager in their, his or its sole discretion. ARTICLE 11. TRANSFERABILITY 11.1. General. Except as otherwise express ly provided in this Agreement, neither a Member nor an Economic Interest Owner sha ll have the right to (a) sell, assign, t ransfer, exchange or otherwise transfer for con sideration, (collectively, "sell" or "sale"), and (b) g ift , bequeath or otherwise transfer for no consideration whether or not by operation of law, except in the case of bankruptcy (collectively "gift ") all or any part of its Membership Interest or Economic Interest. Each Member and Economic Interest Owner h ereby acknowledges the reasonableness of the restrictions on sale and gift of Membership Interests and Economic Interests imposed by this Agreement in vi ew of the Company's purposes and the relationship of the Members and Economic Interest Owners. Accordingly, the restrictions on sale and gift contained herein shall be specifically enforceable. In the event that any Un it Holder pledges or otherwise encumbers any of its Membership Interest or Economic Interest as security for FI ELDBROOK CO MMONS, LLC OPERATING AGREEMENT-18 of 2 8 repayment of a liability, any such pledge or h ypothecation shall be made pursuant to a pledge or hypothecation agreement that require s the pledgee or secured party to be bound by all the tem1s and conditions of thi s Article 11. 11.2. First Refusal Rights. 11.2.1. A U nit Holde r d esiring to se ll all or any portion of its Membership Intere st or Economic Intere st to a third party purchaser sh a ll obtain from such third party purchaser a bona fide writte n offer to purchase such Intere st, stating the terms and conditions upon which the purchase i s t o be made and the con sideration offered therefor. Such U nit Holder shall give written no ti ce to the other Unit Holders and the Manager of its intention to so transfer su ch Interest. Such notice s hall set forth the complete terms of the written offer to purchas e and the name and address of the proposed third party purchaser. 11.2.2. The other Unit Holders, sh a ll, on a bas i s pro rata to the ir Units or on a basis pro rata to the U nits of those remaining Unit Holders exercising their first refusal rights, have the first r ight to purchase all (but not less than all) of the Interests proposed to be so ld by the se lling Unit Holder upon the same terms and conditions stated in the notice given pursuant to Section 11 .2 .1 by giving written noti ce to the other U nit Holders and the Manager within ten (10) days after s uch notice from the selling U nit Holder. The failure of a Unit Holder to so notify the other U nit Holders and the Manager of its desire to exercise its fir st refusal ri ghts within said ten (10) day period as required by thi s Section 11.2 .2 shall result in the termination of s uch Unit Holder's first r efusal rights . 11.2.2.1. Within ten (10) days after expiration of the te n ( 10) day period specified in the preceding paragraph, the Manager s hall notify those Unit H o ld er s electing to exercise their first refu sa l rights of any Units that the other Unit Holders did not e lect to purchase. Those Unit Holders exercising first refusa l ri g hts in accordance with the preceding paragraph shall then notify the Manager and the other purchas in g Unit Holders whether they el ect to purchase such remaining Un it s, which shall be pro rata or allocated in s uc h other m a nn e r as the purchasing Unit Holders s hall agree. If no such notification i s rece ived by the Manager from any s uch Unit Holders in accordance with thi s paragraph, no Unit Holder shall have any fu1ther first r efusal rights with respect to such Units. 11.2.2.2. If Unit Holders have e lected to purchase a ll of th e Units offered by the selling Unit Holder, the se lling Unit Holder shall sell such Unit s upon the same terms and co nditions specified in the notic e required by Section 11 .2.1, and the purchasing Unit Holders shall have the ri g ht to close the purchase within thirty (30) days after receipt of notification from the Manager that such U nit Holder s have elected to purchase the selling Unit Holder's U nit s . 11.2.2.3. If Unit Holders do not e lect to purchase all of the Units offered by the se llin g Un it Holder in accordance w ith thi s Section 11.2, then the se lling Unit Holder s hall be entitled to sell s uch U nits to the third party purchaser in accordance w ith the terms and conditions upon which the purchase is to be made as spec ifi e d in the notice under Section 11.2.1. However, if such sale i s not completed within thi1ty (3 0) day s following expiration of the other Uni t Holders, first refusal rights under thi s Section 11.2, then the se lling Unit Holder s hall not be FIELDBROOK COMMONS, LLC 0PE RA TI G AGRE EM ENT-19 of28 entitled to complete the sale to such third party purchaser and the se lling U nit Holder 's U nits shall continue to be subject to the rights of first refusal set forth in thi s Section l 1.2 with respect to any proposed subsequent transfer. 11.2 .3. U pon the dev i se , purchase or the gift of a Membership Interest or an E conomic Interest, and as a condition to recogniz ing the effecti veness and binding nature of any sale or gift and (s ubj ect to Section 11.4, below) substitution of a P erson as a new Unit Holde r , the Manager may require the trans fening U nit Holder and the proposed purchaser , donee or s uccessor-in-interest, as the case may be to execute, acknowledge and deliver to the Manager such in struments of tran sfer, assignment and ass umption and such other a g ree me nts and to perform all such other acts that the Manager may deem n ecessary or des irable to: 11.2.3.1. constitute such Person a s a Unit Holder; 11.2 .3.2 . confirm that the Person des iring to become a Unit Holde r , ha s a ccepted, ass umed and agreed to b e subject and bound by a ll of the terms, obli gation s an d conditions of this Agreement (whether su ch Pe rson is to be admitted a s a new M ember or will merely be an Economic Intere st Owne r); 11.2.3.3. maintain the status of the Company as a partnership for federal t ax purposes; and 11.2.3.4. assure compli ance with any applicable s tate and fe deral laws, including securit ies laws and regu lations. 11.2.4. Any sale or gift of a Membership Intere st or Economic Intere st or admission of a Membe r in compliance with this Artic le 11 shal l b e dee me d effective as of the last day of the calendar month in w hich the remaining Members' consent thereto was g iv en, or, if no such con sent was require d pursuant to Section 11.3, then on such date that the transferor and the transferee both comply w ith Section 11.2.3 . The trans fening Unit Holder hereby indemnifi es the Company a nd the Manager a gainst any and a ll l oss, damage , or expense (including, w ithout limita tion , tax liabilities or loss of t ax benefits) aris ing directly or indirectly as a r esult of any transfer or purp011ed transfer in violation of this Article 11. 11.2.5. Subject to Section 11.4, a Unit Holder may gift or de vi se by wi ll a ll or any portion of its Membership Interest and Economic Interest (without regard to Section 11.2.1 and 11 .2 .2 , provided, that the donee complies with Section 11.2.3 and further provided that the donee is either such Unit Holde r 's spouse, former spouse, lineal descendent (direct or collateral and in c luding a dopte d chi ldre n). In the event of the g ift of a ll or any portion of a Unit Holder's Membership Intere st or E conomic Interest to one or more donee s who are under twenty -one (21) years of age , one or more trus t s s hall be establi shed to hold the gifted interes t(s) for the benefit of such donee(s) until all of the don ee(s) r each the a ge of at least twenty-one years. 11.3. Intentionally deleted. 11.4. Transferee Not Member in Absence of Consent. FI ELD BRO OK COM M ONS , LLC OPERATI NG AGREE MENT -20 o f28 11.4.1. Notwithstanding anything to the contrary in thi s Article 11 , if the sale or g ift of a Member 's Membership Interest or Economic Interest to a transferee or donee which is not a Member immediately prior to the sale or gift is not approved in writ in g by all of the other Members, in their so l e discretion, then the proposed tran sferee or donee shall have no right to participate in the management of the business and affairs of the Company or to become a Member. Such transferee or donee shall be merely an Economic Interest Owner. 11.4.2. Promptly following any sa le or gift of a Member's Economic Interest which does not at the same time transfer the balance of the rights associated with such Person's Membership Interest, the Company shall purchase from such Person , and such Person shall se ll to the C ompany for a purchase price of$ I 00, a ll such remaining rights and interests retained by such Person which immediately prior to such sale or gift were associated with the transferred Economic Interest. The acquisit ion by the Company of such Person 's rights shall not cause a di sso lution of the Company and such P er son shall no longer be a Member. ARTICLE 12. DISSOLUTION AND TERMINATION 12.1. Dissolution. The Company shall be dissolved up on the occurrence of any of the following events: 12.1.1. upon the Termination Date ; 12.1.2. by the written agreement of a ll Members; or 12.1.3. a Perso n ceases to be a Member upon the occurrence of any of the events specified in Section 25 .15 .1 30 of the Act, unless the bu s iness of the Company is continued with the consent of all of the remaining Members within ninety (90) day s fo ll owin g the occurrence of such event. 12.2. A llocation of Net Profit and Loss in Liquidation. The allocation of Net Profit, Net Loss and other items of the Company following the date of dissolution, including but not limited to gain or lo ss upon sale of all or s ubstantially all of the Company's assets, shall b e determined in accordance w ith the provisions of Articles 8 and .2 and shall be credited or charged to the Capital Accounts of the Unit Holders in the same manner a s Net Profit, Net Loss, and other it e m s of the Company would have been credited or charged if there were no di ssolution and liquidation. 12.3. Winding Up, Liquidation and Distribution of Assets. Upon di ssoluti on, the Manager shall immediately proceed to wind up the affairs of the Company, unles s the bus iness of the Company is continued as provided in Section 12.3 .3 and Section 12.1. The Manager sha ll se ll or otherwise liquidate a ll of the Company's assets as promptly a s practicable (except to the extent the Manager may de termine to di stribute any assets to the Unit Holders in kind) and sha ll apply the proceeds of such sale and the remaining Company assets in the following order of priority: 12.3.1. Payment of creditors, including Manager and Members who are creditors, to the extent otherwise pe rmitted by law, in sati sfaction of li abi li t ies of the Company, other than liabilities for di stributions to Members; FI ELDBROOK COMMONS, LLC OPl:RATINU AUREEMENT -21 of28 • 12.3.2. To establi sh any reserves that the Manager deems reasonably necessary for contingent or unforeseen obligations of the Company and, at the expiration of such period as the Manager s hall deem advisable, the balance then remaining in the manner prov ided in Section 12.3 .3 below; 12.3.3. By the end of the taxable year in which the liquidation occurs (or, if l iquidation occurs with in ninety (90) days prior to the end of the taxable year, within ninety (90) days after the date of s uch liquidation), to the Unit Holders in proportion t o the positive balances of their respective Capital Accounts, as determined after taking into account all Capital Account adjustments for the taxable year during which the liquidation occurs (other than those made purs uant to this Section 12.3.3). 12.4. No Obligation to Restore Negativ e Capital Account Balance on Liquidation. No twith standing anything to the contrary in this Agreement, upon a liquidation within the meaning of Regulation Section l.704-l(b)(2)(ii)(g), if any Unit Holder has a n egat ive Capital Account balance (after giving effect to all contribution s, distributions , a ll ocations and other Capital Account adjustment s for all taxable years, including the year during which such liquidation occurs), such Unit Holder shall have no obli gat ion to make any Capit al Contributi on t o the Company, and the negative balance of such Unit Holder's Capital Account shall not be considered a debt owed by such Unit Holder to the Company or to any other Person for any purpose whatsoever. 12.5. Disso lution. The Manager shall comply with any applicable requirements of app lic able law pertaining to the winding up of the affairs of the Company and the final distribution of its assets. Upon completion of the winding up, liquidation a nd distribution of the assets, the Company s hall be dee med di ssolved. 12 .6. Certific ate of Dissolution. After dis solution pursuant to RCW 25.15.270, the Manager shall file a ce11ificate of disso luti on pursuant to RCW 25.15.273. After the filing of the certificate of d isso luti on, th e Company shall wind up bus iness pursuant to RCW 25.15.295, dispose of any known claims pursuant to RCW 25.15.298 and distribute assets pursuant to RCW 25.15.300. 12.7. Return of Contribution Nonrecourse to Other Members. Except as provided by law or as express ly provided in thi s Agreement, upon di ssolution each Unit Holder shall look solely to the assets of the Company for the return of its Capital Contribution. If the Property remaining after the payment or discharge of liabilities of the Company i s in s ufficient to return the contributions of Members, no Unit Holder shall have recourse agains t any other Unit Holder. ARTICLE 13. INDEPENDENT ACTIVITIES OF MANAGER AND MEMBERS Any Manager , Member or Economic Interest Owner may engage in or possess an interest in other business ventures of every nature and description, independently or with oth er s , including but not limited to , the ownership, financing , management, employment by, l ending to or o therwi se participating in busine sses which are similar to the bus ine ss of the Company, and neither the Company, the Manager or any Unit Holders shall have any right by virtue of this Agreement in and to such independe nt ventures or to the income or profits therefrom. FIELDBROOK COM MONS, LLC OPERATI N G AGREEMENT -22 of28 ARTICLE 14. MISCELLANEOUS PROVISIONS 14.1. Notices. An y notice, demand, or communication required or p ermitted under thi s Agreem ent s h a ll be deemed to h ave been duly given if d e live re d pers onally to the party t o whom d irected or, if mailed b y r eg is te re d or certified m a il , postage and char ges prep a id , addressed (a) if to a Member, to the Member's address sp ecified on a ttache d Schedule 1, (b) if to the Company, t o th e address specified in Section 2.3 , and ( c) if to the Manager , t o the address specifi ed in Section 2 .3 . Except as otherwise provided herein, any s uch notice sh a ll be deemed to be given when personall y delivered or, if m a il e d , tlu-ee (3) bu sine ss days after the date of m ailing . A Member, the Company or the Manager may change it s address for the purposes of notices hereunder by g iving notice to the others sp ecifyi ng s uch changed addre ss in the manner spec ified in thi s Secti on 14 .1. 14.2. Governing Law. T hi s Agree ment s hall be construed and interpreted according to the internal laws of the State of Washington . 14.3. Amendments. T hi s Agreement may n ot b e amended except by the unanimou s wri tten agreem e nt of a ll of the Members. 14.4. Construction. Whenever the s ingular numbe r i s u sed in thi s Agreement and \Vhe n required by the context, th e same shall include the plura l and v ic e ver sa, a nd the masc uline ge nder s ha ll include the feminine and neuter genders and v ic e versa. 14.5. Headings. The he ading in thi s Agreement a re in se rted for convenience only and sha ll n ot affect th e interpretati o ns of thi s Agree m ent. 14.6. Waivers. The failure of a n y Person to seek r edress for violation of or to insi st upo n the s trict performa nce of any covenant or condit ion of this Agreement s ha ll not prevent a s ubsequent act , which would have ori gina ll y constituted a violation, from hav ing the effect of an orig in a l v io latio n. 14.7. Rights and Remedies Cumulative. T he ri g ht s and remedies provided by thi s Agreement are cumulative and the use of any o ne ri ght or r emedy s ha ll not pre clude o r waive the right to u se any o r a ll other remedies. Said ri ght s and remedies are g iven in addition to an y other ri g ht s may h ave by law, stat ut e, ordinance or o therwise. 14.8 . Sevcrability. If a ny provision of thi s Agreement or the application thereof to an y Person or circumstance shall b e invalid, illegal or unenfor ceable to an y extent , the remainder of thi s Agreem ent and the application thereof shall n ot be affected a nd s hall be e nforceabl e to the fullest extent permitted by law . 14 .9. Heirs, Successors and Assigns. Eac h o f the covenants, term s, provi s ions and agreements herein conta ine d shall be bindin g upon an d inure to the benefit of the parties hereto a nd, to t he e xtent permitted by thi s Agreement, the ir resp ective h e irs , le gal r epresenta ti ves, s uccessor s and ass igns . 14 .10. Creditors. None of the provisions of thi s Agreement s ha ll be for the benefit of or en forcea ble by any creditors of the Company . F IELDB ROOK COM MONS, LLC O PERATI NG AGREE MENT -23 of28 • 14.11. Counterparts. This Agreement may be executed in counterparts, each of which s hall be deemed an original and all of which s hall constitute one and th e same in strument. 14.12. Investment Representations. 14.12.1. The Units have not been registered under the Securit ies Act of 19 33, the Securities Act of Washington or any other state securities laws (collectively , th e "Securities Acts") because the Company i s issuing the Units in reliance upon the exemptions from the registration requirements of the Securities Acts, and the Company is rely ing upon the fact that the U nits are to be held by each U nit Holder for inve stment. 14.12 .2. Accordingly, each Unit Holder hereby confinns the Units h ave been acquired for such Unit Holder's own account, for inve stme nt and not with a view to the re sale or di stribution thereof and may not be offered or s old to anyone unle ss there is an effective regi stration or other qualification relating thereto under all applic able Securiti es Ac ts or unless such Unit Holder delivers to the Company an opini on of counsel, satisfactory to the Company, that s uch r egis tration or other qualification is not required. The U nit Holders understand that the Company i s under no obligation to register the U nit s or to assist any U nit Holder in complying w ith any exemption from registration under the Securiti es Acts. FIELDBROOK COMMONS, LL C OPERA T l G AGREEMEN T -24 of28 Exec ut ed by th e und e rs ign ed Memb e rs effec ti ve as of th e da te fi rs t a bove writt e n. FI ELDBROOK COMM ONS , L LC OPERATI NG A GREEMENT -2 5 of28 MEMBERS: Mich ael Gladstein Rob ert Gladstein ', Ro bert G lads te in .Joel Mczistran o .lefelMe zistra no SCHEDULE 1 Member Information Names and Addresses of Members Initia l CaQ ital Un it s Inte re s t Contribut ion Michael G la d stein $490 49 49 % 9675 SE 36th Stre e t , Suite 105 , Mercer I sl and, WA 98040 Robert Glad stein $290 29 29% 9675 SE 36th Stree t , Suite I 05 , M e rc e r Is land, WA 98040 Joel Mez i strano 9675 SE 36th Stre et , Suite 10 5, Mercer I s land , WA 98040 $ 220 22 22% $1.000.00 -26 - PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS • tAN:t>tise PERM1 t suaM1ttAL = = <C • WA1veD • T/ it REqµiij~ij~ijtij / /. ): i}\i i i \av u / Calculations 1 ¢~iqrW:~•M$P$f~t: m~s pi~y 4 ••• ••: ••• ••:••• ·•:••• ••: :•:••• Environmental Checklist 4 ~id:@ri9 :¢~@MMt~•(R~.?Pr1~P?PXr4:::•••••:··· Master Application Form 4 Mofrum~ni •.c~fo'it 8H ~:ii~r:nfoH ufoen1i•~•·:•:•••:•••••:•••••:•••••• . ,•,·.·,: :-,:,:. :..•.•.• •.•.• ·.·.· ·.·'· ·.· · .. · -.. · .. •.•. ,•.•. ,;.·-:,:,·-·,····· :-:-·,:.· . Neighborhood Detail Map 4 Th is requirement ma y be waived by : 1. Property Services 2. Public Works Plan Review PROJECT NAME : fitldhamkQMri1rru f PUD 3. Building 4 . Planning DATE : G, //~I/ s ~ , http://rentonwa .gov/uploadedFi les/Busin ess/PB PW/OEVSERV/FORMS_P LANN ING/waiverofsubmitta lre qs 06/09 LAND iJse :PERMit sueiv11¥tA1L :•:1 •:••••1••••:•••••iReou1aeMeNrs: Plat Name Reservation 4 ~r¢~id~i)qatibn :Me,~i,ng _$Jmm~& J •:•••••: .;.·.;.·. ,•, -:·:-·-:····-·.·.·-·.· ·.·,· ·.·.· ·.-· .. ·.·.· .. -.· .. -.·.·,·.•.• .. • Public Works Approval Letter 2 R~h~~iiit~ii&rlipi~ti f > • Wetlands Mitigation Plan , Final 4 Wetia@{ rvi ,tig~tk¥eram •WJWi;i111~&I •••:••• Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimu la tions 2 AND 3 This requirement may be waived by: 1 . Property Services 2. Public Works Plan Review 3. Bu il ding 4. Planning MODiF1eo :::•sx D:: PROJECT NAME: F~ld®k--C<w11rw11~ WD DATE : (p /Zlz/;,3 http://rentonwa.gov/uploadedFiles/Business/P BPW/DEVSERV/FORMS_PLANNING/waiverofsu bmittalreqs 06109 Sewall Wetland Consulting, Inc. 27641 Covington Way SE #2 Phone: 253-859-0'315 Covington WA ~ Fax: 253-852-4732 Ju ne 6, 20 13 J ust in Lagers PNW Hold ings LLC 9725 SE 361h Street, Su ite 2 14 Mercer Island , Washin gto n 98040 RE: Hab itat Data Report -Fie ldb rook Co mm ons City of Rento n, Wash in gto n swc Job #11 -12 1 Dear Justin , T hi s rep o rt is in refe rence to t he C ity of Re nton 's re quiremen ts for a Hab itat Data Re port fo r t he Fie ldbroo k Co mmo ns project. T he Fie ldbrook Co mm o ns si te is a I 0.7 ac re pro perty on t he east s ide of Be nso n Road Sout h, a nd north of Cedar Aven ue So uth (SE 172 nd Street) in t he C ity of Rento n, Wash in gton (the "site"). Spec ifica ll y, t he s ite consists of t hree abutting parce ls (Pa rce l s# 2923059 I 68, 2923059022, a nd 29230599023) locat ed in a port ion of the SE 1/4 of Sect io n 29 , Townsh ip 23 No,th, Range 5 East of t he Will a mette Mer idia n in Ki ng Co unty. Was hi ngto n. Typica ll y a Habita t St udy is required by t he C ity w he n C ri t ical Habitat as defined in t he Code (RMC 4.03 .050 .K.1.a). C r itica l hab ita ts a re de fin ed in Code as fo ll ows. a . Critical Habitat: Critical habitats are those habitat areas which meet any of the following criteria: i. Habitats associated with the documented presence of non-salmonid (see subsection L 1 of this Section and RMC 4-3-090. Shoreline Master Program Regulations. for salmonid species) species proposed or listed by the Federal government or State of Washington as endangered. threatened, candidate, sensitive, monitor, or priority; and/or ii. Ca tegory 1 wetlands (refer to subsection M1 of this Section for classification criteria). b. Mapping: Fieldhrook Commons/#/ I-I 21 Sewall Wetland C onsulting, Inc. June 6, 2013 Page 2 i. Critical habitats are identified by lists, categories and definitions of species promulgated by the Washington State Department of Fish and Wildlife (Non - game Data System Special Animal Species) as identified in WAC 232-12-011; in the Priority Habitat and Species Program of the Washington State Department of Fish and Wildlife; or by rules and regulations adopted currently or hereafter by the U.S . Fish and Wildlife Service . ii. Referenced inventories and maps are to be used as guides to the general location and extent of critical habitat. Critical habitat which is identified in subsection K1a of this Section, but not shown on the referenced inventories and maps, are presumed to exist in the City and are also protected under all the provisions of this Section. iii. The actual presence or absence of the criteria listed above, as determined by qualified professionals, shall govern the tre atment of an individual building site or parcel of land requiring compliance with these regulations. c. Performance Standards : In addition to th e general standards of subsection E of this Section, the following performance standards, subsections K2 to K5 of this Section, apply to all non-exempt activities on sites containing critical habitat areas per subsection K 1 a of this Section. 2 . Habitat Assessment Required: Based upon subsection K1 of this Section, Applicability, the City shall require a habitat/wildlife assessment for activities that are located within or abutting a critical habitat, or that are adjacent to a critical habitat, and have the potential to significantly impact a critical habitat. The assessment shall determine the extent, function and va lue of the critical habitat and potential for impacts and mitigation consistent with report requirements in RMC 4-8-120D. In cases w here a proposal is not likely to significantly impact the critical habitat and there is sufficient information to determine the effects of a proposal, an applicant may request that this report be waived by the Department Administrator in accordance with subsecti on 04b of this Section. A rev iew of the WDFW Priority Habitats Mapping was conducted for the project. Thi s was detailed on Page 6 of our Novembe r 8, 20 11 C ri t ica l Areas Repo,t for the Fie ld brook Common s project and is reproduced as fo ll ows ; 3.1.4 WDFW Priority Habitat Website Map According to the WDFW Pri o rity Habitat Web s ite w ith Public access layers activated , there is a wetland located a long the east side of the site. Fieldbrook C ommon s!// I/-I 2 I S ewall Wetland Cons ulting. Inc. June 6. 20/ 3 Page 3 As s hown above, WDFW has o nl y identified a wetland (p urpl e s ha ding) a long t he east edge of the s ite. No state or federa ll y li s ted species a re id e n t ifi ed o r known t o u se th e s ite . The we tland has been rated usin g the C ity o f Rento n m e th odo logy a nd is rated as a Category 2 wet la nd. Our review o f t h e s ite did n ot revea l a ny st a t e o r fed e rall y li st e d s pecies o n o r n ear the site . 3.1 .5 WADN R N atura l Heritage Program A re v iew of the in fo rm atio n o n the Was hingto n Depa rtment of Natural Heritage program webs ite did n ot re vea l any hi g h qu a lity or mapped rare plant comm uniti es on o r near th e s ite. 3.2 Habitat Cover Ty pes The center of t he s ite is t he to p ographic hi gh p o in t o f the s ite , s lo ping off fro m here to the east and west. T he site althoug h forested, h as ev iden ce o f s ig nificant past s urface di sturba n ce. T he n o rthwe st corner o f th e s ite conta in s a n o ld paved area that prev io us ly conta in ed a K in g County Fire De pat1m e n t building. T h e eastern sid e of the s ite has had s ignifica nt past di sturba nce fro m hi s tori c coa l minin g activ iti es. To pographic undulati on s a nd m o und s are o ld coa l ta ilin gs a nd a p o rti o n of a road. Rev iew of th e 1936 Fieldbro ok Commons/# l l-121 Sewall Wetla n d C onsulting. Inc. J une 6, 2 0 /3 Page 4 ae ri a l ph otograph of th e site revea led a s ma ll gravel road cross in g th e east s ide of the s it e a s we ll a s open ba rren ground with a grid-like a pp ea ranc e to th e so uth ea st. Thi s is th e loc ati o n of an hi stori c coal min e. The upl a nd porti o n of th e s ite is imm ature third growth fo rest vegetated with a mi x of red a lder , bi g leaf ma pl e, bitte r cherry a nd do ug las fir. Understo ry s pecies include Indi an plum , hazel nut , sa lm onberry, Him a laya n bl ackbe rry, swo rd fe rn , vin e mapl e and c re e pin g bl ackberry. Th e re a rc fi ve we tlan ds scatt e red o n th e site with fo rested a nd scrub shrub deci du o us vegeta ti on. Above: vegetation co ver type map o_f the site. \ . I , \ \ \ .. Fie /dbrook Commons/# 11-121 Sewall Wel land Consulting, Inc. J une 6. 20 /3 Page 5 Above : Topograph ical and we tland map of th e s it e . 3.2.1 W ildlife use and pattern s Th e s it e can be ch ara cte ri ze d as a n iso lated patc h of imm ature fo rest w ithin a hi ghl y ur ba ni zed area . It prov id es ha bitat t o a va ri ety of hum a n-t o lerant s pec ies typ ica ll y fo und in areas s uc h as thi s t o in c lud e coyo te , mul e deer , ra ccoon, o poss um , easte rn gra y squirre l, Norway rat, barn owl, E uro pea n s tarlin g, co mm o n crow, fli c ke r, garter snake, pac ifi c tree fr og, as we ll as num e ro us so ng bird s a nd va ri o us bo rrow in g ro de nt s to includ e vo les, mo les a nd mi ce. T he wetl a nd a rea t o th e eas t is th e hig hest qu a li ty hab itat o n th e s it e and is t he a rea mos t utili ze d by w ildlife d ue to the ava il ability o f wate r, food a nd cove r . Wil d li fe use of t he s it e is ge nera ll y loca li zed to t he a rea a lo ng th e east s id e of the s ite where th e rema inin g we tl a nd s w ill be re ta in ed. Th e west ern po rti on of t he s it e t o be de ve lo ped is less used by w ildli fe du e to t he c lose prox imity of sin g le fa mil y ho mes as we ll as t he assoc ia ted cat a nd dog po pul ati o ns a t th ese home s whi ch is detrim enta l t o w ildli fe . Ge nera ll y \v ildli fe move t hro ugh We t la nd B in no rth-so uth pa tte rn s w ith less use to th e west. No st ate o r fede rall y li ste d w ildli fe s pec ies we re noted on or near t he s it e. Th e re is no ev id ence of ha bi tat fo r any st at e or fe derall y li sted s pec ies. 3 .2 Proposed ha bitat alte ra tion T he west ern 2/3rd s of the s it e w ill be c le are d fo r th e pro posed mu lti-fa mil y deve lo pm e nt. The ha bi tat to be removed is ge nera ll y low qu a lit y imm at ure fo rest th at has bee n Fieldbrook Co mmons/# I 1-1 2 I Sewall Wetland Consulting, In c. June 6, 2013 Page 6 fra gmented by surro undin g urb a n land uses. There will be so me loss of habitat from t hi s proj ect. However, specie s displaced are common , human to lerant spe ci es that will migrate to the eats to find o th er su it abl e ha bi tat. 3.3 CONCLUSION There is no "critical habitat" as defi ned by Code on or ne ar the s ite. There are no stat e, or federa ll y listed s pec ies on or near the site. There are no ra re or uniqu e plant communities o n the site. Imp acts to habitat w ill be minim a l, prim a ril y t o s ma ll iso late d wetla nds a nd imm ature degraded fores t ed areas. The proposed stormwater fac ility as we ll as wet land miti gati on s it e will imp rove wate r quality on th e site as we ll as e nh ance the hab itat in the most imp ortant portion of t he s ite . If yo u ha ve any qu est ions in regards to thi s report or need additional in fo rm ati on, please feel free to co ntact me at (253) 859-0515 o r a t esewall(@,sewal lwc.com . S in ce re ly. Sewall Wetland Co nsulting, In c. Ed Sewall Se ni or Wetlands Eco lo gis t PWS #212 ' Sewall Wetland Consultin , Inc. December 14, 2011 Justin Lagers PNW Holdings LLC 9725 SE 361h Street, Suite 21 4 Mercer Is land, Washington 98040 27641 Covington Way SE #2 Covington, WA 98042 RE: Suppl emental Stream Study -Fieldbrook Commons City of Renton , Wash ington SWC Job #11-121 D ear Ju stin, Phone: 253-859-0515 Fax: 253-852-4732 RECEIVED AUG 15 20'3 CITY OF RENTON PLANNING DIVISION This l etter is in reference to the City ofRenton 's requirements for a Supp lemental Stream Study. Typically a Supplemental Stream Study is requ ired for projects containing a stream w ithin their lim its , or within 100' of the study site. T he Field brook Commons site is a 10.7 acre property on the east side of Benson Road South, an d north of Cedar Avenue South (SE 17211 d Street) in th e C ity of Renton, Washington (th e "site"). Specifically, the site consists of three abutting parcels (Parcels# 2923059168 , 2923059022, and 29230599023) lo cate d in a portion of the SE 1/4 of Section 29, Township 23 North , Range 5 East of the Wil lamette Meridian in King County, Washington. There are no stream s on th e s ite. As detailed on Page 8 of our Novem ber 8 1 \ 20 11 Critical Areas Report for the project, there is a po rtion of a wetland, id entified as Wetland Bin the Cri tical Areas Report, that extends onto the east s id e of the site. T his wetland forms a portion of the h eadwaters for Soos Creek. The paragraph below is fr om Page 8 of th e Critica l Areas Report und er Wetland B; Wetlan d B (flags B I-B2 2-I 0, 300sf on-site) consists of the western edge of a rela t ively large (@4-5 acres) located primarily off-site to th e east. Th is wetland is known as a headwater wetla nd to Soos Cr eek, which forms further to the east of the site several !nmdred feet . This wetla nd is primarily fores t ed although also contains a scrub-shru b compon ent and a small portion (I 0%-20%) of seasonally standing water to the southeast of th e site. I nvestigation into this wetland to a distance o.f l 00' east of t he east em s it e boundmy revealed no stream cha 11 11el. Although a s tream is thou ght to fonn w ithin t hi s wetland , our investigation of the a rea over l 00' to t he east of the site revealed no stream chan ne l. If there is a ch an ne l it is Fieldbrook Common s/#/ 1-121 Sewall Wetland Consulting, In c. December 14 , 201 l Page2 > 100 ' from the property boundary and the largest stream buffer that the City of Renton uses (100') would not encroach onto the property. If you have any questions in regards to this report or need additional information, please feel free to contact me at (253) 859-0515 or at esewall@sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 NaiTative De scription of Respon ses to site and building design conditions of the Hearing Examiner 's Determination dated April 2, 2013 The fo llowing n arrative is a presentation of h ow we fee l that we have satisfied the conditions of approval in t h e H earing Examiner's report. Condition 1: We feel that we are entitled for the full 4du/acr e d ensity credit as di scu ssed in this conditi on because: • The open space p rovided in the Final PUD documents exceed the o p en space prov ided in the Preliminary PUD documents . Please see the Open Space plans prepared b y DR St ron g. • Parking lot clus tering requirements: The revi sed s ite plan shows th at all "par king Jots" h ave been separat ed b y landscape strips at l east 15 ' w ide . • The landscape requirements of RMC 4 -9-065 have been met. Please see Landscape Plan s C ondition 2: The mitigation measures of t h e MDNS dated 1/7/20 13 have been met. Specificall y, M iti gation m eas ure : 1. The st orm water line h as been relo·cated to minimiz e the impacts to the trees. T he sp ecific trees identifi ed in the MDNS have been retained. See Tree Inventory p lans . 2 . The Final Wetland Mitigation Plans are attached for review. 3 . The State and Federal r equired p e1111 its w ill be s up p lied prior to F in a l PUD approval. 4. The Fin a l Wetland Mitigation Planting Plan i s included in t he Final PUD d ocuments . 5 . The required tree sizes are called out in the Wetland Mitigation Planting Plan. 6. T he identified trees w ill be retained and protected during construction. Note: Please be advised that tree numbers 2088 , 2108, 2 186, 233 0 ,2399, scheduled fo r retention, are identified as dangerous in the submitted Arb orist R eport. See Tree Inventory Plans. 7. The trail has b een re-designed to minimize impacts to t h e wetl and buffers. See submitted p l ans . 8. Verificati on of compliance with this requirement wi ll be done during the engineering sit e review/building permit application pro cess . 9. Verifi cation of compli ance w ith this requirement w ill be done during the enginee ring s ite review/b ui lding permit appli cation process. 10. T he required additiona l coal mine assessment revi ew i s attached. C ondition 3: The F ina l PUD site plan compli es with the r ecommendations of the geotechnical report'Rt.Cf\\/f 0 Condition 4: ~\)G \ I;) ?Sl\) Detail ed landscape plans are included in the submittal package. Cl'l'I Of:;~!~: ~v,.NNIN Condition 5: There are n o mirrored or highly poli shed m at erial s or s urfa ces incorporated into the project. See building e levation s and exterior material s and colors boards. Condition 6: Co ndition understood. The kiosk design and signage w ill be provided as a part of the building permit process. C ondition 7: The signage plan is shown on the l and scape pl ans. Condition 8: The wetl and trail h as been re-designed to provide a "l asso" loop at its termi nus . Th e trail location has a lso been coordinated with the final wet lan d mitigation pl an, sho wn o n the site plan, for minimal impact to the critical ar eas. Condition 9: The garage door styl es have been varied and g lass h as been incorporated into them. See the exterior elevations drawings and th e door cut sheet attached to the exterior color board. A "Front Door Presence" will b e pro vided on all of the buildings . See exterior e levati ons. Condition 10: Building J has been redesigned to reduce the overall appearance of bulk. The rooflines have been rev ised, l owering the overall h ei ght of the buil ding, add itiona l siding variety and colors have been added, and vertica l modulation h as been added . Please see s ubmitted building el evation s. Condition 11 : The water and sewer ava ilability ce1tificates will be submitted with the construction p ermit application. Condition 12 : The Tulip or Red M aple street trees h ave been changed. Please see the Landscap e Plans. Condition 13: There is no rooftop equipment proposed for any of the buildings . Condition 14: S pace h as b een provided on three sides of all trash enclosures for land s caping. Please see the l andscape plans. Condition 15: All parking areas have b een sized for a maximum of 6 stall s. See the Landscape Plans for the landscaping in these areas. Condition 16: A ll drive aisle w idth s meet the minimum standard s of the Renton Municipal Co de. The drive aisle widths vary by loc ation based on the parking/driveways adjacent to th em. A minimum of 24' back out di stance h as been provided for all non-parallel parking stalls and driveways. Please see the site plan. Condition 17: T he tree retention plans along with the retention worksheet and arborist report are submitted as a part of the Final PUD documents. Condition 18: All bicycl e parking will be internal to the buildings. Please see the parking calculations and the building plans for quantity and locations. Condition 19: All parking areas with greater than 6 stall s have b een re -designed to a maximum of 6 s tall s. The 14 stall parking lots h ave been eliminated. Please see the s it e plan. Conditions 20 and 21: The trash enclosure located North of Building K has been moved to the South so that it i s greater than 50' ii-om the neighboring properties . Please see the site plans. The trash enclosure "in the dog le g" has been relocated so that it i s gr eater that 50' from neighboring properties. This trash enclosure was moved such that it is l ess that a 200' travel distance to Buildings Mand N. Please see the site p lans. Condition 22: Requirement understood. Any needed utility screening will b e provided for approva l in association w ith the bui lding permit submittal. Condition 23: The parking stall s located between Buildings Kand Land the wet lands have b een moved so that they are outside of the wetland buffer. Please see attached site plan. Condition 24: The required fence has been added. Please see wetl and miti gat ion p l ans. Condition 25: Please see the wetland mitigation plans for the el ements being provided. Condition 26 : The n ative Growth Protection Easement will be submitted, approve d and recorded as a part of the E ngineerin g Site Revi ew process. Condition 27: All p athways will be concrete. See site plans . The one exception is the wetland trai l. This will be a soft surfac e trail. Condition 28: The pathways in Common Spaces 2 and 21 have been relocate d to the side o f each open space which allo ws for a larger usab le green area in the center. See the site plan s . Condition 29: Condition understo od. The door material s and trims will be s ubmitted as a pai1 of the building permit submittal. Condition 30: Condition under stood. The sliding glass doors in the ide ntifie d locations have been replaced with full lite swing doors. See Building Elevations . Condition 31: Please see the attache d color boards which includes a site ke y. Condition 32: Th e crosswalk areas w ill be broom fini sh concrete, which i s differ ent that the drive aisles which will b e asphalt. The dri veways will be was hed aggregate fini sh concrete. Condition 33: The rental agre ement will include a rule that restricts parking across the pedestrian pathways. This agreement will be submitted for appro val at the time of bui lding permit application. Condition 34: Requirement under stood. Attached i s a letter illus trating that compliance i s done. Condition 35: Variance Reques t Appli cation h as been submitte d and is cun-ent ly being processed. Condition 36: The n ec essar y lands caping security de v ices w ill be provided prior to any Certificate of Occupancy Certificates being requested. Condition 37 & 38: Requirem ents unde rs tood. ., t May 6, 2013 ES-2089 .02 PNW Hold ings , LLC c/o American Classic Homes 9725 Southeast 36th Street, Suite 214 Mercer Island, Washington 98040 Attention : Subject: Mr. Justin Lagers Plan Review and Minimum Risk Statement Proposed Fieldbrook Residential Plat Southeast 172nd Street Renton , Washington Reference: Earth Solutions NW, LLC Geotechnical Engineering Study ES-2089 , dated December 13, 2011 Dear Mr. Lagers: Earth Solution s NW LL C • G eote c hn i ca l Engi nee ri ng • Construction M onitoring • En v i ronm ental Sc i enc es RECE~VED AUG l 5 ,'.,/,3 CITY OF RENTON PLANNING DIVISION In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this letter providing addit ional pavement recommendations for the subject project. We understand as part of the SEPA conditional approval (item #10), verification that pavement designs near the proposed trash collection area can withstand HS-20 commercial/emergency vehicle loading . We understand the trash enclosure area has been relocated out of the Coal Mine Hazard buffer area. In our opinion, the following pavement section recommendat ions w ill provide adequate support for occasional HS-20 traffic loading associated with trash col lection and commercial/emergency vehicles. This s ection is also provided in the refere nced geotechnical engineering study. Heavy Pavements The performance of site pavements is largely related to the condition of the underlying subgrade. To provide adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted as recommended in the "Site Preparation and Earthwork " section of the referenced geotechnical engineering study. It is possible that soft, wet , or otherwise unsuitable subgrade areas may still exist after base grading activit ies. Areas of unsuitable or yielding subgrade conditions will require remedial measures such as overexcavation , placement of a geotextile and thicker crushed rock or structural fill sections prior to pavement. 180 5 -136th Place N .E ., Suite 201 • Bel levu e, W A 980 05 • (42 5) 44Y -47 0 4 • FAX (425) 4 49-4711 ' .. PNW Holdings, LLC c/o American Classic Homes May 6, 2013 ES-2089 .02 Page 2 For relatively high volume, heavily loaded pavements subjected to moderate to high , loaded truck traffic , the following preliminary pavement sections can be considered: • Three inches of hot-mix asphalt (HMA) placed over s ix inches of crushed rock base (CRB), or; • Three i nches of HMA placed over four and one half inches of asphalt treated base (ATB). The HMA, ATB and CRB materials should conform to WSDOT specifications. All soil base materi al should be compacted to at least 95 percent of the maximum dry density. Final pavement design recommendations can be provided once final traffic loading has been determined . We trust this letter meets your current needs. If you have any questions, or if additional information is required, please call. Sincerely, EARTH SOLUTIONS NW, LLC ~~~ oject~ger Raymond A. Coglas, P.E. Principal Earth Solut ions NW, LLC ,American Classic Homes Mai l -RE: Landscape Easement Q Page 1 of 3 Justin Lagers < justin@americanclassichomes.com> RE: Landscape Easement Q 1 message Vanessa Dolbee < VDolbee@rentonwa.gov> Thu , Mar 14, 20 13 at 9:26 AM To: Justin Lagers <Justin@pnwholdings.co m> Cc: Bob MacOnie <bmaco nie@rentonwa .gov>, Rod Dembowski <dembr@foster.com>, Hoda Mezistrano <hoda@hodamezlaw.co m> Ju stin, To fo ll ow up on the request below. Bob MacOnie ha s indica t ed th at th e attached letter from Sarah L. Atwood, P.L.L.C., wo uld be sufficie nt for the City's purposes. However, an official dec i sion on co n d ition compliance cannot be provided until which t i me th e Hearing Exam iner has i ssued his d ecis ion. Plea se let me know if you h ave any further questions . Vanessa <Do[6ee Senior Planner Department of Com munity & Economic Deve lopment City of Renton Renton City Hall -6th Floor 1055 South Grady Way Rent on, WA 98057 425.430. 7314 RECE\VED ~UG 15 ?.G\3 CllY Of RENTON PLANNING 01V1S\ON From: justin@a mericanclass ich omes.com [m ailto:j ustin @americanclassichomes.com ] On Behalf Of Ju stin La gers Sent: Thursday, February 28, 2013 4 : 53 PM To: Va nessa Dolbee http s://mai l.google.com/mail/?ui=2&ik=702caf7 l c2&view=pt&cat=Fieldbrook/Encroach... 6/26/2 013 , /vnerican Classic Homes Mail -RE: Landscape Easement Q Cc: Bo b MacOnie; Rod Dembowski; Hoda Mezistrano Subject: Fwd: La ndsca p e Ease ment Q Page 2 of 3 Vanessa, can you please forward me a copy of Condition #31 as mod ified a nd presented to the Hearing Examiner on February 12th , 2013. Attached is a letter w r itte n b y the neighbor's attorne y to Mr. MaConie and the subsequent ema il we received . I am concerne d that whi le t he neig h bor's attorney and Mr. MaConie may indeed concu r the matter is reso lved in our fa vor , we may need a revised judgeme nt from th e cou rt to satisfy the Condition as it was modified and presented into the record. I am unclear if Staff and the Applica nt ag reed to just remove the Condition in its entirety if the H earing Exami ner could just handle th is in his final decision. Pl ease speak with Mr. MaConie at your convenience and let me know yo ur th o ughts. Thank you , Justin ----------Forwarded message ---------- From : Sarah L. Atwood <Sarah@2atwoods.com> D ate: Tu e, Feb 19 , 2013 at 10:57 A M Subject: Re: La ndscape Easement Q To: "Sarah L. Atwoo d" <Sara h@2atwoods.com> Cc: Rod Dembowsk i <DembR@foste r.com>, Just in@pnwhold i ngs.com, bmaconie@rentonwa.gov February 19, 2013 Dear Rod: I spoke with Bob MacOn ie th is morn ing and now consid er th is matter closed. As confirmed the t rees are not an issue, and as we agreed tree retention is entirely at Ameri can C lassi c 's discretion . My cl ie nts a lso provided as part of the agreement other cond it ions supportive of American C la ssic 's project. Si ncerely , Sarah L. Atwood Law O ffices of Sarah L. Atwood , PLLC Phone: 206-524-0377 cc: bmaconie@Rentonwa.gov NOTE : T his office does not accept serv ice of pleadin gs o r process service by e-mail or fax except w it h th e express prior permission of th e intende d recip ient. The informa tion contained in this email is con fid ential and may also be attorney-clien t privileged . The information is intended o n ly for th e use o f the individual or en tity to w h o m it is addressed . If you are not the inte nded recipient, or the employee o r agent responsible for delivering it to the intended recip ient, you are he reby notified that any use, dissemi nati o n , distribution or copying of this communication is strictly prohi bited. If you have received this email in error, ple ase immediately notify us by a reply emai l and delete the message immediately. Thank you. ------------------------------------------Law Offices of Sarah L. Atwood , PLLC Office: 206-524-0377 Cell : 206-303-0407 FAX: 206-523-3702 https://mail.google.com/mail/?ui=2&ik=702caf7 l c2&view=pt&cat= Field brook/Encroach... 6/26/2013 '. American Cl assic Homes Mail -RE: Landscape Easement Q Justin Lagers PNW H oldings, LLC Director o f Land Acquisit ion & Deve lopment 9675 SE 36th St Suite 105 Merce r Isla nd , WA 98040 Office : 206-588-1147 Cell: 253-405-5587 Justin@pnwholdings.com Page 3 of 3 https :/ /mail.google.com/mail/?ui=2&ik=702caf7 l c2&vi ew=pt &cat = F ie ldbrook/Encroach... 6/26/2013 Sarah L. Atwood Attorney Bob MacOnie City of Renton Surveyor 1055 South Grady Way R enton, WA 98057 LAW OFFICES OF SARAH L . ATWOOD, P.L.L.C. 11 9 N.E. 56"' Street Seattle, Washington 98 105 -3737 February 14, 2013 Voice : 206-524-0377 Cell : 206-303-0407 Facsim i le : 206-523-3702 E-mail : Sarah@2Atwoods.com Re: Lot Boundary Adjustment court ordered tax exempt purs uant to WAC 458-61-235 King County Tax Parcel Nos. 292305-9145, 292305-9107, 292305-9031 (Plai ntiffs Niemi locat ed at 108th Avenue SE, Renton , ·washington, 98055 , parcels numbers 9052 , 9031, 9107, and 9145) (and Defendants Lotto lo cated IQgth Avenue SE, Renton , Was hington, 98055 , parcel number 9022), Dear Bob MacOnie: Thank yo u for sp eaking with me. American C lassic Homes reached an agreement that included a l a nds cape easement and an agreement to preserv e trees within a twenty foot buffer. I attach a copy. The paities agreed th a t this was not intende d to preserve dead trees, to preserve an y existing, healthy non-cottonwood trees . The paities also agreed that thi s was only to the extent that there i s no unreason able interfere nc e with the project. Therefore i s no iron clad requirement to preserve any of the trees of any s ize in the buffer zone that the Niemi clients' s urveyor drew out. R e cently, based upon an email from American C lassic Homes, th e y objected that the drawin g had 2 inch trees, however American Classic Homes can r e move an y tree that causes an unreason able interference w ith the project, it i s dead, it is unhealthy, i t i s a cottonwood, irregardless of si ze. Put anothe r way, the city of Renton should not be limiting or in a ny way preventing Ameri can Classic Homes' projec t, gi ve n thi s written agre eme nt. Please contact me by email or phone a t 206 524-0377 or Rod D e mbowski by em ail at dembr@foster.com or phone at 206-447 -2813 w i t h any qu estions. E ncL cc: clients cc: Rod D embowski Sincerely, /s/_Sarah L. Atwood Sai-ah Atwood . -.~ Settlement Agreement This agreement ("Settlement Agreement") is entered into by and among Richard Niemi, Darlene Bjornstad (a/k/a Darlene Niemi) and their spouses individually, and for Darlene R. Bjornstad, and their attorney Sarah C. Atwood or Law Offices of Sarah L. Atwood PLLC ( collectively, herein, the "Niemi family "); and American Classic Homes, LLC, a Washington limited liability Company (herein, "American Classic Homes", or "Buyer") thi s 81h day of September 2011, to settle a ll claims and controversies be tween and among them, that were or could h ave been brought, including those in the lawsuit filed in King County under Cause No. 11-2-30314-4 , re lating to a boundary di spute and development on real property known as King County Tax Parce l No. 292305-9022 (the "Lotto/O 'Neil Property"), on the following terms and co nditions, and is enforceable pursuant to Civil Rul e 2A: l. Quit Claim Deed. American Classic Homes will grant, or will cause to have granted by quit claim deed to the Ni emi family or specific members thereof as specifi e d by the Niemi family, the property identified at "Gravel Drive" located on the Lotto/O'Neil Property, as depicted on Exhibit A here to. The Niemi family surveyor shall mark th e location of the "Gravel Drive" on the ground and prepare a m et es and bounds description for the contemplated Quit Claim Deed. The Quit Claim Deed shall be prepared by Foster Pepper and circulated within thirty days of receipt of the legal description. 2. Exclusive Landscape Easement. American Classic Homes will grant, or will cause to have granted an exclusive landscaping easement to the N iemi family or specific members thereof as specified by the Niemi family, fo r the property designated as "Landscape Easement Area" on Exhibit A hereto. The beneficiary of the Landscape Easement will be entitl ed to exclusive u se for landscaping and r elated purposes in the easement area and the Easement will run w ith and bind and benefit the r es p ective successors of each property. The Niemi family surveyor shall mark the location of the Landscape Easement area on the ground and prepare a metes and bounds description for the contemplated Landscape Easement. The Landscape Easement shall be prepared by Foster Pepper a nd c irc ulated within thirty days of receipt of th e legal description . 3. Preservation of Existing Trees. American C lassic Homes agrees to not remove a ny non- cottonwood, existing, health y trees which are abuttin g the Landscape Easement or w ithin the ~ twenty foot setback., '1b ...f<4_ --'!..~ ..fl~ v ,n.r;, (..v\ ~._t..e.i 11A.~ c.,J;;,t,.. / --l't .~. Pr~, ~ 4. No Protest. The Niemi family agrees to r e frain from any direct or indirect protest or ~ Sl.A objection to the development project contemplated on the Lotto/O'Neil Property, including any~ appeals of any permits or SEPA deci sions. ·, 5 . Successors and Assigns, Affiliates. The o bli gat ions to obtain and grant the quit claim deed and the landscap e easement called for he re in shall be binding on the Parties he reto, and each of their successors and assigns, as well as the su bsidiaries, affiliates, and re lated parties hereto. The signing m e mbers of the Niemi fa mily warrant t h at they have authority to bind a ll owners of the N iemi family prope rti es required to fulfill the terms of thi s Settl e ment Agreement. 5 11 67 154.1 SOOS CREEK WATER & SEWER DISTRICT l:!610 S.E. llJ 2nd St. • ru. Bo" :'>80.19 • l,en ton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253) 630-5289 May 2 1, 2013 PN W Holdings , LLC. 9675 SE 36th Street Suite 105 Mercer Island, WA 98040 RE: Parcel No's . 2923 05 9022, 9023 and 9168 Dear Developer: MAY 2 4 2013 :J.R . ,~ i rlOM .. , CONSULTING t~-!G !NEE HS INC . Enclosed are the Certificates of Water and Sewer Availability requested on the above referenced parcels. If you h ave any questi on s please call (253) 630-9 900 extension 4. Sincerely, L ynn Ramsey Development Coordinator Encl \\·1,·1 ,·.soo:,cree k. L l >n1 RECEIVED AUG 15 2GB CITY OF RENTON PLANNING DIVISION This certificate provides information necessary to evaluate development proposals. Certifica te : 5409 SOOS CREEK WATER AND SEWE R DISTRICT CERTIFICATE OF SEWER AVAILABILITY Type: Rezone or other Applican t's Name: PNW H o ldings, LLC . Proposed Use: Multi-Family : 12 Bu ildings, 1 62 U ni ts Location: Lot: B lock : Development: Parcel: 292305 9022 Address : *NO S ITE ADDRES S*, RENTON Information: Incl udes parcels 292305 9 023 and 9168 { Attach map & Legal description if necessary) SEWE R PURVEYOR INFORMATION There is fronting sewer on the south and east property boundaries . 1. , 0 Sewer ser vice wi ll be provided by service connect io n on ly to an existing sewer m a in IO feet from th e site and the sewe r system has the capacity to se r ve th e p roposed area. h 0 Other (describe): Sewer mainline w ill be required to serve all bu ildings o nsite . Th er e is a latecome r 150 ft from the ma in al the south property line. T he mainline al the west & east property line was p revious ly p ai d thru assessment. T he fi n al sewer layout w ill be detem1 ine d based on final site d evelopme nt plans, bui lding locat ions an d outlet elevations . All p lans must be approved b y KC WTD and Soos Cr eek Water and Sewer Di strict. 2. a l,ZJ b D The sewer system is in co nfonnance with a County approved sewer comprehens ive plan. The sewer system im proveme nt will r equire a sewer compre hensive plan amen dme nt. 3 .• ~ Th e proposed project is within the corporate li mits of th e d is trict, or h as be en gr anted Boundary Review Hoard approval for extension o f service ou tside the di strict or city. b O Annexation or Boundary Review B oard a pproval wi ll be necessary to provide service. 4. Service is subj ect to the fo llowi n g: a 0 Coru1ect ion Charge: Yes, may incl ude Latecomer #87 . b f;ZJ Easement (s): O nsite easements required. c 5ll Other: See I a and I b a bove and conditions below. Service is subject to the a pp li cants agreement to comply and p er form to make s uc h ins tallation and/or c o nnec ti ons to the s tandards, reg u lations, requirements and condit io ns o f this District and such other agency or agen c ies having j uris d ic ti on. This District i s not r epresenting that it's faci lities will b e exte nded or othe rwise modi fi e d to make s uch service available to the appl icant. It is the responsib ili ty o f th e appl icant to make a ny required extensio n of fac ilities to serve their property. I h ereby certify that the above sewer p urveyor info r mation is true. This certification s hall be valid for one year from date o f sig nature. SOOS CRE EK WATE R & SEWER DIST RI CT Agency l\'amc-· Development Coordinator Title Lynn Ramsey Signa tory Name 5/2 1/20 13 Date This certificate provides information necessary to evaluate development proposals. Certificate : 45 25 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AV AILABJLITY Type: Rezone o r other : Applicant's Name: PNW Hold ings, LL C. Proposed Use: Mul ti-Fa mily: 12 Buildings, 162 Units Location: Lot: Block: Development: Parcel: 292305 9022 Address: Information: Incl ude s parcels 292305 9023 and 9168 WATER PURVEYOR INFORMATION Fronting water on the south and east s ide. I . a 0 Water \\~ll be provid ed by service connection only to an exis tin g 8 " DI water main, l O feet from the site. b Water service \\~ll require an im provement co the water system of: Water mainline will be requir ed to serve all buildings on site . T he existing 12 " AC main in 108th Ave SE will have to be replaced with 12 " D I. *The hydraulic study indicates a minimum of3 hydrants will be required to ach ieve the fu-e Oow of2,750 gpm required by the Fire Marshal. Final water layout and requirements will be determined based on the final site pl ans and the City of Renton Fire M ars hal requiremcots. 2. a The water system is in conformance with a County approved water c omprehens ive p lan. b D The water system improvement will require a water comprehensive pla n amendme nt. 3 . a T he proposed project is w ithin the corpor ate limi ts of the district, or h as been granted B oundary Review 13oard approval for extens ion o f service outs id e th e di strict o r city, or is within th e County approved service area ofa priva te water purveyor. b n Annexation or Boundary Review Board approval will be necessary to prov ide se rvice. 4. a ~ Water is/or will be available at the rate of fl ow and d ura tion indicated below at no less than 20 psi measured at th e ne arest fire hydrant 5 feet from the building/prope rty (or as marked on the anached map): Rate of F low: 2,75 0* gpm Duratio n : 2 hours b O Water system is not capabl e of providing fu-c fl ow. S. Service is su bject t o the fo llowing : a ~ Connectio n Charge: Y cs , including Latec om er# I 13 . b 0 Easement (s): Onsite Easements req uired. c 0 Other: SE PA , AC A band onment Waiver a nd R .O.\V . perm it. Cross Connection Control devices must be iu conformance w ith state Jaw s. Serv ic e is subjec t to the applicants agree ment to comply a nd perform to make suc h ins tallat ion and/or co1U1ec ti o ns to th e standards, regulat io ns, requirement s and conditi o ns o f thi s D is tri c t and such othe r age ncy or agen cies hav in g j ur is dictio n . This Di st ri ct i s not represe nting tha t it s faci lities w ill be extended or othe r.vise modified to make such serv ice avail able to the applicant. It is th e responsibility of the a p pli cant t o make an y required extension of faci liti es to serve th e ir property. I hereby ce rtify that the a bo ,•e water pun•cyo r informat io n is true. T hi s certification s hall be vali d fo r o ne year from dale o f s ign ature. SO OS C R.E EK WATER & SEWER DI STRICT Lynn Ramsey 5121/2013 -. ----------- Agency N a me Signato ry Name Date Deve lopment Coor dinator -----Title AFTER RECORDfNG, RETURN TO : Fieldbrook Commons, LLC 9675 SE 361h Street, Suite 105 Mercer Island, WA 98040 Grantor: Gra ntee: Abbreviated Legal Description: Tax Paf~~J N umbers: Re ference·N:umbe rs of Rela ted Docume nts: ··:.·: DECLARATIO°N)~W COVENANT Fie ldbrook C~,w..mons, LLC, i\Y,~~~l~;~~n limited lia bi~i ; company ·\·'\:\,,,:. ,• Pub lic . :::?{ ... .·.··· · .. ·,/'·= _Add itiori-~I lega l descrip~i9n in Exhibit A -~. •.;., ,.;,:,\?>·:.:" ·. ··:-:- NIA· DECLARATION OF COVENANT THIS DECLARATION OF COVENANT ("Covenant"), to be effective upon its r ecording in King County, Wa s hington, is made a nd executed this __ day of , 2013, by F ie ldbrook Com mon s, LLC, a Was hington limited liability company ("Declarant"). RECITA LS A. Declarant is the owner in fee s imple of that re a l property located at 17040 1081h Ave SE, Renton, Was hington 98055, legall y d escribed on the attached Exhibit\~: (the "Fie]dbrook Property") . B. C. D. and patio; . .:::::>::::::- Declarant is constructing a 162 unit apartme.pts§i~:7rnnity on the Fieldbrook Property; . . . The apartment com muni ty s ha ll inclu<l,,~ ~ .. recreation cent:?i· !~r the benefit of its r es idents; Among other amenities, the recrea't ion center s hall inc lud e an indoor great room, kitchen E. Declarant des ires to gram the Public th~)~~~t t9_y~e the indoor g1:~-~t\9om, kitchen and patio in t he recreation center, under the._t~_91~s .,~nd conditiori i; s et forth herein. ·,· ·· ... COVEN)ffvT NOW, THE~fQ~,'-iq{~_g_eq uate c6i:i~Wer~t,i9b /r~¢~.!Pt.~nd ··sufficiency of which are hereby acknowledged, and infe)14111g to b e .legally bound ,·P.ycjw.ant he reby" .. 9~c lares a s fol lows: l. RENT 1d )ruGHTs /;:::.T.lJe Publ;}{J '.~H have the ~;ght to rent the indoor great room, kitchen and/r r paJio )!1 the re'2f~~V9fi_::c·~iHh._fo_r meetings and function s. The fitne ss center and leasing office are rtcli~vai labi f for rental fo. the Pubiic: ·. ,' .• .. • •. ··.. . .. · .... ·.·.· .. ··, 2. RENTAL POLICIES~ :.T he apa1tmei1t community management company emp loyed by the Declararit ~!~a ll set the po(foi~$ regarcling· .~tie rental of the aforementioned by the Public, including, but not limited to, ho11r s of availabiiity; re servat io n procedures, deposit amounts, ins urance requirements and any other terms rel ~tiye to the s ubj ~ct rental. •,· ', ·:>.·· 3. TE~:· Thi s Co._y fo~nt sha ll be perpetual and run with the la nd. ·-rrr· IN WITNESS WHEREOF, Declarant has execute d thi s Covenant as of the d ate set forth above. STATE OF WASHINGTON COUNTY OF KING ) )ss. ) Fieldbrook Common s, LLC By: ____________ _ Name: Its: Manager On , 2013, before me p ~r;;~mally app~~red , to me known to be the Manager of F ie ldbrook Coinmqns, J,,L.¢; the limited li abi!ity company th at ex ecuted the w it hin a nd foregoing iqsh\1m ent, a nd acknowledged said in strument to be th e fr ee and voluntary act and deed of sa id comp any, for the use s a nd ptfrrici{t;\s therein mentioned, and on oath stated that he/she was authorized to execute said m s,trumenJm1 behalt\if.s.~i_d company. IN WITNESS WHEI~EOF , I h ave her¢unto set my h a nd and affi :::,:ed my offic ia l seal the day and year first above wr itte n. · ·· · · : · · ·,:·· ·,·:·· · .. · S ig~at ~1re:. ________________ _ Nam e.'(Print):. ______________ _ ~'ciT'ARY PUBLIC in and for the State of Washin gton, r esid ing at'------------- My appo in tment expires: __________ _ ·.·.;.··. EXHIBIT A Legal Description of Field brook Commons Property RECEIVED AUG 15 2013 Exhibit A CITY OF RENTONLega l Description PLANNING DIVISION Project: WO # PID GRANTOR: Street: LEGAL DESCRIPT lON: RIGHT OF WAY DEDICATION PARCEL 9022 That portion of the n01ihwest quarter of the southeas t qua rter of Section 29, Township 23 North, Range 5 East, W.M, King Co unty, Washington described as follows ; Commencing at the intersection of the no1ih line of the so uth half of the south half of said subdivision and the east line of the west 30.00 feet of s aid sout heas t quarter, said intersection b eing on the east right of way margin of Secondary State Highway No. SC (formally known as John F. Benson Road), as estab lished by order filed March 19, 191 2 under Vo lume 16 of the King Co unty Comm iss ioner 's Records, Page 592; thence SOl 0 42'56"W, along said east line and eas t margin, 100.04 feet to the south lin e of the north 100 .00 feet of the s outh h alf of the south h alf of said s ubd iv is ion and THE POINT OF BEGINNING of the herein describ ed tract; th ence continuing SO 1 °42'56"W, along said east line and east marg in , 157 .38 feet to a point of tangency wi th a 60.00 foot radiu s curve to the left; as conveyed to the State of Washington by Wananty Deed recorded und er Recording Number 9905141847, r ecords of said county; th e nce southeasterly, a long sa id curve, throug h a central angle of 9 1 ° 14'03" a distance of 95.54 feet to a point of tangency and the south lin e of the northwest quarter of the southeast qua1ier of said Section 29 and the no1ih right of way margin of SE. 172nd Str eet as estab li shed by K elsey Lan e, according to the p lat thereof r eco rded in Volume 128 of Plats, pages 87 throu gh 88 , records of said county; thence S89°3 l '07"E, a long said south lin e an d north marg in , 648.42 feet to a non- radia l intersection w ith a 50.50 foot rad ius curve to the left, the center of wh ich bears N41 °46'2 1 "W; thence northeasterly , westerly and southwesterly, along said c ur ve, through a centra l a ng le of 2 11 °57'33" a di s ta nce of 186.82 feet to a point of reverse cur vature wi th a 25 .00 foot radius curve to the right; thence s outhwesterly, a long sa id curve, through a central ang le of 52°07'50" a di s tance of22.75 fe e t to a point of compound curvature with a 150.5 0 foot radius cur ve to th e right ; th ence westerly, a long said curve , thr ou gh a centra l angle of 22°04'57" a distance of 58.00 feet to a poi.nt of tangency, said point being on the north line of the s outh 23 .7 1 feet of said subd ivi sion ; th ence N89°3 l '07"W, along said north line, 527.63 feet to a point of tangency with a 2 1.50 foot radius curve to the r ight; thence no rthwes terl y, along said curve, through a central angle of 91 ° 14'03" a distance of 34.24 feet to a po int of tangency, said point being on the east line of the west 35.83 feet of said s ubdivis ion; thence N Oi 0 42'56"E, along said east lin e, 173.03 fe et to the south line of the north 100.00 feet of the south half of the so uth ha lf of said subdivi s ion; thence N89°49'09"W, a long said s outh line , 5.83 fee t to THE PO fNT OF BEGINNING . Conta ins 23,246± square feet, (0 .5337±acres) Page 3 N .- 1 .-<X) 0 w I-t- <{ _J 0.. z ::::> 0 w I-t- <{ _J 0.. z ::::> <X) I") t-- I") l/) I n N I (}) N MAP EXHIBIT ~> ,,~ -rv / .~xi/ "/ R=50.50' ~ ~ t.=211 '57'33" '\ . ~ L-186.82' ( "' , I c.5 w (/) 'q .. R=25.00' I") N I (}) N (.) _Ji. LINE E . .l.Lb ~W.1/4, I SE.1/4, SEC. 29-23-5 .......... w (/) ~ .......... 3: (/) N .......... vi PARCEL NO. 2923059022 UNPLA TTED t.= 52'07 '50" L=22.75' R=150.50' t.=22 '0 4 '57" L=58.00' w (/) w (/) 3: i-= (/) (/J I ~~!-:= t->-~co 0 N .......... C~6t ~ Cl .......... z z ~ 3: ~~ 1091\-\ ~ -- vi r---:· 2 cri ~ pL. 5£.. GR APHI C SCALE ~ ~ ~~r--· --0 100' 2 0 0' w z ::i :i vi I 1 IN CH = 100 FT. PARCEL NO. 2923059168 UNPLATTED t--"? 0 t-- .-0 ADDITIONAL RI GHT ~· ·.- OF WAY HEREBY ~-~ DEDICATED TO TH E z co CI TY OF RENTON 2 23.71 ' 3:: Ol 0 Ol ;-t-") ~~ R=21.50' 0=91 '14'03" L=34.24' Zlfl ~01 '42'56"E . 173.03' I • 100.04 g N01'42'56"E POB 157.38' 0 n '---- R=60.00' -----L-t.=91 '14'03"- L=95.54' W. LINE SE.1/4, SEC. 29-23-5 SEC. STATE HWY. NO. 5C COPYRIGHT @ 2012, O.R. STRONG CONSUL TING ENGINEE RS INC . FIELDBROOK COMMONS RIGHT OF WAY DEDICAT ION EX HI BIT PARCEL NO. 2923059 022 1111;1.i D.R . STRO NG CONSUL TING ENGINEERS (NQNEERS P't..A~NERS SU~~YORS 1060-4 NE 3Sth PL ""C E, SUITE 101 KIRKL AND, WA 98033 42S.827.J063 Of'f1C£ 800.V62.1-402 TOl.L f'R(( •25.827.24 23 fAX _.#,d,l lronQ.COffl PROJECT SURVEYOR: SJS DRAFTED BY: flELD BOOK: DATE: 11/13/12 PRO JECT NO.: 11 062 SHEET 1 OF 1 Exhibit A Legal Description Project: WO# PID GRANTOR: St reet: That portion of the southwest quaiier of the southeast qu aJ.ier of Section 29, Township 23 North, Range 5 East, W.M, King County, Was hin g ton de scribed as follow s; Com menc in g at th e intersection of th e north lin e of th e south half of th e so uth ha lf of the northwes t quarter of the southeast quarter of said Section 29 and the eas t line of th e west 30.00 feet of said south e ast quarter, said in tersection being on the east rig ht of way margin of Secondary State Hi ghway No . SC (formally known as John F. B enson Road), as established by order filed March 19, 191 2 und er Volume 16 of the King County Commi ssioner's Records, P age 592 ; thence SOI 0 4 2'56"W, a lo ng s aid east lin e and east margin , 257.4 1 feet to a point of tangency with a 60.00 foot radiu s curve to the left as conveyed to the State of Washington by Warranty D eed recorde d under Recording Number 9905 141 84 7, records of said county; thence so utheasterly, along said curve, through a centra l ang le of 91 ° 14'03" a di stance of 95.54 feet to a point of tai.1gency and the north line of the southwest quarter of the s outheast quaiier of said Section 29 and the north right of way m argin o f SE. 172nd Street as esta bli s hed by Kel sey Lane, according to the Plat thereofrecorded in Volume 128 of Plats, pages 87 through 88 , records of sa id cotmty; thence S89°3 l '07"E, along said norih line and north marg in, 572.40 feet to th e northeas t corner of said Pl at, said comer being on the west line of the east half of the southwest quarier of sa id southeast quarter; then ce continuing S89°3 l '07"E, a long the north line of the southwest quarter of said s outheas t quarter, 76.02 feet to a non-radial intersection with a 50.50 foot radiu s curve to the right, the center of which bears N4 l 0 46'2 l "W ; thence southwes terly, along said curve, through a centrnl ang le of 65 °5 1' 15" a di stance of 5 8.04 feet to a point ofreverse curva ture with a 19.50 foot radius curve to the left; th ence southwest erly, along said curve, tlu-ough a central angle of 48°04'27" a di stance of 16.36 feet to a p o int ofreve rse curvature with a 201.50 foot radius curve to the right; thence southwesterly, along said curve, through a central angle of O l 0 55'39" a dis tanc e of 6.78 feet to the east line of said Kel sey L a ne and the west line of the east half of the s outhwes t quaJ.ier of said so utheas t quarter; thence NO 1 °43'49"E, a lon g said common line, 11.73 feet to THE POINT OF B EGINNING. Contain s 730± s quare feet , (0.0168±acres) Page 3 N ,- I ,-co 0 ui _J . O cj I a. (/) w • 0:: -st -:r: <.D t-,- ..J 0 > 0 w t- t- ~ _J a. z ::::) 0 w t- t- ~ _J a. z ::::) co r-') I' r-') MAP EXHIBIT R=50.50' !1=65.51'1 5 " ---- l[) I r-') N I L-58.0( ADDITIONAL RIGHT OF WAY HEREBY DEDICATED TO THE CITY OF RENTON UNPLATTED , · ~R=201 .50' PARCEL NO. L1=01 ·55' 39" 2923059023 N L=6.78' ~ _Ji. LINE E.J.Lb ew. 1 / 4, (J) N ci w (/) ..f "- w (/) v · "-,- 3i (/) N "- ui N "- ui w z ::J z P ARCE L NO. 2923059022 UNP L ATTED PARCEL NO . 2923059168 UNP LATTED Cl r-') No 1·42'56"E 257.41' 0 r-') W. LINE SE.1/4, SEC. 2 9-23-5 SEC. STATE HWY. NO. SC FIE L DBROOK COMMONS RIGH T O F WAY D EDI CATION EX HI BIT PARC E L NO. 2923059023 \'J SE.1/4, SEC . 29-23-5 'i--N01 '43'49"E 11.73 t-! (/) I ~~!-~ r >-~co 0 C~6t ~ --z ---~ ~ 10911-\SE GRAPH IC SCALE ~ U)..... PL. · o 100· 200 ' U1 I • ---~iit!!!!!!liiiiiiiiiiiiiiiiil ~!ll/ 1 INCH -1oo n . 3: -st" r--- 0 "-,-w ~::? ':'"l (/) ::::,~ (J) oz co . u-z -st ::? "->-0 ,- 3i WO (f)Z (/) l~o w ~u z ::J z ........___ ___ _ R=60.00' ----.1...-!1=9 1 ·14·03" - L=95.54' COPYRIGH T @ 2011 . D.R . STRONG CONSUL TING ENGINEERS INC. ,w:a D.R. STRONG CONSUL TING ENGINEERS ENGIN EERS PLANNERS SUR\IEY.JRS 10604 NE 38th PL,',C[. SUIT[ 101 klRKL AND. WA 98033 425.827.3063 OfflCE 800.962.1'402 l Oll rREE -425.B27.2•'23 fAX www.dr!'ilrong.com PROJECT SURVEYOR: SJS DRAFTED BY: FIELD BOOK: DATE: 12/20/11 PROJECT NO.: 110&2 SHEET 1 OF 1 , Projec t: WO # PJD GRANTOR: S treet: LE GAL DESCRJPTION: RIGHT OF WAY D EDICATION PARCEL 9168 That p ortion of the northw est quarter of the s outheast quarter of Section 29, Town ship 23 North, Range 5 East, W.M, King County, Washington described as follows; BEGINNING at the intersection of the north lin e of the south halfofthe south ha lfofsa id subdivis ion and the east lin e of the west 30.00 fe e t of said southeast quarter, said in tersection being on the east right of way marg in of Secondary State Highway No. SC (formally kno wn as John F. Benson Road), as e stablis he d by order fi led March 19, 19 12 under Volum e 16 of the King County Commi ss ion er's Records, Page 592; th ence S01 °42'56"W, along said east line and east m arg in , 100 .04 feet to the south line of th e north 100.00 feet of the s outh half of the south half of sa id subdivis ion; thence S89°49'09"E, along said south line, 5.83 feet to the east lin e of th e we s t 35 .83 feet of said subdi vis ion; thence NO I 0 42'56"E, along said east line , 100.04 feet to the north line of the south halfofthe south ha lfof said subd ivis ion; th e nce N89°49'09"W, along said north line, 5.83 feet to THE POINT OF B EGINNING . Contai_ns 583± square feet, (0.0134±acres) Page 3 ... ,, N I ~ CX) 0 w I- I- <I: ....J a.. z ::> 0 w I- I- <I: ....J a.. z ::> CX) f") l() I f") N r-.. I f") O'> N u w (/) v· " w (/) ..,f " ~ (/) c--i " vi c--i " vi w z :::i z P AR CEL NO. 2923059022 UN PL A TT ED MAP EXHIB IT -~ ( . ..,.....:~~ PARCEL NO . 2923059168 3: : en 0 Ol f") ::t' CX) ~ lf) UNPLA TTED ,----t--ADDITIONA L RIGHT OF WAY ;:: HER EBY DED ICATED TO THE CI TY OF RENTO N O'> 0 ------. PARCEL NO. 292305 9022 UNPLATTED _Ji_ L.!fil_E-.!Lk ~W.1 / 4, I SE .1/4, SEC. 29-23-5 I !~!-;: r >-~CX) ...= CJ) 0 C~~~ ~ ~z- ~ ,09 ~ GRAPHIC SCALE T"" pL. ;;)~..:..-o 1 oo· 200· llir 1 INCH = 100FT. I -. z POB_/ o f") 100.04 N01"42'56 "E W. LI NE SE.1/4, SEC. 29-23-5 SEC. STATE HWY. NO. SC FIELDBROOK COMMONS RI G HT OF WAY DEDI CATION EXH IBIT PA RCEL NO. 29 230 59 168 '---- COPYRIGH T @ 201 1, D.R. STRONG CONSULTIN G E'1 CINEERS INC. M•id-i D.R. STRONG CONSU L TING ENGINEERS ENCIN(ERS PLAJJNtRS SURVEYORS 10604 NE 38th PL ACE, SU11E 10 1 l(IRKLANO. WA 98033 •15.827.J063 Ol'FI(:( 800.962.1402 10ll fR([ 425.8 27.2'4 23 f)..Y. www drslrong com PROJEC T SURVEYOR: SJ$ DRAFTEO BY: FIELD BOOK : DA TE: 12/20/11 PROJEC T NO.: 11062 SHEET 1 OF 1 Fieldbrook Commons RECEfVEo Allied Resid e ntial -Resident Lease -Rul es and Regulation Ex ce rpt Regarding Parki ng AUG J 5 ZO IJ CJryOFR (21) COMMON AREAS PLANNING D~~TON (a) VE HICLES. Without notice and without li abi lit y, LANDLORD may remove any ve hicle from an y p arki~2 N space or ca r port , which in LAND LOR D'S opinion is parked illega lly or which r emain s in ope r able for a p e ri o d of twen ty-four {24) hours. For purposes of this agreem e nt, th e term inoperable means in ope rab le accordin g to Washington Sta te law and incl u des an y ve hicle with ex pired license ta bs. Any vehicle owned by LESSE E remai ning o n th e property afte r th e t e rm inatio n of LESSEE'S right to occupancy m ay be imme d iate ly remove d by LANDLORD wi th full immunity from damages for such r emova l. A ny ass ign ed o r un ass igned parking spaces (g a r age o r ca r port, if any) available for use by LES SEE ar e limited t o private pa sse nge r ve hicles, a nd LESSEE shall have no right to store any recreatio nal ve hicle, boat, trai l er, furnitu re, app liances or any o ther prope r ty on sa id p ark ing space or sa id ca r port w ithout w ritten conse nt o f LANDLORD. Car repa irs a re permit t ed in desig nated a re as only. Breach of the covenants in this p ara g raph shall be de e me d a m a t e rial breac h of this Agreement. (28) MOTOR VE HICLE S (a) No autom obile maintenan ce (including oi l c han ges ) wi ll be pe rmitted o n th e property. Used oi l can not be dispose d o f i n prope rty dumpste rs or drains. (b) LESSEE shal l be responsible for any damage to th e g round s of the Community fro m exhaust fumes, leaking materia ls, dripping o il or gaso line from vehicles own ed or ope rated by LESS EE or guest s. (c) No auto m o biles, trail ers, boats, r ecreat iona l ve hicles, ATV's, sn ow mobil es, mot orcycles or cam pers shall be stored o r repaired on the premi ses. LANDLORD shall h ave the r ig ht t o rem ove any veh icles from th e pre mises wh ic h a r e deemed by LA NDLORD to be unsig htly o r con stitute a haza r d or nu isance after p laci ng a notice o n th e ve hicl e for at l eas t 24 hours notifying th e LE SSEE or Owner of LAND LO RD'S intention. T h e remova l shall be don e at the expense of the LESSEE and/or Own er of the vehi cle. The 24- hour rul e does n ot apply when vehicle is parked in suc h a way as t o co nst itute a h azard to th e free -flow o f traffic o r if parked in a fire lane or is d ee m ed by LANDLORD to require imm ediate removal. (d) A ll vehi cl es must maintain current regis t ration a nd be current ly in good operati ng condition to r ema in pa rk ed on th e pro p ert y. (e) If LES SEE o f g ues t s have a ca r alarm, LES SEE is r es po nsible t o e nsure that such car alarms a re operat ing prope rly an d t o not act ivate excess ive ly. If a ny car a larm is activated , and the owne r can no t d isa bl e the alarm, or if the owne r is not ava il able, th e ca r will be t owed away at the owner's expense. (f) Vo lume of car stereos will be turn ed down wh ile on premises a n d confi ned within the confin es of the vehicle. (g} Back-in parking is not allowed . (h) Speed limit is 5 mil es p e r h o ur at all tim es. (i) Al l ve hicles must b e reg ist ered in th e ma nageme nt office. A maxi mum o f 2 vehicles p er apartme n t w ill be a llowed to p ark o n the premi ses only if parkin g is ava il abl e as determined by LA N DLOR D. Any ga r ages, carports, or other p ar kin g spaces spec ifica ll y assigned to LE SSEE mu st be utili ze d b y LESSEE for p ark in g first be fore utilizing an y non-assigned spaces. I D.R.STRONG CONSULTING ENGINEERS KIRKLAND WA 98033 LEGAL DESCRIPTION: PEDE STRAIN ACCESS EASEMENT RECEIVED AUG 1 5 2013 CITY OF RENTON PLANNING DIVISION DRS Project No. 11062 6/2 1/13 That porti on of the northwes t quarter of the so uthea st quarter of Section 29, Township 23 N orth, Range 5 East, W.M, King County, Washing ton de scribed as follows; Commencing at the so utheast corner of said subdivi sion; thence N 89°31 '07"W, along the south line thereof, 587.69 feet to a non-radial inter section with a 50.50 foot rad iu s curve to the l eft , the ce nter of which bears N 4 I 0 46'21 "W; thence; northeasterly, along said curve through a central angle of 41 °17'26 11 , a distance of 36.39 feet to THE POINT OF BEGINNING of the herein described tract; thenc e continuing northeaste rly, along said curve through a centra l angle of 05°50'17", a di stance of 5.15 feet; then ce S72 °24 '58"E 24 .1 3 feet to a point of tangency with a 70.50 foot radius curve to the l eft thence; easterly, a long said curve through a central an gle of 17 °06'08 ", a distance of 2 1.04 fee t to a point of tan gency ; thence S89°3 I '07"E 49.90 feet to a point of tangency with a 2 5.50 foot radius curv e to th e l eft thence ; easterly and northerly, al ong said curve through a central angle of 9 1 °15'40", a di st ance of 40.62 feet to a point of tan gency; thence N 00 °46'47"W 74.85 feet to a p oint of tangency w ith a 125.5 0 foot radiu s curve to the l eft thenc e; northerl y, along said curve tlu·o ugh a central angl e of 12°51'40", a di stanc e of 28.17 feet ; thence N73°4 0'1 9 "E 24.07 feet; thence N l 6 °19'4 1 "W 11.09 feet; thence N66°0I'07 "E 20 .5 2 feet to a point of tangen cy with a 7 .00 foot radius curve to the l eft th ence ; northeasterly, along said curve through a central an gl e of 60°4 3'06", a di stance of 7.42 feet to a point of tangen cy; then ce N05 °18'00"E 6.33 feet to a point of tangency with a 14.00 foot radius curve to the right thence ; no1th easterly, along said curve through a central ang le of 82 °15'25", a di stance of20.10 fe et to a point of tangency; th ence N87°33 '25 11 E 5.03 feet to a point of tangency with a 12 .00 foot radius curve to the l eft th enc e; northeasterl y, along said curve through a ce ntral angle of 67 °3 9'00", a di s tance of 14.17 feet to a point of tangency; th enc e N l 9 °54'2 5 "E 5. 74 feet t o a point of tangency with a 18.00 foot radius c urve to the ri ght thence; no1t heas terly, along sa id cur ve through a central a ngl e of 53 °17'37", a di stanc e of 16.74 feet to a point of tan ge ncy; thence N73 °12'03"E 56 .19 feet t o a point of tangen cy with a 147.00 foot radius curve to th e left then ce; northeasterly, a long said curve th ro ugh a central angle of 17°58 '30", a distance of 46.12 fee t to a point of tangen cy; then ce N55 °13'33 11 E 29.5 4 feet to a point of tange nc y with a 33 .00 foot radius curve to the right thence ; northeas terl y and southeasterl y, along said curve through a central an gl e of 66°18'42", a di stance of 38 .1 9 feet to a point of tangency; thence S58°27'44"E 18.30 feet to a point of tangency with a 15 3 .00 foot radius curve to the ri ght thence; southeasterly, along said curve throu gh a central angle of 31 °58'19", a di stance of 85 .38 feet to a point of tangency; then ce S26°29'26"E 86 .80 feet to a point of tangency with a 22.00 foot radius cur ve to the left thence; so utheas terl y, along said curve through a central angle of 45 °2 1 '19", a distance of 17.42 feet to a point of reverse curvature with a 28.00 foot radius curve to the right then ce; so utheasterl y, a lon g said curve through a cen tral angle of 56°55 '43", a distance of 27.82 fee t to a point of tangency; thenc e S14 °55'02"E 12.11 feet to a point of tangency with a 28 .00 foot radius curve to the right thence; southerl y, along said curve through a central an gle of 18 °15'20", a distance of 8.92 feet to a point of tan ge ncy; thence S03°20'18"W 18.25 feet to a point of tangency with a 11.00 foo t radiu s curve to the right thence; southwesterl y, along sai d curve through a central angle of 116 °53'56", a di stance of 22 .44 fee t to a point of compound curvature with a 28.00 foo t radius curve to the ri ght thence; northwesterl y, along said curve throu gh a central angle of 64 °09 '53", a distance of 3 1.36 feet to a point of tangency; thence N04°24'07"E 33.84 feet to a point of tangency w ith a 5.00 foot radius curve to the le ft thence; northwes terly , along said curve th ro ugh a ce ntral angle of 60 °43'38", a di stanc e of 5.30 feet to a point of reverse curvature with a 28.00 foot radius curve to the right thence; northwesterly, along said curve through a central angle of 29 °50'05", a di stance of 14.58 fee t to a p oint of tangency; thence N26°2 9'26"W 86.80 fe et to a point of tangency with a 147.00 foot radius curve to the le ft thence; northwesterly , along said curve throu gh a central angle of 31 °58'19", a di stance of 85.38 feet to a point of ta nge ncy; thenc e N58 °27'44"W 18.30 feet to a point of tange ncy with a 27.00 foot radius curve to th e left thence; northwesterly and southwesterly, along sai d curve through a central angle of 66°18'42 ", a distance of 31.25 feet to a point of tangency; thence S55°13'33"W 29.54 feet to a point of tangency w ith a 153.00 foot radius curve to the ri ght thence; southwesterly, along said curve through a central angle of 17°58'30", a di stance of 48 .0 0 feet to a point of tangency; thence S73°12'03"W 56.19 feet to a point of tangency with a 12.00 foot radius curve to the left thenc e; so uthwesterl y, along said curve through a central angle of 53 °17'37", a distance of 11.16 feet to a point of tangency; th ence Sl9°54'25"W 5.74 fee t to a point of tangency with a 18.00 foot radius curve to th e right thence; so uthwesterly, along said curve through a central angle of 67 °39'00 ", a di stance of 2 1.25 fee t to a point of tangency; thenc e S87 °33'25"W 5.03 feet to a point of tangency with a 8.00 foot radius curve to the left th ence; southweste rl y, along said curve through a central ang le of 82°15'25", a distance of 11.49 feet to a point of tangency; thence S05°18'00"W 6.33 fee t to a point of tangenc y with a 13.00 foot radiu s curve to the ri ght thence; southwesterly, a lon g sa id curve through a central angle of 60°43 '06 ", a distance of 13.78 feet to a point of tangency; thence S66 °01 '07"W 2 .4 9 feet to a point of tangenc y w ith a 8.00 foot radius curve to the le ft thenc e; southwesterly, along sa id curve through a central angle of 22°39'06", a distance of 3.16 feet to a point of tangency; then ce S43 °22'00"W 12.49 feet; thence Sl6°19'41 "E 5.22 feet; thence S73°40'19"W 24.30 feet to a non-radial intersection with a with a 130.50 foot radius curve to the right, the center of which bears S78°27'22"W; thence; southerly, along said curve through a central angle of 10 °45'51 ", a distance of 24.52 feet to a point of tangency; thence S00°46'47"E 74.85 feet to a point of tangency with a 30.50 foot radius curve to the right thence; southwesterly, along said curve through a central angle of 91 °15'40", a distance of 48.58 feet to a point of tangency; thence N 89 °3 l '07"W 49.90 feet to a point of tangency with a 75 .50 foot radius curve to the right thence; westerly, along said curve through a central angle of 17 °06'08", a distance of 22.54 feet to a point of tangency, thence N72°24'58"W 22.93 feet to THE POINT OF BEGINNI NG Contains 5904± square feet , (0.1355 ±acres) R: \2011 \0\11062\2\Documents\Legals\l 30621 -Ped-E s mt-l l 062.d oc C1 1 '\'\ .--_ ---:-i._J,2 ~/r' C2 1 '~" L9\ [C9 C.~/ 'v'\~ /..;& "'~7 L8~\ \ \..~ ----------e,'2-'2-C''-{\ ~\ C7"'\\ \ :,.;:--\..'2.0 L6 ~~~\·Y /~C23 \y L4 L5~~-0~~ L2 1 PEDESTRIAN------/"\\<:, ~ ~ \ ""~C24 ACCESS <,> \ lf , "IJ,J(R) __ .fr~~() 22 EAS EMENT _:. \ C13 s7~·'}_7_}'2:-----,,,,\ ~~~ C25 \ l;C14 ---C5/ A-57 L23 ~ C28...,., il C27 / f '\/;~~1 L25 C19 -· Clj :::; L26 SEE PAGE 2 FOR LINE C18/// ,;,:L15 o:i 27 AND CURVE TABL ES l l; 11 L L16 ~ ) C 2 \rJ.}_ CJ L2 c,b</j C17/ ~C16 ~---ri,~ /~1 CJD L29 -c., L30 587.69' N89.31 '0 7"W S. LINE, NW_ 1/4, SE. 1/4, SEC . 29-23-5 SE_ CORNER NW./ 1 /4, SE . 1/4, SEC. 29 -23-5 I N , GRAPHIC SCA LE 0 50' 100· 1 INCH = 100 FT. COPYRIGHT @ 2013, D.R. STRON G CONSUL TING ENGINEERS INC. l{) I n N I (J) N 0 w (/) ~ :s: z w z ::::i FIELDBROOK COMMONS PEDESTRIAN ACCESS EASEMENT EXHIBIT PROJ[CT SURVEYOR: SJS DRAFTED BY: SJS FIELD BOOK: D.R. STRONG DA TE: 6/21/1 :S CCNStJl.1'KJ DKJINEERS PROJECT NO: 11062 ENGINEERS PWINE1IS ~ SHEET 1 OF 2 10fl()I IE 31M Pf.. #1~ IMJ<1.AID, WA "603.1 0'25.B27.30l1 F"2:S.621.2423 CURVE RAD IUS DE L TA ANGLE ARC LENGTH Cl C2 C3 C4 cs C6 C7 cs C9 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 C23 C24 C25 C26 C27 C28 C29 C30 50.50' 41·1 7'26" 36.39' 50.50' 5'50'17" 5 .15' 70.50' 17'06'08" 21.0 4' 25.50' 91·15'40" 40.62' 125.50' 12'51'40" 28.17' 7.00' 60'43'06" 7.42 ' 14.00' 82'15'25" 20.10' 12.00' 67'39'00" 14.17' 18.00' 53'17 '37" 16.74' 147.00' 17'58'30" 46.1 2' 33.00' 66'18' 42" 38.19' 153.00' 31·s8'19" 85.38' 22.00' 45'21'19" 17.42 ' 28.00' 56'55'43" 27.82' 28.00' 18'15'20" 8.92' 11.00' 116 '53'56" 22.44' 28.00' 64'09'53" 31.36'· 5.00' 60'43'38" 5.30' 28.00' 29'50'05" 14.58' 147.00' 31 '58'19" 85.38' 27.00' 66'18'42" 31.25' 153.00' 17'58'30" 48.00' 12.00' 53'17'37" 11.16' 18.00' 67'39'00" 2 1.25' 8.00' 82'15'25" 11.49' 13.00' 60'43'06" 13.78' 8.00' 22 '39'06 " 3.16' 130.50' 10·45'51" 24.52' 30.50' 91 '15' 40" 48.58' 75.50' 17'06'08" 22.54' FIELDBROOK COMMONS PEDESTRIAN ACCESS EASEMENT EXHIBIT LINE BEARING DISTANCE L1 S72'24'58 "E 24.13' L2 s89·31 '07"E 49.90' L3 N00'46'47"W 74.85' L4 N73'40'19"E 24.07 ' L5 N16'19'41''W 11.09' L6 N66"0 1 '07"E 20.52' L7 No5·1s·oo"E 6.33' LS N87'33'25"E 5.03' L9 N19"54'25"E 5.74' L10 N73.12'03"E 56.19' L11 N55'13'33"E 29.54' L12 S58·27· 44"E 18.30' L13 S26'29'26"E 86.80' L14 S14'55'02"E 12.11 · L1 5 S03"20'1 8"W 18.25' L16 N04.24'07"E 33.84' L17 N26'29'26"W 86.80' L18 N58·27'44"w 18.30' L19 s55·13'33"w 29.54' L20 S73'12'03"W 56.19' L21 S19'54'25"W 5.74' L22 S87'33'25"W 5.03' L23 S05'18'00"W 6.33 ' L24 S66'01'07"W 2.49' L25 s 43 ·22·oo"w 12.49' L26 S16"19'41"E 5.22' L27 S73'40'19"W 24.30' L28 soo·45• 4 7"E 74.85' L29 N89"31 '07"W 49.90' L30 N72'24'58 "W 22.93' COPYRIGHT @ 2013, D.R . STRON G CONSUL TI NG ENGINEERS INC. D.R. STRONG CONSUL Tm £NGINEERS ENGINEDlS P!A'IERS """""""' fotJ(NNEJ6/hPl..#10f ~,WA.awn, 0425.tl2T,:XS:, F42!ill:ll.2423 PROJECT SURVcYOR: SJS . DRAFTED BY: SJS FIELD BOOK: DAT£: 6/21/13 PROJfCT ND : 11062 SHffT 2 OF 2 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN C ity of Renton Pl a nn ing Divis ion 1055 So uth Grady W ay , Renton , W A 98057 Phone : 4 2 5-430-72 00 Fax: 42 5-4 30-7231 STATE OF W AS HIN GTON ) ) COUNTY OF KI NG ) Justin Lagers , being fi rs t duly sworn on oath , deposes and says : 1. On the 14th day of August , 2013, I installed two public information sig n (s) and plastic flyer bo xes on t he property located at 17040 1081 h Ave SE , Renton, WA 98055 fo r the following project: Fi eldbrook Commons Final PUD Project name Fieldbrook Commons, LLC Owner Na me 2. I ha ve attac hed a copy of the ne ighborhood de tail map ma rked with an "X" to ind icate the location of the installed sign . 3. Th is/these publ ic informat ion sign(s ) was /w ere constructed and i nstal led in lo cat ions in conformance wi th the r~uii: en t s of Chapte r 7 T itle 4 of Renton Mu nici pal Code and the Ci ty's "Public lnforc a1ion Sign lnsta~ngciut pa ck age. 1gna ure SU BSCR IBED A ND SWORN to before me this 141h day o f August , 20 1 3 . vt1,d./ ~du , ~ NOTARY P~K ,n a~he St,;;i, of Washing ton , residing at £Q/nOA/ Z? . My comm ission expires on f:, '/7. // C:\UsersV ustin\D ocuments\J ust in 's Docs\Forms \Co mmon Rento n Fom1s\Renlo n Sign Ha ndou t.doc -3 -03 /12 Fieldbrook Sign locations The information included on this map has been compiled by King Cou nty staff from a variety of sources and is subj ect to change without notice. K ing County makes no representation s or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. This document is not intended for use as a survey produ ct. King County I tQ sh all not be liable for any genera l, special, indirect, incidental, or conseq uential damages including, but not limited to, lost revenues or lost profits resulting from the use o r misuse of the '" K•ing County information con ta ined on this map. Any sale of this map or infonmation on this map is prohibited except by written permission of King County. · Date: 5/8/2013 Source: King County iMAP -Property lnfonmation (http://www.metrokc.gov/G IS/iMAP) , u ... vl:h,"f EGp001257 4 BILLING CONTACT Justin Lagers PNW Holdings LLC 9675 SE 36TH ST , 105 MERCER ISLAND, WA 98040 REFERENCE NUMBER FEE NAME ---· -· -.. LUA13-001109 PLAN -Final PUD Fee Technology Fee Transaction Date: August 15, 201 '- RECE\\JED r,UG 15 ?.G\3 Of REN'TON C\'N "\NG Di\/\S\ON pi.AN" ·-------------------. TRANSACTION TYPE Fee Payment Fee Payment PAYMENT METHOD Check #1027 4 Check #1027 4 SUB TOTAL TOTAL AMOUNT PAID -··. $1,000.00 $30.00 $1,030.00 $1,030.00 ----·--·· -···-····-------------·------· ---- Printed On: 8/15/2013 Prepared By: Stacy Tucker Page 1 of 1