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03041 - Technical Information Report - Drainage
CPH CONSULTANTS STORM DRAINAGE REPORT FOR BINDER/SIBLEY SHORT PLAT CITY OF RENTON,WA TABLE OF CONTENTS SECTION 1 —PROJECT OVERVIEW 1 FIGURE 1 —VICINITY MAP FIGURE 2—TIR WORKSHEET SECTION 1.1 —NRCS SOILS MAP AND DATA SECTION 2—CONDITIONS AND REQUIREMENTS SUMMARY 3 SECTION 2.1 —ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SHORT PLAT REPORT AND DECISION; OCTOBER 11,2010(CITY OF RENTON FILE NO. LUA10-066, ECF,SHPL-A) SECTION 3—OFF-SITE ANALYSIS 5 TASK 1 —STUDY AREA DEFINITION AND MAPS TASK 2—RESOURCE REVIEW TASK 3—FIELD INSPECTION TASK 4—DRAINAGE SYSTEM DESCRIPTION SECTION 3.1 —OFF-SITE ANALYSIS MAPS AND FIGURES SECTION 4—FLOW CONTROL AND WATER QUALITY ANALYSIS AND DESIGN 8 - FIGURE 3—EXISTING SITE CONDITIONS - FIGURE 4—DEVELOPED SITE CONDITIONS SECTION 4.1 —FLOW CONTROL BMP DESIGN CALCULATIONS SECTION 5—CONVEYANCE SYSTEM ANALYSIS AND DESIGN 1 0 SECTION 6—SPECIAL REPORTS AND STUDIES 1 1 SECTION 6.1 — WETLAND DELINEATION REPORT (THE WATERSHED COMPANY;JULY 15, 2010) SECTION 7—OTHER PERMITS 12 SECTION 8—EROSION CONTROL ANALYSIS AND DESIGN 13 SECTION 9—BOND QUANTITIES, FACILITY SUMMARIES,AND DECLARATION OF COVENANT 16 SECTION 9.1 —DECLARATION OF COVENANT FOR FLOW CONTROL BMPS SECTION 10—OPERATIONS AND MAINTENANCE MANUAL 17 Site Planning Civil Engineering Project Management Land Development Consulting Section 1 Binder/Sibley Short Plot Storm Drainage Report SECTION 1 - PROJECT OVERVIEW This Storm Drainage Report and analysis is provided to describe the stormwater conditions and proposed drainage improvements for the Binder/Sibley Short Plat project. It summarizes the analysis criteria of the proposed storm drain collection, water quality treatment, and flow control facilities for the project. The project will be reviewed in accordance with the surface water design standards in the City of Renton and conditions of the Environmental Review Committee Report and Administrative Short Plat Report and Decision, dated October 11, 2010 (City of Renton File No. LUA1 0-066, ECF, SHPL-A). A summary of the project is provided in Figure 2- TIR Worksheet. The short plat project area includes improvements for an approximately 2.05 acre parcel (APN 1023059060) located on the southeast of the intersection of Hoquiam Ave NE and NE 10th Street at 980 Hoquiam Ave NE in the City of Renton, Washington. More specifically the site is located in a portion of the NE 1/4 of Section 10, Township 23 North, Range 5 East, W.M., King County, Washington. Figure 1 provides a vicinity map highlighting the location of the project site. . '..i..,;,+��, :. . . . ..{...t ,-2,-......,-=, _ �,.....' }Z 'C[ `L...... .�''�fir._.5' .-,- r ....L.it.�: 1 -...� :.Y �1tF f.><'+�.• �._l, ..fes• ._.�w.-.•.i t:'A� �ii�'1 i j. ' 3 '.—'-.' ,:,,..rt-4,74t,°-.4.4...j. - 1-I r. `` ._,....y P"4-.1 i G ._..-'I-,y.-........ j,- !---r1:::-)F•I ::`\-,, it`""' E....`__ . i \�. !-11 __ t tt i 1.'74--i' ...1 s'1 '• 1.�_.: Vii .., .� _... t.�.t.•.l.-':_.,i-7•0:,:•-•,:y: c,, �.._.1....;..__ i i �iu....Ji 1/ ',j----4 i:. 1. L 1:„",_,_1..:..i_; *.._.._. _ _.. ! -.i_.__....._.... .;1,... ._rte - .�y.'...i:_r., _ .... Y T ! i:‘,1\:„.,----J: __.......... :'}�_� •: .e..,. .,.(:._... ._�,•�--,.-.....^_J ..._..l_...of '- i 77171-11---!: i k...;!..-..i1 >R _..., - .;'LL..r + -- ___ H...1,!------.., <.._ -t7'�7'�::.5.... _. ., ...1•-,.__..'.--i . is .. .:,_.:r--;a _: ;1;,..:1 , i _-?'j.rP' s...._.w._:__._._..._;... � '-�_.... 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"1,n ,,", ! • _`t..{is_*::}.::. _ \Y::.:S- _..w i : '•1111' �. ,_,. .- (t* . ......, ..••-.i...<:...� Ail!.Si �, i i t 13111 i r .'4:1 ...."� -F.,: _-1- ,.�-"_ i W;ININ MAP NOT TOr SCALE ,roari;w:I .K9" / r i,...00'`r.o of?';i3 ;;,,;(,;( ', �/,' %� //,,,,;,01-5,"f fr./�1.;,7iiirf ly//.. �mt.e:r'o.i%r� ur,, Figure 1 - Vicinity Map CPH Project No.0100-10-003 February 28,201 1 CPTH CONSULTANTS Page 1 Binder/Sibley Short Plat Storm Drainage Report The project proposes to subdivide this parcel into 2 separate residential building lots, a future development tract, and a sensitive areas tract by means of the City's short plat process. An existing residential home will remain on the site and will be encompassed in Lot 1 of the proposed short plat. The property is surrounded by existing residential homes to the east and south, and is fronted by Hoquiam Ave NE to the west and NE 10th Street to the north. Hazel High School is located northwesterly across the intersection. The project proposes to provide utility services and improve the frontage along Hoquiam Ave NE to City standards, including curb and gutter, planter strip, and sidewalk. A new driveway apron will also be installed along NE 10th Street to serve the new lot. Frontage improvements along NE 10th Street were already constructed with the adjacent Wedgewood Lane development and will remain in place. Domestic water and sanitary services will be connected to the existing mains located in NE 10th Street. Approximately 280 feet of frontage improvements are proposed along Hoquiam Ave NE. These improvements will add curb and gutter, planter strip, and sidewalk to the already widened roadway. The improvements will match improvements complete along NE 10th Street and south of the subject property along Hoquiam Ave NE. The existing storm drainage conveyance system is already in place to serve these proposed frontage improvements. The project site is located within the May Creek Drainage Basin within the Cedar River/Lake Washington Watershed. Storm drainage facilities are in place to serve the frontage improvements and on-site impervious area will be dispersed using storm drainage BMPs in the KCSWDM. Runoff from the frontage and on-site lots flow to the existing category 3 wetland located in the south end of the project site. The wetland complex flows easterly through off-site sensitive area tracts within the adjacent Wedgewood Lane development. On-site Soil Conditions The soils of the area are characterized by the Natural Resource Conservation Services (NCRS) as Alderwood gravelly sandy loam (AgC). These soils are characterized as having moderate slopes between 6 to 15 percent. Capacity of the most limiting layer to transmit water is classified as very low to moderately low. Copies of the NCRS soils map and soil descriptions are provided in Section 1.1 of this TIR. CPH Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 2 CPH CONSULTANTS FIGURE 2 TIR WORKSHEET Site Planning Civil Engineering Project Management Land Development Consulting KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND Part 2 PROJECT LOCATION AND 1 PROJECT ENGINEER DESCRIPTION Project Owner: Patricia Binder Project Name: Binder/Sibley Short Plat Phone: (425) 228-6999 DDES Permit#: Address: 980 Hoquiam Ave NE Location: Township: 23 N Renton, WA 98057 Range: 5 E Project Engineer: Jamie Schroeder Section: 10 Phone: (425) 285-2390 Site Address: 980 Hoquiam Ave NE Renton, WA Part 3 TYPE OF PERMIT APPLICATION Part 4 OTHER REVIEWS AND PERMITS • Landuse Services 0 DFW HPA 0 Shoreline Subdivison / Short Subd. / UPD 0 COE 404 Management ❑ Building Services 0 DOE Dam Safety • Structural M/F / Commerical / SFR 0 FEMA Floodplain Wall/Vault/ ❑ Clearing and Grading 0 COE Wetlands 0 ESA Section 7 ❑ Right-of-Way Use 0 Other ❑ Other Part 5 PLAN AND REPORT INFORMATION Technical Information Report Site Improvement Plan (Engr. Plans) Type of Drainage Full / Targeted / Type(circle one): Full / Modified / Review(circle): Large Site Small Site Date (include revision Date(include revision dates): 2/28/11 dates): 2/28/11 Date of Final: Date of Final: Part 6 ADJUSTMENT APPROVALS Type(circle one): Standard / Complex / Preapplication / Experimental / Blanket Description: (include conditions in TIR Section 2) Date of Approval: 2009 Surface Water Design Manual 1 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes / No Describe: Start Date: Completion Date: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan: Residential R-8 Special District Overlays: Drainage Basin: May Creek Stormwater Requirements: Conservation Flow Part 9 ONSITE AND ADJACENT SENSITIVE AREAS ❑ River/Stream 0 Steep Slope ❑ Lake 0 Erosion Hazard • Wetlands Category 3 0 Landslide Hazard ❑ Closed Depression ■ Coal Mine Hazard ❑ Floodplain 0 Seismic Hazard ❑ Other 0 Habitat Protection Part 10 SOILS Soil Type Slopes Erosion Potential AgC 6% - 15% Yes ❑ High Groundwater Table(within 5 feet) 0 Sole Source Aquifer ❑ Other 0 Seeps/Springs ❑ Additional Sheets Attached 2009 Surface Water Design Manual 2 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE LIMITATION/SITE CONSTRAINT ❑ Core 2—Offsite Analysis ❑ Sensitive/Critical Areas ❑ SEPA ❑ Other 0 ❑ Additional Sheets Attached Part 12 TIR SUMMARY SHEET (provide one TIR Summary Sheet per Threshold Discharge Area) Threshold Discharge Area: Wetland (name or description) Core Requirements (all 8 apply) Discharge at Natural Location Number of Natural Discharge Locations: 1 Offsite Analysis Level: 1 / 2 / 3 Dated: _12/17/10 Flow Control Level: 1 / 2 / 3 or Exemption Number 1.2.3.1 (include a facility summary sheet) Small Site BMP's: _Full Dispersion_aSic- C.2. Conveyance System Spill containment located at: Erosion and Sediment Control ESC Site Supervisor: TBD Contact Phone: After Hours Phone: Maintenance and Operation Responsibility: Private / Public (frontage) (onsite) If Private,Maintenance Log Required: Yes / No Financial Guarantees and Liability Provided: Yes / No Water Quality Type: Basic / Sens. Lake / Enhanced Basic / Bog (include facility summary sheet) or Exemption No. _1.2.8.1 (< 5,000 sf) Landscape Management Plan: Yes / No Special Requirements (as applicable) Area Specific Drainage Type: CDA / SDO / MDP / BP / LMP / Shared Fac / None Requirements Name: Floodplain/Floodway Delineation Type: Major / Minor / Exemption / None 100-year Base Flood Elevation (or range): Datum: Flood Protection Facilities Description: Source Control Describe landuse: Residential (comm./industrial landuse) Describe any structural controls: Oil Control High-use Site: Yes / No Treatment BMP: Maintenance Agreement: Yes / No with whom?: Other Drainage Structures Describe: 2009 Surface Water Design Manual 3 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ▪ Clearing Limits • Stabilize Exposed Surfaces ▪ Cover Measures • Remove and Restore Temporary ESC • Perimeter Protection Facilities ❑ Traffic Area Stabilization • Clean and Remove All Silt and Debris Ensure • Sediment Retention Operation of Permanent Facilities • Surface Water Control • Flag Limits of SAO and open space • Dust Control preservation areas • Construction Sequence 0 Other Part 14 STORMWATER FACILITY DESCRIPTIONS (Note:Include Facility Summary and Sketch) Flow Control Type/Description Water Quality Type/Description ❑ Detention 0 Biofiltration ❑ Infiltration 0 Wetpool ❑ Regional Facility 0 Media Filtration ❑ Shared Facility 0 Oil Control • Small Site BMP's 0 Spill Control ❑ Other • Small Site BMP's 0 Other Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS ❑ Drainage Easement 0 Cast in Place Vault ❑ Access Easement • Retaining Wall ❑ Native Growth Protection Covenant 0 Rockery> 4' High • Tract 0 Structural on Steep Slope ❑ Other 0 Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached technical Information Report. To the best of my knowledge the information provided here is accurate. ate-: 22 Fs /1 Signed Date 2009 Surface Water Design Manual 4 1/1/05 CPH CONSULTANTS SECTION 1 . 1 NRCS SOILS MAP AND DATA Site Planning Civil Engineering Project Management Land Development Consulting Soil Map—King ___.._yArea,Washington (Binder/Sibley Short Plat) C, N N 563880 563970 564060 584150 564240 564330 564420 <. ,. 47 30'5' ill' lor • .•,. ' lik-, * _ ` :> �. a ^Poe. fb ^^F .i ,,,m.. , i " o 0 ,S I �� 4,1 ,' �` at a' ' lir ,�,.:.� �Y .jam_ -mx 9 2 , , - IL , 1 .4 t. . Ili , 41 , , _ x . • R ,. N ti e 47"29'48,. _ ? ' . -'4047°29'47" 563700 563790 563880 563970 564060 564150 564240 56'1 564420 Map Scale:1:3,940 if printed on A size(8.5"x 11')sheet. 01 N Meters �' 0 50 100 200 300 ,- Feet 0 200 400 800 1,200 ESE);A Natural Resources Web Soil Survey. 8/25/2010 AMIE Conservation Service National Cooperative Sol Survey Page 1 of 3 Map Unit Description:Alderwood gravelly sandy loam,6 to 15 percent slopes— Binder/Sibley Short Plat King County Area,Washington King County Area, Washington AgC—Alderwood gravelly sandy loam, 6 to 15 percent slopes Map Unit Setting Elevation: 50 to 800 feet Mean annual precipitation:25 to 60 inches Mean annual air temperature:48 to 52 degrees F Frost-free period: 180 to 220 days Map Unit Composition Alderwood and similar soils:95 percent Minor components:5 percent Description of Alderwood Setting Landform: Moraines, till plains Parent material: Basal till with some volcanic ash Properties and qualities Slope:6 to 15 percent Depth to restrictive feature:24 to 40 inches to dense material Drainage class: Moderately well drained Capacity of the most limiting layer to transmit water(Ksat):Very low to moderately low(0.00 to 0.06 in/hr) Depth to water table:About 18 to 37 inches Frequency of flooding: None Frequency of ponding: None Available water capacity:Very low(about 2.5 inches) Interpretive groups Land capability(nonirrigated):4s Typical profile 0 to 12 inches: Gravelly sandy loam 12 to 27 inches:Very gravelly sandy loam 27 to 60 inches:Very gravelly sandy loam Minor Components Norma Percent of map unit: 1 percent Landform: Depressions Bellingham Percent of map unit: 1 percent Landform: Depressions Seattle Percent of map unit: 1 percent Landform: Depressions Tukwila Percent of map unit: 1 percent USDA Natural Resources Web Soil Survey 8/25/2010 Conservation Service National Cooperative Soil Survey Page 1 of 2 Map Unit Description:Alderwood gravelly sandy loam,6 to 15 percent slopes— Binder/Sibley Short Plat King County Area,Washington Landform: Depressions Shalcar Percent of map unit: 1 percent Landform: Depressions Data Source Information Soil Survey Area: King County Area, Washington Survey Area Data: Version 6, Sep 22, 2009 USDA Natural Resources Web Soil Survey 8/25/2010 Conservation Service National Cooperative Soil Survey Page 2 of 2 Soil Map-King County Area,Washington (Binder/Sibley Short Plat) MAP LEGEND MAP INFORMATION Area of Interest(AOI) (} Very Stony Spot Map Scale: 1:3,940 if printed on A size(8.5"x 11")sheet. FT, Area of Interest(AOI) # Wet Spot The soil surveys that comprise your AOI were mapped at 1:24,000. Soils A. Other Please rely on the bar scale on each map sheet for accurate map Soil Map Units measurements. Special Line Features Special Point Features '- Gully Source of Map: Natural Resources Conservation Service Blowout Web Soil Survey URL: http://websoilsurvey.nrcs.usda.gov Short Steep Slope Coordinate System: UTM Zone 10N NAD83 ® Borrow Pit y Clay Spot - Other This product is generated from the USDA-NRCS certified data as of Political Features the version date(s)listed below. ♦ Closed Depression Cities Soil Survey Area: King County Area,Washington X Gravel Pit Water Features Survey Area Data: Version 6,Sep 22,2009 Gravelly Spot tda Oceans Date(s)aerial images were photographed: 7/24/2006 GI Landfill Streams and Canals The orthophoto or other base map on which the soil lines were A Lava Flow Transportation compiled and digitized probably differs from the background +++ Rails imagery displayed on these maps.As a result,some minor shifting Marsh or swamp of map unit boundaries may be evident. x. Mine or Quarry •�/ Interstate Highways p Miscellaneous Water US Routes p Perennial Water Major Roads ,. Rock Outcrop , . Local Roads + Saline Spot Sandy Spot Severely Eroded Spot • Sinkhole • Slide or Slip Sodic Spot a Spoil Area 6 Stony Spot USDA Natural Resources Web Soil Survey 8/25/2010 Conservation Service National Cooperative Soil Survey Page 2 of 3 Soil Map—King County Area,Washington Binder/Sibley Short Plat Map Unit Legend King County Area,Washington(WA633) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI AgC Alderwood gravelly sandy loam,6 to 15 59.6 94.0% percent slopes AgD Alderwood gravelly sandy loam, 15 to 30 3.8 6.0% percent slopes Totals for Area of Interest 63.4 100.0% • • USDA Natural Resources Web Soil Survey 8/25/2010 Conservation Service National Cooperative Soil Survey Page 3 of 3 Map Unit Description:Alderwood gravelly sandy loam,15 to 30 percent slopes— Binder/Sibley Short Plat King County Area,Washington King County Area, Washington AgD—Alderwood gravelly sandy loam, 15 to 30 percent slopes Map Unit Setting Elevation: 50 to 800 feet Mean annual precipitation:25 to 60 inches Mean annual air temperature:48 to 52 degrees F Frost-free period: 180 to 220 days Map Unit Composition Alderwood and similar soils: 100 percent Description of Alderwood Setting Landform: Moraines, till plains Parent material: Basal till with some volcanic ash Properties and qualities Slope: 15 to 30 percent Depth to restrictive feature:24 to 40 inches to dense material Drainage class: Moderately well drained Capacity of the most limiting layer to transmit water(Ksat):Very low to moderately low(0.00 to 0.06 in/hr) Depth to water table:About 18 to 37 inches Frequency of flooding: None Frequency of ponding: None Available water capacity: Low(about 3.6 inches) Interpretive groups Land capability(nonirrigated):4e Typical profile 0 to 12 inches: Gravelly sandy loam 12 to 40 inches:Very gravelly sandy loam 40 to 60 inches:Very gravelly sandy loam Data Source Information Soil Survey Area: King County Area, Washington Survey Area Data: Version 6, Sep 22, 2009 USDA Natural Resources Web Soil Survey 8/25/2010 Conservation Service National Cooperative Soil Survey Page 1 of 1 Section 2 Binder/Sibley Short Plat Storm Drainage Report SECTION 2 - CONDITIONS AND REQUIREMENTS SUMMARY Compliance with Project Drainage Requirements The 2009 City of Renton amendments to the King County Surfacewater Design Manual (KCSWDM) specifies that eight core requirements and six special requirements shall be met for the project. The stormwater design criteria for the project are listed below. SWDM Core Requirements 1. Discharge at Natural Location: The project site is located within the May Creek Drainage Basin within the Cedar River/Lake Washington Watershed. Stormwater discharges from the site sheet flow southerly to the existing on-site wetland. Runoff from the frontage improvements along Hoquiam Ave NE is conveyed to the existing storm drainage inlet and below-grade pipe system on the east side of Hoquiam Ave NE. This system discharges to the wetland via a rock outfall at the southwest boundary of the site. The proposed development will maintain the current natural discharge patterns of the developed project site. 2. Offsite Analysis: Summarized in Section 3 —Offsite Analysis. 3. Flow Control: The project proposes less than 2,000 sf of new impervious area for the proposed off-site frontage improvements, as such no formal flow control facilities are required per KCSWDM section 1.2.3.1. On-site impervious area for the new home site is assumed to be 4,000 sf per City of Renton amendment section 3.2.2.1.The runoff is proposed to use basic dispersion in accordance with KCSDM section C.2.4. No formal flow control facilities are required for the 2-lot short plat. However, if the site should be redeveloped to reach its maximum density, a formal storm drainage facility will be required with the future design to serve all new and existing lots. 4. Conveyance System: The existing conveyance system will remain in place. On-site flows will continue to sheet flow southerly to the wetland. No new conveyance systems are proposed. 5. Erosion and Sediment Control: Erosion and sediment control is summarized in Section 8. 6. Maintenance and Operations: the proposed storm facilities within Hoquiam Ave NE are publically maintained by the City of Renton. On-site drainage BMPs will be privately maintained by the homeowners. See Section 10. 7. Financial Guarantees and Liability Summarized in Section 9. 8. Water Quality: Water quality treatment is not required, since the project does not exceed the 5,000 sf threshold for new pollution generating impervious surface. See Section 4 for details. SWDM Special Requirements 1. Other Adopted Area-Specific Requirements: No area-specific requirements apply to this project site. CPH Project No.0100-10-003 February 28,2011 CPTH CONSULTANTS Page 3 Binder/Sibley Short Plat Storm Drainage Report 2. Flood Hazard Area Delineation: The limits of this project are not located within or in proximity to a 100-year floodplain. 3. Flood Protection Facilities: Not applicable. 4. Source Control: No additional source control is proposed. 5. Oil Control: The project is not considered a high-use area and no oil control is proposed. 6. Aquifer Protection Area: The project is not known to be within an aquifer protection area. CPI-I Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 4 CPK CONSULTANTS SECTION 2. 1 ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SHORT PLAT REPORT AND DECISION, OCTOBER 11 , 2010 Site Planning Civil Engineering Project Management Land Development Consulting DEPARTMENT OF COMMUNITY atyor AND ECONOMIC DEVELOPMENT - D ENVIRONMENTAL REVIEW COMMITTEE MEETING AGENDA TO: Gregg Zimmerman, Public Works Administrator Terry Higashiyama,Community Services Administrator Mark Peterson, Interim Fire&Emergency Services Administrator Alex Pietsch,CED Administrator FROM: Jennifer Henning,Current Planning Manager MEETING DATE: Monday, October 11, 2010 TIME: 3:00 p.m. LOCATION: Sixth Floor Conference Room#620 THE FOLLOWING IS A CONSENT AGENDA West Pacific Short Plat (Wasser) LUA10-064,ECF,SHPL-A Location: 16466 109th Avenue SE. Description: The applicant requests Environmental (SEPA) Review and approval of an Administrative Short Plat for a 2-lot subdivision of a 22,500 square foot parcel (APN 008800-0495) in the Residential -8 dwelling units per acre(R-8)zone. . Binder/Sibley Short Palt (Timmons) LUA10-066,ECF,SHPL-A Location: 980 Hoquiam Avenue NE. Description: The applicant is requesting Administrative Short Plat approval and Environmental Review for an existing 89,225 square foot parcel to be subdivided into two lots with two tracts. Fairwood Annexation Prezone (Mathias) LUA10-068,ECF Location: The area is located generally at the southeastern portion of the existing City limits with the urban growth boundary at the eastern boundary of the annexation area. Description: The Fairwood Annexation area is being prezoned in advance of annexation, pursuant to RCW 35A.14.330, so that zoning will be in place if the area comes into the City. cc: 0.Law, Mayor J.Covington,Chief Administrative Officer S.Dale Estey,CED Director° W. Flora,Deputy Chief/Fire Marshal Richard Perteet, Deputy PW Administrator-Transportation C.Vincent, CED Planning Director° N.Watts, Development Services Director° L.Warren, City Attorney F. Kaufman,Hearing Examiner D.Pargas,Assistant Fire Marshal J.Medzegian,Council D City of odi DEPARTMENT OF COMMUNITY cen ceit AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SHORT PLAT REPORT & DECISION ERC MEETING DATE: October 11, 2010 Project Name: Binder/Sibley Short Plat Owner: Patricia M. Binder;980 Hoquiam Ave NE; Renton,WA 98059 Applicant: Chris Sibley;980 Hoquiam Ave NE; Renton,WA 98059 Contact: Craig Krueger; DBA Land Planning;733 7th Ave#100; Kirkland,WA 98033 File Number: LUA10-066, ECF,SHPL-A Project Manager: Rocale Timmons,Associate Planner Project Summary: The applicant is requesting Administrative Short Plat approval and Environmental Review for an existing 89,225 square foot parcel to be subdivided into two lots with two tracts. Tract A, which contains three additional shadow lots, would be set aside for future development 'n order to satisfy the minimum density requirement of the zone. A 41,094 square foot, Category 3, wetland is present in the southwest portion of the site and would be placed within Tract B along with its buffer. The proposal with a total of five lots, including the three shadow lots located within Tract A,would arrive at a density of 4.05 dwelling units per net acre (du/ac). There is an existing house located on proposed Lot 1, which would be retained following the recording of the short plat.The project site is located within the Residential - 8 (R-8) du/ac zoning designation. The proposed lot sizes would range from 6,935 to 13,739 square feet in area. Proposed Lot 1 would continue to gain access via an existing driveway along NE 10th St. Access to proposed Lot 2 would be provided via a new 30-foot wide private access easement, extended from NE 10th St. Project Location: 980 Hoquiam Ave NE(PID#102305-9060) Site Area: 89,225 SF(2.05 ac) Existing Bldg.Area(gross): 2,223 SF STAFF Staff Recommends approval of the proposed Short Plat and further recommends RECOMMENDATION: the Environmental Review Committee issue a Determination of Non-Significance (DNS). •s, i�3.i"7"'3 u:x c.'a?- c i - Zpp �... ...•fix r+ P g4:-44:-.7--?..4-11: -ti Al :-.41N-va- --t,-7,:,_:-,Mi'',W ,V,:•'4\4:: ..,..- _ : i•- •- ,...1::11' EF. • 4_._,:z ,,,,i,,,isme.--,-.4,. ..*- izl.ARP‘Ns4= '' ''''n0---- -' -- gt 1 0 .c •r` ` 4r : 7 w ''' -*_'.L. L. " . am y i. gi '` am' ;. r ^ - - r, ---'E,-;ii,-k*v.4gt.'.±W:q 7.7-111-Sk:3W÷r'.i.7,'14,----4 ::*1.5:2.-* Project Location Map Short Plat-ERC Report.doc City of Renton Department of Community&Economic Development Environmental Review Committee&Administrative Short Plat Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 2 of 12 PART ONE: PROJECT DESCRIPTION/GENERAL INFORMATION A. Exhibits Exhibit 1: Zoning and Neighborhood Detail Map Exhibit 2: Short Plat Plan Exhibit 3: Landscape Plan Exhibit 4: Aerial Photo of Project Site B. General Information 1. Owner(s)of Record: Patricia M. Binder 980 Hoquiam Ave NE Renton,WA 98059 2. Zoning Designation: Residential-8 du/ac(R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family(RSF) 4. Existing Site Use: Single Family Residential 5. Neighborhood Characteristics: North: Single Family Residential(R-8 Zone) East: Single Family Residential(R-8 Zone) South: Single Family Residential(R-8 Zone) West: Single Family Residential(R-8 Zone) 6. Access: Via an existing driveway along NE 10th St for proposed Lot 1. A new 30-foot wide private access easement extended from NE 10th St for proposed Lot 2 and proposed shadow Lots 4 and 5. Proposed shadow Lot 3 would be accessed via private driveway along NE 10th St. 7. Site Area: 89,225 SF(2.05 ac) C. Historical/Background Action Description Land Use File No. Ordinance No. Date Comprehensive Plan N/A N/A 4924 12/5/2001 Zoning N/A N/A 5099 11/1/2004 Annexation N/A N/A 4918 10/24/2001 Binder Short Plat Two Lot Short Plat LUA03-052 N/A 7/1/2003 D. Project Narrative The applicant has requested Environmental Review and Preliminary Short Plat approval for a 2 lot short plat with two tracts. Tract A would be set aside for the future development of 3 proposed shadow lots. The proposed shadow lots would allow the applicant to satisfy the minimum density requirements of the zone. Tract B would be dedicated to a wetland and buffer located on site. The subject site is 2.05-acres (89,225 SF) and is zoned Residential-8 (R-8) du/ac. The property is situated on the southeast corner of Hoquiam Ave NE and NE 10th Street. The site contains an existing single-family residence, located on proposed Lot 1, which ERC/Short Plot Report City of Renton Department of Community&Economic Development Environmental Review Committee&Administrative Short Plot Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 3 of 12 would be retained. The proposal for a total of five total lots, including the three shadow lots located within Tract A,would arrive at a density of 4.05 du/ac. Proposed lot dimensions are as follows: Table-1 Tract A Standard Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 (Shadow) (Shadow) (Shadow) Lot Size 8,803 SF 13,739 SF 11,149 SF 8,224 SF 6,935 SF (11,061 Net SF) (6,424 Net SF) Lot Width 105 ft 154 ft 65 ft(avg) 60 ft 68 ft Lot Depth 76 ft 90 ft 146 ft 101 ft 101 ft The topography of the site is relatively flat and slopes to the south toward the wetland. No excavation is proposed for the construction of the short plat. Fill, in an estimated amount of 50 cubic yards, is proposed to be brought to site in order to accomplish the widening and frontage :improvements for Hoquiam Ave NE. There are a total of 69 trees located on site of which 26 are proposed to be removed for the Hoquiam Ave NE street improvement. E. Public Services 1. Utilities a. Water: The site is located within the Water District 90 water service boundary. b. Sewer: The site is served by City of Renton sewer. There is an existing 8-inch sanitary sewer main within NE 10th St and another on the east side of this site. c. Surface/Storm Water: There are existing storm drainage facilities within NE 10th St. 2. Streets:There is currently a partially improved right-of-way along Hoquiam Ave NE for the frontage of the site. The frontage of the site,along NE 10th St, is improved. 3. Fire Protection:City of Renton Fire Department PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Determination Based on analysis of probable impacts from the proposal,staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures 1. None C. Environmental Impacts The Proposal was circulated and reviewedby various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in ERC/Short Plot Report City of Renton Deportment of Community&Economic Development Environmental Review Committee&Administrative Short Plat Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 4 of 12 conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Water a. Wetland, Streams, Lakes Impacts:The applicant submitted with their application a Wetland Delineation Report(dated July 15, 2010) prepared by The WaterShed Company. Pursuant to the provided report, a Category 3 wetland has been identified and delineated on site. A Category 3 wetland requires a 25-foot buffer per Renton Municipal Code. The wetland encompasses the southwest corner of the subject site and extends eastward in a narrow ditched feature across the southeastern most corner of the site. The ditched portion of the wetland serves a permanently flowing outlet and continues offsite onto the neighboring property to the east. The wetland contains a mix of vegetation, including forested, scrub-shrub, and emergent areas. Red alder, Himalayan blackberry, spirea, and willow species characterize the forested area, which is located along the eastern edge of the wetland. The scrub-shrub areas are characterized by a combination of Sitka and Pacific willow. The emergent areas are characterized by a cattail monoculture, with a reed canary grass along the fringes. Hydrology for the wetland is provided by a high groundwater table and is supplemented by precipitation. There are no proposed impacts to the wetland as part of the proposed short plat. In order to protect the wetland on site the following mitigation measures are recommended by staff. Mitigation Measures: None Nexus: Not Applicable D. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable,their comments have been incorporated into the text of this report and/or"Advisory Notes to Applicant." Copies of all Review Comments are contained in the Official File and may be attached to this report. PART THREE: ADMINISTRATIVE SHORT PLAT REVIEW This decision on the administrative land use action is made concurrently with the environmental determination. A. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the appropriate recommendations have been incorporated into this report. B. Consistency with Short Plat Review Criteria Approval of a plot is based upon several factors. As demonstrated in the table below and the narrative above the proposal is consistent with all short plat criteria if all conditions of approval are met. SHORT PLAT REVIEW CRITERIA: 1.CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Single Family(RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and ERC/Short Plat Report City of Renton Deportment of Community&Economic Development Environmental Review Committee&Administrative Short Plat Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 5 of 12 rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: ✓ Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family Neighborhoods. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to ✓ 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be ✓ sufficient- to allow private open space, landscaping to provide buffers/privacy without extensive fencing,and sufficient area for maintenance activities. Policy LU-154. Interpret development standards to support new plats and infill project designs ✓ incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. 2.COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The subject site is designated Residential-8 du/ac(R-8)on the City of Renton Zoning Map. Density:The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Staff Comment: The applicant is proposing a two lot short plat along with a tract for future development which includes three shadow lots. The tract for future development is proposed in order to comply with the minimum density requirements of the zone. After subtracting approximately 30,909 square feet for the wetlani on site and 4,478 square feet for the proposed access easement, which would serve two of the three proposed shadow lots (Lots 4 and 5), the net lot area is 1236 acres(53,838 square feet). A proposal for two lots would result in a density of 1.21 du/ac and would not comply with the density requirements of the zone. Per Partial RMC 4-2-110D, shadow platting may be used to satisfy the minimum density requirements if Compliance the applicant can demonstrate that the current development would not preclude the provision of adequate access and infrastructure to future development and would allow for the eventual satisfaction of minimum density requirements through future development. The applicant has proposed three shadow lots within Tract A to be set aside for future development which are consistent with the development standards for the R-S zone (See Table-1 above). A total of five lots, including the three shadow lots, would arrive at a density of 4.05 dwelling units per net acre, which is within the permitted density range for the R-8 zone. Staff recommends, as a condition of approval, the applicant be required to record the depicted shadow lot lines, proposed within Tract A,prior to or concurrent with the recording of the short plat. Number of Dwelling Units Per Lot:The maximum number of dwelling units allowed per lot is 1 dwelling with 1 accessory dwelling unit. ✓ Staff Comment: There isa single dwelling unit proposed to remain on Lot 1 which would comply with the number of dwelling units allowed per lot. The number of dwelling units for proposed Lot 2 would be verified at the time of building permit review. Lot Dimensions:The minimum lot size permitted in the R-8 is 4,500 square feet for lots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. A minimum lot width of ✓ 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. Staff Comment: As demonstrated in the Table-1 above, all lots meet the requirements for ERC/Short Plot Report City of Renton Department of Community&Economic Development Environmental Review Committee&Administrative Short Plot Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 6 of 12 minimum lot size, depth, and width. Setbacks:The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage; interior side yard is 5 feet; side yard along a street is 15 feet for the primary structure and 20 feet for an attached garage; and the rear yard is 20 feet. ✓ Staff Comment: The existing house, proposed to remain on Lot 1 would comply with all of the setback requirements for the R-8 zone with the exception of the front yard setback. The house is located 12 feet from the property line along NE 10th St. However, as the situation is existing and would not be altered as part of the proposed short plat, a variance would not be necessary. The setback requirements for proposed Lot 2 would be verified at the time of building permit review. Building Standards: Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story. The allowed building lot coverage for lots over 5,000 SF in size in the R-8 zone is 35 percent or 2,500 SF, whichever is greater. The allowed impervious surface coverage is 75 percent. ✓ Staff Comment: The existing residence proposed to remain on Lot 1 has a 1,110 square foot building footprint, which would result in a lot coverage of 13 percent on the proposed 8,803 square foot lot. There is approximately 2,000 square feet of impervious surface located on proposed Lot 1 resulting in an impervious surface cover of 23 percent. The building standards for proposed Lot 2 would be verified at the time of building permit review. Parking: Each unit is required to accommodate off street parking for a minimum of two vehicles. ✓ Staff Comment: There is adequate area to accommodate required parking for two vehicles for the existing residence on proposed Lot 1. The required parking for the proposed Lot 2 would be verified at the time of building permit review. 3. DESIGN STANDARDS: Lot Configuration:One of the Following is required: 1. Lot width variation of 10 feet minimum of one per four abutting street fronting lots,or 2. Minimum of four lot sizes(minimum of 400 gross square feet size difference),or ✓ 3. A front yard setback variation of at least five feet minimum for at least every four abutting street fronting lots. Staff Comment: All proposed lots, including future shadow lots, vary in size by at least 400 square feet(See Table-1 above). Open Space: Provide residents with a livable community, private and public open space shall N/A be provided. Public open spaces shall be located so that a hierarchy and/or variety of open spaces throughout the neighborhood are created. Residential Design:A variety of housing architectural styles have been provided and enhanced ✓ by attention to selection of exterior materials,colors,and architectural detailing. Staff Comment: The architectural style for the proposed Lot 2 would be verified at the time of building permit review. 4.COMMUNITY ASSETS: Tree Retention: Thirty percent of the trees shall be retained in a residential development. Staff Comment: The site is vegetated primarily with shrubs, groundcover and 69 trees of which 26 are proposed for removal along Hoquiam Ave NE in order to accommodate required street improvements. Renton Municipal. Code requires that 30 percent of the trees on site be ✓ retained. Of the 69 trees depicted the following trees are excluded for the purposes of calculating the number to be retained:21 are located within the wetland and its buffer onsite, 7 are located with the proposed private access easement, and 26 are located within the proposed area for the widening of Hoquiam Ave NE. Therefore 30 percent retention of 15 remaining trees results in 5 protected trees. The tree inventory indicates that all 15 trees outside of the FRC/Short Plot Report City of Renton Department of Community&Economic Development Environmental Review Committee&Administrative Short Plat Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 7 of 12 excluded area, are proposed for retention which complies with the tree retention requirement. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H8. Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Staff Comment: Currently the site consists of a variety of vegetation, including alder, cottonwood, fruit, walnut, fir, and cedar trees outside of the wetland on site. A conceptual landscape plan was submitted with the application. The proposal includes the installation of three dogwood trees within the landscaping provided in between the street and the sidewalk along Hoquiam Ave NE. There is a 10 foot landscape strip proposed abutting the Hoquiam Ave NE. Vegetation with the landscape strip includes 3 vine maple trees and 1 Douglas fir tree. Shrubbery consists of redtwig dogwood, sola!, sword fern, Oregon grape, and red flowering Not current. While the applicant hos proposed a good mixture of vegetation it is unclear as to why Compliant there are no trees located in the northern portion of the landscape strip. Additionally, the applicant has noted that existing landscaping, on site, would be used to augment the 10-foot wide landscape strip frontage requirement along NE 10th St. However, landscaping along NE 10th St was not depicted on the conceptual landscape plan. Therefore staff recommends, as a condition of approval, the applicant submit a revised landscape plan with additional trees in the northern portion of the landscape strip along Hoquiam Ave NE and depict a 10 foot wide landscape strip (existing or proposed) along NE 104h St. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to short plat recording. 5.COMPLIANCE WITH SUBDIVISION REGULATIONS: Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. Staff Comment: Access to proposed Lot 1 would be gained via an existing driveway along NE ✓ 10th St. A new 30 foot wide private access easement is proposed to be extended from NE 10th St for proposed Lot 2 and proposed shadow Lots 4 and 5 along the eastern property line. Proposed shadow Lot 2 would be accessed via private driveway along NE 10th St along the western property line. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. N/A Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. N/A Alleys: Access is the preferred street pattern except for properties in the Residential Low Density land use designation. _ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment:The properties surrounding the subject site are single-family residences and are designated R-8 on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. 6.AVAILABILITY AND IMPACT ON PUBLIC SERVICES: Police and Fire:Sufficient resources exist to furnish services to the proposed development. Staff Comment:Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development;subject to the condition that the applicant provides Code ✓ required improvements and fees. In order to mitigate the proposal's potential impacts to City emergency services staff recommends as a condition of approval a Fire Mitigation Fee, based on $488.00 per new single-family lot should be paid prior to short plat recording. The fee is estimated at$488.00($488.00 x 1 new lot=$488.00) and is payable prior to the recording of the short plat. In addition street addresses shall be visible from a public street. ERC/Short Plat Report City of Renton Deportment of Community&Economic Development Environmental Review Committee&Administrative Short Plot Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 8 of 12 Schools: The Renton School District can accommodate any additional students generated by this proposal. Staff Comment: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood ✓ Elementary, McKnight Middle School and Hazen High School. Renton Municipal Code requires that an impact fee be assessed for each new lot in order to fund school system improvements to serve the new development within the proposed plat. In order to mitigate school impacts the applicant is required to pay school impact fees per RMC 4-1-160.D, to the City of Renton, on behalf of the Renton School District. The fee for the proposed plat is estimated at $6,310 ($6,310.00 x 1 new lot=$6,310)and is payable at the time of building permit approval. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The project site is located in the May Creek drainage basin within the Cedar River/Lake Washington watershed. Currently surface water runoff from the site disperses via sheet flow through the lawn and pasture area and collects in the wetland on site. Drainage along Hoquiam Ave NE is currently collected in an existing below grade pipe and inlet system. There are currently two catch basins which collect runoff from the eastern half of Hoquiam Ave NE from the intersection of NE 10th St. The applicant submitted a drainage report,prepared by CPN Consultants (August 27, 2010). The report states that less than 2,000 square feet of new ✓ impervious area for the proposed off-site frontage improvements are required. On-site impervious area for the new home site is assumed to be 4,000 square feet. The applicant is proposing to use full dispersion for surface water runoff, in accordance with the King County Surface Water Design Manual, as amended by the City of Rentonn. No formal flow control facilities are required for the two lot short plat. However, if the site should be redeveloped to reach its maximum density, a formal storm drainage facility would be required with the future design to serve the existing and future lots. Additionally, water quality treatment is not required since the project does not exceed the 5,000 square foot threshold for new pollution generating impervious surfaces. Staff concurs with the assumptions and analysis within the provided report. ✓ Water and Sanitary Sewer:The sewer and water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards. Staff Comment:The site is served by the Water District 90. A Certificate of Water Availability from the Water District 90 was submitted with the application. The site is served by City of Renton sewer. There is an existing 8-inch sanitary sewer main within NE 10th St. Installation of individual side sewer by the developer is required prior to recording the short plat;dual side sewers are not allowed. The minimum slope for side sewers is 2 percent. Sanitary Sewer System Development Charges are based on the size of the meters. Payment of this fee will be required prior to issuance of utility construction permits, and prior to recording the short plat. 7.COMPLIANCE WITH CRITICAL AREA REGULATIONS: Partial Staff Comment: The applicant submitted with their application a Wetland delineation Report Compliance (dated July 15,2010)prepared by The WaterShed Company. Pursuant to the provided report, a Category 3 wetland has been identified and delineated on site. A Category 3 wetland requires a 25 foot buffer per Renton Municipal Code. The wetland encompasses the southwest corner of the subject site and extends eastward in a narrow ditched feature across the southeastern most corner of the site. The ditched portion of the wetland serves a permanently flowing outlet and continues offsite onto the neighboring property to the east. The wetland contains a mix of vegetation, including forested,scrub-shrub, and emergent areas. Red alder, Himalayan blackberry, spires, and willow species characterize ERC/Short Plat Report City of Renton Department of Community&Economic Development Environmental Review Committee&Administrative Short Plot Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 9 of 12 the forested area, which is located along the eastern edge of the wetland. The scrub-shrub areas are characterized by a combination of Sitka and Pacific willow. The emergent areas are characterized by a cattail monoculture, with a reed canary grass along the fringes. Hydrology for the wetland is provided by a high groundwater table and is supplemented by precipitation. There are no proposed impacts to the wetland as part of the proposed short plat. In order to protect the wetland on site the following conditions of approval are recommended by staff. 1. The applicant shall establish and record a permanent and irrevocable easement on the property title of the tract containing the critical area and its buffer prior to short plat recording. The protective easement shall be held by current and future property owners, shall run with the land, and shall prohibit development, alteration, and disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project. The enhancement project shall receive prior written approval from the City, and from any other agency with jurisdiction over such activity. 2. A covenant shall be placed on the tract restricting its separate safe prior to short plat recording. Each abutting lot owner, within the short plat, shall have an undivided interest in the tract. 3. The common boundary between the native growth protection tract and the abutting land must be permanently identified. This identification shall include a permanent wood split rail fence and wood or metal signs on treated or metal posts.The permanent wood split rail fence and signs shall be installed prior to short plat recording. 4. The following note shall appear on the face of the short plat and shall also be recorded a s a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created or benefited from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." C. Findings Having reviewed the written record in the matter,the City now enters the following: 1. Request: The Applicant has requested Administrative Short Plat Approval and Environmental Review for Binder/Sibley Short Plat, LUA 10-066,SHPL-A, ECF. 2. Environmental Review: The City's Environmental Review Committee (ERC) has reviewed the proposal and issued a Determination of Non-Significance(DNS). 3. Application: The applicant's Short Plat application complies with the requirements for information necessary for short plat review. The applicant's plans are attached to this report. 4. Comprehensive Plan:The subject site is designated Residential Single Family(RSF). 5. Zoning: The site is zoned Residential -8(R-8). 6. Subdivision Regulations: The proposal is subject to the requirements established by the City's Subdivision Regulations provided. 7. Existing Land Uses:The short plat is consistent with development and uses surrounding the subject site, including: North: Residential Single Family(zoned R-81; East: Residential Single Family(zoned R- 8);South: Residential Single Family(zoned R-8);and West: Residential Single Family(zoned R-8). 8. System Development Charges: Development Charges and a Sewer System Development Charges,at the current applicable rates,will not be required for the existing residence. ERC/Short Plat Report D. Conclusions 1. The subject site is located in the Residential Single Family (RSF) comprehensive plan designation and complies with the goals and policies established with this designation. 2. The subject site is located in the Residential-8 du/ac (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval. 3. The City's Environmental Review Committee (ERC) has reviewed the proposal and issued a Determination of Non-Significance(DNS). 4. The proposed two lot short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with. E. Decision The Binder/Sibley Short Plat, File No. LUA10-066, ECF,SHPL-A is approved subject to the following conditions: 1. The applicant shall be required to record the shadow lot lines, proposed within Tract A, prior to or concurrent with the recording of the short plat. 2. The applicant shall submit a revised landscape plan with additional trees in the northern portion of the • landscape strip along Hoquiam Ave NE and depict a 10-foot wide landscape strip(existing or proposed) along NE 10th St. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to short plat recording. 3. The applicant shall pay a Fire Mitigation Fee, based on$488.00 per new single-family lot should be paid prior to short plat recording. The fee is estimated at $488.00 ($488.00 x 1 new lot = $488.00) and is payable prior to the recording of the short plat. In addition street addresses shall be visible from a public street. 4. The applicant shall establish and record a permanent and irrevocable easement on the property title of the tract containing the critical area and its buffer prior to short plat recording. The protective easement shall be held by current and future property owners, shall run with the land, and shall prohibit development, alteration, and disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project. The enhancement project shall receive prior written approval from the City,and from any other agency with jurisdiction over such activity. 5. A covenant shall be placed on the tract restricting its separate sale prior to short plat recording. Each abutting lot owner,within the short plat,shall have an undivided interest in the tract. 6. The common boundary between the native growth protection tract and the abutting land must be permanently identified. This identification shall include a permanent wood split rail fence and wood or metal signs on treated or metal posts. The permanent wood split rail fence and signs shall be installed prior to short plat recording. 7. The following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created or benefited from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received. Project Location Map Short Plat-ERC Report.doc City of Renton Department of Community&Economic Development Environmental Review Committee&Administrative Short Plat Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 11 of 12 C.E. "Chip"Vincent,Planning Director Date TRANSMITTED this 11th day of October 2010 to the Contact/Applicant/Owner: • Owner: Applicant: Contact: Patricia M.Binder Chris Sibley Craig Krueger 980 Hoquiam Ave NE 980 Hoquiom Ave NE DBA Community Land Planning Renton, WA 98059 Renton, WA 98059 733 7th Ave#100 Kirkland, WA 98033 TRANSMITTED this 11th day of October 2010 to the Parties of Record: None TRANSMITTED this 11th day of October 2010 to the following: Neil Watts,Development Services Director Larry Meckling,Building Official Kayren Kittrick,Development Services Jennifer Henning,Current Planning Fire Marshal Renton Reporter Land Use Action Appeals,Request for Reconsideration, &Expiration The Environmental Determination and the Administrative Short Plat:decisions will become final if the decisions are not appealed within 14 days of the decision date. Environmental Determination Appeal: Appeals of the environmental determination must be filed in writing to the Hearing Examiner on or before 5:00 p.m.,October 29,2010. Administrative Site Development Plan Approval Appeal:Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m.on October 29,2010. 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). Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the$250.00 application fee to Hearing Examiner,City of Renton, 1055 South Grady Way, Renton,WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-7th Floor,(425)430-6510. RECONSIDERATION:Within 14 days of the decision date,any party may request that a decision on a short plat be reopened by the Administrator(Decision-maker).The Administrator(Decision-maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact.After review of the reconsideration request, if the Administrator(Decision- maker)finds sufficient evidence to amend the original decision,there will be no further extension of the appeal period.Any person wishing to take further action must file a formal appeal within the 14-day appeal timeframe. EXPIRATION:The Administrative Site Development Plan Review decision will expire two (2)years from the date of decision.A single two(2)year extension may be requested pursuant to RMC 4-9-200L.2. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte(private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals ERC/Short Plat Report City of Renton Deportment of Community&Economic Development Environmental Review Committee&Administrative Short Plat Report BINDER/SIBLEY SHORT PLAT LUA10-066,SHPL-A,ECF Report of October 11,2010 Page 12 of 12 to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm,Monday through Friday unless otherwise approved by the Development Services Division.The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H8. Water: 1. The project will need to provide domestic service,and fire service to serve the proposed development. 2. Per the City Fire Marshal,the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet(including garage and basements). If the dwelling exceeds 3,600 square feet,a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 3. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections. 4. Additional fire hydrants may be required to be installed. The project will need to bring any existing fire hydrants up to current code if not existing. Sewer: 1. There is an existing 8"sanitary sewer main NE 10th St. See City of Renton drawing#53278 As-Built. 2. There is an existing 8"sanitary sewer main on the east side of this site. See City of Renton drawing#S3278 As-Built. 3. The proposed project needs to show how they propose to serve the new development with individual sanitary sewer service to each and all of the lots. 4. Dual side sewers are not allowed. 5. The Sanitary Sewer System Development Charges are based on the size of the(each and all)domestic water meter(s). These fees are collected at the time a construction permit is issued. Surface Water: 1. There are existing storm drainage facilities in NE 10th St. See drawing#R3278. 2. The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be handled. 3. The Surface Water SDC fees are$1,012 per lot. These fees are collected at the time a construction permit is issued. Transportation: 1. Street improvements including,curb,gutter,an 8' planter strip,sidewalk(adjacent to property line)and paving will be required to be installed on Hoquiam Ave NE across the full frontage of the parcel being developed. The project needs to match existing. 2. Power needs to be underground(referring to house facing NE 10th St. 3. Status of the corner radius right of way dedication needs to be verified. 4. Driveway approach shall be a minimum 5'separation from property line. 5. All new electrical,phone,and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Fire: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears that there is up to three existing hydrants that will meet the minimum requirements. A 2. Fire department access roadways are adequate. Property Services: 1. Under separate cover. ERC/Short Plat Report D6- 03 T23N R5E E 1/2 • CA I_ Rj r` s I /g4— ' :Y ' r On" 11,"•_•1.7.-1:4-_)"."1,;,_1,k-.. —_ RM-F �._. >a '.-, -.... i ill—i �--� L,-s ; • 1 ��.. ' — ; : , I iS _1 i.,—...-----_� I t 1 1 i i r t�;.1 -- �_. 1 f �_ ti (-�_� I i SITE J ++ 7 - L-.-- i {� — _._._—_I-.. J N - —......17._;_ ==�-�-- I II_iff4f. ;TSI _ ; E _8£min,__ r. G . _IL—_ ' l' -11:11-- —7-1-7-.—li- r-- __.:r ' l'......_._ ____i_-__....1 -1 • RM-F .._ L {�- I ; 4-1 ....: I I t ;K _ _ _ _ "� —j am -:---+--,.,�--\ ,;., ,,,,.,-_...,,,._...- _ --1-,,r±k,..„- —#4 1 !11-8 __IA.L.,.. i 1.4_. _ • 1.11_, —:•1,• _. —,--a ' _ � - i1 -- AL j 111 ' -- l R' , -iv I•- , , , • \R 1 i.:_ 4 1t1 –_ N i R °1 EXHIBIT 1 :{ — .-- • -� CA i RFI . . Am:mini mum= ZONING MAP BOOK F6 - 15 T23N R5E E 1/2 PW TECHNICAL SERVICES E 6 PRINTED ON 11/13/09 ..anted bslimy wu,+,Y.,YreAa, me nest na:mnion,e Mae matte roe films 61m.n,eo.e,enre ac.{bw.rnww+.* 0 200 400 „ Fe,n 10 T23N R5E E 1/2 �:,�,b a 1:4,800 5310 BINDER/SIBLEY PRELIMINARY SHORT PIAT at `I rro. • ' Planning Division a fi �U SSM,37,1 LANDSCAPE I IE it ADS 5.400.0' •• s 471.30' 5911 0112 . EASCYCNT /1 1'Pte'M RM.43,1E DEDICATED TO THE PUBIIC RECORD N0. �`0 2'PVC ESE TO ^.O PVC N TO FOR ROAD PURPOSES . • • ,'��;,r . 10070213001041 S ■ 12'PVC N r PVC E --0 '=•'•,• .. •e.,'2/00057 lit' i •4,Y, al COV+' 11WNEL.463.E CODER CHAIM:L44 4 • •• - - i►:riil� " �" ► "-----1, .04--10 SEP -8 2010 r.a,10- 950- no ♦ ♦ ," !.. � NE 10th ��-' o 4 Lae . R • - �• . Is 1E 5'NE.430.7' ' IE r PVC CACP E-4421 i•�. A Pd �fMA T'�.�� •A.'"4. 4.444�-3,:." -_ CENTER CHANNEL.460.4• Bim- _ 'r 1� 't-r`..�_ '�����y:16>• I'. �'''T� I(,(��•J(/7 i I '"'""-'•-•-•7-.`- ���~ -- - _,�__.---..-.9.-. ........--_........ .. ;,� 1: I r+ LLE U U GRAPHIC SCALE . I 1 its 1a4es.e NW- r_ �o yf I LOT 1 .1. •N ,�,;' �J�pE�ry ig_15136'�� I e PVC w 5 s ro IE IS'3,05 100.4841' �R' �8.08J "•' 4`.. i -1MEDCE OF 16 0581 �U U C.WE CENTER LTIANNE1-4234. 40 24 0 40 60 •: t4 1 I VV 6.2' F]B.91NO MUM 10.izI�-LANDSCAPING RELORp 040. UNE TABLE 1••90' .. ",.4 BCTONO EASEMENT 4 .42007CL16001911 UNE LENGTH OEANEIC IE 12'ADSME-4664' 0+ L. LI 2223*SF § L1 21.56 5027746')114 12ADS 5-1847 F. ,i:..L EE1I _ Lia f $d 0OT460 16 LOT 2 u 20.62 4471626E LEGAL DESCRIPTION _,:^ j• b ig 340.16 *13,739 m.M1�I �j , N SGIARE FST LA 24.55 N61 42'16'( LOT 1 ANO TRACT A.EIMIER SHORT PLAT N0.WA-03-062-SHPT RECODED 0ULT 21,2004 ‘id Eii-0;, I i� gP al 3p' �_ L4 43.22 0461.4717E UNDER RECORDING NO.10040721900001,RECORDS OF NNC COUNTY,WASHINGTON. ' 14' 1 Na r I tel 32115,03 w'2D'O9t �,,, n -s�6,ji431 � 71L90000R i PROPOSED L4 x5,15 u9'Ir29'E RECORD MATTERS . 11 - 207• 0+ Y 858 J I �.J7 400005 LY 21,94 �i'sQ'452 SNIBJELT TO FA04U1V CMARBR,F ANY,INCLUONG BUT NOT UkITED TO MOO(-UP OR �ld 1 EASEMENT 10.0.7 04017702.E CONNECTION CHARGES ANO LATECOMER CHARGES FOR 5EWER,RATER AND P11AUC 700N-UP, I FVNRE LOT 3 E- J543o_ 19.00 n141l'S0'E OF CITY OF RENTON AS O5GOSED N INSTRUMENT UNDER RECORDING NG.0412031475 Y I 3rL146.q.N- 111 N t TRACT.A,s 9219.-3 8 140 14.51 S0l'21'42'e (BL00050 COMMONS-NOT sHONi) (� I I "'111^nnn _4 • \ TOTAL FUTURE 0.71 74.17 5343,7.44.E 10 C 10 THE 11040 TO MAKE NECESSARY SLOPES 404 05TS AMD F1LLS IRON SAID 4�i )' \DE•ELCIMOR 0.12 1242 95324.29.E I`, g U3 1143 Ne4i9'34'E 25'SINTER > +3• *20.305 IK4 R o FDI Rom P-FPOSE5 AS GRANTED 80 DEED ORDER RECDOINO 040.3265339 I ,. t 6 • 144 57.63 N9000'0Q'E (BLANKET COMMONS-NOT SHORN) . FOMRE LOT 41 LIS 17.02 S{577'Z4'E *0.224 p.M11 SUBJECT TO COYENANTL 040721006 RESTRICTIONS.AND/OR E-NOTTS PER INSTRUMENT ^'V 0......--: ,_-_, ,...,0 DO�B SL-J LLIS I? 24.04 WBS17'70'E ORDER RECoRONG No.200407210,2tem(BLANKET COEDITORS- 01TIN) . I 442.30'44'2 IIA •," • "N-(> ,Q, •�Y2.'• 1O.ly--11pp 0.15 16.29 N471a'ae`E 9429]201 TO ANY AND ALL OFFERS OF OEOCATON,CONOTOiS,RESTRICTIONS.USCMENTS, g j TOTAL AREA • 3 BSBL ` 429 77b1 NS5.00'16'E FENCE LNE/BO.EUA-OSCREPANCE3,NOTES ANO/OR PROMS/CRS0040 SHORN ON 111E&rOER 0.• 7 09,175 p.R ) 12 x'60 N61Y317-E SNORT PLATNO.EUA-4]-052-SMPL TINDER REWRONC N0.20040721600001 • 1 56]70'0610 ONBJECT TO AN EASEMENT AND THE TERMS AND 00N017ON5 THEREOF PER INSTRUMENT N� 0.32 26.16 5691726.E LINGER RECORDING NO.20070I15001911 FUTURE LOT 7 LTJ 21,94 TRACT 11' - 91 56190.44'2 • V3 *0.635 R}R n 174 10.03 • CATEGORY 3 METLAND �� SURVEY NOTES AND BUFFER I 4 L25 15.6e 51411' 2 ' I. 341,094 44.R 1.1 L23 4.06 50121'42' EASEMENTS AND LEGAL GUMPTION ARE BASED ON',RIE SIIBOIN,CN GUARANTEE BY FIRST 07.46 j 497 1110 33417'44 E AMERICAN TITLE NSURANCE COMPANY,ORDER NO.42m-161204E DATED AUGUST 12.7010, C 12'ADS 11.4933,' . I 'r_9SOL- 13 AT 7.30 AN. IE 11'ADS 59-49318' FOUND MGM AND CAP 011 0.30 4.38 048496.34.E 0.18 T 1.29 37.03 "90Do00•c - �� j L30 3.e Noir1D`E AND ADAPNT SMOI0 14EMON S A MENS 53,DATA W THE IO4T041E-NAT ACOI■IA 81 DAsTS ATA TRACT,�'• LJ1 13.00 560.4 3,+D AOOITONAL DATA PRONGED 0 AIDS BASED ON U'IENOUS 7.010(BY OIMOLS,ALL DATA CUV�RT P7149 1 \+ 11 ' 137 13.17 T'�O�'S 9DLRD BE CONSIDERED'NEAR Ala APPRCIOMATE'MOS PRODUCED FOR THE PURPOSES OF _.E _ 5.17'23'17", PREUMNARY PUT SUBMITTAL ONLY. IE 12 3,09.459.7 9NOCR 91Ol T PV,T S s g- L33 13.25 55424'361 lNOUGiGJNO 4704125 WERE LOCATE()BASED ON was SUIPALE [VOENc4 1)f USIUTES • 1117 M RE"Ty0Np51-91PL i ?Y BUFFER^ KIS '.'} L34 19.10 50614'171' 00,,.03 .90000 ` LOS 10.00 57727'7]1 (EXISTING PAINT MARKS,SAW CUTS N PAVEMENT,COVERS,UDS,ETC.))AND AS-BUILT pp40 9 INFORMATION PROMO 0 BY THE 4214211 PURVEYORS UNDERGROUND V1ILUTY LOCATION REF AG ` 6 21.24 N8710.381 SEIAncE5 MERE NOT PROVIDED SPECIFICALLY FOR 4 -5 ' 0.2 L37 11.17 046497'191 THS TOPOGRAPHY SURVEY IND THE IAaEROP:ME,Rtar NC OF REPORTED SHARD OBLIDES ' • (Je 2e.62 57515']51 NAS NOT BEEN VERIFIED OR 0 0111/EO MTN 1IE*040 PUT\EY4R. AOOTONAL UTILITY L39 13.52 506'33'531 LOCATIONS AND MCERGR00N0 UTILITY LOCATOR PANT NAPPING WILL BE REOUMED PRIOR TO ANT CoNsTRUcctst V-1• F CINVE TABLE NSTRUMENTATKN FOR THIS 5LAIVEY WAS A LECA 1107,TOTAL STATION.PROCEDURES USED IN ART-490.00 •Y •'� CURVE LENGTH RADIUS DELTA TINS SURVEY WERE 01010 TRAVERSE,MEETING OR EXCEEDING STANDARDS SET BY,AC E e'5-450.7' 0e1a'06- , 32-130-000. NO PPE HT1 NORTH ��W ClGI 7.72 25.00 17.41'19' CE1IlF3R CHARNEL-{SLY 10234 Cl 15.25 25.00 34`3734' EVDENGE OF OOCUPATO4 OF LAND(ECR EXAMPLE:FENCE$51RVCTURES,PANG.ORME110 LOT 2 C3 10.49 75.00 0402.40', SURFACES,ETC.)MAY NOT 0044400E 44TH THE DEEDED 0001146?LINES AS 5440TIN 01'1 THIS Cl 8 C4 3.63 25.00 8'46'26' Im404440.THERE ARE AREAS ON TMS 542640?APPEARING TO T I FW1D 1®46 MD.CAP C5 0.66 25.00 1515')4' HAVE 050707ANC�S BETWEEN RE DEEDED BOUNDARY LINES AND(UTAK(VOSNC1 2'12'AOS 2.459.2• VI, 'LS pay. C6 335 25.00 726'43' OCCUPATION, %HERE OI5REPANOES 0205T AX5 RECOME'NDS THAT THE OPER OR ' M1 I2'ADS 52.459.7 PO1EN11AL PURCHASER CONSULT WITH LEGAL CGN5EL TO DET RM1RE HOW BEST TO C7 23,33 13.00 5]7247' INTERPRET MSIR PROPERTY MONTS AND ADDRESS ANY POTENTIAL BOUNDARY DISPUTES, leis/7;4;1Z ULKAT ni CS 7.13 25.00 1870'34' IE is/ ADS.Z 1' tt I --' --_ -- -- Cl 15.20 26.00 37'0214' THE NFORMATCN DEPICTED ON TMS MN IEPRE5ENT5 THE RESULTS ' ' CIO 0.49 25.00 4724'48'. OF A SURVEY ME ON AUGUST 12 205ID 0 ACAN ONLY 8E CONSIDERED A5 11404cAT■10 111E 051 1.10 25.00 574156' M GENERAL CONOIONS COSMO AT THAT 117E 5E 4546 ST C12 29.57 2100 ET44'3* INFINEN'ES ili3 •:I' •T 15, 013 2.10 25.00 4'48 24 T€ 014 39.97 25.00 91'34'30' BINDER SHORT PUT N0.WA-83-082-5HPL•RECORDED JULY SI,1004 UNDER RECORDING 110,20040721900001.RECORDS OF KING COUNTY,WAS16NCTCT4. NOTES pATUM/BASIS OF BEARINGS NE 7711 ST SE 9 TT1 WAYMAY V - 4 0 KING COUNTY ASSESSOR'S MAP FOR 114E NW 1/4,5E0 10.7TP.236SIL..,ROE. .RTL 2041140: R6-RESIDEN11AL,PLR CITY OF RENTOR BA515 OF BEARINGS PEA BINDER SHORT PUT ' ZONING MAP 01RLJslm ON 1111 OF RENTOR MFB0IE N0.LOA-03-O57-0TMo_RECORDED ART 2I. Y - SW 1/4,NW 1/4,SEC10,TWP.23N., RGE.SE,W.M. 2004 UNDS 04 RECO TONG NO.101415010000001, 0 CITY OF RENTON,KING COUNTY,WASHINGTON L TRI: i6,0 1.424004. IIECODS Of HIND COUNTY,WASHINGTON. LOT I: !6,083 305.FT LOT 2:313.739 90 FT./11.061 SO.FT.(NFT) ORIGINATING-O 01820,BENCMARK: TRACT'A•:*26,.08 SO.R.(FUTURE OCVELDPMENT) PT 00)1 -1*010 SWARF IN 5E GOPHER ,� (1E 14 00N*40 S N OPPOSITE BASE AT NEST 011E OF V w9•r'ARN■19.•/,•a1w REACT'8':341/ELATE FT. 5AD*]0.868 50. 141040 AVE SE OPPOSITE HOUSE NO.1]Ut4 5 R IJ• FT./5104726 310.020 SQ fT.) r ,''I46A• AXIS JOS NO. DATE VERTICAL DATUM NAY]Be 'kJ:pf;9y .p TOTAL AREA:59,217 m Ft �� T .,'.t4'���. y I��,% 10055 8118(2010 3 SUTURE DEIELOPMMT WTTR ELEVATOR 47269• EXHIBIT I B . Ii/ Survey R MappingLOT3:*11,149 S0.FT. -L01 4'10.224 S0 F1. • I :3005NE226ThPL(36,424 50 FT.ETES) R •'fSINELAND,wA98074AwG A15i(,LOT e:*6,033 SO.FT TFL425.423-5700PRIVATE ACCESS EASEMENTS: 34,470 S0.FT. ` 41>W I FAX 475.873-5700 SCALE SIDD;E l( Ni /'r0. ,11 t- NTS7 1•x40' 1OF1 • - ,. pogo E loth S ; ,� a ,. j.. �.._.._ t .-f7. •415....-;4_.••,.----_•RSG,.r1:G:..r-y -iP•~TM: y.... rM • `., 'f;: 'e.�_— 4.,c._..... -.. _ .. �r cr.; -_.... Y:_ y!%Ei r- r_7..A 1::-;-e•F � • , I..,, •1,. II 10.0.9.78•.¢7. .,, I, v ...:�• EDGEOf I t k ••„I '”..... :_'l '. :111 UNLISC.WN4: NO [ I • t EC/377 GHOWE ..:-I &EYiMr7tilA't'L:4:Nr 2C C. 1 C ti TO l(FLRIIN I I 2C !I` ;[• .) nr3tSF e a • It � ; core • iiy -7T-:. , s73,7J6a7k. _;t 11I.;(:::)1 .I. 1,..1 30 s i ii rogli 7, •i ; I Pl•.'..., m.4,mttwROM m MA1 W7 L.sw�,s>r,GrE• ' 5 {!�, SACT fl111" 1 +r ;.•; • .� I, CTRLFU7NF OEITIOPA?ENt _ I n MI+ � tilt East,. PLSCHEDULE j ' •r -, .` a 111; OM1AMAMG mammf 40.41 COMM ili unlyir.444 414,1 C LAC I i +� I r minnynoey.ary.am' MEM ;7,'-'i'.."-y. .wawa Ina 01(114411hr nnw¢sn 04E, w.�o.ww.anw 43 I" .[i I_ r - , pyamoraw.uomm wh•w�.aw rlg. , • sw .six ...E t +?.7.27L w.A. ('-_- r e %ACMgrm NAV Annmwcwm N•1nrM MC Odd/ cecaan PA MOE CY. II-I I I C°YI rarmwwiwrA, ',waft MOW,mecum ITIFLIAL • 141.44,141444 IX MON • WAWA M,say rerw tram • r.s xuovac 0`' TRACT a !MG.G .0 LODE I ,i �,,.�,a,. i • I I ` IamnwImay w mrt 11111111111.14 SUR uw+e.'1 �lr _\ �) - It i 1 4l I: . IT i .(...., J. I ti,\, • { r I; -- , - City of Renton [ ,II.,.Ir.. ,' EN_M=1=1 Planning Division _ , tIJ1U ,�09 f I ��� sEP -s ».A 1, t li - NW 1 OF 7 EXHIBIT 3 � � CLEOV/ E[]p 1�,;N—i o LUA10-066 Binder/Sibley Short Plat Yvr ,; ."_ _.. >ri,. - (t r .;.a`4Y rt! Y t) -t ) > ` k,-..--..,:',.,,,,;;',,, i •�`' i Y 1 . zi 33 { y+. . , 3 t:5 r a i 19t •' p r• n s t �,i 1, #'41 r 4 l ' A a '. t t: i ny,-y,�"t t y�7!'7i ' `;.1f ""'i L di t 9.C• •v L 1' c4 ,.. r s a`✓ 44,74, !„ $ f* =r5 a "4; .r G a t.... r 4, .try ,.r' k a r f ra113� a , r •e;j,.. ._.� �•. -sit r�.�..1�.— r l -y, :- ,._ S ,� U3#a � e . -mmi.,a nh^s. �'-, '1%,, a a d ,::-....:...1..!.72..:1.....::......'. . $ e • +r {3b { y¢x t i023L�920i ) r- :G1UQrJi10' ''Y r s. -- t iia ;� _ .rt �{ fv 7U 0 g+ p$� xn 3'j #� ,!Oti.' 4 Edi �fi .�,c .sFs.+3: St j - � , , ,000a t gz�;aQnt� a o�tti. .1211.°a(1-2- �_ " � � .� Legend *sr� `fi f1. + , at r '1�s : zea f 2 :, ' ." ? Lakes and Rivers x I o a j. .._, ." zo S:� �. 5-3, ,r _I0i ,, � 5Parcels Street Names Rights of Way V! I nrh St NIi10tlr,St If .„. .2,- , . t Ft r _ Roads Jurisdictions N1• ti 1 9 ,- ,' � ' uiaBellevue aa& 7- ,,,,...,. __,,,,. ; , , � 1n -_ rC0C1�0 _ Dee Moines e s29 51 t sk , .. ` Issaquah'S 0002r , r . ' 'iii Ar. w r, s 9 ", ddbKing Countyn � � .10--..1114,, T x Mercer Island.,,,,, • " 1 '� r ' , Y u t 1 3/ 'r' '^< s Newcastle ' e t...4-13- .rr x *. .,,I: ) Q �,� :N t . 1 r w.1 §i ,` .. "o Pe ' `i?.. t' �..,i�. RENTO • • Nt ;' ` t { . awl SeaTar iv -i,;50.4.,,;.- r' y. -i . ° ` .. )x305' _ Tukwaaear , g5•t. - ' tur'R ...'":' ,:','*.4-- k Aerial(March 20 e. 10) ■ Red: Bandl --1;espiti y2y� %w 1 ,%,':-..-1-: v + g ;r. h ..,,_4f.04 " Green:eand_z$ .. x - . w 4 r ��pF : c:s ..,,,,..,,,,,,,t.:..-,:t:� r i .....,1„.,,,,....,,,..,„r,.:, 9 •i'SI4 " , , r; 20 iilao�A1 ' 1i ', ..001.204.,,,,':541 ' 3u ■ Blue: Band_3 xRr4, , }e,. _ .i , , fitfai -- • - '... 0 ',,. e ;� r� r t a+4 .aA •i �d d''''''''''.1.4)45--,f;'3; 4 � y� 4 t YF c1 _ t � n � i : ' - V kt �{ � t � � VF' t . -jig i i .-1� [ y• 1 t � . ( , + AebfE, I • rel 404 s. li • ti i s$: .., T1.'' 2 ;, may' s;3# ..,.. , u -- ' t'-T ,i f '1",:::,:":::',:.',,,.. t t rU•006 1 91 ; 4: z e 4 . -. t • r 1. v " f.4...,'-'',19.x` r F) S `F ' T:A Nrr s "Y �{ ` $ i, 4��.`a .r ,e'1: 8.5"X 11" CO .� � wu 269.2 134.GI� 2692 Notes om an Intem�mapping s to and a on thls map may or may not be Enter Map Descr ption ate,current,or otherwise reliable. City of Renton,Washington EXHIBIT 4 OBE USED FOR NAVIGATION Section 3 Binder/Sibley Short Plat Storm Drainage Report SECTION 3 - OFF-SITE ANALYSIS Task 1: Study Area Definition and Maps The short plat project area includes approximately 2.05 acres (APN 1245002765) located at 980 Hoquiam Ave NE (APN 1 245002765) in the City of Renton, Washington. More specifically the site is located in a portion of the NE 1/4 of Section 10, Township 23 North, Range 5 East, W.M., King County, Washington. The project proposes to subdivide this parcel into 2 separate residential building lots, a future development tract, and a sensitive areas tract by means of the City's short plat process.An existing residential home will remain on the site and will be encompassed in Lot 1 of the proposed short plat.The property is surrounded by existing residential homes to the east and south, and is fronted by Hoquiam Ave NE to the west and NE 10th Street to the north. Hazel High School is located northwesterly across the intersection. The existing site includes a residential home (to remain) at the northwest corner of the site, landscaping surrounding the house, a wetland located on the southern portion of the site, and the remainder of the site is covered in pasture. The surface water runoff from the site generally sheet flows at slopes ranging from 2 to 10% from the north end of the site to the wetland in the south. The wetland area is fairly flat and delineated from the remainder of the property by an existing split rail fence. The wetland tends easterly in flow through off-site sensitive area tracts within the adjacent Wedgewood Lane development. Task 2: Resource Review The project site area was reviewed and following are the findings and resources cited as part of the off-site drainage conditions analysis for the site. King County iMap property information data was reviewed. The area was not shown to be within any 100-yr floodplain, or include special site conditions other than the on-site and surrounding wetlands. Drainage complaints were also reviewed and no drainage complaints were listed within the last 10 years. Copies of all maps with the subject site area highlighted are included in Section 3.1. Task 3: Field Inspection A field investigation of the site was conducted on Tuesday, August 24, 2010. The temperature during the visit was approximately 70 degrees and sunny. No precipitation was encountered during the site visit. This investigation included observations of current land use, ground cover, topographic conditions, and existing drainage patterns. The following are observations made with the field inspections: The existing on-site drainage basins and associated contributing areas are shown on Figure 3 of this report. The parcel is currently developed with a residential home, shed, and mature landscaping. The existing project site currently has approximately 3,500 sf of impervious area. The topography within this on-site basin generally tends southerly at surface grades ranging from 2% to 10%. Any surface water runoff from the site generally would disperse via sheet flow through the lawn and pasture area and collect in the wetland to the south. No ponding or evidence of erosion was observed at the time of visit. Drainage along the frontage of Hoquiam Ave NE is currently collected in an existing below-grade pipe and inlet system. There are currently two catch basins which collect runoff from the eastern half of CPH Project No.0100-10-003 February 28, 2011 CPIH CONSULTANTS Page 5 Binder/Sibley Short Plat Storm Drainage Report Hoquiam Ave NE from the intersection NE 10th Street to approximately 700 feet south to a high point in Hoquiam Ave NE. Downstream Basin The surface water runoff from the site is collected in the wetland facility on the south portion of the property. The wetland and buffer is proposed to be placed within a sensitive area tract to protect the wetland. The wetland flows easterly approximately 475 feet through off-site sensitive area tracts within the adjacent Wedgewood Lane development to a 24" culvert crossing Jericho Place NE.The 24" culvert heads easterly approximately 70 feet connecting to a sensitive area on the east side of the road. The wetland then flows approximately 400 feet east where it merges with Honey Dew Creek. This drainage continues northerly approximately 450 feet through a heavily wooded area to the south side of NE 10th Street where it crosses via a 36" culvert. The culvert extends and outfalls to the creek on the north side of NE 10th Street. The stream bed was dry and no evidence of recent surface flows or sediment deposits were observed. The creek then flows northerly through a densely wooded and vegetated area for approximately 2400 feet where is crosses westerly under Hoquiam Ave NE. No flows were observed and the culvert was not verified due to the dense vegetation. The drainage continues via channels and underground storm drainage systems to eventually enter May Creek approximately 2.5 miles from the site. No erosion or evidence of flooding was observed during the downstream analysis. Upstream Basin Drainage along the frontage of Hoquiam Ave NE is currently collected in an existing below-grade pipe and inlet system. There are currently two catch basins which collect runoff for approximately 700 feet of Hoquiam Ave NE south of the intersection NE 10th Street. The portion of road south of the subject property is collected by a roadside ditch flowing north on the east side of the road and collected in a 1 2" culvert. The approximately 50 foot culvert flows north to a catch basin set in the flow line of the existing curb and gutter and then heads east approximately 25 feet to a rock outfall located just south of the subject property.The northern portion of Hoquiam Ave NE is collected in a catch basin located along a thickened asphalt edge which is located approximately 200 feet south of NE 10th Street. Runoff flows southeasterly from this catch basin via a 12" pipe to a rock outfall located about 80 north of the southern property boundary. Both storm drainage outfalls sheet flow to the adjacent wetland. Storm drainage runoff from NE 10th Street is collected and conveyed in existing curb and gutter to catch basin inlets. A below-grade pipe system conveys the flows easterly to storm drainage facilities construction with the Wedgewood Lane development. No runoff from NE 10th Street is directed to the project site. Task 4: Drainage System Description The project proposes to provide utility services and improve the frontage along Hoquiam Ave NE to City standards, including curb and gutter, planter strip, and sidewalk. A new driveway apron will also be installed along NE 10th Street to serve the new lot. Frontage improvements along NE 10th Street were already constructed with the adjacent Wedgewood Lane development. The Developed Conditions are shown in Figure 4 of this report. Approximately 280 feet of frontage improvements are proposed along Hoquiam Ave NE.These improvements will add curb and gutter, planter strip, and sidewalk to the already widened roadway. The improvements will match improvements completed along NE 10th Street and south of the subject CPH Project No.0100-10-003 February 28,2011 CPTH CONSULTANTS Page 6 Binder/Sibley Short Plat Storm Drainage Report property along Hoquiam Ave NE. The frontage improvements will add approximately 1,400 sf of new impervious area. The existing storm drainage conveyance system and rock outfall are already in place to serve the proposed improvements. No formal flow control or water quality facilities are required since less than 2,000 sf of new impervious surface is being added. On-site impervious area for the new home site is assumed to be 4,000 sf per City of Renton amendment section 3.2.2.1.The runoff is proposed to use basic dispersion BMPs in accordance with KCSDM section C.2.4. Runoff from the driveway will be collected and use a dispersion trench and surface sheet flow dispersion to mitigate flows. Flows from the roof drains will be discharged to splash blocks in accordance with section C.2.4.2. The flows will flow through an undeveloped vegetated area exceeding the flow path requirements for the individual BMPs. No formal flow control facilities are required for the 2-lot short plat. However, if the site should be redeveloped to reach its maximum density, a formal storm drainage facility would be required for the new and existing lots. 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NE STri STr,,...;1 hr T.,A. to 51 it:• .{w«� _ Ni..:51 ft T 4 *r .K +•.- •0 g►1.'I K10nty '1 O t 11Q1� The Information inclutled'on.this map has been comp red by,King County stet[from»ver ety r'safress and is subjocI to chango without notice.King County makes no repr'sentatens or warranties:express or L•Tpllsd,as to accuracy,wrnpleteness timeiinessr o*rl,�hts.o L!'a use at such intom,ation. This docurtte^.t"s r°. o rtu d:�t3 a s© Is a s' ' ' a y rroduct King w :v shallnotbe liable ror acy ger,era,,spec: ndlrect,inmdantal,cr a,rsaouenta. a County damages irc using but r-o•.hr,tet; u.lost revenues or lost profits result ng from the use o'misuse of tr e Ir>{wma4cn containep or th e map Any seta of King this map or tnfrmyahon cn Nle-nap is iim r,.,.ed except by written par I''I of K'.ng Ca:-y Daiwa/24/2010 Source:.King County MAP-S,nsgive.4re»s(hrtp;rlwww.mettokc gov.'61SfiMAP3 _ ,. m - .', ,A l-,-- -s�ri�r «tr.,, .,a iMAP -,,---i, T LY"lr ill 11, intim "Nal � � lh' t, ctu r �,4` . ke,i. ; i Mit ''"alom . # i sIL* , EimY1r �< i, + + i : � +.c.tyl`�t..k ;f, ' a w. �. e* ' ' I ."--4111L.0 lin -4' iK. to,a . lir ;� �k . 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It lilt_!lug ,�+A�c R '' I117.1 #111■liL4 INN 2e Iiii r � .-- i+,k,... _ MIM4 , , g ' _"p rk>ae .tri ! i'P'!Ll ■ ;C ;AIt�JKrn Coun - t• " err -`�� t The information included on this map has been compiled by King County staff from a variety of sources ands is subject to change without notice.King County makes no representations or warranties,express or implied,as to accuracy,completeness,timeliness,or rights to the use of such information. This document is not intended for use as a survey product.King County shalt not be liable for any general,spemal,indirect,incidental,or consequential damages including,but not limited to,lost revenues or lost profits resulting from the use o tmisuse of the information contained on this map.Any sale of King County this map or information on this map is prohibited except by written permission of King County. Date'8/24/2010 Source:King County iMAP-Sensitive Areas(http'//www,metrokc.gov/GIS1iMAP) iMAP Legend '-i County Boundary Lakes and Large Rivers x Mountain Peaks ,v` Streams Highways El SAO Wetland J Incorporated Area SAO Landslide Streets [J SAO Seismic tIrghway SAO Erosion Artemis 2007 Color Aerial Photos (61n) Local 2007 Color Aerial Photos (12in) Parcels The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice.King County makes no representations or warranties,express or implied,as to accuracy,completeness,timeliness,or rights to the use of such information. This document is not intended for use as a survey product.King County shall not be liable for any general,special,indirect,incidental,or consequential ` County damages including,but not limited to,lost revenues or lost profits resulting from the use or misuse of the information contained on this map.Any sale of King Count this map or information on this map is prohibited except by written permission of King County. Date:8/24/2030 Source.King County NAP-Sensitive Areas(http://www.metn,kc.gov/GIS/iMAP) iMAP NE 22.ND ST ass ST 9 GI 17.:—.,:s;.1::1< w si �r x r:4, .'..........:::::(.1i.(1',11;11,----'7- W Z. NE 2NO Pt. 4 � p�r `. ; Er Z 7.40 cr,'":- * 1 "k" ' 1,-..' . .rrk: -<-,,,rz.....,%4•-•kt,,foe r,.: 2 NE N ST ..... r .J r1 Ye, 'NE ,.,,,,l''' ',2Yfi3 19Th ST AI .,g •(.0 t Ns;am CR 'r' NE 9E1S��T • e • , # t 7Tt9 t o 0 r 4,, IN e�" 47th ::!t� 1. w 17TH :it,€,' 4t sj r, 11T� i ,.. ..: ,c^+c• . i t t C 2 61 1r•,s,.r t` �, r I r .t/ _f 1x1 .- `0, t �N ( .✓4 r'' +.. `' rte'.; NE 2 4 ST ,"..1.).� --1,- ,. '� I ��_ ...— V +' � ' - ....w SE I r2Tt; ,, € 111TH r , .�, 1 '' f t;Renton � £ ' i ._� 1,„„............„,_IiitTNST t s e 11 TH ST i idTft$T 2a 1. t tkiii ..„,../‘ ') . ‘ i \ 1 )tir , �3. ,y"' 3 ,x`.`,w^a�a,.ro k S , `r 9:Ttt�"i $T3i , n SE 1 t?Tvr T try e .r f f, .,. °a£9Tt1 ST '�� . t r 1( 2 j ` hESTNST r ry' rpm t ..l ., ,. _.� NE gTN CT °d {` ' ,' t S'/`. 1 f t -r 1 r`�S. , ;co;t ® $THR t �t �t ,� �.w m _ t .. d �t n £i r j ITN CT ▪ ,. +,*�t}�i ( 4 Tkt, f..- j� ' NE 7TH Pk. ,` . 't . ¢ 1} , t ..�,., __�- t 115 +Y ,,701 4-", d#' v '.f Y 4 ,:,, .>. T�^';:�Ff yt 4 T 3_ p Cz "'`x �a 5 ,• 3N!€7Tlfi ST ) cz ..0 t' ' ; • ,t tp�! € fs� tid e '▪ I �a �Ni� ; 9-.Y(,----.' �.. . sn ,x I Y cR i`t r.9 a gyp. 7- ",,.« 2, ti�'4 ' m , 41NWIp;. _.4.... !t 5Tf# 7 NE Tef 5T ?v£5T}t£. NE 5TtiP iC1�9tt7K;n�twnty 9 01 11Q12ft The information incuded on this map has been compiled by King County staff from a variety of sources and is subject to change without notice.King County makes no representations or warranties,express or complied,as to accuracy,completeness,timeliness,or rights to the use of such information. This document is not intended for use as a survey product.King County shat)not be liable for any general,special,indirect,incidental,or consequential s damages including,but not limited to,lost revenues or lost profits resulting from the use or misuse of the information contained on this map.Any sate of King County this map or information on this map is prohibited except by written permission of King County. Date:tff24/2010 Source:King County'MAP-Sensitive Areas(http'lwww.metrokc.gov/GIS,iMAP) iMAP Legend _i County Boundary Ar1ertats Mountain Peaks Loi Contours (aft lights Parcels 101,500,1009 Lakes and Large Rivers °l ier ,,,/` Streams Highways SAO Wetland Ai Incorporated Area D SAO Landslide Streets SAO Seismic 14 hvway SAO Erosion (cont) The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice.King County makes no representations or warranties,express or implied,as to accuracy,completeness,timeliness,or rights to the use of such information. This document is not intended for use as a survey product.King County shall not be liable for any general,special,indirect,incidental,or consequential ,/. damages including,but not limited to,lost revenues or lost profits resulting from the use or misuse of the information contained on this map.Any sale of King County this map or information on this map is prohibited except by written permission of King County. Date:8/24/2010 Source:King County MAP-Sensitive Areas(httpd/www.metrokc.gov/GISIiMAP) Lsi King County King County Districts and Development Conditions for parcel 1023059060 Parcel number 1023059060 Drainage Basin May Creek - t iw Address 980 HOQUTAM AVE NE - a s �7'*` Jurisdiction Renton Zipcode 98059 PLSS NE-10 23-5 . Kroll Map page 805 Latitude 47.49876 -z c- Thomas Guide page 626 Longitude -122.15051 ! 8 Electoral Districts - RNT 41-2583 Fire district does not apply District 9,- Water district King County Water District 90 (208)296 1009 : not _........ _....... _. _ ..._..__ _ -................_. Sewer district does not apply Congressional district 8 Water&Sewer district does not apply t Legislative district Ell Parks&Recreation district does not apply School district Hospital district Public Hospital District No. Seattle school board district does not apply(not In Seattle) Rural library district does not apply District Court electoral district Southeast Tribal Lands? No 2 King County planning and-designations .1111.111111 NA,check with Jurisdiction does not apply None 442 111.111.111111111 Urn does not apply Urban Forest Production district? No inanninien does not apply Agricultural Production district? No Newcastle No Coal mine hazards? None mapped 111111111111111111111111. None mapped Erosion hazards? None mapped 100-year flood plain? None mapped Landslide hazards? None mapped Wetlands at this parcel? None mapped Seismic hazards? None mapped This report was generated on 8/24/2010 9:03:01 AM Contact us at 1.1111111111111.111111. ©2010 King County Binder/Sibley Short Plat Storm Drainage Report SECTION 4 - FLOW CONTROL AND WATER QUALITY ANALYSIS AND DESIGN The project proposes less than 2,000 sf of new impervious area for the proposed off-site frontage improvements, as such no formal flow control facilities are required per KCSWDM section 1.2.3.1. On- site impervious area for the new home site is assumed to be 4,000 sf per City of Renton amendment section 3.2.2.1. The runoff is proposed to use basic dispersion in accordance with KCSDM section C.2.4. No formal flow control facilities are required for the 2-lot short plat. However, if the site should be redeveloped to reach its maximum density, a formal storm drainage facility will be required with the future design to serve all new and existing lots. The developed conditions for the site are shown in Figure 4 — Developed Conditions at the end of this section. The frontage improvements along Hoquiam Ave NE and NE 10th Street will utilize existing below- grade pipe conveyance systems and discharge to the existing outfall along southwestern boundary of the site. The on-site lots will utilize splash blocks and/or gravel trenches for roof downspouts and driveways. Any at grade sidewalks or decks would likely sheet flow southerly from the impervious surface. It is anticipated that the exact type of facility and location will be designed and permitted with the building permit for the home site. However, it has been determined that there is approximately 1 30 feet of native area between Lot 2 and the Wetland Tract to the south.This will allow use of a dispersion trench meeting the basic dispersion requirements as shown in Table C.2.4 of the KCSWDM. For example a 50-ft trench can serve approximately 5,000 sf of new impervious area. Pre-developed Site Conditions The existing on-site drainage basins and associated contributing areas are shown on Figure 3 of this report. The parcel is currently developed with a residential home, shed, and mature landscaping. The existing project site currently has approximately 3,500 sf of impervious area. The topography within this on-site basin generally tends southerly at surface grades ranging from 2% to 10%. Any surface water runoff from the site generally would disperse via sheet flow through the lawn and pasture area and collect in the wetland to the south. No ponding or evidence of erosion was observed at the time of visit. Drainage along the frontage of Hoquiam Ave NE is currently collected in an existing below-grade pipe and inlet system. There are currently two catch basins which collect runoff from the eastern half of Hoquiam Ave NE from the intersection NE 10th Street to approximately 700 feet south to a high point in Hoquiam Ave NE. Developed Site Conditions The project proposes to provide utility services and improve the frontage along Hoquiam Ave NE to City standards, including curb and gutter, planter strip, and sidewalk for the 2 lot short plat. A new driveway apron will also be installed along NE 10th Street to serve the new lot. Frontage improvements along NE 10th Street were already constructed with the adjacent Wedgewood Lane development. The Developed Conditions are shown in Figure 4 of this report. The existing home will remain on Lot 1 and Lot 2 proposes a new home site. The new impervious area for Lot 2 is assumed to be 4,000 sf per City of Renton amendment section 3.2.2.1. The runoff is proposed to use basic dispersion BMPs in accordance with KCSDM section C.2.4. Runoff from the driveway will be collected and use a dispersion trench and surface sheet flow dispersion to mitigate CPH Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 8 Binder/Sibley Short Plat Storm Drainage Report flows. Flows from the roof drains will be discharged to splash blocks in accordance with section C.2.4.2. The flows will flow through an undeveloped vegetated area exceeding the flow path requirements for the individual BMPs. The vegetated flow paths will head southerly through Lot 2 and the adjacent future development area meeting the minimum flow path lengths each basic dispersion technique. Flow control BMP design calculations are provided in Section 4.1 of this report. Approximately 280 feet of frontage improvements are proposed along Hoquiam Ave NE. These improvements will add curb and gutter, planter strip, and sidewalk to the already widened roadway. The improvements will match improvements completed along NE 10th Street and south of the subject property along Hoquiam Ave NE.The frontage improvements will add approximately 1,400 sf of new impervious area.The existing storm drainage conveyance system and rock outfall are already in place to serve the proposed improvements. No formal flow control or water quality facilities are required since less than 2,000 sf of new impervious surface is being added. No formal flow control facilities are required for the 2-lot short plat. However, if the site should be redeveloped to reach its maximum density, a formal storm drainage facility would be required for the new and existing lots. • CPH Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 9 CPH CONSULTANTS FIGURE 3 EXISTING SITE CONDITIONS Site Planning Civil Engineering Project Management Land Development Consulting NE 1/4 SEC 10 TWP 23N RSE, W.M. � _ w s , o � � ��. O sEa°u� t� y _r,` ,_ J � ��`' � ,�"�__ � - -- WEDGEWOOD LANE � � f DIVISlON 5 I� �� ��T� ¢a� �T� I 9211000120 9277000730 9211000140 9271000150 921700016� 9211000170 9211000780 9211000190 9211000200 9271000210 . ..- . . ' .: � - ���u , LI� W � � I .. I ,i �: I � x . . q... � . . � __-i. r N✓s . � I . ,1,.ri � . e �� � _ �� �� � �.,_. -'' . _..� . . � . _ �, � g - . - � - - .. ' I . �. . � � � _ . � . J : a � ,;" j c./ F-{, T-' _ - - ---�- _ _ � _;i�� NE.tOtlrSt �._i r:r a��- � NC 1�(!1 S! - � -�g,�._{�+yr.:. . _ o � - - - . .. . . . . _ � . - .. _ . , ey . _ . , - . . . � SE 118fA S7 p _��_= aRo�Ecrsir� �; _ � �_� o „ � - - __ � � �-�� �/�.,� ,, '� , - - -- - ��� � � } - - � sn,w._ -<.�5 s - ..:io s8a-r6�o'1-� 2is rr_� - -� _r_ _,o-:- ��� �`� . � : ___ �---� . . . ,_ ', . _ -- -, .�.;, -� - - _ � '1 . � �.�. � w , �� � - . _ _ _'T'�_�- - '- ��_�- ,ur�_�� .. - .. S£I73ilSt � �7� __ �f-�� � . � � i � ryJj � �.. ' -� �� -_ - � . r f l 11 6 , . � � � _.. '�-, �^ � . . �.M lra��� ...-tt[� . .�' " . �. � ..- _ ., � . ",_ . ._ I � � .^_.��j ��� ' ' � f023059214 -: .., .-��., ' .: i . �' sr� . -'I ;. ca�,,. _. ._ -. _ ...�r. ..,._. -.. i � � 7�9 -:€�J } � I . �_ ��...... . � - . � c:_5E �- . . , rt. . . _ _ NF6t St ._ _ _j .. . ., � . . � u�r. I� � . .� LLJ __ ti,,:,_ ! _�, , ,.. -' I , � � n ,�- ?_ �., ` I ) � _- r� r ' N+ � 'q � _ -- - `� ;� z,-,. � 9z�,000mo VICINlTY MAP Nor ro scA� Z - ! � �� � -�--� s�,�.r t m ' � . --- - - Q"`��= SURVEY DATA � Fl! -_ - -_ _ _ __. � h . _ t9�.:��' I,�� WEDGEWOOD LANE EXI5TING BWNDARY, TOPOGRAPIIIC, AND PLANIAIETHfC INFORMATION SHONN ON THIS PLAN AND OTNERS!N 7HIS I ��� � - - -- - DIVISIOI`l 4 SE7 l4£RE USED AS A BA515 FOR DESIGN AND R£PRESEN7 RELD SURI�EY DATA AND MAPPING PR£PARED BY . . '-� � - - - - �- � �- - AX1S SURVEY k MAPPING(AXIS JOB N0. 10055), AS PRONOID BY 1Hf PROJECT OWNER, AND OQES NOT REPRfS£NT NY)RK BY CPH CONSULTAN75. 7Hf FOLLOINNG SUR�EY DATA WAS PROl4DED WITH THE 7CWOGRAPHIC � - W I ,I -- A/Ap BY AXIS SURY£Y&MAPPING: �023059240 Z:' � �[I;_ ..1 I - � LEGAL DESCRIPTION >', � -�� _ . PROPERTY BWNDARY(1YP.f LOT 1 AND TRACT A, BINDER$HORT PLA7 N0. LUA-03-052-SHPL,RECORDED JULY 21, 2004 VNDER Q! ol �4 '� � <6 I-o ltECORDING N0. 20040721900001, RECOROS OF KINC CWN1Y, WASHINGTGW. ...N "'"-\ � �. 'i o� `3 /. \� �N �� - QANM�ASIS OF BEARINGS Q . 'I Z' ��, �i 1 I 9211000030 � BA515 OF BEARINGS PfR BINDER SHORT PLAT N0. LUA-03-052-SHPL, RECORDED,tt1LY 21, 2004 UNOfF RECOROING N0. 2004072I90000f, RECORDS OF KINC CWNTY, WASHINGTpJ. I O�- � /�,`� � m ry � N001D2'42'�BE7N£EN THE MpJUMENTS FWND 1N PLACf Ai THE EAST pUARTER AND NORTHEAST CDRNER I= - , -� �/� � �T. SPL77 RAIL � �+ �� 0�`SECTION 70, 70MNSHIP 23 NORTH.RAN(�5 EAST, W.M. " , . / ���ryP_� �1 � I$ . ORIpNA71NG B£NCHMARK � = PT;�7907- CHISELED SWARE fN SE CORNER OF CONCRE7E AIAILBOX BASE A7 N£5T SIDE OF 142N0 AVE � - - � � � I �lo � SE OPP057TE HWSE N0. 12014 i 10230592P4 . ��ND . � . . . - - - --- VERTICAL OATUM �' NAW 88 . - . . .. �;_ :.� , ���L13 L14 �.. HQRIZONTAL DA7UM . " , i �.I . 6��r:D� T' �.`p' ',`� \ �� I NAD 1983/1991 ,-j kE� „' I uM�t5 A�wE71AND(rYP.) �, SENS171YE AREA TRAC7 - _. . . " � . _ . . � . � \-U� 927f00TR-A I . _ E1EVA 710N a215500150 L� L3 L38� L39 PT�7907-ELEv.=472.66 F7 �� L34 /� � -�/ r� , �887516� ��� 1JN£TABLE CURYE TABLE - - I . -_� � �I R=25.00 . _ .. �-__ _--___ _.____ ___ . _ _ _ ___ . _ _ , _. __ ___ UNE LENGTH BEARING CURVE LENGTN RADIUS DEL7A -- -. L=38.58 �}� � . , ------{-. �, L2 29.62 N47'l856E p4 39.97 25.00 , , '�,�c � . . f 9736J0' � . ' �__ N8678'D6'1y�� �-�- � �- .. �'�. i L3 2&55 N65V0'75'� 702.34 � � L4 45.22 N6142'1YE 76i2500t30 927101�a i WEDGEWOOD LANE I - 921107TR-A LS 33.03 58320'09F . - _ �' 9211010070 �. � $UB�IVISION '� L6 26.16 $5997'29� -���I� - ---�- I � � ___ - - � _.. � _ I V 21.94 5515046� � , , . .- L8 78.03 N013Y02'E � -._- ----.:.--- � ' � L9 19.00 N1477'S0� . _..---- _.. -- � - --------- -- - ---- - � rr: �. . . 30' 30' - � I ---- -_ i � - -- - f----------;-- �----�� � L10 f4.81 50771"42'� ..--�r--- ----- Ll1 28J7 534b3"44E I p,, � o ' . I .. i 1023059093 ��+�� �-��':r = L12 72.42 . � .. �I �. `. . � � � W c�: .�, � '. .. - _ . J L13 13.9J N8459J4'� _. i ' � _ _ . _ L14 SZ63 N90'00'00'� � - - -- - � � US 1Z82 5155724'p . i L16 24.04 N8577'10"E ' 137 73.60 550'47'OOl4' '� I II . �� L32 2J.�7 53773't7lV � L33 25.25 S56'24"351Y II � � L34 19.10 Sg67493'W _ _ _ _ - � L35 76.08 57777'S3lY 4,�F NAgy�O � L36 21.24 N8776'36'W �N��,���,FQ � I �� ��. L37 19.17 N84'07791V �' �^" /�T � L3B 2&82 57575'351V �� � L39 25.82 58633'S3"w � v� � � 37610 � `z �'�FS��„���� CONSULTANTS �� Si[e Planning•Qvil Engineer ng '.,.�Y:���,,. lanc lse CoreYong•Projeq Managermnt 1,' 733 7N Avenue,Surte i00 ri�l s��RE NeYJaM.WA 98033 0 40� 80 YOU DI6 Plw�c(4251285�2390 �� ��00j'1A�6555 F/JE162517851389 PLAN IN FEET ' ww.�y+�co1 roa-ncw� rr- o� e-�� ;v �_ s�Fu�i��� a_�n��r s_a��+rra_ F_E "� - ;,��'e��h �Fos��•. F� ' �-e.,,, „ � �- BINDER/SIBLEY SHORT PLAT M �. � , �, �:r _,. .t�.yi_a. sc�aaera. Fe � L f -��i�, ROADWAY GRADING,DRAINAGE AND SANITARY SEWER IMPROVEMENTS .�• ,,�EF E:ans i DATUM 4,•••;" A��:�e sc��oE,.R. FE F�����"-�� ��-��'���%F,r •,v�" �'��t EXISTING SITE CONDITIONS FIGURE 3 osor�o+cxoiaana�wa,ausuw�sx�rea. ''1"J. RE':h_!fdJ B�� DATE PPFF. "^ s-.�.cco.n..i _ - ... a�a-a ._[ - f � �' i ' Section 4 CPK CONSULTANTS FIGURE 4 DEVELOPED SITE CONDITIONS Site Planning Civil Engineering Project Management Land Development Consulting NE 1/4 SEC 10 TWP 23N R5E, W.M. CONSTRUCT/ON NOTES w O � UL1RA 810CK WALL PER DETAILS ON SHEET W1.00 � U Q APPROX CRADINC DAYUCH7 UNE w J - I - - - � 1 L N AIL ON SHEET C3.7C, APPROX. � � LENGTH PER PLAN F�osr Dm�£wnr � R'EDGEWOOD LANE I TO REAIAIN � Dl1?$ION S 4 IYEILAND SENSITIYE AREA S1GNS AT 50 FT MAX. SPAC.'M1'G, ' ATTACH TD SPllT RAIL FENCE PER$!GN pfTAIL ON SNEfT EXIST.FRQN7A�E � C3.10 � IMPROVEY£N75�T0 RE4AIN � � £XIST. SiRUCTURE TO REMAIN, ADJUST R!M TD PRQ°OSEC �' `� ( i (2)SANITARY SENER SERNCE COWNECTIOMS. 5 FlN�SH GRnDE ��� SERNN6 LOTS I AND 2 � � !N7 0+00 NE 10TH 5T = I � EXIST.FH �, � _ EXISL 8'PVC SANI7ARY SEMER YAIN �� LEGEND a � ... , ' EXIST. 12�WATER bAIN . '. � g 24+39.85(HOOUTAM Ab£NE) '- \ -. � . ,. � � � APPROX FM/SH FLOOR OF HOMf SJ!E - � - _ ._ -_. .. � PROPOSFD WATER I �. �. _ - . .. - ' _ a - - ..-- _ � __ _ _ _ __ _ _ SERNCE FOR LOT 2_ - - RQW - - TOP 586.1� ����VAPON A7 FlNlSH CRADE ` �C - . -`- r�— I— , _ - ^_n ^ NF 10th ST — �Fx�sr. � — — —L — — — _70E 576.0- ULTRA&OpC WALL - � � � ---� �� - .: ,- -- ,�� _ _ . -`..._.:- —� :•-� -h>---. - . , . DRIY£WAY APRON :., ---------- DArilCH7 L1NE (n -- � D _ - — -;E �- �--- _ } _ .x-. �='�- ' - � - ^ �— _- _ - _ _ --- --- �sr. a+am�o conrrouR w _ _ ... ,_.5.1.< �, f .-�''.-.t `�,. rv-',-.Y.. T-_' :" . .- .. r'- h T � .._� � �_-_ .. _ _470 -- F1N15NE0 GRADE CONTIX/R J .,. y---r _ - �_ � - - - - .. � ' _ (- /� � . . _ rI _ ❑ Q $%JT RAIL FENCE m 'I • ' �� �f LOT1 � - I �T�' S%.ASF1BLOt7E(7iF)`_ r � .-..- ROW - - - — NETLAND SIGN � .�_. - I ,-�I �`(HWSE ROOFJ ._�_ � -, , T � ' I ( I. - .� �t8.083 SO F�= � . __ _ . . ,�.;, . . � �' I.� �- .��., I � � FU7URE APPROX. HOMfSIIE PROPOSED WATER SERViCE METER w � I - I I I -. ` � � � ivaRo�Er+Ts(s�No�i� ■ (s�rro�s) � � - Z r _ . _ �` � COT2 I , � � � —ss— sarnrurr sext�t sea� - �-�, . � 31J,739 S0. F7. � $ANITARY SENfR CLEANOUT m '� AD,A/57EXI5T. WA7ER � � . F---- I p SfRV1Cf TO PLANTER � � I 30'I � STRIP(LOT 1J . - -�'' -_.�� I .. __ �----\ , - - - - - i d__ 0 I 2 �7YP. EX1ST HpNE - -- -..� -� PRIVATE 1NGRE5S, fCRESS, �DGEWDOD LANE NO�S: I EXIST. 72'SD ` � -- -TO RENAIN ��� �� �1ND UT7L1T1f5 EASf�I€NT - ._ � _ �fVl$I0�! 4 _ SYSTEM TO REAIAIN � T � TYP. 4 _ - �� � -- - - .._. � _- ABANDON EXIST. SEP71C 20�BASIC DlSPERSION TRENCH I � ARE AN fXAMPLE OF THE�7YPE AND SlZE OF FACl/UTI SN Z ' � ' PROTEC7 EXIST. . SY51EM(SEE NOTE 6 ON I (ORfVEWAY) i 7HAT MAY BE RfWIRm FOR LOT 2. THE ACNAL DESIGN � UTIIJTY POLE � �� � � SHEET CQ01� pF TNESE STORAI pRAINAGE FAp!/71E5 NiLL BE PERAIlTfED �' -� � - � I AND COMSiRUCTED INTH 1HE BUlLDlNG PERMIT FOR 7HIS �Q ' j., . _ __ ....•, \ 3 TYP. I- 9ASfC SHEE7 FLOW DISPER570N HANE SI7E. � _ � �''' . � TRACT A' I� (DRIIEWAY) 2. STp41!ORAINAGE STRUCTURES AND EXISTING FRAMf AND ' ��� � TO7AL FUTURE RIM SHALL 8E ADJUSTED PER 7HE STRUCNRE Q � � �� '.� o DEI�ELOPMENT PLACEMENT DETAA SHONN ON SHEET C3.10. -- - � I TRACT'B' i ^ t26.308 S0. Fi PRp°ERTY BOUNDARY(TYP.) �� 5 ��f � � �- ' - V4£TLAND AND BUFFER � �" � � � 3 ALL DOMESTIC WAIER IMPROY£MENTS Sf1ALL BE PERMlTlED �_ �' � ' - � �t41,094$0.FT. ;. � I-. AND APPROVED BY KINC Cq/NTY WATER DISTRICT N0. 90 � � PMp4 TO CONS7RUCTIQN. � . ....�. I END W . � 4 _ -- - '.���. 4 TYP. � � 70P=I68.5 � il TOE=466.0 . � . I . � 70P-468.0 � -- _ . , � �.. 7 =462.0 N£iTLANO - � .. - _- , � TOP=46Z0 . . . - �. � TQE=459.5 _ -� � » i5• Fxisr. sv ou�au �uM�rs oF x£nnN�(ira.) - SENS171YE AREA TRAC7 TO REMAIN BECIN WALL � . I . � fi0P=4b6,o � _---_��� '_ . � � � d TQE=I62A� - - � . � � ; . -._ - - �. ,-----�-___.�. ._ ._- . - --- -- � - t �' � 6=887526" .:...- .- �- -- -. - � ---- - --- ---- ._ j . � �r�_ '.f R=25.00 , / � ' -- - . ii .. - - -- - - I ,., F L=3B.SB �.�/ I �__ _ _��... � EXlST FRONiAGE ���� -- ���lMPROY£MENTS ' � WEDGEW000 LANE � ("� �`i'i - -, --- - - ---- ' � SUBDIVISION °. --- _ ' �.I �,. �.. . I .��� � � -_- . ._'- _-_ � � '-_' __ �.�, __ ' . 1 __ - �.. .. _ i i -- ... 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'_ _ . ._�- r ..r.__ ..t M , � ; � I � -- CPH CONSULTANTS SECTION 4. 1 FLOW CONTROL BMP DESIGN CALCULATIONS Site Planning Civil Engineering Project Management Land Development Consulting CP H Client/Project gyhr tr t 7/ Se Project No./00-/a`09.3 Subject 1 Y CO -' CONSULTANTS Prepared by ...)15 Date Z/L#I t Checked by Date 1 &s �L i Srsi cr-s. — C. 2. SI'L g 11/41.r•S• ►�2ivot4/1 130o sF+ (Z100 Sc) tor"' 2 ' DisJ°keslao S 5 S, s s 0ki_41 $?LAS-4 0—.2. N . z_ . • Meoz. . Tod s F bF 1200F e--/ - INil1Vibu4-(- — '° V66-e"7?'1'T Z 2 pi '.ii )°,411-1- a r 1 b - FT G i 0-5 - ° er •-t-ea.rcAe 700 s F I P7Pe I(714-5 Su+2FP-E 2S-Pr eArrfi' sari O 20 PT rytaY . 5772- e OF /Pie. S't.-re -i • 10 Pr k„ ► N . -PLOw Mr1 - • 2 Lid ( &Z 1El- ►2/SPLSi oN 57 t i p MOTE : 1 I90ty / ' ' / $ f-SSConEP 7 p e i live �Nd p tv 06-5/6-p✓c►2 vJ lT Fir/A-1- 6./L iN6- /-1---)2447 /7-, Site Planning • Civil Engineering • Project Management • Land Development Consulting Sheet / of Flow comoritot- Brill, Siert ptAw ,, ,c 0 IS e Er--51(:),-) 7 - - =L.._- 7 . - ''"3:/-\•-) ---7.77-----7" (.757--.--.----7-•--.• • • • - . -77__ __......_.IN ,...... _.....•.• , .......1N:.,___ ___...1 .._.VV.:-.-- • ...-7, W----114 •-w --- i.--- • • - - 2+00 , ' • • . . • . kl+06 -- . - --1- •=7-- -4i6ti - . -',--c - — I- . . : . . -4:4 i . . 7'-'7".7-1 ,'" • ,...„- • '''''' .: - • - `-'.3 '.----'-'-...'----------7. S S .-t--7'7' . r. ....S S --. . ...-(7,frsiX. S S " ''.. .F1141 . — . .* . • ' *: ---7—r IN.4-----'—r""" ,'•.:,:,:.:, . ----"-----"--------7--- . .- -.-.--..------- --Fm;1444 " :....._‘......_FA.)._:.....4,-_____ - ' --.,___ :,..:: .....-.L.... . ..„„,• .:..._.,;••- r •-- -;:.:,:44..,EJ... ._•..,.:_::: -'- J-1-1 __,..L-.2,-:•..„4,,,.... .....-..„.4 . •,--, \ ,-- ) --. --t-- —.-- ...efttr------------3:-T.;:_.:Y--- -13---=-----„, • - . ' -- GAS -...—\?; - .. ....'"7 - - - ..‘, .---......_.... 1.. ........, ........___, i ,.'1--4 ' A• . . --V-:"..1..S.--HE.-D --K----- ''' •,' I I ' • ‹, ___ I ''') ' \ I-- •- - — -- --- ---\.-' - C 1- •,,,.: ,-Lins--... \GB-i f. 1 .D --r- --'.-- -..-- a) , LOT 2 , ri•-itS1-1- '' ' i A(71:1OLF frtAl / 1 / 5 1-167 I 20eils2r91 ' FLovi 1/, r / / N 10 IfiepAFE) L . I c4 ii _- '. ---5o rt .:._., - --"Frr„ S ‘ tvti 0• ri,471,0 (Aril I R' ow WV- F LOA)0'114 --- -a---z- 1 in........... -- _- ---- . __ ___ • . --- .. __. • \ ---- \ /7 - ----- i 1 )1' • 1 --- -----. \ . : I 1 • \ ill 0 I I ( / \ . — • • -... \ -, , _ -- I 11 1 _ Exmlisii A 1).124k Er It,' yo' .. Section 5 Binder/Sibley Short Plat Storm Drainage Report SECTION 5 - CONVEYANCE SYSTEM ANALYSIS AND DESIGN The frontage improvements along Hoquiam Ave NE and NE 10th Street will utilize existing below- grade pipe conveyance systems and discharge to the existing outfall along southwestern boundary of the site. The improvements are not anticipated to significantly increase peak flow given the limited increase in new impervious surfaces. Also the existing facilities along Hoquiam Ave NE include a limited amount of roadway (approximately 300 feet) runoff for the 12 inch pipe system. Conveyance capacity is not an issue for the project. CPH Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 10 Section 6 Binder/Sibley Short Plat Storm Drainage Report SECTION 6 - SPECIAL REPORTS AND STUDIES Special reports and/or studies for items such as Wetland Delineation have been submitted in support of the entitlement and various phases of development. The references listed below have been used as a basis of design for the grading and drainage improvements proposed for the Binder/Sibley Short Plat project: • Wetland Delineation Report (The Watershed Company; July 15, 2010) —see Section 6.1 CPH Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 11 CPH CONSULTANTS SECTION 6. 1 WETLAND DELINEATION REPORT Site Planning Civil Engineering Project Management Land Development Consulting THE SCIENCE & DESIGN WATERSHED COMPANY July 15,2010 Chris Sibley C/o Craig Krueger Community Land Planning 733 7th Avenue,Suite 100 Kirkland,WA 98033 Re: Sibley Residence Wetland Delineation Report The Watershed Company Reference Number: 100702 Dear Chris: On July 9,2010, Ecologist Meagan McManus and I visited your property located at 980 Hoquiam Avenue NE in Renton(parcel 1023059060). The purpose of our visit was to conduct a wetland delineation study of the.property. This letter summarizes the findings of this study and details applicable federal,state,and local regulations. The following attachments are included: • Wetland Delineation Sketch • Wetland Rating Form • Wetland Determination Data Forms Methods The study area was evaluated for wetlands using methodology from the Washington State Wetlands Identification and Delineation Manual(Manual)(Washington Department of Ecology[Ecology] 1997)and the Interim Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys,and Coast Region(Regional Supplement)(US Army Corps of Engineers[Corps]April 2008). The wetland boundary was determined on the basis of an examination of vegetation,soils,and hydrology. Areas meeting the criteria set forth in the Manual and Regional Supplement were determined to be wetland. Soil,vegetation,and hydrologic parameters were sampled at several locations along the wetland boundary to make the determination. We recorded data at two of these locations. Data points on-site were marked with yellow-and black- striped flags. Only the encumbering edge of the on-site wetland was flagged as a part of this study. The wetland boundary was marked with pink-and black-striped flags. A total of 22 wetland boundary flags were hung. 750 Sixth Street South Kirkland,WA 98033 p 425.822.5242 f 425.827.8136 watershedco.com Sibley Residence Wetland Delineation Report Chris Sibley c/o Craig Krueger July 15,2010 Page 2 The delineated wetland was classified according to the Renton Municipal Code(RMC). For thoroughness,the delineated wetland was also classified using the Western Washington Wetland Rating System(Ecology,Aug 2004,version 2)(Rating System). Findings The property is located in a residential neighborhood in the City of Renton. The property is relatively flat,sloping slightly downhill from north to south,at an average slope of approximately five percent,as determined using iMAP,King County's online GIS and mapping service. The approximately two-acre property contains one single- family residence with associated lawn areas. Non-wetland areas are dominated by lawn grasses and some reed canarygrass throughout much of the property with a mix of red alder and Himalayan blackberry dominant in the southeast portion of the property. There is one jurisdictional wetland,Wetland A,located on the property. Wetland A Wetland A is a depressional wetland encompassing the southwest corner of the property and extending eastward in a narrow ditched feature across the southeasternmost corner of the property. The ditched portion of the wetland serves as a permanently flowing outlet and continues offsite onto the neighboring property to the east(parcel 921100TR-A). Wetland A contains a mix of vegetation structures,including forested,scrub-shrub,and emergent areas. Red alder,Himalayan blackberry,Douglas- spirea,and willow species characterize the forested area,which is located along the eastern edge,including the ditched portion. The scrub-shrub areas are characterized by a combination of Sitka and Pacific willow. The emergent areas are characterized by a cattail monoculture,with a reed canarygrass monoculture present along the fringes. The soil of Wetland A is a very dark brown(10YR 2/2) loamy clay with a strong hydrogen sulfide odor present. Despite the lack of redoximorphic features in the soil at our sampling point,the presence of hydrogen sulfide is a primary hydric soil indicator, satisfying the hydric soils criteria. The soil was saturated to the surface,and approximately 0.25 inches of ponding was present at our sampling point. Hydrology for Wetland A is provided by a high groundwater table and is supplemented by precipitation. Additional hydrology appears to be supplemented by a conveyance feature adjacent to Hoquiam Avenue NE along the western wetland boundary,which likely carries runoff from the road into Wetland A. Local Regulations Wetlands in Renton are regulated under RMC 4-3-050.M. Under the code,wetlands are rated as one of three categories based on size,habitat provided,composition,and extent of human alteration. Wetland A does not contain essential habitat for endangered species or plant associations of infrequent occurrence. Wetland A is less than 10 acres in Sibley Residence Wetland Delineation Report Chris Sibley c/o Craig Krueger July 15,2010 Page 3 size and does not contain significant areas of open water;therefore,Wetland A is not a Category 1 wetland. A significant portion of Wetland A is contained in the ditched feature that conveys flow towards the east. The deep,narrowly-incised ditch indicates clear evidence of human alteration to the hydrology and soils of Wetland A. Further evidence of human alteration includes the conveyance feature adjacent to Hoquiam Avenue NE that appears to convey water into Wetland A. Based on the presence of these artificial features,Wetland A does not meet the criteria for Category 2 wetlands defined under RMC 4-3-050.M.1.a.ii(d),which states, "Wetlands having minimum existing evidence of human-related physical alteration such as diking, ditching,or channelization." Furthermore,Wetland A does not contain heron rookeries or osprey nests and is not located at the headwaters of a watercourse;therefore,Wetland A is not considered a Category 2 wetland. The human-related hydrologic alterations are indicative of Category 3 wetlands as defined by RMC 4-3-050.M.a.iii(a)(1). Since Wetland A is not considered a Category 1 or 2 wetland,it is considered a Category 3 wetland [RMC 4-3-050.M.a.iii(c)1. Category 3 wetlands in Renton are required to have a standard buffer width of 25 feet. Wetland A was also classified using the Ecology Rating System,which rates wetlands as one of four categories based on water quality functions,hydrologic functions,and habitat functions. According to the Rating System,Wetland A received 12 points for water quality functions, 10 points for hydrologic functions,and 13 points for habitat functions,for a total of 35 points. This score qualifies Wetland A as a low-scoring Category 3 wetland. While the City of Renton does not rely on the Rating System as the official classification system, this low score further supports the RMC Category 3 determination for Wetland A. Buffer reduction through enhancement may only be used in relation to Category 1 and 2 wetlands(RMC 4-3-050.M.6.e),and therefore,is not applicable to Wetland A. Buffer averaging may be used in Renton. However,buffer widths may not be modified to less than 25 feet(RMC 4-3-050.M.6.f.v). Since the standard buffer width for Wetland A is 25 feet,buffer averaging is also not applicable. State and Federal Regulations Wetlands are also regulated by the U.S.Army Corps of Engineers(Corps)under Section 404 of the Clean Water Act. Any filling of Waters of the State, including wetlands (except isolated wetlands),would require notification and permits from the Corps. Wetland A would likely not be considered isolated. A formal isolated status inquiry can be requested from the Corps through the Jurisdictional Determination process. Application for Corps permits may also require an individual 401 Water Quality Certification and Coastal Zone Management Consistency determination from Ecology. Sibley Residence Wetland Delineation Report Chris Sibley c/o Craig Krueger July 15,2010 Page 4 In general,neither the Corps nor Ecology regulates wetland buffers,unless direct impacts are proposed. When direct impacts are proposed,mitigated wetlands may be required to employ buffers based on Corps and Ecology joint regulatory guidance. The information contained in this letter is based on the application of technical guidelines currently accepted as the best available science and in conjunction with the manuals and criteria outlined in the methods section. All discussions,conclusions and recommendations reflect the best professional judgment of the author and are based upon information available to us at the time the study was conducted. All work was completed within the constraints of budget,scope,and timing. The findings of this report are subject to verification and agreement by the appropriate local,State,and federal regulatory authorities.No other warranty,expressed or implied,is made. Please call if you have any questions or if we can provide you with any additional information. Sincerely, , / Ryan Kahlo Ecologist Enclosures �.r. .,� „« g d. 1 Le en � .0 Approximate Wetland �.„. Boundary Approximate Wetland Area Approximate Property Boundary „_ r 0 Data Point D1 l 1 I ., '', t 4 Wetland A :., start 0, '' .„ , . , , .. ... . , T"------- L t ,i� A-22,last DP-2 flag ' ... i'. '5 1 , ,11.:.;„.4'.. :1.111..L. (4, w ' ...... 1 N t..., ! - ___. .___ :: ..,.....,.., .A ,,, ,:i., ,...., ..1111LL e 1.1 , . ,,., „,t , -7 ., f , i i op` L. .- �� t� *, i[.tit Note: Areas Wetland Delineation Sketch Y'^ depicted have not 980 Hoquiam Avenue NE (parcel 1023059060) been surveyed. All Renton,Washington 98059 locations are Prepared for Chris Sibley do Craig J. Krueger approximate and not to scale. July 9,2010 T H E750 Sixth Street th I Kirkland 1 WA 9$033 WATERSH ED COMPANY �����PA��Y p 425.$Sou22.5242 f 425.$27.$136 Wetland name or number: A WETLAND RATING FORM—WESTERN WASHINGTON Version 2—Updated July 2006 to increase accuracy and reproducibility among users Updated Oct 2008 with the new WDFW definitions for priority habitats Name of wetland(if known): Wetland A Date of site visit: 7-9-10 Rated by: RMK,MKM Trained by Ecology? Yes ® No ❑ Date of Training 3/2009 SEC: 10 TWNSHP: 23N RNGE: 5E Is S/T/R in Appendix DYes ❑ No SUMMARY OF RATING Category based on FUNCTIONS provided by wetland I II ❑ III ® IV Category I=Score>70 Score for Water Quality Functions 12 Category II=Score 51-69 L ategTTL=Score30z5fLi Score for Hydrologic Functions 10 Category 1Y=Score<30 Score for Habitat Functions 13 TOTAL score for functions 35 I Category based on SPECIAL CHARACTERISTICS of wetland I ❑ II ❑ Does not Apply El Final Category (choose the "highest" category from above) III Check the appropriate type and class of wetland being rated. Wetland Type Wetland Class Estuarine Depressional X Natural Heritage Wetland Riverirte Bog Lake-fringe Mature Forest Slope Old Growth Forest Flats Coastal Lagoon Freshwater Tidal Interdunal None of the above X Check if unit has multiple HGM classes present Wetland Rating Form—western Washington 1 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A Does the wetland unit being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. Check List for Wetlands That May Need Additional Protection (in addition to the YES NO protection recommended for its category) SP1.Has the wetland unit been documented as a habitat for any Federally listed Threatened or Endangered animal or plant species(T/E species)? For the purposes of this rating system, "documented"means the wetland is on the X* appropriate state or federal database. SP2.Has the wetland unit been documented as habitat for any State listed Threatened or Endangered animal species? For the purposes of this rating system, "documented"means the wetland is on the X appropriate state database. Note: Wetlands with State listed plant species are categorized as Category I Natural Heritage Wetlands (see p. 19 of data form). SP3. Does the wetland unit contain individuals of Priority species listed by the WDFW for the state? X SP4. Does the wetland unit have a local significance in addition to its functions? For example,the wetland has been identified in the Shoreline Master Program,the X Critical Areas Ordinance,or in a local management plan as having special significance. 'Washington Department of Fish and Wildlife Priority Habitats and Species Data have not been requested in the course of this initial review for this project. To complete the next part of the data sheet you will need to determine the Hydrogeomorphic Class of the wetland being rated. The hydrogeomorphic classification groups wetlands into those that function in similar ways. Classifying the wetland first simplifies the questions needed to answer how it functions. The Hydrogeomorphic Class of a wetland can be determined using the key below. See p. 24 for more detailed instructions on classifying wetlands. Wetland Rating Form—western Washington 2 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A Classification of Wetland Units in Western Washington If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In chis case,identify which hydrologic criteria in Questions 1-7 apply,and go to Question 8. 1. Are the water levels in the wetland unit usually controlledby tides (i.e. except during floods)? ®NO—go to 2 ❑ YES—the wetland class is Tidal Fringe If yes, is the salinity of the water during periods of annual low flow below 0.5 ppt(parts per thousand)? YES—Freshwater Tidal Fringe NO—Saltwater Tidal Fringe(Estuarine) If your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is rated as an Estuarine wetland. Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision.To maintain consistency between editions,the term"Estuarine"wetland is kept. Please note,however,that the characteristics that define Category I and II estuarine wetlands have changed (see p. ). 2. The entire wetland unit is flat and precipitation is only source(>90%)of water to it. Groundwater and surface water runoff are NOT sources of water to the unit NO—go to 3 ❑YES—The wetland class is Flats If your wetland can be classified as a"Flats" wetland,use the form for Depressional wetlands. 3. Does the entire wetland unit meet both of the following criteria? ❑ The vegetated part of the wetland is on the shores of a body of open water(without any vegetation on the surface)at least 20 acres (8 ha)in size; ❑ At least 30% of the open water area is deeper than 6.6 ft(2 m)? ®NO—go to 4 ❑YES—The wetland class is Lake-fringe(Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? O The wetland is on a slope(slope can be very gradual), O The water flows through the wetland in one direction(unidirectional)and usually comes from seeps.It may flow subsurface,as sheetflow,or in a swale without distinct banks. ❑ The water leaves the wetland without being impounded? NOTE: Surface water does not pond in these types of wetlands except occasionally in very small and shallow depressions or behind hummocks(depressions are usually<3ft diameter and less than a foot deep). ®NO—go to 5 0 YES—The wetland class is Slope Wetland Rating Form—western Washington 3 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A 5. Does the entire wetland unit meet all of the following criteria? ❑ The unit is in a valley,or stream channel,where it gets inundated by overbank flooding from that stream or river. ❑ The overbank flooding occurs at least once every two years NOTE: The riverine unit can contain depressions that are filled with water when the river is not flooding. ®NO -go to 6 ❑YES—The wetland class is Riverine 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at some time during the year. This means that any outlet, if present, is higher than the interior of the wetland. ❑NO—go to 7 ®YES—The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched,but has no obvious natural outlet. El NO—go to 8 0 YES—The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example,seeps at the base of a slope may grade into a riverine floodplain,or a small stream within a depressional wetland has a zone of flooding along its sides.GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT(make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland.NOTE:Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10%of the unit,classify the wetland using the class that represents more than 90%of the total area. HGM classes within the wetland unit being rated KGM Class to Use in Rating Slope+Riverine Riverine Slope+Depressional Depressional Slope+Lake-fringe Lake-fringe Depressional+Riverine along stream within boundary Depressional Depressional+Lake-fringe Depressional Salt Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE under wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetland,or you have more than 2 HGM classes within a wetland boundary,classify the wetland as Depressional for the rating. Wetland Rating Form—western Washington 4 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A ll Depressional and Flats Wetlands Points WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality D D 1.Does the wetland have the potential to improve water quality? (see p.38) D 1.1 Characteristics of surface water flows out of the wetland: D Unit is a depression with no surface water leaving it(no outlet) points=3 Unit has an intermittently flowing,or highly constricted permanently flowing outlet points=2 1 Unit has an unconstricted,or slightly constricted,surface outlet(permanently JlowinR) points= 1 Unit is a"flat"depression(Q.7 on key),or in the Flats class,with permanent surface outflow and no obvious natural outlet,and/or outlet is a man-made ditch points= 1 (If ditch is not permanently flowing treat unit as "intermittently flowing") D 1.2 The soil 2 inches below the surface(or duff layer)is clay or organic(use NRCS definitions). D YES points=4 0 I NO points=0 I D 1.3 Characteristics of persistent vegetation(emergent,shrub,and/or forest Cowardin class): D Wetland has persistent,ungrazed,vegetation>=95%of area points=5 I Wetland has persistent,ungrazed,vegetation>= 1/2 of area points=3 Wetland has persistent,ungrazed vegetation>= 1/10 of area points= 1 Wetland has persistent,ungrazed vegetation<1/10 of area points=0 D1.4 Characteristics of seasonal ponding or inundation. D This is the area of the wetland unit that is ponded for at least 2 months, but dries out sometime during the year. Do not count the area that is permanently ponded. Estimate area as the average condition 5 out of 10 yrs. Area seasonally ponded is>'h total area of wetland points=4 Area seasonally ponded is>'/a total area of wetland points=2 Area seasonally ponded is<'A total area of wetland points=0 NOTE:See text for indicators of seasonal and permanent inundation. D Total for D 1 Add the points in the boxes above 6 D D 2.Does the wetland unit have the opportunity to improve water quality? (see p.44) Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams,lakes or groundwater downgradient from the wetland?Note which of the following conditions provide the sources of pollutants. A unit may have pollutants coming from several sources,but any single source would qualify as opportunity. ❑ Grazing in the wetland or within 150 ft ❑ Untreated stormwater discharges to wetland ❑ Tilled fields or orchards within 150 ft of wetland ❑ A stream or culvert discharges into wetland that drains developed areas,residential multiplier areas,farmed fields,roads,or clear-cut logging /C/ Residential,urban areas,golf courses are within 150 ft of wetland 2 ❑ Wetland is fed by groundwater high in phosphorus or nitrogen ❑ Other YES multiply score in D 1.by 2 NO multiply score in D 1.by 1 D TOTAL-Water Quality Functions Multiply the score from D1 by D2 12 Add score to table on p.1 Wetland Rating Form—western Washington 5 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A D Depresssional and Flats Wetlands HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream degradation I)3.Does the wetland have the potential to reduce flooding and erosion? (see p. 46) I) D 3.1 Characteristics of surface water flows out of the wetland unit Unit is a depression with no surface water leaving it(no outlet) points=4 Unit has an intermittently flowing,or highly constricted permanently flowing outlet points=2 Unit is a"flat"depression(Q.7 on key),or in the Flats class,with permanent surface outflow and O no obvious natural outlet,and/or outlet is a man-made ditch points= 1 (If ditch is not permanently flowing treat unit as "intermittently flowing") I Unit has an unconstricted.or slightly constricted.surface outlet(permanently flowing).points=0 1) D 3.2 Depth of storage during wet periods Estimate the height of ponding above the bottom of the outlet For units with no outlet measure from the surface of permanent water or deepest part(if dry). Marks of ponding are at least 3 ft or more above the surface or bottom of outlet points=7 The wetland is a"headwater"wetland" points=5 5 Marks of ponding between 2 ft to<3 ft from surface or bottom of outlet points=5 Marks are at least 0.5 ft to<2 ft from surface or bottom of outlet points=3 Unit is flat(yes to Q.2 or Q.7 on key)but has small depressions on the surface that trap water points= 1 Marks of ponding less than 0.5 ft points=0 ll D 3.3 Contribution of wetland unit to storage in the watershed Estimate the ratio of the area of upstream basin contributing surface water to the wetland to the area of the wetland unit itself The area of the basin is less than 10 times the area of the unit points=5 0 The area of the basin is 10 to 100 times the area of the unit points=3 The area of the basin is more than 100 times the area of the unit points=0 Entire unit is in the FLATS class points=5 D Total for D 3 Add the points in the boxes above 5 D D 4.Does the wetland unit have the opportunity to reduce flooding and erosion? (see p.49) Answer YES if the unit is in a location in the watershed where the flood storage,or reduction in water velocity,it provides helps protect downstream property and aquatic resources from flooding or excessive and/or erosive flows. Answer NO if the water coming into the wetland is controlled by a structure such as flood gate,tide gate,flap valve,reservoir etc.OR you estimate that more than 90%of the water in the wetland is from groundwater in areas where damaging groundwater flooding does not occur. Note which of the following conditions apply. ❑ Wetland is in a headwater of a river or stream that has flooding problems ® Wetland drains to a river or stream that has flooding problems multiplier ❑ Wetland has no outlet and impounds surface runoff water that might otherwise flow into a river or stream that has flooding problems ❑ Other ❑YES multiplier is 2 ❑NO multiplier is 1 D TOTAL -Hydrologic Functions Multiply the score from])3 by D 4 I 10 Add score to table on p.1 Wetland Rating Form—western Washington 6 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS-Indicators that wetland functions to provide important habitat H 1.Does the wetland have the potential to provide habitat for many species? H 1.1 Vegetation structure(see p. 72) Check the types of vegetation classes present(as defined by Cowardin)if the class is 1 acre or covers more than 10%of the area of the wetland if unit smaller than 2.5 acres. ❑ Aquatic bed Z Emergent plants ® Scrub/shrub(areas where shrubs have>30%cover) • Forested(areas where trees have>30%cover) O Forested areas have 3 out of 5 strata(canopy,sub-canopy,shrubs,herbaceous,moss/ground- cover)that each cover 20%within the forested polygon Add the number of vegetation types that qualify. If you have: 4 structures or more points=4 3 structures points=2 2 structures points= 1 1 structure points=0 H 1.2.Hydroperiods(see p. 73) Check the types of water regimes(hydroperiods)present within the wetland. The water regime has to cover more than 10%of the wetland or 1/4 acre to count. (see text for descriptions of hydroperiods) ® Permanently flooded or inundated 4 or more types present points=3 ® Seasonally flooded or inundated 3 types present points=2 ❑ Occasionally flooded or inundated I 2 types present points=1 ❑ Saturated only 1 types present points=0 ❑ Permanently flowing stream or river in,or adjacent to,the wetland D Seasonally flowing stream in,or adjacent to,the wetland ❑ Lake-fringe wetland =2 points ❑ Freshwater tidal wetland=2 points H 1.3.Richness of Plant Species(see p. 75) Count the number of plant species in the wetland that cover at least 10 ft2. (different patches of the same species can be combined to meet the size threshold) You do not have to name the species. Do not include Eurasian milfoil, reed canarygrass,purple loosestrife, Canadian thistle If you counted: >19 species points=2 List species below if you want to: 15- 19 species points= 1 <5 species points=0 Wetland Rating Form—western Washington 7 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A H 1.4.Interspersion of habitats(see p. 76) Decide from the diagrams below whether interspersion between Cowardin vegetation classes (described in H 1.1),or the classes and unvegetated areas(can include open water or mudflats)is high,medium,low,or none. CD O None=0 points Low= 1 point Moderate=2 points �.111111k ta [riparian braided channels] High =3 points NOTE:If you have four or more vegetation types or three vegetation types and open water the rating is always"high". H 1.5.Special Habitat Features:(see p. 77) Check the habitat features that are present in the wetland. The number of checks is the number of points you put into the next column. ® Large,downed,woody debris within the wetland(>4in.diameter and 6 ft long). ® Standing snags(diameter at the bottom>4 inches)in the wetland ❑ Undercut banks are present for at least 6.6 ft(2m)and/or overhanging vegetation extends at least 3.3 ft (1m)over a stream for at least 33 ft(10m) 2 ❑ Stable steep banks of fine material that might be used by beaver or muskrat for denning (>30degree slope)OR signs of recent beaver activity are present ❑ At least 1/4 acre of thin-stemmed persistent vegetation or woody branches are present in areas that are permanently or seasonally inundated.(structures for egg-laying by amphibians) ❑ Invasive plants cover less than 25%of the wetland area in each stratum of plants Note:The 20%stated in early printings of the manual on page 78 is an error. H 1.TOTAL Score- potential for providing habitat Add the scores from HI.1,H1.2,H1.3,H1.4,H1.5 Wetland Rating Form—western Washington 8 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A H 2.Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (see p.80) Choose the description that best represents condition of buffer of wetland. The highest scoring criterion that applies to the wetland is to be used in the rating.See text for definition of"undisturbed." ❑ 100 m(330ft)of relatively undisturbed vegetated areas,rocky areas,or open water >95%of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also means no-grazing) Points=5 ❑ 100 m(330 ft)of relatively undisturbed vegetated areas,rocky areas.,or open water >50% circumference Points=4 ❑ 50 m(170ft)of relatively undisturbed vegetated areas,rocky areas,or open water>95%circumference Points=4 ❑ 100 m(330ft)of relatively undisturbed vegetated areas,rocky areas,or open water>25%circumference Points=3 1 ❑ 50 m(170ft)of relatively undisturbed vegetated areas,rocky areas,or open water for>50%circumference. Points=3 If buffer does not meet any of the criteria above El No paved areas(except paved trails)or buildings within 25 m(80ft) of wetland>95%circumference. Light to moderate grazing,or lawns are OK Points=2 ❑ No paved areas or buildings within 50m of wetland for>50%circumference. Light to moderate grazing,or lawns are OK Points=2 ❑ Heavy grazing in buffer. Points= 1 ❑ Vegetated buffers are<2m wide(6.6ft)for more than 95%of the circumference (e.g.tilled fields,paving,basalt bedrock extend to edge of wetland Points=0 ❑ Buffer does not meet any of the criteria above. Points= 1 H 2.2 Corridors and Connections(see p.81) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland)that is at least 150 ft wide,has at least 30%cover of shrubs,forest or native undisturbed prairie,that connects to estuaries,other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian corridors,heavily used gravel roads,paved roads,are considered breaks in the corridor). YES=4 points (go to H 2.3) NO=go to H 2.2.2 H 2.2.2 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor(either riparian or upland)that is at least 50ft wide,has at least 30%cover of shrubs or forest,and connects to 1 estuaries,other wetlands or undisturbed uplands that are at least 25 acres in size? OR a Lake-fringe wetland,if it does not have an undisturbed corridor as in the question above? YES=2 points (go to H 2.3) NO=H 2.2.3 H 2.2.3 Is the wetland: within 5 mi(8km)of a brackish or salt water estuary OR within.3 mi of a large geld or pasture(>40 acres)pR within 1 mi of a lake greater than 20 acres? I YES= 1 point I NO=0 points Wetland Rating Form—western Washington 9 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A H 2.3 Near or adjacent to other priority habitats listed by WDFW(see new and complete descriptions of WDFW priority habitats,and the counties in which they can be found,in the PHS report htto://wdfw.wa.rov/hab/phslist.htm) Which of the following priority habitats are within 330ft(100m)of the wetland? (NOTE:the connections do not have to be relatively undisturbed) ❑ Aspen Stands:Pure or mixed stands of aspen greater than 0.4 ha(1 acres). ❑ Biodiversity Areas and Corridors:Areas of habitat that are relatively important to various species of native fish and wildlife(full description in WDFW PHS report p. 152) ❑ Herbaceous Balds:Variable size patches of grass and forbs on shallow soils over bedrock. ❑ Old-growth/Mature forests:(Old-growth west of Cascade crest)Stands of at least 2 tree species, forming a multi-layered canopy with occasional small openings;with at least 20 trees/ha(8 trees/acre)>81 cm(32 in)dbh or>200 years of age. (Mature forests.) Stands with average diameters exceeding 53 cm(21 in)dbh;crown cover may be less that 100%;crown cover may be less that 100%;decay,decadence,numbers of snags,and quantity of large downed material is generally less than that found in old-growth;80-200 years old west of the Cascade crest. ❑ Oregon white Oak: Woodlands Stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important(full descriptions in WDFW PHS report p. 158.) ❑ Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. ❑ Westside Prairies: Herbaceous,non-forested plant communities that can either take the form of a dry prairie or a wet prairie(full descriptions in WDFW PHS report p. 161) 0▪ Instream: The combination of physical,biological,and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. ❑ Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore,Open Coast Nearshore,and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report:pp. 167-169 and glossary in Appendix A.) ❑ Caves:A naturally occurring cavity,recess,void,or system of interconnected passages under the earth in soils,rock,ice,or other geological formations and is large enough to contain a human. ❑ Cliffs:Greater than 7.6 m(25 ft)high and occurring below 5000 ft. ❑ Talus:Homogenous areas of rock rubble ranging in average size 0.15-2.0 m(0.5-6.5 ft), composed of basalt,andesite,and/or sedimentary rock,including riprap slides and mine tailings. May be associated with cliffs. ❑ Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of>51 cm(20 in)in western Washington and are>2 m(6.5 ft)in height. Priority logs are> 30cm(12 in)in diameter at the largest end,and>6m(20 ft)long. If wetland has 3 or more priority habitats=4 points If wetland has 2 priority habitats=3 points If wetland has 1 priority habitat=1 point I No habitats=0 points I Note:All vegetated wetland are by definition a priority habitat but are not included in this list.Nearby wetlands are addressed in question H2.4. Wetland Rating Form—western Washington 10 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A H 2.4 Wetland Landscape(choose the one description of the landscape around the wetland that best fits) (see p.84) There are at least 3 other wetlands within V2 mile,and the connections between them are relatively undisturbed(light grazing between wetlands OK,as is lake shore with some boating,but connections should NOT be bisected by paved roads,fill,fields,or other development. points=5 The wetland is Lake-fringe on a lake with little disturbance and there are 3 other 3 lake-fringe wetlands within V2 mile points=5 There are at least 3 other wetlands within V2 mile,BUT the connections between them are disturbed points=3 The wetland is Lake-fringe on a lake with disturbance and there are 3 other lake-fringe wetland within Y2 mile points=3 There is at least 1 wetland within V2 mile. points=2 There are no wetlands within V2 mile points=0 II 2.TOTAL Score-•opportunity for providing habitat 5 Add the scores from H2.1,H2.2,H2.3,H2.4 TOTAL for Hl from page 14 8 Total Score for l labitat Functions —add the points for H 1,H 2 and record the result on p. 1 J 13 Wetland Rating Form—western Washington 11 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Please determine if the wetland meets the attributes described below and circle the appropriate Category. Wetland Type Category Check off any criteria that apply to the wetland. Circle the Category when the appropriate criteria are met. SC 1.0 Estuarine wetlands (seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? ❑ The dominant water regime is tidal, ❑ Vegetated, and ❑With a salinity greater than 0.5 ppt. YES =Go to SC 1.1 NO ® SC 1.1 Is the wetland unit within a National Wildlife Refuge,National Park, NationalEstuaryReserve,Natural Area Preserve, State Park or Educational, Cat. I Environmental, or Scientific Reserve designated under WAC 332-151? OYES =Category I ONO=go to SC 1.2 • SC 1.2 Is the wetland unit at least 1 acre in size and meets at least two of the Cat. I following three conditions? OYES =Category I ONO=Category II ❑ The wetland is relatively undisturbed (has no diking,ditching,filling, cultivation, grazing, and has less than 10%cover of non-native plant Cat. II species. If the non-native Spartina spp. are the only species that cover more than 10% of the wetland, then the wetland should be given a dual rating (I/II) The are aof Spartina would be rated a Category H while the relatively undisturbed upper marsh with native species would be a Dual rating Category I. Do not,however,exclude the area of Spartina in determining I/II the size threshold of 1 acre. ❑ At least 3Aa of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed wetland. O The wetland has at least 2 or the following features: tidal channels, depressions with open water, or contiguous freshwater wetlands. Wetland Rating Form—western Washington 12 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A SC 2.0 Natural Heritage Wetlands(seep. 87) Natural Heritage wetlands have been identified by the Washington Natural Heritage Program/DNR as either high quality undisturbed wetlands or wetlands that support state Threatened,Endangered,or Sensitive plant species. SC 2.1 Is the wetland being rated in a Section/Township/Range that contains a Natural Heritage wetland? (this question is used to screen out most sites before you need to contact WNHP/DNR) S/T/R information from Appendix D n or accessed from WNHP/DNR web Cat. I site ❑ YES❑—contact WNHP/DNR(see p. 79) and go to SC 2.2 NO SC 2.2 Has DNR identified the wetland as a high quality undisturbed wetland or as or as a site with state threatened or endangered plant species? YES =Category I NO n Not a Heritage Wetland SC 3.0 Bogs (see p. 87) Does the wetland(or any part of the unit)meet both the criteria for soils and vegetation in bogs? Use the key below to identify if the wetland is a bog. If you answer yes,you will still need to rate the wetland based on its functions. 1. Does the wetland have organic soils horizons(i.e.layers of organic soil), either peats or mucks,that compose 16" or more of the first 32 inches of the soil profile? (See Appendix B for a field key to identify organic soils.) Yes- go to Q.3 NO - go to Q.2 2. Does the wetland have organic soils,either peats or mucks,that are less than 16 inches deep over bedrock or an impermeable hardpan such as clay or volcanic ash,or that are floating on top of a lake or pond? Yes- go to Q.3 NO ® is not a bog for purpose of rating 3. Does the wetland have more than70% cover of mosses at ground level, AND other plants,if present,consist of the"bog" species listed in Table 3 as a significant component of the vegetation (more than 30%of the total shrub and herbaceous cover consists species in Table 3)? Yes—Is a bog for purpose of rating NO- go to Q.4 NOTE:If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16"deep. If the pH is less than 5.0 and the "bog"plant species in Table 3 are present, the wetland is a bog. Cat. I 4. Is the wetland forested (>30%cover) with sitka spruce, subalpine fir, western red cedar,western hemlock,lodgepole pine, quaking aspen, Englemann's spruce, or western white pine,WITH any of the species (or combination of species)on the bog species plant list in Table 3 as a significant component of the ground cover(>30% coverage of the total shrub/herbaceous cover)? YES =Category I NO n is not a bog for purpose of rating Wetland Rating Form—western Washington 13 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A SC 4.0 Forested Wetlands(see p. 90) Does the wetland have at least 1 acre of forest that meet one of these criteria for the Department of Fish and Wildlife's forests as priority habitats? If you answer yes you will still need to rate the wetland based on its functions. ❑ Old growth forests: (west of Cascade crest)Stands of at least two tree species,forming a multi-layered canopy with occasional small openings; with at least 8 trees/acre(20 trees/hectare)that are at least 200 years of age OR have a diameter at breast height(dbh)of 32 inches (81 cm)or more. Note: The criterion for dbh is based on measurements for upland forests. Two hundred year old trees in wetlands will often have a smaller dbh because their growth rates are often slower. The DFW criterion is and "OR" so old- growth forests do not necessarily have to have trees of this diameter. ❑ Mature forests: (west of the Cascade crest) Stands where the largest trees arc 80-200 years old OR have average diameters (dbh)exceeding 21 in (53 cm); crown cover may be less than 100%;decay,decadence, numbers of snags, and quanitity of large downed material is generally less than that found in old-growtl Cat. I YES = Category 1 NO ® not a forested wetland with special characteristics SC 5.0 Wetlands in Coastal Lagoons (see p. 91) Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? ❑The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or,less frequently,rocks. ❑The lagoon in which the wetland is located contains surgace water that is saline or brackish (>0.5 ppt)during most of the year in at least a portion of the lagoon (needs to be measured near the bottom) YES—Go to SC 5.1 NO ® not a wetland in a coastal lagoon Cat.I SC 5.1 Does the wetland meet all of the following three conditions? ❑The wetland is relatively undisturbed (has no diking,ditching, filling, cultivation, grazing), and has less than 20%cover of invasive plant species (see list of invasive species on p. 74). ❑At least N of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed grassland. Cat. II ❑The wetalnd is larger than 1/10 acre (4350 square feet) YES =Category I NO =Category II Wetland Rating Form—western Washington 14 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 Wetland name or number: A SC 6.0 Interdunal Wetlands(see p.93) Is the wetalnd unit west of the 1889 line(also called the Westarn Boundary of Upland Ownership or WBUO)? YES-go to SC 6.1 NO® not an interdunal wetland for rating If you answer yes you will still need to rate the wetland based on its functions. In practical terms that means the following geographic areas: - Long Beach Peninsula-lands west of SR 103 - Grayland-Westport-lands west of SR 105 - Ocean Shores-Copalis-lands west of SR 115 and SR 109 SC 6.1 Is the wetland 1 acre or larger, or is it in a mosaic of wetlands that is 1 acre or larger? YES=Category II NO-go to SC 6.2 Cat.II SC 6.2 Is the unit between 0.1 and 1 acre,or is it in a mosaic of wetlands that is between 0.1 and 1 acre? YES =Category III Cat. III Category of wetland based on Special Characteristics Choose the "highest" rating if wetland falls into several categorie, and record on N/A p. 1 . If you answered NO for all types enter"Not Applicable"on p.1. Wetland Rating Form—western Washington 15 August 2004 Version 2 Updated with new WDFW definitions Oct.2008 II I L 750 Sixth Street South WETLAND DETERMINATION DATA FORM Western Mountains,Valle Kirkland,Washington 98033 WATERS HED (425)822-5242 Valleys,and Coast Supplement to the watershedco.com �> Y1987 COE Wetlands Delineation Manual DP-1 Project Site: Sibley Residence Sampling Date: 7/9/10 Applicant/Owner: Chris Sibley Sampling Point: DP- 1 Investigator: RMK,MKM City/County: Renton/King Sect.,Township,Range S 10 T 23N R5E State: WA Landform(hillslope,terrace,etc) Depression Slope(%) 5 Local relief(concave,convex,none) I Concave Subregion(LRR) A Lat 47.4988 Long -122.1508 Datum Soil Map Unit Name Alderwood gravelly sandy loam,6 to 15 percent slopes NWI classification N/A Are climatic/hydrologic conditions on the site typical for this time of year? ® Yes 0 No (If no,explain in remarks.) Are"Normal Circumstances"present on the site? 0 Yes 0 No Are Vegetation❑,Soil,0,or Hydrology 0 significantly disturbed? Are Vegetation❑,Soil,❑,or Hydrology❑naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? ® Yes 0 No Is this Sampling Point within a Wetland? El Yes ® No Hydric Soils Present? 0 Yes 0 No Wetland Hydrology Present? 0 Yes 0 No Remarks: VEGETATION—Use scientific names of plants. Tree Stratum (Plot size 5m diam. ) Absolute% Dominant Indicator Dominance Test Worksheet Cover Species? Status 1. Number of Dominant Species 2. that are OBL,FACW,or FAC: 1 (A) 3. Total Number of Dominant 4. Species Across All Strata: 1 (B) Total Cover Percent of Dominant Species 100 that are OBL,FACW,or FAC: (A/B) Sapling/Shrub Stratum (Plot size 3m diam. ) 1. Prevalence Index Worksheet 2. Total%Cover of Multiply by 3. OBL species x 1 = 4. FACW species : x 2= 5. FAC species i x 3= =Total Cover FACU species x 4= UPL species x 5= Herb Stratum (Plot size 1 m diam. ) Column totals (A) I (B) 1. Phalaris arundinacea 95 Yes FACW 2. Equisetum telmateia 10 No FACW Prevalence Index=B/A= 3. 4. Hydrophytic Vegetation Indicators 5. Yes Dominance test is>50% 6. Prevalence test is 5 3.0 7. Morphological Adaptations*(provide supporting 8. data in remarks or on a separate sheet) 9. Wetland Non-Vascular Plants' 10. Problematic Hydrophytic Vegetation*(explain) 11. 105 =Total Cover *Indicators of hydric soil and wetland hydrology must be present,unless disturbed or problematic Woody Vine Stratum (Plot size ) 1. 2. Hydrophytic Vegetation Yes ® No Ei =Total Cover Present? Bare Ground in Herb Stratum Remarks: US Army Corps of Engineers Western Mountains,Valleys,and Coast—Interim Version SOIL Sampling Point—DP-2 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % ype' Loc` Texture Remarks 0-16 10YR 2/2 100 Silty clay 'Type:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains 2Loc:PL=Pore Lining,M=Matrix Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol(Al) 0 Sandy Redox(S5) 0 2cm Muck(A10) ❑ Histic Epipedon(A2) El Stripped Matrix(S6) ❑ Red Parent Material(TF2) ❑ Black Histic(A3) 0 Loamy Mucky Mineral(F1)(except MLRA 1) ❑ Other(explain in remarks) O Hydrogen Sulfide(A4) ❑ Loamy Gleyed Matrix(F2) 0 ❑ Depleted Below Dark Surface(All) ❑ Depleted Matrix(F3) ❑ Thick Dark Surface(Al2) ❑ Redox Dark Surface(F6) 3Indicators of hydrophytic vegetation and wetland hydrology must ❑ Sandy Mucky Mineral(S1) ❑ Depleted Dark Surface(F7) be present,unless disturbed or problematic O Sandy Gleyed Matrix(S4) ❑ Redox Depressions(F8) Restrictive Laver(if present): ri Type: Yes No Hydric soil present? Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that apply): Secondary Indicators(2 or more required): O Surface water(Al) ❑ Sparsely Vegetated Concave Surface(B8) Water-Stained Leaves(B9)(MLRA 1,2,4A&4B) ❑ High Water Table(A2) 0 Water-Stained Leaves(except MLRA 1,2,4A&4B)(B9) 0 Drainage Patterns(B10) ❑ Saturation(A3) 0 Salt Crust(B11) 0 Dry-Season Water Table(C2) ❑ Water Marks(B1) 0 Aquatic Invertebrates(B13) 0 Saturation Visible on Aerial Imagery(C9) O Sediment Deposits(B2) 0 Hydrogen Sulfide Odor(C1) 0 Geomorphic Position(D2) ❑ Drift Deposits(B3) 0 Oxidized Rhizospheres along Living Roots(C3) ❑ Shallow Aquitard(D3) O Algal Mat or Crust(B4) 0 Presence of Reduced Iron(C4) ❑ FAC-Neutral Test(D5) ❑ Iron Deposits(B5) 0 Recent Iron Reduction in Tilled Soils(C6) ❑ Raised Ant Mounds(D6)(LRR A) ❑ Surface Soil Cracks(B6) 0 Stunted or Stressed Plants(D1)(LRR A) ❑ Frost-Heave Hummocks ❑ Inundation Visible on Aerial 0 Other(explain in remarks) Imagery(B7) Field Observations Surface Water Present? ❑ Yes ® No Depth(in): Water Table Present? 0 Yes ® No Depth(in): Yes n No Wetland Hydrology Present? Saturation Present? 0 Yes ® No Depth(in): (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: Moist,not saturateddddd US Army Corps of Engineers Western Mountains, Valleys,and Coast—Interim Version Ti IL 750 Sixth Street South WATERSHED WETLAND DETERMINATION DATA FORM Kirkland,Washington 98033 Western Mountains,vane ent to the (425)822-5242 > 1987 COE Wetlands Delineation ManualD P 2 watershedco.com COMPANY Project Site: Sibley Residence Sampling Date: 7/9/10 Applicant/Owner: Chris Sibley Sampling Point: DP- 2 Investigator: RMK,MKM City/County: Renton/King Sect.,Township,Range S 10 T 23N R5E State: WA Landform(hillslope,terrace,etc) Depression Slope(%) 5 Local relief(concave,convex,none) I Concave Subregion(LRR) A Lat 47.4988 Long -122.1508 Datum Soil Map Unit Name Alderwood gravelly sandy loam,6 to 15 percent slopes NWI classification N/A Are climatic/hydrologic conditions on the site typical for this time of year? ® Yes ❑ No (If no,explain in remarks.) Are"Normal Circumstances"present on the site? ® Yes ❑ No Are Vegetation❑,Soil,❑,or Hydrology 0 significantly disturbed? Are Vegetation 0,Soil,❑,or Hydrology 0 naturally problematic? (If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS—Attach site map showing sampling point locations,transects,important features,etc. . Hydrophytic Vegetation Present? ® Yes ❑ No Is this Sampling Point within a Wetland? ® Yes No Hydric Soils Present? 0 Yes 0 No Wetland Hydrology Present? 0 Yes 0 No Remarks: VEGETATION—Use scientific names of plants. Tree Stratum (Plot size 5m diam. ) Absolute% Dominant Indicator Dominance Test Worksheet Cover Species? Status 1. Number of Dominant Species 2. that are OBL,FACW,or FAC: 2 (A) 3. Total Number of Dominant 2 4. Species Across All Strata: (B) =Total Cover Percent of Dominant Species that are OBL,FACW,or FAC: 100 (NB) Sapling/Shrub Stratum (Plot size 3m diam. ) I. Prevalence Index Worksheet 2. Total%Cover of Multiply by 3. OBL species x 1 = 4. FACW species x 2= 5. FAC species x 3= =Total Cover FACU species x 4= UPL species x 5= Herb Stratum (Plot size 1 m diam. ) Column totals (A) I (B) 1. Phalaris arundinacea 50 Yes FACW 2. Typha latifolia 15 Yes OBL Prevalence Index=B/A= 3. 4. Hydrophytic Vegetation Indicators 5. Yes Dominance test is>50% 6. Prevalence test is 5 3.0' 7. Morphological Adaptations'(provide supporting 8. data in remarks or on a separate sheet) 9. Wetland Non-Vascular Plants' 10. ' Problematic Hydrophytic Vegetation*(explain) 11. =Total Cover 'Indicators of hydric soil and wetland hydrology must be present,unless disturbed or problematic Woody Vine Stratum (Plot size ) 1. 2. Hydrophytic Vegetation =Total Cover Present? Yes ® No n Bare Ground in Herb Stratum Remarks: US Army Corps of Engineers Western Mountains,Valleys,and Coast—Interim Version SOIL Sampling Point—DP- I Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (inches) Color(moist) % Color(moist) % Type' Loc` Texture Remarks 0-14 10YR 2/2 100 Loamy clay 'Type:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains 2Loc:PL=Pore Lining,M=Matrix Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol(Al) 0 Sandy Redox(S5) ❑ 2cm Muck(A10) ❑ Histic Epipedon(A2) ❑ Stripped Matrix(S6) ❑ Red Parent Material(TF2) ❑ Black Histic(A3) ❑ Loamy Mucky Mineral(F1)(except MLRA 1) ❑ Other(explain in remarks) Hydrogen Sulfide(A4) 0 Loamy Gleyed Matrix(F2) ❑ ❑ Depleted Below Dark Surface(All) ❑ Depleted Matrix(F3) ❑ Thick Dark Surface(Al2) ❑ Redox Dark Surface(F6) 3Indicators of hydrophytic vegetation and wetland hydrology must ❑ Sandy Mucky Mineral(S1) 0 Depleted Dark Surface(F7) be present,unless disturbed or problematic ❑ Sandy Gleyed Matrix(S4) ❑ Redox Depressions(F8) Restrictive Laver(if present): Type:_ Hydric soil present? Yes ® No n Depth(inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that apply): Secondary Indicators(2 or more required): ❑ Surface water(Al) ❑ Sparsely Vegetated Concave Surface(B8) ❑ Water-Stained Leaves(B9)(MLRA 1,2,4A&4B) ❑ High Water Table(A2) ❑ Water-Stained Leaves(except MLRA 1,2,4A 8.4B)(B9) ❑ Drainage Patterns(B10) ❑ Saturation(A3) ❑ Salt Crust(B11) 0 Dry-Season Water Table(C2) ❑ Water Marks(B1) ❑ Aquatic Invertebrates(B13) 0 Saturation Visible on Aerial Imagery(C9) ❑ Sediment Deposits(B2) ❑ Hydrogen Sulfide Odor(C1) 0 Geomorphic Position(D2) ❑ Drift Deposits(B3) ❑ Oxidized Rhizospheres along Living Roots(C3) 0 Shallow Aquitard(D3) ❑ Algal Mat or Crust(B4) 0 Presence of Reduced Iron(C4) ❑ FAC-Neutral Test(D5) ❑ Iron Deposits(B5) 0 Recent Iron Reduction in Tilled Soils(C6) ❑ Raised Ant Mounds(D6)(LRR A) ❑ Surface Soil Cracks(B6) 0 Stunted or Stressed Plants(D1)(LRR A) ❑ Frost-Heave Hummocks ❑ Inundation Visible on Aerial 0 Other(explain in remarks) Imagery(B7) Field Observations Surface Water Present? ® Yes ❑ No Depth(in): 114 Water Table Present? ® Yes 0 No Depth(in): Surface Yes ® No n Wetland Hydrology Present? Saturation Present? ® Yes ❑ No Depth(in): Surface (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: Remarks: US Army Corps of Engineers Western Mountains,Valleys,and Coast—Interim Version Section 7 Binder/Sibley Short Plat Storm Drainage Report SECTION 7 - OTHER PERMITS These permits will be obtained prior to approval of the Binder/Sibley Short Plat project: • Construction Permit—City of Renton • Building Permit (Structural Wall) —City of Renton CPH Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 12 Section 8 Binder/Sibley Short Plat Storm Drainage Report SECTION 8 - CSWPPP ANALYSIS AND DESIGN ESC Plan Analysis and Design Site specific details and provisions for temporary erosion and sediment control (ESC) facilities are provided with the improvement plans that accompany this TIR. The proposed facilities have been selected and sized in accordance with the recommendations provided in the KCSWDM standards. In addition to the site-specific ESC measures, the following general Best Management Practices (BMPs) for sediment control shall also be implemented in accordance with the provisions of the KCSWDM: 1. Clearing Limits A construction clearing limits fence, or silt fence, will be installed by the Contractor along the entire project corridor to prevent disturbance of project areas not designated for construction. A double silt fence will be used when the clearing limits are next to a sensitive area tract. These fences will be installed in accordance with the KCSWDM Section D.4.1.1 prior to clearing and grading activities to help minimize impact to the surrounding area. 2. Cover Measures Temporary and permanent cover measures will be provided by the Contractor to protect disturbed areas. Mulching will be used in accordance with KCSWDM Section D.4.2.1 to provide temporary protection from erosion and to enhance plant growth. Plastic covering may be used following KCSWDM Section D.4.2.3 in order to protect cut and fill slopes and stockpiles, and/or to encourage grass growth in newly seeded areas. Disturbed areas will be seeded and mulched to provide permanent cover measure and to reduce erosion within seven days, if not worked. 3. Perimeter Protection In order to reduce the transport of sediment off-site, the Contractor will install silt fences or double silt fences as indicated on the drawings prior to any up slope clearing, grading and trenching activities. 4. Traffic Area Stabilization Stabilized pads of quarry spalls will be installed by the Contractor at all egress points from the project site to reduce the amount of sediment transported onto paved roads or other off- site areas by motor vehicles. It is not anticipated that any egress points will be required to complete construction of the infrastructure for this project. Also, if any on-site materials are contaminated by fuels, grease, metals or other pollutants, they will be disposed of as described in the contractor's Saill Control Plan (SPC) and in accordance with all appropriate regulations. 5. Sediment Retention Sediment retention will be provided by silt fencing and/or other inlet and outlet protection as required at the locations and dimensions shown on the drawings, with maintenance in accordance with KCSWDM Section D.4.5. CPH Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 13 Binder/Sibley Short Plat Storm Drainage Report 6. Surface Water Control Surface water control may include ditches, check dams, use of existing inlets and outlet protection at the locations and dimensions shown on the drawings, and maintained according to KCSWDM Section D.4.6. The proposed on-site conveyance system will be used to collect surface water. Catch basins shall be provided with inlet protection and the basins shall be cleaned of sediment. 7. Dust Control Water will be used by the Contractor according to KCSWDM Section D.4.7 to prevent wind transport of soil. Exposed soils will be sprayed until wet and re-sprayed as needed.At the Contractor's option, a tackifier may be used with approval from the Engineer. 8. Wet Season Requirements If soils are exposed during the period of October 1 to March 31, the Contractor will mulch and seed as much disturbed area as possible by the first week of October, in order to provide grass cover for the wet season. The Contractor will also conform to the following wet season special provisions: A. Apply cover measures to disturbed areas that are to remain unworked for more than two days. B. Protect stockpiles that are to remain unworked for more than 12 hours. No area is to be left uncovered/denuded longer than 12 hours during the winter months. C. Provide on-site stockpiles of cover materials sufficient to cover all disturbed areas. D. Seed all areas that are to be unworked during the wet season by the end of the first week of October. E. Apply mulch to all seeded areas for protection. F. Provide on-site storage of 50 linear feet of silt fence (and the necessary stakes) for every acre of disturbed area. Straw bales are to be stockpiled on-site for use in an emergency. G. Provide construction road and parking lot stabilization areas for all sites. H. Provide additional sediment retention as required by the City of Renton inspector. I. Provide additional surface water controls as required by the City of Renton inspector. J. Implement construction phasing and more conservative BMPs for construction activity near surface waters (to be evaluated). K. Review and maintain ESC measures on a weekly basis and within 24-hours after any runoff-producing event. 9. Sensitive Area Restrictions Clearing and grading within the on-site wetland buffers shall be limited to that necessary to prepare this area for the proposed buffer mitigation or incidental and temporary disturbance- related to the site development activities as shown in the accompanying construction and mitigation plans. CPH Project No.0100-10-003 February 28,2011 CPTH CONSULTANTS Page 14 Binder/Sibley Short Plat Storm Drainage Report 10. Maintenance Requirements All ESC measures will be maintained and reviewed on a regular basis following the maintenance requirements listed for each BMP in Section D.5.4 of the KCSWDM. An ESC supervisor will be designated by the Contractor and the name, address and phone number of the ESC supervisor will be given to the City prior to the start of construction. The ESC supervisor will inspect the site at least once a month during the dry season, weekly during the wet season, and within 24 hours of each runoff-producing storm. A standard ESC maintenance report will be used as a written record of all maintenance. The Contractor will be responsible for the phasing of erosion and sediment controls during construction so that they are coordinated with construction activities.The Contractor will also be responsible for maintenance of temporary controls during construction, including removal of accumulated sediment, and for the removal of the controls and remaining accumulated sediment at the completion of construction. 1 1. Final Stabilization Prior to obtaining final construction approval, the site shall be stabilized, the structural ESC measures removed and drainage facilities cleaned. To obtain final construction approval, the following conditions must be met as required by Section D.5.5 - Final Stabilization: • All disturbed areas of the site should be vegetated or otherwise permanently stabilized in accordance with project BMPs. At a minimum, disturbed areas should be seeded and mulched to provide a high likelihood that sufficient cover will develop shortly after final approval.The plans include erosion control notes and specifications for hydro-seeding and mulching disturbed areas. • Structural measures such as silt fences, pipe slope drains, storm drain inlet protection and sediment traps and ponds shall be removed once the proposed improvements are complete and vegetated areas are stabilized. • All permanent surface water facilities shall be cleaned completely and restored to working order prior to removal of ESC facilities. CPH Project No.0100-10-003 February 28,201 1 CPIH CONSULTANTS Page 15 Section 9 Binder/Sibley Short Plat Storm Drainage Report SECTION 9 - BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT Bond Quantity Worksheet A fee estimate was provided with the Construction Permit Application. Flow Control and Water Quality Facility Summary Sheet and Sketch No flow control or water quality facilities are proposed for this project. Declaration of Covenant for Privately Maintained Flow Control and WQ Facilities No flow control or water quality facilities are proposed for this project. Declaration of Covenant for Publicly Maintained Flow Control and WQ Facilities No flow control or water quality facilities are proposed for this project. Declaration of Covenant for Privately Maintained Flow Control BMPs Privately maintained BMPs will be designed and permitted with the Building Permit the new on-site home site.A draft of the Declaration of Covenant is provided in Section 9.1 for approval. CPH Project No.0100-10-003 February 28,2011 CPIH CONSULTANTS Page 16 CP H CONSULTANTS SECTION 9. 1 DECLARATION OF COVENANT FOR FLOW CONTROL BMPS Site Planning Civil Engineering Project Management Land Development Consulting DZAFy RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: CITY CLERK'S OFFICE CITY OF RENTON 1055 SOUTH GRADY WAY RENTON, WA 98057 DECLARATION OF COVENANT FOR MAINTENANCE ANDrINSPECTION OF FLOW CONTROL BMPS Grantor: Farb-I Gt a 13 K dy'e-r Grantee: City of Renton I Legal Description: I 2 a,►.crr ce y- s t L I S V�•i-+ PI 4-� No • LiA o (9(P (P U r 0.o . - ' v-eaov_ S 04th �,r< d LA-l-+7 ' Gt,S.in�'-'ern . O J Additional Legal(s)on: Assessor's Tax Parcel ID#: / 0 Z 3 o S 9 01v IN CONSIDERATION of the approved City of Renton(check one of the following) ❑ residential building permit, ❑ commercial building permit, ❑ clearing and grading permit, CI subdivision permit,or short subdivision permit for Application File No. LUA/SWP /O—0(4, relating to the real property("Property")described above,the Grantor(s),the owner(s) in fee of that Property,hereby covenants(covenant)with City or Renton, a political subdivision of the state of Washington,that he/she(they)will observe, consent to,and abide by the conditions and obligations set forth and described in Paragraphs 1 through 8 below with regard to the Property. Grantor(s)hereby grants(grant), covenants(covenant),and agrees(agree)as follows: 1. Grantor(s)or his/her(their)successors in interest and assigns("Owners")shall retain,uphold, and protect the stormwater management devices, features,pathways, limits,and restrictions,known as flow control best management practices("BMPs"), shown on the approved Flow Control BMP Site Plan for the Property attached hereto and incorporated herein as Exhibit A. 2. The Owners shall at their own cost, operate,maintain, and keep in good repair,the Property's BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and incorporated herein as Exhibit B. 3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the Property is planned for the inspection of the BMPs. After the 30 days,the Owners shall allow the City of Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City,the Owners may elect to engage a licensed civil engineer registered in the state of Washington who has expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the engineer option is chosen,the Owners shall provide written notice to the City of Renton within fifteen days of receiving the City's notice of inspection. Within 30 days of giving this notice,the Owners,or the engineer on behalf of the Owners, shall provide the engineer's report to the City of Renton. If the report is not provided in a timely manner as specified above,the County may inspect the BMPs without further notice. 4. If the City determines from its inspection,or from an engineer's report provided in accordance with Paragraph 3,that maintenance,repair,restoration, and/or mitigation work is required for the BMPs, The City shall notify the Owners of the specific maintenance,repair,restoration, and/or mitigation work (Work)required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the Work or providing an engineer's report that verifies completion of the Work. After the deadline has passed,the Owners shall allow the City access to re-inspect the BMPs unless an engineer's report has been provided verifying completion of the Work. If the work is not completed properly within the time frame set by the City, the City may initiate an enforcement action. Failure to properly maintain the BMPs is a violation of RMC 4-6-030 and may subject the Owners to enforcement under the RMC 1-3, including fines and penalties. 5. Apart from performing routine landscape maintenance,the Owners are hereby required to obtain written approval from the City or Renton before performing any alterations or modifications to the BMPs. 6. Any notice or approval required to be given by one party to the other under the provisions of this Declaration of Covenant shall be effective upon personal delivery to the other party,or after three(3) days from the date that the notice or approval is mailed with delivery confirmation to the current address on record with each Party. The parties shall notify each other of any change to their addresses. 7. This Declaration of Covenant is intended to promote the efficient and effective management of surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be binding upon Grantor(s),and Grantor's(s)successors in interest and assigns. 8. This Declaration of Covenant may be terminated by execution of a written agreement by the Owners and the City of Renton that is recorded by King County in its real property records. IN WITNESS WHEREOF,this Declaration of Covenant for the Maintenance and Inspection of Flow Control BMPs is executed this day of , 20 GRANTOR, owner of the Property GRANTOR,owner of the Property STATE OF WASHINGTON ) COUNTY OF KING )ss. On this day personally appeared before me: ,to me known to be the individual(s)described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein stated. Given under my hand and official seal this day of ,20 Printed name Notary Public in and for the State of Washington, residing at My appointment expires plow comaneoL Bine SiTE PtA141 _.._ _ —7.•=-_, _____ . . ,...-k,. .-___ _T.w :____-_...........:.• -‘• . w._,______________w. \At..- r ._ _...,.....w ..--L--..—N. • I - • • • • • . " ' . - _____. • z' 2+00 . . . . . . 4+00 . i ,:: --o:4-----7 S .'---.'-..-7-77-7. SS " "''''7'.- .. f-'7'• SS . I''. :'1'poi__ . j, . . e ------ --L-IT .SS ----"FM k-ail. ----i-FM— (.b 11111W,Wil .._..., ) _fr._ ___ *4We --,„,_....__,.::::---11-AE7 ...____... .:7.131.7._-..:-:_-,-• ...- - ... ..-__ GA s ._....._If; p, ....4, _ i'ff -_ _„...,_ ,_,_. ,mi,-,-;:•• ;;.----- ----,r „,,----,-• ''" . .;,--- •------/- --:-..,..:::-• -------__ ___ • .7-77-- --- -- -- - -4 — 4 . A 1 • --""”.' .4 ---1.S1-/EI) '-\------- ---- I ,. I I \ e---#/115 41*4.. - -- -... ---zt .—.c.AL--) . 1 / r=1 .:,,,4,,r- , , • ÷ ,-/m = 46 9:- 91 E lil- 1 -A -',,,,L!- 24 AP 4' '' E 12" 141)5 r'-,:t.- 4. / 00 F g).. • ‘-3t: ,' ., L.,1 • ,,a4 •:• r 1 , I 011415WAY r5 j I I 1- 6'-r 2 0 iti VEV/M ----- (700;SE ho-x) $14ser-r 1 , I 20effssrci' A , 4 ..,• ,, ' RA)/ 1/, / ,. , - / , i — - - / 4 I 0 govA.,,sF1 r-, _ 50 2 C-FT — --- — , , . -- F-r '"7' k--- ‘ otio• - ...• ...- plow MTV 1 FLA.) Min- 1 •- ..,--tl------- 0 -- - - -- -- .__ _- - ....z... -- \ • i 1------- i• " ' ' ' /I -... ---... ' 1 • 1 \ I I I I / 0 I , I 1 , .-:\ • -... , A —. • • _ \ \ - / \,,. ., \\. ' ei\ II, EXHIBIT A SECTION C.2 FLOW CONTROL BMPs ❑ TEXT OF INSTRUCTIONS FOR BASIC DISPERSION Your property contains a stormwater management flow control BMP (best management practice)called "basic dispersion,"which was installed to mitigate the stormwater quantity and quality impacts of some or all of the impervious surfaces or non-native pervious surfaces on your property. Basic dispersion is a strategy for utilizing any available capacity of onsite vegetated areas to retain, absorb, and filter the runoff from developed surfaces. This flow control BMP has two primary components that must be maintained: (1) the devices that disperse runoff from the developed surfaces and (2)the vegetated area over which runoff is dispersed. Dispersion Devices The dispersion devices used on your property include the following as indicated on the flow control BMP site plan: ❑ splash blocks, ❑ rock pads, ❑ gravel filled trenches, ❑ sheet flow. The size, placement, composition, and downstream flowpaths of these devices as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval either from the King County Water and Land Resources Division or through a future development permit from King County. Dispersion devices must be inspected annually and after major storm events to identify and repair any physical defects. When native soil is exposed or erosion channels are present,the sources of the erosion or concentrated flow need to be identified and mitigated. Concentrated flow can be mitigated by leveling the edge of the pervious area and/or realigning or replenishing the rocks in the dispersion device, such as in rock pads and gravel filled trenches. Vegetated Flowpaths The vegetated area over which runoff is dispersed must be maintained in good condition free of bare spots and obstructions that would concentrate flows. ` I•ICE'12E. (.2.4.A TYPICAL. SPEASIIBLOCK FOR BASIC DISPERSION house 0 I 1 I roof downspout serves up to 700 s.f. of roof 50'min. vegetated flow path E# Lib. splash block NN �r \downspout extension NTS splash block ( :.1.,:.......:4— ,) EXA11317" 13 1 24'20052005 Surface Water Design Manual- Appendix C • t 52 C.2.4 BASIC DISPERSION S. FIGURE C.2.4.B TYPICAL GRAVEL-FILLED DISPERSION TRENCH FOR BASIC DISPERSION ° d °a°v°oo p�,° .� level outlet d ° • d 4 9D7 da d ° a � 4o a7 . v 70 °voa ° p ao °° ° oavo°v °• ' vV a ° a° o° ° o p° ° o p ° 6" min :��9'0A aDeoAo o° odo ° 4r_°° 4"pert pipe . a°do D /DVodno0 o°d °04 77,0 4a 1 18 .min 0Va °4oDOa0 ° °° pop aoo a1 a 11/2"- 3/4"washed rock aaa o ber,0 o lk °D °°a°°aap°o °o00 as °° ° °°o I° ° ° o goo 00,40 o ° ° g fes—24"min—►f TRENCH X-SECTION NTS slope —� small catch basin or yard drain 25 Foot Vegetated •-Flowpath Segment Y 5700 sq. ft. Simple 10-foot trench Type I CB >700 sq. ft. Nr <25�F�a�f:Y�etated `Flawpatf egment Maximum 50-foot trench w/notch board (see Figure C.2.1.D, p. C-32) PLAN VIEW OF ROOF NTS 411/ coxpiriolrr 2005 Surface Water Design Manual—Appendix C 1/24/2005 C-53 2 04 3 C2.4 BASIC DISPERSION FIGURE C.2.4.D EXAMPLES OF BASIC DISPERSION FOR DRIVEWAYS in C► 1 1 } ► 1 cn1 ► co mu �1 > c'ni- w I I I I. in I I I 1■_ ti ► ► I 1 I U) I I Locate drain I ICD ► 1 25'from ROW if ►■° 700 sq.ft. max. between berms driveway slopes I■ toward street. I Driveway ° r"....\ 2 4" 'N. Slope _ I II-- N f' 6"min ` ► _ BERM DETAILr ' = ' es t' . I25'vegetated Diagonal berm i ► flowpath with dipersion segment trench �,'X25 • i ■ i �• •i PLAN Driveway Dispersion Trench Driveway Slope Varies and Slopes Toward Street 1111 ,, b r >- ..../ T I Q / ► ? wH ► ► .� w I I ■� (r ► I = I-- CO ► 1 1 • Min.2% Driveway\ Cross Slope J Slope I kNs fQnsrf:#Feg(efafec] �/ sR7wni aft;F:: ett=� 25 , i /� ■ PLAN Sheet Flow Dispersion from a Driveway dillFlat to Moderately Sloping Driveways ExH /err 8 2005 Surface 1/24/2005 Design Water Manual-Appendix C 3f3C_55 0 Section 10 Binder/Sibley Short Plat Storm Drainage Report SECTION 10 - OPERATIONS AND MAINTENANCE MANUAL No flow control or water quality facilities are proposed for this project. Any future BMPs will be designed in general accordance with current City of Renton standards and/or KCSWDM criteria. A draft of the maintenance standards is provided as Exhibit B of the Declaration of Covenant in Section 9.1. CPH Project No.0700-10-003 February 28,2011 CPIH CONSULTANTS Page 17