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Home My WebLink AboutLUA-05-086-e ADDITIONAL WETLAND & STREAM-RELATED DOCUMENTS & FINAL . APPROVED Mitigation Plans FOR ALL DIVISIONS OF THIS PLAT ARE LOCATED IN FILE . LUA06-065 ,l\ \ , ", ", ,-.. . .' .. ". '.:., .'~ ,~, . .. '''';'. . ~ .' . . .,' .' . . . , . .., . -:'-', ..... :, .. . .... , ...... ',,'. - . ,.' , " "", . .( .. .... " .. '~. . , . " -t" '" . -"" '. ','. '-",' Renton ." .. -. : . . ':: ..... ~. \ . - ': "::WEDGEWOO'DLANE 'TRAFFIC'IMPACT,'ANALYSIS','<: " .. ,-, " ~", " -. . " -",,' " , o _. , " Prepared for " ... :' ., , "d""" Mr. PatrickGilr()y":,·' '::,'>,,',,'N'ORTHWARD,',,' " " '1560' 14Oth,AveN.E.,Sutte iDO , ,'" Bellevue,:WA98D05,',',' , . " . ,. . . ',' . " - , " "De¢ember24,'2004 ~ , , . '" .:-, ,-.' .; .. .' . . ..... " . _ .... ;.: ..... ' ",', ",' , JtE,IIlC.>:'" " '; -. . Markj . .JacObs~ P.~-~ P~T.o.E.;'J)reSident '. ,7731 8th Ave. SW~' seattle, W~ 98106 -2007 ',teL 206.762.1978; Cell. 206.799,5692 ' , ,,' ' ,Facsimile 206,762.1978 ' , .Email-jaketraffiC@eomcast.net '.,' ',', JA~E TRAFFIC "', "", " ENGINEERING, INC.'", ,,', , , , " . l " . .~ .. . ~ ,: ',' ... '" ." ,,'-:- ,"-' .. ";. -.: .. " '.' -... , .. ", ' .. '.' . . ' " ,.- ~' "'-- . r·· '-:.:' , .. ,'.-; . . -.. ~. " ;;.. ". ,"-: _.(' .. "'rjTF~: ~ ~raIfic En~n~ I", . ~,_ ! "", I ," .. ~,.. Mr. Patrick Gilroy NORTHWARD 1560 140th Ave N.E., Suite 100 Bellevue, WA 98005 Re: Wedgewood Lane -Renton Traffic Impact Analysis Dear Mr. Gilroy; Mark J. Jacobs, P.E., PJ.O.E. President 7731 8d! Ave SW -Seattle, WA 98106 -2007 Tel. 206.762.1978 • Cell 206.799.5692 -Facsimile 206.762.1978 E-mail jaketraffic@comcastnet December 24, 2004 We are pleased to submit this Traffic Impact Analysis for the proposed Wedgewood Lane project in Renton. The proposed project would be constructed into three phases. Phases 1 and 2 would provide up to 64 lots for single family dwelling units with Phase 3 providing 41 lots. Phase 3 will be applied for upon annexation into Renton. Phase 3 is currently located in King County is proposed to be annexed soon into the City of Renton. The project site is generally located on the east side of Hoquiam Ave. N.E. between the N.E. 7th St. (S.E. 121st St.) and 9th St. (S.E. 119th St.) alignments. Access to the site includes one new intersection with Hoquiam Ave. N.E. aligning with N.E. 7th St. and one through the Aspen Woods subdivision being developed by others. Development of Phase 3 would add a street connection to S.E. 116th St (N.E. 10th St.) that provides access to 148th Ave. S.E. to the east and to Phase 1 of the project. We have conducted a field review of the site and surrounding street system. The study scope was determined pursuant with our correspondence with Kayren Kittrick, Development Engineering Supervisor of the City of Renton. The following arterial intersections are analyzed in this report: ~ Hoquiam Ave. N.E.jSR 900 ~ Hoquiam Ave. N.E.jN.E. 4th St. In addition the site access intersections are evaluated in this report. The general format of this report is to describe the proposed project, identify existing traffic conditions (baseline), project future traffic conditions and identify Agency streeVroad improvements (future baseline), calculate the traffic that would be generated by the project and then add it to the future baseline traffic volumes. Operational analyses are used to determine the specific project traffic impact and appropriate traffic mitigation measures to reduce the impact. Additionally Agency traffic impact fees are addressed in this report. \\Enclnee:r2\C\-ProjectFiMa\2004.058 -Wedl'wooc:llanll-Northward· Renton\TmftdmpactAnalysasWedpwood doc Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -2- JTE, Inc. The summary, conclusions and recommendations begin on page seven of this report. PROJECT INFORMATION Figure 1 is a vicinity map showing the location of the proposed site and surrounding street network. Figure 2 shows a preliminary site plan prepared by Core Design dated December 8, 2004. The plan consists of the Phase 1 and 2 (64 -lot) and Phase 3 (41-lot) Wedgewood Lane project. Access to the site includes one new intersection with Hoquiam Ave. N.E. aligned with N.E. 7th St. and one through the Aspen Woods subdivision. Access to Phase 1 would be through Phase 3. Phase 3 also would provide access to 148th Ave. S.E. to the east via the N.E. 10th St. (116th Ave. S.E.) alignment. Full development and occupancy of the proposed Wedgewood Lane project is anticipated to occur by 2006, presuming the permits are issued in a timely manner. However, to ensure a conservative analysiS 2009 has been used as the horizon year. EXISTING ENVIRONMENT Project Site The project site is presently developed with five existing single family dwelling units. These existing housing units will be removed to make way for the subject project. Street System Figure 3 shows the existing traffic control, number of street lanes, number of approach lanes at the intersections and other pertinent information. The primary streets within the study area and their classifications per the City of Renton Comprehensive Plan are as follows: ~ SR900 ~ N.E.4thSt ~ Duvall Ave N.E. ~ 148th Ave S. E. ~ Hoquiam Ave N.E. ~ S.E. 116th St (N.E. 10th St.) ~ S.E. 118th St. (N.E 9th St.) ~ S.E. 121st St. (N.E. 7th St.) Traffic Volumes PrinCiple Arterial Principle Arterial Minor Arterial (Collector Road per County) Local Access Local Access (narrow) Local Access Local Access Figure 4 shows the existing PM peak hour traffic volumes for the analysiS intersections. We collected the PM peak hour turning movement count on the analysiS intersection on the date shown in Figure 4. Trafficount, a firm that specializes in the collection of traffic data, Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -3- JTE, Inc. collected the existing PM peak hour turning movement count at the Hoquiam Ave. N.E.jN.E. 4th St. intersection on the date shown in Figure 4. The count data sheets are attached in the appendix. Transit Services We reviewed Metro Transit website for bus services in the vicinity of the proposed project. There appears to be no bus service currently in the immediate vicinity. The closest bus service is Route 908 which provides service along Duvall Ave. Northeast. Information on this route is attached in the appendix. Intersection Operations Traffic engineers have developed criteria for intersection operations called level of service (LOS). The LOS's are A to F with A and B being very good and E and F being more congested. LOS C and 0 correlate to busy traffic conditions with some restrictions to the ability to choose travel speed, change lanes and the general convenience comfort and safety. The procedures in the Transportation Research Board Highway Capacity Manual, 2000 were used to calculate the level of service at the study intersections. The following table depicts the LOS and corresponding average delay in seconds at signalized and stop control intersections: Intersection Level of Service Type A B C 0 E F Signalized <10 >10 and >20 and >35 and >55 and >80 <20 <35 <55 <80 Stop Control <10 >10 and >15 and >25 and >35 and >50 <15 <25 <35 <50 LOS Criteria City of Renton staff has identified that the LOS standard is '0'. The analysis intersections currently operates at LOS 'c' or better for the PM peak hour, thus meets City's standard LOS '0'. Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -4- LOS Analysis Software JTE, Inc. The LOS of the study intersections were calculated using the following software program: ~ SIGNAL 2000 by Strong Concepts (signalized) ~ Highway Capacity Software (HCS) 2000 by McTrans (stop control) Accident History We have reviewed the accident data (attached in the appendix) provided by WSDOT staff for a four year time period (01.01.00 to 12.31.03) at the SR 900/Hoquiam Ave. N.E. intersection (Mile Post 15.13). There appears to be no recorded accidents at the SR 900/Hoquiam Ave. N.E. intersection. We understand that a signal is to be installed at the Hoquiam Ave. N.E./N.E. 4th St. intersection (see Street Improvements section of this report under HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT), thus analyzing this intersection under the existing stop control condition is moot. Hoquiam Ave N.E is a two lane street that is generally strait and relatively flat. Based on field review there appears to be no apparent problems along Hoquiam Ave. N.E. between N.E. 4th St. and SR 900. HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT Traffic Volumes Figure 5 shows the projecte(j 2009 PM peak hour traffic volumes "without" the project. These volumes include the existing traffic volume counts plus background growth. A growth factor of three percent per year was applied. The growth factor per the WSDOT 2003 Annual Traffic Report at SR 900 after JCT 148th Ave. S.E. indicates a growth of -1.7% per year. The use of a three percent per yeiu growth factor should ensure a conservative analysis. In addition the traffic generated by the 46 -lot Aspen Woods Subdivision is added to the background traffic volumes. Incorporating both a historical growth factor and traffic generated by the "pipeline" projects ensures a conservative analysis. Street Improvements We understand that a traffic control signal is being designed by a private party for the N.E. 4th St./Hoquiam Ave. N.E. intersection. This revision would include the addition of a 4th leg (south side) to the intersection. Currently there is only a driveway on the south side of the intersection. Renton staff indicated that the signal would be constructed in 2005. Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -5- JTE, Inc. TRIP GENERATION AND DISTRIBUTION Definitions A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass-By Trips: Diverted Link Trips: Captured Trips: Primary (New) Trips: Trip Generation Trips made as intermediate stops.on the way from an origin to a primary trip destination. Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Site trips shared by more than one land use in a mUlti-use development. Trips made for the specific purpose of using the services of the project. The proposed Phase 1 and Phase 2 (64 -lot) and Phase 3 (41 -lot) Wedgewood Lane project is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 2. The trip generation for the project is calculated using trip rates from the Institute of Transportation Engineers (lTE) Trip Generation, Seventh Edition, for Single Family Detach~d Housing (ITE Land Use Code 210). All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle . trips are included in the trip generation values. Five existing single family dwelling units exist on the site. Credits towards these single family dwelling units were taken from phase 1 & 2 of the Wedgewood Lane project. Based on our analysis, the trips generated by the 64 -lot (phase 1 & 2) Wedgewood Lane project are calculated to be 59 trips during the PM peak hour. During the PM peak hour 65% of the trips would be entering and 35% would be exiting the development. The 41 -lot (Phase 3) of proposed project is calculated to be 40 trips during the PM peak hour. Trip Distribution Figure 6 shows the site generated traffic assigned to the street system. Trips to and from the site were distributed to the surrounding street network based on the characteristics of the street network, existing traffic volume patterns, the location of likely trip origins and Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -6- JTE, Inc. destinations (residential, business, shopping, social and recreational opportunities) and previous traffic studies. Future development of Phase 3 would provide a vehicular outlet to the east via the N.E. 10th St. alignment to 148th Ave. S.E. and access for Phase 1. Only a nominal amount of site traffic would utilize the outlet to the east if made available. Our analysis focused the site traffic to Hoquiam Ave. N.E. ensuring a conservative review. HORIZON YEAR CONDITIONS "WITH'" THE PROJECT Traffic Volumes Figure 7 shows the 2009 PM peak hour traffic volumes "with" the proposed project for phases 1 & 2 at the analysis and site access intersections. Figure 8 shows the 2009 PM peak hour traffic volumes "with" the proposed project for Phases 1, 2 and 3 combined at the analysis intersections and the site access intersections. The site generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 to obtain the Figure 7 and 8 volumes. The traffic volumes shown on the west leg of the Hoquiam Ave. N.E./N.E. 7th St. are estimated based on our field review. Level of Service Table 1 shows the calculated LOS for the horizon year (2009) "with" and "without" project conditions at the pertinent intersections. Based on our analysis the analyzed intersections would continue to operate at LOS 'D' or better for both "with" and "without" project conditions. Site Access Access to the site includes a 4th leg to an existing intersection with Hoquiam Ave. N.E. at N.E. 7th Street alignment and one through the Aspen Woods subdivision. The site accesses are expected to operate at LOS 'c' or better thus meeting City criteria. We have reviewed the WSDOT Design Manual, May 2001; Figure 910-9a "Left Turn Storage Guidelines (Two Lane, Unsignalized)" for the Hoquiam Ave. N.E.jAspen Woods and the Hoquiam Ave. N.E./N.E. 7th Street intersections (attached in the appendix). Hoquiam Ave. N.E. has a posted speed limit of 35 MPH. Left turn storage is not needed at either access point for capaCity. Site Access Sight Distance We visited the project site and visually reviewed the available stopping sight distance (SSD) and entering sight distance (ESD) along Hoquiam Ave. N.E. at the proposed access Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -7- JTE, Inc. intersection at N.E. 7tll Street. Hoquiam Ave. N.E. is a two lane "Collector Road" with a posted speed limit of 35 MPH. Exhibit 9-55 (copy attached) ofthe American Association of State Highway and Transportation Officials (AASHTO) A Policy on Geometric Design of Highways and Streets. 2001, 4tll Edition, identifies the recommended design values for intersection sight distances. Exhibit 9-55 identifies the recommended ESD at 390 feet based on a 35 MPH speed; the posted limit. Similarly, the SSD is identified at 250 feet. Based on our visual field review the ESD and SSD meet the AASHTO criteria. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS The City of Renton requires a traffic impact fee for new developments based on the number of new average daily trips generated. The current fee is $75.00 per new average daily trip. The traffic mitigation for the site is as follows: ~ Phase 1-172 ADTx $ 75/ADT = $12,900 * ~ Phase 2 -440 ADT x $75/ADT = $33,000 * ~ Phase 3 -392 ADT x $75/ADT = $29,000 * * -Appropriate trip credit for the existing site trips needs to be accounted for. Thus the values shown are conservative. Two new street intersections are proposed with one on Hoquiam Avenue Northeast and the . other on N.E. 10tll Street (S.E. 116tll St.). A stop sign is recommended on the plat street approach to Hoquiam Avenue Northeast Installing a emergency access gate 1 at the east end of the plat on N.E. 10tll St. is recommended with appropriate turn around facilities. SUMMARY, CONCLUSIONS AND RECOMMENDATIONS This report analyzed the traffic impact of the proposed Phases 1 and 2 (64 -lot) and Phase 3 (41 -lot) Wedgewood Lane project generally located on the east side of Hoquiam Ave. N.E. between the N.E. 7tll and N.E. 10tll St. alignments. Existing traffic data was collected at the pertinent street intersections identified for analYSis. Future horizon year traffic volumes were derived using a growth factor of three percent per year. Level of service analyses were performed for existing and projected future horizon traffic volumes. The evaluation of the traffic impact of the proposed project included adding project generated traffic to the future traffic volume projections and calculating the level of service. The "with" project traffic operations were then compared to the "without" project operations. The comparison of traffic operations "with" and "without" the project identified that the project would not cause a significant adverse affect on the operation of the study intersections. Based on our analysis we recommend that the Wedgewood Lane project be allowed with the following traffic impact mitigation measures. 1 _ The gate would re-route a nominal amount of existing traffic using N.E. 10tll St. to the new plat streets. Mr. Patrick Gilroy NORTHWARD December 24, 2004 Page -8- 1. Construct site in accordance with applicable City requirements. JTE, Inc. 2. Contribute towards the City of Renton traffic impact mitigation fee program as follows: ~ Phase 1-172 ADT x $75/ADT = $12,900 * ~ Phase 2 -440 ADT x $75/ADT = $33,000 * ~ Phase 3 -392 ADT x $75/ADT = $29,000 * * -Appropriate trip credit for the existing site trips needs to be accounted for. Thus the values shown are conservative. 3. Install a stop sign on the new street approach to Hoquiam Avenue N.E. at the N.E. 7ttl St. alignment to applicable criteria. 4. Install an emergency access gate at the east end of the plat on N.E. 10ttl St. with appropriate turn around facilities. No other traffic mitigation should be necessary. Please contact me at (206) 762-1978 or email meatjaketraffic@comcast.netif you have any questions. MJJ: cw Sincerely, Mark J. Jacobs, P.E., P.T.O.E., President JAKE TRAFFIC ENGINEERING, INC 12. 2Y; 0 ~. PM PEAK HOUR LEVEL OF SERVICE TABLE 1 WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS INTERSECTION APPROACH 2009W/O 2009 WI PROJECT EXISTING PROJECT Phases 1&2 Hoquiam Ave. N.E.I WBLT A (8.9) A (9.4) A (9.5) SR900 NB C (17.1) C (22.2) C (24.6) Hoquiam Ave. N.E./ EBLT B (10.2) B (11.1) B (11.5) N.E. 4th St. , WBLT B (13.5) C (15.7) C (16.2) SB C (17.3) C (22.4) C (23.9) Hoquiam Ave. N.E./ SBLT -A (7.5) Site Access - (through Aspen Woods) WB --A (9.4) Hoquiam Ave. N.E./ NB --A (7.6) N.E. 7th Street SB --A (7.5) (proposed 4th leg) WB --A (9.8) EB --B (10.4) . Number shown in parenthesis is the average control delay in seconds per vehicle for the intersection as a whole or approach movement, which determines the LOS per the Highway Capacity Manual. All Phases A (9.6) o (26.2) B (11.6) C (16.2) C (24.1) . A (7.5) A (9.8) A (7.5) A (7.5) A (g.g) B (10.5) VEHICULAR TRIP GENERATION TABLE 2 WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS TIME TRIP PHASE TRIPS TRIPS TOTAL PERIOD RATE ENTERING EXITING (Combined) Single Family Detached Housing (ITE Land Use Code 210: Phase 1 -18 lots, Phase 2 -46 lots, Phase 3 -41 lots) 1 86 (50%) 86 (50%) Average Weekday T=9.57X 2 220 (50%) 220 (50%) 956 2 3 196 (50%) 196 (50%) 1 3 (20%) 11 (80%) AM Peak Hour T= 0.75X 2 7 (20%) 28 (80%) 76 1 3 6 (20%) 25 (80%) 1 12 (65%) 6 (35%) PM peak Hour T= 1.0lX 2 30 (65%) 16 (35%) 100 1 3 27 (65%) 14 (35%) T = trips X = number of lots (64) A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the study site. The above trip generation values account for all the site trips made by all vehicles for all purposes, including commuter, visitor, recreation, and service and delivery vehicle trips 2 Takes credit for the five existing homes located on the project site Project: Location: Owner: Wedgewood Lane East side of Hoquiam Ave. N.E. at -N.E. 9th Street Northward JTE, Inc. WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS FIGURE 1 VICINITY MAP t NORTH Project: Location: Owner: Wedgewood Lane East side of Hoquiam Ave. N.E. at -N.E. 9th Street Northward -............ ir !sa- ':;;J:~~~~~----t ····" .. ·I·.Ir:-:' ... :~~~~ ~ >"'""-\. ",:"_ .. l ,. 1- JTE, Inc. WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS FIGURE 2 SITE PLAN t NORTH Phase 3, 41 lots Project: Location: Owner: Wedgewood Lane East side of Hoquiam Ave. N.E. at -N.E. 9th Street Northward JTE, Inc. WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS FIGURE 3 EXISTING CONDITIONS t NORTH Project: Location: Owner: 513 -+ 60 ~ Wedgewood Lane East side of Hoquiam Ave. N.E. at -N.E. 9th Street Northward +0588 Ie 61 JTE, Inc. WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS FIGURE 4 EXISTING PM PEAK HOUR TRAFFIC VOLUMES t NORTH Project: Location: Owner: Wedgewood Lane East side of Hoquiam Ave. N.E. at -N.E. 9th Street Northward JTE, Inc. WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS FIGURE 5 t . NORTH PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES W/O PROJECT Project: Wedgewood lane Total PM peak hour trips: 100 Entering: 66 Exiting: 34 (XX) -Number of trips generated by Phase 3 JTE, Inc. FIGURE 6 WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS t NORTH PROJECT GENERATED PM PEAK HOUR TRAFAC VOLUMES AND DISTRIBUTION Project: Wedgewood Lane Location: Owner: East side of Hoquiam Ave. N.E. at -N.E. 9th Street Northward * -Estimated Trips JTE, Inc. FIGURE 7 595 -+ 87 ~ y, II I' ' . .\ +-680 It 96 WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS t NORTH PROJECTED 2009 PM PEAK HOUR TRAFAC VOLUMES WI PROJECT PHASES 1 AND 2 Project: Location: Owner: *Estimated Trips Wedgewood Lane East side of Hoquiam Ave. N.E. at - Northward N.E. 9th Street JTE, Inc. WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS FIGURES t NORTH PROJECTED 2009 PM PEAK HOUR TRAFAC VOLUMES WI PROJECT All PHASES APPENDIX JTE . Jake Traffic Engineering. Inc. 7731 8th Ave SW -Seattle 98106 -2007 Telephone 206.762.1978 Cell 206.799.5692 Facsimile 206.762.1978 Email jaketraffic@comcast.net Location: SR 900 I HoquIam Ave NE Q Street Time 4:00-4:14 4:15-4:29 4:30-4:44 4:45-4:59 5:00-5:14 5:15-5:29 5:30-5:44 5:45-5:59 ::>TOt8J::i' : PeakHou~· :.<iTotSl': .. , File 10: 2004.038 Weather: Clear Surface: Dry SouthBound .. ~ t R T 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 L. L 0 0 0 0 0 0 0 0 0 0 Date: Day: Time: Tech: Interval: WestBound SR900 L ~ C R T L 0 110 5 0 119 14 0 99 10 0 105 6 0 127 16 0 135 18 0 147 11 ; 0 140 12 0 1052 99 0 588 61 SBRT SBTH SBLT 0 0 0 EBLT 0 0 WBRT EBlH 513 588 WBTH EBRT 60 61 WBLT 41 0 53 08.31.04 NBLl NBTH NBRl Tuesday PM peak TV 14 minutes NorthBound EastBound Hoquiam Ave NE SR900 _E t ~ " ~ J R T L· R T L Total 4 0 11 10 116 0 274 5 0 16 19 128 0 323 9 0 17 7 131 0 293 11 0 8 12 111 0 271 13 0 10 9 98: . 0 293 6 0 12 17 12~ 0 335 17 0 4 20 119 0 341 13 0 12 10 131 0 347 84 0 96 111 1034 0 53 ~ 0 __ '--41 60 513 0 -- . ENTON, WASHINGTON .OQUIAM AVE NE IE41HST 0Cit UP DKS03129JM1 JESSIE 0 16 0.0 29.1 0 2 O5c15PM 15 0 3 55 37 42 8 14 04:30PM 18 7 0.764 TRAFACOUNT, INC. 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Ride -Holiday information -Custom Print Help ., Trip Planner : Tracker • Rideshare ;" Traffic Ii: Roads .... ·Upda~s"';;;:::;X;~;;~;~15~itf!; :Pr~gr~·rn.~~;;;/:! . ~ CuStomer" Se'rvn:eS;'~5, '.,' ~ ,", '!~:"{~ . ..-:,,~, .. .;;: .. ';:~;;''t ·:Ab~utM~jnn~~;~j~t~~~ .... Site Map·:<·tS;~t1~?~{~;~; News Services Comments 908 Weekday: Sept. 25, 2004 thru Feb. 11, 2005 To RENTON (Weekday): NE 4th Edmonds Av S 2nd Av & NE & & Duvall Av NE NE 7th Burnett Av S .7:20am 7:27am 7:38am 8:20am 8:27am 8:38am 9:20am 9:27am 9:38am 10:20am 10:27am 10:38am 11: 20am 11:27am 11:38am 12:20pm 12:27pm 12:38pm 1:20pm 1:27pm 1:38pm 2:20pm 2:27pm 2:38pm 3:20pm '3:27pm 3:38pm 4:20pm 4:27pm 4:38pm 5:20pm 5:27pm 5:38pm 6:20pm 6:27pm 6:38pm To RENTON IDGHLANDS (Weekday): S 2nd NE 7th NE 4th & & & Burnett Av S Edmonds Av Onion Av NE NE 7:48am 7:58am 8:03am 8:48am 8:58am 9:03am . 9: 48am 9:58am 10:03am 10:48am lO:58am 11: 03am 11: 48am 11:58am 12:03pm 12:48pm 12:58pm 1:03pm 1:48pm 1:58pm 2:03pm 2:48pm 2:58pm 3:03pm 3:48pm 3:58pm 4:03pm 4:48pm (J) 4:58pm 5:03pm http://transit.metrokc.gov/topslbuslschedulesls908_0_.html ·Search . find Route :If lllfI 12/16/2004 5:48pm 6:48pm 5:58pm 6:58pm 6:03pm 7c03pm Select Another Route Number: Show Schedule HOl11e I Travel Options I OnlineToo~ I Updates I Programs I Custom~r Services I About Metro I ~i!e MJm @ 1994-2004. Metro Transit. Metro Transit is a division of the King County Departmel')t of Tran~..9rtation t<ingC_O!,JlJ~ I New~ I Servic~§ I .cQ[Tlrnen!§ I S~~rc.b Unks to external sites do not constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bOund by tenns and conditions of the sile. The d~taJ!§. http://transit.metrokc.gov/topslbuslschedulesls908_0_.html 12116/2004 Metro Route 908 Map ~ .. N Windsor Way HE Gnou p ~ ~ ... 0" ... -~r.-.~~ RENTON HIGHLANDS w :z ID RENTON W 2 o.r:' .,~It -ft_ !i e DISTRICT c: COURTS W 00 U) 52 I» '~?e'" DOWNTOW~~~ RENTON ~~-, (see map Inset) MAP LEGEND -MIIII<es;l1 regJler .tlps. DARTSEAVICEAREA: (RenIX:n Seria Center - M ond", lITu Friday ally) • TN E POIN T: Snet Int!lnlecllal used tIr 1Ime IcteCiJle reterence porntll.t:td at1he top of lima cdumrslD esimat:t bus errMIIll'1d1l1p 1me •. -~j1) TN E POIN T/lRANSFEA POIN T can tined. o LAN OM AR I<: A slgri t Cl!l"lt gec:greq:r.loa rebrence point RENTON SENIOn CENTEIr'III) l 101 14'3 ~2 S 2nd st 105 149 530 I • -106 149 $4 107 153 $5 110 169 9J9 I • _ 140 240 ~ C o '2 ::> w z NE8th ~ Z< H.ome I Travel OQtions I Online Tools I UQdates I E[QQr..alTls I Q.ustom~r ~ervices I ApQYt Metro I SitlLM~p © 1994-2004, Metro Transit. htto://transit.metrokc.gov/cftemplates/show _map.cfm?BUS _ROUTE=908&DA Y _NA V=WS page I.. or j SE 128th St MAPLEWOOD· SE 144th St 12/16/2004 Two-Way Stop Control TWO-WAY STOP CONTROL SUMMARY lGenerallnformation Site Information ~a-'yst Chris Valdez ntersection lHoauiamlSR 900 !Agency/Co. IJTE, INC. Uurisdiction !Renton pate Performed 1211512004 lAna lysis Year lExistina ~nalysis Tune Period IPMpeak ::»roject Description Wedaewood Lane (HA900EXj ~astIWest Street SR 900 lNorth/South Street Hoauiam Ave., N.E. ntersection Orientation: East-West [Study Period (hrs): 0.25 !Vehicle Volumes and Adjustments !Major Street Eastbound Westbound !Movement 1 2 3 4 5 6 L T R L T R !Volume a 513 60 61 588 a Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 [Hout1y_ Flow Rate, HFR 0 540 63 64 618 a Percent Heavy Vehicles a --a -- Median Type Two Way Left Tum Lane ~T Channelized a a I ... anes a 1 a 1 1 a ~nfiguration TR L T [Upstream Sianal a a ,.inor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume 41 a 53 0 e (J Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 43 0 55 0 a 0 Percent Heavy Vehicles a a 0 0 a a Percent Grade (%) a a Flared Approach N N Storage a a ~T Channelized a a ~nes a 1 a 0 a 0 ~onfiguration LTR belay. Queue Lend and Level of Service ~proach EB WB Northbound Southbound ~ovement 1 4 7 8 9 10 11 12 ~ane Configuration L LTR IV (vph) 64 98 Ie (m) (vph) 984 394 IY/c 0.07 0.25 195% queue length 0.21 0.97 Control Delay 8.9 17.1 ~OS A C IApproach Delay --17.1 lAPP roach LOS --C HCS2000™ Copyright 0 2000 univerl'!/{ Florida, All Rights Reserved file:/IC:\Documents%20and%20Settings\Owner'.l:%cal%20Settings\Temp\u2k357.tmp Version4.1c 1211612004 Two-Way Stop Control TWO-WAY STOP CONTROL SUMMARY ~enerallnformation Site Information Analyst Chris Valdez ntersection . HoguiamlSR 900 Agency/Co. JTE, INC. Jurisdiction Renton Date Performed 1211512004 Analysis Year Without Project !Analysis Time Period PM peak Project Description Wedflewood Lane (HA900WO) EastlWest Street SR900 ~orthlSouth Street Hoquiam Ave. N.E. ntersection Orientation: East-West Study Period (hrs): 0.25 Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 595 77 81 680 0 Peak-Hour Factor. PHF· 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate. HFR 0 626 81 85 715 0 Percent Heavy Vehicles 0 - -0 -- Median Type Two Way Left Tum Lane RT Channelized 0 0 ... anes 0 1 0 1 1 0 C_onfiguration TR L T Upstream Signal . 0 0 !Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R iVolume .. 00 54 0 66 0 0 0 Peak-Hour Factor. PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 56 0 69 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 ~T Channelized 0 0 ~nes 0 1 0 0 0 0 ~onfiguration LTR pelay. Queue Length· and Level of Service ~proach EB WB Northbound Southbound ~ovement 1 4 7 8 9 10 11 12 ~ne Configuration L LTR V (vph) 85 125 .0 ~ (m) (vph) 901 332 ~/c 0.09 0.38 ~5% queue length 0.31 1.70 ~ntrol Delay 9.4 22.2 ~OS A C ~proach Delay - -22.2 ~roachLOS --C HCS2000TM . Copyright 0 2000 Universi~Florida, All Rights Reserved file:IIC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2k36A.tmp Versioo4.lc 1211612004 Two-Way Stop Control ~O-WAYSTOPCONTROLSUMMARY ~enerallnfonnation Site Infonnation ~alyst Chris Valdez ntersection lHoouiamlSR 900 ~gency/Co. I./TE.INC. Uurisdiction lRenton pate Perfonned 1211512004 ~aJysis Year With Project ~alysis Time Period IPMpeak ;)roject Description Wedaewood Lane-(HA900WPJ IEastlWest Street SR 900 lNorthlSouth Street Hoquiam Ave. .N.£' ntersection Orientation: East-West IStudy Period-(hrs): 0.25 !Vehicle Volumes and Adjustments Major Street Eastbound Westbound lMovement 1 2 3 4 5 6 L T R L T R rv'olume 0 595 87 96 680 0 !Peak-Hour Factor. PHF 0.95 0.95 0.95 0.95 0.95 0.95 !Hourly Flow Rate, HFR 0 626 91 101 715 0 iPercent Heavy Vehides 0 - -0 -- ~edianType Two Way Left Tum Lane IRT Channelized 0 0 ~nes 0 1 0 1 1 0 ponfiguration TR L T ~pstream Signal 0 0 ,.inor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume 60 0 74 0 0 .{} Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Row Rate, HFR 63 0 n 0 0 0 Percent Heavy Vehides 0 0 0 0 0 0 Percent Grade (%) 0 0 Aared Approach N N Storage 0 0 IRT Channelized 0 0 ILanes 0 1 0 0 0 0 ~onfiguration LTR ~elaYL Queue Lenath and Level of Service ~proach EB \'VB Northbound Southbound ~overnent 1 4 7 8 9 10 11 12 !Lane Configuration L LTR IV (vph) 101 140 .' Ie (m) (vph) 893 321 IY/c 0.11 0.44 195% queue length 0.38 2.12 iControl Delay 9.5 24.6 I'-0S A C IAPproach Delay --24.6 ~proachLOS --C HCS2000TM Copyright 0 2000 UnivcrsiIJ ~da, All Rigbts Reserved Version4.lc file:/IC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2k374.tmp 1211612004 Two-Way Stop Control ~~WAYSTOPCONTROLSUMMARY iGenerallnformation Site Information !Analyst Chris Valdez bntersection . rtloiiuiamlSR 900 !Agency/Co. IJTE, INC. lJurisdiction !,Renton !Date Performed 1211512004 lAnalysis Year With Project !Analysis Time Period IPMDeak Project Description Wedgewood Lane (HA900WP) ..... ~~ ~~ lEastlWest Street SR900 lNorthlSouth Street Hoquiam Ave. N.E Intersection Orientation: East-West tstudy Period (hrs): 0.25 lVehicle Volumes and Adjustments lMajor Street Eastbound Westbound lMovement 1 2 3 4 5 6 L T R L T R !Volume a 595 94 105 680 a !Peak-Hour Factor. PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 626 98 110 715 a lPercent Heavy Vehicles a --0 -- !Median Type Two Way Left Tum Lane IRT Channelized a a Lanes a 1 a 1 1 a iCon figuration TR L T iUpstream Signal a a iMinor Street Northbound Southbound Movement 7 8 9 10 11 12 (. T R l T R :volume 64 0 78 a a a Peak-Hour Factor. PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 67 a 82 a a a Percent Heavy Vehicles a a a a a a Percent Grade (%) 0 a Flared Approach N N Storage 0 0 RT Channelized a a ..-anes 0 1 a 0 a 0 lConfiguration LTR !Delay-, Queue Length,. and Level of Service IApproach EB WB Northbound Southbound lMovement 1 4 7 8. 9 10 11 12 I'-ane Configuration L LTR IV (vph) 110 149 .. Ie em) (vph) \ 888 316 1Y/c 0.12 0.47 195% queue length 0.42 2.40 !Control Delay 9.6 26.2 lOS A 0 !Approach Delay --\~ 26.2 - IApproach LOS --Of/~) 07/0] ---:-;----::;.: .~; -w---ii---~ ~ uiir_~Qi.i"· ui i~iUa ua.;w .-----KRQ-;'-W; ,jGi5iVii -i. i~ . -.. - -l.ii~;';iL:·~u~~~~~';:-;;':'V~~'/~U:';~i.i.ili&~'.V-.=';ll~I·t.L~.;~a.i'/v'::V~~~ilii~\i~iliP\u.:.h.l':.~.Ullp , _. , ~. ." -,r •. = ... _ ......... -.&. ... , ...... , ... _-• Two-Way Stop Control nNO-WAYSTOPCONTROLSUMMARY iGenerallnformation [site Information lAnalyst Chris Valdez ntersection rROiiiuamIN. E. 4th st. IAgencyjCo. IJTE, INC. lJurisdiction lRenton !Date Performed !Analysis Year rEXistinq lAnalysis Time Period IPM peak Project Description Wedgewood Lane (HA4EX) EastlWest Street N. E. 4th St. !North/South Street Hoquiam Ave. N.E. ntersection Orientation: East-West !StUdy Period (hrS): 0.25 !Vehicle Volumes and Adjustments IMaJor Street Eastbound Westbound !Movement 1 2 3 4 5 6 L T R L T R !'Lolume 49 1499 0 1 844 37 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 tHol!~ Row Rate, HFR 51 1577 0 1 888 38 Percent Heavy Vehicles 0 --0 -- ~edianTy~ Two Way Left Tum Lane [RT Channelized 0 0 [Lanes 1 2 0 1 2 0 ~nfiguration L T TR L T TR ~pstream Signal 0 0 "'inor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R ~olume 0 0 0 16 0 39 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Houri}' Row Rate, HFR 0 0 0 16 0 41 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 [RT Channelized 0 0 [Lanes 0 1 0 0 1 1 lConfiguration LTR LT R IDela¥t Queue Lengtlland Level of Service ~proach EB we Northbound Southbound !Movement 1 4 7 8 9 10 11 12 !Lane Configuration L L LTR LT R IV (vph) 51 1 0 16 41 \C (m) (vph) 746 423 155 551 !VIc 0.07 0.00 0.10 0;07 195% queue length 0.22 0.01 0.34 . 0.24 \Control Delay 10.2 13.5 30.9 12.1 !,-OS B B D B iAPproach Delay --17.3 iAPproach LOS --C HCS2000TM Copyright 0 2000 Univetsi1y (jIda, All RigbIs ReserYed file:IIC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2k35D.tmp Version4.le 1211612004 Two-Way Stop Control .1 00" J. VI. J. TWO-WAY STOP CONTROL SUMMARY lGeneral Information Site Information lAnalyst Chris Valdez ntersection 'HOCliuamIN. E. 4th St. IAgency/Co. ~TE, INC. lJurisdiction lRenton lOate Performed 1211512004 lAnalysis Year Without Project lAnalysis Time Period IPMpeak Project Description Wedgewood Lane (HA4WO) IEastlWest Street N.E. 4th St. !North/South Street HOCluiam Ave. N.E. ntersection Orientation: East-West IStudy Period (hrs): 0.25 lVehicle Volumes and Adjustments Major Street Eastbound Westbound !Movement 1 2 3 4 5 6 L T R L T R !Volume 64 1740 0 1 980 48 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 !Hourly Row Rate, HFR 67 1831 0 1 1031 50 lPercent Heavy Vehicles 0 --0 -- liVIedian Type Two Way Left Tum Lane IRT Channelized 0 0 !Lanes 1 2 0 1 2 0 !Configuration L T TR L T TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R ~olume-.. .. 0 0 0 22 0 49 lPeak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 !Hourly Flow Rate, HFR 0 0 0 23 0 51 Percent Heavy Vehicles 0 0 .0 0 0 o· lPercent Grade (%) 0 0 I flared Approach N N Storage 0 0 RT Channelized 0 0 !lanes 0 1 0 0 1 1 lConfiguration LTR LT R !Delay. Queue Length and Level of Service IAPproach EB WB Northbound Southbound lMovement 1 4 7 8 9 10 11 12 (Loane Configuration L L LTR LT R IV (vph) 67 1 0 23 51 ; Ie (m) (vph) 653 338 118 491 vIc 0.10 0.00 0.19 0.10 ~5% queue length 0.34 0.01 0.69 0.35 ~ntrol Delay 11.1 15.7 42.7 13.2 ~OS B C E B ~roach Delay - -22.4 ~~roachLOS --C HCS2000™ . Copyright Q 2000 Univei'sity (!11:t All Rigbls Reserved file:IIC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2k366.tmp Version 4.1c 12116/2004 two-Way Stop Control 1. "5" 1. v .. J. ~O-WAYSTOPCONTROLSUMMARY lGenerallnformation lSite Information ~alyst Chris Valdez ntersection rJToi:IiuamIN. E. 4th St. ~gency/Co. ~TE, INC. [Jurisdiction !Renton pate Perfonnecl 1211512004 ~alYsis Year With Project ~alysis Time Period IpMpeak Project Description Wedgewood Lane (HA4WP) IEastJWest Street N.E. 4th St. North/South Street Hoauiam-Ave.-N.E. ntersection Orientation: East-West Study Period (hrs): 0.25 lVehicle Volumes and Adjustments Major Street Eastbound Westbound [Movement 1 2 3 4 5 6 L T R L T R lVolume 77 1790 0 1 1005 52 lPeak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 !Hourly Flow Rate, HFR 81 1884 0 1 1057 54 lPercent Hea!y Vehicles 0 --0 -- ~edianType Two Way Left Tum Lane [RT Channelized 0 0 ~anes 1 2 0 1 2 0 !Configuration L T TR L T TR Upstream Signal 0 0 lMinor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R ~olume 0 0 0 24 0 56 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 0 25 0 58 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 iRT Channelized 0 0 [Lanes 0 1 0 0 1 1 [Configuration LTR LT R lDelay. Queue Lengtl1 and Level of Service ~proach EB WB Northbound Southbound [Movement 1 4 7 8 9 10 11 12 Ilane Configuration L L LTR LT R IV (vph) 81 1 0 25 58 !C (m) (vph) 636 322 108 480 ~/c 0.13 0.00 0.23 0.12 ~5% queue length 0.44 0.01 0.84 t141 !control Delay 11.5 16.2 48.1 13.5 ~OS B C E B !APproach Delay --23.9 !APproach LOS --C HCS1000™ Copyright 0 2000 u~ ~ All Rights Reserved file:/IC:\Documents%20and%20Settings\Owner~20Settings\Temp\u2k371.tmP Version 4.lc 1211612004 Two-Way Stop Control .I. CI!;~ .I. v.&. .1 • ~O-WAYSTOPCONTROLSUMMARY lGenerallnformation Site Information ~alyst IChris Valdez ntersection iHoaiuamIN. E. 4th St. ~enCY/Co. ~.INC. !Jurisdiction lRenton pate Perfonned 1211512004 lAnalysis Year WdhProiect ~alysis Ttme Period IPMoeak ;)roject ~tion Wedgewood Lane (HA4WPJ All Phases EastJWest Street· N.E. 4th St. North/South Street lIOiiuiam Ave. N.E. ntersection Orientation: East-West ~tudy PeriodlhrS): 0.25 . !Vehicle Volumes and Adjustments [Major Street Eastbound Westbound [Movement 1 2 3 4 5 6 L T R L T R I'/olume 84 1790 0 1 1005 55 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 !Hourly Flow Rate. HFR 88 1884 0 1 1057 57 !Percent Heavy Vehicfes 0 --0 -- Median Type Two Way Left Tum Lane RT Channelized 0 0 I'-anes 1 2 0 1 2 0 lConfiguration L T TR L T TR [Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume 0 0 0 25 0 61 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 0 0 26 0 64 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) . 0 0 I ~Iared Approach N N Storage 0 0 RT Channelized 0 0 !lanes 0 1 0 0 1 1 lConfiguration LTR LT R !Delay, Queue Length, and Level of Service lAPP roach EB WB Northbound Southbound lMovement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LT R !v (vph) 88 1 0 26 64.· Ie (m) (vph) 634 322 106 479 !vIc 0.14 0.00 0.25 0.13 195% queue length 0.48 0.01 0.89 0.46 Control Delay 11.6 16.2 49.7 13.7 ,,-OS B C E B Approach Delay --24.1 IAPproach LOS --C Versioo 4.1;; 12l2111.OO4 TINO-WAYSTOPCONTROLSUMMARY lGeneral Infonnation Site Infonnation lAnalyst Chris Valdez ntersection Hoq;uamlNSA ~gency/Co. JTE, INC. ~urisdiction Renton pate Performed 1211512004 ~alysis Year WdhProject ~alysis Time Period PM peak Project Description Wedgewood Lane (HANSAWP12 Phase 1 & 2 Throuoh Asoen Wood ~stIWest Street North Site Access lNorth/South Street North Site Access ntersection Orientation: North-South IStudv Period (hrs): 0.25 lVehicle Volumes and Adjustments INIajor Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Wolume 0 121 5 7 176 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 ~ourly Row Rate, HFR 0 127 5 7 185 0 ))ercent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 ~nes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Wolurne 2 0 4 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 I-!ourly Row Rate, HFR 2 0 4 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Rared Approach N N Storage 0 0 ~T Channelized 0 0 ~nes 0 1 0 0 0 0 ~onfiguration LTR !Delay. Queue Lenatt and Level of Service IAPproach NB SB Westbound Eastbound lMovement 1 4 7 8 9 10 11 12 !lane Configuration LT LTR !v (vph) 7 6 Ie (m) (vph) 1466 819 !v'c 0.00 0.01 195% queue length 0.01 0.02 IControl Delay 7.5 9.4 I'-OS A A ~proach Delay --9.4 iAPproach LOS --A > Copyright C 2000 Universily of Florida, All Rights Reserved Version 4.1c file:IIC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2klAO.tmp (g)<19 1212312004 TWO-WAY STOP CONTROL SUMMARY ~enerallnformation Site Information ~alyst Chris Valdez ntersection HoqiuamlNSA Agency/Co. JTE, INC. ~urisdiction Renton pate Performed 1211512004 ~alysis Year With Project !Analysis Time Period PMoeak IProject Description Wedgewood Lane (HANSA WPJ All Phases Throuah Asoen Wood East/West Street North Site Access lNorth/South Street North Site Access ntersection Orientation: North-South IStudv Period (hrs): 0.25 ~ehicle Volumes and Adjustments Maior Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 106 20 34 165 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Aow Rate, HFR 0 111 21 35 173 0 Percent Heavy Vehicles 0 - -0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 lConfiguration TR LT Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 11 0 17 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 11 0 17 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 [RT Channelized 0 O. Ilanes 0 1 0 0 0 0 iConfiguration LTR !Delay. Queue Length and Level of Service ~proach NB SB Westbound Eastbound lMovement 1 4 7 8 9 10 11 12 ILane Configuration LT LTR IV (vph) 35 28 Ie (m) (vph) 1466 782 IY/c 0.02 0.04 ~5% queue length 0.07 0.11 lControl Delay 7.5 9.8 iLOS A A jApproach Delay --9.8 !APproach LOS --A > Copyright 0 2000 University of Florida. All Rights Reserved Version4.1c file:/IC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2klA3.tmp ~@ 1212312004 lWo-Way Stop Control ~O-WAYSTOPCONTROLSUMMARY !Generallnfonnation !Site Infonnation lAnalyst Chris Valdez ntersection HoqiuamlSSA IAgency/Co. JTE,INC. ~urisdiction Renton lOate Perfonned 91312004 lAnalysis Year With Project Analysis Time Period PM peak Project Descriotion Wedgewood Lane (HASSAWP) southern most SA Phase 1 & 2 ~astIWest Street South Site Access !North/South Street South Site Access ntersection Orientation: North-South IStudv Period (hrs): 0.25 Wehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R ~olume 10 108 11 16 147 15 Peak-Hour Factor. PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Row Rate. HFR 10 113 11 16 154 15 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT ChannerlZed 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal 0 0 Minor Street Westbound Eastbound [Movement 7 8 9 10 11 12 L T R L T R ~olume 6 0 8 10 0 5 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 1195 "ourly Flow Rate. HFR 6 0 8 10 0 5 ~ercent Heavy Vehicles 0 0 0 0 0 0 ~ercent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT ChannerlZed 0 0 Il.anes 0 1 0 0 1 0 ~nfiguration LTR LTR !Delay, Queue Lenatll and Level of Service ~proach NB SB Westbound . Eastbound !Movement 1 4 7 8 9 10 11 12 Il.ane Configuration LTR LTR LTR LTR ~ (vph) 10 16 14 15 ~ (m) (vph) 1421 1475 763 679 ~/c 0.01 0.01 0.02 0.02 ~5% queue length 0.02 0.03 0.06 0.07 ~ontrol Delay 7.6 7.5 9.8 10.4 ~OS A A A B I'PProach Delay - -9.8 10.4 ~proachLOS -_A B > CopyrigbtO 2000 UDivasity ~W VersiOD4.1c file:IIC:\Documents%20and%20Settings\Owner\Loca1%20Settings\Temp\u2k13A.tmp 12fl2fl004 ~O-WAYSTOPCONTROLSUMMARY Generallnfonnation Site Infonnation . ~alyst Chris Valdez ntersection HoqiuamlSSA Agency/Co. JTE, INC. ~urisdiction Renton Date Performed 91312004 Analysis Year With Project Analysis Time Period PMoeak Project Description Wedgewood Lane (HASSAWP southem most SA All Phases East/West Street South Site Access !North/South Street South Site Access ntersection Orientation: North-South IStudv Period (hrs): 0.25 Vehicle Volumes and Adiustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 10 118 11 16 145 15 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 ~ourly Flow Rate, HFR 10 124 11 16 152 15 lPercent Heavy Vehicles 0 - -0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 6 0 8 10 0 5 Peak~Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 6 0 8 10 0 5 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 I l=lared Approach N N Storage 0 0 IRT Channelized 0 0 ILanes 0 1 0 0 1 0 lConfiguration LTR LTR lDelay I Queue Length and Level of Service ~proach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LTR LTR LTR LTR II (vph) 10 16 14 15 C (m) (vph) 1423 1462 751 671 vIc 0.01 0.01 0.02 0.02 95% queue length 0.02 0.03 0.06 0.07 Control Delay 7.5 7.5 9.9 10.5 L.OS A A A B Approach Delay --9.9 10.5 Approach LOS --A B > Copyright 0 2000 University of Florida. All Rights Reserved Version4.lc file:/IC:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2k19D.tmp 12f23f2004 ~----------------------------------- ~@ ?ROJECT #1 OJECT 0 ::RITERIAI ::uRlfI!:NT 3TATE ROUTE S A E CURR / Q SRMP B P R U ACCDNT DIAGRAM E / REPORT DATE ANALYSIS 1 R NUMBER MM/DD/YY TIME DATA RM 4# AS I ME N PV J 1 0 6 1 0 0 0 0 1 2 1 7 2 0 0 7 1 7 1 7 2 1 0 1 0 7 2 # 4# P V A E T H 0 2 0 1 0 2 0 2 0 1 0 1 0 2 0 2 0 1 0 2 0 2 0 1 0 1 0 2 0 2 0 2 0 2 VEH TYPE #1 #2 02 01 01 01 01 01 01 02 01 01 01 02 02 01 01 02 00 01 TIME 14138139 PAGE 1 *UNDER 23 UNITED STATES CODE -SECTION 409, THIS *DATA CANNOT BE USED IN DISCOVERY OR AS EVIDENCE *AT TRIAL IN ANY ACTION POR DAMAGES AGAINST THE ·WtllJU'l" UK "l."HI:!i 1:j"J:~.L"1S UIr JUNCT RDWY LIGHT RELAT SURF CON!) PRTL ACCIDENT DESCRIPTION AT DRV DRY DAYIiT BNTER DRIVEWAY NUN 1NT wEi' DAiLt LOMlNAlRE POLl STATE or WASHINGTON -DEPARTMENT or TRANSPORTATION . TRIPS S Y S '1' I M ANNUAL TRAFFIC UPORT AVERAGE DAILY TRAI'FIC VOLUME STATE -------------------------------~-lIOUTE rUNCT TRDCK PERCINTAGES 2000 2001 2002 2003 STATE lIOUTI MILEPOST LOCATION COUPLET CLASS SNGL DBL TRIPLE TOTAL UNITS UNITS UNITS UNITS 823 002.74 BBI'OU JCT SR 823 lYE CONN 2 9500 9900 10000· 10000 823 002.86 ArTER JeT N WENAS RD WYIl CONN 2 4300 4500 4600· 4700 823 004.74 HI'OU JCT sa 821 2 4100* 4200 4100 4000* STATE lIOUTE NO 900 HAINLINE SR 5 TO SR 90/ISSAQUAH 900 006.66 AT SR 5 BlIDGE 1 30000* 30000 31000 31000 900 007.74 ArTER JCT S 129TH ST WYE CONN 1 30000* 30000 31000 32000 900 009.53 BEI'OU JCT STZVENS AVE SW 1 19000* 190,00 19000 19000* 900 009.53 ArTER JCT STEVENS AVE SI 1 17000* 18000 18000 18000* 900 009.77 BEI'OU JCT HARDIE AVE SW lYE CONN 1 17000* 17000 18000 18000* 900 ** 010.49 Bll'ORE JCT SR 515-HAIN AVE S C 1 8000* 8100 8100 8200* 900 010.51 AI"l'tR JeT SR 515 lYE CONN C 1 22000· 900 010.71 BlllI'OaE JC'l' SR 900 C02NDS'l' (COOPLE'l') C 1 4600* 4700 4800 5100* , 900 010.71 ArTER JC'l' SR 900 C02NDS'l' (COOPLET) 1 23000· 23000 24000 25000* 900 011.55 AtSR 405 1 14000· 14000 14000 14000* 900 012.50 AT SR 405 SB 1 900 015.05 Bllll'OU JCT 148T8 AVE Sill 1 900 015.05 AHZR Jet 148'lH AVE SE 1 3 "(0 900 016.1S Bllll'OU JeT 164'1'8 AVE Sill 1 900 016.19 ArTIIIR JCT 164TH AVE BE WYE CONN 1 900 017.41 B!I'OU JCT Sl MAY VALLIIIY RD 2 11000 11000· 12000* 900 017.42 AI"l'ER Je'l' BE HAY. VALLZY RD lYE CONN 2 13000* 12000· 13000 14000· 900 021.08 BlI'OR! JCT NZWPORT WAY WYIl CONN 1 15000 15000 15000* 15000 900 021.10 AI"l'ER JeT N!WPORT WAY WYE CONN 1 16000· 16000 900 021.42 Bal'OU JCT GILMAN BLVD 1 23000 23000* 24000 24000 900 021.42 ArTlR JeT GILMAN BLVD 1 30000 35000· 36000 36000 900 021.64 AT SR 90 BRIDGIIl 1 35000* 35000 35000 35000* ** COOPLET BKZTCH IN BACK or BOOK * BASED ON ACTUAL COUNT + SOURCE or TRUCK PERCINTAGES PAGEl 148 \ I KEY: Below curve, [§ storage not needed for capacity. ~ Above curve, I further analysis / recommended. If j V// )0/ Vj / \Y/ V ~ VO/ V ~ ~ ~ ./' ~ 6OtAP~ ~ ~ 25 15 10 5 20 % Total DHV Turning Left (single ~ movement) ,\.,"1. 12 00 1100 1000 900 800 700 600 500 400 300 0 -.... - S\\'E-~ES6 / i-&f"e1..l ""bOD ( ""' .7<i. I 3'-\-'\ J (1) OHV is total volume from both directions. (2) Speeds are posted speeds. ~ 6\\E" ~SS / N·E • ~ s-. ( o/. .) . '1.(j; 0, 353 Left-Tum Storage Guidelines (Two-Lane. Unsignalizecl) (ID- ____ !!t.-&.. ., ____ _ Design IlanUBI ....,~ I I I I I I I I I I I I I I I I I I JlE . Jab Trallit Engineering. Inc. • Mr. Patrick Gilroy NORTHWARD 1560 140th Ave N.E., Suite 100 Bellevue, WA 98005 Re: Wedgewood Lane -Renton LUA03-053, PP, ECF Hark J. Jacobs, P.E., PJ.O.E. President 7731 8th Ave SW -Seattle. WA 98106 -2007 Tel. 206.162.1978 -Cell 206.799.5692 -Facsimile 206.162.1978 E-mail jaketraffic@comcast.net July 11,2005 Response to City Comments/Addendum Letter Dear Mr. Gilroy; I have prepared this Response to City Comments/Addendum Letter to my Wedgewood Lane Traffic Impact Analysis dated December 24th, 2004 in response to the City's June 30th, 2005 City of Renton Determination of Non-Significance-Mitigated Mitigation Measures; copy attached. Item#10 Plan Review -Street Improvements in the City MDNS document requested additional information regarding the Jericho Plat development; a pipeline project. The following provides the requested information. The Jericho Plat is a proposed 37 lot single family detached housing units project located on the south side of NE 4th Street between just west of Hoquiam Avenue NE and east of Jericho Avenue Northeast. Renton provided a copy of the Jericho Plat. 37 Single Family Detached Units; Traffic Analysis dated February 3rd, 2004 by Gibson Traffic Consultants (GTC). This report identified that the site access for the project would be via providing a 4th leg to the Hoquiam Ave. NE/NE 4th St. intersection as well as access to Jericho Ave. NE to the east. Figure 48 (copy attached) in the GTC February 3rd, 2004 Traffic Analysis identified the traffic distribution for the site. The distribution identified about 10% (3 -PM peak hour trips) of the site traffic to and from the north on Hoquiam Ave. Northeast. The addition of 3 -PM peak hour trips on Hoquiam Ave. NE would make no material difference for the traffic operations of the Wedgewood Lane accesses on Hoquiam Ave. Northeast. The City requested that the Hoquiam Ave. NE/NE 4th Street intersection be analyzed with the Jericho Plat traffic added including the addition of a Traffic Control Signal. Figure 8A shows the projected 2009 PM peak hour traffic volumes at the Hoquiam \\Engmeer2\c\-PrOjeet Flles\2004 000· PrOject Files 2004\2004 056 -Wedgewood lane· Northward· Renton\ResponsetoClty\WedgewoodResponse doc I I I I I I I I I I , I I I I I I I I I Mr. Patrick Gilroy NORTHWARD July 11, 2005 Page -2- JTE, Inc. Ave. NE/NE 4th Street intersection with the addition of traffic from the Jericho Plat. The level of service (LOS) traffic operation at this intersection was evaluated using the Signal2000 by Strong Concepts. The resultant LOS is either B or C depending on the signal phasing used. Adding protected eastbound to northbound and westbound to southbound left turn phasing degrades the operation of the intersection to C. Thus, I would suggest that the City design and install the signal as a simple two phase signal with provisions to add left turn phasing in the future. The LOS calculations are attached. In addition to the above response to City comments, I understand that Division 3 of the project has lost a lot due to project refinement. Thus 40 lots are now planned in Division 3 in lieu of the previously envisioned 41. The City traffic fee of $75 per average daily trip for this division is thus revised to $28,710 ($75 x 40 lots x 9.57 daily trips/lot) from initially identified $29,000. A typo was discovered; the $29,000 value should have been $29,400. Appropriate credits for the existing site trips needs to be applied. Summary and Conclusion This letter has incorporated the traffic of the Jericho Plat and analyzed the LOS operation of the Hoquiam Ave. NE/NE 4th Street intersection with the Jericho Plat traffic and a traffic control signal. My analysis shows that the subject intersection would operate in conformance to City standards. Additionally, appropriate revisions to the site traffic impact fee to the City need to be made to reflect the loss of one lot. If you have any questions you can contact me at (206) 762.1978 or email me at jaketraffic@comcast.com. MJJ: mjj I EXPIRES 4/3/0 , Very truly yours, Mark J. Jacobs, PE, PTOE, President Jake Traffic Engineering, Inc. 0'1.((. 0 J \\Engmeer2\c\-PrOject Fltes\2004 000· PrOject Files 2004\2004 05S· Wedgewood una· Northward· Renton\Respon~etoClty\WedgewoodRe8PQnSe doc I I I I I I I I I I I I I I I I I I I Project: Wedgewood Lane Location: East side of Hoquiam Ave. N.E. at -N.E. 9th Street Owner: Northward * -Estimated Trips ~17 "11 ... " 106 20 JTE, Inc. FIGURE 8A -+ ~ 680 94 ~ " 105 84" 1790 -+ 16 ~ ~ 55 ~ 1005 "1 WEDGEWOOD LANE -RENTON TRAFFIC IMPACT ANALYSIS t NORTH PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES WI PROJECT ALL PHASES I I I I I I I I I i I I I I I APPENDIX I I I I I I I I I I I I I I I I I I I I I I I I ~fe Kathy Keolker-Wheeler. Mayor June 30, 2005 Patrick Gilroy LandTrust. Inc. 1560 140th Avenue NE Sellewe, WA 98005 SUBJECT: Dear Mr. Gilroy: Wedgewood lane Div. 1 Preliminary Plat LUA03-053, PP, ECF CITY OF RENTON PlanningIBuildinglPublicWorks Department Gregg Zimmerman P .E.,Administrator IUL .-5 1003 This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 15, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on July 26,2005 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. . The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above. please call me at (425) 430-7270. For the Environmental Review Committee, NancyWeil Senior Planner cc: Patrick & Angeline Anderson, Mark Engbaum & Renee Korsmo, Patricia A. Waters I Parties of Record Wedgewood Lane LLC I Owner Enclosure -------:-:lO:-:S=-=S-=S:-ou-t":""h-=G:-r-ad:-y-=W:::-a-y---=R=-e-ot=-o-n.-:W:::a-s:-h':--·o-gt-o-o-=9=-=8-:::0S=-=S:--------~ * This paper contains 50% recycled mRlerial. 30% post consumer AHEAD OF TII£ CURVE I I I I I I I I I I I I I I I I I I I CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA03-053, PP, ECF PROJECT NAME: Wedgewood Lane Div. 1 Preliminary Plat APPLICANT: Patrick Gilroy, LandTrust, Inc. LOCATION OF PROPOSAL: 980 Hoquiam Avenue NE DESCRIPTION OF PROPOSAL: The applicant, Patrick Gilroy, is requesting SEPA Environmental Review and Preliminary Plat approval for an 18-lot subdivision of a 3.07 -acre site located within the Residential - 8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 square feet to 13,395 square feet. The subject site was subdivided into two large lots as part of the Binder Short Plat (LUA03-052). The site contains Category 3 wetland along the eastern portion near Hoquiam Avenue NE. Access and stormwater facility for this project will be dependant on the development of proposed Division 3 to the east. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning!Building/Public Works Development Planning Section 1. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 2. The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated 'and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod Depending on site grades, it may be necessary to line the altch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4; The project contractor shall perform daily review an,d maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 5. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 6. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 7. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated May 13, 2003 and the supplement dated January 19, 2005, prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 8. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. I I I I I I I I I I :1 I I I I I I I I CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA03-053, PP, ECF PROJECT NAME: Wedgewood Lane Div. 1 Preliminary Plat APPLICANT: Patrick Gilroy, LandTrust, Inc. LOCATION OF PROPOSAL: 980 Hoquiam Avenue NE DESCRIPTION OF PROPOSAL: The applicant, Patrick Gilroy, is requesting SEPA Environmental Review and Preliminary Plat approval for an 18-lot subdivision of a 3.07-acre site located within the Residential-8 (R-8) dwelling units per acre zone. The lots are proposed to range in size from 4,500 square feet to 13,395 square feet. The subject site was subdivided into two large lots as part of the Binder Short Plat (LUA03-052). The site contains Category 3 wetland along the eastern portion near Hoquiam Avenue NE. Access and stormwater facility for this project will be dependant on the development of proposed Division 3 to the east. LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplementsllnformation provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmentJJl determinations. 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. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management DeSign Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, mUlti-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services -Comments for Final Short Plat Submittal 1. See attached memo from Sonja Fesser dated March 1, 2005. Fire Prevention 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new Single-family structures. If the building square footage exceeds 3600 square feet in area. the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20-foot wide. 3. Dead end access roads over 700 feet in length are required to have secondary access. The connections with adjacent developmenfs roadways are critical to this project and shall be coordinated to provide required access. 4. Street addresses shall be visible from a public street. 5. SE 11Slh Street, to be known as NE 10lh Street, is required to be widen to a minimum width of 20-feet of pavement from this project site to 1481h Avenue SE (a.k.a. Nile Ave. NE) in order for it to be counted as a secondary access for fire department purposes. I I I I I I I I I I I I I I I I I I I Plan Review -Drainage 1. This project site is in the Honey Creek drainage basin. 2. A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 1998 King County Surface Water Manual Level 2 flow control (detention) and water quality treatment. The drainage report submitted by the applicant states that the project would meet the KCSWDM Level I flow control; however. the KCRTS output is for Level II. which is what the City requires. The conceptual drainage report needs to be modified to reflect this. 3. The applicant proposes to utilize a bioswale in series with a wetpond for water quality treatment. The wetpond must be sized to treat the entire tributary area, which includes the flow from the bioswale. Based on the wetpond volume calculations provided in the report, it appears that the wetpond is undersized. The report and design need to be modified accordingly. 4. The conceptual design and report shows that this project proposes to utilize flow spreaders. The development does not qualify to utilize flow spreaders per the King County Manual hence the report and design need to be modified accordingly. 5. The storm drainage report and conceptual design are not approved at this time. 6. The storm drainage system shown on Wedgewood Div. 3 shall be designed, installed. approved and accepted prior to recording Wedgewood Lane Div. 1. 7. The Surface Water SDC fees of $715 per new single-family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. 2. Watermain improvement plans shall be designed to City of Renton standards. The plans. even though it is in Water District 90. need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. Thi~ distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. Plan Review -Sewer 1. This project will be required to extend an 8" sanitary sewer main from the new internal street cul-de-sac to the new north-south main serving Wedgewood Lane Division 3, to the south and east, in the access road to the north near SE 116th St to a lift station and to the west to connect into the existing main at Hoquiam Ave NE and NE 10th St to serve the new lots. All as shown on the composite utility plan sheet 1 of 1 in the formal application. 2. Individual sidesewer will be required to be installed to serve the new lots. Dual sidesewers will not be allOWed. 3. The sanitary sewer lift station shall be installed, inspected and accepted in Div. 3. 4. This project is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. 5. System Development Charge (SDC) is $900.00 per new unit. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements 1. Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side along the full frontage of the parcel being developed. In addition the project shall provide a minimum of a 20' pavement section to the arterial (500' maximum). 2. Per City code the applicant may request in writing a reduction in the right-of-way width for the new intemal residential street to 42 feet. 3. All lot comers at intersections of dedicated public rights-o~ shall have a minimum radius of fifteen feet. The minimum inside turning radii is 25 feet. "-Y 4. The east curb line on Hoquiam Ave NE abutting both Wedgewood Lane Division 1 and Division 2 shall be located 16 feet from the right-of-way centerline to provide for an ultimate roadway face of curb to face of curb width of 36 feet. I I I I I I I I I I I I I I I I I I I 5. StreetHghts will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All streetlights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 6. 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. 7. SE 116111 Street (a.k.a NE 10111 Street) is required to be improved to a minimum width of 20-feet of pavement from this project site to 148lh Avenue SE (a.k.a. Nile Ave. NE). 8. The north-south intemal road as shown in Wedgewood Division 3 shall have utilities (water, sewer, storm, street lights) and a minimum of one lift of asphalt installed from NE 10th St to the south end of the proposed plat, a distance of approximately 450 feel 9. NE 10th St (as shown on the conceptual Site plan dated January 20, 2005) shall have utilities (water, sewer, storm,' street lights) and a minimum of one lift of asphalt installed and accepted from Hoquiam Ave NE to the north side intemal road in Division 3. 10. The following are review comments on the Traffic Impact Analysis (dated December 24,2004). ~ The TIA acknowledges that the Hoquiam Avenue NE/NE 4th Street intersection will be signalized by the horizon year (2009). However, the Horizon Year LOS AnalysiS With and Without the Project is based on a two-way stop operation at this intersection. ~ The TIA does not acknowledge the Jericho Plat development as pipeline development project. This development is anticipated to be in place by 2009 and generating traffic at the HoquiamlNE 4th intersection, particularly on the south approach. ~ We recommend the Horizon Year LOS Analysis With and Without the Project for the HoquiamINE 4th intersection be updated to reflect a traffic signal operation and traffic volumes generated by the Jericho Plat development. I I I I I I I I ',I- I I I I I I I I I I I s~o,:'''~--D~~(Q)IM T~~IFIFD© C(Q)INJ~(UJlL 1r~1NJ1r~ TRAFFIC ENGINEERING • TRANSPORTATION PLANNING 1712 PACIAC AVENUE • SUITE 100 • EVERETT, WA 98201 • PH: (425) 339-8266 • FAX: (425) 258-2922 February 3, 2004 Ms. Kayren Kittrick City of Renton Public Works Department 1055 South Grady Way Renton, Washington 98055 RE: Jericho Plat, 37 Single-Family Detached Units; Traffic Analysis; GTe Project No. 04-017 Dear Ms. Kittrick: Gibson Traffic Consultants (GTC) bas been retained by Terry Defoor of GWC, Inc. to conduct a . traffic study to satisfy City of Renton requirements for the proposed 37 single-fiunily detached units. This study contains the following elements: Level of Service (LOS) analysis performed at the proposed site accesses onto NE 4th Street (opposite Hoquiam Avenue) and Jericho Avenue plus the adjacent signaljzed intersection ofNE 4th Street at Jericho Avenue NE; traffic generation and distribution for the proposed residential development:; and, assessmeiIt of channelization and aJignment issues at the 4thIHoquiam intersection. This technical memorandum summarizes the results and findings of the requested traffic analysis. PROPOSED SITE DEVELOPMENT & ACCESS The proposed Jericho Plat development is located on the south side ofNE 4th Street betweenjust west of Hoquiam Avenue NE and east to Jericho Avenues NE. A site vicinity map is shown on Figure 1. The site is currently occupied by three (3) single-finnily residences. The proposed residential development would build 37 sipgIe-fiuniIy detached (SFD) homes on the site. The proposed development is scheduled fur construction and fuR occupancy by the year 2005. For the tndficlLOS anaIysis, 2005 was used fur the hOrizon year analysis. Site access would be provided onto Jericho Avenue NE, with the proposed driveway to be -located about 160 feet (centerline to centerline) south of the 4th stieet intersection. The other access would create the fourtblsouth leg at the existing intersection ofNE 4th Street at Hoquiam Avenue NE. A secondlwestem access to the new plat would be provided off tb.e extension of Hoquiam Avenue, offSet about 160 feet south ofNE-4th Street. An internal east-west p1at road would connect the two accesses to the City streets. A proposed Site Plan bas been included in_the attachments. COU~~IIRVJ:V~. ~ITC IUDA~TO •• ,..,.. a •••• ""." - - - - - - -_.-- - - - - - - - - - GIBSON TRAFFIC CONSULTANTS JERICHO PLAT (37 NEW SFD) CITY OF RENTON LEGEND AWDT NEW SITE TRAFFIC PM ~ -.--~ PEAK (DAILYIPEAK HOUR) ~~ TRIP DISTRIBUTION % ® 248 ~ ~ I ::J: 1 t~@. 2@ 71 6-3 ~ ~ I PROJECT SITE N 1130/04 TRAFFIC IMPACT STUDY GTC#04..o17 FIGURE4B PROJECT TRIP DISTRIBUTION PM PEAK ------------------- w '-' z z 1l ~ ~ w I ~ .8 ~ ~ I U/~ II GIBSON TRAFFIC CONSULTANTS LEGEND' JERICHO PLAT (37 NEWSFD) PM PEAK HOUR 483.. TURNING MOVEMENT VOLUMES CITY OF RENTON w ~ z ~ ~ ; ~ Q l NE4THST w z ~ I il ::c SE 116TH ST '/C"l"'" '--2 -792 It)~ .)1 .Jj\... ,42 8.1 ""Ilf 1318-~ N ~ I N 357, .8.1 1"\ I 0, ~ ~ ~ , 'i ... N 212104 TRAFFIC IMPACT STUDY GTC#04-017 FIGURES FUTURE 2005 WITH PROJECT TRAFFIC VOLUMES PM PEAK HOUR I I I I I I I I I I I I I I I I I I I Wedgewood Lane -Renton NE 4th st. /Hoquiam Ave. NE 2009 w/ project, Jericho Plat and signal SIGNAL2000/TEAPAC[Ver 2.02.12] -Capacity Analysis Summary Intersection Averages for Int # 1- 07/11/05 10:59:19 Degree of Saturation (v/c) 0.72 Vehicle Delay 19.6 Level of Service B Sq 11 **/** /1\ I I North I Phase 1 Phase 2 I * * + A I I * * + ++++1 1<* * +> <++++1 I I I I I v A ++++1 1++++ V <+ +>1****> + + 1**** + + I G/C=0.291 G= 34.9" Y+R= 4.0" OFF= 0.0% v G/C=0.642 G= 77.1" Y+R= 4.0" OFF=32.4% I I I I 2-P ~CJ< s; s_cA C=120 sec G=112.0 sec = 93.3% Y= 8.0 sec = 6.7% Ped= 0.0 sec = 0.0% ------------------------------------------------------------------------------- I Lane I Width/ I g/C 1 Service Rate 1 Adj I I HCM I L I Queue I Group I Lanes I Reqd Used I @C (vph) @E I Volume I v/c I Delay 1 S IMOdel 11 N Approach 32.3 C IRT+TH I LT I 12/1 10.268 10.291 I 153 I 474 I I 12/1 10.245 10.291 I 168 I 511 1 90 10.188 I 32.8 I*C I 112 ftl 28 10.054 I 30.9 I C I 35 ftl ------------------------------------------------------------------------------- S Approach IRT+TH I LT I 12/1 10.237 10.291 I 146 I 453 I I 12/1 10.239 10.291 I 110 I 360 I E Approach 30.4 1 10.002 I 30.2 6 10.016 I 30.4 12.4 IRT+TH I LT I 24/2 10.420 10.642 I 2206 I 2256 I 1178 10.522 I 12.4 I 12/1 10.243 10.642 I 30 I 49 I 1 10.016 I 8.2 W Approach 22.9 C C C B+ 1 ftl 8 ftl B+I 498 ftl A I 1 ftl C+ IRT+TH I LT I 24/2 10.593 10.642 I 2221 I 2271 I 2007 10.884 I I 12/1 10.487 10.642 I 163 I 217 I 93 10.427 I 23.2 I*C+11416 ftl 16.6 I B I 88 ftl I I I I I I I I I I I I I I I I I I I Wedgewood Lane -Renton NE 4th St./Hoquiam Ave. NE 2009 wi project, Jericho Plat and signal SIGNAL2000/TEAPAC[Ver 2.02.12] -Capacity Analysis Summary Intersection Averages for Int # 1- Sq 16 **1** 11\ I I North I Degree of Saturation (vic) 0.81 Vehicle Delay 34.2 Phase 1 Phase 2 Phase 3 Phase 4 ------------------------------------------------- I * * + I I * * + I 1<* * +> 1 I v I A ****1 A I I 1 1 1++++ v <+ +>1 + + I + + I G/C=0.185 G/C=0.137 G= 22.2" G= 16.4" Y+R= 4.0" Y+R= 4.0" OFF= 0.0% OFF=21.8% 1**** 1++++> 1++++ 1 v G/C=0.012 G= 1.4" Y+R= 4.0" OFF=38.8% A I ++++1 <++++1 1****> 1**** I v G/C=0.533 G= 64.0" Y+R= 4.0" OFF=43.3% 1 1 I I 1 07/11/05 11:00:12 Level of Service C J -rl-.. Je r::.s-J tZ£ /"")8 L'I/,J..crc.. C=120 sec G=104.0 sec = 86.7% Y=16.0 sec = 13.3% Ped= 0.0 sec = 0.0% I Lane IWidthl I g/C I Service Rate 1 Adj I I HCM I L I Queue I Group I Lanes I Reqd Used 1 @C (vph) @E I Volume 1 vic 1 Delay 1 S IModel 11 N Approach IRT+TH I LT I 12/1 10.268 10.185 1 I 12/1 10.245 10.185 I S Approach IRT+TH I LT I 12/1 10.237 10.185 I I 12/1 10.239 10.185 I E Approach 1 I 277 I 1 I 299 I 1 I 264 I 1 I 197 I 43.8 0+ 90 10.295 I 44.6 I*D+I 128 ftl 28 10.086 I 41.0 I 0+1 41 ftl 40.2 0+ 1 10.003 I 39.9 0+1 6 10.026 I 40.3 0+1 21.3 C+ 1 ftl 9 ftl IRT+TH I LT I 24/2 10.420 10.533 I 1732 I 1873 I 1178 10.629 I 12/1 10.237 10.137 1 1 1 206 I 1 10.004 21.3 I C+I 643 ftl 44.8 1*0+1 2 ftl W Approach 40.9 0+ IRT+TH I LT I 24/2 10.593 10.578 I 1944 1 2044 I 2007 10.982 1 40.8 1*0+11789 ftl I 12/1 10.267 10.182 I 1 I 293 I 93 10.290 I 44.7 1*0+1 132 ftl GEOTECHNICAL ENGINEERING STUDY WEDGEWOOD LANE DIVISIONS 2 AND 3 RESIDENTIAL DEVELOPMENT 142ND AVENUE NORTHEAST I HOQUIAM AVENUE NORTHEAST RENTON, WASHINGTON E-11658 February 1, 2005 PREPARED FOR NORTHWARD· Kristina M. Weller, P.E. Project Manager Earth Consultants, Inc . . 1805 -136th Place Northeast, Suite 201 Bellevue, Washington 98005· (425) 643-3780 . .. Toll Free 1-888-739-6670 .. ,Earth Consultants, Inc. : ~ . . : ~ . Geotechnical FIlgjrIeers. Geologists & Environmental Scientists . COOSt~ion Testing & ICBO I WABO Inspection Services '.' February 1, 2005 Northward 1560 -140th Avenue Northeast, Suite 100 Bellevue, Washington 98005 Attention: Mr. Patrick Gilroy Dear Mr. Gilroy: Established 1975 E-11658 Earth Consultants, Inc. (ECI) is pleased to present this geotechnical engineering study for the proposed Wedgewood Lane, Division 2 and 3 Residential Development, 142ND Avenue Northeast/Hoquiam Avenue, Renton, Washington. This study presents the results of our field exploration and geotechnical engineering analyses for the proposed development. Our scope of services for producing this geotechnical engineering study was outlined in our proposal PR-11658, dated January 19, 2005. Based on the results of our study, development of the site as planned is feasible from a geotechnical standpoint. Loose to very dense native silty sand with gravel glacial till and outwash soils suitable for support of foundations were encountered at our test pit locations. Based on the subsurface conditions observed at the exploration sites, it is our opinion the proposed building structures can be supported on conventional spread and continuous footings bearing on the medium dense to dense competent native soils or granular structural fill. In our opinion, development of the proposed storm water detention pond is feasible . from a geotechnical standpoint. Based on our review of the soil logs prepared by Associated Earth Sciences, Inc., dated April 2003, Exploration Pits EP-5 and EP-8 were excavated in the proposed detention pond area. Dense glacial till soil was encountered at our exploration sites located in the vicinity of the proposed pond. However, light, perched groundwater seepage was encountered below depths of approximately three and five feet. During wet weather conditions, use of the on-site soil as structural fill will be difficult due to the moisture sensitive nature of the soil. If grading is performed during wet weather conditions, use of a free draining granular soil may be necessary. Due to the moisture sensitive nature of the on-site soils, measures to protect exposed subgrade surfaces may be necessary. Recommendations for site preparation, foundations, site drainage, and other geotechnical related issues are presented in this geotechnical engineering study. 1805136th Place N.E., Suite 201, Bellevue, WA 98005 Bellevue (425) 643-3780 FAX (425) 746-0860 Toll Free (888) 739-6670 Other Locations Fife Northward February 1, 2005 E-11658 Page 2 We appreciate the opportunity to provide our services during the design phase of the project. If you have questions about the content of this geotechnical engineering study, or if we can be of further assistance, please call. Sincerely, EARTH CONSULTANTS, INC . . ---....... r /" '\. frj': 11" , ,! ! 1 ;. ;', j '" " ! , ;. .:1.~ -'.oJ" t. (i r!-~ /' t/~v· ~ \ ~:. ~.~ "Kristina rvL Weller ., Project Manager SSR/KMW/ddw Earth Consultants, Inc. TABLE OF CONTENTS E-11658 PAGE INTRODUCTION................................................................................................ 1 General........................................................................................................ 1 Scope of Services......................................................................................... 1 Project Description......................................................................................... 2 SITE CONDITIONS............................................................................................. 3 . Surface ......................................................................... :.............................. 3 Subsurface...... ......... .... ............... ............. .. . ........... ... . .......... .................. ... ... 3 Groundwater... . . ...... ...... ..... ............. ... ............................ .... . . .................... .... 4 Laboratory Testing........................................................................................ 5 DISCUSSION AND RECOMMENDATIONS............................................................. 5 General ........................................................................................................ 5 Site Preparation and General Earthwork........................................................... 7 Slope Fill Placement ............................................... ;.................................... 8 Foundations ............................................................................................... ;. 9 Compacted Berm and Till Liners..................................................................... 1 0 Retaining Walls ............................................................................................ 11 Seismic Design Considerations ...................................................... :............... 11 Slab-on-Grade Floors.................................................................................... 1 2 Site Drainage ................................................................... :........................... 1 3 Excavations and Slopes................................................................................ 1 4 Utility Trench Backfill ................................................................................... 14 Rockeries and Modular Block Walls................................................................ 1 5 Pavement Areas .......................................................................................... 1 5 LIMITATIONS ................................................................................................... 17 Additional Services ...................................................................................... 1 7 Earth Consultants, Inc. TABLE OF CONTENTS, Continued ILLUSTRATIONS Plate 1 Plate 2 Plate 3 Plate 4 APPENDICES Appendix A Plate A1 Plates A2 through A 12 Plates A 13 through A 19 Appendix B Plates B 1 and B2 E-11658 Vicinity Map T est Pit Location Plan Retaining Wall Drainage and Backfill Typical Footing Subdrain Detail Field Exploration Legend Test Pit Logs T est Pits by Others Laboratory Test Results Grain Size Analyses Earth Consultants, Inc. General GEOTECHNICAL ENGINEERING STUDY WEDGEWOOD LANE DIVISIONS 2 AND 3 RESIDENTIAL DEVELOPMENT 142ND AVENUE NORTHEAST/ HOQUIAM AVENUE NORTHEAST RENTON, WASHINGTON E-11658 INTRODUCTION This report presents geotechnical recommendations for the proposed Wedgewood Lane residential development, Division 2 and 3, 142nd Avenue Northeast/Hoquiam Avenue Northeast, in Renton, Washington. The general location of the site is shown on the Vicinity Map (Plate 1). The approximate locations of our test pits and the approximate limits of the property are illustrated on the Test Pit Location Plan, Plate 2. The scope of our services were outlined in our proposal PR-11658, dated January 19, 2005. Scope of Services Our scope of services included subsurface explorations to characterize soil conditions at the site, and preparation of this report with geotechnical recommendations for the proposed site development including: • Surface and subsurface soil and water conditions; • Site preparation, grading and earthwork procedures, including stripping depth re"commendations, details of structural fill placement and compaction; • Suitability of existing on-site materials for use as structural fill, or recommendations for imported fill materials; • Short-term and long-term groundwater management and erosion control measures; • Foundation design recommendations, including bearing capacity and lateral pressures for walls and structures; • Estimates of potential total and differential settlement magnitudes; Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 2 • Geotechnical seismic design parameters, including evaluation of potential liquefaction hazard; • Utility trench excavation and backfill recommendations; • Suggested pavement sections; and • Temporary and permanent slope recommendations. As part of our geotechnical report, we also reviewed two reports, both titled "Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report", Wedgewood Division 1", dated April 18, 2003 and Wedgewood Lane Division 3 (Northl/2) dated April 23, 2003, prepared by Associated Earth Sciences, Inc. These reports were prepared for separate divisions of the overall Wedgewood Lane residential development. The pertinent soil logs are attached to this report. Project Description Based on our review of the Conceptual Site Plan prepared by CORE Design, dated December 8, 2004, construction of 46 single-family residences are planned for Division 2 and 41 residences are planned for Division 3. We anticipate the residences will consist of relatively lightly loaded wood frame construction supported on conventional foundations. Based on experience with similar projects, anticipated wall loads for the proposed buildings will be in the range of two (2) to three (3) kips per lineal foot, column loads in the range of ten (10) to twelve (12) kips, and floor loads of one hundred fifty (150) pounds per square foot (psf). The proposed site access roads will consist of two main residential streets fronting along both 1420d Avenue Northeast and Southeast 118th Street. Based. on the existing topography, we anticipate the mass grading of the site will be relatively minimal, with most lots and access roads following the existing contours as much as possible. Cuts and fills of approximately eight feet, or less, are anticipated throughout the residential building lots and access roadways. Construction of a storm water detention pond is proposed for the northeastern portion of Division 3. Development of the storm water detention pond will likely require a combination of cuts and the construction of compacted fill berms. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 3 If the above project description is incorrect. or changes, Eel should be contacted to review the recommendations in this report. SITE CONDITIONS Surface The approximate property limits and proposed lot locations are illustrated on the Test Pit Location Plan (Plate 2). The subject property is located southeast of the intersection of 142nd Avenue Northeast/Hoquiam Avenue Northeast and Southeast 11 8th Street/Northeast 9th Street in Renton, Washington (see Plate 1, Vicinity Map). The irregular shaped site is comprised of several separate tax lots. The overall site it bordered to the north by Southeast 11 8th Street/Northeast 9th Street, to the south and east by existing residences, and to the west by 142nd Avenue Northeast/Hoquiam Avenue Northeast. The site topography gently descends to the east, with approximately 20 feet of overall elevation change. Several wetlands have been identified in topographic lows throughout the site. Indications of past, minor grading activities were observed at the time of our fieldwork. Most of the grading appears to have been associated with the existing residential buildings. We have identified approximate areas of fill on the Test Pit Location Plate 2. Vegetation consists primarily of evergreen and deciduous trees with a dense understory of brush, blackberry brambles, and saplings. Three single-family residences and several outbuildings are currently located throughout the southeastern portions of the site. The existing structures will likely be removed as part of the planned dev.elopment. Subsurface· Eleven (11) test pits vvere excavated throughout the site, for purposes of assessing the subsurface conditions. Please refer to the Test Pit Logs, Plates A2 through A 12, for a description of the conditions encountered at the test pit locations. Additionally, please ref.er to previously completed test pits by others (Plate~ A 13 through A 19). Our test pit locations were governed by available site access due to existing residences and the ability of the client-provided backhoe to maneuver throughout the site. We do not anticipate large changes in soil conditions throughout the site. However, areas of fill are common adjacent to residential lots. The areas not explored during our fieldwork should be further assessed during construction. Earth Consultants, Inc .. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 4 Topsoil was encountered at all our test pit locations. The topsoil layer ranged in depths up to approximately 12 inches. The topsoil was characterized by its dark brown color and organic content. Topsoil is not suitable for use as structural fill, nor should it be mixed with any soil to be used as structural fill. Any topsoil encountered under structural elements should be removed and replaced with granular structural fill. Underlying the surficial layer of topsoil, medium dense, brown silty sand with gravel (Unified Soil Classification SM) soil was encountered to depths of approximately two and one-half feet to four (4) feet below existing grade. Underlying the brown silty sand soils, dense silty sand with gravel, glacial till soils, were encountered. Isolated layers of loose to medium dense, poorly graded sand with silt (SP-SM) were encountered at several locations. Review of the geologic map for King County identifies glacial till (Qvt) deposits throughout the site and surrounding areas. Our review of the King County Soil Survey indicates the site is underlain by Alderwood Series (AgS and AgC) glacial till soils. These soils are designated a Hydrologic Soil Group C. The native soils observed at the test pit locations were generally consistent with glacial till soil deposits. At the time our field exploration was performed on February 1, 2005, the native silty sand with gravel and poorly graded sand with silt soils were in a moist to wet condition, with moisture contents generally in the range of seven (7) to nineteen (1 9) percent. Moisture contents of the soil samples collected at the site are recorded on the test pit logs included in Appendix A of this report. Groundwater Light to moderate, perched groundwater seepage was observed in the majority of our test pits at approximately one and one-half to seven feet below existing grade. The presence of groundwater seepage should be expected in the proposed detention pond and site excavations that advance approximately two feet below existing grades. The rate of groundwater seepage could be moderate to heavy at some locations. Due to the nature of the dense glacial till soils observed at the test pit locations, we do not anticipate the presence of groundwater seepage will create significant stability problems in site excavations. The use of sumps during construction, however, may be necessary, depending on the rate of groundwater seepage entering the excavation. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 5 The contractor should be made aware that groundwater seepage levels and the rate of seepage are not static; fluctuations in the level and rates can be expected depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the level and rate of seepage is higher in the wetter winter months (typically October through May). However, confined zones of groundwater may produce moderate to heavy groundwater flows year around. Laboratory Testing The results of laboratory tests performed on specific samples are provided in Appendix B, or at the appropriate sample depth on the test pit logs. It is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical recommendations are based on our interpretation of these test results. Eel cannot be responsible for the interpretation of these data by others. DISCUSSION AND RECOMMENDATIONS General Based on the subsurface conditions observed at the test pit locations, development of the site is feasible from a geotechnical standpoint. The primary geotechnical considerations related to the proposed development include pond excavations and berm construction, foundation support, fill placement and compaction, and moisture sensitivity of the on-site soils. Preparation of the access roadway subgrades is also an important geotechnical consideration. The proposed single-family residences can be supported on conventional spread and continuous footings bearing on the medium dense to dense native silty sand with gravel, or granular structural fill used to modify existing grades. Based on test pit data, we anticipate native soils suitable for foundation support will be encountered at approximately three to four feet below existing grade throughout the site. In our opinion, the foundations can be supported on granular structural fill in areas where fill is to be placed to achieve the foundation proposed subgrade elevation. Recommendations for structural fill placement are provided in the Site Preparation and General Earthwork section of this report. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 6 Our test pit locations were largely governed by available site access, due to existing residences, and the ability of the client-provided backhoe to maneuver throughout the site. We do not anticipate large changes in soil conditions throughout the site. However, areas of fill are common adjacent to residential lots. The areas not explored during our fieldwork should be further assessed during construction. Siabs-on-grade for the single-family residences can be supported on the medium dense to dense native soils or on a granular structural fill. Recommendations for slab subgrade preparation are discussed in the Slab-On-Grade Floors section of this report. The construction of a storm water detention pond is planned for the northeastern portion of the site. Based on review of the preliminary civil plans, a combination of cuts and compacted till berms will likely be utilized for the detention pond construction. Due to the dense condition of the native soils, we do not anticipate that groundwater seepage will create major stability problems. However, we do anticipate perched seepage in the detention pond excavations. Preliminary plans include construction of a rockery along the western pond boundary that will vary in exposed height up to approximately eight feet. As previously mentioned, due to the moisture sensitive nature of the on-site soils, and the potential for groundwater seepage entering excavations, measures to protect exposed subgrade surfaces will likely be necessary. Earthwork recommendations and compaction specifications are presented in the Site Preparation and General Earthwork section of this report. This geotechnical engineering study has been prepared for the exclusive use. of Northward and their representatives. This study was prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members· of the profession currently practicing under similar conditions in this area. No other warranty, expressed or implied, is made. We recommend that this geotechnical engineering study, in its entirety, be included in the project contract documents for the information of the contractor. Earth Consultants. Inc. I GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 Site Preparation and General Earthwork E-11658 Page 7 Based on our current understanding of the planned development, site earthwork will consist of cuts and fills on the order of eight (8) feet or less in the building lot and access roadways. In the proposed detention pond, cuts and compacted till berms will likely be utilized. Erosion control measures during site grading should consist of silt fencing along the site perimeter and mulching of the exposed earth surfaces, as necessary. The ground surface where structural fill or foundations are to be placed should be observed by a representative of Eel. Building and pavement subgrade areas that are exposed to extended periods of precipitation will likely become unstable. If the subgrade soil in the proposed foundation and pavement areas becomes saturated and unstable, overexcavation of the unstable soil and replacement with a granular structural fill will be necessary. In our opinion, the native silty sand with gravel soils can be considered for use as structural fill, provided the soil is placed during dry weather conditions, and provided the moisture content of the soil is at or near the optimum moisture content at the time of placement. Aeration and moisture conditioning of the soils may be necessary. The underlying native silty sand with gravel and poorly graded sand with silt was in a moist to wet condition at the time of our field exploration, with moisture contents that were in the range of seven (7) percent to nineteen (19) percent moisture. The native silty sand with gravel soils are moisture sensitive, and may degrade rapidly if exposed to excessive moisture. Moisture contents of the soil samples' collected at the site are provided on the test pit logs included in Appendix A of this report. Successful use of the native. soils as structural fill may require moisture conditioning and aeration of the soils prior to placement. Soil stockpiles should be covered with plastic sheeting during wet weather conditions. The entire stockpile down to the toe of the pile should be covered with the plastic sheeting. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 8 Imported soil intended for use as structural fill should consist of a free draining, well- graded granular soil with a moisture content that is at or near optimum, and having a maximum aggregate size of four (4) inches. The imported soil should have no more than five (5) percent fines passing the No. 200 sieve based on the minus 3/4-inch fraction. During periods of extended dry weather conditions, use of a granular soil with less than thirty (30) percent fines can be considered. Samples of imported soil should be submitted to ECI for sieve analysis testing. Structural fill is defined as compacted fill placed under foundations, roadways, slabs, pavements, or other load-bearing areas. Structural fill under slabs and footings should be placed in horizontal lifts not exceeding twelve (1 2) inches in loose thickness and compacted to a minimum of ninety-five (95) percent of its laboratory maximum dry density. The maximum dry density should be determined in accordance with ASTM Test Designation 0-1557 (Modified Proctor). The fill materials should be placed at or near the optimum moisture content. Slope Fill. Placement Construction of fill slopes on existing sloping grades may be utilized for several areas of the site. In our opinion, the placement of fill on slopes is generally acceptable; however, where the existing slope grade exceeds fifteen (15) percent, the fill should be keyed and benched into the slope. This process consists of excavating a keyway at the toe of the planned fill. The keyway should have a width of about six to eight feet and depth of two (2) feet into medium dense to dense native soil. The slope above the keyway should then be cut into a series of horizontal to slightly inward sloping benches. Typically, the benches are excavated with a bulldozer as the fill is placed in lifts and compacted. ECI should review the proposed grading plans to provide additional slope fill recommendations, as necessary. ECI should also observe and test slope fill operations to verify that adequate slope fill methods are being used. Earth Consultants. Inc. I GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 Foundations E-11658 Page 9 In our opinion, the proposed residential structures can be supported on conventional spread and continuous footings bearing on the medium dense to dense native silty sand with gravel or granular structural fill. As previously mentioned, we estimate competent native soils suitable for support of foundations should be encountered at depths of three (3) to four (4) feet below existing site grades. For foundations bearing on the medium dense to dense native silty sand with gravel or granular structural fill, an allowable soil bearing capacity of two thousand (2,000) psf should be used to design the foundations. This allowable soil bearing capacity has a factor-of-safety in excess of 3.0 against shear failure, provided the foundations are placed on competent native soils or granular structural fill. A one-third increase in the' above allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions. Continuous and individual spread footings should have minimum widths in accordance with local building codes. If loose or 'unstable soil conditions are encountered at the footing subgrade elevation, the soil will need to be overexcavated, and replaced with granular structural fill. The width of the overexcavation should extend a minimum of twelve (12) inches beyond each edge of the foundation. As previously discussed, care will need to be taken to protect and preserve exposed subgrade surfaces to limit the amount of disturbance to the subgrade, and to limit the need for overexcavation. If necessary, to help protect and preserve exposed foundation subgrade surfaces, we recommend placement of two (2) inches of crushed rock can be placed as a working surface along subgrade surfaces. Exterior foundations elements should be placed at a minimum depth of eighteen (18) inches below final exterior grade. Interior spread foundations can be placed at a minimum depth of twelve (12) inches below the top of slab, except in unheated areas, where interior foundation elements should be founded at a minimum depth of eighteen (18) inches. Provided the foundations are placed in accordance with the recommendations contained in this report, we estimate total settlement of approximately one inch and differential settlement of approximately one-half. Most of the anticipated settlements should occur during construction as dead loads are applied. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 10 Lateral loads can be resisted by friction between the base of the foundation and the supporting soil, and by passive soil pressure acting on the face of the buried portion of the foundation. Resistance to lateral loads from passive earth pressures should be calculated using an equivalent fluid with a unit weight of three hundred fifty (350) pounds per cubic foot (pcf). To achieve adequate passive resistance, the foundations must be backfilled with structural fill. As an alternative, the foundations can be poured neat against the undisturbed native soil. For frictional capacity, a coefficient of 0.35 should be used for foundations bearing on competent native soils or granular structural fill. These lateral resistance values are allowable values; a factor-of-safety of 1.5 has been included. Footing excavations should be observed by a representative of Eel prior to placing the formwork and rebar. Eel should also perform compaction testing of structural fill and observe areas where overexcavation is required to remove loose or unstable soils. Compacted Berm and Till Liners In our opinion, the native glacial till soils observed at the test pit locations should be suitable for the detention pond berms. The native glacial till soils have fines contents in the range of fourteen (14) to twenty-seven (27) percent passing the No. 200 sieve and may not meet the criteria for till liner soil gradients, as presented below. At the time the native soils are placed, the moisture content of the soils should be at or slightly above the optimum moisture content. Moisture conditioning or aeration of the soil may be necessary prior to placement. The soil used for the pond berms and compacted till liner should meet the following gradation: Till Liner Gradient Sieve Size Percent Passing 6-inch 100 4-inch 90 No.4 70 -100 No. 200 20 -100 The thickness of a compacted till liner should be at least eighteen (18) inches. The pond berms and till liner, if necessary, should be compacted to a relative compaction at least 95 percent (ASTM 0-1557). Eel should observe the placement of the detention pond berms and till liner and provide testing of the compacted soil. Earth Consultants. Inc. GEOTECHNICAL ENGINEJ:RING STUDY Northward February 1, 2005 Retaining Walls E-11658 Page 11 Retaining walls should be designed to resist lateral earth pressures from the retained soils and any surcharge loading. Walls that are unrestrained and free to move at the top should be designed using an equivalent fluid with a unit weight of thirty-five (3!;i) pcf. The earth pressure imparted on restrained walls should be calculated using an equiyalent fluid with a unit weight of fifty (50) pcf. The above equivalent fluid values assume surcharges due to traffic, sloping backfill, adjacent foundations, construction loads, or any other loadings will not apply. If surcharges are to apply, they should be added to the above design lateral pressures. Where drainage behind retaining walls cannot be accomplished, hydrostatic pressures should be added to the design wall pressures, where appropriate. For traffic surcharge loading consisting of passenger vehicles or light delivery trucks, a uniform pressure of seventy (70) psf should be applied in a rectangular distribution along the height of the retaining wall. Where traffic surcharge loading from heavy trucks will be present, ECI should review the wall and roadway configuration and . provide modified surcharge values, if necessary .If sloping backfill conditions are present behind the walls, ECI should review the slope configurations and provide modified equivalent fluid values, as necessary. Retaining and foundation walls should be provided with a four (4) inch diameter perforated drainpipe and backfilled with a free-draining granular soil extending a distance of at least eighteen (18) inches behind the wall. A surface seal consisting of a less permeable silty sand soil can be placed along the upper one (1 ) foot of the wall backfill, if desired .. The remainder of the backfill behind the zone of free draining soil should consist of a suitable granular structural fill. A typical detail is attached as Plate 3. Seismic Design Considerations The Puget Sound region is classified as Zone 3 by the Uniform Building Code (UBC). The largest earthquakes in the Puget Sound region have been subcrustal (intraplate) events, ranging in depth from fifty (50) to seventy (70) kilometers. Such deep events have exhibited no surface faulting. Weaver and Shedlock (1989) researched the probable or known source areas for the crustal, intraplate, and subduction zone' earthquakes in the Washington and Oregon area. Crustal and intraplate earthquakes are the only events in Washington and Oregon in which there is a historical record. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 12 Shallow crustal earthquakes occur within the North American Plate, and typically do not exceed focal depths of approximately 20 kilometers. Intraplate earthquakes occur in the subducting Juan de Fuca plate, and typically occur below depths of 40 kilometers. The recent February 28, 2001, earthquake that was focused just north of Olympia, Washington was an intraplate earthquake, and had a magnitude of ML = 6.8. The subduction zone earthquake, in which there is no historical record in the Washington and Oregon area, would have its source along the interface between the North American Plate and the subducting Juan de Fuca Plate. Magnitude 8 and greater earthquakes are thought to be possible along this interface, and would occur at depths of approximately 50 to 60 kilometers (Weaver and Shedlock, 1989). For International Building Code (lBC) based design, Site Class C from Table 1615.1.1 of the 2003 \BC should be used. Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. The effects of liquefaction may be large total and/or differential settlement for structures with foundations founded in the liquefying soils. Groundshaking of sufficient duration results in the loss of grain-to-grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid for short periods of time. To have potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium- dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of ground shaking. Based on the soil and groundwater conditions observed at the site, it is our opinion that the site has a low to negligible susceptibility to liquefaction. The dense condition of the native soils is the primary basis for this conclusion. Slab-on-Grade Floors Slab-on-grade floors should be supported on competent native soils or granular structural fill. Loose or unstable subgrade soils should be stabilized prior to construction of the slab. Fill areas will be particularly susceptible to disturbance during wet weather conditions. Care will need to be taken to preserve the integrity of the subgrade soils, particularly during the installation of the under slab utilities. Earth Consultants, Inc. I GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 13 If the construction is performed during the drier summer months, measures to preserve the subgrade soils will likely be minimal. During periods of wet weather, however, a free draining structural fill may need to be utilized throughout the upper twelve (1 2) inches of slab on grade areas to help preserve the integrity of the subgrade. A minimum four (4)-inch capillary break consisting of free draining poorly graded gravel with less than 5 percent fines (percent passing the No. 200 sieve, based on the minus 3/4-inch fraction) should be placed below the slab. If moisture is a concern, a vapor barrier consisting of a minimum 6-mil plastic membrane should be placed above the capillary break. The subgrade soils in slab-on-grade areas of the site should be observed by a representative of Eel prior to placing the capillary break material. Site Drainage During construction, surface water runoff must not be allowed to stand in construction -areas. -'Interceptor trenches should be established, as necessary, along the perimeter of the building site to intercept surface water runoff or groundwater before it enters the construction area. During construction, loose surfaces should be compacted to reduce the potential for moisture infiltration into the' soils. Finish grades around the buildings must be sloped such that surface water is directed away from the buildings. Footing drains should be installed around the perimeter foundations to intercept groundwater seepage. A typical perimeter footing drain detail is illustrated on Plate 4. Under no circumstances should roof downspout drain lines be connected'to the footing or foundation wall drain systems. All roof downspouts must be separately tightlined to the site storm water system. In site excavations that advance below approximately three feet, the presence of groundwater seepage should be expected, particularly if the excavation is performed during the wet season. As previously discussed, the presence of groundwater seepage should be expected in the excavation for the stormwater detention pond. Due to the generally dense condition of the glacial till soils observed at the test pit locations, we do not anticipate the groundwater seepage will create a stability problem. However, measures to intercept the groundwater seepage and direct it to an appropriate discharge location may be necessary. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 Excavations and Slopes E-11658 Page 14 The following information is provided solely as a service to our client. Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. In no case should excavation slopes be greater than the limits specified in local, state (WISHA), and federal (OSHA) safety regulations. Based on the information obtained from our field exploration, the upper deposits of medium dense, silty sand with gravel that extends to a depth of approximately four feet below existing site grades and the poorly graded sand with silt soil, would be classified as Type C soils by OSHA. Temporary cuts in Type C soils should be sloped at an inclination no steeper than 1.5H:1V (Horizontal:Vertical), respectively. The unweathered glacial till observed below a depth of approximately four feet would be classified as Type A and Type B soils by OSHA. Temporary slopes constructed in Type A and Type B soils should be . inclined no steeper than O. 75H: 1 V and 1 H: 1 V, respectively. ECI should observe the excavations to assess soil and groundwater conditions, and to verify the OSHA· soil type. Permanent cut and fill slopes should be inclined no steeper than 2H: 1 V. Cut slopes should be observed by ECI during excavation to verify that conditions are as anticipated. Supplementary recommendations can then be developed, if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. In any case, water should not be allowed to flow uncontrolled over the top of slopes. Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Utility Trench Backfill Based on the soil conditions encountered at the time of our exploration, the native soils should provide adequate support for utilities. If remedial measures are necessary to provide adequate support for utilities, the unsuitable soils should be overexcavated and replaced with a suitable structural fill material. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 15 In our OpIniOn, the native silty sand with gravel soils can be considered for use as backfill for the utility trenches, provided the soil moisture content is at or near its optimum level. As previously mentioned, the native soils were generally moist to wet, and had moisture contents that were near or above optimum levels. Moisture conditioning of these soils may be necessary prior to use as structural fill in the utility trenches. Due to the moisture sensitive nature of the native silty sand with gravel soils, placement and compaction of the soil will need to be performed during dry weather conditions. To protect the soils from wet weather conditions, soil stockpiles should be covered with plastic sheeting. The plastic sheeting should cover the entire stockpile. Due to the moisture sensitive nature of the native silty sand with gravel soils, the upper twelve (1 2) inches of the trench backfill in building and pavement areas may become disturbed if exposed to wet weather conditions and construction traffic. Construction traffic should be kept to a minimum along utility trench alignments where backfilling and compaction have been completed. As an alternative, free draining gravel can be used to backfill the upper twelve (1 2) inches of the trench. excavations to provide a· wearing surface, and to help protect the underlying moisture sensitive backfill. Use of free draining backfill along the upper twelve (1 2) inches of the trench excavation would likely only be necessary if construction is performed during the wet season. Utility trench backfill is a primary concern in reducing. the potential for settlement in pavement. areas. It is important that the utilities be adequately supported in the bedding material. The material should be hand tamped to ensure support is provided around the haunches of these structures. Fill should be carefully placed and tamped to about 1 2 inches above the crown of the pipe before heavy compaction equipment is brought into use. The remainder of the backfill should be placed in lifts having a loose thickness of less than twelve (12) inches and compacted to ninety-five (95) percent of the maximum dry density. Rockeries and Modular Block Walls In our opinion, the use of rockeries or modular block walls at the site is feasible from a geotechnical standpoint. If rockery or modular block walls are utilized, an engineered design will need to be completed for rockeries and walls that exceed four (4) feet in height. ECI can provide an engineered design for the site, if requested. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 E-11658 Page 16 At a minimum, ECI should review the layout of the proposed walls and the proximity of roadways and foundations to the walls. Supplement geotechnical recommendations can then be prepared, if necessary, to address wall design and surcharge loading. Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck under the observation of an ECI representative. Structural fill in pavement areas should be prepared as described in the Site Preparation and General Earthwork section of this report. This means the pavement subgrade should be compacted to at least 95 percent of the maximum dry density in structural fill areas. It is possible that some localized areas of soft, wet or unstable subgrade may exist after the pavement subgrade is prepared. Overexcavation and a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. Assuming a properly prepared subgrade that is in a firm and unyielding condition when subjected to proofrolling, the following pavement section for lightly-loaded areas is suggested: • Two (2) inches of asphalt concrete (AC) over four (4) inches of crushed rock base (CRB) material, or • Two (2) inches of AC over three (3) inches of asphalt treated base (ATB) material. King County minimum pavement sections for neighborhood roadways is: • Two (2) inches of AC over six and one-half (6.5) inches of CRB, or • Two (2) inches of AC over four (4) inches of ATB. AC, ATB, and CRB materials should conform to WSDOT specifications. All rock bases should be compacted to at least 95 percent of the maximum dry density. Earth Consultants. Inc. GEOTECHNICAL ENGINEERING STUDY Northward February 1, 2005 LIMITATIONS E-11658 Page 17 Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses, the design information provided to us, and our experience and engineering judgment. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. The recommendations submitted in this report are based upon the data obtained from the test pits. Soil and groundwater conditions between exploration sites may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, Eel should be requested to reevaluate the recommendations of this report and allowed to modify or verify our recommendations in writing prior to proceeding with the construction. Additional Services We recommend that Eel be retained to perform a general review of the final design and specifications to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the construction specifications. We also recommend that Eel be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or recommendations, and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. Earth Consultants, Inc. Reference: King County Map 626 By Thomas Brothers Maps Dated 2005 n NORTH NOTE: This plate may contain areas of color. ECI cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. Drwn. Earth Consultants, Inc. Geotechnical E'v:!ineering. Geology. Environmental Sciences Construction Testing & ICBO I WABO Inspection Services Vicinity Map Wedgewood Lane Divisions 2 & 3 King County, Washington GLS Date Jan. 2005 Proj. No. 11658 Checked SSR Date 1/26/05 Plate 1 ....... ' -..... ~ w w a: I-en .c -0) w ~ I-W W a: I-en .c Q5 W en -..... ....... ',- ....... '- "1--T -.., -1 Normal Water .... "-.. r I: I 1 Su,tace High Wate, -..... 1.-I I I \ /Surtace I' I ( ( '-L ,_ -....! _~/I---_', '- II -1-1 EP'81 _ -----, -, I EP'5 -..... II I I I _ ~ "-'F'sto,": ~elenll~':-rl-'I '-!!-1:-'~-+-~ ,1--f~r:f=f:!---i-TDI/'V-i1iOn 3 '-',- II I I, I I I I EP-6 I I I '-Il I I I I 1 I EPjI!-/ I .!..a~ I I I ~ ______ --. I I I ~-'...L---I---:-l-__ " 1 ---I --', \ 1---, 1 -------irl-T--;=aYT-1 1 1 1---:-.-1 '-1--1-, I [I I [_J , , ,EF';", '_!~'" d1P~ : ITP-' L ___ ' ---------1 1 I 1 1 I I~EP:7 I I I I I I I 1-1:_ I-;-f-.,----'-l-, III l I 1 1 h--I I I I L 9 -, - -~ -I-l 1 l ' ! 1 ,._ I I I I I _ I I I , '-" + _ ..L .l - --I --I -r 1 1 I ! I I II TPj6 I I I I I 1 ' -,-!.._--'lL I I I I I 1 - -1_ - - --"--="'r=-L - ----j I I I I )1 , ,I 1 1 --' ITP'~ 1 l/ / __ . 1 I I I EP'3 I I I L...L _ '-___ -'-J -1-_ - _ _j__ _ _ _ v I I - --l L --1-- --1-- -~ )---j __ L _ -t-TP.9-__ 1 1 QivlsiOp 1, -' ~ (--1--' (---,--r 1--' r rP:ill-ry L_.j : -1\1 ---.. ~ .,--) -;-- --! 1-- -L-- -J f---~ --~ 1---I f-::I D-I'vq..j"SI'?-~ 21 1 ___ : [ - ----j \ - --f-- -1 I I J I _I _ _ ___ I I 1 I I 1"-I I I __ '-__ '1 r-- -t-____ 1_ _ I I , !_, __ _ 1--,1 -L __ ', ____ ,.-I J I J _I L I L--=i'I1:P.2 1 I I 1 I I 1 1 f-__ L _ _ /--__ , 1_ _ _ _I I I 1_ --I - --I ~ _______ I I I I I .' 1 ___ I I I ' _ 1 I _ I ,r r -'-~ -I L --I---; 1-- -I 1 .J. • ..J. 1 T ___ I L --I I - --1:-I J I I _1 __ 111jP=l~ 1 1 I I \: ~ ---i r---~ --, :---J ~JFcll> ''"--' _" -,_j 1",:;1~11 I I 1 I 1 __ -', __ I r-__ I I ) " ___ _ I 1-- --I \ I J L --.I 1_ -/ 1/ -r-, -r ~ ,.'1 1 1 \ \ \---1--I I 1_ I I ! I 1 I I I I __ ~ ' ___ i I I I I /1 I I 1 1--l I I I I I ~ =' '-'-=-..=... __ -:. 1 I I __ L _':,.._!. _ ~ __ \~ __ : ___ -':.-=-=_ :...~~-=--__ - - - - - - - - -_I_...J_ - - - - - --142nd AV~~UE _ !J.E._ - - - - - ---- - - -___ -l 1----------, ,-----------1 1 (~J: b2 ~~ Approximate Scale I o 100 200 400ft. LEGEND -I TP-1-j-Approximate Location of ECI Test Pit, Proj. No. E-11658, Jan. 2005 EP-3-y-'APproxlmate Location of Test Pit by Associated Earth Sciences, Inc., Dated April 2003 1---1 Subject Site 1 __ _ Approximate Area of Fill NOTE: This plate may contain areas of color. ECI cannot be responsible for any subsequent misinterpretation of the Information resulting' from black & whita raproductions of this plate. '8 Earth Consultants, Inc P Geotechnical Engineering, Geology. EnvlronmenraJ ScIences ConstrucUon Testing .. ICBO I WABO inspection Services Test Pit Location Plan Wedgewood Lane Divisions 2 & 3 King County, Washington Orwn. GLS Pro). No. 11658 Checked SSR Plate 2 1" Drain Rock WEEP HOLE DETAIL STANDARD NOTES 111-111=111 1100t min. 1) Free Draining backfill should consist of granular soil having n6 more than 5 percent passing the #200 sieve and no particles greater than 4 inches in diameter. The percentage of particles passing the #4 sieve should be between 25 and 75 percent. 2) Structural backfill should be free of organics, clayey soils, debris and other deleterious materials. It .should be placed at or near the optimum moisture content. 3) Where weep holes are utilized, surround each weep hole with 3 cubic feet of 1 inch drain rock. Maximum horizontal spacing of weep holes should be 6 feet. 4) Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down; tight jointed; with a positive gradient. Do not use flexible corrugated plastic pipe. Drain line should be bedded on and surround with free draining 1 inch drain rock. The drain rock may be encapsulated with a geotechnical drainage fabric at the engineers discretion. 1.,..18 inches min. "I ~ .• ~: . .o.:.: .1 ••• : -.0. ~o -.! 0· •• . .. .. LEGEND Excavated Slope Perforated Pipe Wrapped with Filter Fabric Surface Seal; Native Soil or other Low Permeability Material Free Draining Backfill Structural Fill compacted to 90 percent relative compaction 1 inch Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING .!2,~~'!'\!..SS>!:.~I!~~,!~,:.!!2.S; :,:.. COilstnlction Testing &. ICBO I \\'ABO InspeC1lon SerVices RETAINING WALL DRAINAGE AND BACKFILL Wedgewood Lane Divisions 2 & 3 King County, Washington Drwn. GLS Date Jan. 2005 Pro). No. 11658 Checked SSR Date 1/27/05 Plate 3 6 inch min. o 4 inch min. Diameter Perforated Pipe Wrapped in Drainage Fabric f 2 inch min. / 4 inch max. LEGEND I .. Surface seal; native soil or other low permeability material. 1" Drain Rock Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down; tight jointed; with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent. 12 inch min. 18 inch min. t 2 inch min. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING • ~~!,~,,£s>~~t~.~!~,:.~S; .. :. constnlction Testing & leBO I ""ABO InspE"ction 5e.r\'lces TYPICAL FOOTING SUBDRAIN DETAIL Wedgewood Lane Divisions 2 & 3 King County, Washington Drwn. GLS Date Jan. 2005 Proj. No. 11658 Checked SSR Date 1/27/05 Plate 4 APPENDIX A FIELD EXPLORATION E-11658 Our field exploration was performed on February 1, 2005. Subsurface conditions at the site were explored by excavating eleven (11) test pits throughout the accessible areas of the site. The approximate test pit locations were determined from existing landmarks presented on available plans. The locations of the test pits should be considered accurate only to the degree implied by the method used. These approximate locations are shown on the Test Pit Location Plan, Plate 2. The field exploration was continuously monitored by a geologist from our office, who classified the soils encountered and maintained a log of each test pit, obtained representative samples, measured groundwater levels, and observed pertinent site features. All samples were visually classified in accordance with the Unified Soil Classification System that is presented on Plate A 1, Legend. Logs of the test pits are presented in Appendix A, Plates A2 through A 12. The final logs represent our interpretations of the field logs and the results of the laboratory tests of field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. .. Earth Consultants, Inc. I MAJOR DIVISIONS GRAPH ISYMBOL LETTER SYMBOL TYPICAL DESCRIPTION Coarse Grained Soils More Than' 50% Material Larger Than , No. 200 Sieve Size Fine Gramed Soils More Than 50% Material SmalierTl'an No. 200 Sieve Si,ze C qu W P * pet LL PI , Gravel And Gravelly Soils More Than :SO% Coarse I=raction Retained On No.4 Sieve Sand And Sl\ndy Soils More Than 50% Coarse FraCtion Passing No.4 Sieve Silts Md Clays Silts And Clays Clean Gravels (little or no fines) Gravels With Fines ( appreciable ,amount of fines) Clean Sand (little or no fines) ,Sands With 'Fines (appreciable ,amount of fines) Liquid limit Less Than 50 Liquid Limit Greater Than 50 """_~r_1- Highly Organic Soil!> Topsoil , '" '" -J, x Fill N '" ..J XX Well-Graded Gravels, Gravel-Sand Mixtures, Little Or No Fines Poorly -Graded GfavE!ls, Gravel- Sand Mixtures, Little Or No Fines Silty Gravels, Gravel-Sand- Silt Mixtures Clayey Gravels, Gravel -Sand -' Clay Mixtures Well-Graded Sands, Gravelly Sands, Little Or No Fines Poorly-Graded Sands, Gravelly Sands, Little Or No Fines Silty Sands. Sand -Silt Mixtures Clayey Sands, Sand -Clay Mixtures Inorganic Silts & Very Fine Sands, Rock r"mLL."IIlV-' Clayey Fine Sands; Clayey Silts wI Slight InprganicClays Of Low To Me~ium Plasticity, Grav!llly Clays, Sandy Clays, Silty 'Clays, Lean OrganiC Silts And Organic Silty Clays Of Low Pla~ticity Inorganic S!,lt!', Micaceous Or piatomaceous Firi. Sand' Or Silty Soils Inorganic Clays ,Of High Plasticity, Fat Clays. ' OrganiC Clays Of Medium To'High Plasticity, Organic Silts Peat, Humus, Swamp Soils With High Organic Contents Humus And Duff Layer HI\<hly Variable Constituents The discussion In the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. DUAL SYMBOLS are used to indicate borderline soil classification. TORVANE READING, tsf PENETROMETER READING, tsf MOISTURE, % dry weight SAMPLER PUSHED SAMPLE NOT RECOVERED DRY DENSITY, Ibs. per cubic ft. UQUID UMIT, % PLASTIC INDEX Earth Consultants Inc. (icOll':(1uliuJI EIIg:hK:crs, Geologlsts & EnvlIUfU1M.:lltul S<:k;llllsts I 2" 0.0. SPUT SPOON SAMPLER n 24" 1.0. RING OR SHELBY TUBE SAMPLER I. WATER OBSERVATION WELL sz DEPTH OF ENCOUNTERED GROUNDWATER DURING EXCAVATION Y SUBSEQUENT GROUNDWATER LEVEL WI DATE LEGEND Proj. No. 11658 Date Jan. 2005 Plate Al ~ 6 C! (; w Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 of 1 Job No. I Logged by: 11658 SSR Excavation Contador: Fury Const. Notes: General Notes W (%) 15.0 16.4 t-- 1 f-- t-- 2 f-- - 3- - 4- - 5~ f-- 6- eno 0.0 en E ~i:i SM I Date: 1/25/05 Test Pit No.: TP-1 Ground Surface Elevation: 465' Surface Conditions: Depth of Topsoil & Sod 8": grass I blackberry brambles Brown silty SAND, loose, moist to wet -medium dense -slight oxide staining -contains gravel -occasional cobbles -light perched seepage at 4.5' -27.7% fines -dense f-- 7~~----~~~------~--~--~~~~~--~~------~------------~ Test pit terminated at 7.0 feet below existing grade. Groundwater seepage encountered at 4.5 feet during excavation. ~~--------~---L--~~~~~----L------------r--------------------------------________ --4 m '" Test Pit Log ~ ~~~!~~. Wedgewood Lane Divisions 2 & 3 -King County, Washington ~~------------~------------~~-------------T--------------~--------------~--------~ ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 1 Plate 1\2. Subsurface conditions depicted represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analysIS and judgmenl They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this l()!:l. I Test Pit Log lane Divisions 2 & 3 Job No. 11658 I Logged by: SSR .... ..,. Contador: Fury Const. Notes: General Notes W (%) 6.9 12.5 IItl - 1 - '-- 2 - r-- 3 r-- r-- 4 r-- r-- 5 t--- r-- 6 r-- r-- 7 r-- t--- 8 - - 9- eno 0.0 en E '::J~ SM I Date: 1/25/05 Test Pit No.: TP-2 Ground Surface Elevation: 465' Surface Conditions: . Depth of Topsoil & Sod 8": grass Brown silty SAND with gravel, loose, moist to wet -medium dense -slight caving -dense -wet -light perched seepage at 7' of 1 Test pit terminated at 9.5 feet below existing grade. Groundwater seepage encountered at 7.0 feet during excavation. Test Pit Log Wedgewood lane Divisions 2 & 3 King County, Washington ~ Proj. No. 11658 I OWn. GlS I Date Jan. 2005 Checked SSR Date 1/27/05 I Plate A3 ~lIh",.m.,.,.. conditions depicted represent our ......... ~ .. u""!'" ~ th~ time a~~on ofthis_:,_~~.modified by engineering. ~ts,~~~~~. and judgmenl They are not necessarily representative other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this 10Q. ~ b ~ i3 w Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 of 1 Job No. I logged by: 11658 SSR Excavation Contactor: Fury Const. Notes: General Notes W (%) 0·-·· ... ;.;. f--SP-SM - 3- - 4- - 5 '--- :-- 61-- I Date: 1125/05 Test Pit No.: TP-3 Ground Surface Elevation: 450' Surface Conditions: Depth of Topsoil & Sod 8": forest duff Brown poorly graded SAND with silt and gravel, loose to medium dense, moist -variable silt content -medium dense -9.3% fines -grayish brown )i~C I-- 14.2 & 7~ I-- 8~~----+-~--~--~~~~~~~~----~~--~~~----------~ Test pit terminated at 8.0 feet below existing grade. No groundwater encountered during excavation. ~~--------~---L--~--J-~~--~~-----------r------------------------------__________ --4 m "" Test Pit Log " ~2~&1~~. Wedgewood Lane Divisions 2 & 3 g King County, Washington ~~------------~------------~~------------~--------------r---------------T---------~ ~ Proj. No. 11658 Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A4 Subsurface conditions depicted represent our observatiOns at the time and locatiOn of thIS exploratory hole, modified by englneenng tests, analysIS and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this loQ. Test Pit Log Projed Name: I Sh;et of \/l'. .. __ ..... L D··· 2 & 3 1 .... "'~ ... ""....... ane IVlslons Job No. I Logged by: I Date: Test Pit No.: 11658 SSR 1125/05 TP-4 Excavation Contador: Ground Surface Elevation: Fury Canst. 444' Notes: 0 0 r. .!! (1)0 Surface Conditions: Depth of Topsoil & Sad 12": forest duff General W :E .D 0. . c.. 0.D D.. ~ CD it E (I) E Notes (%) 2! o CII ':::Ji1j C> (I) SM Brown silty SAND with gravel, loose, wet - 1 --moderate seepage at 1.5' - 2 -medium dense 13.7~ '---SP-5M Brown poorly graded SAND with silt and gravel, medium dense, wet 3 f-- f-- 4 f--SM Brown silty SAND with gravel, dense, wet 18.5 5 f-- >f,ay,3t brown Test pit terminated at 5.5 feet below existing grade. Groundwater seepage encountered at 1.5 feet during excavation. ~ l-e C! (3 w I -~~~~~. Test Pit Log Wedgewood Lane Divisions 2 & 3 9 King County, Washington ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR Date 1/27/05 I Plate A5 ~ ........ rk~ """~uu .. ., " ......... our observations at the time and location of this exploratory~ole, ~ tgrE:' .. lf" ...... "'II.~, ~n~lysi;s ande~d~re.nt: They are not n~~ri~ representative of other times and locations. We cannot accept ::.~.::~ use or 1I .... ' ... " .... uu, by others information presented on this QQ. ~ ~ b C! id Test Pit Log Projed Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contador: Fury Const. Notes: u 0 .t:: .!! f/)O General W :c .0 Q. . Q. 0.0 0. ~ CD it: E f/) E Notes (%) l! o III ~~ C) f/) f/) SM - 1- - 25.3 2 - i-- 31-- i-- 4 I-- I-- 5 '-- I-- 6 i-- I-- 7 i-- I--20.8 8 I Date: 1125/05 Test Pit No.: TP-5 Ground Surface Elevation: 444' Surface Conditions: Depth of Topsoil & Sod 10": forets duff Brown silty SAND with gravel, loose to medium dense, wet -seepage at 1.5' -dense -oxide staining -variable silt content of 1 Test pit terminated at 8.0 feet below existing grade. Groundwater seepage encountered at 1.5 feet during excavation. fu~--------~--~--~--~~----~~-----------r------------------------------------------4 :8 '" Test Pit Log ~ ~~~~!E!S. Wedgewood Lane Divisions 2 & 3 -King County, Washington t: ~~------------~-------------'r--------------r------------~'---------------r-----------4 ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A6 Subsurface conditions depicted represent our observations at the time and location of ttllS exploratory hole, modified by englneenng tests, analysIS and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. ~ b ~ o w Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job .No. /log9ed by: 11658 SSR Excavation Contactor: Fury Const. Notes: 0 ~ ~ . .s! eno General W :E Ci. . C. 0.0 C. Notes (%) I!! G) it E en E >-o CII =:J~ C> en en t--SM. 1 t-- t-- 2 t-- t-- 19.2 31--- 4- - 5- r-- 61-- I-- 7 r-- 10.4 I-- 8 1 Date: 1/25/05 Test Pit No.: TP-6 Ground Surface Elevation: 450' Surface Conditions: Depth of Topsoil & Sod 12": forets duff Brown silty SANDwith gravel, loose, wet -moderate seepage at 1.5' -medium dense -14.0% fines -dense of 1 Test pit terminated at 8.0 feet below existing grade. Groundwater seepage encountered at 1.5 feet during excavation. . . ~~--------~--~--~~~--~----~-----------r----------------------------------------~ (!) :i '" Test Pit Log ; .... ~ ~~~~~!;. Wedgewood Lane Divisions 2 & 3 King County, Washington ~~------------~--------------r--------------r--------------r---------------~--------~ m Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR Date 1/27/05 1 Plate A7 Subsurface conditions deplded represent our observations at the time and location of thIS exploratory hole, modified by engineenng tests, analysIS and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. ~ ~ iJ Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contactor: Fury Const. Notes: 0 ~ ~ .!! tnO General W :E 1S..o. 0.0 a. ~ GJ it E tn E Notes (%) I! o CD "::l:; C> tn tn I---SM 1 I--- I--- 2 I--- I--- 3 I---9.5 I--- 4 I--- I--- 51-- I---11.8 t1 , 6 I Date: 1/25/05 Test Pit No.: TP-7 Ground Surface Elevation: 454' Surface Conditions: Depth of Topsoil & Sod 12": forest duff Brown silty SAND with gravel, loose, wet -medium dense -grayish brown -dense of 1 Test pit terminated at 6.0 feet below existing grade. No groundwater encountered during excavation. ~~--------i----L--~--~~----~-------------r----------______________________________ ~ " iii _ Test Pit Log :-,~ ~~~~!!:!S. Wedgewood Lane Divisions 2 & 3 King County, Washington ~~------------r-----------~-------------;-------------,--------______ ,-________ ~ ~ Proj. No. 11658 I Own. GLSI Date Jan. 2005 Checked SSR I Date 1127/05 r Plate A8 Subsurface conditions depicted represent our observations at the time and location of thIS exploratory hole, modified by engll1eenng tests. analysis and judgment. They are not necessarily representative of other times and IocatiOrlS. We cannot accept resporlSibility for the use or interpretation by others of information presented on this lOQ. ~ ~ id Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contador: Fury Const. Notes: 0 :8 ~ ~ ena General W :E D. . 0. o.D D. ~ GI it E en E Notes (%) I!! o ID ~~ C> en SM - 1 - - 2 SM - 15.4 3 - - 4 - - 5 - - 6 - 12.3 I Date: 1/25/05 Test Pit No.: TP-8 Ground Surface Elevation: 456' Surface Conditions: Depth of Topsoil & Sod 12": forest duff Brown silty SAND, loose, wet -moderate -seepage at 2' Brown silty SAND with gravel, medium dense, moist -dense -25.1 % fines of 1 Test pit terminated at 6.0 feet below existing grade. Groundwater seepage encountered at 2.0 feet during excavation. ~~--------~--~--~--~~--~~------------,-----------------------------------------~ ~ '" Test Pit Log : Earth Consultants Inc. Wedgewood Lane Divisions 2 & 3 9 GeoIechnIcaI FJlgIneers. CeoIog1sIs & El\V\ronmenIal Sdo\IIsIs King County, Washington ~~-------------r------------~--------------~~----------~r-----~--------~--------~ ~ ProJ. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A9 Subsurface conditions depicted represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analysIS and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. . ~ b C1 (3 w Test Pit Log Projed Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contador: Fury Canst. Notes: u 0 ~ ..9! en o General W :E .0 a·a. 0.0 0.. E CD u: E en E Notes (%) t! ~ o as ~~ C> en r--SM 1 I-- r-- 2 r-- - 3 -18.0 - 4 - - 5 '-- - 6 '-- -12.2 7 I Date: 1/25/05 Test Pit No.: TP-9 Ground Surface Elevation: 460' Surface Conditions: Depth of Topsoil & Sod 12": forest duff Brown silty SAND with gravel, loose, wet -light to moderate seepage at 2' -medium dense -variable silt content -grayish brown -dense of 1 Test pit terminated at 7.0 feet below existing grade. Groundwater seepage encountered at 2.0 feet during excavation. ~~ ________ J-__ ~ __ ~ __ ~~~ __ ~~ __________ -. ________________________________________ ~ m '" Test Pit Log 8..J ~2~!~~· Wedgewood Lane Divisions 2 & 3 King County, Washington ~~------------~------------~-------------+-------------,---------------.----------~ m Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A10 Subsurface conditions deplded represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analysis and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. I • ~ ~ iii Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contactor: Fury Const. Notes: W .2 :8 .r; ~ 00 General .r; o...a. 0.0 a. [ CDitE o E Notes (%) I! o CD =:Ji:) C) 0 0 I--SM 11-- I-- 21-- I-- 31-- f-- 41-- f-- 51-- I-- 61-- 16.2 I-- 7 I Date: J 1125/05 Test Pit No.: TP-10 Ground Surface Elevation: 465' of 1 Surface Conditions: Depth of Topsoil & Sod 10": heavy blackberry bramble~ Brown silty SAND with gravel, loose, wet -moderate seepage at 2' -medium dense -oxide staining -dense Test pit terminated at 7.0 feet below existing grade. Groundwater seepage encountered at 2.0 feet during excavation. ~~--------~--~--~--~~----~------------,-------------------------------------------; ~ '" Test Pit Log 8 .... ~ ~~~!~~. Wedgewood Lane Divisions 2 & 3 King County, Washington ~~------------~-------------'r-------------;--------------'r---------------r-----------; ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR Date 1/27/05 I Plate A 11 Subsurface conditions depicted represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analysIS and judgment They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information Dresented on this lOQ . ~ b CJ (; w Test Pit Log Project Name: Wedgewood Lane Divisions 2 & 3 Job No. I Logged by: 11658 SSR Excavation Contactor. Fury Const. Notes: u 0 .r:. ~ (/)0 General W :E .D a·CL o.D Q. E CD it E (/) E Notes (%) l! >-o as =:l~ C) (/) (/) SM ~ 1 t-- ~ 11.6 2 r-- I--- 3 t-- I--- 4 t-- t-- 5 t-- t-- 6 t-- 14.0 r--:- 7 I Date: 1125/05 Test Pit No.: TP-11 Ground Surface Elevation: 465' of 1 Surface Conditions: Depth of Topsoil & Sod 10": heavy blackberry bramble Brown silty SAND with gravel, loose, wet -17.7% fines -variable silt content -medium dense -dense· Test pit terminated at 7.0 feet below existing grade. No groundwater encountered during excavation. ~~--------~--~----L--L--~----~-----------r----------------------------------______ --4 ~ NO ul Test Pit Log 8..... ~~~&~!!:!S. Wedgewood Lane Divisions 2 & 3 King County, Washington ~~----------------------------r--------------+--------------r---------------~--------~ ~ Proj. No. 11658 I Own. GLS I Date Jan. 2005 Checked SSR I Date 1/27/05 I Plate A12 Subsurface conditions depicted represent our observations at the time and location of thIS exploratory hole, modified by englneenng tests, analysIS and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this lOQ. LOG OF EXPLORA TION PIT NO. Ep·3 g This log Is part of the report J>repared by Associated Earth Sciences, Inc. (AESI) for the named &,roject and should be ;; read tQgeUier with that repq for com~lete interpretation. This summary ~Plies only to the loea n of this trench at the Q. time of excavation. Subsurface condi 'ons may change at this location wi the passage of time. The data presented are CD 0 a simplficatlon of actual conditions encountered. . DESCRIPTION Forest Duff and Topsoil 1 . Weathered Till 2 -Medium dense, moist to wet,light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 Till 5 -Dense to very dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organiCS as roots. (SM) 6 - 7 - 8- 9 - 10 11 -Bottom of exploration pit at depth 10 feet No caving. Moderate (2 to 3 gpm) seepage of at approximately 3'. I 12 - 13.-I 14 - 15 - 16 - 17- 18 1 i ! 19 I 28 8 N Ironwood ~ i King County, WA ~ CI Associated Earth Sciences, Inc. ;i; Project No. KE03173B .... Logged by: JOe .... m ~ ~ ~~ ;; 0 Approved by: April 2003 £ ~ Plate A13 1 - LOG OF EXPLORATION PIT NO. EP-4 This log is part of the report prepared ~ Associated Earth Sciences, Inc. (AESI) for the named project and should be read lQgeUler with that report for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location iNlth the passage of time. The data presented are a simplflcatlon of actual conditions encountered. DESCRJPnON Forest Duff and Topsoil Weathered nil 2 -Medium dense, moist, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, 3 - subrounded gravel, few organics as roots. (SM) . Till . 4 -Dense, moist, light olive-iJray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. 5 - 6 - 7 - 8 - 9 - 10 -r----------------------------------------------------------------------------------____ ___ 11 - 12 ~ 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 Bottom of exploration pit at depth 10 feet No caving. No seepage. i---------------------------------------------------------------- '!! Ironwood l King County, WA ~ ~ Associated Earth Sciences, Inc. ~ Logged by: JOe ~ ~ fIIiiI ~ ~ ~ Approved by: ~ ~ ~ ~ ~ l-n Project No. KE03173B April 2003 Plate A14 ~--------------------------------------------------------------------------------------- LOG OF EXPLORATION PIT NO. EP-5 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read tQgettler with that repqrt for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil "Weathered Till 1 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 2 - 3 Till Dense, wet, light olive-gray, nonstratified, fine to coarse SAND, little silt, little gravel, trace 4 -subrounded cobbles. 5 - 6 - 7- 8 - 9 -" 10 ~------------~-------------------------------------------------- 11 - 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 I 1 20 Bottom of exploration pit at depth 10 feet No caving. Very slight « 1 gpm) seepage below 3'. 2---------------------------------------------------------------------------------~ Ironwood i King County, WA ~ C! ~ Associated Earth Sciences, Inc. Project No. KE03173B "a.S: Logged by: JOC ~ ~ rJIiiI ~ ~ Approved by: ~ rG ~ L.W ~ April 2003 u Plate A15 ~--------------------------------------------------------------------------------------- g :; 2-o 1 - LOG OF EXPLORATION PIT NO. Ep·6 this I!Jg Is part of the report prepared by Associated Earth Sdences, Inc. (AESI) for the named project and should be read tQgettier with that repqrt for complete Interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may Change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 2 -Medium dense, moist to saturated, light olive-brown, nonstratified, silty, fine to coarse SAND, few organics as roots, few fine to coarse, subrounded gravel. (SM) 3 - 4 - 5 - Till 6 -Dense, saturated, light olive-gray, nonstratified, fine to coarse SAND, little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. 7 - 8 - 9 - 10 Bottom of exploration pit at depth 10 feet Moderate caving. Very heavy (5 to 10 gpm) seepage below 3'. 11 - 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 i-------------------------------------------------------------Ironwood Logged by: Joe Approved by: King County, WA Associated Earth Sciences, Inc. ~~~~tJ Project No. KE03173B April 2003 Plate A16 I LOG OF EXPLORATION PIT NO. Ep·7 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read togettier with that re~rt tor complete interpretation; This summary aplllies only to the location of this trench at the time of excavation. Subsurface conditions may Change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. . DESCRIPTION Forest Duff and Topsoil Weathered Till 1 -Medium dense, moist to wet, Hght olive~brown, nonstratified, silty, fine to coarse SAND, few fine to coarse, subrounded gravel, few organics as roots. (SM) 2 - 3 - 4 - Till 5 -Dense, wet, light olive-gray, nonstratified, fine to coarse SAND,little silt, few fine to coarse, subrounded gravel, trace subrounded cobbles. 6 - 7 - 8 - 10 4---------------------------------------------~------------------ 11 -Bottom of exploration pit at depth 10 feet No caving. Very Slight «1 gpm) seepage below 4'. 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 ~---------------------------------------------------------------------------------oe Ironwood i King County, WA 2 I:l ~ Associated Earth Sciences, Inc. ~ Logged by: Joe ~ ~ (WI. ~ ~ Approved by: ~ t'G ~ ~ ~ ~ Project No. KE03173B April 2003 Plate Al7 g :; 0-~ 1 - LOG OF EXPLORATION PIT NO. EP-8 This log Is part of the report prepared I?Y Associated Earth Sciences, Inc. (AESI) for the named project and should be read tQgetlier with that re~rt for complete Interpretation. This summary apillies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location With the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 2 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few organics 3 - as roots, few fine to coarse, subrounded gravel. (SM) . 4 - 5 Till Dense, wet, light olive-gray, nonstratified. fine to coarse SAND, little silt, few fine to coarse, 6 -subrounded gravel, trace subrounded cobbles. 7 - 8- 9 - 10 11 -Bottom of exploration pit at depth 10 feet No caving. Slight (-1 gpm) seepage below 5'. 12 - 13 - 14 - 15 - 16 - 17 - 18 - 19 - 20 i--------------------------~-----------------------Ironwood Logged by: JOC Approved by: King County, WA Associated Earth Sciences, Inc. ~riKl(!i~ Project No. KE03173B April 2003 Plate AlB LOG OF EXPLORATION PIT NO. EP-9 g This log is part of the report ,frepared by Associated Earth Sciences, Inc. (AESI) for the named ~roject and should be :; read tqgeUier with that repq for com~lete interpretation. This summary a~plies only to the loca on of this trench at the c. time of excavation. Subsurface condi ons may change at this location Wi the passage of time. The data presented are Q) 0 a simplficatlon of actual conditions encountered. DESCRIPTION Forest Duff and Topsoil Weathered Till 1 -Medium dense, moist to wet, light olive-brown, nonstratified, silty, fine to coarse SAND, few fine to 2 -coarse, subrounded gravel, few organics as roots. (SM) 3 - 4 - 5 -TIll Dense, wet,light olive-gray, nonstratified, fine to coarse SAND,little silt, few fine to coarse, 6 -subrounded gravel, trace subrounded cobbles. 7 - 8 - 9 - , 10 11 -Bottom of exploration pit at depth 10 feet No caving. Very slight « 1 gpm) seepage below 4'. I 12 - 13 - 14 - 15 - 16 - 17- 18 - 19 - 20 ... l. Ironwood '!i '= ~ King County, WA 2 C! Associated Earth Sciences, Inc. el; Project No. KE03173B ... Logged by: JOC po. .~ fe ~ ~~ ;; 0 Approved by: April 2003 g • ~ Plate A19 APPENDIX B LABORATORY TEST RESULTS E-11658 Earth Consultants. Inc. . Particle Size Distribution Report .6 .Ii .Ii .Ii .6 .5 .5 C! .6 0 a i & Ii 8 i ~ CD .., ... ... ~ :ri ~ l!! I: • • • 100 0 0 ~ ~ l 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 90 1\ 0 ~~ 0 0 o~o 0 0 80 o 0 0 0 N ""'" ~ 0 0 • 0 0 I' ~ 0 70 0 ~ 0 ~ ~~ 0 ~I"-~ 0 0::: 0 ~ I\.l 0 w Z 60 i'" t'u. ~ ~ u:: 0 0 ... ~ 0 Z 50 0 ~~ ~ 0 w 0 ~! 0 0 0 ~ 0 0::: : W 40 l~ 'N D- o \J 30 0 ~ ~ 20 ~ : 10 0 200 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND % SILT % CLAY USCS MSHTO PL LL 0 17.8 54.5 27.7 SM 0 38.9 51.8 9.3 SP-SM t:;,. 31.6 54.4 14.0 SM SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION Inches 0 0 t:;,. number 0 0 t:;,. o TP-l: 4.0' -8M size size Brown silty Sand with gravel; 15.0"10 moisture 1.5 100.0 100.0 100.0 #4 82.2 61.1 68.4 3/4 92.5 79.3 92.1 #8 75.9 55.9 62.1 o TP-3: 2.5' -8P-SM 318 86.3 67.7 80.1 #16 70.3 50.1 54.2 Brown poorly graded Sand with sih and gravel; #30 .64.7 44.9 47.2 #50 54.0 33.4 33.9 7.5% moisture #100 39.0 18.1 21.1 t:;,. TP-6: 3.0' -8M #200 27.7 9.3 14.0 Brown silty Sand with gravel; 19.2% moisture >< GRAIN SIZE REMARKS: 060 0.420 4.10 1.94 o Tech:8EP Dao 0.0877 0.258 0.249 010 0.0804 o Tech: 8EP >< COEFFICIENTS Co 0.20 t:;,. Tech: 8EP Cu 50.99 o Somce: Sample No.: TP-l Elev.lDepth: 4.0' o Source: Sample No.: TP-3 Elev.lDepth: 2.5' t:;,. Somce: Sample No.: TP-6 Elev.lDepth: 3.0' EARTH Client Project: Wedgewood Lane Div 2 & 3 CONSUL TANTS, INC. Proiect No.: E-1l658 Plate Bl . . Particle Size Distribution Report "': J S S S S S S I:! S 0 ri U I i 8 i a ... N ";" -i5. 51 ~ & • • • 100 ~. : · · .. · · .. · · 90 ~. . · · . · ~ .... 1 80 f;-I\ f=:: ~ . ~ 70 ~ · ~" a: N w 60 ~ z 'N i\ u::: · N. t-· . Z 50 l' ~' w · 0 · , a: · w 40 · !' ~N D-· · , 30 N · . 20 , 10 0 200 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm % COBBLES % GRAVEL % SAND % SILT % CLAY USCS AASHTO PL U 0 19.8 55.1 25.1 SM 0 21.1 61.2 17.7 SM SIEVE PERCENT FINER SIEVE PERCENT FINER SOIL DESCRIPTION Inches 0 0 number 0 0 o TP-8: 3.0' -8M size size Brown silty Sand with gravel; 14.2% moisture-... 1.5 100.0 100.0 #4 80.2 78.9 3/4 100.0 100.0 #8 75.5 73.4 o TP-ll: 2.0' -8M 3/8 84.5 88.7 #16 70.0 67.7 Brown silty Sand with gravel; 11.6% moisture #30 64.7 60.4 #50 54.8 45.6 #100 39.6 28.5 #200 25.1 17.7 >< GRAIN SIZE REMARKS: D60 0.409 0.585 o Tech: 8EP D3Q 0.0955 0.161 D10 OTecb: SEP >< COEFFICIENTS Cc Cu o Source: Sample No.: TP-S Elev.lDepth: 3.0' o Source: Sample No.: TP-ll Elev.lDepth: 2.0' EARTH Client Project: Wedgewood Lane Div2 & 3 CONSULTANTS, INC. Project No.: E-1l658 Plate B2 RCW n.55.100 -Appeal pursuant to Chapter 34.05 RCW ~.. Washington , , Department of .... FISH and .. ' WILDLIFE HYDRAULIC PROJECT APPROVAL Issue Date: April 04, 2006 Control Number: Project Expiration Date: November 06, 2009 FPAlPublic Notice #: North Puget Sound 16018 MiD Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 102922-2 N/A PERMITTEE AUTHORIZED AGENT OR CONTRACTOR Land Trust, Inc Wedgewood Lane LLC ATTENTION: Patrick Gilroy 1560 140th Avenue North East, Suite 100 1560 140th Avenue North East, Suite 100 Bellevue, WA 98005 Bellevue, WA 98005 425-747-1726 425-747-1726(102) Fax: 425-747-4157 Fax: 425-747-4157 Project Name: Wedgewood culvert work Project Description: Modify existing and install new culvert. Project location: 980 Hoquiam Avenue North East, Renton, WA PROVISIONS 1. TIMING LIMITATIONS: The project may begin April 10, 2006 and shall be completed by November 6,2009; Provided: Work below the ordinary high water line shall only occur. between June 1 and September 30 of each year in the speCified allotted time except for in 2006 where work below the OHWL referenced in the March 30, 2006 letter entitled, "Subject: Hydraulic Project Approval-Control # 102922-1", shall be allowed to occur from April 10 to April 25 as well. 2. Work shall be accomplished per plans and specifications approved by the Washington Department of Fish and Wildlife entitled, "Subject: Wetland Evaluation", dated August 15, 2005, "Subject: Stream RestorationlMitigation", dated October 6,2005, "Stream Restoration/Enchancement Plan", dated October 6,2005, and "Subject: Hydraulic Project Approval -Control # 102922-1", dated March 30, 2006, except as modified by this Hydraulic Project Approval. A copy of these plans shall be available on site during construction. 3. NOTIFICATION REQUIREMENT: The Area Habitat Biologist listed below shall receive written notification (FAX or mail) from the person to whom this Hydraulic Project Approval (HPA) is issued (permittee) or the agent/contractor no less than three working days prior to start of work, and again within seven days of completion of work to arrange for a compliance inspection. The notification shall include the permittee's name, project location, starting date for work or completion date of work, and the control number for this HPA. . 4. All trash and unauthorized fill, including concrete blocks or pieces, bricks, asphalt, metal, treated wood, glass, and paper, below the OHWL in and around the applicant's project area shall be removed and deposited above the limit of flood water in an approved upland disposal site. 5. All applicable Best Management Practices as described in "Regional Road Maintenance, Endangered Species Act, Program Guidelines" (January 18, 2002) shall be implemented to assure protection of fish life. Page 1 of 5 \ ~., Washington , Department of '-" ~i~~~dE HYDRAULIC PROJECT APPROVAL RCW 71.55.100 -Appeal pursuant to Chapter 34.05 RCW Issue Date: April 04, 2006 Control Number: Project Expiration Date: November 06, 2009 FPAlPublic Notice #: North Puget Sound 16018 Mill Creek Boulevard Mill Creek. WA 98012-1296 (425) 715-1311 102922-2 N/A 6. A temporary bypass to divert flow around the work area shall be in place prior to initiation of other work in the wetted perimeter. 7. If high flow conditions that may cause siltation are encountered during this project, work shall stop until the flow subsides. 8. The culverts shall be installed to maintain structural integrity to the 100-year peak flow with consideration of the debris likely to be encountered. 9. Fill associated with the culverts installation shall be protected from erosion to the 100-year peak flow. 10. The culverts shall be installed and maintained to avoid inlet scouring and to prevent erosion of stream banks downstream of the project. 11. Disturbance of the streambed and banks shall be limited to that necessary to-place the culverts and any required channel modification associated with it. Affected streambed and bank areas outside the culvert and associated fill shall be restored to preproject configuration following installation of the culvert. Within one year of project completion, the banks shall be revegetated with native or other approved woody species. Vegetative cuttings shall be planted at a maximum interval of three feet (on center) and maintained as necessary for three years to ensure 80 percent survival. • 12. If at any time; as a result of project activities, fish are observed in distress, a fish kill occurs, or water quality problems develop (ilicluding equipment leaks or spills), immediate notification shall be made to the Washington Department of Ecology at 1-800-258-5990, and to the Area Habitat Biologist listed below. 13. All waste material such as construction debris, silt, excess dirt or overburden resulting from this project shall be deposited above the limits of flood water in an approved upland disposal site. 14. Extreme care shall be taken to ensure that no petroleum products, hydraulic fluid, fresh cement, sediments, sediment-laden water, chemicals, or any other toxic or deleterious materials are allowed to enter or leach into the stream. 15. Fresh concrete or concrete by-products shall not be allowed to enter the stream at any time during this project. All forms used for concrete shall be completely sealed to prevent the possibility of fresh concrete from getting into the stream. 16. A sandbag revetment or similar device shall be installed at the bypass inlet to divert the entire flow through the bypass. 17. If needed a sandbag revetment or similar device shall be installed at the downstream end of the bypass to prevent backwater from entering the work area. Page 2 of 5 RCW 77.55.100 -Appeal pursuant to Chapter 34.05 RCW , . '. Washington , .' '.\ Department of ", FISH and . .... WILDLIFE HYDRAULIC PROJECT APPROVAL Issue Date: April 04, 2006 Control Number: Project Expiration Date: November 06, 2009 FPAlPublic Notice #: North Puget Sound 16018 Mill Creek Boulevard Mill Creek. WA 98012-1296 (425) 775-1311 102922-2 N/A 18. The bypass shall be of sufficient size to pass all flows and debris for the duration of the project. 19. Prior to releasing the water flow to the project area, all bank protection or armoring shall be completed. 20. Upon completion of the project, all material used in the temporary bypass shall be removed from the site and the site returned to preproject or improved conditions. PROJECT LOCATIONS Location #1 WORK START: April 10,2006 IWORKEND: November 06,2009 WRIA: Waterbody: Tributary to: -- 08.0285 Unnamed (Ib) May Creek 1/4 SEC: Section: Townshi~: Range: Latitude: Longitude: County: NE 1/4 10 23N 05E N 47.49786 W 122.15122 King Location #1 Driving Directions From 1-405 SOUTH take exit#10/COAL CREEK PKWY. Tum left onto COAL CREEK PKY SE. COAL CREEK PKY SE becomes DUVALL AVE NE. Tum left onto NE SUNSET BLVD. Tum right onto HOQUIAM AVE NE. NOTES APPLY TO ALL HYDRAULIC PROJECT APPROVALS This Hydraulic Project Approval pertains only to those requirements of the Washington State Hydraulic Code, specifically Chapter 77.55 RCW (former1y RCW 77.20). Additional authorization from other public agencies may be necessary for this project. The person(s) to whom this Hydraulic Project Approval is issued is responsible for applying for and obtaining any additional authorization from other public agencies (local, state and/or federal) that may be necessary for this project. This Hydraulic Project Approval shall be available on the job site at all times and all its provisions followed by the person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work. This Hydraulic Project Approval does not authorize trespass. The person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work may be held liable for any loss or damage to fish life or fish habitat that results from failure to comply with the provisions of this Hydraulic project Approval. Failure to comply with the provisions of this Hydraulic Project Approval could result in a civil penalty of up to one hundred dollars per day and/or a gross misdemeanor charge, possibly punishable by fine and/or imprisonment. All Hydraulic Project Approvals iSsued pursuant to RCW 77.55.021 (EXCEPT agricultural irrigation, stock watering or bank stabilization projects) or n.55.141 are subject to additional restrictions, conditions or revocation if the Department of Fish and Wildlife determines that new biological or physical information indicates the need for such action. The Page 3 of 5 RCW 77.55.100 -Appeal pursuant to Chapter 34.05 RCW ~. ,Washington , ..',.' Department of .. , FISH and WILDLIFE HYDRAULIC PROJECT APPROVAL Issue Date: April 04, 2006 Control Number: Project Expiration Date: November 06, 2009 FPA/Public Notice #: North Puget Sound 16018 Mill Creek Boulevard Mill Creek. WA 98012-1296 (425) 775-1311 102922-2 NIA person(s} to whom this Hydraulic Project Approval is issued has the right pursuant to Chapter 34.04 RCW to appeal such decisions. All agricultural irrigation, stock watering or bank stabilization Hydraulic Project Approvals issued pursuant to RCW 77.55.021 may be modified by the Department of Fish and Wildlife due to changed conditions after consultation with the person(s) to whom this HydrauliC Project Approval is issued: PROVIDED HOWEVER, that such modifications shall be subject to appeal to the Hydraulic Appeals Board established in RCW 77.55.301. APPEALS INFORMATION If you wish to appeal the issuance or denial of, or conditions provided in a Hydraulic Project Approval, there are informal and formal appeal processes available. A. INFORMAL APPEALS (WAC 220-11 0-340) OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021, 77.55.141,77.55.181, and 77.55.291: A person who is aggrieved or adversely affected by the following Department actions may request an informal review of: (A) The denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of,a Hydraulic Project Approval; or (B) An order imposing civil penalties. A request for an INFORMAL REVIEW shall be in WRITING to the Department of Fish and Wildlife HPA Appeals Coordinator, 600 Capitol Way North, Olympia, Washington 98501-1091 and shall be RECEIVED by the Department within 30 days of the denial or issuance of a Hydraulic Project Approval or receipt of an order imposing civil penalties. If agreed to by the aggrieved party, and the aggrieved party is the Hydraulic Project Approval applicant, resolution of the concerns will be facilitated through discussions with the Area Habitat Biologist and hislher supervisor. If resolution is not reached, or the aggrieved party is not the Hydraulic Project Approval applicant, the Habitat Technical Services Division Manager or hislher designee shall conduct a review and recommend a decision to the Director or hislher designee. If you are not satisfied with the results of this informal appeal, a formal appeal may be filed. ' B. FORMAL APPEALS (WAC 220-110-350) OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021 (EXCEPT agricultural irrigation, stock watering or bank stabilization projects) or 77.55.291: A person who is aggrieved or adversely affected by the following Department actions may request a formal review of: (A) The denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval; (B) An order imposing civil penalties; or (C) Any other 'agency action' for which an adjudicative proceeding is required under the Administrative Procedure Act, Chapter 34.05 RCW. " A request for a FORMAL APPEAL shall be in WRITING to the Department of Fish and Wildlife HPA Appeals Coordinator, shall be plainly labeled as 'REQUEST FOR FORMAL APPEAL' and shall be RECEIVED DURING OFFICE HOURS by the Department at 600 Capitol Way North, Olympia, Washington 98501-1091, within 3O-days of the Department action that is being challenged. The time Period for requesting a formal appeal is suspended during consideration of a timely informal appeal. If there has been an informal appeal, the deadline for requesting a formal app~al shall be within 3O-days of the date of the Department's written deCision in response to the informal a,?peal." C. FORMAL APPEALS OF DEPARTMENT ACTIONS TAKEN PURSUANT TO RCW 77.55.021 (agricultural irrigation, stock watering or bank stabilization only), 77.55.141, 77.55.181, or 77.55.241: A person who is aggrieved or adversely affected by the denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval may request a formal appeal. The request for FORMAL APPEAL shall be in WRITING to the Hydraulic Appeals Board per WAC 259-04 at Environmental Hearings Office, 4224 Sixth Avef'!ue SE, Building Two - Rowe Six, Lacey, Washington 98504; telephone 360/459-6327. D. FORMAL APPEALS OF DEPARTMENT ACTIONS TAKEN PURSUANT TO CHAPTER 43.21L RCW: A person who is aggrieved or adversely affected by the denial or issuance of a Hydraulic Project Approval, or the conditions or provisions made part of a Hydraulic Project Approval may request a formal appeal. The FORMAL APPEAL shall be in accordance with the provisions of Chapter 43.21 L RCW and Chapter 199-08 WAC. The request for FORMAL APPEAL shall be in WRITING to the Environmental and Land Use Hearings Board at Environmental Hearings Office, Environmental and Land Use Hearings Board, 4224 Sixth Avenue SE, Building Two -Rowe Six, P.O. Box 40903, Page 4 of 5 . ~. ... Washington Department of ". FISH and . . WILDLIFE Issue Date: April 04, 2006 HYDRAULIC PROJECT APPROVAL RCW 77.55.100 -Appeal pursuant to Chapter 34.05 RCW Control Number: Project Expiration Date: November 06, 2009 FPAlPublic Notice #: Lacey, Washington 98504; telephone 360/459-6327. North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 102922-2 NIA E. FAILURE TO APPEAL WITHIN THE REQUIRED TIME PERIODS results in forfeiture of all appeal rights. If there is no timely request for an appeal, the department action shall be final and unappealable. ENFORCEMENT: Sergeant Chandler (34) P3 Habitat Biologist Stewart Reinbold CC: 425-649-4423 for Director WDFW Page 5 of 5 I I I I I I I I I I I I I I I I I I I ~ CORE ~DESIGN Core Design, 'nco 14711 N.E. 29th Place, Suite 101 Bellevue, Washington 98007 425.885.7877 Fax 425. 885.7963 www.coredesigninc.com TECHNICAL INFORMATION REPORT Prepared by: Project Manager: Core Project No.: Date: FOR WEDGEWOOD LANE DIVISIONS 1, 2 AND 3 RENTON, WASHINGTON Philip D. Sarandos, E.I.T. Edgar T. Jones, P.E. 01045 July 2005 ENGINEERING· PLANNING· SURVEYING I I I I I I I I I I I I I I I I I I I WEDGEWOOD LANE TABLE OF CONTENTS 1. Project Overview II. Conditions & Requirements Summary III. Offsite Analysis A. Upstream Tributary Area B. Bypass Area C. Downstream Analysis IV. Flow Control and Water Quality Facility Analysis and Design A. Hydrologic Analysis B. Basin A Detention Routing Calculation C. Basin A Water Quality Volume Calculation D. Basin A Emergency Overflow E. Basin B Detention Routing Calculation F. Basin B Water Quality Volume Calculation G. Basin B Emergency Overflow V. Conveyance System Analysis and Design VI. Special Reports and Studies -N/A VII. Other Permits -N/A VIII. ESC Analysis .and Design A. Basin A B. BasinB IX. Bond Quantities, Facility Summaries, and Decl. of Covenant -NI A x. Operations and Maintenance Manual -NI A Core Design, Inc. Wedgewood Lane Page i I I I I I I I I I I 1 I 'I I I I I I I I. PROJECT OVERVIEW The Preliminary Plat of Wedgewood Lane is located in the city of Renton, East of 142nd Ave. SE and south of S.E. 1 1 6th Street, which currently is not established right-of-way. Please see the Vicinity Map on the next page. This project site includes multiple parcels that currently have approximately 7 single-family residences and associated garages and outbuildings. A Type II Wetland runs just outside of the eastern property line along the majority of the property. There is a seasonal stream that cuts through the northern portion of the property. The existing ground is covered with tall grass and forestland. The property's eastern boundary borders the proposed plats of Rosemonte and East Renton and other undeveloped parcels, all of which are in King County. On the project's western boundary are two proposed plats, Aspen Woods by Harbour Homes and Cambridge Lane by Cambridge Homes (a.k.a. Rutledge Property). Please see the Existing Conditions Exhibit at the end of this section for a visual depiction of the existing site. The final plat will be developed in three divisions. The adjacent preliminary plat of Cambridge Lane will be developed separately, but the stormwater runoff from it will be tributary to the Wedgewood Lane stormwater system. We are designing the stormwater detention and water quality facilities to serve all three divisions of the Wedgewood Lane project, as well as the Cambridge Lane project that is currently being reviewed by City staff. We feel that constructing one system to handle the stormwater from all of these projects will benefit the residents in the long term with reduced per lot maintenance expenses and will improve the overall appearance of these neighborhoods, as compared to the option of having smaller, individual facilities for each of the projects. In order to further enhance these neighborhoods, our client has directed us to design the facilities to have a more natural appearance than traditional ponds. Core Design Inc. has discussed this proposed system with the City of Renton in meetings and with a letter dated December 20, 2004 and received conceptual approval of the concepts presented herein in a response letter dated January 6,2005. King County requires Level 2 Flow Control and Water Quality for the site. Detention for the majority of the site (Basin A) will be provided by the detention pond located in Division 3, hereafter referred to as Pond A. Water quality enhancement for the same tributary area will be provided by a wetpool in Pond A. The outflow of Pond A will be discharged via a flow spreader to the onsite Type II Wetland. A separate detention and water quality facility, Pond B, will be designed to serve a much smaller basin in the northeast portion of the site. This area will be referred to as Basin B. This pond similarly will discharge to the on-site wetland through a flow spreader. Please see the Developed Conditions Exhibit at the end of this section for the locations of the proposed stormwater facilities and their respective basins. The roof and footing drains of 10 lots from Basin A, totaling 1.50 acres, and 3 lots from Basin B, totaling 0.65 acres will bypass the respective detention facilities and will be dispersed to the wetlands through multiple flow spreaders, as discussed in the letter to the City of Renton dated December 20, 2004. In order to mimic the existing conditions, the flow spreaders will distribute this stormwater across a portion of the wetland such that the total area of these lots and the wetland area that they are tributary to is at least 22,000 square feet per lot. This is shown in detail on the Developed Conditions Exhibit. Core Design, Inc. Wedgewood Lane Page 1 I I I I I I I I I I I I I I I I I I I 5 Core Design, Inc. 4 SE 112TH PL. 9 R E N TON NE 4TH ST. GREENWOOD CEMETERY 16 w z VICINITY MAP Not to Scale Wedgewood Lane 15 8M PT. 1852 2 14 SE 128TH Page 2 I I I I I I I I I I I I , ~ , i , ~ WETlAND /1 ---/ I I I I I I I I I I I I . I I I I I I I I LEGEND • • STREAAI/IIEllAND BASTN BOIJNDARIES EXlSnNG FOREST EXlSnNG PASTlJRE EXlSnNG IAiPERVI()(JS scAt£; 1· -150' , r::'~'!::':$:;,~<,,:~;,<r SEc.~Q,tWk·i;;·;GE5E.,W.M-/; ,; --'.: :o~, '. ' .. _{;_~ ~"'~ ::' . ._:-'.: " ,,: ';:7" ::. _'. -." .. ~DESIGN 14711 NEm;"""SdJeIOI a..n.nu.. W~·_ ~ ".;;. 425.B1lS.7963 ENGINEEIlING • PLANNING· SUIlVEYING DATE WEDGEWOOD LANE EXISTING CONDmONS EXHIBff NORTHWARD HOMES 1560 140TH A 1£ N.£, SUITE 100 BEI1.EWt; WA 98005 .lJLY 2005 SHEET OF 1. 2 DESIGNED SR8 DRAWN PROJECT NUMBER 01.045 I I I I I I I I I I I I I I , I i I I /-#'~--...... -- ---.... ...... -_ ... -__ ~r-_, LOTS TO /JISaIARGE TO Ifrn.AND BASH A= 65270 SF (1.5O AC) BASH B= 28427 SF (Q65 AC) -----c~-.,-" SCAI E-1· -150' l~":-T'l ~. "-J -. - -". .,,--. . .• =?=: ENGiNEERING. PLANNING· SURVEYING DATE WEDGEWOOD LANE DEVELOPED CONDmONS EXHIBIT NORTHWARD HOMES 1560 140TH AJf: N.E, SUITE 100 8B.L£VtJ£. WA !J8OO5 .JJLY 2005 SHEET DESIGNED 2 OF 2 SRB PROJECT NUMBER DRAWN S1JM 0:1.045 I I I I I I I I I I I I I I I I I I I II. CONDITIONS & REQUIREMENTS SUMMARY • Core Requirement #1: Discharge at the Natural Location, Section 1.2.1 There are two detention facilities, as well as 13 lots that will discharge via level spreaders to the wetland buffer east of the project. • Core Requirement #2: Offsite Analysis, Section 1.2.2 An offsite analysis was performed for the project and is described in Section ill of this report. Due to the size and proposed impact of the project, a Levell downstream analysis was performed for the Wedgewood site. There is currently 0.23 acres of existing frontage road that will be routed through the Basin A detention facility. An additional 0.16 acres of existing frontage road will bypass the site and the detention facility. • Core Requirement #3: Flow Control, Section 1.2.3 Level II flow control is proposed for both basins: match durations for 50% of 2-yr through 50-yr peaks. In addition, discharge from both detention facilities will meet level I flow control requirements: 2-year and 10-year pond discharge to match pre-developed flows. • Core Requirement #4: Conveyance System, Section 1.2.4 The conveyance system will be a pipe and catch basin system. A complete backwater analysis is presented in Section V of this report. • Core Requirement #5: Erosion and Sediment Control, Section 1.2.5 Erosion and sediment control will be provided. Sizing calculations are presented III Section Vill of this report. • Core Requirement #6: Maintenance and Operations, Section 1.2.6 To be provided following initial review. • Core Requirement #7: Financial Guarantees and Liability, Section 1.2.7 To be provided following initial review. Core Design, Inc. Wedgewood Lane Page 3 I I I I I I I I I I I I I I I I I I I II. CONDITIONS & REQUIREMENTS SUMMARY (CONT.) • Core Requirement #8: Water Quality, Section 1.2.8 Water quality for both basins will be provided through a wet pool within each detention pond. Sizing calculations can be found in Section IV of this report. • Special Requirement #1: Other Adopted Area-Specific Requirements, Section 1.3.1 NI A -Not applicable to this project. • Special Requirement #2: FloodplainlFloodway Delineation, Section 1.3.2 NI A -Not applicable to this project. • Special Requirement #3: Flood Protection Facilities, Section 1.3.3 NI A -Not applicable to this project. • Special Requirement #4: Source Control, Section 1.3.4 To be addressed during final design. • Special Requirement #5: Oil Control, Section 1.3.5 N/A -Not applicable to this project. Core Design, Inc. Wedgewood Lane Page 4 I I I I I I I I I I I I I I I I I I I III. OFFSITE ANALYSIS This offsite analysis was performed on August 29,2002 and on March 2S, 2003. A. UPSTREAM TRIBUTARY AREA 1.70 acres of the offsite Rutledge Property (being platted as Cambridge Lane) in addition to the east half of Hoquiam Ave. NE for the majority of the site's frontage will be detained on site. Stormwater runoff from these areas will be collected in the developed project site's system. B. DOWNSTREAM ANAL YSYS Drainage from the Wedgewood Lane property naturally sheet flows across the site to an offsite Type IT wetland where it merges with other wetlands to the northeast from the project site to form Honey Dew Creek. This drainage continues offsite under S.E. 116th Street through a 24" CMP culvert. From here the drainage continues north in a well- defined channel for more than V-t mile. ill the vicinity of the V-t mile downstream point, Honey Creek has a bank-to-bank width of approximately S' -10' with an intermittent free stone channel approximately 2' -S' wide. The stream was dry with no evidence of recent surface water flows, when walked in August, 2002. Substantial debris was observed within the stream. A neighbor on the east side of the creek said the creek contains consistent flows through the winter until around May. Some moist soil was noted in adjacent areas. From the Y4 mile downstream point, Honey Creek drains northerly through a heavily wooded, brushy area for approximately another Y4 mile, where it turns westerly for approximately 800 feet and flows under Hoquiam Avenue NE via a 24" concrete culvert. The creek continues flowing through a heavily forested, brushy area for approximately 1,200 feet, where it enters a 48" concrete storm drainage system in Duvall Avenue NE. At this intake, the creek was approximately 10' -IS' wide with no evidence of recent surface flows. From Duvall Avenue NE, the creek continues flowing westerly via an underground system ,within a commercial development near the intersection of Duvall Avenue NE and NE Sunset Boulevard. The creek continues northwesterly through established channels and eventually enters May Creek approximately 2 Yz miles from the site, which discharges to Lake Washington north of Kennydale. No evidence of erosion or flooding was found during this downstream analysis. See the attached Downstream Tributary Area map for a graphical depiction of this route. Core Design, Inc. Wedgewood Lane PageS I I I I I I I I I I I I I I I I I I I C. BYPASS AREA The S.E. 116th Street bypass area includes 0.09 acres of impervious frontage. Since the area of existing impervious to be removed, 0.10 acres, is approximately equal to the area of proposed impervious, the peak flows will not increase and therefore, no additional detention is required. Similarly, on S.E. 142nd Avenue, the 0.04 acres of new impervious that lies east of the project entrance will not be tributary to the project's stormwater facilities. However, this area is less than the 0.10 acres of existing impervious surface to the east of the entrance road that will now be detained and treated for water quality enhancement. As previously stated, the roof and footing drains of 10 lots from Basin A, totaling 1.540 acres, and 3 lots from Basin B, totaling 0.65 acres will bypass the respective detention facilities and will be dispersed to the wetlands through multiple flow spreaders, as discussed in the letter to the City of Renton dated December 20,2004. Per Chapter C.2 in the 1998 KCSWDM, the total area of the lots being dispersed and the area that they are tributary to must be 22,000 sf or greater. In order to provide the necessary dispersion area for each lot, a portion of the wetland buffer has been utilized as shown on the Developed Conditions Exhibit and outlined in the following table: Lots to be Lot Dispersion Dispersion Total Average dispersed area basin basin area dispersion dispersion (SF) (SF) area (SF)-no. area per lot of lots (SF) Div. 3-lot 181 9,081 D-1 28,500 37,581-1 lot 37,581 Div. 3-lots 20-21 19,030 D-2 33,500 52,530-2 lots 26,265 Div. 3-lots1, 2, 60,767 D-3 165,000 225,767-10 22,577 36,37,38,39 & lots 40; Div. 2-lots 17, 18 & 19 Note: Total dispersion area is the sum of the available lot area and the dispersion basin area. Core Design, Inc. Wedgewood Lane Page 6 I I I I I I I I I I I I I I I I I I I IV. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. HYDROLOGIC ANALYSIS The drainage analysis for the ponds was performed using the King County Runoff Time Series software. The site's soils are Alderwood (AgC & AgD), KCRTS group Till. Please see the Appendix for the Soils Map and Rainfall Regions and Regional Scale Factors map. The site is located in the Landsburg rainfall region with a location scale factor of 0.85. For each lot, 1,950 sf of building coverage, 400 sf of driveway area and 150 sf of concrete patio area was assumed to comprise the impervious area of 2,500 sf. Using the pre-developed impervious area and pervious area shown in the table below, a predeveloped time series was generated. Upon completion of the final improvements, the developed timeseries was manufactured in the same way. Basin A detained areas Basin A Basin A Pre-Developed Developed Area (Acres) Area (Acres) Till-Forest 13.48 - (onsite) Till .,... Pasture 1.94 - (on site) Till-Grass -6.11 (onsite) Impervious-0.17 9.48 Streets, SW, Roofs, etc. (onsite) Till-Forest 1.51 - (Rutledee offsite) Till-Pasture 0.08 - (Rutledge offsite) Till-Grass -0.32 (Rutledge offsite) Impervious-0.11 1.38 Streets, SW, Roofs, etc. (Rutledee offsite) Total 17.29 17.29 Core Design, Inc. Wedgewood Lane Page 7 I I I I I I I I I I I I I I I I I I I Basin B detained areas Till -Forest Till -Pasture TiII-Grass Impervious- Streets, SW, Roofs, etc. Total Core Design, Inc. Basin B Basin B Pre-Developed Developed Area (Acres) Area (Acres) 2.08 - -. - -1.14 0.05 0.99 2.13 2.13 Wedgewood Lane Page 8 I I I I I I I I I I I I I I I I I I I B. BASIN A DETENTION ROUTING CALCULATION The detention routing calculation, a continuation of the hydrologic analysis, uses KCRTS to match the pre-developed outflow to the developed outflow by providing a site-specific amount of detention. Basin A includes offsite tributary from the proposed Cambridge Lane Development (Rutledge Property) as well as some frontage improvements. The following printout shows a 208,908 cf pond in conjunction with the documented control structure will provide enough live storage (detention) to satisfy this requirement. As designed the detention pond is 10' deep and provides 217,001 cf oflive storage. Core Design, Inc. Wedgewood Lane Page 9 I I I I I I I I I I I I I I I I I I I Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Orifice # 1 2 Height (ft) 0.00 6.20 Detention Pond 2.75 H:1V 170.00 ft 77.00 ft 13090. sq. ft 31694. sq. ft 0.728 acres 10.00 ft 427.50 ft 208908. cu. ft 4.796 ac-ft 10.00 12.00 2 Diameter (in) 2.25 3.25 ft inches Full Head Discharge (CFS) 0.434 0.558 Top Notch Weir: None Outflow Rating Curve: None Pipe Diameter (in) 6.0 Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 427.50 o. 0.000 0.000 0.00 0.02 427.52 262. 0.006 0.021 0.00 0.05 427.55 656. 0.015 0.030 0.00 0.07 427.57 920. 0.021 0.036 0.00 0.09 427.59 1184. 0.027 0.042 0.00 0.12 427.62 1581. 0.036 0.047 0.00 0.14 427.64 1846. 0.042 0.051 0.00 0.16 427.66 2112. 0.048 0.056 0.00 0.19 427.69 2512. 0.058 0.059 0.00 0.36 427.86 4801. 0.110 0.082 0.00 0.53 428.03 7130. 0.164 0.100 0.00 0.70 428.20 9499. 0.218 0.ll5 0.00 0.87 428.37 ll909. 0.273 0.128 0.00 1.03 428.53 14214. 0.326 0.140 0.00 1.20 428.70 16704. 0.383 0.151 0.00 1. 37 428.87 19234. 0.442 0.161 0.00 1. 54 429.04 21806. 0.501 0.171 0.00 1. 71 429.21 24421. 0.561 0.180 0.00 1. 88 429.38 27077. 0.622 0.188 0.00 2.05 429.55 2977.6. 0.684 0.197 0.00 2.22 429.72 32518. 0.747 0.205 0.00 2.39 429.89 35303. 0.810 0.212 0.00 2.56 430.06 38131. 0.875 0.220 0.00 2.73 430.23 41003. 0.941 0.227 0.00 2.90 430.40 43919. 1. 008 0.234 0.00 3.07 430.57 46880. 1. 076 0.241 0.00 3.24 430.74 49885. 1.145 0.247 0.00 3.41 430.91 52935. 1. 215 0.253 0.00 Surf Area (sq. ft) 13090. 13117. 13158. 13185. 13213. 13253. 13281. 13308. 13349. 13583. 13819. 14056. 14295. 14521. 14764. 15008. 15254. 15501. 15751. 16002. 16255. 16510. 16766. 17024. 17284. 17546. 17809. 18074. I I I I I I I I I I I I I I I I I I I 3.58 3.75 3.92 4.09 4.26 4.42 4.59 4.76 4.93 5.10 5.27 5.44 5.61 5.78 5.95 6.12 6.20 6.23 6.27 6.30 6.34 6.37 6.40 6.44 6.47 6.50 6.67 6.84 7.01 7.18 7.35 7.52 7.69 7.86 8.03 8.20 8.37 8.54 8.71 8.88 9.05 9.22 9.39 9.56 9.73 9.89 10.00 10.10 10.20 10.30 10.40 10.50 10.60 10.70 10.80 10.90 11. 00 431.08 431.25 431.42 431.59 431.76 431. 92 432.09 432.26 432.43 432.60 432.77 432.94 433.11 433.28 433.45 433.62 433.70 433.73 433.77 433.80 433.84 433.87 433.90 433.94 433.97 434.00 434.17 434.34 434.51 434.68 434.85 435.02 435.19 435.36 435.53 435.70 435.87 436.04 436.21 436.38 436.55 436.72 436.89 437.06 437.23 437.39 437.50 437.60 437.70 437.80 437.90 438.00 438.10 438.20 438.30 438.40 438.50 56030. 59171. 62358. 65591. 68870. 71999. 75369. 78786. 82251. 85764. 89325. 92934. 96593. 100300. 104057. 107863. 109672. 110353. 111263. 111948. 112863. 113551. 114241. 115164. 115857. 116552. 120522. 124542. 128613. 132735. 136910. 141137. 145416. 149748. 154132. 158570. 163062. 167608. 172207. 176862. 181571. 186335. 191154. 196030. 200961. 205653. 208908. 211888. 214888. 217907. 220946. 224005. 227084. 230183. 233302. 236441. 239600. 1. 286 1.358 1.432 1. 506 1. 581 1.653 1.730 1.809 1.888 1. 969 2.051 2.133 2.217 2.303 2.389 2.476 2.518 2.533 2.554 2.570 2.591 2.607 2.623 2.644 2.660 2.676 2.767 2.859 2.953 3.047 3.143 3.240 3.338 3.438 3.538 3.640 3.743 3.848 3.953 4.060 4.168 4.278 4.388 4.500 4.613 4.721 4.796 4.864 4.933 5.002 5.072 5.142 5.213 5.284 5.356 5.428 5.500 0.260 0.266 0.272 0.278 0.283 0.289 0.294 0.300 0.305 0.310 0.315 0.320 0.325 0.330 0.335 0.340 0.342 0.346 0.355 0.369 0.388 0.411 0.440 0.470 0.498 0.508 0.552 0.589 0.622 0.652 0.680 0.706 0.731 0.754 0.777 0.798 0.819 0.839 0.859 0.878 0.896 0.914 0.932 0.949 0.966 0.983 0.993 1. 310 1.880 2.620 3.420 3.710 3.980 4.220 4.450 4.660 4.870 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00· 0.00 0.00 0.00 0.00 18341. 18610. 18880. 19152. 19426. 19686. 19963. 20242. 20523. 20805. 21089. 21375. 21663. 21953. 22244. 22537. 22676. 22728. 22797. 22849. 22919. 22971. 23023. 23093. 23146. 23198. 23497. 23797. 24100. 24403. 24709. 25017. 25326. 25637. 25949. 26264. 26580. 26898. 27217. 27539. 27862. 28187. 28514. 28842. 29172. 29484. 29700. 29897. 30094. 30292. 30490. 30689. 30889. 31089. 31290. 31492. 31694. I I I I I I I I I I I I I I I I I I I 5.573 5.647 5.721 5.795 5.870 5.945 6.021 6.098 5.060 5.240 5.420 5.590 5.760 5.920 6.070 6.220 11.10 11.20 11.30 11. 40 11.50 11.60 11.70 11.80 11.90 438.60 438.70 438.80 438.90 439.00 439.10 439.20 439.30 439.40 242780. 245979. 249200. 252440. 255701. 258983. 262285. 265608. 268952. 6.174 6.370 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Hyd Inflow Outflow Peak Target Calc Stage Elev 1 6.84 ******* 4.01 10.61 438.11 2 3.79 ******* 0.99 9.94 437.44 3 4.57 ******* 0.99 9.99 437.49 4 5 6 7 8 3.70 ******* 3.93 ******* 3.85 ******* 4.49 ******* 2.31 ******* 0.68 0.66 0.34 0.30 0.26 7.35 7.25 6.08 4.77 3.53 434.85 434.75 433.58 432.27 431.03 Route Time Series through Facility Inflow Time Series File:01045adev.tsf Outflow Time Series File:01045ardout Storage (Cu-Ft) (Ac-Ft) 227498. 207111. 208466. 136884. 134519. 106941. 78891. 55056. 5.223 4.755 4.786 3.142 3.088 2.455 1.811 1.264 Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: 6.83 CFS at 7:00 on Jan 9 in Year 8 4.01 CFS at 10:00 on Jan 9 in Year 8 10.61 Ft Peak Reservoir Elev: 438.11 Ft Peak Reservoir Storage: 227498. Cu-Ft 5.223 Ac-Ft Flow Frequency Analysis Time Series File:01045ardout.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) -----Flow Frequency Analysis------- --Peaks --Rank Return Prob (CFS) (ft) Period 0.987 0.258 0.664 0.300 0.680 0.339 0.992 3 8 5 7 4 6 2 1 2/09/01 20:00 3:00 7:00 6:00 4.01 10.61 1 100.00 0.990 4.01 Computed Peaks 11/05/01 3/01/03 8/26/04 1/05/05 10/28/05 11/24/06 1/09/08 15:00 2:00 8:00 10:00 0.992 0.987 0.680 0.664 0.339 0.300 0.258 3.00 9.98 9.94 7.35 7.25 6.08 4.77 3.52 10.35 Flow Duration from Time Series File:01045ardout.tsf 2 3 4 5 6 7 8 25.00 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 Cutoff Count Frequency CDF Exceedence_probability CFS % % % 0.014 0.042 0.070 30407 3833 4891 49.587 6.251 7.976 49.587 55.838 63.814 50.413 44.162 36.186 0.504E+00 0.442E+00 0.362E+00 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 31896. 32100. 32304. 32508. 32713. 32919. 33125. 33332. 33540. I I I I I I I I I I I I I I I I I I I 0.098 0.126 0.154 0.182 0.209 0.237 0.265 0.293 0.321 0.349 0.377 0.405 0.433 0.461 0.488 0.516 0.544 0.572 0.600 0.628 0.656 0.684 0.712 0.740 0.767 0.795 0.823 0.851 0.879 0.907 0.935 0.963 0.991 4655 4211 3618 2908 2150 1509 1016 726 617 371 29 20 20 18 15 30 29 28 34 18 34 19 7 7 6 9 9 10 8 17 15 11 14 Discharge Volume 7.591 6.867 5.900 4.742 3.506 2.461 1.657 1.184 1. 006 0.605 0.047 0.033 0.033 0.029 0.024 0.049 0.047 0.046 0.055 0.029 0.055 0.031 0.011 0.011 0.010 0.015 0.015 0.016 0.013 0.028 0.024 0.018 0.023 71.406 78.273 84.173 88.916 92.422 94.883 96.539 97.723 98.730 99.335 99.382 99.415 99.447 99.477 99.501 99.550 99.597 99.643 99.698 99.728 99.783 99.814 99.826 99.837 99.847 99.861 99.876 99.8.92 99.905 99.933 99.958 99.976 99.998 Discharge Volume from Time Series 01045ardout.tsf 28.594 21. 727 15.827 11.084 7.578 5.117 3.461 2.277 1.270 0.665 0.618 0.585 0.553 0.523 0.499 0.450 0.403 0.357 0.302 0.272 0.217 0.186 0.174 0.163 0.153 0.139 0.124 0.108 0.095 0.067 0.042 0.024 0.002 between 10/01/00 00:00 and 10/30/00 23:59 320548. Cu-Ft or 7.359 Ac-Ft in Duration Comparison Anaylsis Base File: 01045apredev.tsf New File: 01045ardout.tsf Cutoff Units: Discharge in CFS 0.286E+00. 0.217E+00 0.158E+00 O.lllE+OO 0.758E-01 0.512E-01 0.346E-01 0.228E-01 0.127E-01 0.665E-02 0.618E-02 0.585E-02 0.553E-02 0.523E-02 0.499E-02 0.450E-02 0.403E-02 0.357E-02 0.302E-02 0.272E-02 0.217E-02 0.186E-02 0.174E-02 0.163E-02 0.153E-02 o .139E-02 0.124E-02 0.108E-02 0.946E-03 0.669E-03 0.424E-03 0.245E-03 0.163E-04 30.0 days Cutoff 0.339 0.420 0.501 0.583 0.664 0.745 0.826 0.907 0.988 -----Fraction of Time--------------Check of Tolerance------- Base New %Change Probability Base New %Change 0.97E-02 0.75E-02 -22.9 I 0.97E-02 0.339 0.332 -2.2 0.65E-02 0.56E-02 -13.7 I 0.65E-02 0.420 0.354 -15.9 0.44E-02 0.48E-02 8.9 I 0.44E-02 0.501 0.520 3.7 1. 07 0.29E-02 0.19E-02 O.14E-02 0.99E-03 0.34E-02 0.21E-02 0.16E-02 0.12E-02 18.3 I 0.29E-02 11.4 I 0.19E-02 16.3 I 0.14E-02 23.0 I 0.99E-03 0.77E-03 0.67E-03 -12.8 I 0.77E-03 0.54E-03 0.33E-04 -93.9 I 0.54E-03 0.33E-03 O.OOE+OO -100.0 I 0.33E-03 0.583 0.664 0.745 0.826 0.907 0.988 1. 07 0.614 0.684 0.791 0.866 0.897 0.922 0.952 5.4 3.1 6.3 4.9 -1.1 -6.7 -10.9 I I I I I I I I I I I I I I I I I I I 1.15 1. 23 1. 31 0.20E-03 O.OOE+OO -100.0 0.13E-03 O.OOE+OO -100.0 0.65E-04 O.OOE+OO -100.0 0.20E-03 O. l3E-03 0.65E-04 1.15 1. 23 1. 31 Maximum positive excursion = 0.058 cfs ( 8.1%) occurring at 0.719 cfs on the Base Data:01045apredev.tsf and at 0.778 cfs on the New Data:01045ardout.tsf Maximum negative excursion = 0.400 cfs (-28.8%) occurring at 1.39 cfs on the Base Data:01045apredev.tsf and at 0.990 cfs on the New Data:01045ardout.tsf Duration Comparison Anaylsis Base File: 01045apredev.tsf New File: 01045ardout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability Base 0.339 0.97E-02 0.75E-02 -22.9 I 0.97E-02 0.339 0.420 0.65E-02 0.56E-02 -13.7 I 0.65E-02 0.420 0.501 0.44E-02 0.48E-02 8.9 I 0.44E-02 0.501 0.583 0.29E-02 0.34E-02 18.3 I 0.29E-02 0.583 0.664 0.19E-02 0.21E-02 11.4 I 0.19E-02 0.664 0.745 0.14E-02 0.16E-02 16.3 I 0.14E-02 0.745 0.826 0.99E-03 0.12E-02 23.0 I 0.99E-03 0.826 0.907 0.77E-03 0.67E-03 -12.8 I 0.77E-03 0.907 0.988 0.54E-03 0.33E-04 -93.9 I 0.54E-03 0.988 1. 07 0.33E-03 O.OOE+OO -100.0 I 0.33E-03 1. 07 1.15 0.20E-03 O.OOE+OO -100.0 I 0.20E-03 1.15 1.23 0.l3E-03 O.OOE+OO -100.0 I 0.13E-03 1.23 1.31 0.65E-04 O.OOE+OO -100.0 I 0.65E-04 1.31 Maximum positive excursion = 0.058 cfs ( 8.1%) occurring at 0.719 cfs on the Base Data:01045apredev.tsf and at 0.778 cfs on the New Data:01045ardout.tsf Maximum negative excursion = 0.400 cfs (-28.8%) occurring at 1.39 cfs on the Base Data:01045apredev.tsf and at 0.990 cfs on the New Data:01045ardout.tsf Route Time Series through Facility Inflow Time Series File:01045adev.tsf outflow Time Series File:01045ardout Inflow/Outflow Analysis Peak Inflow Discharge: 6.83 CFS Peak Outflow Discharge: 4.01 CFS Peak Reservoir Stage: 10.61 Ft Peak Reservoir Elev: 438.11 Ft at at Peak Reservoir Storage: 227498. Cu-Ft 5.223 Flow Frequency Analysis Time Series File:01045ardout.tsf Project Location:Landsburg Ac-Ft 7:00 on Jan 10:00 on Jan 0.973 0.980 0.987 -15.3 -20.4 -24.8 Tolerance------- New %Change 0.332 -2.2 0.354 -15.9 0.520 3.7 0.614 5.4 0.684 3.1 0.791 6.3 0.866 4.9 0.897 -1.1 0.922 -6.7 0.952 -10.9 0.973 -15.3 0.980 -20.4 0.987 -24.8 9 in Year 8 9 in Year 8 I I I I ,I I I I I I I I I I I I I I I ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob 0.987 0.258 0.664 0.300 0.680 0.339 0.992 4.01 Computed Peaks 3 8 5 7 4 6 2 1 2/09/01 11/05/01 3/01/03 8/26/04 1/05/05 10/28/05 11/24/06 1/09/08 20:00 3:00 7:00 6:00 15:00 2:00 8:00 10:00 (CFS) (ft) Period 4.01 10.61 1 100.00 0.992 9.98 2 25.00 0.987 0.680 0.664 0.339 0.300 0.258 3.00 9.94 7.35 7.25 6.08 4.77 3.52 10.35 3 4 5 6 7 8 10.00 5.00 3.00 2.00 l.30 l.10 50.00 Flow Duration from Time Series File:01045ardout.tsf cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.014 0.042 0.070 0.098 0.126 0.154 0.182 0.209 0.237 0.265 0.293 0.321 0.349 0.377 0.405 0.433 0.461 0.488 0.516 0.544 0.572 0.600 0.628 0.656 0.684 0.712 0.740 0.767 0.795 30407 3833 4891 4655 4211 3618 2908 2150 1509 1016 726 617 371 29 20 20 18 15 30 29 28 34 18 34 19 7 7 6 9 0.823 9 0.851 10 0.879 8 0.907 17 0.935 15 0.963 11 0.991 14 Discharge Volume 49.587 6.251 7.976 7.591 6.867 5.900 4.742 3.506 2.461 1.657 l.184 1.006 .0.605 0.047 0.033 0.033 0.029 0.024 0.049 0.047 0.046 0.055 0.029 0.055 0.031 0.011 0.011 0.010 0.015 0.015 0.016 o .0l3 0.028 0.024 0.018 0.023 49.587 55.838 63.814 7l. 406 78.273 84.173 88.916 92.422 94.883 96.539 97.723 98.730 99.335 99.382 99.415 99.447 99.477 99.501 99.550 99.597 99.643 99.698 99.728 99.783 99.814 99.826 99.837 99.847 99.861 99.876 99.892 99.905 99.933 99.958 99.976 99.998 Discharge Volume from Time Series 01045ardout.tsf 50.4l3 44.162 36.186 28.594 21.727 15.827 11.084 7.578 5.117 3.461 2.277 l.270 0.665 0.618 0.585 0.553 0.523 0.499 0.450 0.403 0.357 0.302 0.272 0.217 0.186 0.174 0.163 0.153 0.139 0.124 0.108 0.095 0.067 0.042 0.024 0.002 0.504E+00 0.442E+00 0.362E+00 0.286E+00 0.217E+00 0.158E+00 O.lllE+OO 0.758E-01 0.512E-01 0.346E-01 0.228E-01 0.127E-01 0.665E-02 0.618E-02 0.585E-02 0.553E-02 0.523E-02 0.499E-02 0.450E-02 0.403E-02 0.357E-02 0.302E-02 0.272E-02 0.217E-02 0.186E-02 0.174E-02 0.163E-02 0.153E-02 0.139E-02 0.124E-02 0.108E-02 0.946E-03 0.669E-03 0.424E-03 0.245E-03 0.163E-04 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 I I' I I I I I I I I I I I I I' I between 10/01/00 00:00 and 1D/30/00 23:59 320548. Cu-Ft or 7.359 Ac~Ft in Flow Frequency Analysis Time Series File:01045ardout.tsf Project Location:Landsburg 30.0 days ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob (CFS) (CFS) (ft) Period 0.987 3 2/09/01 20:00 4.01 10.61 1 100.00 0.990 0.258 8 11/05/01 3:00 0.992 9.98 2 25.00 0.960 0.664 5 3/01/03 7:00 0.987 9.94 3 10.00 0.900 0.300 7 8/26/04 6:00 0.680 7.35 4 5.00 0.800 0.680 4 1/05/05 15:00 0.664 7.25 5 3.00 0.667 0.339 6 10/28/05 2:00 0.339 6.08 6 2.00 0.500 0.992 2 11/24/06 8:00 0.300 4.77 7 1.30 0.231 4.01 1 1/09/08 10:00 0.258 3.52 8 1.10 0.091 Computed Peaks 3.00 10.35 50.00 0.980 I I I I I I I I I I~ I I Duration Comparison Anaylsis Base File: 01045apredev.tsf New File: 01045ardout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time----- Cutoff Base New %Change 0.339 0.97E-02 0.75E-02 -22.9 0.420 0.65E-02 0.56E-02 -13.7 0.501 0.44E-02 0.48E-02 8.9 0.583 0.29E-02 0.34E'-02 18.3 0.664 0.19E-02 0.21E-02 11.4 0.745 0.14E-02 0.16E-02 16.3 0.826 0.99E-03 0.12E-02 23.0 0.907 0.77E-03 0.67E-03 -12.8 0.988 0.54E-03 0.33E-04 -93.9 1.07 0.33E-03 O.OOE+OO -100.0 1.15 0.20E-03 O.OOE+OO -100.0 1.23 0.13E-03 O.OOE+OO -100.0 1.31 0.65E-04 O.OOE+OO -100.0 Maximum positive excursion = 0.058 cfs ---------Check of Probability Base 0.97E-02 0.339 0.65E-02 0.420 0.44E-02 0.501 0.29E-02 0.583 0.19E-02 0.664 0.14E-02 0.745 0.99E-03 0.826 0.77E-03 0.907 0.54E-03 0.988 0.33E-03 1. 07 0.20E-03 1.15 0.13E-03 1.23 0.65E-04 1.31 8.1%)/ occurring at 0.719 cfs on the Base Data:01045apredev.tsf and at 0.778 cfs on the New Data:01045ardout.tsf Maximum negative excursion 0.400 cfs (-28.8%),f occurring at 1.39 cfs on the Base Data:01045apredev.tsf and at 0.990 cfs on the New Data:01045ardout.tsf Tolerance------- New %Change 0.332 -2.2/ 0.354 -15.9 0.520 3.7 0.614 5.4 0.684 3.1 0.791 6.3 0.866 4.9 0.897 -1.1 0.922 -6.7 0.952 -10.9 0.973 -15.3 0.980 -20.4 0.987 -24.8 Comparing 10 and 2 year peak flows for level 1 compliance, the 2-year and 10-year peak flows from the pond discharge are less than or equal to the pre-developed peak flows for those return periods. Flow Frequency Analysis-Basin A Predeveloped Discharge Time Series File:01045apredev.tsf Proj ect Location:Landsburg ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob (CFS) (CFS) Period 1.39 2 2/09101 18:00 1.84 1 100.00 0.990 0.275 7 1105102 16:00 1.39 2 25.00 0.960 0.913 4 2128/03 16:00 1.18 3 10.00 0.900 0.194 8 8126104 1 :00 0.913 4 5.00 0.800 0.843 5 1105105 10:00 0.843 5 3.00 0.667 0.677 6 1118/0621:00 0.677 6 2.00 0.500 1.18 3 11124/06 5:00 0.275 7 1.30 0.231 1.84 1 1109108 7 :00 0.194 8 1.10 0.091 Computed Peaks 1.69 50.00 0.980 Flow Frequency Analysis-Basin A Pond Discharge Time Series File:01045ardouUsf Proj ect Location: Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.987 0.258 0.664 0.300 0.680 0.339 0.992 4.01 3 2/09101 20:00 8 11/05101 3:00 5 3/01103 7:00 7 8/26104 6:00 4 1105105 15:00 6 10/28/05 2:00 2 11124/06 8:00 1 1/09108 10:00 Computed Peaks 10 year peak flows 01045apredev-1.180 CFS 01045ardout-0.987 CFS 2 year peak flows 01045apredev-0.677 CFS 01045ardout-0.339 CFS Core Design, Inc. -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) (ft) Period 4.01 10.61 1 100.00 0.990 0.992 9.98 2 25.00 0.960 0.987 9.94 3 10.00 0.900 0.680 7.35 4 5.00 0.800 0.664 7.25 5 3.00 0.667 0.339 6.08 6 2.00 0.500 0.300 4.77 7 1.30 0.231 0.258 3.52 8 1.10 0.091 3.00 10.35 50.00 0.980 Wedgewood Lane Page 10 I I BASIN A POND BERM 438.5 VOLUME CALCULA nONS MWS 437.5 01045 LID 427.5 I WEDGEWOOD BOT 419.5 418.5 I I I I I, I I, I, I I .r, I .1 I Stage areas measured in AutoCAD. I I I I I ,I I .1 I, II I I, I I, I I I I C. BASIN A WATER QUALITY VOLUME CALCULATION The water quality calculated using the King County Surface Water Design Manual (KCSWDM), 1998 Edition, pages 6-68 to 6-71. Vb = f*(0.9Ai + 0.25Atg + 0.10Atf + 0.10Ao)*(RlI2) Where, Thus, Vb = wetpool volume (cf) f = volume factor Ai = area of impervious surface (sf) Atg = area of till soil covered with grass (sf) Atf = area of till soil covered with forest (sf) Ao = area of outwash soil covered with grass or forest R = rainfall from mean annual storm (inches) (Refer to the attached precipitation graph) Vb = 3[(0.9(473,062) + 0.25(280,091))(0.041)] Vb = 60,981 cf As designed, the proposed wet pond is 8ft deep and will provide 64,794 cf of water quality volume as well as 1 ft of sediment storage. Core Design, Inc. Wedgewood Lane Page 11 I, 'I ,I I I 1\ \1, I 'I, I I I I I I I I I I D. BASIN A EMERGENCY OVERFLOW Emergency Overflow Riser The 12" -diameter FROP tee structure will allow water to be stored in the proposed ponds above the normal water surface to provide some detention storage, though this volume wasn't included in the previous calculations, since this volume is relatively insignificant compared to the volume provide by the off-site wetlands. The structure diameter was checked for adequacy per the KCSWDM Figure 5.3.4.H, Riser Inflow Curves, and the accompanying equations to verify its adequacy for conveying the developed conditions 100-year peak storm event of 7.43 cfs, as calculated with the KCRTS computer program. Qweir = 9.739 DH3/2, Qweir = 7.43 cfs, D = 12 inches = 1.0 foot (acting as a weir) :. H = [Qweir /9.739 D]2/3 = [7.43 / (9.739*1.0)f/3 = 0.83 feet Therefore, the overflow riser structure can convey the 100-year design storm event with 0.83 feet of head above the top of the riser. The riser has been designed to have a top elevation of 437.50 and the minimum top of berm elevation surrounding the pond is 438.50. Therefore, approximately 0.2 feet of freeboard will be provided. Emergency Overflow Spillway The width and depth of the emergency overflow spillway was designed based on the 1998 KCSWDM, Section 5.3.1.2. . Where, Therefore, L = [QlOo / (3.21H3/2)] -2.4H or 6 feet minimum Q100 = peak flow for the unmitigated 100-year runoff event (7 .43cfs) H = height of water over weir (O.3ft) L = [7.43/(3.21 *0.33/2)] -2.4* 0.3 = 13.37ft L = 14 ft Core Design, Inc. Wedgewood Lane Page 12 I I I 'I I 1\ I" I I I, ,I I I I I' I E. BASIN B DETENTION ROUTING CALCULATION The detention routing calculation, a continuation of the hydrologic analysis, uses KCRTS to match the pre-developed outflow to the developed outflow by providing a site-specific amount of detention. Basin A includes offsite tributary from the proposed Rutledge Property as well as some frontage improvements. The following printout shows a 22,464cf pond in conjunction with the documented control structure will provide enough live storage (detention) to satisfy this requirement. As designed the detention pond is 4.5' deep and provides 24, 140cf of live storage. Core Design, Inc. Wedgewood Lane Page 13 I I I I I' I I I, I I Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Orifice # 1 2 Height (ft) 0.00 2.70 Detention Pond 2.75 H:1V llO.OO ft 28.00 ft 3080. sq. ft 8170. sq. ft 0.188 acres 4.50 ft 418.50 ft 22464. cu. ft 0.516 ac-ft 4.50 12.00 2 Diameter (in) 0.94 1. 25 ft inches Full Head Discharge (CFS) 0.051 0.057 Top Notch Weir: None Outflow Rating Curve: None Pipe Diameter (in) 4.0 Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 418.50 o. 0.000 0.000 0.00 0.01 418.51 31. 0.001 . 0.002 0.00 0.02 418.52 62. 0.001 0.003 0.00 0.03 418.53 93. 0.002 0.004 0.00 0.04 418.54 124. 0.003 0.005 0.00 0.05 418.55 155. 0.004 0.005 0.00 0.06 418.56 186. 0.004 0.006 0.00 0.07 418.57 218. 0.005 0.006 0.00 0.08 418.58 249. 0.006 0.007 0.00 0.18 418.68 567. 0.013 0.010 0.00 0.28 418.78 892. 0.020 0.0l3 0.00 0.38 418.88 1226. 0.028 0.015 0.00 0.48 418.98 1567. 0.036 0.017 0.00 0.58 419.08 1916. 0.044 0.018 0.00 0.68 419.18 2273. 0.052 0.020 0.00 0.78 419.28 2638. 0.061 0.021 0.00 0.88 419,38 3011. 0.069 0.022 0.00 0.98 419.48 3392. 0.078 0.024 0.00 1. 08 419.58 3782. 0.087 0.025 0.00 1.18 419.68 4179. 0.096 0.026 0.00 1.28 419.78 4585. 0.105 0.027 0.00 1. 38 419.88 5000. 0.115 0.028 0.00 1.48 419.98 5422. 0.124 0.029 0.00 1. 58 420.08 5854. o .l34 0.030 0.00 1. 68 420.18 6293. 0.144 0.031 0.00 1. 78 420.28 6742. 0.155 0.032 0.00 1. 88 420.38 7199. 0.165 0.033 0.00 1. 98 420.48 7665. 0.176 0.034 0.00 Surf Area (sq. ft) 3080. 3088. 3095. 3103. 3110. 3118. 3126. 3133. 3141. 3218. 3295. 3373. 3451. 3530. 3610. 3690. 3771. 3853. 3935. 4018. 4101. 4185. 4270. 4355. 4440. 4527. 4614 . 4701. I, I .1 I I I I I I Hyd 2.08 2.18 2.28 2.38 2.48 2.58 2.68 2.70 2.71 2.73 2.74 2.75 2.77 2.78 2.79 2.80 2.82 2.92 3.02 3.12 3.22 3.32 3.42 3.52 3.62 3.72 3.82 3.92 4.02 4.12 4.22 4.32 4.42 4.50 4.60 4.70 4.80 4.90 5.00 5.10 5.20 5.30 5.40 5.50 5.60 5.70 5.80 5.90 6.00 6.10 6.20 6.30 6.40 6.50 Inflow 420.58 420.68 420.78 420.88 420.98 ·421.08 421.18 421.20 421.21 421. 23 421. 24 421. 25 421.27 421. 28 421.29 421. 30 421.32 421. 42 421. 52 421. 62 421. 72 421. 82 421. 92 422.02 422.12 422.22 422.32 422.42 422.52 422.62 422.72 422.82 422.92 423.00 423.10 423.20 423.30 423.40 423.50 423.60 423.70 423.80 423.90 424.00 424.10 424.20 424.30 424.40 424.50 424.60 424.70 8139. 8622. 9115. 9616. 10126. 10646. 11174. 11281. 11335. 11442. 11496. 11550. 11658. 11712. 11766. 11821. 11930. 12480. 13041. 13610. 14189. 14778. 15376. 15984. 16601. 17228. 17865. 18513. 19170. 19837. 20514. 21201. 21898. 22464. 23180. 23906. 24643. 25390. 26148. 26916. 27695. 28485. 29286. 30097. 30920. 31753. 32598. 33453. 34320. 35198. 36087. 424.80 36988. 424.90 37900. 425.00 38823. Outflow Peak Target Calc Stage 0.187 0.034 0.198 0.035 0.209 0.036 0.221 0.037 0.232 0.038 0.244 0.038 0.257 0.039 0.259 0.039 0.260 0.040 0.263 0.041 0.264 0.042 0.265 0.045 0.268 0.048 0.269 0.051 0.270 0.053 0.271 0.054 0.274 0.055 0.287 0.061 0.299 0.065 0.312 0.070 0.326 0.073 0.339 0.077 0.353 0.080 0.367 0.083 0.381 0.086 0.396 0.089 0.410 0.091 0.425 0.094 0.440 0.096 0.455 0.099 0.471 0.101 0.487 0.103 0.503 0.106 0.516 0.107 0.532 0.418 0.549 0.983 0.566 1.710 0.583 2.510 0.600 2.790 0.618 3.050 0.636 3.290 0.654 3.510 0.672 3.710 0.691 3.910 0.710 4.100 0.729 4.270 0.748 4.440 0.768 4.610 0.788 4.770 0.808 4.920 0.828 5.070 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.849 0.870 0.891 5.210 0.00 5.360 0.00 5.490 0.00 Storage Elev (Cu-Ft) (Ac-Ft) 4790. 4878. 4968. 5058. 5148. 5240. 5331. 5350. 5359. 5378. 5387. 5396. 5415. 5424. 5433. 5442. 5461. 5554. 5648. 5743. 5838. 5933. 6030. 6126. 6224. 6322. 6421. 6520. 6620. 6721. 6822. 6923. 7026. 7108. 7211. 7316. 7420. 7525. 7631. 7738. 7845. 7952. 8061. 8170. 8279. 8389. 8500. 8611. 8723. 8836. 8949. 9062. 9177. 9292. I I I I I I I I I 1 0.78 ******* 0.71 4.65 423.15 2 0.42 ******* 0.14 4.51 423.01 3 0.51 ******* 0.11 4.50 423.00 4 0.28 ******* 0.08 3.33 421. 83 5 0.25 ******* 0.07 3.27 421.77 6 0.39 ******* 0.04 2.69 421.19 7 0.46 ******* 0.03 1. 91 420.41 8 0.21 ******* 0.03 1.49 419.99 ---------------------------------- Route Time Series through Facility Inflow Time Series File:Oi045bdev.tsf Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.784 CFS at Peak Outflow Discharge: 0.710 CFS at Peak Reservoir Stage: 4.65 Ft Peak Reservoir Elev: 423.15 Ft Peak Reservoir Storage: 23554. Cu-Ft 0.541 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg Ac-Ft 23554. 0.541 22543. 0.518 22437. 0.515 14817. 0.340 14474. 0.332 11227. 0.258 7351. 0.169 5467. 0.126 7:00 on Jan 9 in Year 8 8:00 on Jan 9 in Year 8 ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks --Rank Return Prob (CFS) (CFS) (ft) Period 0.141 2 2/09/01 20:00 0.710 4.65 1 100.00 0.990 0.029 8 11/05/01 3:00 0.141 4.51 2 25.00 0.960 0.077 4 3/01/03 7:00 0.107 4.50 3 10.00 0.900 0.033 7 8/26/04 7:00 0.077 3.33 4 5.00 0.800 0.075 5 1/05/05 16:00 0.075 3.27 5 3.00 0.667 0.039 6 10/28/05 3:00 0.039 2.69 6 2.00 0.500 0.107 3 11/24/06 9:00 0.033 1. 91 7 1. 30 0.231 0.710 1 1/09/08 8:00 0.029 1.49 8 1.10 0.091 Computed Peaks 0.520 4.62 50.00 0.980 Flow Duration from Time Series File:01045brdout.tsf Cutoff Count Frequency CDF Exceedence~Probability CFS % % % 0.002 31579 51.499 51. 499 48.501 0.485E+00 0.006 5843 9.529 61. 027 38.973 0.390E+00 0.010 5499 8.968 69.995 30.005 0.300E+00 0.014 4676 7.626 77.621 22.379 0.224E+00 0.018 4718 7.694 85.315 14.685 0.147E+00 0.022 3347 5.458 90.773 9.227 0.923E-01 0.026 1762 2.873 93.646 6.354 0.635E-01 0.030 1481 2.415 96.062 3.938 0.394E-01 0.034 811 1. 323 97.384 2.616 0.262E-01 0.038 761 1.241 98.625 1. 375 o .137E-01 0.042 376 0.613 99.238 0.762 0.762E-02 0.046 22 0.036 99.274 0.726 0.726E-02 0.049 13 0.021 99.296 0.705 0.705E-02 0.053 11 0.018 99.313 0.687 0.687E-02 0.057 47 0.077 99.390 0.610 0.610E-02 I I, I' I I I I I I I. I I I 0.061 61 0.099 99.490 0.510 0.510E-02 0.065 4B 0.07B 99.56B 0.432 0.432E-02 0.069 37 0.060 99.62B 0.372 0.372E-02 0.073 54 O.OBB 99.716 0.2B4 0.2B4E-02 0.077 36 0.059 99.775 0.225 0.225E-02 0.OB1 14 0.023 99.79B 0.202 0.202E-02 0.OB5 13 0.021 99.B19 0.lB1 0.lB1E-02 0.OB9 12 0.020 99.B39 0.161 0.161E-02 0.093 14 0.023 99.B61 0.139 o .139E-02 0.097 16 0.026 99.BB7 0.113 0.113E-02 0.101 16 0.026 99.914 0.OB6 0.B64E-03 0.105 29 0.047 99.961 0.039 0.391E-03 0.109 21 0.034 99.995 0.005 0.4B9E-04 0.113 1 0.002 99.997 0.003 0.326E-04 0.117 0 0.000 99.997 0.003 0.326E-04 0.120 0 0.000 99.997 0.003 0.326E-04 0.124 0 0.000 99.997 0.003 0.326E-04 0.12B 0 0.000 99.997 0.003 0.326E-04 0.132 1 0.002 99.99B 0.002 0.163E-04 0.136 0 0.000 99.99B 0.002 0.163E-04 0.140 0 0.000 99.99B 0.002 0.163E-04 Duration Comparison Anaylsis Base File: 01045bpredev.tsf New File: 01045brdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New % Change Probability Base 0.042 0.93E-02 0.75E-02 -20.0 I 0.93E-02 0.042 0.052 0.63E-02 0.69E-02 10.7 I 0.63E-02 0.052 0.062 0.42E-02 0.49E-02 1B.0 I 0.42E-02 0.062 0.072 0.27E-02 0.30E-02 9.5 I 0.27E-02 0.072 0.OB2 0.lBE-02 0.20E-02 9.9 I 0.lBE-02 0.OB2 0.092 0.13E-02 0.14E-02 B.6 I 0.13E-02 0.092 0.102 0.96E-03 0.65E-03 -32.2 I 0.96E-03 0.102 0.112 0.72E-03 0.33E-04 -95.5 I 0.72E-03 0.112 0.122 0.52E-03 0.33E-04 -93.B I 0.52E-03 0.122 0.132 0.33E-03 0.16E-04 -95.0 I 0.33E-03 0.132 0.142 0.lBE-03 O.OOE+OO -100.0 I 0.lBE-03 0.142 0.152 0.11E-03 O.OOE+OO -100.0 I 0.11E-03 0.152 0.162 0.65E-04 O.OOE+OO -100.0 I 0.65E-04 0.162 Maximum positive excursion = 0.005 cfs ( B.7%) ( occurring at 0.053 cfs on the Base Data:01045bpredev.tsf and at 0.05B cfs on the New Data:01045brdout.tsf Maximum negative excursion = 0.055 cfs (-34.1%) occurring at 0.163 cfs on the Base Data:01045bpredev.tsf and at 0.107 cfs on the New Data:01045brdout.tsf Route Time Series through Facility Inflow Time Series File:01045bdev.tsf Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.7B4 CFS at 7:00 on Jan Tolerance------- New %Change 0.039 -B.1( 0.056 7.6 0.066 6.7 0.074 1.9 0.OB5 3.4 0.094 2.2 0.099 -2.B 0.102 -9.3 0.103 -15.7 0.105 :"20.3 0.107 -25.1 0.107 -29.B 0.107 -34.0 9 in Year B I I I I I I I I I I I· Peak Outflow Discharge: Peak Reservoir Stage: 0.710 CFS at 8:00 on Jan 9 in Year 8 4.65 Ft Peak Reservoir Elev: 423.15 Ft Peak Reservoir Storage: 23554. Cu-Ft 0.541 Ac-Ft Flow Frequency Analysis Time Series File:01045brdout.tsf project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) (ft) Period 0.141 0.029 0.077 0.033 0.075 0.039 0.107 0.710 2 2/09/01 20:00 8 11/05/01 3:00 4 3/01/03 7:00 7 8/26/04 7:00 5 1/05/05 16:00 6 10/28/05 3:00 3 11/24/06 9:00 1 1/09/08 8:00 0.710 4.65 1 100.00 0.990 computed Peaks 0.141 0.107 0.077 0.075 0.039 0.033 0.029 0.520 4.51 4.50 3.33 3.27 2.69 1. 91 1. 49 4.62 Flow Duration from Time Series File:01045brdout.tsf 2 3 4 5 6 7 8 25.00 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 q.006 0.010 0.014 0.018 0.022 0.026 0.030 0.034 0.038 0.042 0.046 0.049 0.053 0.057 0.061 0.065 0.069 0.073 0.077 0.081 0.085 0.089 0.093 0.097 0.101 0.105 0.109 0.113 0.117 0.120 31579 5843 5499 4676 4718 3347 1762 1481 811 761 376 22 13 11 47 61 48 37 54 36 14 13 12 14 16 16 29 21 1 o o 51. 499 9.529 8.968 7.626 7.694 5.458 2.873 2.415 1. 323 1.241 0.613 0.036 0.021 0.018 0.077 0.099 0.078 0.060 0.088 0.059 0.023 0.021 0.020 0.023 0.026 0.026 0.047 0.034 0.002 0.000 0.000 51. 499 61.027 69.995 77.621 85.315 90.773 93.646 96.062 97.384 98.625 99.238 99.274 99.296 99.313 99.390 99.490 99.568 99.628 99.716 99.775 99.798 99.819 99.839 99.861 99.887 99.914 99.961 99.995 99.997 99.997 99.997 48.501 38.973 30.005 22.379 14.685 9.227 6.354 3.938 2.616 1. 375 0.762 0.726 0.705 0.687 0.610 0.510 0.432 0.372 0.284 0.225 0.202 0.181 0.161 0.139 0.113 0.086 0.039 0.005 0.003 0.003 0.003 0.485E+00 0.390E+00 0.300E+00 0.224E+00 0.147E+00 0.923E-01 0.635E-01 0.394E-01 0.262E-01 0.137E-01 0.762E-02 0.726E-02 0.705E-02 0.687E-02 0.610E-02 0.510E-02 0.432E-02 0.372E-02 0.284E-02 0.225E-02 0.202E-02 0.181E-02 0.161E-02 o .139E-02 o . 113E-02 0.864E-03 0.391E-03 0.489E-04 0.326E-04 0.326E-04 0.326E-04 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 I I I I I I I I I I I I I I 0.124 0 0.000 99.997 0.003 0.326E-04 0.128 0 0.000 99.997 0.003 0.326E-04 0.132 1 0.002 99.998 0.002 0.163E-04 0.136 0 0.000 99.998 0.002 0.163E-04 0.140 0 0.000 99.998 0.002 0.163E-04 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks - - (CFS) (CFS) 0.141 2 2/09/01 20:00 0.710 0.029 8 11/05/01 3:00 0.141 0.077 4 3/01/03 7:00 0.107 0.033 7 8/26/04 7:00 0.077 0.075 5 1/05/05 16:00 0.075 0.039 6 10/28/05 3:00 0.039 0.107 3 11/24/06 9:00 0.033 0.710 1 1/09/08 8:00 0.029 Computed Peaks 0.520 Route Time Series through Facility Inflow Time Series File:01045bdev.tsf Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: Peak Reservoir Elev: Peak Reservoir Storage: 0.784 0.710 4.65 423.15 23554. 0.541 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg CFS at CFS at Ft Ft Cu-Ft Ac-Ft (ft) 4.65 4.51 4.50 3.33 3.27 2.69 1. 91 1.49 4.62 7:00 8:00 Rank Return Prob Period 1 100.00 0.990 2 25.00 0.960 3 10.00 0.900 4 5.00 0.800 5 3.00 0.667 6 2.00 0.500 7 1. 30 0.231 8 1.10 0.091 50.00 0.980 on Jan 9 in Year 8 on Jan 9 in Year 8 ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks - -Rank Return Prob (CFS) (CFS) (ft) Period 0.141 2 2/09/01 20:00 0.710 4.65 1 100.00 0.990 0.029 8 11/05/01 3:00 0.141 4.51 2 25.00 0.960 0.077 4 3/01/03 7:00 0.107 4.50 3 10.00 0.900 0.033 7 8/26/04 7:00 0.077 3.33 4 5.00 0.800 0.075 5 1/05/05 16:00 0.075 3.27 5 3.00 0.667 0.039 6 10/28/05 3:00 0.039 2.69 6 2.00 0.500 0.107 3 11/24/06 9:00 0.033 1. 91 7 1. 30 0.231 0.710 1 1/09/08 8:00 0.029 1.49 8 1.10 0.091 Computed Peaks 0.520 4.62 50.00 0.980 Flow Duration from Time Series File:01045brdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 31579 51. 499 51. 499 48.501 0.485E+00 0.006 5843 9.529 61.027 38.973 0.390E+00 I I I I, I I I I I I I I' I 0.010 0.014 0.018 0.022 0.026 0.030 0.034 0.038 0.042 0.046 0.049 0.053 0.057 0.061 0.065 0.069 0.073 0.077 0.081 0.085 0.089 0.093 0.097 0.101 0.105 0.109 0.113 0.117 0.120 0.124 0.128 0.132 0.136 0.140 5499 4676 4718 3347 1762 1481 811 761 376 22 13 11 47 61 48 37 54 36 14 13 12 14 16 16 29 21 1 o o o o 1 o o 8.968 7.626 7.694 5.458 2.873 2.415 1.323 1.241 0.613 0.036 0.021 0.018 0.077 0.099 0.078 0.060 0.088 0.059 0.023 0.021 0.020 0.023 0.026 0.026 0.047 0.034 0.002 0.000 0.000 0.000 0.000 0.002 0.000 0.000 69.995 77.621 85.315 90.773 93.646 96.062 97.384 98.625 99.238 99.274 99.296 99.313 99.390 99.490 99.568 99.628 99.716 99.775 99.798 99.819 99.839 99.861 99.887 99.914 99.961 99.995 99.997 99.997 99.997 99.997 99.997 99.998 99.998 99.998 30.005 22.379 14.685 9.227 6.354 3.938 2.616 1. 375 0.762 0.726 0.705 0.687 0.610 0.510 0.432 0.372 0.284 0.225 0.202 0.181 0.161 0.139 0.113 0.086 0.039 0.005 0.003 0.003 0.003 0.003 0.003 0.002 0.002 0.002 Route Time Series through Facility Inflow Time Series File:01045bdev.tsf Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: Peak Reservoir Elev: Peak Reservoir Storage: 0.784 CFS at 0.710 CFS at 4.65 Ft 423.15 Ft 23554. Cu-Ft 0.541 Ac-Ft Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg 0.300E+00 0.224E+00 0.147E+00 0.923E-01 0.635E-01 0.394E-01 0.262E-01 0.137E-01 0.762E-02 0.726E-02 0.705E-02 0.687E-02 0.610E-02 0.510E-02 0.432E-02 0.372E-02 0.284E-02 0.225E-02 0.202E-02 0.181E-02 0.161E-02 o .139E-02 o .1l3E-02 0.864E-03 0.391E-03 0.489E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.163E-04 0.163E-04 0.163E-04 7:00 on Jan 9 in Year 8 8:00 on Jan 9 in Year 8 ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) -----Flow Frequency Analysis------- 0.141 0.029 2 2/09/01 20:00 8 11/05/01 3:00 - -Peaks - -Rank Return Prob (CFS) (ft) Period 0.710 4.65 1 100.00 0.990 0.141 4.51 2 25.00 0.960 I I I I I I I I I I I I I 0.077 4 0.033 7 0.075 5 0.039 6 0.107 3 0.710 1 Computed Peaks 3/01/03 8/26/04 1/05/05 10/28/05 11/24/06 1/09/08 7:00 7:00 16:00 3:00 9:00 8:00 0.107 0.077 0.075 0.039 0.033 0.029 0.520 4.50 3.33 3.27 2.69 1. 91 1. 49 4.62 Flow Duration from Time Series File:01045brdout.tsf 3 4 5 6 7 8 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 0.006 0.010 0.014 0.018 0.022 0.026 0.030 0.034 0.038 0.042 0.046 0.049 0.053 0.057 0.061 0.065 0.069 0.073 0.077 0.081 0.085, 0.089 0.093 0.097 0.101 0.105 0.109 0.113 0.117 0.120 0.124 0.128 0.132 0.136 0.140 31579 5843 5499 4676 4718 3347 1762 1481 811 761 376 22 13 11 47 61 48 37 54 36 14 13 12 14 16 16 29 21 1 o o o o 1 o o 51.499 9.529 8.968 7.626 7.694 5.458 2.873 2.415 1. 323 1.241 0.613 0.036 0.021 0.018 0.077 0.099 0.078 0.060 0.088 0.059 0.023 0.021 0.020 0.023 0.026 0.026 0.047 0.034 0.002 0.000 0.000 0.000 0.000 0.002 0.000 0.000 51.499 61. 027 69.995 77.621 85.315 90.773 93.646 96.062 97.384 98.625 99.238 99.274 99.296 99.313 99.390 99.490 99.568 99.628 99.716 99.775 99.798 99.819 99.839 99.861 99.887 99.914 99.961 99.995 99.997 99.997 99.997 99.997 99.997 99.998 99.998 99.998 Duration Comparison Anaylsis Base File: 01045bpredev.tsf New File: 01045brdout.tsf Cutoff units: Discharge in CFS 48.501 38.973 30.005 22.379 14.685 9.227 6.354 3.938 2.616 1. 375 0.762 0.726 0.705 0.687 0.610 0.510 0.432 0.372 0.284 0.225 0.202 0.181 0.161 0.139 0.113 0.086 0.039 0.005 0.003 0.003 0.003 0.003 0.003 0.002 0.002 0.002 0.485E+00 0.390E+00 0.300E+00 0.224E+00 0.147E+00 0.923E-01 0.635E-01 0.394E-01 0.262E-01 0.137E-01 0.762E-02 0.726E-02 0.705E-02 0.687E-02 0.610E-02 0.510E-02 0.432E-02 0.372E-02 0.284E-02 0.225E-02 0.202E-02 0.181E-02 0.161E-02 0.139E-02 o .113E-02 0.864E-03 0.391E-03 0.489E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.163E-04 0.163E-04 0.163E-04 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Cutoff 0.042 0.052 0.062 -----Fraction of Time--------------Check of Tolerance------- Base New %Change Probability Base New %Change 0.93E-02 0.75E-02 -20.0 I 0.93E-02 0.042 0.039 -8.1 0.63E-02 0.69E-02 10.7 I 0.63E-02 0.052 0.056 7.6 0.42E-02 0.49E-02 18.0 I 0.42E-02 0.062 0.066 6.7 I I I I I I I I I I I I I I I I I 0.072 0.27E-02 0.30E-02 9.5 0.27E-02 0.072 0.082 0.18E-02 0.20E-02 9.9 0.18E-02 0.082 0.092 0.13E-02 0.14E-02 8.6 o . 13E-02 0.092 0.102 0.96E-03 0.65E-03 -32.2 0.96E-03 0.102 0.112 0.72E-03 0.33E-04 -95.5 0.72E-03 0.112 0.122 0.52E-03 0.33E-04 -93.8 0.52E-03 0.122 0.132 0.33E-03 0.16E-04 -95.0 0.33E-03 0.132 0.142 0.18E-03 O.OOE+OO -100.0 0.18E-03 0.142 0.152 o .llE-03 O.OOE+OO -100.0 0.11E-03 0.152 0.162 0.65E-04 O.OOE+OO -100.0 0.65E-04 0.162 Maximum positive excursion = 0.005 cfs ( 8.7%) occurring at 0.053 cfs on the Base Data: 01045bpredev. tsf and at 0.058 cfs on the New Data:01045brdout.tsf Maximum negative excursion = 0.055 cfs (-34.1%) occurring at 0.163 cfs on the Base Data:01045bpredev.tsf and at 0.107 cfs on the New Data:01045brdout.tsf Duration Comparison Anaylsis Base File: 01045bpredev.tsf New File: 01045brdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base New %Change Probability Base 0.042 0.93E-02 0.75E-02 -20.0 I 0.93E-02 0.042 0.052 0.63E-02 0.69E-02 10.7 I 0.63E-02 0.052 0.062 0.42E-02 0.49E-02 18.0 I 0.42E-02 0.062 0.072 0.27E-02 0.30E-02 9.5 I 0.27E-02 0.072 0.082 0.18E-02 0.20E-02 9.9 I 0.18E-02 0.082 0.092 o .13E-02 0.14E-02 8.6 I o .13E-02 0.092 0.102 0.96E-03 0.65E-03 -32.2 I 0.96E-03 0.102 0.112 0.72E-03 0.33E-04 -95.5 I 0.72E-03 0.112 0.122 0.52E-03 0.33E-04 -93.8 I 0.52E-03 0.122 0.132 0.33E-03 0.16E-04 -95.0 I 0.33E-03 0.132 0.142 0.18E-03 O.OOE+OO -100.0 I 0.18E-03 0.142 0.152 0.11E-03 O.OOE+OO -100.0 I 0.llE-03 0.152 0.162 0.65E-04 O.OOE+OO -100.0 I 0.65E-04 0.162 Maximum positive excursion = 0.005 cfs ( 8.7%) occurring at 0.053 cfs on the Base Data:01045bpredev.tsf and at 0.058 cfs on the New Data:01045brdout.tsf Maximum negative excursion = 0.055 cfs (-34.1%) occurring at 0.163 cfs on the Base Data:01045bpredev.tsf and at 0.107 cfs on the New Data:01045brdout.tsf Route Time Series through Facility Inflow Time Series File: 01045bdev. ts-f Outflow Time Series File:01045brdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.784 CFS Peak Outflow Discharge: 0.710 CFS Peak Reservoir Stage: 4.65 Ft Peak Reservoir Elev; 423.15 Ft at 7:00 on Jan at 8:00 on Jan 0.074 1.9 0.085 3.4 0.094 2.2 0.099 -2.8 0.102 -9.3 0.103 -15.7 0.105 -20.3 0.107 -25.1 0.107 -29.8 0.107 -34.0 Tolerance------- New %Change 0.039 -8.1 0.056 7.6 0.066 6.7 0.074 1.9 0.085 3.4 0.094 2.2 0.099 -2.8 0.102 -9.3 0.103 -15.7 0.105 -20.3 0.107 -25.1 0.107 -29.8 0.107 -34.0 9 in Year 8 9 in Year 8 I I I I I I I I I I I I I, I I I I I I Peak Reservoir Storage: 23554. Cu-Ft 0.541 Ac-Ft Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) (ft) Period 0.141 0.029 0.077 0.033 0.075 0.039 0.107 0.710 2 2/09/01 20:00 8 11/05/01 3:00 4 3/01/03 7:00 7 8/26/04 7:00 5 1/05/05 16:00 6 10/28/05 3:00 3 11/24/06 9:00 1 1/09/08 8:0Q 0.710 4.65 1 100.00 0.990 computed Peaks Flow Duration Cutoff Count CFS 0.002 31579 0.006 0.010 0.014 0.018 0.022 0.026 0.030 0.034 0.038 0.042 0.046 0.049 0.053 0.057 0.061 0.065 0.069 0.073 0.077 0.081 0.085 0.089 0.093 0.097 0.101 0.105 0.109 0.113 0.117 0.120 0.124 0.128 0.132 5843 5499 4676 4718 3347 1762 1481 811 761 376 22 13 11 47 61 48 37 54 36 14 13 12 14 16 16 29 21 1 o o o o 1 0.141 0.107 0.077 0.075 0.039 0.033 0.029 0.520 4.51 4.50 3.33 3.27 2.69 1. 91 1.49 4.62 from Time Series File:01045brdout.tsf 2 3 4 5 6 7 8 25.00 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 Frequency CDF Exceedence_Probability % % % 51. 499 9.529 8.968 7.626 7.694 5.458 2.873 2.415 1. 323 1.241 0.613 0.036 0.021 0.018 0.077 0.099 0.078 0.060 0.088 0.059 0.023 0.021 0.020 0.023 0.026 0.026 0.047 0.034 0.002 0.000 0.000 0.000 0.000 0.002 51.499 61.027 69.995 77.621 85.315 90.773 93.646 96.062 97.384 98.625 99.238 99.274 99.296 99.313 99.390 99.490 99.568 99.628 99.716 99.775 99.798 99.819 99.839 99.861 99.887 99.914 99.961 99.995 99.997 99.997 99.997 99.997 99.997 99.998 48.501 38.973 30.005 22.379 14.685 9.227 6.354 3.938 2.616 1.375 0.762 0.726 0.705 0.687 0.610 0.510 0.432 0.372 0.284 0.225 0.202 0.181 0.161 0.139 0.113 0.086 0.039 0.005 0.003 0.003 0.003 0.003 0.003 0.002 0.485E+00 0.390E+00 0.300E+00 0.224E+00 0.147E+00 0.923E-01 0.635E-01 0.394E-01 0.262E-01 0.137E-01 0.762E-02 0.726E-02 0.705E-02 0.687E-02 0.610E-02 0.510E-02 0.432E-02 0.372E-02 0.284E-02 0.225E-02 0.202E-02 0.181E-02 0.161E-02 o .139E-02 0.113E-02 0.864E-03 0.391E-03 0.489E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.326E-04 0.163E-04 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 I I I I I I I I I I II I I I I I I I, I 0.136 0.140 o o 0.000 0.000 99.998 99.998 Flow Frequency Analysis Time Series File:01045brdout.tsf Project Location:Landsburg ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.141 2 2/09/01 20:00 0.029 8 11/05/01 3:00 0.077 4 3/01/03 7:00 0.033 7 8/26/04 7:00 0.075 5 1/05/05 16:00 0.039 6 10/28/05 3:00 0.107 3 11/24/06 9:00 . 0.710 1 1/09/08 8:00 Computed Peaks 0.002 0.002 0.163E-04 0.163E-04 -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) (ft) Period 0.710 4.65 1 100.00 0.990 0.141 4.51 2 25.00 0.960 0.107 4.50 3 10.00 0.900 0.077 3.33 4 5.00 0.800 0.075 3.27 5 3.00 0.667 0.039 2.69 6 2.00 0.500 0.033 1. 91 7 1. 30 0.231 0.029 1.49 8 1.10 0.091 0.520 4.62 50.00 0.980 I I I I I I I I I I I I I I I I I I I Duration Comparison Anaylsis Base File: 0104Sbpredev.tsf New File: 01045brdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time----- Cutoff Base New %Change 0.042 0.93E-02 0.75E-02 -20.0 0.052 0.63E-02 0.69E-02 10.7 0.062 0.42E-02 0.49E-02 18.0 0.072 0.27E-02 0.30E-02 9.5 0.082 0.18E-02 0.20E-02 9.9 0.092 o .13E-02 0.14E-02 8.6 0.102 0.96E-03 0.65E-03 -32.2 0.112 0.72E-03 0.33E-04 -95.5 0.122 0.52E-03 0.33E-04 -93.8 0.132 0.33E-03 0.16E-04 -95.0 0.142 0.18E-03 O.OOE+OO -100.0 0.152 0.11E-03 O.OOE+OO -100.0 0.162 0.65E-04 O.OOE+OO -100.0 ---------Check of Probability Base 0.93E-02 0.042 0.63E-02 0.052 0.42E-02 0.062 0.27E-02 0.072 0.18E-02 0.082 o .13E-02 0.092 0.96E-03 0.102 0.72E-03 0.112 0.52E-03 0.122 0.33E-03 0.132 0.18E-03 0.142 0.11E-03 0.152 0.65E-04 0.162 Maximum positive excursion = 0.005 cfs ( S.7%),f occurring at 0.053 cfs on the Base Data:Ol045bpredev.tsf and at 0.058 cfs on the New Data:01045brdout.tsf Maximum negative excursion = 0.055 cfs (-34.1%),f occurring at 0.163 cfs on the Base Data:01045bpredev.tsf and at 0.107 cfs on the New Data~01045brdout.tsf Tolerance------- New %Change 0.039 -8.1,f 0.056 7.6 0.066 6.7 0.074 1.9 0.085 3.4 0.094 2.2 0.099 -2.8 0.102 -9.3 0.103 -15.7 0.105 -20.3 0.107 -25.1 0.107 -29.8 0.107 -34.0 I I Comparing 10 and 2 year peak flows for level 1 compliance, the 2-year and 10-year peak I flows from the pond discharge are less than or equal to the pre-developed peak flows for those return periods. I Flow Frequency Analysis-Basin B Predeveloped Discharge Time Series File: 01045bpredev.tsf Project Location: Landsburg I ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob I (CFS) (CFS) Period 0.172 2 2/09/01 18:00 0.216 1 100.00 0.990 0.034 7 1105102 16:00 0.172 2 25.00 0.960 I 0.113 4 2128/03 16:00 0.143 3 10.00 0.900 0.022 8 3/03/04 2:00 0.113 4 5.00 0.800 0.103 5 1/05105 10:00 0.103 5 3.00 0.667 I 0.083 6 1118/0621:00 0.083 6 2.00 0.500 0.143 3 11124/06 5:00 0.034 7 1.30 0.231 0.216 1 1109/08 7:00 0.022 8 1.10 0.091 I Computed Peaks 0.201 50.00 0.980 I Flow Frequency Analysis-Basin B Pond Discharge Time Series File: 01045brdout.tsf Project Location: Landsburg I ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob I (CFS) (CFS) Period 0.141 2 2/09/01 20:00 0.710 1 100.00 0.990 0.029 8 11105/01 3:00 0.141 2 25.00 0.960 I 0.077 4 3/01103 7:00 0.107 3 10.00 0.900 0.033 7 8/26/04 7:00 0.077 4 5.00 0.800 0.075 5 1105105 16:00 0.075 5 3.00 0.667 I 0.039 6 10128/05 3:00 0.039 6 2.00 0.500 0.107 3 11124/06 9:00 0.033 7 1.30 0.231 0.710 1 1109/08 8:00 0.029 8 1.10 0.091 I Computed Peaks 0.520 50.00 0.980 10 year peak flows I 01045bpredev-0.143 CFS 01045brdout-0.l07 CFS I 2 year peak flows 01045bpredev-0.083 CFS I 01045brdout-0.039 CFS I Core Design, Inc. Wedgewood Lane Page 14 I I I I I I I I I I I I I I I I I I I BASINBPOND VOLUME CALCULA nONS 01045 WEDGEWOOD Stage areas measured in Caddo BERM MWS LID BOT 424.5 ~23.2 419.2 415.2 414.2 I I I I I I I I I II I I I I I I I I I F. BASIN B WATER QUALITY VOLUME CALCULATION The water quality calculated using the King County Surface Water Design Manual (KCSWDM), 1998 Edition, pages 6-68 to 6-71. Vb = f*(0.9Ai + 0.25Atg + 0.10Atf + 0.10Ao)*(RlI2) Where, Thus, Vb = wetpool volume (cf) f = volume factor Ai = area of impervious surface (sf) Atg = area of till soil covered with grass (sf) Atf= area of till soil covered with forest (sf) Ao = area of outwash soil covered with grass or forest R = rainfall from mean annual storm (inches) (Refer to the attached precipitation graph) Vb = 3[(0.9(43,124) + 0.25(49,658))(0.041)] Vb = 6,301cf As designed, the proposed wet pond is 4ft deep and will provide 8,517cf of water quality volume as well as 1ft of sediment storage. Core Design, Inc. Wedgewood Lane Page 15 I I I I I I I I I I I I I I I I I I I G. BASIN B EMERGENCY OVERFLOW Emergency Overflow Riser The 12" -diameter FROP tee structure will allow water to be stored in the proposed ponds above the normal water surface to provide some detention storage, though this volume wasn't included in the previous calculations, since this volume is relatively insignificant compared to the volume provide by the off-site wetlands. The structure diameter was checked for adequacy per the KCSWDM Figure 5.3.4.H, Riser Inflow Curves, and the accompanying equations to verify its adequacy for conveying the developed conditions 1 OO-year peak storm event of 0.78 cfs, as calculated with the KCRTS computer program. Qweir = 9.739 DH312, Qweir = 7.43 cfs, D = 12 inches = 1.0 foot (acting as a weir) :. H = [Qweir /9.739 Df/3 = [0.78 / (9.739*1.0)]2/3 = 0.19 feet Therefore, the overflow riser structure can convey the 100-year design storm event with 0.19 feet of head above the top of the riser. The riser has been designed to have a top elevation of 423.00 and the minimum top of berm elevation surrounding the pond is 424.50. Therefore, approximately 1.3 feet of freeboard will be provided. Emergency Overflow Spillway The width and depth of the emergency overflow spillway was designed based on the 1998 KCSWDM, Section 5.3.1.2. Where, Therefore, L = [QlOo / (3.21H312)] -2.4H or 6 feet minimum QlOO = peak flow for the unmitigated 100-year runoff event (0.78cfs) H = height of water over weir (O.3ft) L = [0.78/(3.21 *0.3312)] -2.4* 0.3 = 4.65ft L=5ft Core Design, Inc. Wedgewood Lane Page 16 I I I I I I I I I I I I I I I I I I I V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN Conveyance calculations will be provided following the City of Renton's initial review. Core Design, Inc. Wedgewood Lane Page 17 I I I I I I I I I I I I I I I I I I I VIII. ESC ANALYSIS AND DESIGN A. BASIN A The drainage analysis for the pond was modeled using the King County Runoff Time Series software. The temporary sediment trap needs to have a mInImUm surface area based on the following equation (per KCSWDM, 1998 edition, pages D-28 to D-31): FS (Factor of Safety) = 2 (recommended value) QIO (Dev 10-yr flow)= 4.70cfs V s=O.00096ftJs (recommended value) SA = 9,792 sf As designed, the temporary sediment trap will provide a surface area of20,595sfat a surface elevation of 432. Core Design, Inc. Wedgewood Lane Page 18 I I I I I I I I I I 'I I I I I I I I I DEWATERING ORIFICE CALCULATION The size of the dewatering orifice was designed based on the 1998 KCSWDM, Section D.4.5. Where, Therefore, Ao = [As(2h) 0.5] \ [(O.6)(3600)Tgo.5] Ao = orifice area (SF) As = pond surface area (SF) = 20,400 h = head of water above orifice (height of riser in feet) = 4.5 ft. T = dewatering time (24 hours) g = acceleration of gravity (32.2 feet/second2) Ao = [(20,400)(2)(4.5) 0.5] \ [(0.6)(3600)(24)(32.2)°·5] Ao =O.29sf Orifice diameter, D = l3.54 ~Ao = (l3.54) ~(O.29) D = 7.29 in Core Design, Inc. Wedgewood Lane Page 19 I I I I I I I I I I I I I I I I I I I B. BASIN B The drainage analysis for the pond was modeled using the King County Runoff Time Series software. The temporary sediment trap needs to have a mInImUm surface area based on the following equation (per KCSWDM, 1998 edition, pages D-28 to D-31): FS (Factor of Safety) = 2 (recommended value) QlO (Dev 10-yr flow)= 0.46cfs V s=0.00096ft1s (recommended value) SA = 958sf As designed, the temporary sediment trap will provide a surface area of 5040 sf at a surface elevation of 421. Core Design, Inc. Wedgewood Lane Page 20 I I I I I I I I I I : I I I I I I I I I DEWATERING ORIFICE CALCULATION The size of the dewatering orifice was designed based on the 1998 KCSWDM, Section D.4.5. Where, Therefore, Ao = [As(2h) 0.5) \ [(0.6)(3600)Tgo.s) Ao = orifice area (SF) As = pond surface area (SF) = 5,040sf h = head of water above orifice (height of riser in feet) = 2.5ft T = dewatering time (24 hours) g = acceleration of gravity (32.2 feet/second2) Ao = [(5040)(2)(2.5) 0.5) \ [(0.6)(3600)(24)(32.2)°·5) Ao =0.05sf Orifice diameter, D = 13.54 "Ao = (13.54) "(0.05) D = 3.03 in. Core Design, Inc. Wedgewood Lane Page 21 I ,I, I I I I I I I I I I I I II I I I .•. I FIGURE 3.2.l.D lOO-YEAR 24-HOUR ISOPLUVIALS WESTERN KING COUNTY 10o-Year 24-Hour Precipitation in Inches 1998 Surface Water Design Manual o 2 4 Miles ! ; I 3-17 3.2.1 RATIONALMETHOD 9/1198 I I I I I I I I I I I I I I II I I I I SECflON 3.2 RUNOFF COMPUfATION AND ANALYSIS METHODS FIGURE 3.2.1.A 2-YEAR 24-HOUR ISOPLUVlALS WESTERN KING COUNTY 2-Year 24-Hour Precipitation in Inches 911198 o 2 4 Miles I : I 3-14 ~--3.5 1998 Surface Water Design Manual ON A.:.+I\ /£ ~1;iE. I ~11Y, " I Wo I I I I I I I I I I I I I I I I I 1-. I 3.2.2 KCRTSIRUNOFF FILES METHOD -GENERATING TIME SERIES '.::~.\:~~~~~"~'.~' ,"' .. '~~':\-4:"':--;;;~~:~';'~::"::".~ !J.:;:,. :;~'?":7"";::': />? ~ "; :'~'; '~+.~~"<::";~':,!:":.; "!: >1:;~~;,: .. ::;,}~~~~1,:: :'; .<.'~:;;;_.-.:-~:f':;:!'~:::~:;:';, "}':"'" ";/':"!2:.,,;:' . :;~~;:!!·t.::;J_i-·~~~~;'~f~·':::.~' ~;~~~:'~::'>::' ',: ::~;';':' ~'.~'., " .. ", .. ~:~';~~:.'; \: ?·;J;,~~'~TABEE:3Z2:B1EQUINA"LENCE'·BETW.EENSCS:SOIL .Ty,PES:ANIU{CRTS~SOIL:rYP.ES';;;: ',. ~,>·~.:f::\-:::.;.:.: ;:~.: .. \.:.<(\: .. ~,,:~ ,"; .. ~.::. ' ... ,;. ;··'5~1~t;;';'r.~:;~1{;r:::::.,·~. ~·":';·:'<;·:b.'0~;i~~;::r:.:;'!i.E:;;: .. :~;.~~;;~.:?",:· ·.~t;:;:; ... :· ,""; .... /.:.:: •. '~:~.~,::~':."' :" .. :'~'l; :.:~~;.::~ ~~"i~~;~;~:~;i:~~~f~""~': . "to :,:: .:~::::::_ ,.:,!;,;.,,' . ·<>';~M~:~~'. :: .. :; SCS Soil Type SCS KCRTS Soil Notes Hydrologic Group Soil Group Alderwood (AgB, AgC, AgO) C Till Arents, Alderwood Material (AmB, AmC) C Till Arents, Everett Material (An) B Outwash 1 Beausite (BeC, BeD, BeF) C Till 2 Bellingham (Bh) 0 Till 3 Briscot (Br) 0 Till 3 Buckley (Bu) 0 Till 4 Earlmont (Ea) 0 Till 3 Edgewick (Ed) C Till 3 Everett (EvB, EvC, EvD, EwG) AlB Outwash 1 Indianola (InC, InA, InO) A Outwash 1 Kttsap(KpB,KpC, KpO) C Till Klaus (KsC) C Outwash 1 Neilton (NeG) A Outwash 1 Newberg (Ng) B Till 3 Nooksack (Nk) C Till 3 Norma (No) D Till 3 Orcas (Or) 0 Wetland Oridia (Os) 0 Till 3 Ovall (OVC, OvD,OvF) C Till 2 Pilchuck (Pc) C Till 3 Puget (Pu) 0 Till 3 Puyallup (Py) B Till 3 Ragnar (RaG, RaD, RaC, RaE) B Outwash 1 Renton (Re) 0 Till 3 Salal (Sa) C Till 3 Sammamish (Sh) 0 Till 3 Seattle (Sk) 0 Wetland Shalcar (Sm) 0 Till 3 Si (Sn) C Till 3 Snohomish (So, Sr) 0 Till 3 Sultan (Su) C Till 3 Tukwila (Tu) 0 Till 3 Woodinville ey./o) 0 Till 3 Notes: 1. Where outwash soils are saturated or underlain at shallow depth «5 feet) by glacial till, they should be treated as till soils. 2. These are bedrock soils, but calibration of HSPF by King County DNRshows bedrock soils to have similar hydrologic response to till soils. 3. These are alluvial soils, some of which are underlain by glacial till or have a seasonally high water table. 'In the absence of detailed study, these soils should be treated as till soils. 4. Buckley soils are formed on the low-permeability Osceola mudflow. Hydrologicresponse is assumed to be similar to that of till soils. 1998 Swface Water Design Manual 911/98 3-25 I I I 11( I I I I I I I I I I I Permeability is moderately rapid in the surface layer ~nd subsoil and very slow in the substratum. Roots penetrate easily to the consolidated substra- tum where they tend to mat on the surface. Some roots enter the substratum through cracks'. Water moves on top of the substratum in winter. Available water capacity is low. Runoff is slow to medium, and the hazard of erosion is moderate. This soil is used for timber, pasture, berries, and row crops, and for urban development. Capabili~y unit IVe-2; woodland group 3dl. ----, Alderwood gravelly sandy loam, 0 to 6 percent i slopes (AgB). --This soil is nearly level and····· undulating. It is similar to Alderwood gravelly sandy loam, 6 to 15 .percent slopes, but in places its surface layer is 2 to 3 inches thicker. Areas are irregular in shape and range from 10 acres to slightly more than 600 acres in s~ze. Some areas are as much as 15 percent included Norma, Bellingham, Tukwila, and Shalcar soils, all of which are poorly drained; and some areas in the vicinity of Enumclaw are as much as 10 percent Buckley soils. Runoff is slow, and the erosion hazard is slight. This Alderwood soil is used for timber, pasture, berries, and row crops, and for urban development. Capability unit IVe-2; woodland group 3d2. Alderwood gravelly sandy loam, 15 to 30 percent slopes (AgO) .--Depth to the s~bstratumin this soil varies within short distances, but is commonly about 40 inches. Areas are elongated and range from 7 to about 250 acres in size. Soils included with this soil in mapping make up no more .than 30 percent of the total acreage. Some areas . are up to 25 percent Everett soils that have slopes of 15 to 30 percent, and some areas are up to 2 percent Bellingham, Norma, and Seattle soils, which are in depressions. Some areas, 'especially on Squak Mountain, in Newcastle Hills, and north of 'Tiger Mountain, are 25 percent Beausite and Ovall - soils. Beausite soils are underlain by sandstone, and Oval·l soil s by andes i te. Runoff is medium, and the erosion hazard is severe. The slippage potential is moderate. ·This Alderwood soil is used mostly for timber. Some areas on the lower parts of slopes are used for pasture. Capability un~t VIe-2; woodland group 3dl. . Alderwood and Kitsap soils, very steep (AkF) .-- This mapping unit is about 50 percent Alderwood gravelly sandy loam and 25 percent Ki tsap silt loam. Slopes are ~5 to 70 percent. Distribution of the soils varies greatly within short distances. -About 15 percent of some mapped areas is an included, unnamed, very deep : moderately coarse textured soil; and about 10 percent of some areas is a very deep, coarse-textured Indianola soil. Drainage' cind permeability vary. Runoff is rapid, to very rapid, and the erosion hazard is severe to very-severe. The slippage potential is severe. . These soils are used for timber. Capability uni t VIle-I; woodland group 2dl. 10 Arents, Alderwood Material Arents, Alderwood material consists of 'Alderwooc soils that have been so dis.turbed through urban- ization that they no longer can be classified with the Alderwood series. These soils, however, have many similar features. The upper part of the soil, to a depth of 20 to 40 inches, is brown to dark- brown gravelly sandy loam. Below this is a grayish brown, consolidated and impervious substratum. Slopes generally range from 0 to 15 percent. These soils are used for urban development. Arents, Alderwood material, 0 to 6 percent slope (AmB).--In many areas this soil is level, as a result of shaping during construction for urban facilities. Areas are rectangular in shape and range from 5 acres to about 400 acres in size. Representative profile of Arents, Alderwood material, 0 to 6 percent slopes, in an urban area, 1,300 feet west and 350 feet south of the northeast corner of sec. 23,. T. 25 N" R. 5 E.: o to 26 inches, dark-brown (lOYR 4/3) gravelly . sandy loam, pale brown .(lOYR 6/3) dry; massive; slightly hard, very friable, non- sticky, nonplastic; many roots; medium acid' abrupt, smooth boundary. 23 to 29 inches ' thick. 26 to 60 inches, grayish-brown ·(2.~Y 5/2) weakly consolidated to strongly consolidated glacial till, light brownish gray (2.5Y 6/2) dry; common, medium, prominent mottles of yellowis: brown (lOYR 5/6) moist; massive' no roots' medium acid:. Many feet thick. ' , The upper, very friable part ~f the soil extends to a depth of 20 to 40 inches and ranges from dark grayish brown to dark yellowish brown. Some areas are up to 30 percent included soils that are similar to this soil material, but either shallower or deeper over the compact substrati.im';~;;0::;, and some areas' are 5 to 10 percent very graveiI~1;;;;J Everett soils and sandy Indianola soils. "';" !his Arents, Alderwood soil is moderately' dralned. Permeability in the upper, dis . material is moderately rapid to moderate depending on its compaction during cons The substratum is very slowly permeable. penetrate to and tend to mat on the consolidated substratum. Some roots enter. substratum through cracks. Water moves on the substratum in winter. Available water capacity, is low. Runoff is slow, and the erosion hazard is ' slight. This soil is used for urban development. Ca- pability unit IVe-2; woodland group 3d2. Arents, Alderwood material, 6 to 15 percent slopes (AmC).--This soil has convex slopes. Areas are rectangular in shape and range from 10 acres to about 450 acres in size. .. PARTIES OF RECORD Wedgewood Lane Div.3 Prel Plat LUA05-086, PP, ECF Patrick Gilroy LandTrust, Inc. 1560 140th Avenue NE ste: #100 Bellevue, WA 98005 tel: 425-747-1726 eml: patrick@landtrustinc.net (applicant) Updated: 08/12/05 Wedgewood Lane LLC 1560 140th Avenue NE ste: #100 Bellevue, WA 98005 (owner) (Page 1 of 1) III 1.1!4nll4 III ' .. • .. IL.-a •• ::!,~~I".~ •• U 16 15 10 ./ v:t.iE I"'AP-E I!£.lKED~T Sou:.L c,o..-r.lh" I1T.eR.:..;c.e::., ~GRO,:)j 5 CH.. c.p.,~.16·I.iT. BRAN:'-ED. ~~ ;~.c:.cw.30·"T.~. ~~ 5'GAL....c.c:NT. ~" .... ~,~6RO.OH ;at.L.co..1.36·'J.lT.~,IU!SER'I"GRCI...N .~T1;.I(i; DOO:.ClOO I'£D~~ ...",.,.""" 2~C,o. .. !. :a·-2"·h'.~GR:::t.N I 'R-IYSOCAJOPCS~j":'TUS iRD54C.~A *S.1lIX~~ S *GeI'1...lRl.A~iO<Ml! a:E~" """"""""" p~~ """"'IF""'" !..ICXXER'SI1ll..1.CW I L~~SfED!"!LX ______ 1-81e5 i'~ 5'. 4C& FE5CLE jCo-c~ OR t'£O iY,J.t.!V '(4,tV ""'" Rt!" (~...Jii£I'f'lIAL OR UrN:AL D'~) ~ AGR05r.S {CDLCJoIlAl BE'f'"~ o;!: !(SCTOP) lO'-:!J..I!iEc.:..o.IE~ SITE LANDSCAPE SC~EDULE (E) 'POP.L.US~OIO'E~ o ::::=;:".ffi BRfU.1JH:E' iR:'eE5SAt«li.1tElZ'\ cP f i-iOlOO!SCiS ~I5COL.OR f'F!N.'5USTAN1CA t~5Tct.C).I!i'9'!ABA!L.F:'r dO tI'1Ai-lCNlA~fCJI...U'1 E:JCWr.'IJS Ai..AM 'CCMPtCTJ.' ~5~~AUllS f;£O.l'.!Ki: XGiIOOO CO£6CN"""" 0ilW<fc.')6fp~ CGI'I"Oj..,..,.,..., 2' CAL O!'O! 3 M';l TSaHC5 AT 31.", UEU.. BRAN:l-ED. 6'6 I f,'·&'ki.ee,RU 'ablTTOe,t.5E &'-6'l.il. Be,fU.J.. Ia;s..."'( roeASE 60 9P!RAEABlJ"IAl.DA'ANf1.O'I/'rIilATE!'ifR' ANfi.OIY~~5PRAfA 1&·-4!·;·;T,IU..L.~I~&l9~~T. *POLT$T!OU'II'UlIT\I"! SIoC1<DFElON 2~Ml!'(&;.cAI..T."T~S """!'ESC.E:~O!i!RC~yAR.J ~ R'!e ~ ORANWL. D'J:AR'J .". ACiR06':'I5ICCl.Qo:!AL eBoIl!iRAS6 OR fa;TCPJ ""....,.CUMR '-8Les/l~Sf. ---------------------------------- ~DESIGN ' ... 7I',.;I'fWI,..,.,...,.QI -...-, ---... MXV EHGINEElttHG • 'lANHING· .sU,Vf'l"NG (j ~---, ""/ \. ) ~ --- 30 (---=-I 31 s "--' -~~- ~' ,1)1 1\ ~- ~~4a i 1-... NORTH SCAlf r· 'JJ1-o' 19 20 -I -~ -<... <f-~ -, ~:.( '" ,,,-® TRACT F STORM DETENTION I OPEN SPACE POND LANDSCAPE SCf.lEDULE \ "-, \ \ '--t / \ .... _-/ l-I ./ \ \ I ~- :':':=-i!M---~=-egjM~~~~_=:==-=----~HAl1: __ = &iZf~E.i1!~--___________ _ ~-. t:I .~~jDE!-----a!4I(~ASroi-~~~·if(~-:-·----- • '" .~8"1A~INATA 5ITTEROERRT S6A1... ","T.36·I-IT>~D, ...... """""'" I) ~ *RI-<A~~I»IA CA&CA~ ~CiAl...COIr_)6·I-IT,BR4.NC.eD. 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' ;J ~.S~Nr~ ~ ~ 1I .. ·w p; >.~ ,. ~ ~, .. ~I l ~ s , . ~ t,1 ~~~~~ ~ ------I L2 I 2 ~.. PP°-o104'5"'" 15 I I \ I \ 16 1----)- I 19 / / / ---+1-4--I North 1 "=40'-0" / ~/ , / / Trail Connection Concepts Wedgewood Lane Div. 3 Renton, Washington September 30, 2005 2of2 WEISMAN DESIGN GROUP ~ LANDSCAPE ARCHntCTURE 2329 EAST MADISON ST. SEAlTlE, WA 98ll2-5416 PBOHI 206JZ2JDZ/fAl206.lZ2ll99 oomm HTll':l/RW.woaKC.COllI \ \ \ I I North 1 "=20'-0" WEISMAN DESIGN GROUP; .. Trail Connection Concepts ;. ~< ~ \ ; : ~ Wedgewood Lane DIV. 3 LANDSCAPE Renton, Washington ARCHITECTURE September 30, 2005 2329 EAST MADISON ST. 1 of 2 SEAm£, WA 981l2-5416 PHORI 1II&.lZWlVfII2OS.ll1I199 IITB!Ii£r 1flTP:l/lmI.WDGIXUOII WEDGEWOOD LANE DIV. 3 LEGAL PEec~IPTION _ .... nil dIf~~1t4!-~ 1O.fQIEI,C1f-ne~ACMI~ r:::: ~"'''''-~~~:=cLn-.~ -. ..... or=i=a:~",~~",~". =:mr,.d1"'*"" I""T",,.. ~ 1CIOc:cucTT. illCC8Jl"fne"'TJOI'UT~ ~Mf~~L.TlGllft4rrl,fl.fIAI!tOW~ _ .. ~CC1f-ICIJrOCCIIMTec»GNn' Lt. ~JC). 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",,'--';:.:;--''( ~~~~, ..... : (~~~'~ . ~, t;. .... ; . ;:].... ,c-:~ .--:"'\' :=,::- ';'tJ WEISMAN DESIGN GROUP; • UlUlClllIICIIIR11III ~ (fO'2a' 4tJ 60' o ~.,~ I . . ZJaosr~1IIEEI , . ,,~"'...'lll.. 1 1IIIIIIlm. .... I~ ... NORTH SCALE r· 'l(N! 2~~ q~ ! .. ; !L u z > ~ u z Z z < ~~i ID tv) !n to;~ lI.i 00 ~ ~~ c ~ S 08 iii ... :1:--.I Cl ~~ ::;, 141 I'IO\~ Q ~ 1ooI',i~ LU Q:~~ :t :s ~~~ u Cl :S~':J U) 0 ~~~ ~ o ... ~ :-,,' ~ ~ .... ~' ,~. ~ ~ ... f'7."~(!)Q: (':~ @ 0 ",-,Il.~ ~ ~'~I' I I ~~ ! I ~I~ '" ~ 0 t:. ~~ Y.: ~ ~ ~ ~ ~ ti ~ t..:i 0 1', \" ~"I ~ " ~ro ~ ~l ;f 01 a _~f..~L.l_ .QC._ L3 I 3 01045 Andrea Petzel-RE: Wedgewood Mcloring Reports • Page 1 of2 c ... WW 44*" From: "Patrick Gilroy" <patrick@landtrustinc.net> "'Andrea Petzel'" <APetzel@ci.renton.wa.us> 05/16120076:41 PM To: Date: Subject: CC: Andrea, RE: Wedgewood Monitoring Reports <chad@chadarmour.com>, "Laureen Nicolay" <Lnicolay@ci.renton.wa.us>, "'Jennifer Henning'" <Jhenning@ci.renton. wa. us>, "'David Halinen"' <davidhalinen@halinenlaw.com> Thank you for meeting with me and or wetlands biologist, Chad Armour, today regarding the final bonding requirements and monitoring schedule for the Wedgewood Lane Wetland and Stream Mitigation and Monitoring plan. Regarding the monitoring reports -thank you for confirming the due-date for the first monitoring report. Chad and I will be sure to submit our first quarterly report by the deadline you provided, below. Regarding the bond amount -I changed the spreadsheet to reflect the changes we discussed. Specifically, I broke down the labor portion of the maintenance contract (the full amount I had quoted previously included both labor and some plant replacement) and I added in the cost of Chad Armour's monitoring contract, which I had neglected to include with the first draft. A revised copy of the bond spreadsheet is attached for your reference. Regarding our request for a phased release of the bond -as you, Laureen and Jennifer meet in the following days consider our request, I urge you to consider the following: RMC 4-3-050-N16(d), concerning the Performance Surety requirement for Mitigation Plans, dictates that the surety shall satisfy the requirements under a) RMC 4-1-230, "Sureties and Bonds," and b) RMC 4-3-050G, "Surety Devices: Required for Mitigation Plans." As long as our proposal meets these requirements, then we believe the City should have sufficient grounds for adopting our proposal. Below is an outline of how our proposal meets those code requirements: 1. RMC 4-3-050G states, in part, that the "surety device shall be suffici~l1t to guarantee that structures, improvements, and mitigation required by permit condition perform satisfactorily ... " [EmphaSis added]. I have asked our wetland biologist, Chad Armour, to compose the attached statement, which outlines the progress of wetland mitigation plantings over time and asserts that, once established after two years, the likelihood of the plantings experiencing a catastrophic failure that would necessitate replanting of the entire mitigation area is highly unlikely. Therefore, it is reasonable to assume that, after 2 years, the City will not require the entire bond amount to sufficiently ensure the success of the improvements. 2. In regards to the release (or partial release) of surety devices for private or on-site improvements (since our mitigation plantings fall within tracts that are owned by the HOA, they are considered "private" improvements), RMC 4-1-230-010 states that "sureties for completed or partially comp@ted private/on-site improvements shall not be released except 1l.QQILwritl~JJ.-9'pJlmvm.Qt.l1lli AdministratQr." [Emphasis added]. As the code text illustrates, the Administrator has the flexibility to execute a partial release of a surety device based on partial completion of the improvements. As I stated in our meeting today, both Chad and I would be happy to discuss our proposal further, if needed. I can be reached at (425) 747- 1726, ext. 1 02. file:IIC:\Documents%20and%20Settings\nweil\Local%20Settings\Temp\GW}00002.HTM 05/1712007 • Thank you again for the opportunity to meet, and I look fOlWard to hearing back from you soon. Patrick J. Gilroy 1520 140th Ave NE Suite 200 Bellevue, WA 98005 Wk. 425-747-1726 (x102) Fx.425-747-4157 Mb.425-444-7281 From: Andrea Petzel [mailto:APetzel@ci.renton.wa.us] Sent: Wednesday, May 16, 20073:46 PM To: chad@chadarmour.com; patrick@landtrustinc.net Subject: Wedgewood Monitoring Reports Patrick and Chad, Page 2 of2 From my records I have the first quarterly monitoring report for Wedgewood due to the City (you can address it to me) by June 29th, 2007. Subsequent reports will be due on the 29th of September, December and March, assuming the project is meeting performance standards. We will probably do a site visit at the end of the first year, and then reports will be due annually thereafter. That should clarify the monitoring due dates, I'll get back to you shortly about the performance bond. Thanks, Andrea Andrea Petzel, Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425-430-7270 apetzel@ci.renton.wa.us file:IIC:\Documents%20and%20Settings\nweil\Local%20Settings\Temp\GW}00002.HTM 05/1712007 WEDGEWOOD AT RENTON, INC Wedgewood Lane Divisions 1, 2, 3 and 4 Wetland and Stream Mitigaiton Plan REVISED Cost Detail for Fencing, Plantings and Signage May 16, 2007 ***COST ESTIMATE/BUDGET*** ACCT# DESCRIPTION 02325 Wetland Mitigation Work 501 Wetland and Stream Mitigation Plantings (see breakdown, attached) 502 I 503 Split Rail Fencing 504 I 505 Wetland Signage 506 507 Labor Chad Armour, LLC (monitoring) Canber Corp (maintenance; price reflects contract amt less plantings) Subtotal 02325 TOTAL WETLAND MITIGATION WORK BOND CALCULATION: Subtotal Add 25% For Security DevicE QUANTITY PER 1 LS $ 4350 LF $ 16 EA $ 1 LS $ 1 LS $ PRICE 57,476.69 7.00 2.50 17,000.00 19,000.00 $ $ $ $ $ $ $ $ $ $ $ $ GRAND TOTAL $ 1ST BOND RELEASE (ONE-THIRD OF TOTAL) $ To occur after 2 years of successful monitoring Bond Amt Remaining $ 2ND BOND RELEASE (ANOTHER ONE-THIRD) $ To occur after the third year of successful monitoring Bond Amt Remaining $ FINAL BOND RELEASE (REMAINDER OF BOND AMT) $ Released after final mitigation acceptance by City of Renton Bond Amt Remaining $ TOTAL 57,476.69 - 30,450.00 - 40.00 - 17,000.00 19,000.00 123,966.69 123,966.69 123,966.69 30,991.67 154,958.36 (51,652.79) 103,305.57 (51,652.79) 51,652.78 (51,652.78) 0.00 LandTrustNC RESIDENTIALi'ROPERIT DEVELOPMENT ~ May7,2007 Laureen Nicolay Senior Planner City of Renton Development Services Division - 6th Floor Renton City Hall 1055 S Grady Way Renton, W A 98055 CITY OF RENTON RECEIVED MAY 072007 BUILDING DIVISION RE: WEDGEWOOD LANE DIVISIONS 1,2,3 AND 4 FINAL WETLAND AND STREAM MAINTENANCE CONTRACT Dear Laureen: In response to your email, dated April 16, 2007, regarding changes to the maintenance contract for the above-mentioned project, I am submitting the following: • A signed-around maintenance contract between ourselves and our landscaping contractor for the labor associated with the maintenance of the wetland and stream mitigation areas; • A Wetland Mitigation Cost Detail, including all labor (as specified in the attached contract), plant material, signs, and fencing, contemplated within the original mitigation plan. I understand that the City will be seeking a security device for 125% of the value of these items, which we feel is exorbitant. Fencing, plant material and signage will be replaced on an as- needed basis throughout the next 5 years and, while it is difficult to pin-point how much work beyond the routine maintenance and pruning will be needed, it is highly unlikely that 100% of the improvements will fail. It is also onerous to require us, the applicant, to pay once to install the mitigation plantings, fencing, etc.; pay the same amount again, plus 25%, as a cash set-aside to the City for 5+ years; and pay for the ongoing maintenance of the wetlands during that time period. This requirement becomes particularly onerous when we are dealing with an aggregate dollar value, including the installation cost, bond, and ongoing maintenance costs, which totals in excess of $330,000.00. 1560 140TH AVE NE SUITE 100 BELLEVUE, WA 98005 [425]747-1726 [425]747-4157 FAX WWW.l.ANDTRUSTlNC.COM Page 1 of 2 As our wetland biologist has informed me, the majority of the maintenance work that requires replacing dead plant material will occur in the first two years after the plants were installed, after which time they will become reasonably well established and more likely to continue to succeed with each passing year. Our wetland and stream mitigation plantings were installed in September of 2006 and they have already had the chance establish themselves relatively well over the winter. A temporary sprinkler system that will keep the plantings watered throughout the coming summer months will continue to aid in their success. In light of this information, and in an effort to find a compromise solution, I propose the following: Institute a bond release schedule that would allow us to reduce the amount of the bond incrementally over the next 5+ years, based on consecutive years of successful monitoring events. Our proposed schedule, outlined on the attached Mitigation Cost Detail would allow for a total of two reductions in the bond amount during the monitoring period. The first reduction would occur after two years of successful monitOring and would reduce the bond by one third of its total amount, leaving $103,305.57 to guarantee the remaining three years of monitoring. Thereafter, we would again reduce the bond by an additional one-third after the three successful years of monitoring, leaving $51,652.78; and the final third would be released upon successful conclusion of the monitoring period and acceptance of the mitigation work by the City. I welcome the opportunity to discuss our proposal further. Please contact me at (425) 747-1726, ext. 102 to set up a meeting at your earliest convenience. Sincerely, LANDTRUST, INC. Patrick J. Gilroy CC: Neil Watts, City of Renton Development Services Jennifer Henning, City of Renton Development Services David Halinen, Halinen Law Offices Page 2 of2 APR-30-2007 01:35 PM CANBER CORPS 425 271 8316 1--~t/24)'i007 13: 39 FAX 425747~~87e NORTHWARD iii 001 \-'. The following is an amendmeut to the contract ("Contract") between L,ffwtB6"'1Z-c..ot2tl' ("Contractor") and Wed,cwood at Renton, Inc. ("Owner"), dated ~\"<4\o, The Landscape Maintenance Scope Of Work ('"Scope") is bereby expanded to include the following work: 1. Furnish all materiElls and labor for a minimum of 60 months of maintenance and replacement of deceased wetland mel stream mitigation planting('damaged'07 missing sensitive areas gignage and split-rail !enema described in the "Wedgewood Lane Divisions 1.2.3 and 4 Fillal Wetland and Stream,Mitigat~on Plan" by AlderNW, dated March 27 J 2007, attached hereto and incorpora~ herein by reference. - 2. Con.tm.ctor shall perform regular maintenanee of the wetland and stream nlltigation areas as direeted by the Owner ,or by Chad Armour, LLC, the biologist retained. by the OWner to monitor the above--mentioned \vetland and stream mitigation plantinas, provided thaI maintenance work is perfonned ar a minimum in June 2007, August 20071 November 2007, Janwuy 2008, with semi-annual service ,isitS each April and Oerober through :2012. 3. Replacement of deceased plant material wiU be completed (in addition to any fence or :signe.gerepairs) on a time and materials basis, as directed by the Owner or Chad Annour. LLC. During the reaular maintenance visits. the wetland and strelUll areas will be cleared of invasive plant species, trash and other debris. This Scope includes implementation of control measures on Himalayan Blackberry, c:hie~weet.i, Me ,cots broom. among others. Costs associaMd with hauling and recycling are included. NOTE: Work that falls within this Scope that is required as J result ofvanclaliam or Act of God is not included and will be billed separately on a time and materials basis. The: Co5t Per Month +' 4 .. _z.;..::(\=-oe=-~,"!,,-__ + Sales Tax ~ 12. \ua,.,s Estimated Cost for Sixty (60) Months -..... 3wC,"",IoIIc2_~;;,;;c)'-~ ___ + Sales Tax trnless this agreed to in writing by the Owner and Contractor prior to Marcb 29. 2012. the Contract will automatically extend for an additional 12 months at .. 3% price increase. with a.utomatic renewals eaeh year theteafter. each fot an additiona.l12 months and 3% price increase, until sucb time III either party notifle5 the other in wri1ing of its intent not to renew. P.02 ~r!lllw CO OR te IV t ~. I • e WEDGEWOOD AT RENTON, INC Wedgewood Lane Divisions 1, 2, 3 and 4 Wetland and Stream Mitigaiton Plan Cost Detail for Fencing, Plantings and Signage May 7,2007 BOND CALCULATION: Subtotal Add 25% For Security Device $ 123,966.69 $ 30,991.67 GRAND TOTAL $ 154,958.36 -tIt, 000 ~ fAG'{\, (\9'< \ -~ 1ST BOND RELEASE (ONE-THIRD OF TOTAL) $ (51,652.79) To occur after 2 years of successful monitoring Bond Amt Remaining $ 103,305.57 2ND BOND RELEASE (ANOTHER ONE-THIRD) $ (51,652.79) To occur after the third year of successful monitoring Bond Amt Remaining $ 51,652.78 FINAL BOND RELEASE (REMAINDER OF BOND AMT) $ (51,652.78) Released after final mitigation acceptance by City of Renton Bond Amt Remaining $ 0.00 j / PLANT MATERIALS: TREES Scientific Name Common Name Unit Price Qty Unit Price Qty Unit Price Qty Unit Price Qty Total 4" pot 1 gallon 2 gallon 5 gallon Cost Abies grandis* !grand fir Acer macrophyllum big leaf maple $ 13.00 29 $ 377.00 Alnusrubra Red alder $ 13.22 $ -Arbutus menziesii Pacific madrone $ 14.50 $ -Betula papyrifera Ipaper birch $ 13.22 $ - Fraxinus latifo/ia Oregon ash $ 13.00 $ 23.51 $ - Picea sitchensis* Sitka spruce $ 13.22 $ 24.15 $ -Pinus contorta* Shore pine $ 13.22 $ 24.15 $ -Pinus monticola* Westem white pine $ 13.22 $ 24.15 $ -Populus tremuloides Quaking aspen $ 20.15 102 $ 2,055.30 Populus trichocarpa black cottonwood $ 13.54 $ 23.51 $ -~runus emarginata bitter cherry $ 13.00 14 $ 182.00 "seudotsuga menziesii* Douglas fir $ 13.22 69 $ 20.15 50 $ 44.74 $ 1,919.68 Taxus brevifo/ia* Pacific yew $ - Thuja p/icata* western red cedar $ 13.22 209 $ 23.51 $ 44.74 $ 2,762.98 Tsuga heterophylla* western hemlock $ 13.22 33 $ 23.82 $ 44.74 $ 436.26 SHRUBS Unit Price Unit Price Unit Price Total , Scientific Name Common Name 4" pot Qty 1 gallon Qty 2 gallon Qty Other Qty Cost Acer circinatum vine maple $ 13.00 10 $ 23.51 $ 130.00 Ame/anchier alnifo/ia serviceberry $ 13.00 70 $ 23.82 $ 910.00 Berberis aquifo/ium tall Oreqon qrape $ 20.15 30 $ 604.50 Berberis nervosa short Oregon grape $ 13.86 $ - Comus stolon if era red-osier dogwood $ 13.00 26 $ 23.51 $ 1.32 1360 $ 2,133.20 Corylus com uta hazelnut $ 13.22 62 $ 20.15 21 $ 1,242.79 Crataegus douglasii black hawthorn $ 13.22 $ 23.51 $ - Gaultheria shallon salal $ 1.89 $ 13.54 330 $ 4,468.20 Ho/odiscus discolor ocean spray $ 13.54 $ 20.15 12 $ 241.80 tonicera involucrata black twinberry $ 13.54 $ 22.87 $ - Myrica gale sweetgale $ -I Oemleria cerasiformis Indian plum $ 13.00 20 $ 23.51 $ 260.00 Oplopanax horridus Devil's club $ 13.86 $ .24.15 $ - Philadelphus lewisii mock orange $ 13.54 $ 22.87 $ - Physocarpus capitatus Pacific ninebark $ 12.90 59 $ 20.15 12 $ 1,002.90 Prunus virginiana choke cherry $ - Pyrus fusca western crabapple $ 13.00 19 $ 23.51 $ 247.00 Rhamnus pyrshiana cascara $ 13.22 $ 20.15 6 $ 120.90 Rhododendron macrophyllum Pacific rhododendron $ 14.19 $ - Ribes bracteosum stink currant $ 13.22 $ - Ribes lacustre prickly currant $ 13.86 $ - Ribes sanguineum red-flowering currant $ 13.22 29 $ 383.38 Rosa gymnocarpa Wood rose $ 13.00 27 $ 24.15 $ 351.00 Rosa nutkana Nootka rose $ 13.54 $ 20.15 1020 $ 20,553.00 Rosa pisocarpa clustered rose $ 13.22 160 $ 22.87 $ 2,115.20 Rubus leucodermis black raspberry $ - .' ·-Rubus parviflorus thimbleberry $ 13.54 $ - Rubus spectabilis salmonberry $ 12.90 24 $ 23.51 $ 309.60 Salix geyeriana Geyer willow $ 13.22 $ 22.87 $ - Salix hookeriana Hooker's willow $ 12.90 20 $ 22.87 $ 258.00 Salix lasiandra Pacific willow $ 13.22 $ 22.87 $ - Salix scouleriana Scouler willow $ - Salix sitchensis Sitka willow $ 13.22 $ 22.87 $ 0.99 770 $ 762.30 Sambucus racemosa red elderberry $ 13.54 $ 23.51 $ - Sorb us sitchensis Cascade mountain ash $ - Symphoricarpos albus snowberry $ 12.90 1030 $ 20.15 18 $ 13,649.70 Vaccinium ova tum evergreen huckleberry $ 13.86 $ - Vaccinium parvifolium red huckleberry $ 2.91 $ 15.47 $ - TOTAL SUM: $ 57,476.69 e e .. . ' • . ADDITIONAL . WETLAND .. & STREAM-RELATED DOCUMENTS & FINAL APPROVED Mitigation Plans FOR ALL DIVISIONS OF THIS PLAT ARE LOCATED IN FILE . LUA06-065 March 5, 2007 . CONSENT AGENDA Council'Meeting Minutes of 2/2612007 Appointment: Planning Commission Appointment: Library Board Community Services: 200 Mill Building Leases (5th Floor), Network 211 & Children's Home Society & United Way Annexation: Merritt II, SE May Valley Rd & Coal Creek Parkway Fire: King County Medic One/Emergency Services Levy, 2008-2013 Human Resources: Compensatory Time, Rescind Resolution 2265 Transportation: Trails and Bikeways Study and Map, MacLeod Reckord Utility: Wastewater Improvements Cost Sharing, Wedgewood Lane Preliminary Plats, LandTrust Utility: Heather Downs Interceptor Replacement, Roth Hill Engineering Partners Added Item 6.k. Transportation: Rainier Ave S & Hardie Ave SW Railroad Bridges, BNSF Renton City Council Minutes e Page 74 petition as quickly as possible, and discussing the situation with the King County Council. . Mr. Puckett noted the hardship this presents to the mobile home park residents, and asked for any assistance the City can provide. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of 2/26/2007. Council concur. Mayor Keolker reappointed Ray Giometti, 323 Pelly Ave. N., Renton, 98057, to the Planning Commission for a three-year term expiring 113112010. Council concur. Mayor Keolker appointed Peter Hartley, 600 Cedar Ave. S., Renton, 98057, to the Library Board to fill the unexpired term of Heidi Beckley, who has resigned (term to expire 6/1/2010). Refer to Community Services Committee. Community Services Department recommended approval of lease agreements with Washington Information Network 211, Children's Home Society of Washington, and United Way of King County for a shared space on the fifth floor of the 200 Mill Building. Expenditure required: $77,508; revenue generated over five-year lease: $426,259.81., Refer to Finance Committee. Economic Development, Neighborhoods and Strategic Planning Department recommended adoption of an ordinance extending the effectuation date for Phase II of the Merritt II Annexation from 3/3112007 to 12/31/2007. Council concur. (See page 75 for ordinance.) Fire Department recommended setting a public hearing on 3119/2007 to consider a resolution supporting the 2008-2013 King County Medic One/Emergency Medical Services Levy. Council concur. Human Resources and Risk Management Department recommended approval to rescind Resolution 2265 related to accumulation and allowance of compensatory time. Council concur. (See page 75 for resolution.) Transportation Systems Division recommended approval of a contract in the 'amountof$158,13 1.20 with MacLeod Reckord for a trails and bikeways study and map. Refer to Transportation (Aviation) Committee .. Utiljty Systems Division recommended approval of the request from LandTrust, Inc. for an additional $16,989.79 for the oversizing associated with the wastewater improvements for the We9gewood Lane subdivision (PP-03-053; PP-05-009; PP-05-086) for a tot1,l1 oversizing reimbursement of $278,082.62. Council approved the initial request on 1/9/2006. Council concur. Utility Systems Division recommended approval of a contract in the amount of $189,900 with Roth Hill Engineering Partners, LLC for the Heather Downs Interceptor replacement pre-design report. Council concur. Transportation Systems Division recommended approval-of a letter of understanding with Burlington Northern Santa Fe Railway for the City to reimburseBNSF to design and construct replacement railroad bridges across Rainier Ave. S. and Hardie Ave. SW as part of the Rainier Ave. and Hardie Ave. transportation improvement projects. Council concur. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. .Y OF RENTON COUNCIL AGENDAILL I AI# 6. /. Submitting Data: Dept/Div/Board .. PBPW/Utility System Division Staff Contact.. .... Dave Christensen (ext. 7212) Subject: LandTrust Request for Oversizing Reimbursement Above Original Approved Authorization Exhibits: Issue Paper Letter Requesting Additional Reimbursement for Oversizing Recommended Action: Council Concur Fiscal Impact: Expenditure Required .. . Amount Budgeted ...... . Total Project Budget $278,082.62 $350,000.00 $350,000.00 SUMMARY OF ACTION: For Agenda of: March 5, 2007 Agenda Status Consent. ............. Public Hearing .. Correspondence .. Ordinance ............. Resolution ............ Old Business ........ New Business ....... Study Sessions ...... Information ......... Approvals: Legal Dept.. ...... . Finance Dept. ... . Other .............. . Transfer/ Amendment.. .... . Revenue Generated ........ . City Share Total Project.. In January of2006, Council approved LandTrust's request for estimated oversizing reimbursement in an amount not to exceed $261,092.83. LandTrust has completed all work associated with the Wedgewood project and has submitted their request for final reimbursement for the oversizing. LandTrust encountered additional costs that they are requesting reimbursement from the City. Final requested reimbursement is $278,082.62, which is an increase of$16,989.79, or 6.5% from the original estimated cost. The Wastewater Utility has sufficient funds in the project budget to pay for this increase. STAFF RECOMMENDATION: Approve LandTrust's request for an additional $16,989.79 for oversizing associated with the Wedgewood project for a total oversizing reimbursement of $278,082.62. H:\File Sys\WWP -WasteWater\WWP-03-OOOO Correspondence -Wastewater\davec\Wedgewood Oversizing Final AB.doc\DMCtp X DATE: TO: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM February 23, 2007 Toni Nelson, Council President Members of the Renton City Council j.-Kathy Keolker, M~~ Jd~G z· . . regg Immerm mmlstrator VIA: FROM: STAFF CONTACT: SUBJECT: ISSUE: Dave Christensen, Wastewater Utility and Technical Services Supervisor (ext. 7212) LandTrust Oversizing Reimbursement Above Original Approved Authorization Request . . Should the City approve LandTrust request for an increase in their previously approved oversizing reimbursement of$261,092.83 by $16,998.79 for a new total of$278,082.62? RECOMMENDA nON: Approve LandTrust's request for oversizing in the total amount of$278,082.62. BACKGROUND SUMMARY: In January of 2006, Council approved an oversizing request for LandTrust for an amount not to exceed $261,092.83. The oversizing provides the City with a new lift station that includes sufficient capacity to serve the entire basin and also allowed the City to decommission two existing lift stations. Since that time, the developer has completed all work associated with this project and has presented final costs that are slightly higher than the original estimated costs. The additional costs total $16,998.79, which is 6.5 % over the original estimate. This small increase can be attributed to three items: (1) Wastewater staff determined that a water connection at this site was advisable, and since the station is in another water district, the cost of the water meter was over $6,000. (2) The sewer main that was constructed to allow us to eliminate the Apollo Lift Station encountered additional material costs, needed additional surveys, and soil monitoring due to poor soils. (3) Poor soils contributed to additional direct costs for pipe installation and indirect costs associated with additional paving required for the Hoquiam main extension. Council/LandTrust overs. Page 2 of2 February 23, 2007 The Wastewater Utility has sufficient funds in the project budget to pay for this increase. CONCLUSION: The requested increase is relatively small, and the value to the City of these improvements is far greater than the amount requested in the oversizing. As such, it is recommended that the Council authorize the additional amount requested by the developer for the oversizing for a total amount of $278,082.62. cc: Lys Hornsby, Utility Systems Director H:\File Sys\WWP -WasteWater\WWP-03-0000 Correspondence -Wastewater\davec\Wedgewood Oversizing Final Issue.doc\DMCtp LandTrustmc RESIDENTlALPRoPER1Y DEVELOPMENT ~ February 20, 200/1 David Christensen City of Renton Building/Planning/Public Works Department Wastewater Utility Division Renton City Hall-5th Floor 1055 South Grady Way Renton, WA 98055 RECEIVED CITY OF RENTON UTiLITY SYSTEMS Subject: Revised Cost-Sharing Request for Sanitary Sewer Improvements Associated with the Wedgewood Lane Subdivision, Divisions 1, 2 and 3 (LVA's 03-053,05-009, 05-086) Dear Mr. Christensen: Herewith ,I am submit~g a revised schedule of values that reflects actual costs that we incurred while installing the Wedgewood Lane Sanitary Sewer Lift Station and Hoquiam Avenue sewer main extension. As you may recall, I submitted a request to the Renton City Council on November 23,2005, asking to be reimbursed for: 1) the City's share of the lift station, which was sized to serve a tributary area that included property out side of our project boundaries, and 2) the City's share of the sewer main that we installed along our project frontage on Hoquiam A venue NE, which also serves properties other than ours. My original letter stated the estimated cost of these sanitary sewer improvements, as well as the estimated portion of those costs that would be the responsibility of the City. Now that the project is complete and all sewers have been installed, inspected, and accepted by the City's Public Works Department, we have revised the cost estimate to reflect actual costs paid by us: Some costs increased, as did the City's share of those costs. The purpose of this letter is to explain the cost overruns and request payment of the City's share. SANITARY SEWER LIFT STATION: The t()st~mcr~ases 'in tills cat~gory :Were not attnbut~ble to the co;':~truction lift station' itself, since it was a design-bid product, but in fact were attributable to the addition of a water meter ~t the req(H~st'of the City's Wastewater Utility Department. 1560 140TH AVE NE SUITE 100 BELLEVUE. WA 98005 (425) 747-1726 (425) 747-4157 FAX WWW,LANDTRUSTINCCOM Page 1 of 2 I This caused an increase of $6,042.67, plus tax, which includes the cost of the tap, setter, meter box, meter, 2 months of usage charges (the bill for the meter now goes to the City), and a General Facilities Charge assessed by King County Water District No. 90. GRAVITY CONNECTION FROM THE EXISTING LIFT STATION IN NE 10TH STREET: The difference in price between the original estimate and the actual cost represents a 5% increase, which is due to increase in material costs, as well as 3 line items that were not included in the original budget, such as earthwork monitoring and testing, survey work, and additional engineering design costs. HOOUIAM AVENUE NE SANITARY SEWER INSTALLATION AND ROAD RESTORATION: The cost of installing sanitary sewer main in Hoquiam A venue from NE 8th Street to NE 7th Place increased exponentially due to probiems created by unanticipated poor soil conditions and excessive groundwater in the construction trench, both of which caused severe sloughing of the trench walls. All of these conditions caused road bed and shoulder to be reconstructed from bearing soil, and the entire west half of the road to be repaved. In summary, our request for reimburseme~t has increased $16,989.79 over the original request of $261,092.83, for a total reimburseme~t of $278,082.62. If you would like any further information regarding these cost increases, please contact me directly at (425) 747-1726, extension 102. Otherwise, please authorize our request for reimbursement and process payment as soon'as possible. . Sincerely, LANDTRUST, INC. Patrick J. Gilroy Page 20f2 SCALE: 1" = 40' WEDGEWOOD LANE DIVISION 3 SANITARY SEWER LIFT STATION -TRACT E \ \-'- \ I' i _Ja_n_u_a~ry_9~,_2_0_06_· ___________ .~~. ~ _________ R_e_n_to_n_C_it~y_C_O_U_n_Ci_I_M_in_u_te_s~4It. ___ .~ _________________ P_a~g_e_lO_ CORRESPONDENCE Citizen Comment: Hansen - Noise Complaint, Arbor Apartment Complex UNFINISHED BUSINESS Utilities Committee Utility: Water System Intertie, Skyway Water and Sewer District Utility: Wastewater Improvements Cost Sharing, Wedgewood Lane Preliminary Plats, LandTrust ?p-OCj-o~l.p Finance Committee Finance: Vouchers Community Services: Tiffany Park Recreation Building, Fund 316 Reallocation Finance: Information Services Management, GM2 Systems RESOLUTIONS AND ORDINANCES Nelson reported that the Board consi~ts of five members, and Councilman Law and herself are the only board members that are not recipients of the benefits. MOVED BY CORMAN, SECONDED BY LAW, COUNCIL APPROVE THE LIMITED DENTAL BENEFIT FOR LEOFF 1 RETIREES. CARRIED. Councilman Persson noted for the record that he abstained from voting on the matter since he is a recipient of benefits from LEOFF 1. The letter from John. A. Hansen, 1108 Anacortes Ave. NE, Renton, 98059, was referred to the Administration during the audience comment portion of the meeting. Utilities Committee Chair Clawson presented a report recommending concurrence in the staff recommendation to approve. a utilities cooperation agreement with Skyway Water and Sewer District for the design and construction of a water system emergency intertie between Skyway Dimmitt Booster Pump Station and the City's water system. The City'S share of the project is $154,494. The Committee further recommended that the resolution regarding this matter be-presented for reading and adoption. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 11 for resolution.) Utilities Committee Chair Clawson presented a report recommending concurrence in the staff recommendation to approve the LandTrust, Inc. request for oversizinglcost sharing, utilizing the method of cost reimbursement developed by staff and the developer, for additional work associated with wastewater improvements at the plat of Wedge wood Lane. The Committee further recommended that staff be authorized to reimburse LandTrust, Inc. for actual costs not to exceed the requested $261,092.83. Costs in excess ofthe requested amount shall be brought back to Council. MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report recommending approval of Claim Vouchers 244181 -244372 and one wire transfer totaling $1,700,875.69. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED . . Finance Committee Chair Persson presented a report regarding the reallocation of Fund 316 project savings to the Tiffany Park Recreation Building. The Committee recommended concurrence in the staff recommendation to approve the reallocation of $95,220 derived by other 2005 CIP project savings in Fund 316 to the Tiffany Park Recreation Building replacement project for a new budget total of $301,220. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report recommending concurrence in the Administration's recommendation to approve the three-year (2006-2008) consultant agreement for information services management with GM2 Systems, George McBride, President. The Committee further recommended that the Mayor and City Clerk be authorized to execute the agreement. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. The following resolutions were presented for reading and adoption: " UTILITIES COMMITTEE COMMITTEE REPORT January 9,2006 APPROVED BY -~l" CITY COUNCIL . . . Date /-9-:l()Ofo °l LandTrust Inc. ~equest {or Cost Sharing-Plat of Wedge wood (Decemher 5,2005) , The Utilities Committee·recommendscOncurrence in the staff recommendation to approve the request for oversizirtglcost':sharing utilizmg;_U1¢.JlJ~,thod of cost reirn.burSementdeveloped by . the staff and the developer -for the.~dait1ort~wo~k"~sooi(),ted with wast~water improvements at the Plat of W edg~wood by Lani:l' 'TIriis! Inc:\i.' .. '. . . . ..". :.. ' ,~!" .. ' . <:~",,'~~ ~ "\. The Committee further recgfumends J~at'the.staff be authori~¢d;'.to reimburse LandTrust;' Inc. for actual costs nottb ~x~e4 the.i~uest~'$261~092.83.:iCos~~·~inexcess of the requested. amolint shall'be brollght~·ack'tt5xCol,lI}#i~,~friF" .~\i)'f~~wl.·' '(. . . .[ ., i~,:/j1 cc: Lys Homsbr Dave Christensen . > . : ~'. . ... SCALE: 1" = 40' • • / I , <' \ \ '\ .\ WEDGEWOOD LANE DIVISION 3 \ ~\\ .. SANITARY SEWER LIFT STATION • TRACT E / \\ \ \ \ \-- \ i.hl,'h'eo ~ RECEIVi§ 12./ 5 /zOO;; '/ CITY OF RENTON • DATE: TO: CC: FROM: STAFF CONTACT: SUBJECT: ISSUE: DEC 08 2005 DEC 092005 PLANlfcDlGlftlY~G/ RECEIVED PUBLIC WORKS DEPARTMEN1tITYCLERK'SOFFICE MEMORANDUM December 7,2005 Randy Corman, Committee Chair Members of the Utilities Committee Kathy Keolker-Wheeler, Mayor Members of the Renton City Council Jay Covington, Chief Administrative Officer Gregg Zimmerm~strator CITY OF RENTON DEC 0 9 (005 fiECE!VED CITY CLERKS OFFICE Dave Christensen, Wastewater Utility Supervisor, (ext. 7212) LandTrust Inc. Request for Cost Sharing Plat of Wedgewood Lane Should the Council approve an oversizinglcost-sharing request made by LandTrust Inc., in the estimated total amount of$261,092.83, for wastewater improvements associated with their development of the Wedgewood Plat? RECOMMENDATION: • Staff recommends that Council approve the request for oversizinglcost-sharing utilizing the method of cost reimbursement developed by the staff and the developer. • Staff further recommends that the amount to be reimbursed to the developer be based upon actual construction costs, not to exceed $261,092.83. Costs in excess of the requested amount shall be brought back to Council for its approval. BACKGROUND SUMMARY: LandTrust, Inc. is in the process of developing the plat of Wedgewood. This plat has three separate divisions located in the NE 1 Oth and Hoquiam area of Renton. As part of the development of this plat, a new sewage lift station was needed to provide service. In reviewing the application, staff noted that the north end of this development, along NE 10th Street, was an ideal location for the City to build a regional sewage lift station. Randy Connan Members of the Utilities ~ittee December 8, 2005 • • Page 2 of2 Staff worked with LandTrust, Inc. to allow for a sewage lift station that not only met the needs of the current development, but also provided the capacity needed to allow for the remainder of the basin to be served by this facility. This substantially increased the size of the wet well, pumps, forcemain and other aspects of the station beyond the current needs. In addition to the oversizing of the station, staff also requested that the developer extend the sewer in NE 10th, easterly from their plat to connect to our existing Apollo Lift Station. This extension allows the City to decommission a very old and undersized existing station. The elimination of the existing station through this construction saves ratepayers more than $300,000 in replacement costs in the near future. Staff also requested that the developer perform additional extension work in Hoquiam Avenue NE in order to better provide future service to properties west of the development. The total estimated cost of the oversizing and cost-sharing is $261,092.83. While this cost is a relatively significant amount compared to our estimated costs of over $800,000 if the City was to make these same improvements, it represe~ts a significant value to the rate payers. LandTrust, Inc. is making this request in accordance with Renton City Code 4-6-01OC, Oversizing. This code allows developers to be reimbursed for costs associated with the enlargement or addition of utility facilities required by the City's Utility Section. . Funding for the requested oversizinglcost-sharing request would come from the Wastewater Utility through cost savings achieved from our Sunset Interceptor Phase III project. Staff originally budgeted $1,500,000 for this project. In early 2005, our consultant completed a preliminary design report that identified an alternative to our original replacement of the sewer main in Duvall Avenue NE. The report determined that we could wait to achieve the capacity we needed through a project scheduled in the 2008 through 2010 time period, at minor additional cost, thus allowing us to save approximately $900,000 of the original $1,500,00 budgeted. The work order number for Sunset Interceptor III is 421145400 and the account number is 421145000. CONCLUSION: The development of the Wedgewood Plat by LandTrust, Inc. has allowed the Wastewater Utility the opportunity to partner with the developer to provide for regional facilities to meet the long term needs within this basin at a significant cost savings to our rate payers. The developer is in the process of installing all of the requested facilities to accommodate this need. The costs presented by the developer are reasonable, and final payment, if authorized by Council, will be based upon the actual fmal construction costs. cc: Kathy Keolker-Wheeler, Mayor Jay Covington, Chief Administrative Officer Bonnie Walton, City Clerk H:\File sys\wWP -WasteWater\WWP-03-OO00 Correspondence -Wastewater\davec\Wedgewood Oversizing.docDClp r,~D~~~em~be~r~5~,_200 __ 5 __________ ~ __ ~ ________ R __ en_t_on_'_C_itY~c_o_un_c_il_M __ in_u_te_s __ II~' ._, _________________ P_a~ge_4_3 __ 5 CORRESPONDENCE Citizen Comment: Gilroy- Wedgewood Lane Preliminary Plats Utility Improvements, Cost Share Request ff-v~/DBr UNFINISHED BUSINESS Committee of the Whole Budget: 2006 Annual City of Renton A letter was read from Patrick J. Gilroy, LandTrust, Inc., 1560 140th Ave. NE, Suite 100, Bellevue, 98005, stating that in order to service the Wedgewood Lane Divisions 1,2 and 3 preliminary plats with sanitary sewer, City staff requested two improvements to facilitate the future development of surrounding properties. Mr. Gilroy asked that the City share the cost of the infrastructure improvements. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL REFER TillS CORRESPONDENCE TO THE UTILITIES COMMITTEE. CARRIED. Council President Briere presented a Committee of the Whole report regarding adoption of the 2006 budget ordinances. Property Tax Levy. The preliminary information provided by King County, and used to develop the revenue estimates, provided a total general government property tax estimate of $21,755,827. This was based on a new construction estimate of $167,912,009. In developing the 2006 budget estimate, the property tax estimate used contained the long-term financial forecast of $22,026,700. This was based on an estimate of $250,000,000 in new construction. It was believed that the estimate was a bit high, but left some room for fine-tuning of King County's estimates. A revised preliminary property tax worksheet was recently provided by King County. It revised the estimate for total general government property taxes to $22,209,409 based on $311,622,057 in new construction. The difference will not be coll~ted without a revision to the ordinance. Tax Amount New Construction A V Original King County 21,755,827 167,912,009 Budget Estimate 22,026,700 250,000,000 Final King County 22,209,409 311,622,057 The recommendation was to add $182,709 to General Fund reserves and amend the 2006 Budget to invest in needs as identified in the priorities of government effort and at the Council retreat. These funds cannot be spent without additional Council action. Fire Prevention Fees. The Committee recommended that certain fire plan review and inspection fees be increased. Golf Course Greens Fees. The Committee recommended that certain golf course greens fees be increased. Various Utilities Fees. To meet the capital and operating expenses of utilities, as' recommended by the Planning/B uildinglPublic Works Administration, the Committee recommended that certain utility fees be increased for surface water, surface water utility services, special rates for senior and/or disabled citizens and double occupancy households, the fire protection charge, minimum rates for metered water, commodity rates, commercial customers, low-income rates, disposal rates for sewage, and King County wastewater sewer rates. 2006 Budget. The Committee recommended adoption of the 2006 Budget, including the following changes: • Increase the revenue estimate in the General Fund for property taxes by $50,000. \ I • .. /'_~ .... ~ ~ -.-~~~~~ # IPl-5'-;tOOS--~~~~ Hte Ii ue-05-tJo;< ;~ITY OF RENTON LandTrustm~ REs'DEN11ALPRoPERTYOEVEWPMENr ~ November 23, 2005 Renton City Council Renton City Hall --7th Floor 1055 South Grady Way Renton, W A 98055 RE: COST SHARING REQUEST NOV 232005 RECEIVED 011 Y CLERK'S OFFICE ,~ko-(~ d e,l,vvet-') "3 '. ~ Z. prY\... Wedgewood Lane Divisions 1, 2 and 3 (LUA03-053, LUA05-009, -086) HONORABLE MAYOR AND MEMBERS OF 1HE CITY COUNCIL: In order to service the above-mentioned preliminary plats with sanitary sewer, the City's Wastewater Utility has requested that we make two improvements to facilitate future development of surrounding properties: a. Upsizing of a sanitary sewer lift station to handle a tributary area of approximately 238 acres; b. Installation of a sewer main in Hoquiam A venue NE that will accommodate future development to the west of our project. I have attached a schedule of values that outlines our costs to perform this work. We respectfully request that the City Council approve their share of the cost to make these improvements, per this estimate. Actual costs may vary. Sincerely, LANDTRUST, INC. ;&i!J4-> .-,,0" -';.atrickJ. Gilroy 0- 1560 140TH AVE NE SUITE 100 [4251747-1726 [4251747-4157 FAX BELLEVUE. WA 98005 WWW.LANDTRUSTINC.COM Page 1 of 1 LandTrust, tnc. Lane, 123 Lots iSanltary Sewer Lift Station .iftStation 'orcemain to Hoquillm 'ermit Subtotal Tax (8.8%) Total' " TAXABLE ITEMS ORIGINAL COST ESTIMATE/BUDGET \# i 1 ITS) 437, 700-:00) 4~700.00J# 1 )eS I 6O,493.00LJ;J),493.6QJ1L ~l LSL14&25.001~025.00 1,840.98 City of Renton Cost ShariQ9 LS 135,000.00 ~ 0.1 0.00 JLI.~ ~ 1.00 M80.00 LandTrustCost Sllaril1ll ] LS I 302,700.00; ~ I 60,493.00, Jlj.s ~4,025.061 302,700.00 60,493.00 14,025.00 _377~8.00 31,960.98 409~98 Gravity Conx from Ex. Lift Station )emo& Clear 3J§0.1 3,@,00 ~ ~ 3.!§' -OILS 3.150.00 0.00 :rosion Cntrl 840.1 840.00 ~ 8' 841 01 L8 840.00 jglQ !ais'LEx Mli!<U!ra~ ~ 630.00 _ 630.00 ~ 6, 631 -Ol-LS 630.00 jglO ~9re~Qnnect. re-channel ex MH I.§ 3,360.00 3,360.00 3.31 3.361 -OiLS .360.1 ~ 'PVC 10" 01 rype 1148" MH Extra Depth [)e-Water Quarry Rock Export Unsuitabla Select BaCkfill Sawcut, demo, rastore road ~onstruct tall1J'lOlIct --"'othole ex utils j'iepair 24" culvert_ Cormect to ex lift sta rrafficcntrl rest and t.v. IHoqulam SS Install & Rd Design & permit fees 48"MH Extra depth 'PVj: 'PVC 'othole exist utils :xport spoils ,elect backfill ;awcut 'rafficcntrl 'ATB 'est and t.v. !aise_ MH to finish grade ~sphI!lLdem~&-,emQ'.'e j3Elmove 9" sLltlgrad~ JDstalLfrushed rock ~ase ]'Classb _StripiQg 48~ CF 29.40 14.259.00 48~ 14,25' 29.40 0 .. 2' LF 44.10 126. 2' 921 44. 0.1 LS 2,850.00 8,550.00 ~ 8,550.00 2,850"' 00' VF 115.00 ~835.00 0.001 f .QQ' 1. f 1. 72! 72! 1261 16,: 126( 3. 3,' 3, ~ JQ 1,890.001 ~ ~ --'-1,890.00 --'M>O L8 1.00 ~I LS I 1. ~-1,260·90 1.00 1\ L8 i.OO r.ooT#r--~I LS I 525.001 525.00 ~5.00 00 11Ls 1,050.00 050.00)# I 11 LS r 1.050.001 1.050.00 050.00 11TS 260.00 ~260.001#r=n LSI 1,260.00)-1,260.00 ,260.00i [8 535.00 535.0Q)#~ --=n LsI 535.00C 535.00 535.001 Subtotall 1 ~1,9~,§O) ~ 71,962.60 0.' Tax (8,8%)1 6,332.711 1 6,33. ,(15%\ 10,794.39 10,794.39 0" 0. liP. cu •• I"1". 89,0_111 ddu'lll 89!1rrij 0,1 LS EA VF _4@lLF -901 LF l&. 4381 Cy 64· 1021 1! 49: ItO 120 75 13.-414. 13,414.00 2,850 8,550.00 315.' 00 --W ~ go 900.00 lOO.OO 10.50 i99.0Q 13.00 .00 1.5: ~ .52 8.000.0( .00 25: 49: ~( ~ 644 ~ 15~ 49: LS EA VF LF ~ l&. Cy 3,353.50 3.353.: l.S JO,QIlO 10,060.50 12.50 2,1: EA _2,137. 6,412.50 78. '""'[ 2: T ~ 49: 9~ i.OO _4f 91 ~~5.00 _225,90 6; 1.63 ~4! 43~ 1.25 2.093. 641 ~ 902.88 1021 2.00 2.000 6,Ojll: 2, 39.001 6,045.1 4931 Ln 0.661~_a25.38 63.251 189.751 31 EA-I 189.751_ 5§~.25 1101 TN I 8.001 880.001 1101 TN] 24.001 ___ 2,~0.1 1101 Cy I 2.301 253.001 1101 tY~_§,901_ 759.1 1201 TN I 4.581 549.301 12QL1NL j3.731 1,64; 60.001 4,500.001# I 751 TN I 15.001 1,125.001 751 LNL ~5.001_ 3,375.1 1,000.001 1,000.001# I 11 LS I 250.001 250.001 11 LS I 750.00) __ 750.1 Subtotal 1_ _ _I 83,752.061 1 20,938.021 62,614,0§ Tax (6,8%)1 I 6,189.751 1 1,547.441 1 4,642,31 (15%) 10.550,71 2.637.68 7,913,03 ~2.52~ 1..1 ~_~_~_~_r~~.;HIi].tflff]ft':'IBiIt!!ll9_Im!1l_ Summary: Grand Total LandTrust Cost Sharing City of Renton Cost Sharing $745,841.20 ($484,548,37) $261,092,83 -. -- 1.' .' .; November 21, 2005 AUDIENCE COMMENT Citizen Comment: Engbaum - Wedgewood Lane Division 3 Preliminary Plat, NE 10th St, PP-05-086 . Citizen Comment: Gilroy - Wedgewood Lane Division 3 . Preliminary Plat, NE 10th St, PP-05-086 CONSENT AGENDA Appointment: Planning Commission AILS: Sister Cities Fund, Renton Community Foundation Annexation: Lindberg, 138th Ave SE & SE 132nd St Utility: Sewer Moratorium in East Renton Plateau P AA Budget: 2005 Year-End Amendments Plat: Wedgewood Lane Division 3, NE 10th St, PP-05- 086 Renton City Council Minutes Page 410 School District, King County, Metro Transit, owners and managers of nearby businesses, interested citizens, and City staff. Renee Korsmo Engbaum, 5424 NE 10th St., Renton, 98059, stated that 185 feet of her property along NE 10th St. fronts the Wedgewood Lane Division 3 Preliminary Plat. She indicated that she had submitted a letter to Council last week expressing concerns regarding the development, and stated her hope that the City and the developer will address her concerns at the beginning of the project. Ms. Engbaum reported that both the City and developer have responded, and a joint on-site walk through of the site will be scheduled. MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL REFER THIS CORRESPONDENCE TO THE ADMINISTRATION. CARRIED. Patrick Gilroy, LandTrust, Inc., 1560 140th Ave. NE, Suite 100, Bellevue, 98005, stated that he is the applicant and the developer of the Wedgewood Lane Division 3 Preliminary Plat, which is listed on tqis evening's consent agenda . He reported that he has been in contact with Ms. Engbaum and City staff, and is working with staff to address her concerns and will schedule a meeting with Ms. Engbaum in the near future. Responding to Councilman Clawson's inquiry, Mr. Gilroy indicated that most of Ms. Engbaum's concerns regard public utility improvements and drainage. He noted that those concerns can be addressed through the permitting process. Items on the consent agenda are adopted by one motion which follows the listing. Mayor Keolker-Wheeler appointed Joshua Shearer, 519 Seneca Ave. NW, Renton, 98055, to the Planning Commission for a three-year term expiring 1131/2008, and reappointed Rosemary Quesenberry, 3609 SE 18th Ct., Renton,· 98058, to the Planning Commission for a three-year term expiring on 6/30/2007. Refer to Community Services Committee. Administrative, Judicial and Legal Services Department recommended approval of an agreement with the Renton Community Foundation to establish a special purpose Renton Sister Cities Fund within the foundation. Approval was also sought for Renton to grant this fund the unexpended balance of the Sister City program allocation in the 2005 Budget. Refer to Finance Committee. Economic Development, Neighborhoods and Strategic Planning Department recommended a public hearing be set on 12/5/2005 to consider the proposed Lindberg Annexation and R-8 zoning for 10.11 acres located east of 138th Ave. SE and north of SE 132nd St. Council concur. Economic Development, Neighborhoods and Strategic Planning Department recommended a public hearing be set on 12/5/2005 to consider extending the moratorium on sewer availabilities for new subdivisions in the East Renton Plateau Potential Annexation Area. Council concur. Finance and Information Services Department recommended approval of the 2005 year-end budget amendment ordinance. Refer to Finance Committee. Hearing Examiner recommended approval, with conditions, of the Wedgewood Lane Division 3 Preliminary Plat; 40-10t subdivision on 12.7 acres located at 5325 NE 10th St. Council concur. Filet PP .. {)S-08/P ~~ -11/2-/iIi'7 CITY OF RENTON " / November 16, 2005 ~/b/l.~n~./ NOV 1 8 2005 t1A.V " -RECENJ=.D alY C1..ffiK"S OFfIlCf Hand ])e/il/~red Madam Mayor and Council Members: RE: Wedgewood Lane III and the Development ofN.E. 10th Street My name is Renee Korsmo Engbaum. My husban<L Mark, and I own a home at: 5424 N.E. 10th Street in Renton (prior to annexation in July 2005, our address was 14522 S.E. 116th Street). Our property fronts the north border (east side) of the Wedgewood Lane III property. My prior comments and correspondence regarding our annexation and the development of the Wedgewood Lane properties are under the name Renee Korsmo (I was married this summer). We are respectfully requesting that this letter and attachments be included and considered as public record regarding the Wedgewood Lane III development. Attached is a copy of my November 14, 2005, e-mail sent to Arneta Henninger, project manager for Wedgewood Lane III. The e-mail lists our concerns regarding the layout and development ofN.E. 10th Street, after we observ¢ CORE Engineering placing survey stakes on what we consider our easement. These concerns were not brought up at the Public Hearing for Wedgewood Lane III, although I attended and spoke at all of the Wedgewood Lane hearings. Not having any prior experience with commercial construction for new development, my husband and I did not fully grasp the magnitude with which our property could be affected and did not think that the easement on our side would be affected. A picture is attached to give you a visual idea of 0QI' area of concern. There is currently not much room to maneuver in this area without impacting our property. When we purchased our property, we were told that the existing roadway (half -road only 12 ft. wide) was on our side of what was listed as an easement (according to sale papers) and that future development of the road would be done on the south side of the existing roadway. Our major concern and reason for the e-mail to Ms. Henninger is the layout of the new roadway (N.E. 10th Street) and easements. Most of our other concerns stem from this layout, if it is indeed moving more to our side. Damage to our house water line seems probable, whether the street moves or Dot, with the heavy equipment and deep digging that will be done to put in the new sewer lines needed to get the sewer lift station u,p and running. There will also be a new water line going in under the roadway and possible replacement and movement of a fire hydrant on our property. Our water line runs paraDel to the existing roadway, crossing over • the culvert that passes under the road. It was completely replaced at our expense two years ago due to a break. The culvert, we were told, wiD be replaced as the roadway is replaced and brought up to City standards. We understand that no matter where the final roadway (and easement on our side for future development -sidewalks etc.), ends up, there will be impact to our property during the construction phase. We are more than willing to work with the City and the Contractor as long as all parties are informed and are mindful of our current concerns and those concerns that will arise as the project progresses. We want to insure that our property ends up in the same or better colldition than it is in now (Le. maintain integrity of our house water line, ,replace culvert under roadway and as it enters our property, as well as maintain some system of retention where the culvert enters our property -currently the land elevation drops on our side, proper street drainage etc.). So far, we have had prompt responses from the City and Patrick Gilroy to our inquiries and concerns. We are presently waiting for more definitive plans, along with definitive staking and marking of this sensitive area (Ms. Henninger is requesting this from the contractor's engineers and surveyors). We are not opposed to the Wedgewood Lane III Development and we are not trying to delay the project. We do, however, want our concerns on record and want to insure that these issues are a4dressed to everyone's satisfaction or agreement. Thank you very much for your time and review of these concerns. I look forward to seeing you at the November 21,2005 council meeting. Attachments cc: Arneta Henninger Patrick Gilroy Sincerely, :i:::u~~ Renee Korsmo Engbaum Mark Engbaum , \ . Comcast Message Center .. f From: maren4@comcast.net To: ahenninger@ci.renton.wa.us Subject: Re: Wedgewood Lane III -Development of N.E. 10th St. Date: Mon, 14 Nov 2005 17:50:33 +0000 Hi Ameta -My husband and I have some concerns with the future development of N.E. 10th Street as It fronts our property (5424 N.E. 10th St.). We have 185 feet of frontage along N.E. 10th that borders the Wedgewood Lane III development. I attended and spoke at all of the Wedge~ood I, II, and III Public Hearings. It was my belief from attending these meetings, that N.E. 10th Street, from our property west to Nile would be improved on the south side of the existing roadway to meet a minimum 20ft. width. Presently N.E. 10th St. narrows to 12ft. as it fronts our property and continues to the east. Our area was recently annexed to the City of Renton and previously this street was known as S.E. 116th St. On Friday, November 11, 2005, CORE Engineering was here and staked out an additional 6 ft. or so on our side of the existing roadway. This appears to be staked as roadway and possibly sidewalk? We have some legitimate concerns with the layout If this Is Indeed proposed as roadway. I phoned you today so that we can have a meeting at our property to discuss exactly what the new stakes mean and so that we can show you our concerns regarding this area which unfortunately has sensitive issues on both sides of the existing road~ay. . If the newly placed stakes are proposed roadway, we have four major concems: 1. It would effectively cut off our access to a usable portion of our land sandwiching it between the roadway and Honey Creek drainage which runs through our property. 2. It would compromise our water line which runs parrallel to the roadway very close to this area. . 3. It would put strain on the existing land (fill from 24 plus years ago) and hand built retaining structure that presently surrounds the drainage culvert as it passes under the roadway onto our property. This area will not support a roadway in Its present form, particularly with the amount of increased traffic from the development. . 4. It would effectively prevent us from fencing our manicured garden and yard with fruit trees and berry bushes. We own an acre and a quarter of land that our home sits on and will need to fence it to protect our property and maintain our privacy as the large development goes In across the street from us. There will be a Public Trail sign on the north side of N.E. 10th Street (across from our garden) with a trail meandering around the large wetland on the Wedgewood property and we do not want the public thinking that the public trail continues across the street onto our private property, nor do we want the new neighborhood dogs running around on our land. We have already had trouble as a rural area with people walking down the road with their dogs, picking our fruit and have been planning to fence before the new housing goes In. Thank you for your time, Ameta, In looking Into this and for agreeing to meet with us on site to discuss these Issues. I left a message for Patrick Gilroy to call me so that he can be included In an on site discussion also. Renee Korsmo Engbaum Page 1 of2 http://mailcenter2~comcast.net/wmc/v/wml437A375AOO0817EDOO0041AC2200763692CB020A9DOEO...l1115/~005 • OF RENTON COUNCIL AGEND.ILL I AU: g~£ Submitting Data: For Agenda of: 1112112005 Dept/Di v IBoard .. Hearing Examiner Staff Contact ...... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. Subject: Public Hearing .. Correspondence .. Wedge wood Lane Division 3 Preliminary Plat Ordinance ............. File No. LUA-05-086, ECF, PP Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept ........ . Council Concur Finance Dept ..... . Other .............. . Fiscal Impact: Expenditure Required... N/A Transferl Amendment ...... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project .. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Wedgewood Lane Division 3 Preliminary Plat was published on October 27,2005. The appeal period ended on November 10, 2005. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 6 through 10 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Council approval of the Wedgewood Lane Division 3 Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnetlagnbilll bh X • '. AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 27th day of October 2005, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this ~ 71-Itday of () d-o b-e r" 111I"~'i'~ ,,"'o(Vo.l1l .... .r:-_~_ _ , 2005.' "~I '~0Jl •• ' •••• l.: L. -;.. ,\ ~::;'\SSIOIV ~ •• ~~ .... ~ " • ~-:.co "'~ ~ ~ /,9 \~or~l'\L. ~"'(J) ~ S:'"' rvr,. tn: !I\ ~ ~ -._ (I): ~ !o; 'A • S ~ ~ \ lJauc .: ~ ~.-\ .. )f, .'~~ ":. "YJI -', ""1"" (';'6 •• ' 0 -,' _ 'L\.', ~-.'.' ~ " ":. ""Q .......... <.,. .~" "':._ If: U.AS'(\"-;-:· . i' I ...... .,,.,, ;t · .... .,"'~,"IIII . Notary Public in and for the State of Washington Residing at 73e-/.l1.e 1/ , therein. Application, Petition or Case No.: Wedgewood Lane Division 3 Preliminary Plat File No.: LUA 05-086, ECF, PP The Decision or Recommendation contains a complete list of the Parties of Record. • • HEARING EXAMINER'S REPORT October 27,2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Patrick Gilroy LandTrust, Inc. 1560 140th Avenue NE, Suite 100 Bellevue, W A 98005 Wedgewood Lane, LLC 1560 140th Avenue NE, Suite 100 Bellevue, W A 98005 Wedgewood Lane (Division 3) Preliminary Plat File No.: LUA 05-086, ECF, PP 5325 NE loth Street (a.k.a. 14429 SE 116d1 Street) Approval for a 40-lot subdivision of a 12.7 -acre site intended for the development of small lot cI usters. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on October 4, 2005. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the October 11,2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, October 11,2005, at approximately 9: 18 a.m. in the Council Chambers on the seventh floor of the Renton City HalL Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Boundary and Topographic Survey Exhibit No.5: Tree CuttinglLand Clearing Plan Exhibit No.6: Preliminary Grading and Utility Plan Exhibit No.7: Open Space Planting Concept Exhibit No.8: Storm Detention Pond Planting Plan ne (Div 3) p&inary Plat 05-086, ECF, PP Wedgewood La File No.: LUA- October 27,200 5 Page 2 Exhibit No.9: Exhibit No. 11: Exhibit No. 13: October 10, 200 Exhibit No. 15: Exhibit No 17: Street Tree Planting Concept Revised Preliminary Plat dated 5 Large drawing of October revisions placement of Str E-Mail Watts to Halinen regarding eet Li hts on NE 10lh Street Exhibit No. 10: Overall Plan of Wedgewood Lane Pro·ect Exhibit No. 12: ERC Miti ation Measures Exhibit No. 14: Trail connections to access roads in Division 3 of Wedge wood Lane Exhibit No. 16: E-Mail Halinen to Watts to Halinen on II x 17 sheet with right-of-way layout and a roved NE IOlh Street la out Exhibit 19: Recommendation #9 to be added to the StaffRe ort The hearing ope ned with a presentation of the staff report by Nancy Weil, Senior Planner, Development Renton, 1055 S Grady Way, Renton, Washington 98055. The location of the third division is west of 1481h A venue SE, and to the east of Hoquiam A venue in the City of Renton. Services, City of south ofNE IOlh, The preliminary plat has been revised. The applicant has resolved the issues with NE 10lh Street alignment and cation for the right-of-way. The revisions pertain to the northern property line, there is the required dedi proposed a taperi ng, one portion will be 21-feet and due to the eastern alignment to an existing narrower road he east, the road will be tapered. The lots are all still the same as previously presented. and wetland to t This plat has gon e through some changes due to the on-site wetlands, stream impacts and location and ds. Both Divisions I and 2 have received City Council approval. dedication of roa Division 3 was r ecently annexed into the City as part of the Wedgewood annexation. Division 3 provides access ween Divisions I and 2, the storm water detention facilities, sanitary lift station and a pedestrian onnecting between the three divisions. connections bet trail that is interc Under the Comp rehensive Plan the site is designated Residential-Low Density and is in compliance with the olicies for that designation. This site is zoned Residential-4, the applicant has submitted and develop this site as a small lot cluster. The site must be developed at the R-4 density, however se the development standards of the R-8 for the lot size, setbacks, and other requirements for on. objectives and p been approved to they are able to u the R-8 designati With the revision s and lot line adjustment that has been proposed for Division 2, it appears that if the proposal s site will comply with the R-4 density requirements. However, staff recommends a new goes through, thi density calculati on to ensure that the density is met for Division 3, as well, Division 2 will be required to ensity. calculate a new d Lots 17,24 and 2 new calculations 5 appear to retain the 60-foot width for comer lots, but once revisions have been completed, will be required. The dedication fI or NE 101" does appear to be appropriate in the revised preliminary plan, Neal Watts is present working with the applicant to make sure the alignment is correct, all other lots appear to be irements for this site will be verified at the building plan review. and he has been correct. All requ Wedgewood Lane (Div 3) .iminary Plat File No.: LUA-05-086, ECF, PP October 27,2005 Page 3 • A landscape plan was identified and appears to comply with all requirements. All the interior and exterior surrounding streets were identified for the record. NE lOth Street landscaping will provide a 5-foot landscape strip along the frontage within an easement strip or Tract. A stream restoration and enhancement plan was submitted, staff would like to make a condition to the plan that all vegetation in the buffer area is to be restored prior to recording the final plat. A Homeowners Association should be established for the maintenance of all landscaping and joint facilities, and shared improvements. As a condition of Wedge wood Lane Division 2 Preliminary Plat and the filling of an isolated Category 3 wetland, the applicant will create a wetland and buffer area equal in size in Division 3. The filled area in Division 2 equals 5,887 square feet and the new wetland in Division 3 equals 6, I 00 square feet. The buffer impact for Division 2 was 16,199 square feet and the new buffer impact for Division 3 is 5,391 square feet giving a total impact from both divisions of 21 ,590 square feet and the new proposal for additional buffer is 23,056 square feet. Kitsap A venue NE is a proposed 26-foot wide private access easement. Code allows six lots, no more than four, not abutting a public right-of-way to access off of a private easement, that is what is proposed here. Lot 21 is actually a pipestem that comes out to Jericho Place. Lots accessing from Kitsap A venue would be Lots 18, 19, 20, 22, 23, and 24. The 26-foot easement narrows down to a 20-foot easement towards the southern end and then it becomes a private utility easement. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. Staff would like to add a Condition #9 to the report that covers the Native Growth Protection Area and will include signage and a split rail fence to protect the area. A recreational trail will be provided by the applicant, which would link all three divisions together and provide public access points. Staff recommends a pedestrian trail easement be recorded for the 6-foot wide trail and a note be shown on the face of all three plats. The trail should be accessible to the public and trail signs are recommended at each point of access from public streets. A maintenance agreement shall be established for the maintenance of the trail and easement. The subject site is located within the Issaquah School District and the applicant will be required pay the School District Impact Fee of$2,937.00. Per the 1998 King County Storm Water Manual, Level 2, the project would be required to provide water quality and detention. The applicant is proposing a combined stormwater facility to be designed with the capacity to handle all three divisions of the Wedgewood Lane development. The combined facility would be located in the northeastern portion of Division 3. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained within the 1998 surface water manual. The site is located in Water District 90 service area. A certificate of Water Availability has been obtained. There is an existing 8-inch sanitary sewer main in NE 10th Street at Hoquiam Avenue NE. The project will be required to extend an 8-inch sanitary sewer main to the sanitary lift station to serve the proposed Wedge wood Lane development. The lift station would be located on Tract E in Division 3, south ofNE 10th Street. David Halinen, Attorney at Law, 2115 North 30th, Suite 203, Tacoma, WA 98403 stated that he is the attorney for the applicant and questioned if the staff reports were all the same, it was determined that they were. He also stated that he sent an e-mail message yesterday to Neal Watts, a proposed layout drawing for the NE loth Street improvements. Mr. Watts replied to his e-mail stating that the layout was acceptable to staff. It was Wedgewood Lane (Div 3) .minary Plat File No.: LUA-05-086, ECF, PP October 27, 2005 Page 4 -e also clarified that the street lights required to be installed by the applicant along NE lOth would be only on the south side ofNE lOth Street. Ed Jones, Core Design, Inc., 14711-29th A venue NE, Bellevue, W A 98007 stated that the September changes to the plat were in regard to the wetland buffers that needed to be replaced when the wetland was moved. The new plat shows that the buffer has indeed been increased and moved with the wetland. The October revision was to the NE 10th Street dedication. The difference is that previously there was 19 feet of right-of-way at the NW comer of Lot 17, now the taper starts at approximately Lot 24. The new density calculations were submitted, the density that is showri on Sheet 1 of the Preliminary Plat have been completed to the regulations of the City. Lots 25 and 29 on the east side of Jericho (Road C) and Lots 17 through 15 have been reduced in width to accommodate the widening ofNE loth. The storm drainage TIR has been submitted along with the utility permit plans, it has gone through two reviews with the City. There is no final permit as yet, that will be issued after the Hearing Examiner writes his decision. On the NE lOth frontage improvements, Tract C and Dare 5 feet in width. Garret Munger, 518 N 59th Street, Seattle, WA 98103 stated that he is the Wetland Consultant that has been working on Wedgewood Lane Division 3 and each of the other divisions as well. The tributary stream that runs from west to east through the project and enters the larger wetland offsite is a Category 3 stream and the appropriate buffer for that is 35-feet. At Honey Creek where it crosses the larger wetland, through the culvert and crosses NE lOth Street is also a Category 3 stream and is shown on the City of Renton water mapping. The Examiner stated that the report says that stream is a Category 4 and now Mr. Munger is saying that it is a 3. Is it Category or Class, just to make sure that the terms are correct. Wetlands are classified by Category and streams by Class. We need to make sure that we have our language correct. Mr. Munger stated that it is a Type 3 water, he was not sure. One other point of clarification is in terms of the Wetland mitigation, there are two areas where wetland will actually be created to satisfy the mitigation requirements for Division 2. These areas are shown in green on Exhibit 15. Excavating, then bringing in topsoil and replanting with native wetland plants, shrubs and trees will accomplish the enhancement. The area of those two combined is approximately 6,100 square feet. Renee Korsmo-Engbaum, 5424 NE lOth Street, Renton, W A 98059 stated that her property borders the large wetland on Wedgewood Lane Division 3. She is not opposed to the plans for this development but would like to have clarification on a couple of things. She and her husband have storm water and drainage concerns for their property. They are comfortable with the plans that they have seen for the storm water retention and the drainage facilities that are being installed. They are concerned as to what impact that might have on their property during the construction phase. She also wondered if the culvert through Honey Creek was going to be replaced and how the tapering of NE lOth might affect their property. Neal Watts, Director Development Services, City of Renton stated that for this type of clustering in the R-4 zone there are requirements related to building standards, peak roofs and decorative trims. When building permits are reviewed they are routed to the planning group, the building department focuses more on whether the building will stand up, types of access while the planning group will look at setbacks and height standards as well as other things. All necessary conditions will be met prior to issuing any building permits. Density calculations need to be correct, they may creep slightly during construction and that is allowed by code. There may he minor changes that occur between preliminary plat and final plat, we do make sure that all changes still meet all conditions prior to final plat approval. Wedgewood Lane (Div 3) plminary Plat File No.: LUA-05-086, ECF, PP October 27,2005 PageS All reports and designs to this point satisfy the requirements for detention and water quality. The! 998 King County Manual is required for this development, it is a higher standard and developed primarily for protection of stream and flooding problems. Just for the record, Class is used for streams, Class 3 and Class 4. Category is used for wetlands. Staff has no objection to using the culverts for the crossings. They will need approval from Fish and Wildlife. Drainage facilities are in the process of being constructed, they will protect the existing neighboring properties and the new developments. The culvert on NE lOth needs to be evaluated, if it is sufficient for a publ ic roadway then it could stay. However, it is an older county road and most likely that culvert will have to be replaced. As the street narrows down from the 28 feet that will be required on the west side of the project, there will be requirements for "No Parking" signs on both sides of the street. If at some time the property were to be redeveloped, the street would have to be widened to a full 32-feet of pavement with curb, gutter and sidewalk. Where the sewer will be running through NE loth, the pavement will be restored to full depth per City standards. Regarding the street improvements on NE 10th, it is a fairly important street in terms of the residential network. There are no streets that connect between Hoquiam and Nile, and the possibilities north and south of here are very limited. People do live on this street and it is not the intent that this street function as an arterial. This will be an additional residential street that provides additional means of emergency response, for service deliveries and as options for the local residents. The cost of both the right-of-way dedications and the pavement will be shared equitably between the north and south property sides. Because there are existing residents on the north side, it is necessary to be mindful of the impacts of both this development and the street to those existing residents. There is a discrepancy in the fact of whether NE 10th is an easement or a right-of-way, there are maps that show it both ways. The property owners to the west have come to an agreement to split the right-of-way dedication, they will do 21 -feet each from the property toward Hoquiam. The wetland on the eastern portion of the site is the cause of the tapering, the street is being moved away from that and the same curb alignment will be maintained for future generations. The developer will pay the full cost for the improvements in front of their property and then a cost sharing agreement with the existing owners where the developer will do the work of expanding the roadway to Nile Avenue and the City will credit them toward their Traffic Mitigation Fees. The Examiner stated that Ms. Weil did not state out Recommendation 9, other than she did want a Native Growth Protection Easement. Ms. Weil stated that Mr. Halinen did provide acceptable wording for staff on the Native Growth Protection to read: "A Native Growth Protection area shall be established and noted on the face of the final plat encompassing the areas determined to be wetland and stream buffer areas. Additionally, a split rail fence shall be constructed along the lot side edge of the Native Growth Protection area with signs posted indicating the presence of an environmentally sensitive area prior to the final plat approval. This condition shall be subject to the review and approval of the Development Services Division." Mr. Watts stated that it is necessary to remember that today the project before the Hearing Examiner is a stand- alone project and it cannot go on without some second points of connection. Whatever form the final plat takes, it needs to comply with the requirement for a second point of access. If Division 2 were completed, that would satisfy the need, but if something happened to Division 2 and/or Aspen Woods, and they were held up this project could not go forward. Patrick Gilroy, Land Trust, Inc., 1560 1 40th Avenue NE, #100, Bellevue, WA 98005 stated that Aspen Woods has drawn their construction permit and they have begun work on the site. I • • Wedgewood Lane (Div 3) Preliminary Plat File No.: LUA-05-086, ECF, PP October 27,2005 Page 6 They will place trees, according to the landscaping plan, that have a minimum caliper of 1-112 inches per tree. Stan Engler, Fire Marshal, City of Renton stated that their concerns have been met in terms of the design and layout of the road system. It is important to maintain the coordination between all divisions for fire and emergency access. The project does improve access to residences already in place. During the construction of this project and improvements on NE 101h, disruption and access should be minimized. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 10:55 a.m. " FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Patrick Gilroy, LandTrust, Inc, filed a request for a 40-lot Preliminary Plat. This Preliminary Plat is Division 3 of the Wedgewood Lane Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City'S responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 5325 NE 10th Street. The subject site was recently annexed and was addressed as 14429 SE 116th Street in King County. The subject site is located east of Hoquiam Avenue NE. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low-density single-family residential uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-4 (Single-family - 4 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5147 enacted in July 2005. 9. The subject site is approximately 12.7 acres or 554,448 square feet. The parcel is a very irregularly shaped parcel that is somewhat triangular. The north and west property lines are generally straight while the east property line slants inward from the northeast toward the southwest. The north property line is approximately 661 feet long. The west property line is approximately 1,317 feet long. The eastern boundary is generally defined by the wetlands and Honey Creek. 10. The subject site slopes to the east with grades of approximately five percent (5%). 11. There are regulated wetlands on the subject site that meet the threshold for preservation. Two wetland areas were delineated. There is a Category 3 wetland located in the northwest comer of the site that extends off the site to the west. The area located on the subject site is approximately 2,717 square feet. It requires a 25-foot buffer. Buffer averaging will be used to allow development of lots and a roadway around it. The larger Category 2 wetland is located along the eastern property line and extends off the Wedgewood Lane (Div 3) Preliminary Plat File No.: LUA-05-086, ECF, PP October 27, 2005 Page 7 site to the east. Approximately 40,000 square feet of this wetland is located on the subject site while an additional, approximately 30,856 square feet is located east of the site. This wetland requires a 50-foot buffer. 12. In addition to the wetland areas, Honey Creek runs along the eastern boundary of the site and an unnamed, seasonal creek flows west to east from the area of the Category 3 Wetland in the northwest corner to where it enters Honey Creek along the east margin of the site. The east to west creek is a Class 4 stream and requires a 35-foot buffer. Honey Creek also requires a 35-foot buffer, which would be subsumed into the 50-foot buffer required by its surrounding Category 2 wetland. 13. In addition to the water features, wetlands and creeks that already encumber the subject site, the applicant will be creating wetlands and buffers contiguous with the Class 2 wetland and enhancing areas of that existing wetland to compensate for the wetland similar features that will be filled or eliminated on its Division 2 plat located west ofthis subject site. The applicant will be creating 5,887 square feet of new wetland in two areas, enhancing 6,000 square feet of existing wetland and creating approximately 11,965 square feet of buffer. 14. While all vegetation in the protected sensitive wetland areas will be preserved, the applicant proposes removing all other vegetation from the subject site to enable site preparation. Code requires planting new trees and landscaping strips along the street frontages. The ,plans, therefore, propose planting approximately 163 new trees and the reintroduction of native pl~nts in buffer areas. 15. The applicant proposes dividing the acreage into 40 single-family lots. The density permitted in the zone is four units per acre. The applicant proposes employing the "small lot cluster" provisions of the R-4 Zone which enables the applicant to develop lots in a clustered pattern to preserve open space amenities. Development would follow the R-8 development standards such as lot size, setbacks and coverage while meeting the normal, 4-lots per acre density required in the R-4 Zone. 16. The applicant's density calculations are based on the gross acreage (554,448 square feet) reduced by the amount ofland dedicated for public roads (61,069 square feet), private access easements (3,902 square feet) and critical areas, in this case, wetlands (42,914 square feet). Staff noted that these calculations did not include a required 21-foot wide dedication ofNE 10th Street, which staff estimated at approximately 4,410 square feet. In addition, a lot line adjustment was suggested to shift property from this division to Division 2 to accommodate a shortfall in that property's acreage vis a vis its density. That could also alter density calculations very modestly. Staff indicated that this appears to result in a density of 3.9 units per acre although staff required that the applicant submit revised figures to verify these numbers. Staff also recommended that the number of lots be reduced if the density exceeds that permitted by code. 17. The main configuration of the plat will involve a tier of lots on each side of a major north to south road. That main road will curve to the west connecting with roadways in other parcels (see below). Two lots, Proposed Lot I, a pipestem lot, and Proposed Lot 2 will be just south of the western curve. A cluster of lots will be located in the northeast corner of the parcel served by a pipestem for Proposed Lot 21 or an easement running between or serving Proposed Lots 18 to 24. 18. The internal road configuration will consist ofthe north to south roadway (Jericho) noted above. It will curve to the west near the southern end of the plat and intersect with a roadway (NE 8th Place) being constructed as part of the adjacent Aspen Woods plat. Another roadway from the west (NE 9th Place) will intersect the north to south road somewhat north of its center and connect to Division I of the Wedgewood Lane Plat. The north to south road will also intersect a newly created and widened NE 10th Street at the north end of the plat. This is the roadway that will require a dedication for widening as well as improvements to connect to the east. This division of the plat, like its companion divisions - e Wedgewood Lane (Div 3) Preliminary Plat File No.: LUA-05-086, ECF, PP October 27,2005 Page 8 relies on infrastructure improvement on adjoining property including Division 2 and the third party Aspen Woods. Though connections required by the Fire Department for life safety will be required before this plat can be finalized. 19. The subject site is located within the Issaquah School District. The City requires a payment to that school district to offset the impacts of development on schools in the Issaquah District. The plat is projected to generate approximately 16 or 17 school age children. 20. The development will increase traffic approximately 10 trips per unit, in this case, approximately 400 trips for the 40 single-family homes proposed. Approximately ten percent of the trips, or approximately 40 additional peak hour trips, will be generated in the morning and evening. The density calculations, after corrections for roadway dedication and lot line adjustment, will ultimately determine total trips for this site. 21. While this plat provides a significant share of the utility and roadway infrastructure needed for Divisions 1 and 2 of Wedge wood Lane, as noted above, this plat depends on similar facilities in those divisions to accommodate traffic, water and sewer as well as storm water control. 22. Stormwater would be routed to the large shared system that would be developed in the east cl'ntral area of Division 3. It would be associated with the large wetland that is located along the eastern edge of the plat. The system would provide both detention and water quality treatment and would be subject to the Level 2 standards of the 1998 King County Manual. 23. Sewer would be provided by the City with a lift station necessary to serve the subject site. The lift station will be located along NE 10th Street adjacent to Proposed Lot 18 in the northeast corner of Division 3. 24. Water would be provided by Water District 90. The applicant has secured a water availability certificate. 25. In order to complete the necessary circulation for this division as well as the others, staff noted that a dedication of widened but still narrow right-of-way for NE 10th Street was necessary and that improvements including but not limited to paving, curb and lighting were necessary as determined by the administrator were necessary and outlined in a Modification approval. 26. Restating the obvious once again, the interrelated nature of the three divisions of Wedge wood Lane and the adjacent but separate Aspen Woods that is west of the subject site requires that they all be completed to provide essential public services necessary for the safety of persons and property that will eventually occupy these various properties. 27. The timing of an annexation for the property involved in Proposed Division 3 determined the order of submission for the three divisions. That annexation delayed consideration of this division, Division 3, till after the other divisions although to a greater extent they relied on much of the intrastructure of this division. CONCLUSIONS: 1. The final, Division 3, Preliminary Plat for Wedgewood Lane appears to serve the public use and interest. It pulls together the elements -roads, sewers, storm water and wetlands -needed by the surrounding Divisions 1 and 2 as well as Aspen Woods. At the same time, it also depends on elements contained in those separately approved plats. The plat creates additional housing choices and although the R-4 Zoning would have allowed more commodious lots, the preservation of wetlands and open Wedge wood Lane (Div 3) Preliminary Plat File No.: LUA-05-086, ECF, PP October 27,2005 Page 9 space, the creation of a trail system and other design features are worthy tradeoffs in allowing smaller clustered lots with R-8 features. 2. The applicant will be preserving almost an acre of critical wetland area and more area when buffer acreage is considered. The applicant will also be providing a trail system for both residents of the plat and the general public. The applicant has provided compensation for the wetlands and the buffers lost in Division 2's development by both expansion of wetland areas and enhancement to existing wetlands. 3. It appears that staff and the Fire Department are satisfied that traffic and emergency services can be safely routed to and through this division as well as the adjoining companion divisions of the plat. In addition, the applicant will be paying standard mitigation fees to help facilitate roadway improvements leading to the subject site. 4. Water and sewer services are available or can be expanded to serve the site. A pump station complex will assist the development potential of the area. 5. Stormwater will be contained by a shared facility and will be governed by current standards for quantity release and quality treatment. The stormwater area should help recharge the critical wetland and provide clean water to this end. 6. The large wetland area coupled with the two creek channels will provide interesting natural features and preserve some of the more rural amenities that will be lost by developing smaller lots in the R-4 Zone. As noted above, these tradeoffs seem appropriate. The wetlands along the eastern boundary will also provide a transition zone to the more rural zoning that the Comprehensive Plan suggests for this site and areas to. the east. 7. The smaller lot sizes again make Division 3 similar to the other divisions and many conclusions are similar. Landscaping will be required for each lot and for frontages. 8. The development should increase the tax base ofthe City and with the offsetting mitigation fees for Parks, Fire and, as noted, Transportation, should not unduly tax the City. As already noted and possibly belabored, until the infrastructure such as all interconnected roads, sewers, and storm facilities are in place, Division 3, this plat, cannot be occupied. Once those facilities are available, the plat will provide reasonable homeownership opportunities for new residents. 9. To reiterate some other issues, the City will control haul routes and make sure that appropriate roads and routes are used. The City will also coordinate the development ofNE 10th Street and preserve its availability for emergency and resident access. 10. Staff will have to finally review the final density calculations and provide assurance that the plat falls within City standards or the lot count will have to be reduced accordingly. 11. In conclusion, the final piece ofthe Wedgewood Lane puzzle will provide the missing part or parts necessary to create a community of some 100-odd homes with appropriate services. It should be approved by the City Council with the proviso that the applicant is fully aware that it cannot be finalized until full provisions have been made for all necessary infrastructures to be in place and operating. RECOMMENDA TION: The City Council should approve the 40-lot plat subject to the following conditions: I. The applicant shall comply with the conditions imposed by the ERe. e Wedgewood Lane (Div 3) Preliminary Plat File No.: LUA-05-086, ECF, PP October 27,2005 Page 10 2. Staff will have to finally review the final density calculations and provide assurance that the plat falls within City standards or the lot count will have to be reduced accordingly. 3. The applicant shall revise density calculation to actually reflect the required deduction for NE lOth Street. If the revised density calculations exceed the maximum net density for the proposed 40 lots, the plat shall be revised to comply with all development standards, including density, lot configuration and dimension. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 4. The applicant shall ensure all open space area including buffer impacted during construction shall be restored and enhanced if required prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to final plat. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 6. The applicant shall establish a maintenance agreement for the shared private access· easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and the proposed 42-foot internal public street. 7. The applicant shall record a pedestrian trail easement and place a note on the face of the plat. Additionally, the trail shall be accessible to the public, thus public trail signs are recommended at each point of trail access from public streets. A maintenance agreement shall be estabiished for the maintenance of the trail and easement. A note on the face of the plat shall be required denoting the public use and access of the trail. These requirements shall be subject to the review and approval of the Development Services Division prior to recording of the final plat. 8~ The applicant shall be required to have all utility maintenance agreements and easements in place prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval of the Development Services Division. 9. The applicant shall ensure that the infrastructure is constructed and in compliance with City standards prior to the recording of the final plat. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 10. The Lot Line Adjustment (LUA-05-1 08) to convey sufficient land from Division 3 acreage to Division 2 in order to comply with net density for 45 lots shall be recorded prior to the recording of the final plat. II. A Native Growth Protection area shall be established and noted on the face of the final plat· encompassing the areas determined to be wetland and stream buffer areas. Additionally, a split rail fence shall be constructed along the lot side edge of the Native Growth Protection area with signs posted indicating the presence of an environmentally sensitive area prior to the final plat approval. This condition shall be subject to the review and approval of the Development Services Division. • Wedgewood Lane (Div 3) Preliminary Plat File No.: LUA-05-086, ECF, PP October 27,2005 Page II ORDERED THIS 27th day of October 2005. FREDJ. KAU HEARINGE TRANSMITTED THIS 27th day of October 2005 to the parties of record: Nancy Weil 1055 S Grady Way Renton, W A 98055 David Halinen Attorney at Law 2115 North 30th, Suite 203 Tacoma, W A 98403 Patrick Gilroy LandTrust, Inc 1560 140th Avenue NE # 1 00 Bellevue, W A 98005 Garret Munger Alder Northwest 5 18 N 59th Street Seattle, W A 98103 TRANSMITTED THIS 27'h day of October 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Rene Korsmo-Engbaum 5424 NE 10th Street Renton, W A 98059 Ed Jones Core Design, Inc. 14711-29th Avenue NE Bellevue, W A 98007 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 1 OO(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., November 10,2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner'S de<.:ision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., November 10,2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing ofthe file. You may contact this office for information on formatting covenants. Wedgewood Lane (Div 3) p"iminary Plat File No.: LUA-05-086, ECF, PP October 27, 2005 Page 12 • The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration af well as Appeals to the City Council. .. .e ... 1 1 1 1 1 1 1 1 1 1 . 1 1 . 1 1 1 1 1 1 1 1 1 1 1 1 . .... 1 1 1 1 1 1 1 1 I ----~- " i /. • , .. ~ j ~. -, i-l • 1 1 1 1 1 1 1 1 i / " , " -..... 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 e ~0If' ~--_.-'-.. ::--. ---- , I -II ';I:. I r-: l 3 ~J-.J " 'P\-/' WED·GEWOOD LANE OVERALL PLAr MA,P July 17, 2005 NTS 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 , CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO{S): lUA05-086, PP, ECF APPLICANT: Patrick Gilroy,landTrust, Inc. PROJECT NAME: Wedgewood lane Division 3 Preliminary Plat DESCRIPTION OF PROPOSAl: The_ applicant. landTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 40-Iot subdivision of a 12,7-acre site located within. the Residential-4 (R-4) dwelling units per acre zone. The applicant proposes to develop the site as "small lot clusters". The average lot size is approximately 5,469 net square feet. Honey Creek runs along the eastern property line. The site contains Category 2 and 3 wetlands and a Class 4 seasonal stream. Stormwater facility and Sanitary Sewer lift Station proposed for this project as well as Divisions 1 and 2 are -located in the northeast portion of the site. Both public and private street would provide access to proposed lots. which shall connect to the public street grid to the north and southwest. LOCATION OF PROPOSAL: 5325 NE 10th Street (a.k.a. 14429 SE 116th Street) LEAD AGENCY: MITIGATION MEASURES: 1. The applicant shall be required tnH"\Ql"fnftn otherwise approved by the City's/P€!VeIIOPIment<t:5E!t1 2. The applicant shall install a silt t""",~""," ... nn be ;n place before clearing and hr""tii"iO -presented in the 1998 King VV~."Y construction of both off-site and 0Il;~n43J1'i1ffprQVE~mEmts tllIIt:liOiMn thE1.drier su'~mer months (April-October) unless lheiMn'lal.'<lto be disturbed. The silt fence shall ';:>IIfl""'<;;'U i..,,'W-r\nfr\rm<>JV'o with the specifications ~"\nt1· .... n shall-be required during the 3. Shallow drainage swales shall be and route the flow away from the construction area to a stabilized established in the ditch by seeding or placing sod. Depending on site ditch with rock to protect the ditch' from erosion and to reduce the -flow rates. the drainage swales shall conform to the specificatiOns presented in the 1998 King Manual. Temporary pipe systeiTJs can also be used to convey storm water across the site. This condition shall be required during the construction of both off-site and on~site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at-the site during the construction of both on-site and off-site improvements as well as building construction. -5. The project Engineer shall submit weekly reports on the status and condition of the erosron control plan with· any recommendations of.change or revision to maintenance schedules to the Public Works Inspector. 6. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 7. The applicant shall be required to provide -a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of ecology's Erosion and Sediment Control Requirements. outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be -subject to the review and approval of the Development Services Division. ... ... 8. The applicant shall comply with the recommendations contained within the revised Wetland Evaluation_Report dated August 15, 2005 and prepared by AlderNW in r-egards to wetland maintenance, monitoring and construction of the ~~ \ 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording ot the final plat. 11. The applicant shall pay the appropriate TraffIC Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. . 12. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the tinalplat. 13 .. The applicant shall comply with the recommendations contained within the Stream Study dated August ~. 2005 and prepared by AlderNW in regards to stream impact during construction of the project and restoration of the areas impacted. '";;:'. ':'. ':<.~" eo Form No. 14 Subdivision Guarantee (4-10-75) Parcel "A": EXHIBIT A LEGAL DESCRIPTION Guarantee No.: 4361-508623 Page No.: 3 The west half of the South 10 acres of the North 50 acres of the East half of the Northeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington. Parcel "A-1": An easement for ingress and egress over the South 30 feet of the South 10 acres of the Northeast Quarter of the Northeast Quarter of Section 10, township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the East 30 feet thereof; and Except any portion thereof lying within the above described Parcel "A". Parcel "S": lot C of King County Boundary line Adjustment No. lO4L0055, according to survey recorded December 23,2004 under Recording No. 20041223900001, in King County, Washington. APN: 102305-9004-03, 102305-9390-05 APN: 102305-9017-08, 102305-9023-00 first American Title 1>6 # 3 T23N R5E E lJZ SE 113th ' . -"'._' .-.-...... • ~... :1'. ;.;. .... F6 .. 15 T23N R5E E V2 --- -... t.. ISt7 u..I¥ 1 1 1 1 1 1 1 1 1 1 1 1 1 __-' 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 J~ft MIL -Kathy Keolker-Wheeler, Mayor CIT-.OF RENTON'. City Clerk BoilDie I. Walton November 22, 20.0.5 Patrick Gilroy Land Trust, Inc. 1560. 14o.th Ave.NE, Suite 10.0. Bellevue, W A 98005 Re: Wedgewood Lane Div. 3 PreliininaryPlat,5325 NE lOth Street LUA-o.5-o.86, PP Dear Mr. Gilroy: At the regular Council meeting of November 21,20.0.5, the Renton City Council adopted' the recommendation ofthe hearing examirtertoapprove the referenced preliminary plat, subjectto conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meetingalb::eqwements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of prelimmary plat approval. If I can provide additional infonnatiori 'or ;tSsistance, please feel freeto call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker-Wheeler CoUncil President Terri Briere JenniferHenning, Principal Planner Nancy Weil; Semor planner ' ':"'-1-OS~5-S-o-ut-h-G-ra-d-y w.-ay---R-:-e-nt-on~,-W:-~-sh-in-gt-o-n-9-8-:-0S-S---(4-2-S)-4-30--6-S-10-I-FAX-' ,-, -(4-2-5)-4-30-,,6-5-1-6-~ * This paper contains 50"10 recycled material, 30% 'post consumer AHEAD OF THE CURVE I-----j~______l___t___it__t______t__f_.l~ ]r---+---I "'----'---L-......1-.JL--L-L--L-.J. _____ . )--l _-;.-___ ~~~~~~~~ ~~~~ ( ~~~I l5/~E!.5'il. ~ \)4: \:~ ~"""-Iii'~t I~ ~~ \ ~c.c.e.~~ ~\~S . ·/~\ct\ n--r-:-rY-1I---r-r-nt~.~~ \5' '5~ ... "",," ~~~",C\.~c. e.calt ........ e.~\:r \ .' re.Aoas \.ric.t'\ c.c.~css ~ . ~\ 'C.~Y\Il~\tt..-\ . 6~4,+-\9' WEDGEWOODLANE OVERALL PLAT MAP July 17, 2005 NTS l I. Patrick Gilroy From: Sent: Neil Watts [Nwatts@ci.renton.wa.us] Monday, October 10, 2005 10:44 AM • L'f: t /£ To: Arneta Henninger; Kayren Kittrick; davidhalinen@halinenlaw.com Cc: Subject: Nancy Weil; srb@coredesigninc.com; dick@northward.com; patrick@northward.com Re: Wedgewood Lane Div. 3--Revised Layout in Relation to NE10th Street Dave Yes, this looks like what we were talking about last Friday, and we can support this alignment. It addresses the concerns of matching into the proposed curb alignment to the west, minimizing impacts to the existing houses to the north, moving north on the east side of the project to avoid the wetlands, removing the existing shared driveway pavement on the north side of the right-of-way, and adjusting the driveways to the properties north of the project. We will be recommending this street improvement proposal to the Hearing Examiner. Quick summary, on the west side of the site, the right-of-way dedication shall be a minimum of 21 feet along NE 10th St., continuing east to the proposed property line between lots 24 and 25, at which point the right-of-way will be narrowed at a taper of 25 to 1 to a minimum width of 12 feet dedication, and then continuing to the east property line at this minimum 12 foot width. Similarly, the new curb shall be installed 16 feet from the existing north edge of the property (area to be dedicated), along with a 5 foot wide sidewalk. Pavement width shall be 28 feet. Moving east, the curb line shall taper at the same taper and location as the right-of-way taper, narrowing the pavement to a minimum 20 feet in width. Street lighting and associated drainage improvements are also required for these NE 10th St street improvements. >>> "David Halinen" <davidhalinen@halinenlaw.com> 10/10105 10: 18 AM >>> City of Renton Development Services Division Attn: Neil Watts, P.E., Director Dear Mr. Watts: In follow-up to our last phone call last week concerning the layout of planned NE 10th Street Improvements, I have spoken to my client (the project applicant) and to Scott Borgeson, P.E. of Core DeSign, Inc., my client's civil engineer. Mr. Borgeson has modified the design plan along NE 10th Street and has made minor revisions to the lot layout south of proposed NE 10th Street-please see the attached drawing. Please review it and email me back to advise me and my client as to whether you find the revised design acceptable. Thank you for your cooperation. Sincerely, Dave Halinen Halinen Law Offices, P.S. 2115 North 30th Street, Suite 203 Tacoma, WA 98403-3397 (206) 443-4684 Seattle (253) 627-6680 Tacoma 1 PROPOSED DRIVEWA Y EXTENSION (TYP) 102:3059,:361 32' ,.--1 21' ROW DEDICATION <"I- I \J1 a \J1 a SA WCUT LINE (TYP) '1 02~3()59 .. ~~62 N8876 100 26 100 2l 100 28 100 100 G'G' 00 \J1 \J1 a a \J1\J1 00 200 \J1\}1 00 \}1 a N.E. 10TH ST. FRONTAGE IMPROVEMENTS EXISTING PA VEMENT TO BE REMOVED 102,3()5936J 102 .. 3059,364 1.5' ASPHALT THICKENED EDGE (TYP) (NOT INCLUDED IN PAVEMENT WIDTHS SHOWN) 28' TRACT D OPEN SPACE 24 113 23 113 22 25'1 TAPER \J1 a 43 ;;:) 20' 18 108 1~ 25'1 I I I 100 ~ _________ ~~5 ________ ~ I I J ~\ \ 21 20 100 I I I I / I 1 I 20' \ \ 102,3059365 12' ROW DEDICATION ~ SCALE: 1-= 40' \ \ \ T i \ \ \ 40 ! \ \ / David Halinen From: Sent: To: Neil Watts [Nwatts@cLrenton.wa.us] Monday, October 10, 2005 11 :28 AM davidhalinen@halinenlaw.com • b~. (1 Cc: Subject: Nancy Weil; srb@coredesigninc.com; dick@northward.com; patrick@northward.com Re: Wedgewood Lane Div. 3--Revised Layout in Relation to NE1 Oth Street Just a clarification on my earlier response. This project is required to provide street lighting along all new internal streets, as well the south side of NE lOth St. The Wedgewood Prel. Plat is not required to install street lights on the north side of NE lOth St. Neil Watts »> "David Halinen" <davidhalinen@halinenlaw.com> 10/10/05 10:18 AM »> City of Renton Development Services Division Attn: Neil Watts, P.E., Director Dear Mr. Watts: In follow-up to our last phone call last week concerning the layout of planned NE lOth Street Improvements, I have spoken to my client (the project applicant) and to Scott Borgeson, P.E. of Core Design, Inc., my client's civil engineer. Mr. Borgeson has modified the design plan along NE lOth Street and has made minor revisions to the lot layout south of proposed NE lOth Street--please see the attached drawing. Please review it and email me back to advise me and my client as to whether you find the revised design acceptable. Thank you for your cooperation. Sincerely, Dave Halinen Halinen Law Offices, P.S. 2115 North 30th Street, Suite 203 Tacoma, WA 98403-3397 (206) 443-4684 Seattle (253) 627-6680 Tacoma (253) 272-9876 FAX davidhalinen@halinenlaw.com CONFIDENTIALITY NOTICE: 1 : ·1 • The information contained in this email, along with any attachments hereto, may contain privileged and confidential material and is intended only for the use of the individual(s) or entity to which it is addressed. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or forwarding of the communication is strictly prohibited. If you have received the communication in error, please immediately notify the sender by return e-mail, or by calling (206) 443-4686 (Seattle) or (253) 627-6680 (Tacoma), and delete the original message and its attachments from any computer. Thank you. 2 PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner! Address: File Number: Project Description: Project Location: October 11, 2005 Wedgewood Lane (Division 3) Preliminary Plat Patrick Gilroy LandTrust, Inc. 1560 140th Avenue NE, #100 Bellevue, WA 98005 Wedgewood Lane, LLC 1560 140th Avenue NE, #100 Bellevue, WA 98005 LUA-05-086, PP, ECF Project Manager: Nancy Weil, Senior Planner The applicant, LandTrust Inc, is requesting Preliminary Plat approval for a 40-lot subdivision of a 12.7-acre site located within the Residential-4 (R-4) dwelling units per acre zone. The applicant proposes to develop the site as "small lot clusters". The average lot size is approximately 5,469 net square feet. Honey Creek runs along the eastern property line. The site contains Category 2 and 3 wetlands and a Class 4 seasonal stream, which shall be deSignated as Native Growth Protection areas within the proposed Open Space tracts. The stormwater facilities and sanitary sewer lift station proposed for this project as well as Divisions 1 and 2 are located in the northeast portion of the site. A 42-foot wide public roadway would provide access to proposed lots, which shall connect to the public street grid to the north and southwest. One private access easement proposed to provide access to four lots. 5325 NE 10th Street (a.k.a 14429 SE 116th Street) ITE City of Renton PIBIPW Department _ WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T ereliminary Report to the Hearing Examiner LUA-05-086, PP, ECF PUBLIC HEARING DATE: October 11, 2005 Page 2 of 14 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8 Neighborhood Detail Map Preliminary Plat Plan (dated July, 2005) Boundary & Topographic Survey (dated February 17, 2005) Tree Cutting I Land Clearing Plan (dated July, 2005) Preliminary Grading and Utility Plan (dated July, 2005) Open Space Planting Concept (dated July, 2005) Storm Detention Pond Planting Plan (dated July 20,2005) Exhibit 9 Exhibit 10: Street Tree Planting Concept, Sheet L 1, L2 and L3 (dated July 20, 2005) Overall Plan of Wedgewood Lane Project Exhibit 11: Zoning Map (dated December 28,2004) Exhibit 12: ERC Mitigation Measures (dated September 13, 2005) c. GENERAL INFORM A TlON: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: North: East: South: West: 6. Access: 7. Site Area: 8. Project Data: Existing Building Area: New Building Area: Total Building Area: HEXRPT05-086.doc Wedgewood Lane, LLC 1560 140th Avenue NE, #100 Bellevue, WA 98005 Residential - 4 Dwelling Units per Acre (R-4) Residential Low Density (RLD) Structure removed Single-family residential; zoned R-4 Single-family residential; zoned R-4 and King County Single-family residential; King County Single-family residential; zoned R-8 N E 10th Street 12.7-acre (554,448 sf) Area N/A N/A N/A Comments Removed N/A N/A \ City of Renton PIB/PW Department e WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T ,ereliminaty Report to the Hearing Examiner LUA-05-086, PP, ECF PUBLIC HEARING DATE: October 11,2005 D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Wedgewood Lane Annexation Wedgewood Lane Division 1 Preliminary Wedgewood Lane Division 2 Preliminary Wedgewood Lane Lot Line Adjustment Land Use File No. Ordinance No. N/A N/A LUA 05-057 LUA 03-053 LUA05-009 LUA 05-108 4498 5148 5147 N/A N/A N/A E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 3 of 14 Date 02/2011995 07/06/2005 07/06/2005 08/25/05 09/12/05 pending Se«;;tion 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Low Density objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element: Housing Supply objectives and policies 3. Environment Element: Surface Water, Wetland, Stream 4. Community Design Element: Site Planning, Landscaping G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND HEXRPT05-086.doc City of Renton PIB/PW Department ._ WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T PUBLIC HEARING DATE: October 11,2005 ereliminaty Report to the Hearing Examiner LUA-05-086, PP, ECF Page 4 of 14 The applicant, LandTrust, is requesting Preliminary Plat approval for a 40-lot subdivision of a 12.7-acre site located within the Residential - 4 (R-4) zoning designation. The subject site consists of two parcels with all existing structures removed. The site was part of Wedgewood Lane Annexation adopted by City Council July of 2005 and is proposed as a small lot cluster development. The development shall comply with maximum density of the R-4 zoning of 4 dwelling units per acre. As proposed, the net density would be 3.9 dwelling units per acre. Small lot cluster developments shall comply with Residential - 8 (R-8) development standards. The lots are proposed to range in size from 4,500 net square feet to 10,579 net square feet. King County abuts the site on the southeast boundaries. Divisions 1 and 2 of Wedgewood Lane project are to the west of this site as are two other preliminary plats (Rutledge/Bent Nose LUA 05-017 and Aspen Woods LUA 04-143) approved for development of single-family dwellings. The Wedgewood Lane development consists of three divisions. Division 1 (LUA-03-059) was presented to the Hearing Examiner on July 26, 2005 for 18 lots. Division 2 (LUA-05-009) was presented August 23, 2005 for 45 lots. Both of these divisions are linked together by proposed Division 3 for physical land and street connection, storm water facility, sanitary sewer lift station and recreational trail. As well as wetland compensation and proposed lot line adjustment for Division 2. Access to the proposed 40 lots of Division 3 would be from a new 42-foot wide public roadway (Jericho Place NE) connecting directly to NE 10th Street and west through Aspen Woods Plat via NE 8tli Place. One 26-foot wide private access easement is proposed directly off of NE 10th Street to access six lots, four not directly abutting public right of way (Kitsap Avenue NE). NE 9th Place, which is proposed to extend to the west to access Division 1, intersects with Jericho Place NE and shall provide access to four lots in Division 3. A combined stormwater facility is proposed to be designed with the capacity to handle all three divisions of Wedgewood Lane. This facility would be located near the northeast side of the Division 3 site. Additionally; a Sanitary Sewer lift station, located in the northeast corner of Division 3 is proposed for all three divisions. Both facilities may have the capacity to handle tie -ins from additional developments in the future. The site slopes from the west to the east side of the site at a rate of no greater than 5%. A geotechnical report prepared by Earth Consultants, Inc dated February 1, 2005 was submitted with the land use application. The site is underlain by Vashon Lodgement Till soils. The applicant proposes to cut and fill approximately 10,000 cubic yards. The site contains a portion of a Category 2 (40,000 square feet on- site) and Category 3 (Wetland C is 2,717 sq ft on-site) wetlands and one unregulated wetland (Wetland B is 1,998 sqft). Crossing the site from west to east is an unnamed Class 4 seasonal stream. A wetland delineation report dated January 19, 2005 was prepared by AlderNW and submitted with this proposal. Revisions to the wetland delineation report have been conducted with the most recent dated August 15, 2005. The applicant has proposed to fill the unregulated 1,998 square foot wetland. Impact to the stream, portions of the wetlands and buffer would occur, either temporarily or permanently due to infrastructure construction (road, stormwater facilities and sanitary sewer lift station). The site is vegetated primarily of evergreen and deciduous trees with a dense undercover of brush, blackberry brambles, and saplings. A detailed tree inventory was provided. Except for the required open space and critical areas, the applicant proposes to clear the site for grading and site preparation. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on September 13, 2005 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the Wedgewood Lane Preliminary Plat. The DNS-M included 13 mitigation measures as listed in Section 3 below. A 14-day appeal period commenced on September 19, 2005 and ended on October 3, 2005. At the time of preparation of this staff report, no appeals of the threshold determination were filed. HEXRPT05-086.doc City of Renton PIB/PW Department _ WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T ereliminary Report to the Hearing Examiner LUA-05-086, PP, ECF PUBLIC HEARING DATE: October 11,2005 Page 50f14 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The applicant shall be required to perform all earthwork activities in the drier summer months (April -October) unless otherwise approved by the City's Development Services Division. 2. The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the speCifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvel)1ents as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge pOint. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the speCifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 5. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 6. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 7. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume \I of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 8. The applicant shall comply with the recommendations contained within the revised Wetland Evaluation Report dated August 15, 2005 and prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 11. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 12. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 13. The applicant shall comply with the recommendations contained within the Stream Study dated August 29, 2005 and prepared by AlderNW in regards to stream impact during construction of the project and restoration of the areas impacted. HEXRPT05-086.doc City of Renton PIB/PW Department • WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T PUBLIC HEARING DATE: October 11,2005 4. STAFF REVIEW COMMENTS .reliminaty Report to the Hearing Examiner LUA-05-086, PP, ECF Page 6 of 14 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 essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision-makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The RLD deSignation is intended to promote a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger-lot housing stock to its inventory. The proposal is consistent with the RLD deSignation in that it would allow for the future construction of new single-family homes and protect critical areas. The proposal is consistent with the following Comprehensive Plan Land Use, Community Design, Environmental and Housing Element policies: Land Use Element Objective LU-DD. Provide for a range of lifestyles and appropriate uses adjacent to and compatible with urban development in areas of the City and Potential Annexation Area constrained by extensive natural features, providing urban separators and lor providing a transition to Rural Designations within King County. The project would add 40 residential lots on a recently annexed parcel with critical areas. Policy LU-138. To provide for more efficient development patterns and maximum preservation of open space, residential development may be clustered and/or lot sizes reduced within aI/owed density levels in Residential Low Density designations. The proposal is for reduced lot sizes in order to preserve approximately 40 percent of the site in open space tracts. Policy LU-142. Undeveloped portions of Residential Low Density areas may be considered for designation of trail easements or other public benefits through agreements with private parties. The development proposes a pedestrian trail through the open space tracts, connecting to the north, west and south tying the trail to adjacent residential projects and public right-of-ways. Community Design Element Objective CD-A: The City's unique natural features, including land form, vegetation, lakeshore river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. The site contains streams and wetlands, which shall be preserved in Native Growth Protection Areas. Additionally, open space tracts are proposed and enhancements to the critical areas are proposed. Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed plat for 40 single-family lots is consistent with the surrounding neighborhood and will provide interconnecting road grid from NE 10th Street and the newly established internal street grid to the west eventually connecting to Hoquiam Avenue NE. Policy CD-15. Land should be subdivided into blocks sized so that walking distance are minimized and convenient routes between destination points are points are available. The blocks are arranged to allow vehicular and pedestrian access points to Hoquiam Avenue NE and NE 10th. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant is proposing to remove all vegetation within the plat, except for HEXRPT05-086.doc City of Renton PIBIPW Department _, WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T PUBLIC HEARING DATE: October 11,2005 eroliminaty Report to the Hearing Examiner LUA-05-086, PP, ECF Page 70f 14 the critical areas. However, per code, two new trees per lot and street frontage landscaping are required to be planted to compensate for the lost vegetation. Approximately 163 trees are proposed per the landscape plan and enhancement to buffer vegetation with reintroduction of native plants. Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retention/detention ponds, and common areas. The applicant will be required to establish maintain all common improvements as part of a homeowners association or maintenance agreement. Policy CD-M. Develop a system of residential streets, sidewalks and alleys that serve both vehicles and pedestrians. The proposed development would have a connecting street grid with sidewalks that would allow accessibility to the north, south and west to existing public right of ways. Environmental Element Policy EN-2. Manage water resources for multiple uses including recreation, fish and wildlife, flood protection, erosion control, water supply, energy production and open space. The proposed stormwater facility shall be designed to eliminate engineered slopes requiring fencing and shall be enhanced to allow passive and active recreations, i.e. public trail. Policy EN-B. Achieve no overall net loss of the City's remaining wetland .base. The applicant is proposing to maintain regulated wetland, with enhancement and compensation for wetland fill proposed off-site in Division 2 of the Wedgewood Lane development. This creation of wetland area will be contiguous to a larger Category 2 wetland and is expected to result in no overall net loss of the wetland base. Policy EN-16. Encourage public access to wetlands for use when sensitive habitats are protected. A public trail and wetland enhancement is proposed for the public use along wetland areas in Division 1 and 3 of the Wedgewood Lane development. Housing Element Policy H-57. New single-family subdivisions should provide pedestrian and vehicular connections to adjoining residential development unless a determination is made that a physical feature of the site, such as a ravine, wetland or pre-existing developed property prevents practical implementation of this provision. Both vehicular and pedestrian connections are proposed to inter-connect all three divisions of Wedgewood Lane as well to adjacent single-family developments. (b) Compliance with the Under/ying Zoning Designation. The 12.7-acre site is designated Residential-4 Dwelling Units per Acre (R-4) on the City of Renton Zoning Map. Small lot clusters serve as a transition between lower R-4 zone and higher density development. A maximum of 50 lots are allowed if within 600 feet Single Family Land Use Designation. Minimum of 30% of the site must be in "significant open space". The proposed small lot cluster development would allow for the future construction of up to 40 new dwelling units and associated plat improvements with approximately 40% open space. Density -In the R-4 zone there is no minimum density. The maximum density is 4 dwelling units per acre (dulac). Net density is calculated after critical areas, public rights-of-way, and private roadways are deducted from the gross acreage of the site. The density calculations provided on the preliminary plat reflected the deduction of public right of way (61,069 square feet) however this area shall be revised to reflect the required 21-foot dedication of NE 10th Street (Please reference Access and Street Improvements section). Staff estimated the additional deduction to be 4,410 square feet (9-foot width by 490-foot frontage = 4,410). Thus the deduction for public right of way (65,479 square feet), private access easements (3,902 square feet) and critical area (42,914 square feet) from the 554,448 gross square foot site (554,448 gross square feet - 112,295 total deducted area = 442,153 net square feet or 10.2 net acres), the proposal would arrive at a net density of 3.9 dwelling units per acre (40 units 110.2 acre = 3.9 dulac), which is within the allowed density range of the zone. HEXRPT05-086.doc City of Renton PIB/PW Deparlment • WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T PUBLIC HEARING DATE: October 11,2005 'reliminalY Reporl to the Hearing Examiner LUA-05-086, PP, ECF Page 80f14 As the required road dedication of NE 10th Street and the proposed lot line adjustment shall affect the net density of Division 3, staff recommends as a condition of plat approval that the applicant shall revise density calculation to actually reflect the required deductions and gross area of the site. If the revised density calculations exceed the maximum net density for the proposed 40 lots, then the number of proposed lots shall be reduced. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. Staff notes that Division 3 (with adjustment of the approximate square footage of additional street dedication) would appear to comply with maximum net density (4.0 dulac) once the proposed lot line adjustment (LUA-05-108) is recorded. Shifting the abutting property line approximately 6 feet between Division 2 and 3, is requested to convey approximately 1,000 square feet to Division 2 in order to make maximum net density for 45 lots (8.0 dulac in R-8 zone). Lot Dimensions -For small lot cluster development in R-4, Residential-8 (R-8) standards apply. The minimum lot size permitted in the R-8 zone is 4,500 square feet. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. As the preliminary plat is currently proposed, lot widths range from 50 to 60 feet and lot depths are proposed from approximately 90 feet to 143 feet. For pipestem lots, the portion of the lots narrower than eighty (80%) percent of the minimum permitted width shall not be used for the calculation of lot area (gross and net lot area should be provided on the plat). The applicant has proposed revisions to lots 1 and 2 in order to provide additional buffer area. Revisions to lot dimensions may occur once the plat is revised to reflect the required dedication along NE 10th Street. Therefore, staff recommends as a condition of plat approval, the applicant shall revise the preliminary plat reflecting the required NE 10th Street dedication and thus the adjusted lot configuration and dimensions. The satisfaction of this requirement is sUlJject to the review and approval of the Development Services Project Manager prior to final plat. Setbacks -For small lot cluster development in R-4, Residential-8 (R-8) standards apply. The preliminary plat plan includes setback lines for each lot showing potential building envelopes. The proposed envelopes indicate the appropriate building setbacks as required by the R-8 zone, including front and rear yard setbacks of 20 feet (15 feet front yard setback for primary structure), side yard along a street of 15 feet and interior side yard setbacks of 5 feet. Setbacks are measured from the building footprint and the property line and any private access easement. For pipestem lots, the portion of the lots narrower than eighty (80%) percent of the minimum permitted width shall not be used for the measurement of the required front yard setback. As proposed, all lots appear to be able to meet the minimum lot setbacks as described above. However, each lot will be required to verify the appropriate setbacks prior to building permit approval. Building Standards -The R-4.zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached residential unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-4 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size, and 50% for lots less than 5,000 square feet in size. For small lot cluster development, special architectural features to include decorative hip or gable roofs with a pitch equal to or greater than one to two (1 :2), windows and doors with decorative trim a minimum of 4 inches in width and eaves projecting a minimum of 18 inches from the face of the building on at least 75 % of the exterior with horizontal fascia of 10 inches. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. HEXRPT05-086.doc City of Renton PIB/PW Department • WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T PUBLIC HEARING DATE: October 11,2005 lreliminalY Report to the Hearing Examiner LUA-05-086, PP, ECF Page 9 of 14 Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. Landscaping -The R-4 zone requires off-site landscaping abutting both arterial and non-arterial public streets (NE 10th Street and all new public roads in the plat). A five-foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way in excess of five feet, this additional width must be landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 % inches per tree must be planted in the front yard or planting strip of every lot prior to final building occupancy. A 10-foot wide landscape easement is provided along the frontage of the site abutting NE 10th Street and all new public roads. All portions of the site not dedicated to platted lots shall be set in a separate tract to preserve vegetation. The proposal contains seven tracts, which shall be landscaped. The proposed tracts are outlined in the following chart: TRACTS USE AREA (sQ ft) Tract A Storm Detention 42,862 Tract B Open Space (NGPA) 14,019 Tract C Ol!en Space 533 Tract D Open Space 1,203 Tract E Utilities 2,040 Tract F Storm Detention 9,874 Tract G Open S~ace (NGPA) 157,261 Tract H (revised planl Open Space/Utilities 1,665 The storm detention Tracts A and F are proposed to be designed to allow passive and active recreation, The total proposed open space (excluding Tract E) is approximately 225,752 square feet which is 40% of the overall site (554,448 square feet). Thus satisfying the 30% required open space to develop small lot cluster. A conceptual Open Space Planting plan was submitted showing these areas to be landscaped and re-vegetated. In addition to the open space plan, a conceptual landscape plan was submitted with the land use application and provides 163 trees of various varieties to be installed. Any vegetation to be disturbed during grading and utilities installation within the buffer area shall be restored prior to recording of the final plat. This is recommended as a condition of preliminary plat approval and for the review and approval of the Development Services Division. According to RMC 4-4-070, landscaping is required for this subdivision. A conceptual landscaping plan was included in the submittal for Preliminary Plats. Several of the general landscape requirements include: on-site landscaping is generally required along all street frontages, except for walkways and driveways; when rear or side yards are along property lines abutting a street, a minimum of five (5) feet of planting area in the public right-of-way; use of drought resistant plant materials. Specific landscape requirements are also applicable to the preliminary plat including those related to: trees, soils, drainage, plants and berms as outlined in the landscaping . regulations. Prior to the issuance of building permits, detailed landscape plans must be submitted and approved. HEXRPT05-086.doc City of Renton PIBIPW Department • WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T PUBLIC HEARING DATE: October 11,2005 'reliminalY Report to the Hearing Examiner LUA-OS-086, PP, ECF Page 100f14 Maintenance for the required street and tract landscaping (as listed in the above chart) shall be established by the applicant prior to the recording of the preliminary plat. As a condition of Wedgewood Lane Division 2 Preliminary Plat and the filling of an isolated Category 3 wetland (5,887 square foot), the applicant shall create wetland and buffer area equal in size in Division 3. The applicant proposed to recreate the wetland area in two locations abutting the larger Category 2 wetland in Tract G as indicated on the revised preliminary plat dated September 2005. The following chart outlines the calculations for wetland creation and buffer impact in Division 3: Wetland Square Footage Filled in Division 2 5,887 Created in Division 3 6,100 (3,500 and 2,600) Buffer Impact Square Footage Permanent in Division 2 16,199 Permanent in Division 3 5,391 total 21,590 Additional Buffer 23,056 Further discussion regarding on-site wetlands and stream may be referenced in Access and Street Improvements and Topography sections of this report. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and 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 Improvement Ordinance. The side lot lines of the proposed lots are at right an~les to the new 42-foot wide internal public roadways (to be known as Jericho Place NE, NE 9t Place, and NE 8th Street). Except of the radius, the lots along the street corners are tiered at right angles. As currently proposed, each of the lots would have direct access to the proposed internal public roads with the exception of Lots 18 through 24, which would be accessed by a 26-foot easement (see additional discussion under Access). With the required adjustments of the plat (see discussion under Density and Lot Dimension sections of this report) the applicant shall maintain the right angle alignment. All lots comply with arrangement and access requirements of the subdivision regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 zone, which are allowed for R-4 small lot cluster development. The lots are for the most part rectangular in shape and orient to the internal streets. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. As proposed, the portion of the public roads (NE 10th Street, Jericho Place NE, NE 9th Place and NE 8th Place) to be constructed and dedicated for this project would involve an intersection thus must meet the 15-foot radius. HEXRPT05-086.doc City of Renton PIBIPW Department • WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T PUBLIC HEARING DATE: October 11,2005 (d) Reasonableness of Proposed Boundaries lreliminalY Report to the Hearing Examiner LUA-05-086, PP, ECF Page 11 of 14 Access and Street Improvements: A street modification was granted to reduce the required right of way width from 50 feet to 42 feet for the proposed Jericho Place NE and NE 10th Place as well as the connection sections of NE 9th Place and NE 8th Place. Access to the site is proposed via these new streets, providing north south connection and links to Division 1 and 2 through Aspen Woods Preliminary Plat. One 26-foot wide private access easements is proposed directly off of NE 10th Street (Kitsap Avenue NE) for access to six lots, four not abutting the public right of way. In order for the applicant to provide the alignment of the extension of NE 10th Street, a 21-foot dedication shall be required. Currently the applicant is showing 12 feet. It appears based on approximate calculations by staff; the applicant would still meet density requirements after the deduction for the additional street dedication. However, revised plans and density calculations shall be required reflecting these requirements comply. Therefore, staff recommends as a condition of preliminary plat approval, the applicant shall provide a ·21-foot dedication, revised plans and density calculations. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. The proposed Jericho Place NE shall connect to NE 10th Street to the north and south through Aspen Woods Plat to Hoquiam Avenue NE. A seasonal Class 4 stream bisects proposed Division 3 from the Category 2 wetland to the east to the Category 3 wetland to the west. The applicant submitted a Stream Study prepared by Alder NW dated August 29, 2005. According to the report, the watercourse is about two feet in width and densely covered with Himalayan blackberry. The code requires a standard 35-foot buffer, which is provided except where the stream would be culverted in order to construct the proposed internal street necessary for city street grid. A provision of the Renton Municipal Code (4-3-050.L8a) allows the construction of a crOSSing. The code specifies criteria to be complied with which is outlined in the Stream Study report. The public streets would be dedicated and constructed to City standards. The proposed internal public roads would require curb, gutter and sidewalks on both sides prior to being dedicated to the City. Finally, the applicant would be required to install street lighting within the 42-foot wide internal public roads In order to ensure safe and efficient access, staff recommends requiring the applicant to establish a maintenance agreement for the private access easement (Kitsap Avenue NE) as a condition of the preliminary plat approval. Staff also recommends a project condition requiring the applicant to install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and NE 10th Street. This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. A Traffic Impact Analysis conducted by JTE, Inc. dated December 24, 2004 was submitted with the land use application. The proposed subdivision is expected to generate additional traffic on the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project. The Traffic Mitigation Fee is based on $75.00 per average daily trip generated by the project. The proposed 40 new residential lots would be expected to generate approximately 382.8 new average weekday trips (40 new homes x 9.57 trips per home = 382.8). The fee for the proposed preliminary plat is estimated to be $28,710 (40 new lots x 9.57trips x $75 per trip = $28,710) and is payable prior to the recording of the final plat. Topography. The site is vegetated primarily of evergreen and deciduous trees with a dense undercover of brush, blackberry brambles, and saplings. A detailed tree inventory was provided ' stating approXimately 539 trees of 6-inch caliper or greater on site of which 53% are either alder or cottonwood trees. Except for the required open space and critical areas, the applicant proposes to clear the site for grading and site preparation. The applicant submitted a geotechnical report prepared by Earth Consultants, Inc dated February 1, 2005. According to the geotechnical report and the King County Soils Survey, the site is entirely underlain by Vashon Lodgement Till, which is considered a moderately well drained soil. HEXRPT05-086.doc City of Renton PIB/PW Department I WEDGEWOOD LANE DIV. 3 PRELIMIN RY PLA T PUBLIC HEARING DATE: October 11,2005 lIaliminalY Report to the Hearing Examiner LUA-05-086, PP, ECF Page 12 of 14 Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the ERC placed seven erosion control mitigation measures on the project and required the applicant to adhere to the 1998 King County Surface Water Design Manual Level 2. A wetland assessment prepared by AlderNW, dated January 19, 2005 was submitted with the original application, due to some wetland discrepancies, revision to the wetland report have been submitted. The most recent report by AlderNW is dated August 15, 2005. The revised report delineated on-site wetland in the northwest section as Category 3 (Wetland C) with a Class 4 seasonal stream extending west to east. Wetland C is approximately 2,717 sq ft on-site thus requiring a 25 foot buffer. The Class 4 stream running within the wetland requires a 35-foot buffer, which is shown on the plat. This wetland is part of an off-site wetland to the east approximately 30,856 square feet in size. The large Category 2 wetland runs along the eastern property line of Division 3, requiring a 50-foot buffer The report states the larger Category 2 wetland, which includes Honey Creek runs along the eastern boundary and requires a 50-foot buffer. Approximately 40,000 sq ft for the Category 2 wetland is on-site. The proposed project impacts areas of the 50-foot buffer. The applicant proposes to compensate wetland impact with creation of 5,887 sq ft of new wetland and enhancement of approximately 6,000 sq ft of existing disturbed wetland area. Applicant proposes buffer area impact of 5,965 sq ft, which will be graded and restored. Additionally, approximately 11,965 sq ft of buffer area will be created. Revised calculations dated September 2005 by CORE Design adjust the numbers to 6,100 sq ft creation and 5,391 sq ft impact. As disclosed during the Environmental (SEPA) Review, the proposed sanitary sewer lift station and sewer line easements would impact wetland and buffer area, as well as temporary impact during the construction of the stormwater facilities. Mitigation measures were approved in order to address these impacts. The wetland and stream reports outline the proposed restoration and enhancement plan for the development. A wetland delineation plan and report prepared by Alder NW, dated August 15, 2005 complies with requirements for creation and enhancement regulations. Staff recommends as a condition of preliminary plat approval, the establishment of Native Growth Protection Areas containing the areas determined to be wetland and/or buffer and stream and/or buffer in accordance to the city code. A note shall be placed on the face of the plat deSignating the area, as Native Growth Protection Area and split rail fence shall be constructed along the perimeters of the tract with signs posted indicating the presence of an environmentally sensitive area prior to final plat approval. This condition shall be subject to the review and approval of the Development Services Division. Relationship to Existing Uses: The subject site was included in a recent annexation into the city. Part of the site was residential use however all the existing structures have been removed. The remainder of the site is wooded containing wetlands and portions of streams. The properties to the north and northeast were part of the Wedgewood Lane Annexation and zoned R-4. Single- family residential deSignation, R-8 is to the west with recently approved residential development consistent with this proposal. To the south and southeast of the site is King County. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. Furthermore, the proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and SEPA fees. The. Environmental Review Committee has imposed a Fire Mitigation Fee based on $488.00 per new single-family in order to mitigate the proposal's HEXRPT05-086.doc City of Renton PIBIPW Department I WEDGEWOOD LANE DIV. 3 PRELIMIN RY PLA T PUBLIC HEARING DATE: October 11,2005 lreliminaty Report to the Hearing Examiner LUA-05-086, PP, ECF Page 130f14 potential impacts to emergency services. The fee is estimated at $19,520 (40 new single-family homes x $488.00 = $19,520) and is payable prior to the recording of the final plat. Recreation: The proposal for Division 3 does provide on-site recreation areas for future residents of the proposed preliminary plat. However, there are existing recreational facilities in the area of the subject property (e.g., Kiwanis Community Park) and it is anticipated that the proposed development would generate future residents, which would increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has imposed a Parks Mitigation Fee based on $530.76 per new single-family. The fee is estimated at $21,230.40 (40 new single-family homes x $530.76 = $21,230.40) and is also payable prior to the recording of the final plat. A recreational trail would be provided by the applicant, which would link all three divisions together and.provide public access pOints. Division 1 conditioned an access for a 10-foot wide pedestrian easement connecting NE 9th Place along Lot 7 and Tract A to Hoquiam Avenue NE. Along the sidewalk of NE 9th Place to Jericho Place NE, pedestrians may access the trail along the 15-foot access and utility easement between lots 35 and 36 of Division 3. The trail then runs north and south within the open space tracts abutting the Category 2 wetland. To the north, the trial runs to NE 10th Street where a public access shall be provided. To the south, the trail would connect through a 15-foot access and utility easement along Lot 19 in Division 2 to Ilwaco Place NE. The Division 3 plat currently shows a 6-foot wide trail, staff recommends a pedestrian trial easement be recorded and a note be shown on the face of the plat, Additionally, the trail shall be accessible to the public, thus public trail signs are recommended at each point of access from public streets. A maintenance agreement shall be established for the maintenance of the trail and easement. A note on the face of the plat shall be required denoting the public use and access of the trail. These requirements shall be subject to the review and approval of the Development Services Division prior to recording of the preliminary plat. Schools: The subject site is located within the Renton School District boundaries. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), .the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Therefore, it is anticipated that the proposed preliminary plat would result in 18 (0.44 X 40 new single-family homes = 17.6) new children to the local schools (Maplewood Elementary School, McKnight Middle School, and Hazen High School). The Renton School District has indicated they can accommodate the additional 18 students generated by this proposal. Storm Water: The applicant would be required to submit a Drainage Report per the 1998 King County Storm Water Manual (KCSWM), Level 2 standards with the project construction applications. Per the 1998 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a combined stormwater facility to be designed with the capacity to handle all three divisions of Wedgewood Lane development. The combined facility would be located in northeastern portion of Division 3. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained within 1998 surface water manual. Staff recommends a condition of project approval requiring the applicant to have all maintenance agreements and easements in place prior to final plat approval. A Surface Water System Development Charge, based on $525.00 per new single-family lot would be required prior to the issuance of construction permits for the preliminary plat. Water and Sanitary Sewer Utilities: The site is located in Water district 90-service area. A certificate of Water Availability has been obtained by the applicant from District 90 ensuring required fire flow is available for the proposed development. There is an existing 8-inch sanitary sewer main NE 10th Street at Hoquiam Avenue NE. This project shall be required to extend an 8-inch sanitary sewer main to the sanitary lift station to serve the proposed Wedgewood Lane development. This lift station would be located on Tract E in Division 3, south of NE 10th Street and to be constructed per City standards. HEXRPT05-086.doc City of Renton PIBIPW Department • WEDGEWOOD LANE DIV. 3 PRELIMINARY PLA T PUBLIC HEARING DA TE: October 11, 2005 leliminalY Report to the Hearing Examiner LUA-05-086, PP, ECF Page 14 of 14 The project is located in the Honey Creek Special Assessment District (SAD 8611) which fees are $250.00 plus interest per new lot. The Sanitary Sewer System Development Charges (SDC) is $900.00 per new lot. Both of these fees are paid prior to the issuance of the construction permit. As all three divisions are dependant upon the connection of dedicated public right-of-ways, stormwater facilities and sewer lift station located in proposed Division 3, staff recommends a condition of the preliminary plat, that the infrastructure is constructed and in compliance with City standards prior to the recording of the final plat. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. H. RECOMMENDATION: Staff recommends approval of the Wedgewood Lane Division 3 Preliminary Plat, Project File No. LUA- 05-086, PP, ECF subject to the following conditions: 1. The applicant shall revise density calculation to actually reflect the required deduction for NE 10th Street. If the revised density calculations exceed the maximum net density for the proposed 40 lots, the plat shall be revised to comply with all development standards, including density, lot configuration and dimension. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 2. The applicant shall ensure all open space area including buffer impacted during construction shall be restored and enhanced if required prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to final plat. 3. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 4. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and the proposed 42-foot internal public street. 5. The applicant shall record a pedestrian trail easement and place a note on the face of the plat. Additionally, the trail shall be accessible to the public, thus public trail signs are recommended at each point of trail access from public streets. A maintenance agreement shall be established for the maintenance of the trail and easement. A note on the face of the plat shall be required denoting the public use and access of the trail. These requirements shall be subject to the review and approval of the Development Services Division prior to recording of the final plat. 6. The applicant shall be required to have all utility maintenance agreements and easements in place prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval of the Development Services Division. 7. The applicant shall ensure that the infrastructure is constructed and in compliance with City standards prior to the recording of the final plat. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 8. The Lot Line Adjustment (LUA 05-108) to convey sufficient land from Division 3 acreage to Division 2 in order to comply with net density for 45 lots shall be recorded prior to the recording of the final plat. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years from the date of approval, the preliminary plat shall be null and void. HEXRPT05-086.doc From: To: Date: Subject: Neil Watts Halinen, David 10/10/2005 11 :28:23 AM Re: Wedgewood Lane Div. 3--Revised Layout in Relation to NE 10th Street Just a clarification on my earlier response. This project is required to provide street lighting along all new internal streets, as well the south side of NE 10th St. The Wedgewood Prel. Plat is not required to install street lights on the north side of NE 10th St. Neil Watts »> "David Halinen" <davidhalinen@halinenlaw.com> 10/10105 10:18 AM >>> City of Renton Development Services Division Attn: Neil Watts, P.E., Director Dear Mr. Watts: In follow-up to our last phone call last week concerning the layout of planned NE 10th Street Improvements, I have spoken to my client (the project applicant) and to Scott Borgeson, P.E. of Core Design, Inc., my client's civil engineer. Mr. Borgeson has modified the design plan along NE 10th Street and has made minor revisions to the lot layout south of proposed NE 10th Street--please see the attached drawing. Please review it and email me back to advise me and my client as to whether you find the revised design acceptable. Thank you for your cooperation. Sincerely, Dave Halinen Halinen Law Offices, P.S. 2115 North 30th Street, Suite 203 Tacoma, WA 98403-3397 (206) 443-4684 Seattle (253) 627-6680 Tacoma (253) 272-9876 FAX davidhalinen@halinenlaw.com From: To: Date: Subject: Dave Neil Watts Halinen, David; Henninger, Arneta; Kittrick, Kayren 10/10/200510:44:13 AM Re: Wedgewood Lane Div. 3--Revised Layout in Relation to NE 10th Street Yes, this looks like what we were talking about last Friday, and we can support this alignment. It addresses the concerns of matching into the proposed curb alignment to the west, minimizing impacts to the existing houses to the north, moving north on the east side of the project to avoid the wetlands, removing the existing shared driveway pavement on the north side of the right-of-way, and adjusting the driveways to the properties north of the project. We will be recommending this street improvement proposal to the Hearing Examiner. Quick summary, on the west side of the site, the right-of-way dedication shall be a minimum of 21 feet along NE 10th St., continuing east to the proposed property line between lots 24 and 25, at which point the right-of-way will be narrowed at a taper of 25 to 1 to a minimum width of 12 feet dedication, and then continuing to the east property line at this minimum 12 foot width. Similarly, the new curb shall be installed 16 feet from the existing north edge of the property (area to be dedicated), along with a 5 foot wide sidewalk. Pavement width shall be 28 feet. Moving east, the curb line shall taper at the same taper and location as the right-of-way taper, narrowing the pavement to a minimum 20 feet in width. Street lighting and associated drainage improvements are also required for these NE 10th St street improvements. »> "David Halinen" <davidhalinen@halinenlaw.com> 10/10/05 10:18 AM >>> City of Renton Development Services Division Attn: Neil Watts, P.E., Director Dear Mr. Watts: In follow-up to our last phone call last week concerning the layout of planned NE 10th Street Improvements, I have spoken to my client (the project applicant) and to Scott Borgeson, P .E. of Core Design, Inc., my client's civil engineer. Mr. Borgeson has modified the design plan along NE 10th Street and has made minor revisions to the lot layout south of proposed NE 10th Street--please see the attached drawing. Please review it and email me back to advise me and my client as to whether you find the revised design acceptable. Thank you for your cooperation. Sincerely, Dave Halinen Halinen Law Offices, P.S. 2115 North 30th Street, Suite 203 I CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING I On the 5th day of October, 2005, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Patrick Gilroy, LandTrust, Inc. Contact Wedgewood Lane LLC Owner (Signature of Sende J:.. • ..,L:.~~~~~~:I...!:l~~£a:~-_______ _ \r=-~~""~ CHARLES F. KOKKO NOTARY PUBLIC COUNTY OF KING STATE OF WASHINGTON COMMISSION EXPIRES I certify that I know or have satisfactory evidence that Stacy Tucker MARCH 19,2006 signed this instrument and acknowledged it to be his/her/their free and voluntary act for the' uses and purposes mentioned in the instrument. ~ """7.2//" l _ Dated:· '1t>/~/o~ ~ rJ{(M~ I Notary Public in and for the State of Washington Notary (Print): C k..;!vJ F r.JUbJ My appointment expires: 3/(9 70b Wedgewood Lane Division 3 Preliminary Plat LUA05-086, PP, ECF , Kathy Keolker-Wheeler, Mayor CITVIF RENTON Planning/BUildinglPublic Works Department Gregg Zimmerman P.E., Administ~ator October 5, 2005 . Patrick Gilroy . LandTrust, Inc . . 1560 140th Avenue NE#lOO . Bellevue, WA 9.8005 SUBJECT: .····Wedgewpod Lane DiVision<3 Preliminary Plat' LUA05-:086 . Dear Mr. Gilroy: " ", ',' -.:, This . letter . is toihform you.:that the appeal period 'erjjj~d Or:! OCtober 4,2005for the Environmental Review Committee's (ERC) [)e.tenninatioli ofNon~Significarice -Mitigated for . theabove-teferenced projec{ .... ' .. _. >,,<"". . ". ...• . ,\' '. . .... .. ' .... . No appe~ls . wete filed on the:I;RG d~ter~I~~ti()r:I;.Thjs deci~ion: .isfimiL. The, applicant . must'· .. comply with all ERCMitigationM~asur'~~oLitlined'Jrlt!leRep.ort andpecision dated September .' 13,2005. A Hearing Examiner Publi({ He~ring ha~ bOOn, scheduled for October 11,·2005, -. where additional conditions maybe issued; The applicant-6r-represent~ltive( s )'of the-applicant .' are required to bepresEmt. Enclosed is a copy bfthePreliminaryReport to the Hearing Examiner for your review. . . . -.' . ." If you have anyque~tions, please feerfr~~ t?contactmf3·at'(425)·430~7270~- Forthe Envircjnmental Review Committee, .. C\~Qn Nancy Wei I Senior Planner cc: Wedgewood Lane LLC IOwner. . . . . ------------·~10-5-5-So-u-th-G-r-a-dy-W-·-ay--~R-e-n-to-n-,W-a-s-hl-'n-gt-o~n-9-80-5-5~--------~>~· . * This paper contains 50% recYcled material, 30% post consumer . AHEAD OF THE CURVE • , CITY OF RENTON Klithy Keolker" Wheeler, Mayor PlanningIBuildinglPublic Works Department- GreggZimmermao P.E.,Admioistrator September 26, 2005 Edgar Jones PE CORE DeSign Inc '.14711 NE29th Place, Suite 101 Bellevue,WA 98007 . · Dear Mr; Jones: · SUBJECT: WE~EW()OD·.. PLAN REVIew 2 U050121 I have completed myreviewof .the abpvepJans for .the iri~tal/atlon of me storrndrainage,: • . ~nitary sewer;str~et improveme."tsand stree~ lighting. Aiihough everyatlempt has been· made to do. a' thorough. ~vi~there. will beadditionaJ:oomments as . stippJerrie~~--' information beGO~s: ·available: . The applicant a,nd . e'ngineerare cautionedthaf .. '. informalioH coiitainedOln-thisreVie'li maybi(sI)I)Jett-to .. rnOdffic.ation.a~/or::OOtlCurrenCebf··· 'official decision maker's· (e.g. H~?nhg Examinerand .GifY.,pouncil). 'A: set pf redJinesJhat, .' . . supplement the written cooirJ;lehts hits beeilprepar~. for'~ygur' COIlvenierl(~.· ¥olrmay·· .. ·· · 'piCkthem up atthe. Customer'SeryiceCOuhter ·onthe·6th~fJ6().r·tlere atCity HaIr. .' .' '.. . . . , '." ~. . . . . ',. . . '". ~ . ," . . ..... , - Road and Grading~Not Approved. .'. . . ,~~,d •• ;... • '.' • • .' Add the' words' 'Holizi)ntal ·and\l.ertlcaIControt;lC:Hhe. title. street title'bIOck: . ~ ", . ". . . •. .' Sneet C3.02· tabetthe"1:jot~~iCfihl:hifea(j"hciQdethe caieg'ory) .. : .... . '.: ... • . label ths·splid".line. $.how the table:fofthellne ·numberS .. ·.··, . . ." .: :., • label the dashed line: .'" . .Sheetc3.03~and C3~3J.:-The. froritageimprovemeot$6hNE10th St need to 't>edear .. ' on the' plans frontihg W~dgeWoOd3toNHeA.ve·.NE(148th~A"e 51;), .' Note 1hat NE' 10th St is required ~obe':tmproved to cl' minimum" WKfthof 2(ffeel of pavement . frotn .theno·rtheastcbmer of the pr-oPosed··WedgeW900· 3 to':NlJe AVeNE.RefeT~rice sheet . . C3.03 .. Thi$. sheet needs:toShowth~t t~e~lraclor.is to' continue', paving' tO~getthe . . 20' requirement extetideq ti> NUe Ave:NE~Ttie north/south toad drciffedis not 'abe'ed' buUhe station at the iritersectioncatis if out as 146th Ave NE;. Going~, to ,sheet Qt03 the same F9ad.is clearty Ic;lbeled as 148th Aye NE. . ReVise aI/sheets necessarY to. show contractor to pCjJve to Nile Ave NE (148thAve SEl. . . •. .' Sheet C3:03.and G3.3L-Ttle planS need to label the qu~rter section line on the road planatSE 116thSt. Looking at the KC 1/4sectiori andOsing"thestationi~g-that you' . ·are shoWing' on the plans from the northeast. comer of your . project to . the statioili'l9' . intersection you are shoWing shoWs 661.51 feet whiCh tells me that the road.yot,l are shoWing (C3.03)is 148th Ave SE. Check itplease. . • Sheet C3.03 and C3.31~ This project IS required to dedicate2t feet of additional . right-of~way. Revise the road plan and typical section to show 21 feet south of the existing (Wedg~wood 3) property line to be dedicated .. The typical sectjoil should shQw a 5'. sidewalk adjacent -to this new south right-of-way line, then cl,lrb,' gutter then a 28' pavement section then a thickened edge on the northside. What is Currently the existing (Wedgewood 3) north property line will be (for the 'purpose of this description) the centerline of the new pavement section. The project is still required to do the dedication so the property line will move to the south. Once you have the .~ -------}-0-5-5 -So-u-th-G-=-r-a--:"dy-W.----ay---R-e-nt-o-n,"""'W.--a-sh:-:j-ng-to-n-98-0-55----~--R E N TO N .... / . Wedgewood .09/2712005 .' · revised right-of-way in place I recommend that you notify the surveyor to take a look at those lots to verify if they meet· the minimum' square. footage . and density:·· .. .. requirements for this zoning. This needs to be identified as soon as possible to avoid · any unnecessary qelays in the project I have. already' I notified the City 9f Renton' · p!anner of this concern. , . '.' '. . .' . :. . Sheet 03.31. The road typical sectionne.eds to be modified to show thatthe .4"C/"8 .. ·· '. . calls outa minimum of 2 lifts ... '., . ..' ' .. ' ".' , :. .' .,.. ~.. Parking wULonly beailowed ,on the sOl,Jthslde of t-lE 1 OthSt-~loOg n~efront' of.: " <, ViJedgewood3; . . ... _. '. .' ,..... '. '. ,. '. ..' •. .... . '; . ....... '.' .•.... ,.. . Sheet (;3.31. The plans need to. show a typical section ·ont<itsap Ave NEThh5.·: '. • . .. '.:' '. ; gpiqal secli9nJleeds to $how .a26~e~ementWith,a:20'Ravem.ent secti9i't· . The: , . , .•.... .•.. .. . ":p~verT1ent,s~on':$haJl:be4" asphalt(minimum~lift~)ovElr6"crushedr{)ck '. ' ... ', .. ' .' , • ~.' . Sh,eet C~.O'1 ~ .• ,fis:reoorTlme'ri4ed that y6uiricr~a~e the :entrari~ radii~at tf0qufam Ave::', . . .:, NE a"d,NE 7thPltc>,~5'", .this wouid 'be 'eonsistfmt Withth~.appr~intQAspen:'. ,0.,':. '. : •. ,," ' •. :~:sg;~1~~Jfti~~~~~i~m ~ve;.NE street im~rovements' tphave a 51/2':'..' .'. ;.. . . . . . . .sid~~lk, . Thjs is,tQ. De cOJ1~iste~~ wi,th Aspen WOOds" . " '" ' .. '. ,..::.' -. . .' ...• ", :' ',: -, )", .. ' o ••••• ". _. ~" •• .. . . . ·i';:~,!'«'. ..', , • < ',':r~uired,typiCaI • . " " '" ·····.··.····:~~~l~i~· .~n=,iI1~<,····· ....•.. ,. :c·,A~:Ga atlhek-Sta~ .ahdIJE4$~'29;;:May, r: .' . . ...... .' ': Sl)g,g~st~atYPuput~. .• . goos,in·;fip.)tput$'in the: ....... , , .>.CSandyoobOth.show'the. . .' . "., " " . " ", ..... . :" ':.'~. : . ,,·· .. :··'SheetC4:23.LabeINUeAve:NE;Jn·', .'. : . ~ .... "'. :~ ~ .,: . .. .: .. . ~. .,. -;, <,." ," .. ~ .. -.. - .': .... .. '.' :8anitarv SC;wer::..ApproYedWifhCbnditions.· " . .' , . . . . . ,.-,; .:' $he¢tC·q.01. 'Why did the. lot numbers c.hang~?,· '. :. , . ..... ....• . . • "~ . ·.·Sheet·es.01 ••. , . Call .:out : the '. sewer' stub mihjniuni.'pi~ . diameter (~")'j minimum slope .: .: .. ' . ,~ (2% rand ma,terial.· . .... '. . '. . .... . '. . . ...... .' . . .. ' . . • .... Sheet C5.01.See:MH#190n'redlines.ln ,ord~r to' get separation·~onthose. .' .. sidesewers relocated the MH a few feet southi extend an S"tothe north ending Withe . , ,'C9 on 'the jot 25t0get the separation ()n those sidesewers'. . . . .. . .•... ·Sheet· 05.04. Edifthe' callout 20'; utility Esm't . to in elude City of Renton sanitary .~ . sewer. .' .' Wedgewbod o9i27/2005 • Street LighHng~'-Not approved . . . .' . I understand that·you are'working on the street· lighting plans and will submit them as soonasposSible t<;uivDidunnecessarydelays in the project(s);" ,. Water-Not approv.ed .... . '. . '. '. . . .... ...... . . J t)oderstand )hat thewateFllla"tlJirnprovemenf.plans Vii" ·be submitted aS~oona~ tI:leyare ... '. '. aVailabl~. . ....... . " .. "', . .' . " . . . ' .. : "'. , .".", . If you . bave~lIiyqueStJonf>, pl~asecolltact:rn~~t 42~30~.7298.Piease. r~tutrl the redline~i, . . with your ne~stibmi~t Tha.1~,yOUfQry(jt.Jr(;()0p:~~idlJ:·;: : '. " .' , "::., .-; , .... ,"" .............. s7£~~ ............ .... . c~~.b~n········~···-'~· t\D,S-!I'lh~ . ' . . .~ ~ - " .. " ... ~.::'. ...•... . ;" . . -: '. ~ : -",: "'f,.-:' . . ' ~. " ... .. ' ...... !. ":;:.-;:: 'r-' .: : .... _". -.:: . ~. .....•. : .... . :-..:. ; ," . ". '. "": .", .. : . :',. ' '. ';-.)':. '., . . ' .' .... . , .. ' .', .~. ,"I.. .•• ,' : ..... . .: ... ' .......... , ... ' .'. ".: ...... :, .......•. . "'" . :' . ,. : .~ . ;: .. . .... ,.' . . , ..... .' . .-,.' ·.t ' .. " i .. . " .. •.... ,,"j " , . . ~ ... ~.;\: . · :-.:.-.-.:' . ":".' : ..... : . '. . '~ . ':,". " ',".' .'.-. ," -. ",.-." .. '" ; .;. ..... ' .. ' .... " '~. ':': .... :.: ' · ::.' .. :.... ":' .. ;.';. .... ';" . .... ; .... : . . ... ,;: . . ..... . '.:.' .. " . ': .... . ... : . .~ :. , .:' .' '.,.. ~. \ " .' . .' . ':. . .."'. : . :-. .:. ~. :. ;' " ;.:. ~ ' ..... : •.... · . .:. .. .: .. ,: . ',~'. : . ' ... ' . ..... ,.:' ~: . .~ -"!" . ,':~ . . .' .~" . ..... ... ,.: .... :, Kathy Keolker-Wheeler, Mayor CIT~F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator September 16,2005 Patrick Giltoy · . LandTrust 1560 140th Avenue NE, Suite 100 · Bellevue, W A 98005 \.. . .SUBJECT: . WedgewoorlLane,Divlsioli 3 .(LUA 05;;086) RCCluest for Modification-Street Width 'Reduction Dear Mr. Gilroy:' .. . We have reviewed the propOsed street mOdification reques'tassociatedwith the proposed single- farriily residential short plat located generally aftheintefs¢c~on ofLyons~lac:e Nn and NirlOth . Street This is an infill d~velopmentin rapidlydevet~ping~awithtwo proposedacc~sspoints ... ' The eXisting st:reetSare pavement-withs()me~ Jx.1d&tiian iilIp~§yements or uhcierconstruction: " The proposedmodiflcation requests toalipw th~ propOsed.neWfo~d widili to be reduce&to42-.. '.' .' .feet throuihout thy Phit with st~<:fufdcross-s~tioIiof 32~feero( PJiyeIllent, parking;cutb, gutter and,side'waIkonbothsides. This wilfallow thecteationo(addition'aIl()ts wltfithe constraints' ':shape,size and wetlands.~:: , ," . ,:" ... ,' ... ". . . '. The Street Modification req~est is hereby,appmv~d; ':.:., .' .-, _ ... -, ..... _... " . " .... ,-.. ::.:.:. ., ... city Code 4-6-050 (~t Standards}req~jre,(fujl;¥t improvements for' all adjacentrights-of-· .' . ;w!1yfor,withiil,anddedicate~bY)H)latTh~reare:afs6Certaln)tMdardsforwidth ofdedicatiori ..•. ~ '. for propOsed streets to beadctedto'$.eCitygrid. One'of these·lsthti:42;..footwide.dedicatioil . with 32 feet of pavement, 5~foolsidewalk .. andcurb, andstreetligllfs·:thisallows full use of the street in I:lormahnanner. .,' . '. . . The City c~ nmdify 'street improvements for ilew·phitsifthete are practical difficulties in . . ' .. ,carryingoutthe'provisions oftheStreetlInprbvement Ordinance. TbeModification ProCedure~ as defined iri Section4~9;..250D clearly statesthecriteriaforapprov~by the department . Administrator.ln.order for a modification to be approved, the. department Administrator must, ;' ... find that a specialindividual' Il?ason makes the strict letter of this Ordinance impr~ctical, tllat the modification is in cotifonnity with the intent and purPose of ~s Ordinance, and that such modification:' . . . · (~)Will me~t the objectives and safety, function, appearance,envirorUnental protection, and maintainability intended by this Ordinance, based upon sound engineering judgment; and·. (b) Will not be injurious to other property(ies) in the vicinity; alid (c) Conform to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and ------------~IO~5-5~So-u~th~G-r-a~dy-W~ay--~R-e-nt-o-n,~W~a-S~hi~ng-t-on--98~O~5~5------------~ ~ This paper contains 50% recvcled material, 30"10 ODSt consumer. AHEAD OF THE CURVE ;. Patrick Gilroy . September 16, 2005 Page2of2 . ,,' . , •• (e) Will not create adverse illlpacts to other properties iii the yicinity~" . 'Meets objectives and safety, function: Duetotbephyslcalconstraints witrunthe parcel atthis' .' location, due to the wetland'andconnectit)Iliequin~fuen~swi~h adjacent plats, staff supports the. . .modificationreqoest.' The intent of public and 'emergency~cCess:'and pedestrian amenities ismet . . . with the propgscil, astbeie ism> r~()ti(min'the.payenlent wld.th·ot sjdewalks:Theproposed· roadcross-:seCtion ll1eets theniiniinum.startdards providingfwo.lane·sof traffic~parking,' critb:" . gutter'arid sidewancs on a)lfro.ptages. ' '. . . . .' .' '. .' '. .'. ..... ...•.. .... Not injlIlious~r adveiselyinipact adjacentpro~rti~s: Adj~l(;entprope,rti~s ~n()t injUred nor . '. ·adverselytmpacted.asall:dedicatl'orts:are froIilthe . . . . ',' . ..,.. . . . .. . '. '. . . . ~. . . . .. ~ . . .' . '. . " . " ...... ,' " ·.{:!i:tys~(netWqrk is'Inet ..... '..... . '. " .. • 't6'~e C()ni\ect1.on$lri~speIl·; ••.. ';.' '. ' ., . ..;, parcelis·R ':~(Siilgl~ .• '~ . ,,,",,,,,,nJ,,,,nlrJ. Dumber of lots' that stiii.· I1ll·ii1.~i1iamll: 'l'n .. e:~~:~ary for .~lr: •.. · ... ·· a'iou~firi;;:,(14) ~lay. ..; .'. dnJtiJtj'str~ti'~ede¢isi()Iimu$the' ..;" '. ~ ~eiIlber.30·;20()5;i·· ,:".:~, ": ' . . .' ~ -, . .'-. . ,.:. ," '" ,", ,Appeals must be fil~'i~ writing .'. . appliC3qonJee.with~Hrianng':',:: .,"" .'. Ex~ner, Cityof~eiiton. ~055 S'?4~' ." .'WA'980S5~:tityofR~ntoIl:.. ..•. '~ .... ",', .. ', .,. '" ,I 'MUnicipal COde ,SeCtion 4-8-1 W gQvems' . .1t~a${ler.:Ad4itioha1 ifiIQfin~#9n, .' . , regarruhg the ,appeal process may be ,obtaIned from the'Renton City Clerk's Office, (425) 430-'.; . ',':"', ".' "~;:'651O;<' ' ": .'. ' , ', . ......... ., . ".-. ,~ . '. '"...... _.' . ,.... '" ... ' .... ," ,Sincerely,. .,' <.-.... :. ~. ' .' ~"'1\:~~~ '.'.\~~\\-~" " ,·KaYren Ki~tri.~k .,.-", . ',' .Development Engineering Supervisor .' . PUblic Wodes Irispections & Permits cc: . Neil Watts, Development Services Director Stan Engler, Fire Marshal Nancy Weil; Senior Planner Arneta Henninger, Engineering Specialist Land Use File ..... ,', ". -,' . . ':,' .-, .-,:.,-. ,":--. ".: 'I .. ::. "':: :-. ..... . . ' " ... ',,:-'.:.' .,,' . ":. ,). -. .~ On the ~ day of September, 2005, I deposited in the mails of the United States, a sealed envelope containing ERe Determination documents. This information was sent to: Agencies See Attached Wedgewood Lane LLC Owner Patrick Gilroy, LandTrust, Inc. Contact (Signature of Sender).:....: ...,Jt.~~~~.....:."S:z...!:~::.=..~------------ SS COUNTY OF KING I certify that I know or have satisfactory evidence that Stacy Tucker -..."' ...... "", signed this instrument and acknowledged it to be his/her/their free and voluntary act for the.JiS~ ~1J~1.~'" purposes mentioned in the instrument. ~/.''?-~'':'-';'iOAj"''~)'' a . . . ;' 9:' .. ,~';;r-' ~-I;.' •• ' "0 " Dated: /'1) -(p-OOoVu~t-< I' ~.:"ct~OTARY ~\ ~\ Notary Public in and for the Sate of W hing orl,q 0-en: / Notary (Print): My appointment expires: A-r:?I Yl t::("h--h-A J,-C/}(~r c.3-/q -o~ Wedgewood Lane Div. 3 Preliminary Plat LUA05-086, PP, ECF template· affidavit of service by mailing , • UBLIC : :-" ~'. : ,. I ~~!'19-()ro./ o~ .~ .. 'I . . -~ . \ \ Of: IAI '!A\\s,I3-..: \\, vv'AS ~ __ - '''Il.,'~",~ .. '"';,., .. Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt • AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. * c/o Department of Ecology 3190 160th Ave SE Attn: Karen Walter or SEPA Reviewer 39015 -172M Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation * Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMTs, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing ~ ~ ~ ~ ~ STATE OF WASHINGTON, COUNTY OF KING} AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Tom Meagher, being first duly sworn on oath that he is the Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notiee in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on September 19,2005. The full amount of the fee charged for said foregoing publication is the sum of $126.00. ~ \\\\""""'/. ~".. \... B ~"I. ~ °r~~o.;.4~.~»O\' Tom Meagher $ ..., '1,.. ~ Legal Advertising Representative, King County Journal = EXP. : s.ubscribed and sworn to me this 21st day of September, 20~~ 04/28/2009 ~ i . ~~(;~~~6$' ~ ~t>.., 'P:: "'1. 'P WAS\\:':.~"'\; Jo . Barton . 111""m"\'\~. . Notary Public for the State of Washington, Residing in Auburn, Washington PO Number: Cost of publishing this notice includes an affidavit surcharge. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Com- mittee has issued a Determination of Non-Significance-Mitigated for the fol- lowing project under the authority of the Renton Municipal Code. Wedgewood Lane Division 3 Preliminary Plat LUA05-086, PP, ECF Location: 5325 NE lOth Street (a.k.a. 14429 SE 116th Street). The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 40-lot subdivision of a l2.7-acre site located within the Residential -4 (R-4) dwelling units per acre zone. The applicant pro- poses to develop the site as "small lot clusters". The average lot size is approximately 5,469 net square feet. Honey Creek runs along the eastern property line. The site contains Category 2 and 3 wet- lands and a Class 4 seasonal stream. Stormwater facility and Sanitary Sewer Lift Station pro- posed for this project as well as Divisions 1 and 2 are located in the northeast portion of the site. Both public and private street would provide access to proposed lots, which shall connect to the public street grid to the north and south- west. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 4, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Exam- iner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governe<i by City of Renton Municipal Code Section 4-8- 110.B. Additional information regard- ing the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on Octo- ber 11, 2005 at 9:00 AM to consider the Preliminary Plat. If the Environ- mental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the King County Journal September 19,2005. #849422 • ,,,, ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Wedgewood Lane Division 3 Preliminary Plat PROJECT NUMBER: LUA05-088, PP, ECF LOCATION: 5325 NE 10th Street (8.k. •. 14429 SE 118th Street) DESCRIPTION: The applicant. LandTruat Inc. I. requesting SEPA environmental review and Preliminary Plat approval for a 4O-Iot subdivision of 8 12. 7-ecre alta located within the Ruldentlal-4 (R.04) dwelling untta per acre zone. The applicant propos.s to develop the site .8 "small lot clumra". The overage lot size I. approximately 5.469 net square feet. Honey Creek runa along the eastern property line. The alta contains Category 2 and 3 wetlands and 8 Clas. 4 ' •• 80nal stream. Stormwater facility and Sanitary Sewer Lift Station proposed for this proJect.8 well as Divisions 1 and 2 are located In the northeast portion of the site. Both public and private street would provide acce •• to proposed lots, which shall connect to the public street grid to the north and louthwest. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental detennlnatlon must be flied In writing on or before 5:00 PM on October 3. 2005. Appeals must be filed In writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. AddltlonallnfonnatJon regarding the appeal procell may be obtained from the Renton City Clerk'. Olllce, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON OCTOBER 11, 2005 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS.NOTICE WITHOUT PROPER AUTHORIZATION Pleas.e;lnclu~e;!hl!:jI~oJe.ctNU!JIEl.!'I'I,wtien~"Il!\lrlg.for;p .. opetfile.ldiintHlcatlo". ------, CERTIFICATION_--"' ..... ,,'\\ . /--~-~"~~~~\\I I, i1.t..J;. Jo~ , her~by certIfy that 3 copies of the above d/~~\OAJ ~~ __ ~~I'I were posted by me In 3. conspICuous places or nearby the described prope~J~OTARY ~': -;o~. "I. : () _0-(fJ : : a/ "I. f DATE: J~ 1'105 SIGNED:_-,,-,O:;..,.oR~.~-=-_ -_~~~-~'. ~PUBUC :' ~. -~ " \14' . --~ ~ I, ·~·.'!~19-'i)~---t..0 f' A ITEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing'~ '\\~ t: oFv.;iS~~ Seaitte.-14 ~Hi~f?« ~~..,.---___ -..,.. ____ -', on the day of ....vI I I ~~------------- NOTARY PUBLIC SIGNATURE: .. Kathy Keolker-Wheeler, Mayor CITY #<: RENTON Planning/Building/Public WorkS Department Gregg ZimmermanP.E., Administrator September 15, 2005 Patrick Gilroy LandTrust, Inc. 1560 140th Avenue NE, #100 . Bellevue, WA 98005 SUBJECT: Wedgewood Lane Division 3 Preliminary Plat· LUA05-086, PP, ECF . Dear Mr. Gilroy: This letter is written on behalf of the Environmental Review Committee (ERC) to advisEr you that they have completed their review of the subjeCt project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERG Report and Decision, Section B for a list ofthe.Mitigation Measures. . . Appeals of the environmental determination must be filed in writing on or . before 5:00 PM on October 3,2005. Appeals mustbe filed in writing together with the required $75~00 application fee with:. Hearing Examiner, City of Renton, 1055 South GradfVVaYjRenton, WA98055. Appeals to the Examiner are governed by City of Renton MunicipalCode Section 4-8-110.B.Additional information regarding the appeal proces·s may be obtained from the Renton City Clerk's Office, (425) 430~651 O. .... A Public Hearing will be held by the Renton Hearing Examinedn theColincii Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on October 11, 2005 at 9:00· AM to consider the Preliminary Plat The applicant or represeritative(s) of the applicant is required to be· present· at the public hearing. A copy of the staff report will be mailed to you·one week . before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. . . . . . . Th~ preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose. to . do 50. If you. have any questions or desire clarification of the above, please call me at (425) 430-7270.· . . . For the Environmental Review Committee; NancyWeil Senior Planner cc: Wedgewood Lane LLC IOwner(s) Enclosure ------'--1-0-5-5 -So-u-th-G-r-a-dy-W:-:--ay---R-e-nt-o-n,-W:-a-s-hi-n-gt-on-9-80-5-5~-----~ * This ~rcontains 50% recyded material. 30% pOst consumer AHEAD OF THE CURVE • C1TYt:>F RENTON, Kathy Keolker-Wheeler, Mayor September 15, 2005 Washington State, Department pf Ecology Environmental Review Section POBox 47703 Olympia, WA 98504-7703 Plannin!Y'Building/Public Works Department Gregg Zimmerman P.E.,Administrator Subject: Environmental Determinations , Transmitted herewith is a copy of the Environmental Deterrnination for the following project reviewed by the Environmental Review Comrnittee(ERC) on September 13, 2005.: ' DETERMINATION OF NON-SIGNIFICANCE -MITIGATED , PROJECT NAME: PROJECT, NUMBER: LOCATION: DESCRIPTION: Wedgewood Land Division 3 Preliminary Plat LUA05-086, PP, ECF 5325 NE 10th Street The, applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 40-Iot subdivision of a 12.7-acre site located within the Residential -4;{R4) dwelling units per acre zone. The applicant proposes to develop, the site as "sinalilot clusters". The average lot size, is approximately 5,469 net square feet. Honey Creek runs along the eastern propertY line. The site' contains, Category 2 'and 3" wetlands and a Class 4 ,'seasonal stream. Stormwater facility and Sanitary Sewer Lift 'Station, proposed for this project as ,well as Divisions 1 and 2 , are"ocated in the northeast portion of the site. Both public and private street would provide access to proposed lots, which shall connect to the public street 'grid to the north and southwest. ' ' Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 3, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055, South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed byCity of Renton Municipal Code Section4~8~1t0.B. Additional information regarding the ' appeal procesl!nnay be obtained from the Renton City Clerk's Office, (425) 430:,,6510. ' ' If you have questions, please callmeat(425):430~7270 . • ~ •• ___ ._.'.~_ _ ." ~. ~ _ r. .'" ••• _ ::'..,. ". .' • _".. ' For the Environmental Review Committee, NancyWeil Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold ' David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region ' Duwamish Tribal Office KarenWalter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program USArmy Corp~ of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation ~ , -'E~nu.;cIUIO::MS',uJ":e~~--l 0-5-5-S-0-uth-G-ra-d-y-W:-a"-y-.-R-e-nt-o-n,-W:-a-s-hi--'n-gt-o-o-:-9-8-05-5-------R E N TON' , * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA05-086, PP, ECF APPLICANT: Patrick Gilroy, LandTrust, Inc. PROJECT NAME: Wedgewood Lane, Division 3 Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 40-lot subdivision of a 12.7-acre site located within the Residential -4 (R-4) dwelling units per acre zone. The applicant proposes to develop the site as "small lot clusters". The average lot size is approximately 5,469 net square feet. Honey Creek runs along the eastern property line. The site contains Category 2 and 3 wetlands and a Class 4 seasonal stream. Stormwater facility and Sanitary Sewer Lift Station proposed for this project as well as Divisions 1 and 2 are located in the northeast portion of the site. Both public and private street would provide access to proposed lots, which shall connect to the public street grid to the north and southwest. LOCATION OF PROPOSAL: LEAD AGENCY: 5325 NE 10th Street (a.k.a. 14429 SE 116th Street) The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. ' An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on OctoberS', 2005. Appeals must be filed in writing together with the required $75.00 application fee with:· Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SI~NATURES: Gregg im Department Denn~Ad~ ft Community S rvices September 19, 2005 September 13, 2005 7-13-()'S- DATE • CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-086, PP, ECF APPLICANT: Patrick Gilroy, LandTrust, Inc. PROJECT NAME: Wedgewood Lane Division 3 Preliminary Plat DESCRIPTION OF PROPOSAL: The, applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 40-lot subdivision of a 12.7-acre site located within the Residential -4 (R-4) dwelling units per acre zone. The applicant proposes to develop the site as "small lot clusters". The average lot size is approximately 5,469 net square feet. Honey Creek runs along the eastern property line. The site contains Category 2 and 3 wetlands and a Class 4 seasonal stream. Stormwater facility and Sanitary Sewer Lift Station proposed for this project as well as Divisions 1 and 2 are located in the northeast portion of the site. Both public and private street would provide access to proposed lots, which shall connect to the public street grid to the north and southwest. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 5325 NE 10th Street (a.k.a. 14429 SE 116thStreet) :.~ "'t;:t:J'."~·'>;}~ : ,-"'<'~'<'''.:. . ,,;:ffie,City'Qf Renton'" '\" ,,'; , Dep,~rtme~~ of Planning/B'bilging/Public Works DeveIQpmentPI~[lning Se9tiol1i: ~, ,~ 4 '~~:. . _ :: \~.::,;,,~ .... ,' C;:; .' .>"t:;' :'~:)~~·i_·E".e~.;",~·",:,., \.~' ';':-~" ~-:~~ 1. The applicant shall be required to;perforrnall e~rthwqt~tactivitiE!,~;;Ln the;,drier summer months (April-October) unless otherwise approved by the City's :peveloprhent{Se'ivi 'esDivisi0rj'rt*i ~ 2. The applicant shall install a silt fJncej!~lo~g t~~;;'~o ,,' .ltf£;~~riirf~ter of Jhela:reJtto be disturbed. The silt fence shall be in place. before clearin.g and Q,rading i~ initi~J~~ ,,:&:d t~~tLJ)e const.(uct~d initic~~formance with th~ specifi?ations presented In the 1998 King Cou,nty Su~~ce"W5iJe,~r:>eslgn:;;,M~nuaLj /hls cgndltlon shall be required dUring the construction of both off-site and ori.;site)mprovements as well as building CPlJsttiJction. ,', '.,-,.' '. _ • f. . . ' .:<-.A\·:;'t·4;-··:·r-... ~J? 3. Shallow drainage swales shall be 'cpri!),ttuct~d ,tQ, intercept syrface"wat~r Jlow and route the flow away from the construction area to a stabilized disch~tge.!Pbint ,,?egetatiOri,gro,wth '~ha!!flbe established in the ditch by seeding or placing sod. Depending on site grades,,)t l1)~ybe 'lJecessary to line ,tne ditch with rock to protect the ditch from erosion and to reduce the flow rates. TPie",~~sign anp construgtion"of the drainage swales shall conform to the specifications presented in the 1998 King County'Surt~G~jw.ater"'besign ManuaL Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off"site improvements as well as building construction. 5. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of.change or revision to maintenance schedules to the Public Works Inspector; 6. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. 7. The applicant shall be required to provide aTemporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 8. The applicant shall comply with the recommendations contained within the revised Wetland Evaluation Report dated August 15, 2005 and prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. • 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 11. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. . 12. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 13. The applicant shall comply with the recommendations contained within the Stream Study dated August 2~. 2005 and prepared by AlderNW in regards to stream impact during construction of the project and restoration of the areas impacted. ERG Mitigation Measures Page 2 of 2 • • . CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA05-086, PP, ECF APPLICANT: Patrick Gilroy, LandTrust, Inc. PROJECT NAME: Wedgewood Lane Division 3 Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 40-lot subdivision of a 12.7-acresite located within the Residential -4 (R-4) dwelling units per acre zone. The applicant proposes to develop the site as "small lot clusters". The average lot size is approximately 5,469 net square feet. Honey Creek runs along the eastern property. line. The site contains Category 2 and 3 wetlands and a Class 4 seasonal stream. Stormwater facility and Sanitary Sewer Lift Station proposed for this project as well. as Divisions 1 and 2 are located in the· northeast portion of the site. Both public. and private street would provide access to proposed lots, which shall connect to the public street grid to the north and southwest. LOCATION OF PROPOSAL: 5325 NE1 Oth Street (a.k.a. 14429 SE 116th Street) . '~'';~~: .;;.>-,\.;, i r;"?:,>? ~;,;:.::~::.:' '>'~'-:<:~'1ti'-.. "" • . ; J'heGity"of Iitenton'i' ... .... '.,' ...-/.-..,:~~ , ~:,... '!';J;.\ s' De~artmer11 of Planning/BuilqingJPublic Works DevelqpmentPlanning Se¢tidR:\ . LEAD AGENCY: J ,; . -". "'~'~ ! ~ "~,\. . ...•.. AciVisory Notes to Applicant:;~j/ '.:~, . The following notes are supplemenJ?1 ihtorpati'J'l pr~~!~t!.d4IfJi,,;gnjuhfti8n:Wit~ the environmental determination. Because these no,es are provIded a!f mf"'[:/r'ja~f9l"t;Jnly;-thJ!Y: are'pot subJ,ct to the appeal process for . eiJvitEnrne ·"'aetefi!!ifjations. .' Planning ~ ~; .. ("~~:~ 3:?::/-~~ ;·'T .. ',: ~. ~ ,-;t<:t' ~.,' {"""··~f:~\~>,. .<; .-/ 1. RMC section 4"4-030.C.2 limits n.~~1 hour~ ~~,tYt:~~",:c~I3,:30 al!iJttC;J 3:3~iWTl, Mog~~y through Friday. unless otherwise approved by the Development Serv}c~~)!)I~ls.!on. The Development $ervl~~~ Q.lvlslon reserves the right to rescind the approved extended haul hours at any tim~i!; complaints are receiv~,d: ,~t,·'iP"'· .S ';f :'!".'!"f .• " ". 1.... <," "', ,-t.';; . 2. Within thirty (30) days ofcompletion"of;:grapil1g~ork, theappJic?nrl3~aU~~Ydroseed or plant an appropriate ground cover over any portion of the site that is' graded or cleared of veg~tation$'and where no further construction work will occur within ninety (90) days. Alternativeiin~.~sur~~ S4~h as'mulch",,;so'dding, or plastic covering' as. specified in the current King County Surface Water ManagemenLQ~~if.Jr~.M~p~.gl:as adopted by the City. Of. Rent~n. ":lay be proposed between the dates of November 1st and March 31st of'each year. The Development Services DIVISion's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family; new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall. be permitted on Sundays. Property Services -Comments for Final Short Plat Submittal 1. See attached memo from Sonja Fesser dated August 29, 2005. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 f~et of the structures. 2. Fire Department access roads are required to be paved, 20-foot wide. The access drives for Lots 2, 12 and 27 shall have 20-foot wide pavement. 3. NE 10th Street (a.k.a. SE 116ih Street) is required to be widened to a minimum width of 20-feet of pavement from this project site to 148th Avenue SE (a.k.a. Nile Ave. NI;) in order for it to be counted as a secondary access for fire department purposes. 4. Street addresses shall be visible from a public street. • • Plan Review -Drainage 1. This project site is in the Honey Creek drainage basin. 2. The design and report shows that this project proposes to utilize flow spreaders. The development does not qualify to utilize flow spreaders per the King County Manual hence the report and design needs to. be modified accordingly. 3. The storm drainage report and conceptual design are not approved at this time. 4. The Surface Water SDC fees of $715 per new single-family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. . 2. Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of1 ,000 GPM 'within 300 feet of any proposed single-family structure. This distance is measured along a .travel route.' If the proposed single-family structures exceed 3,600 square fe~!,)De,miniQl,~J:J:l fire flow increases to 1,500 GPM and requires two . hydrants within 300 feet of the structure. A99iti~'iialfirehydrants;;wiILbe required as a part ofthis project to meet this . criterion. The fire hydrants must meet all.purr~nhCity df,iRenton sta~~9at9~. :,". '.... -<'; ';"'" Plan Review -Sewer Ate-· ,',. • , :j' 9 '~::, ,:.; ~, ; :%. _,-'" ! ~ " _,:' ,v.~:;;' ,~\". 1 . This pr()ject will be required to exte~d an 8" s~riitary sewer main to.~ery~;,.WeC!gewood Lane Division 1, 2 and 3 to NE 10th Street (SE 116th Street) to the:llft>§!~tlo~l'and to tp~~:~f3,~tt()conn~tlrJtoJh~"existing main at Hoquiam Avenue NE to serve the new lots. .,' ,. 'J0;: ~ti' ~~~1t~g's:i.'~4;!;~~~, \. '~:1 2. Individualsidesewer will be required to beinstaUed.tOfseNgtn€Uiew lots~ Dual sidesewers will not be allowed. . <: '--:":.;5" ~~ . ~~~~~~:;%~;~~~;ff~;~i{if~·~~~::~~;q~·~·t·~>·v~ :~ ;\~}~t~ ~ 3. The sanitary sewer lift station sh~11 be ins~lIed~. i~~prete'aF~.g~·accepted~in DivisiMn 3. '<', '. ,<~,.);:v'~«'< ~,,:~,. ""'<!".-'_ ..::. (~> . • 4. This project is located in the Hqney Cree.k Spi~fi~1tl~ssess'r,m~nt Di~trj.ct(SAg> 8611). These fees are $250plus interest per new unit and shall be p~idpriortq issuance of a construqtiO~.R~IrnWand recording.of the plat. 5. System Development Charge (SDCtiSi'$9<>q:OOper new unit. nle~~':f~e~51ire collected at the time a construction permit is issued. . ·.i •... ';':., .\ /i" Plan Review -Street Improvements <'. ' . .< ':, .4'" '''''\'_<.' ;;;~ .;.":c 1. Per City of Renton code, projects that are mor~;tfi'ani2,O,units'resiClential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side along the·full frontage of the parcel being developed. In addition the project shall provide a minimum of a 20-foot pavement section and walkway to the arterial (500 feet maximum). . . . . . 2. Per City code the applicant may request in writing a reduction in the right-of-way width for the new internal residential street to 42 feet. . 3. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. The minimum inside turning radii is 25 feet. 4. Per City code curb, gutter, sidewalk and street improvements shall be installed in NE 10th Street. 5. Streetlights will be required to be installed by this project along the full frontage of the parcel being developed and·in the new plat. All streetlights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 6. All new electrical, phone, cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 7. The following are review comments on the Traffic Impact Analysis (dated December 24,2004 and July 11,2005). » The TIA dated December 24, 2004 and accompanying Addendum dated July 11, 2005 is acceptable. » We anticipated a 30-foot right-of-way dedication along NE 10th Street (SE 116th Street) abutting the development site rather than the 12-foot dedication shown on the Preliminary Plat Plan dated July 2005. The 30-foot dedication along with the existing 30 feet of right-of-way would result in an overall 60-foot right-of-way width, ERe Advisory Notes Page 2 of 3 ·r .. • • • which would match with the NE 10th right-of-way dedication previously requested of proposed developments west of this Wedgewood Div. 3 development. If Development Services does not agree with the 30-foot right-of-way dedication, a compromise requirement of a 20-foot right-of-way dedication along NE 10th abutting the Wedgewood development would be accep.table. The resulting 50-foot right-of-way would meet the minimum required by the City Code for residential access streets. and also the future street classification anticipated for NE 10th between Union Avenue NE and 148th Avenue SE (Nile Avenue NE) in the adopted Comprehensive Plan. ~ The NE 10th (SE 116th Street) Half-Street Improvement cross-section on the Preliminary Grading and Utility Plan proposes a 23-foot wide roadway pavement along with curb, gutter and sidewalks abutting the development site. We recommend a 28-footpavement width to meet City Code requirements for half-street improvements. ~ The Wedgewood Div. 3 development should be required to improve NE 10th (SE 116th Street) to a minimum 28- foot of pavement width tl? acCommodate. two-way vehicular traffic plus a walkway for pedestrians between the Wedgewood Div. 3 development and 148th Avenue SE (Nile Avenue NE). The walkway would serve as an extension of the sidewalk required abutting the development site and provide improved pedestrian access eastward to 148th Avenue SE. General: 1. All required utility; drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards bya licensed Civ~~,t;~~l!),~~~~.i;K;"~'i:,!.». 2. All projects are required to be tied to.a iT)j.l1imYin.oN~()of the Cffy,;gf Renton current horizontal and vertical control. network. .;,.\w ''!'''\;''. ;.;, .. '\-i;~,,,, .. 3. Permit application must include an ~e~ii~;,}posi:estimate"for.tlJ!3~~ ilJ!:pr~~ements. The fee for review and inspection ·of the improvements is 5% of the HrSl$1 OO,OPOof the estimated con'sti"l,:\£tiorf-£osts; 4% of anything over $100,000 but less than $200,000, and 3% of anYthing oVer$200,QPQ .. l:ialf of thef~"in.usJJ(~paid upon applicationforbuilding and construction permits,. and. the rernainder"~hen,t~:e p"..n"~~~ra~~~i~~ued.\ There m:~y be additional fees for water service related expenses. See Drafting$tandard~.;':i, ;£;',(:;1; '~, . . <":,,:" <:.' ., . , ·'of ERC Advisory Notes Page 3 of 3 City .... REPORT I_LUll Department of Planning / Building / Public Works & DECISION ENVIRONMENTAL REVIEW COMMITTEE REPORT ERe MEETING DATE: September 13, 2005 Project Name: Wedgewood Lane, Division 3 Preliminary Plat Applicant: LandTrust, Inc. Patrick Gilroy 1560 140th Avenue NE, #100 Bellevue, WA 98005 Owners Wedgewood Lane, LLC 1560 140th Avenue NE, #100 , Bellevue, WA 98005 File Number: LUA-05-086, PP, ECF Project Manager: Nancy Weil, Senior Planner Project Description: The applicant, LandTrust Inc, is requesting SEPA environmental review and Preliminary Plat approval for a 40-lot subdivision of a 12.7-acre site located within the Residential-4 (R-4) dwelling units per acre zone. The applicant proposes to develop th~ site as "small lot clusters". The average lot size is approximately 5,469 net square feet. Honey Creek -runs along the eastern property line. The site contains Category 2 and 3 wetlands and a Class 4 seasonal strea~. Stormwater facility and Sanitary $ewerLift Station proposed for this project as well as Divisions 1 and 2 are located in the northeast portion of the site. Both public and private access would provide access to proposed lots, which shall connect to the public street grid to the north and southwest. Project Location: 5325 NE 1,Oth Street (a.k.a. 14429 SE 116th Street) Exist. Bldg. Area SF: To be removed Proposed New Bldg. Area SF: N/A Site Area: 554,448 square feet (12.7 acres) Total Building Area SF: N/A RECOMMENDA TlON: Staff recommends that the. Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). - Project Location Map ERCRPTDivision3.doc City of Renton PIBIPW Department ... WEDGE WOOD LANE, DIVISION 3 PR~INARY PLAT EnViro,..,. tal Review Committee Staff Report ., LUA-05-086, PP, ECF REPORT OF September 13. 2005 Page 2 of 9 IlpART ONE: PROJECT DESCRIPTION/BACKGROUND CONTINUED This is the remaining division (Division 3) for the proposed Wedgewood Lane development. Aspects of Division 3 have previously been discussed as related to Divisions 1 and 2 due to dependence of public right-of way connection, stormwater facilities and Sanitary Sewer Lift Station. Additionally, wetland recreation and enhancement for the filling of a regulated wetland on Division 2 shall occur in Division 3. Division 3 was recently annexed into the City of Renton July of 2005. The 12.7-acre site is comprised of two parcels; any exiting structures are to be removed. Access is off of NE 10lh Street to the north and connecting through Aspen Woods Plat to the southwest out to Hoquiam Avenue NE. King County abuts the site on the west and southeast boundaries. Divisions 1 and 2 of Wedgewood Lane project are to the east of this site as are two other preliminary plats (Rutledge LUA 05-017 and Aspen Woods LUA 04-143) approved for development of single-family dwellings. A combined stormwater facility is proposed to be designed with the capacity to handle all three divisions of Wedgewood Lane. This facility would be located near the northeast side of the Division 3 site. Additionally, a Sanitary Sewer lift station, located in the northeast corner of Division 3 is proposed for all three divisions. Both facilities may have the capacity to handle tie-ins from additional developments in the future. The site slopes from the west to the east side of the site at a rate of no greater than 5%. A geotechnical report prepared by Earth Consultants, Inc dated February 1, 2005 was submitted with the land use application. The site is underlain by Vashon Lodgement Till soils. The applicant proposes to cut and fill approximately 10,000 cubic yards. The site contains a portion of a Category 2 (40,000 square feet on-site) and Category 3 (Wetland C is 2,717 sq ft on-site) wetlands and one unregulated wetland (Wetland B is 1,998 sq ft). Crossing the site from west to east is a Class 4 seasonal stream. A wetland delineation report dated January 19, 2005 was prepared by AlderNW and submitted with this proposal. Revisions to the wetland delineation report have been conducted with the most recent dated August 15, 2005. The applicant has proposed to fill the unregulated 1,998 square foot wetland. Impact to the stream, portions of the wetlands and buffer would occur, either temporarily or permanently due to infrastructure construction (road, stormwater facilities and sanitary sewer lift station). The site is vegetated primarily of evergreen and deciduous trees with a dense undercover of brush, blackberry brambles, and saplings. A detailed tree inventory was provided. Except for the required open space and critical areas, the applicant proposes to clear the site for grading and site preparation. II PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with ·14 day Appeal Period. B. Mitigation Measures x DETERMINATION OF NON -SIGNIFICANCE -MIT/GATED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with a Concurrent 14 day Appeal Period. 1. The applicant shall be required to perform all earthwork activities in the drier summer months (April - October) unless otherwise approved by the City's Development Services Division. 2. The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. ERCRPTDivision3.doc II City of Renton PIBIPW Department .... WEDGEWOOD LANE, DIVISION 3 PR~INARY PLAT EnvirorAltal Review Committee Staff Report .. LUA-05-086, PP, ECF REPORT OF September 13, 2005 Page 3 of 9 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site .. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction, 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 5. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 6. Certification of the installation, maintenance, and proper removal of the erosion control facilities shall be required prior to recording of the plat. ' 7. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Storm water Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. 8. The applicant shall comply with the recommendations contained within the revised Wetland Evaluation Report dated August 15, 2005 and prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. 9. This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single- family lot prior to the recording of the final plat: 11. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 12. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 13. The applicant shall comply with the recommendations contained within the Stream Study dated August 29, 2005 and prepared by AlderNW in regards to stream impact during construction of the project and restoration of the areas impacted. C. Environmentallmpacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site is vegetated primarily of evergreen and deciduous trees with a dense undercover of brush, blackberry brambles, and saplings. A detailed tree inventory was provided stating approximately 539 trees of 6-inch caliper or greater on site of which 53% are either alder or cottonwood trees. Except for the required open space and critical areas, the applicant proposes to clear the site for grading and site preparation. The applicant submitted a geotechnical report prepared by Earth Consultants, Inc dated February 1, 2005. According to the geotechnical report and the King County Soils Survey, the site is entirely underlain by Vashon Lodgement Till, which is considered a moderately well drained soil. The geotechnical engineer concludes that the existing soils are suitable for the 40-lot proposed development, subject to the applicant dOing the entire earthwork activities associated with'the project in the drier summer months. Therefore, staff recommends that this condition become a SEPA mitigation measure. ERCRPTDivision3.doc City of Renton PIBIPW Department WEDGEWOOD DIVISION 3 Review Committee Staff Report PLAT ECF REPORT OF September 13, 2005 As proposed, all vegetation on the property would be cleared in order to locate the proposed utilities, construct the proposed roadway and prepare the site for residential building pads. The applicant expects that the earthwork activities for the project would require an estimated 10,000 cubic yards of cut and fill over the project site and quantities of the material to occur on site. Site preparation for the required improvements and building pads would utilize on-site materials; however, some off-site materials may be determined necessary in the future. Approximately 35% of the site would be covered by impervious surface once proposed construction is completed. The project site is located outside of the Aquifer Protection Zone; therefore, a Fill/Source Statement would not be required. As the applicant has proposed to remove SUbstantial on-site vegetation and conduct grading, the proposed earthwork activities may create erosion impacts to surrounding properties. Therefore, staff recommends the following mitigation measures: 1) temporary erosion control measures be maintained during project construction; 2) install a silt fence along the down slope perimeter of the project area, prior to any grading or clearing; 3) construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area; 4) conduct daily reviews and maintenance of the erosion and sedimentation control measures; 5) provide the Development Services Division with weekly reports on the status and condition of the erosion control plan. . Staff anticipates that if these conditions shall be adhered to as well as existing code previsions, storm water and erosion control impacts would be adequately mitigated. In addition, these, conditions, once implemented, would ensure that neighboring properties would not be impacted by this development. Mitigation Measures: • The applicant shall be required to perform all earthwork activities in the drier summer months (April -October) unless otherwise approved by the City's Development Services Division. • The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the 1998 King County Surface Water Design Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. • Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. • The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. • The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. • Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. • The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. This condition shall be subject to the review and approval of the Development Services Division. Policy Nexus: SEPA Environmental Regulations; Vol. 112001 DOE Stormwater Management Manual 2. Water -Wetlands/Streams Wetland Impacts: A wetland assessment prepared by AlderNW, dated January 19, 2005 was submitted with the original application, due to some wetland discrepancies, revision to the wetland report have been \ ERCRPTDivision3.doc City of Renton PIBIPW Department .A. WEDGEWOOD LANE, DIVISION 3 PR~/NARY PLAT REPORT OF September 13, 2005 EnvirorA1tal Review Committee Staff Report • LUA-05-086, PP, ECF Page50f9 submitted. The most recent report by AlderNW is dated August 15, 2005. The revised report delineated on-site wetland in the northwest section as Category 3 (Wetland C) with a Class 4 seasonal stream extending west to east. Wetland C is approximately 2,717 sq ft on-site thus requiring a 25 foot buffer. The Class 4 stream running within the wetland requires 35-foot buffer, which would be proposed. This wetland is part of an off-site wetland to the east approximately 30,856 square feet in size. The report states the larger Category 2 wetland, which includes Honey Creek runs along the eastern boundary and requires a 50-foot buffer. Approximately 40,000 sq ft for the Category 2 wetland is on-site. The proposed project impacts areas of the 50-foot buffer. The applicant proposes to compensate wetland impact with creation of 5,887 sq ft of new wetland and enhancement of approximately 6,000 sq ft of existing disturbed wetland area. Applicant proposes buffer area impact of 5,965 sq ft, which will be graded and restored. Additionally, approximately 11 ,965 ~q ft of buffer area will be created. The applicant proposed in Division 2 to fill regulated Wetland B (1,998 sq ft) and provide for off-site compensation in Division 3. The creation of a minimum of 5,887 square feet of new wetland plus enhancement of a r:ninimum of 5,887 square feet of the wetland has been calculated into the wetland delineation plan of Division 3. The proposed dedicated streets for Division 3 shall connect to NE 10th Street to the north of the site and south through Aspen Woods Plat. A seasonal Class 4 stream bisects proposed Division 3 from the Category 2 wetland to the east of the northwest abutting property. The stream would be culverted in order to construct the proposed internal street necessary for this street connection. The applicant submitted a Stream Study prepared bi Alder NW dated August 29, 2005. A Mitigation measure is recommended under Utilities section, that the applicant be required to follow the recommendations of the Stream Study during impact to the Class 4 stream due to construction of the infrastructure (Le. road and utility). In order to ensure the overall wetlands and streams continues to function at a satisfactory leve'l, staff recommends that the applicant be required to adhere to all recommendations contained within the wetland evaluation report regarding Division 3. Mitigation Measures: In order to ensure the wetland is protected and will continue to function as planned in the future the following mitigation measures will be required: • The applicant shall comply with the recommendations contained within the revised Wetland Evaluation Report dated August 15, 2005 and prepared by AlderNW in regards to wetland maintenance, monitoring and construction of the project. Policy Nexus: SEPA Environmental Regulations; Critical Area Regulations Water -Stormwater Impacts: The applicant has submitted a Drainage Report prepared by Core Design Engineers, dated February 2005 with the land use application. A revised report was submitted July 29, 2005 based on Level 2 Flow Control and Water Quality. The report indicates that on-site surface water currently flows across the site to an off-site Category 2 wetland, which merges with other wetlands to form Honey Dew Creek. The flow eventually joins Honey Creek. The applicant proposes to convey the stormwater generated from this development to two water quality detention facilities located along the northeastern portion of Division 3. The stormwater facilities shall be designed for capacity to handle all three divisions of the Wedgewood Lane development. Because of existing drainage problems located in this recently annexed area of the City, staff recommends that the stormwater facilities be designed for Division 3 capacity in accordance with the 1998 King County Surface Water Design Manual Level 2 flow control, including water quality treatment and infiltration at present rates to allow ground water recharge. Prior to the issuance of construction permits for the installation of the stormwater system, staff will verify that the proposed drainage facility is appropriately designed to accommodate stormwater runoff (e.g., infiltration pond and/or detention vault). Mitigation Measures: This project shall be subject to the 1998 King County Surface Water Design Manual Level 2. Policy Nexus: SEPA Environmental Regulations ERCRPTDivision3.doc City of Renton PIBIPW Department WEDGEWOOD DIVISION 3 REPORT OF September 13, 2005 3. Fire Protection Review Committee Staff Report YPLAT PP ECF Page 6019 Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 40 new residences to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family residence. The total fee is estimated at $19,520.00 (40 new lots x $488.00 = $19,520.00). Staff recommends that the payment of the fee be required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 4. Transportation Impacts: Access to the site is pro~osed via a new 42-foot wide public street to be known as Jericho Place NE off of the southside of NE 10t Street (SE 116th St.). Connection to the west of Jericho is NE 9th Place for access to Division 1. Jericho Place NE would continue south to connect to the west through Aspen Woods Plat to Hoquiam Avenue NE or south on Ilwaco Place NE through Division 2 of Wedgewood Lane. The dedication of the proposed streets and the internal public street connection, with Aspen Woods, shall be required as a condition of the Preliminary Plat approval. The layout of the proposed internal street through Division 3 would cross a Class 4 regulated stream. (Further discussed under Water- Wetland/Stream section of this report). The public streets would be constructed to City standards. One private 26-foot wide access (Kitsap Avenue NE) is propo~ed directly off of NE 10th Street to access Lots 18, 19, 20, 22, 23 and 24. The proposal would result in an increase in traffic trips to the City's street system; therefore, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip and each new residence is expected to generate approximately 9.57 trips per day. For the proposal, the Traffic Mitigation Fee is estimated at $28,710 (40 new lots x 9.57 trips x $75 per trip = $28,710). Staff recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 5. Parks & Recreation Impacts: The proposal does propose an on-site trail to be established as a requirement of the development standards. The trail would be located along the eastern portion of Division 3 with connections to Divisions 1 and 2. However, staff anticipates that future residents of the proposed plat will utilize City facilities. There exists recreational facilities in the area of the subject property (e.g., Kiwanis Park approximately one mile away) and it is anticipated that the proposed development would generate future demand on existing and future City parks, recreational facilities and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $21,230.40 (40 new lots x $530.76 = $21,230.40). Staff recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 6. Utilities Impacts: Sanitary Sewer for this project would require the extension of an 8" sanitary sewer main through proposed Division 3 with connections to serve all three divisions of the Wedgewood Lane development. This sewer main would extend to NE 10th Street to a proposed lift station to be located on northeast corner of Division 3 and then connect west to an existing main at Hoquiam Avenue NE. The applicant proposes to locate the lift station in a portion of the required buffer of the Category 2 wetland which would be filled and compensate by creating new wetlands and buffer for those lost per RMC 4-3-050M. The Sanitary Sewer ERCRPTDivision3.doc \. City of Renton PIBIPW Department Review Committee Staff Report DIVISION 3 PLAT ECF REPORT OF September 13, 2005 ,-' Page 7 of 9 Lift Station proposed in the buffer of a Category 2 Wetland will be reviewed under the new Critical Areas ordinance adopted in May of 2005. Proposed construction of sanitary sewer pipeline would impact Category 2 wetland and Class 4 stream and buffer area. The affected area would be required to be restored. The applicant submitted a Stream Study, prepared by Alder NW dated August 29, 2005. The study outlines the restoration plan. Therefore, staff recommends as a mitigation measure that the applicant shall comply with the recommendations contained within the Stream Study dated August 29, 2005 and prepared by AlderNW in regards to stream impact during construction of the project and restoration of impacted area. This condition would apply to the construction of infrastructure including the proposed internal road to be constructed across the same Class 4 stream. Mitigation Measure: The applicant shall comply with the recommendations contained within the Stream Study dated August 29, 2005 and prepared by AlderNW in regards to stream impact during construction of the project and restoration of the areas impacted. Policy Nexus: SEPA Environmental Regulations; Critical Area Regulations D. Comments of Reviewing Departments The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. --K.. Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5.:00 PM October 3, 2005 Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-S510. 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. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services -Comments for Final Short Plat Submittal 1. See attached memo from Sonja Fesser dated August 29, 2005. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,SOO square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20-foot wide. The access drives for Lots 2, 12 and 27 shall have 20-foot wide pavement. 3. NE 10th Street (a.k.a. SE 11Sth Street) is required to be widened to a minimum width of 20-feet of pavement from this project site to 148th Avenue SE (a.k.a. Nile Ave. NE) in order for it to be counted as a secondary access for fire department purposes. 4. Street addresses shall be visible from a public street. ERCRPTDivision3.doc tal Review Committee Staff Report PLAT PP ECF REPORT OF September 13, 2005 Page 8 of 9 Plan Review -Drainage 1. This project site is in the Honey Creek drainage basin. 2. The design and report shows that this project proposes to utilize flow spreaders. The development does not qualify to utilize flow spreaders per the King County Manual hence the report and design needs to be modified accordingly. 3. The storm drainage report and conceptual design are not approved at this time. 4. The Surface Water SOC fees of $715 per new single-family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of-Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. 2. Watermain improvement plans shall be designed to City of Renton standard,s. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. Plan Review -Sewer 1. This project will be required to extend an 8" sanitary sewer main to serve Wedgewood Lane Division 1, 2 and 3 to NE 10th Street (SE 116th Street) to the lift station and to the west to connect into the existing main at Hoquiam Avenue NE to serve the new lots. 2. Individual sidesewer will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. The sanitary sewer lift station shall be installed, inspected and accepted in Division 3. 4. This project is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. 5. System Development Charge (SOC) is $900.00 per new unit. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements 1. Per City of Renton code, projects that are more than 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side along the full frontage of the parcel being developed. In addition the project shall provide a minimum of a 20-foot pavement section and walkway· to the arterial (500 feet maximum). 2. Per City code the applicant may request in writing a reduction in the right-of-way width for the new internal residential street to 42 feet. 3. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. The minimum inside turning radii is 25 feet. 4. Per City code curb, gutter, sidewalk and street improvements shall be installed in NE 10th Street. 5. Streetlights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All streetlights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 6. All new electrical, phone, cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 7. The following are review comments on the Traffic Impact Analysis (dated December 24,2004 and July 11, 2005). ~ The TIA dated December 24, 2004 and accompanying Addendum dated July 11, 2005 is acceptable. ~ We anticipated a 30-foot right-of-way dedication along NE 10th Street (SE 116th Street) abutting the development site rather than the 12-foot dedication shown on the Preliminary Plat Plan dated July 2005. The 30-foot dedication along with the existing 30 feet of right-of-way would result in an overall 60-foot right-of-way width, which would match with the NE 10th right-of-way dedication previously requested of proposed developments west of this Wedgewood Div. 3 development. If Development Services does not agree with the 30-foot right-of-way dedication, a compromise requirement of a 20-foot right-of-way dedication along NE 10th abutting the Wedgewood development would be acceptable. The resulting 50-foot right-of-way would meet the minimum required by the City Code for residential access streets and also the future street classification anticipated for NE 10th between Union Avenue NE and 148th Avenue SE (Nile Avenue NE) in the adopted Comprehensive Plan. ~ The NE 10th (SE 116th Street) Half-Street Improvement cross-section on the Preliminary Grading and Utility Plan proposes a 23-foot wide roadway pavement along with curb, gutter and sidewalks abutting the development site. We recommend a 28-foot pavement width to meet City Code requirements for half-street improvements. ERCRPTDivision3.doc City of Renton PIBIPW Department WEDGEWOOD DIVISION 3 RYPLAT Enviro~tal Review Committee Staff Report • PP ECF REPORT OF September 13. 2005 Page 9 of 9 >-The Wedgewood Div. 3 development should be required to improve NE 10th (SE116th Street) to a minimum 28-foot of pavement width to accommodate two-way vehicular traffic plus a walkway for pedestrians between the'Wedgewood Div. 3 development and 148th Avenue SE (Nile Avenue NE). The walkway would serve as an extension of the sidewalk required abutting the development site and provide improved pedestrian access eastward to 148th Avenue SE. General: 1. All required utility; drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of the improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ERCRPTDivision3.doc , ~,' ,(.1",' "'" '\' -~ ........ 0 .. 0 ."11,.111_10 "OU1,_"II._ RENTce Et 10-23-5 8 -----~--- ~11·g;.aal I §I~§IUU ~Ihhn; i I i "- ......... "-,-" ~ "- .--.' -, ".-..: ~~ ilft I' ~~ ~3 II I ~ .... :----' ---... e-.' [~t -~- \ ii \ ~~ • i , I ~ • i! .~--I I~ , i I ------- fHGIHff«/NG· "'ANHINO· SU'VEf'HG \ \ \ \ , \ ', .... , \ \ \.. " \ " , , \ \ \ i \ ~ \ ~ , , I I I \ , \ \ \ I , I , \ \ \ \ \ , \ \ \ \ \ ,-----------... , \\ ,,' ... ,.... \ , ,I -1 ". J I '. 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'~", "-..:. \f ? ~ ,,-,t .--~.-.-----.. _._ .. __ .--_ . l-I ,/ \ \ I L_ ... :"",_.. ® TRACT F STORM DETENTION I OPEN SPACE ~ rtri..J NORTH SCALEr-20'-0' POND LANDSCAPE 5C~EDULE ~=.!!M -c7rl--eg}~~':~------.-----.. ~~-&iif~!.~---.-.--.-.. ---_= ~IO f~~;5Er-··-·-··--~AifEij--~6bL__ccM.l.·-W,~ ..• ------- . -'"""" + '" tPFUdEHA.R;IMATA etmRaEMT ·~COoI~·W'.M.KWE[) . ., ,JRI-W'N.I&~IJHA CA&CAPt.' ~rd·Ilf.eRAW.;~. 0" t~=~~!&II-·--·----00r.i"IR---:-·----i""';AL':·;6;-;'i-:~RT-GROJ.N ~!~ !!!~=::~:-----·--=~:·T :~.~:::-:.:.=== ~ ,,1 fCOJiNJ!6TOLO*ERA. RfDfWOOGW:XJ[) ~GA:...CCM."'.2"·IfT.r.ut&ER'T~ ® 12 *J.Q.CDI5O.eOI5COl.0R OCI!~y @ .... ;~IAAGLI'FOLU'1 ORECiCNG~ ® XI f ~ CEIItA!"""& tOtAH 1"\.\1'1 o 11 tFWT&CCAR""OtC.APlTAM ~~ICNM!8ARK ® 7& fRleE$~ fII!OFLCQEIOtiCI.RRIHT o ). fRQ!.A6~.4 eALOWIP ttoee: @) 27 ;~4PEC1A81LI5 ~ ® '" 'tAL1X 1JOOQ!1tI.4NA ~tIl.lLLO;U o ~"~""'" """""" __ 177] ~~~ LOiICiROoII6EEPM1>: -~ii""&Cii(~Gi""RED·CiiAii-vw--·--i:;rfiT"9. •. -.-.-.. -.- AD\ m (II£~AL. OR 4"NJA.L~) III'A ~l1$(ca.CWI.4l ~ORAfDTCPI """""CLCMR *ICIICJ.TE$N6TlV!t.f'ECtU d H H u ~ > , u ~ z z < (~~i l I /2 I I I I I /5 I I IllJ I u I I I I J -.,i:::.:~*-_~_L_ ::;/ I ,...,,;:::;:r::::.....:-- I I I I I I ..• .L. " I I I I I I ) ,. -"., 'J~ : ~.:.~~~'. \. ---~ ~., ! . t~ii~"'-J ~ . we ,........, SEE SHEET L3 FOR LANDSCAPE SCHEDULE Tl-ll& ~.AN 1& FOR COOE 6UeMtTT AL. TO GO~IIiit'1NCi .AJRI&DfCTION~ AND 1$ NOT ---- FOR BIDDING O!II: CON6T'RJCTrON. ~!"" - -... , .... ' WEISMAN DESIGN GROUP~ ~ C] 2(1' 'ijJ' . 80' 120' 111111......... I ~ ~ II. ' u:::-== ~ .,~~ I II.....",.... ....... {. " mDIIJlft ...... NORTH SCAlf r· 40'-0' hi JH ~h u ~H ~ z < ~~l .- " , .. )If , , , , " , , , , , -1----- , .. !"------Ij6-----···--·- 16 , -----, \, \ 15 \ \ \ \ '\ ) \ / \; .? '7 ~I 28 ._._ ...... --.... --_ .. --....... ------_ .. _ ......... -_._-_ .. __ .. _-- 22 21 ...... --..... I \ TJ.lI& PLAN 1& FO~ CODE &JSI"'ItTTAL. TO 60VE~1NG JURISDICTIONS ANO ra NOT FOR erODING Ollt CON&TRUCTtON. SEE SHEETL3 FOR LANDSCAPE SCHEDULE WEISMAN DESIGN GROUP~ II, ~.::: . '''~oo:::"" ; I111III1 ........ ~. f1 10' 'J!1111 60' O~ NORlli SCALE r· 20'-0' II l~ u ! . . (~~l i i i . I I , ~ i' UII ~i~~~~~ I ~Hi ~ ~ ~.~ ~ ~ Ute ~'!i!i'!i' ~~H g i II I; i) i) ~ i) ~~~~ f _ L III •• J:; iD fa. !i. 'II!; I i i~ .. II Ifi~ Ifi~ . rill -I: -I: ! ! 10 ..... ID .... i~ n ~~ e !l I! . ~~i § § i ~I IDO IDQ Co ~ ~ ~I ~I i . II II , §~ D " L ~ ~ ~~ ~;: ~ . !i of l ~ .. .. .. . ;.~ ;.~ .. ~ ~ I i iii !' ~ i ! t j II ~I i I i B C\ w ~ 0 ~ <I) I w i I I -I [L. . I I <:( ~i .. i I I I! . I III 3~ I B I Ii! ~ "'2 G @2;~-~! .-~. C\ I i t II ! ~-i ~ II ~~~~~~.~~~~ \ Ii ~ Ii r.l Ii! Ii Ii ~ ~ i , ~ ~ ~ ~~ ~ ~ ; ; ~ ; ;-; ; ~ ; i; J:; i; ~ I:;; Ja. J; i:l J; J:; p!lI d1 q II !!I~ ~II ~I· I .!i ~ ~ dlll!!!!!1 jilllllill <8 R=.8--._ I i L--------1 . . r:L1 H-.......:,;~h--,:~ W ~~v 11 8th RM-f & . ZONING ey .~+ ~ TECHNICAL SI!llVlCl!S SE 12th Pl. SE 113th SE H7th ~.L\~ .. ~e~'5e.~OQ~ --.'- .... '1.)\~C;~ ~ k \4eo~~.":oo~L...o~ . .'\)."1\ !>'Ol"'l:t . :~ '-:, . : . --' -. '~.' '. E6 10 T23N R5E E 1/2 City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. _553,460 __ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: _61,069_ square feet _ 3,902_ square feet _42,914_ square feet 2. _107,885_ square feet . 3. _445,575_ square feet 4. 10.229 acres 5. __ 40_ units/lots 6. Divide line 5 by line 4 for net density: 6. _3.910_ = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. -Alleys (public or private) do not have to be excluded. I:\USER\Patrick\Templates\Renton\density.doc Last updated: 09/0812005 1 'If ,. wevb~(,000b ~tj6 Dr '{/S/lJIJ ;2. -~,~ -fo A-I'~ LLiJ. DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. _312,528 __ square feet (NOTE: only half of the BLA square footage was added for density reasons, due to the . . ~ transition from R-4 to R-B) 0 n",;>, 2. Deductions: Certain areas are excluded from density calculations. ~ \ 'J.. ) 034 These include: Q 0 0 \ oo'P Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: _59,941_ square feet _ 1,633_ square feet _5,887_ square feet 2. _67,461_ square feet 3. _245,067_ square feet 4. 5.6259 acres 5. __ 45_ units/lots 6. _7.998_ = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. I:\USER\Patrick\Templates\Renton\density.doc Last updated: 09/0812005 1 WEDGEWOOD t.!E, DIVISION 3 Revised Open Space, Buffer Averaging & Density Cales 9/8/05 OPEN SPACE PERCENTAGE CALCULATION (after LLA) Gross Area of Property: 553,460 SF or 12.70 Acres 100% -Open Space: 224,764 SF or 5.15 Acres 40.6% Total Open Space: 40.6% WETLAND BUFFER IMPACT CALCULATION (after LLA) Total Permanent Buffer Impacts: Additional Buffer Provided: 5,965 SF 11,033SF DENSITY CALCULATIONS (WITH PROPOSED LLA) Gross Area of Property: -Public ROW -Access Esm't -Wetlands Net Site Area: Number of Lots: R-4 Net Density: 553,460 SF or 7.16 Acres 61,069 SF 3,902 SF 42,914 SF 445,575 SF or 10.228 Acres 40 3.910 d.u.lacre " ~..,.' . . .;.. e Cill 01 RenlOn Planning/Building/Public Works Development Services Division - 6th Floor 1055 South Grady Way Renton, WA 98055 Date: 09/13/2005 TO: Tammy James FROM: NancyWeil Attn: Laura Murphy Senior Planner Muckleshoot Cultural Resources Program Phone: (253) 939-3311 Phone: (425) 430-7270 Fax Phone: (253) 876-3312 Fax Phone: (425) 430-7300 SUBJECT: Wedgewood Lane Div. 3 Preliminary Plat -LUA05- 086, PP, ECF REMARKS: 0 Original to be mailed o Urgent Number of pages including cover sheet 2 o Reply ASAP o Please Comment IZ Foryour review As per your attached letter, here is a copy of the page that addresses the cultural resources for the Wedgewood Lane Division 3 Preliminary Plat LUA05-086, PP, EeF. If you have any further questions or comments please feel free to contact me at the above phone number. Thank you. AHEAD OF THE CURVE .*13. Applicant will also be responsible for a Parks Mitigation Fee for each new single family home . HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None to our knowledge. b. Generally describe any landmarks or evidence of historic, archaeological, sCientific, or cultural importance known to be on or next to the site. .. None to our knowledge. c. Proposed measures to reduce or control impacts, if any: Not applicable. '" 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The new intemal public street will connect to SE 11£fh (NE 1e1' Street) at about the Nile Ave alignment, and to the neighboring subdivision of Aspen Wood in the southwest comer of the site. Please refer to the site plan for the exact location of the proposed street connections. . b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No .. The nearest transit stop is located .at the intersection of Duvall Ave and Sunset Boulevard. Route 908 provides seNice at this location. c. How many parking spaces would the completed project have? How many would the . project eliminate? The project will not eliminate any parking spaces. In fact, four parking spaces will be provided in asSociation with each new home; a total of 160 spaces will be provided on- site. The spaces will be located in garages and on driveways. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? The proposal will create new public streets to access the homes. The new internal street will have a 42' right-of-way. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. SEPA -Wedgewood Div 3.doc; 7/1112005 12 DATE: TO: FROM: SUBJECT: • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS ·MEMORANDUM August 29,2005. NancyWeil SonjaJ. Fesser.JS'ti0 Wedgewood Lane Div. 3, LUA-OS-086, PP Fonnat and Legal Description Review Bo.b Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: . Comments for the Applicant: Since the annexation of the subject property to the City of Renton has taken place, remove/revise the King County Limits line shown on the preliminary plat submittal as necessary. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-05-086 and LND- 10-0435, respectively, on the plat drawing sheets, preferably in the upper right-hand comer. The type size used for the land record number should be smaller that that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. The geometry will b!! checked by the city when the ties are provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. The appropriate King County approvals need to be noted on the drawing. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\043S\RVOS0825.doc September 6, 2005 Pagel Required City of Renton signatures for plat approval include the Administrator of PianninglBuildinglPublic Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. All vested owners of the plat property need to sign the final plat document. Include notary blocks . as needed. Include a dedication/certification block on the drawing. Indicate what has been, or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Do not show the standard building setback lines. Setbacks will be determined at time of issuance of building permits. Any required environmental buffer setbacks will need to be shown. Remove all references to zoning and density items. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record on the drawing. The city will provide addresses for the proposed lots after preliminary plat approval. Said addresses (and street names) will need to be noted on the final plat document. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. On the final plat submittal, remove all references to utility, topog lines and other items not directly impacting the subdivision. Also remove all references to density and zoning information from the final plat drawing: If there is a Restrictive Covenants, Conditions & Restrictioris document for this plat, then reference the same on the plat drawing and provide a space forthe recording number thereof. Note that if the~e are easements, restrictive covenants or agreements to others (neighboring property owners, etc.) as part ofthis subdivision, they can be recorded concurrently with the plat. The fmal plat submittal and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). TherecQrding number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. New and private easements are being created for the benefit of a number of lots in the plat. Since the new lots created via this plat are under common ownership at the time of recording, there can be no new private easements until such time as ownership of the affected lots is conveyed to others, together with and/or subject to specific easement rights. H:\Fi\e Sys\LND -Land Subdivision & Surveying Records\LND-1O -P\ats\0435\RV050825.doc\cor September 6, 2005 Page 3 Add the following Declaration of Covenant language on the face of the plat, if the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this plat, in retumfor the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The new and private 26'and 20' wIde easement for ingress, egress and utilities also requires a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS·& UTILITIES MAINTENANCE AGREEMENT' statement to be noted on the drawing .. See the attachment. Note on the plat drawing who islo own Tracts A through G. If some, or all of the Tracts are to be privately owned, note the owners names on the drawing, and ignore the following three paragraphs, as needed. However, if said Tracts are to belong to a Homeowners' Association, then read the following carefully. The position of the city concerning ownership of storm detention, open space and utilities tracts apply to this plat. If there is to be a Homeowners' Association (HOA) for this plat, the following language concerning ownership of Tracts B, C, D, E and F (open space) and Tracts A and F (storm detention) and Tract E (utilities) applies to this plat and should be noted on the final plat drawing as follows: I Upon the recording of this plat, Tracts A and F are hereby granted and conveyed to the Plat of Wedge wood Lane Div. 3 Homeowners' Association (ROA) for storm detention. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have- an equal and Undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording of this plat, Tracts B, C and D are hereby granted and conveyed to the Plat of Wedge wood Lane Div. 3 Homeowners' Association (HOA) for open spaces. All necessary maintenance activities for said Tracts will be the re1!ponsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant fmancial and maintenance responsibilities. A similar statement should be prepared for Tract E, if the HOA is to own it. If there is no Homeowners' Association, use the following language on the final plat drawing: H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0435\RV050825.doc\cor September 6, 2005 Page 4 Lots 1 through 40, inclusive, shall have an equal and undivided ownership interest in Tract A, B, etc. , The forgoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract(s) serving the plat, or reference separate recorded instrument(s) detailing the same. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\Rle Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\0435\RV050825.doc\cor Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, . UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND . RESPONSIBILITY FOR MAINTENANCE OF THE PRIV ATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES W.trHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SER,taS FEE REVIEW FOR SUBDlVISIONS _.<.,-,05 -_4--,3~ __ APPLICANT: WF:t"X:l~ J AWE LLc:. RECEIVED FROM ____ ~-_ (date) JOB ADDRESS: 5325 We I c> 11-1. 5~EF::f -b1'l . .§3 ) WO#_--,1,-7K.~==5~.3~ ____ _ NATURE OF WORK: :1c::l.::..Lc~.u:~~.l2U~-UL"LE=-t::qE)M~tt:LlAWE. Ll'.'D # (0 -043 5 J\ PRELIMINARY REVIEW OF SUBDIVI ION BY LONG PLA NEED MORE INFORMATION: .. LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID D's VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PREUI\IlNARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PIOO 1O?3D5 -Qoo4 X NEW KING CO. TAX ACCT.O(s) are required when -go I 7 assigned by King County. II is the intem of this developmem fee analysis to put the developer/owner on notice.·that the fees qUOled below may be applicable to the subject site upon developmem of the property. All quoted fees are potemial charges that may be due and payable althe lime the construction permit is issued to installthe·on·site and off·site improvements (i.e. underground utilities. street improvements, etc.) Triggering mechanisms fo:r the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change' without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot 0 , addressed as has not previously paid ----SOC rees, due to connection to City utilities prior to existance or SDC ree Ord. SP LotO will be subject to ruture SOC rees ir triggering mechanisms are touched within current City OrdinanceS. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation~ The following quoted rees do N o . T mclude mspeclJon ! ees. ·stde sewer permtts. r w permtt ees or the cost 0 f water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER Latecomer Agreement (Pyt) WASTEWATER Latecomer Agreement (pvt) OTHER l-4~EY ~EJ<-SAt:::> BC;' I 1$e50.oo)( Ut...lfTS 40 $'0000.00 Special Assessment DistrictfW ATER Special Assessment District!W ASTEW A TER Joint Use Agreement (METRO) Local Improvement District " • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER --Estimated o OF UNITS! SOC FEE -Pd Prev. --Partiallr Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single ramily residential $1,525iunit x -SERVIcE."1O:ee: PAoVlCE Mobile home dwelling unit $1220!unit in park BY WAfER :::DIST . qo Apartment. Condo $915!unit not in CD 01' COR zones x Commercial/Industrial, $0.213!sq. ft. or property (not less than·$,l,525.oo) x Boeing. by Special.AgreementlFootprint of Bldg plus 15 ft perimeter (2.800 GPM threshold) SYSTEl\1 DEVELOPMENT CHARGE -WASTEWATER --Estimated .. Pd Pre\·. . . Partially Pd (Ltd Exemption) Never Pd Single famil)" residential $900!unit x 40 $ 3G c:.a::>.O Mobile home dwelling unit $720/unit x , Apartment, Condo $540/unit not in CD or COR zones x Commercial/Industrial $0.126!sq. rt. of property x{not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURfACEWATER .' Estimated --Pd Pre\". .. Partiallv Pd (Ltd Exemption) .. Never Pd Single famil\' residential and mohile home dwelling unit $715!unit x 40 f> es.HxJ.CV All other properlies $O.249/sq ft of new impervious area of property x (nolless than $715.00) L PREUI\HNARY TOTAL $ 7 4-~OO.Q::) . ___ uD~-.~. <l2...01Lt&.llfAJ ...... _. _._. _____ . ___ ... --.8f?5 /05 Signature ('a'It:\\'IQ;\lIthoriIY DATE(" '< I\) ID 0 III ... 0 lJ1 ... *If suhject p~opcrty is \\ithin an LID. il is dcnlopcrs rcsponsihilit~· to check with the Finance Dept. for paid/un-paid status. Square footage figtires are taken rrom the King County Assessor's map and arc suhject to change. ID fu < ... ID t: Currellt City SOC fee ch:lrgcs apply to ___________________ _ :l 0 EffECTI\'E Jallllan I. 200:; b ::> • MUCKLESHOOT CULTURAL RESOURCES PROGRAM 39015 172nd Avenue S.E. • Auburn, Washington 98092-9763 Phone: (253) 939-3311 • FAX: (253) 876-3312 DEVI:LO c,-,t'MI:Nr OF ~1:t,.~~NING September 9, 2005 SEp (32005 RECEIVED RE: LUA05-086, PP, ECF To Whom It May Concern: The Muckleshoot Indian Tribe is in receipt of your letter regarding the Wedgewood Land Division 3 Preliminary Plat. At this time we are unable to comment because we did not receive the page of the SEP A that addresses cultural resources. Please send the above referenced material in order for your request to be processed. The Cultural Resources Program does not represent the Wildlife Program and the Fisheries Program which are separate departments under the Muckleshoot Indian Tribe. Please contact these departments separately for their input on this project. We appreciate the effort to coordinate with the Muckleshoot Tribe prior to site preparation. The destructive nature of construction excavation can often destroy a site and cause delays and unnecessary expense for the contractor. If you have any questions, please contact Laura Murphy at 253-876-3272 or laura.murphy@muckleshoot.nsn.us Thank you for keeping the Tribe informed. Sincerely, d Tammy ames Administrative Assistant Cultural Resources " DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM August 29,2005 Nancy Weil Sonja J. Fesser.:JSti1J Wedgewood Lane Div. 3, LUA-OS-086, PP Format and Legai Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: Since the annexation of the subject property to the City of Renton has taken place, remove/revise the King County Limits line shown on the preliminary plat submittal as necessary. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-05-086 and LND- 10-0435, respectively, on the plat drawing sheets, preferably in the upper right-hand comer. The type size used for the land record number should be smaller that that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. The appropriate King County approvals need to be noted on the drawing. \H;\Fiie Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\043S\RVOS0825.doc September 6, 2005 Page 2 Required City of Renton signatures for plat approval include the Administrator of PlanninglBuilding/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the drawing. Indicate what has been, or is to be, set at the comers of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Do not show the standard building setback lines. Setbacks will be determined at time of issuance of building permits. Any required environmental buffer setbacks will need to be shown. Remove all references to zoning and density items. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record on the drawing. The city will provide addresses for the proposed lots after preliminary plat approval. Said addresses (and street names) will need to be noted on the final plat document. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. On the final plat submittal, remove all references to utility, topog lines and other items not directly impacting the subdivision. Also remove all references to density and zoning information from the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are easements, restrictive covenants or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The final plat submittal and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. New and private easements are being created for the benefit of a number of lots in the plat. Since the new lots created via this plat are under common ownership at the time of recording, there can be no new private easements until such time as ownership of the affected lots is conveyed to others, together with and/or subject to specific easement rights. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0435\RV050825.doc\cor September 6, 2005 . Page 3 Add the following Declaration of Covenant language on the face of the plat, if the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The new and private 26'and 20' wide easement for ingress, egress and utilities also requires a "NEW PRIV ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement to be noted on the drawing. See the attachment. Note on the plat drawing who is to own Tracts A through G. If some, or all of the Tracts are to be privately owned, note the owners names on the drawing, and ignore the following three paragraphs, as needed. However, if said Tracts are to belong to a Homeowners' Association, then read the following carefully. The position of the city concerning ownership of storm detention, open space and utilities tracts apply to this plat. If there is to be a Homeowners' Association (HOA) for this plat, the following language concerning ownership of Tracts B, C, D, E and F (open space) and Tracts A and F (storm detention) and Tract E (utilities) applies to this plat and should be noted on the fmal plat drawing as follows: Upon the recording of this plat, Tracts A and F are hereby granted and conveyed to the Plat of Wedge wood Lane Div. 3 Homeowners' Association (HOA) for storm detention. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording of this plat, Tracts B, C and D are hereby granted and conveyed to the Plat of Wedge wood Lane Div. 3 Homeowners' Association (HOA) for open spaces. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. A similar statement should be prepared for Tract E, if the HOA is to own it. If there is no Homeowners' Association, use the following language on the final plat drawing: H:\Pile Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\043S\RVOS082S.doc\cor September 6, 2005 Page 4 Lots 1 through 40, inclusive, shall have an equal and undivided ownership interest in Tract A, B, etc. The forgoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract(s) serving the plat, or reference separate recorded instrument(s) detailing the same. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\043S\RVOS082S.doc\cor Title for both ofthe following paragraphs: NEW PRIV ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIV ATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SERVICEeE REVIEW FOR SUBDIVISIONS NO .• -_4-13_<--__ APPLICANT: WF:t:"'X7lEWcOt::> I AblE LLc:. RECEIVED FROM ____ -,-;--..,._ (date) JOB ADDRESS: 53.2 5 wt== 1011-1. 5-P=:SE:F:f" "bl'-l. a ) wOII_-,-'~7.=~::L.5""",-".3=--____ _ NATUREOFWORK:-40-l...!?=t1 D~:PlA-r(WEt:::lGiFWOat2 I ~ LNDII 10 -0435 ' )\ PRELIMINARY REVIEW Of SUBD~ION BY LONG piAl', NEED MORE INFORMATION: .. LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID II's VICINITY MAP FINAL REVIEW Of SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED FRONT fOOTAGE SUBJECT PROPERTY PARENT PIDII 1.Of'3C)5 -9004 ~ NEW KING CO. TAX ACCT.II(s) are required when -Qo17 assigned by King County. It is the intent of this development fee analysis to put the developerfowner on notice. {hat the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on·site and off-site improvements (i.e. underground utilities. street improvements. etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that lhese fees are subject to change wilhout notice. Final fees will be based on rales in effect at time of Building PermitfConslruCtion Permit application. The existing house on SP Lot 11 ___ , addressed as has not previously paid SUC fees, due to connection to City utilities prior to existance of SUC fee Ord. SP Lotll will be --:----:-subject to future SOC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. ~ d NOT' I d . ~'d . ~ h f The following quoted ees 0 mc u e mspecllon ees, Sl e sewerpermtts, r w permtt ees or t e cost 0 water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER Latecomer Agreement (Pyt) W ASTEW ATER Latecomer Agreement (pvt) OTHER l-4~E:Y CREEJ<-SAD Bc,11 $e50.ooXUUfTS 40 $ 10 (X)O.oo Special Assessment District/WATER Special Assessment District/W ASTEW ATER , Joint Use Agreement (l\IETRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated 1/ OF UNITSI SOC fEE .. Pd Prevo .. rartiall~' Pd (Ltd Exemption) .. Never-Pd SQ. FTG. Single family residential $1 ,525/unit x -SERY I c.E.. "10 :£:E PAoVICE Mobile home dwelling unit $l220/unit in park ey W~ :DIST· ..,0 Apartment, Condo $9l5/unit not in CD or COR zones x Commercial/Industrial, $O.213/sq. fL of property (not less than $1,525.00) x Boeing. by Special Agreemem/FOOlprim of Bldg plus 15 f[ perimeler (2.800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER .. Estimated .. Pd PrC\'. .. Partially Pd (Ltd Exemption) Never Pd Single family residential $9001unit x 40 $ 3(0 CO:::>.O Mobile home dwelling unit $720/unit x , Apartment, Condo $;,40/unit not in CD or COR zones x Commercial/lndustrial $0.126/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURf ACEW A TER Estimated .. Pd Pre~·. .. I'artiallv rd (Ltd Exemption) .. l\'c~'er Pd Single famil" residcntial and mohile home dwelling unit $7l5/unit x 40 f5 ea. 6£:::)0.0(' All other properties $O.249/sq ft of new impervious area of property x (not less than $715.00) I PRELlI\I(r\ARY TOTAL $ ., -4-~OO.Q::> ____ uD..~--~-Cl. -L-.JLt&.llf.hJ.-_____________ . __ ._ . ____ 8!:~5 los SigllJture ('L~r\,t:"'ta;\uth()fI{Y DA 1 ?, I\) o o U1 *If suhjcc\ propert,· is within an LID, it is dc,'elopcrs rcspollsihility to check with the Finance Dept. for paid/un-paid status. Sqnare footage figures arc taken frolll the King County Assessor's map and are suhject to change. CunclI! City SOC fcc ch:lrgcs apply to ____________________ _ EffECTI \"E .J anuan I. 2005 " <D < ... <D .: :J o P ::> • • City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: A..,...,-...,,".L.... COMMENTS DUE: AUGUST 26, 2005 APPLICATION NO: LUA05-086, PP, ECF DATE CIRCULATED: AUGUST 12,2005 APPLICANT: Patrick Gilro , LandTrust, Inc. PROJECT MANAGER: Nanc Weil PROJECT TITLE: Wed ewood Lane Div. 3 Prelimina Plat er SITE AREA: 554,448 s uare feet BUILDING AREA LOCATION: 5325 NE 10th Street WORK ORDER NO: 77453 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat aWJlb(J~ ftYrSaBt0Sot preliminary plat in the Residential-4 (R-4) single-family zoning designation. The proposed lots range in size from 4,876 square feet to 9,630 square feet. Access to the project is proposed via a new 42-foot internal public street (Jericho Place NE) connecting south off of NE 10th Street to NE 8th Place through Aspen Woods. Preliminary Plat to Hoquiam Avenue NE. Division 3 will provide the stormwaterfacility and sanitary sewer lift station for all three divisions of Wedgewood Lane. This site contains regulated wetlands and streams. . A. ENVIRONMENTAL I,!,PACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housing Air Aesthetics Water UghtiGlare Plants Recreation Land/Shoreline. Use Utilities .----- Animals Transoorlation / Environmental Health Public Services / Energy/ Natural Resources HistoridCultura/ ---/ Preservation Airporl Environment 10,000 Feet. 14,000 Feet B. POLICY-RELATED COMMENTS .. C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact 0; areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date • andTru tN' RESIDENTIAL PROPERlY DEVEl.OPMENT DEVELOPMENT . e,.r" 01= RE~NlNG AUG 3 02005 RECEIVED TRANSMITTAL To: NancyWeil From: Of: City of Renton -Dv't Servcs Date: Address: 1055 S Grady Way Renton, WA 98055 1560 140TH Avenue NE Suite 100 Bellevue, WA 98005 Tel. (425)747-1726, ext.102 Fax. (425)747-4157 SHEET Patrick Gilroy August 30,2005 Re: WEDGEWOOD LANE DIVISION 3 -RESPONSE TO RFI ~ ,', '"i-Comments: :1 Dear Nancy, In response to your later, dated August 12th , requesting additional information in order to continue processing the Division 3 preliminary plat, I am submitting the following for your review: ./ • ~5 copies of the requested drainage report • \.o'?1 copy of a narrative justifying small lot clustering for the project • ..A copy of a supplemental tree inventory • -1 copy of a letter to Kayren Kittrick requesting the right-of-way modification • v5 copies of a construction mitigation description • ~2 copies of a Standard Stream Study • ~ copies of the revised Wetland Evaluation Please let me know if you need any further information. Regards, Pdrr~ .. . LandTrustNC. RESIDENTIALi'ROPERlY DEVEI.DPMENT ~ August 23, 2005 NancyWeil Associate Planner City of Renton 1055 S Grady Way Renton, W A 98055 RE: Dear Nancy: TREE CUTTING AND LAND CLEARING PLAN - SUPPLEMENTAL TREE INVENTORY Wedgewood Lane Division 3 (LUA05-086) The purpose of this letter and the attached tree inventory and plan is two fold: 1) To provide you with the requested approximate tree inventory to supplement the tree cutting and land clearing plan submitted with the Wedgewood Lane Division 3 Preliminary Plat application, and 2) to satisfy your request that we justify clearing all trees within the proposed clearing limits. Tree Inventory And Plan The attached tree inventory and plan was produced with the assistance of an arborist, who conducted a visual survey of the property on Thursday, August 18th• The tree inventory reflects an approximation of the number and types of trees on-site at the time of the survey. We a counted approximately 539 significant trees (6" caliper or greater at chest height), which are broken up into 8 sections across the site. The map indicates approximate size and location of each section, and the inventory indicates quantity and type of tree per each section. Of the 539 trees counted, 288 (or, 53%) are either alder or cottonwood trees. The Tree Cutting and Land Clearing Regulations indicate (RMC 4-4-130H[8]) that trees of these species should not be saved for various reasons, except in critical areas. Discount those alder and cottonwood 1560 140TH AVE NE SUITE 100 BELLEVUE. WA 98005 [425]747-1726 [425]747-4157 FAX WWW.LANDTRUSTINC.COM Page 1 of 2 trees, and 251 significant trees remain; of those remaining trees, I estimate that 82 (or, approximately 33%) fall outside of the proposed clearing limits and will be saved. This brings the net loss of significant trees to 169. According to the proposed street tree, pond and frontage landscaping plans, 163 trees of a desirable variety will be installed on-site before the final plat is recorded. Ultimately, between the trees to be retained and the trees to be added across the site, there will be approximately 245 trees in place when construction is finished, for a net loss of approximately 6 trees that are not of an invasive or undesirable species. The significant trees contained in the permanent open space tract (proposed Tract G) that abuts (and in some areas includes portions of) the Category 2 wetland that runs north-south along the eastern property boundary will preserve and enhance wildlife habitat, and will provide significant buffer from future R-4 development to the east of this project. Iustification Of Tree Clearing Limits According to the soils report, prepared by Earth Consultants, Inc. and submitted with the Division 3 preliminary plat application, there is approximately 18-24" of forest duff and topsoil covering most of the site. The majority of the site where roads and, houses and other structural improvements are proposed must be stripped to bearing soil (soil that is suitable for constructing house foundations and roadways) before the site can be graded as proposed. We are proposing to develop all three divisions of Wedgewood Lane simultaneously; in order to do so with the utmost efficiency, and to avoid bringing excessive amounts of fill dirt on-site, we have proposed to grade the project in such a way as to achieve a "balanced" grading plan by 'hauling dirt back and forth across all three Divisions. Any significant trees we might attempt to save would have their root systems compromised by the proposed grading and filling (to achieve the structural subgrade soils that are required by the Public Works and Building Departments), and such compromised trees would propose a significant fall hazard during the next big wind storm. Sincerely, LANDTRUST, INC. Page 20f 2 .. oJ' -'1 • -... .. $~t, A 1° t I , s~c.. B 'i ~ S'f-c. G· 1:l.. YI ,~ ~ 1'31 'S~ b :'0 11 3cP . ?7 S;t... E. I J 1 '-I.' ~ tL./ S'£:(.; F= 3 j..J ~? 1 .3 I ~o ~~ G-. 1~ 1S j..y 1 78" ~~ H' /1 33 s~.,; . 3 lOB'" r" .. e e t: f~ " ,.,..... EI~-f 1,.,..... 1_--, 1-11 ' -T-. , , " I", I .. :_(bJ I I I I ~ : " :r---l' ~ , I .. ~ I I, I ' d~~: v1~-6 ' ur vI w i' i -..... , a: .... UJ .s= --o -· w · Z - Iii w a: t; ;C -\D or-,.... · w · CJ) .' !~l--;-I I~, , . , , I L ' j 1 r - ----~ =-j-= . , 1 'I I EP-3 ~ - -_I i I I ( r-----I L__ •• I I I I I _QivJsihn 1-r---1-·-_ .. < .. } -...!. -L i . ) r '[\ , ___ -l I '-.' 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I LandTrustNC RESIDENTIALPROPERIT DEVELOPMENT ~ August 23, 2005 NancyWeil Associate Planner Renton City Hall-6th Floor 1055 S Grady Way Renton, W A 98055 RE: WEDGEWOOD LANE, DIVISION 3 (LUA05-086) Proposal to Cluster Lots Dear Nancy: I am writing to justify our proposal to cluster the lots proposed with the Preliminary Plat of Wedgewood Lane, Division 3. The proposed lots take advantage of the small-lot clustering provisions under RMC 4-2-11OD(1O). According to the code section, the subdivision design must meet the following requirements in order to take advantage of the small-lot clustering: 1. Maximum of 50 lots. There are 40 lots proposed in Division 3 of Wedgewood Lane. 2. Within 600' of R-8 Zone. The properties abutting the west edge of Division 3 are zoned R-8. The proposed Division 3 lots do not extend further than 450' from the common boundary line. 3. 30% Permanent/Contiguous/Significant Open Space. Proposed Open Space Tracts A through D and F through H (excluding all wetlands) make up approximately 225,752 square feet of site area. The total site area is 554,448 square feet. The percent site area proposed to be set aside in permanent open space tracts is 40%. The majority of this open space (157,261 square feet) is contained within proposed Tract G, a contiguous tract which runs north-south along the east boundary line of the project, and functions as the required buffer to the large Category 2 wetland situated to the east of the project. Tract G will also contain a pedestrian trail that will provide a pedestrian-friendly walkway from Hoquiam Ave NE north and east through the project to NE 10th Street, 1560 140TH AVE NE SUITE 100 BELLEVUE, WA 98005 [425)747-1726 [425)747-4157 FAX WWW.LANDTRUSTINC.COM Page 1 of 2 and eventually out to Nile A venue. The open space contained within all tracts, specifically Tract G and the large wetland and the vegetation it contains, will provide significant buffer from future R-4 development further to the east of the project. 4. Special Architectural Features. All homes built in the Wedgewood Lane Division 3 subdivision will comply with the criteria set forth in this code section. 5. Establishment of Permanent Open Space Tracts, Final Platting. All areas not used for single family lots or public streets and/or utilities have been set aside in permanent open space to be dedicated as open space, in perpetuity, with the recording of the final plat document. 6. Preservation of Native Vegetation. Trees, including large tree stands, will be preserved in the 40% of the site proposed to be dedicated as open space. Certain areas where grading is proposed within the open space has been limited to those areas that are necessary for installation of public utilities and utility access roads. Any vegetation that is disturbed as a result of grading or utility installation in the buffer areas will be restored after work is complete, and prior to final platting. Trees that are removed across the rest of the site will be replaced by street trees and other landscaping prior to final plat approval. According to the proposed pond and frontage landscaping plans, 163 trees of a desirable variety will be installed on-site, after utility work, grading and home construction are complete. That includes the trees and vegetation that will be planted as part of our front entry landscaping design in an effort to re-establish and enhance the look of the property once construction is complete. And finally, native vegetation will be added, and wetland vegetation enhanced, across the site as part of the overall Wedgewood Lane subdivision. Please let me know if you require any further information related to the justification of our small lot clustering proposal in the R-4 zone. Sincerely, LANDTRUST, INC. Page 20f 2 LandTru RESIDENTIAL PROPERTI' DEVELOPMENT August 30, 2005 Kayren Kittrick Public Works Department - 6th Floor Renton City Hall 1055 S Grady Way Renton, W A 98055 RE: Dear Kayren: WEDGEWOOD LANE, DIVISION 3 (LVA 05-086) Request for Street Modification I am writing to request an administrative modification to the standard street width requirement for our recently-submitted preliminary plat of Wedgewood Lane, Division 3. For service to the proposed 40-lot subdivision, we are requesting to reduce the right-of-way width for the internal access roads to 42 feet. Per City of Renton Development Regulations, Section 4-6-060 R(3), "Reduced right-of-way dedication," this reduction is allowed for the creation of additional lots within the shape and size constraints of the site. Given the boundaries of the parcel, and the significant impacts from sensitive areas across the site, we feel the request is justified and meets the requirements of the code. Sincerely, LANDTRVST, INC. 1560 140TH AVE NE SUITE 100 [4251747-1726 [4251747-4157 FAX BELLEVUE, WA 98005 WWW.LANDTRUSTINC.COM Page 1 of 1 CONSTRUCTION MITIGATION DESCRIPTION Wedgewood Lane, Division 3 I. PROPOSED CONSTRUCTION DATES Grading will start late Summer / early Fall 2005. The road and utilities will start shortly thereafter with building construction to follow. II. HOURS OF OPERATION FOR SINGLE FAMILY CONSTRUCTION SITES: Per City of Renton: Monday -Friday: Saturday: Sunday: 7AM-8PM 9AM-8PM None III. PROPOSED HAULINGrrRANSPORTATION ROUTES All equipment, materials, and laborers will enter the site off of Hoquiam Ave, through the proposed subdivision of Wedge wood Lane Division 2. NE 10th Street may be used briefly, and only occasionally to transport equipment in and out of the site. Every effort·will be made to keep equipment off ofNE lOth Street, and access for the local residents will be maintained at all times. IV. MEASURES TO BE IMPLEMENTED TO MINIMIZE DUST, TRAFFIC AND TRANSPORTATION IMPACTS, MUD, NOISE AND OTHER NOXIOUS CHARACTERISTICS . • Dust Best management practices will be used to minimize dust on the project site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. • Traffic During site infrastructure and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be traveling opposite the majority of traffic leaving the Highlands, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour in the area. • • Transportation Impacts There will be an access point for construction vehicles off of Hoquiam Ave. NE. This will be the primary construction access to the site. As stated above, the construction traffic will not have a significant impact on traffic. The construction of the entrance road and the extension of utilities to the project may require some construction in the NE 10th Street right-of-way. This work will be performed during non-peak hours and lane channelization will be used if needed. Every effort will be made to keep equipment off ofNE 10th Street, and access for the local residents will be maintained at all times. . • Mud In keeping with state law, any vehicle with deposits of mud, etc: on the vehicle's body, (fender, undercarriage, wheels or tires) will be cleaned of such material before the operation of the vehicle on a paved public highway. In addition a street sweeper will also be used as necessary to remove any deposits from the roadways. • Noise All Construction equipment will have approved mufflers. Impacts from noise are expected to be minimal. The hours of operation will be consistent with City regulations. City of R.n Department of Planning / Building / Public "S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWINGDEPARTMENT: ~ COMMENTS DUE: AUGUST 26, 2005 ... APPLICATION NO: LUA05-086, PP, ECF DATE CIRCULATED: Aur~n, ~~ APPLICANT: Patrick Gilroy, landT rust, Inc. PROJECT MANAGER: ~ncy Weil/ ') PROJECT TITLE: Wedqewood Lane Div. 3 Preliminary Plat PLAN REVIEW: Arneta Henninger l c>: SITE AREA: 554,448 square feet BUILDING AREA (gross): N/A LOCATION: 5325 NE 10th Street I WORK ORDER NO: 77453 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 40-lot preliminary plat in the Residential-4 (R-4) single-family zoning designation. The proposed lots range in size from 4,876 square feet to 9,630 square feet. Access to the project is proposed via a new 42-foot internal public street (Jericho Place NE) connecting south off of NE 10th Street to NE 8th Place through Aspen Woods Preliminary Plat to Hoquiam Avenue NE. Division 3 will provide the stormwaterfacility and sanitary sewer lift station for all three divisions of Wedgewood Lane. This site contains regulated wetlands and streams. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices .... Energy/ Natural Resources Historic/Cultural PreseNation Airport Environment - 10,000 Feet - 14,000 Feet ~ . " B. POLICY-RELATED COMMENTS ! C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or ,,.., ...,. a",.;oo" ~' £d" to properly ,,,.,, Ih" proposal. :::-:--_Y._r..;;;;2,--~-,---_(),--S:-_____ _ S~oatu<' of D;'''''c;, Amho,;,oo Ro"",ootalh,o Date DATE: TO: FROM: SUBJECT: ·e CITY OF RENTON MEMORANDUM August 22, 2005 Nancy Wei I Arneta Henninger X7298 WEDGEWOOD LANE DIV. 3 PLAT APPLICATION LUA 05-086 5325 NE 10TH ST I have reviewed the application for this proposed 40 lot plat generally located in Section 10-23N-5E and have the following comments: Existing Conditions: Water --The project site is located in the Water District 90 service area. Sanitary Sewer --There is an existing 8" sanitary sewer main in NE 10th St at Hoquiam Ave NE. This sewer main is approximately 20 feet deep. This main was installed by the Ernst plat project drawing number S2842. Storm --There are storm drainage facilities in Hoquiam Ave NE. This project site is in the Honey Creek drainage basin. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS WATER: • The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the d.evelopment as required. • Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exce'ed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as Wedgewood Lane Div. 3 Plat APPli. 5325 NE 10th St a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. SANITARY SEWER: • This project will be required to extend an 8" sanitary sewer main to serve Wedgewood Lane Division 1, Wedgewood Lane Division 2 and Wedgewood Lane Division 3, to NE 10th St (SE 116th St) to a lift station and to the west to connect into the existing main at Hoquiam Ave NE and NE 10th St to serve the new lots. • The sanitary sewer lift station shall be installed, inspected and accepted in Div. 3. This is a condition of the plat. • Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. • This project is located in the Honey Creek Special Assessment District (SAD 8611) These fees are $250 plus interest per new unit and shall be paid prior to issuance of a construction permit and recording of the plat. • System Development Charges (SDC) are $900 per new unit. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: • Per City of Renton code, projects that are more than 20 units residential in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side. In addition the project shall provide a minimum of a 20' pavement section and walkway to the arterial (500' maximum). • Per City code the applicant may request in writing a reduction in the right-of-way width for the new internal residential street to 42 feet. • All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. The minimum inside turning radii is 25 feet. • Per City code curb, gutter, sidewalk and street improvements shall be installed in NE 10th St. • Full street improvements shall be installed in the north south street from NE 10th St to the south along the full frontage of the proposed Wedgewood Lane 3. • Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and speCifications. Private street lighting systems are not allowed. • 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. Wedgewood Lane Div. 3 Plat APPIi. 5325 NE 10th St • The applicant shall pay the Traffic Mitigation Fee of $27,992.25 prior to recording the plat. This is a condition of the plat. • The following are review comments on the Traffic Impact Analysis (dated December 24, 2004 and July 11, 2005). Transportation Systems has reviewed the Traffic Impact Analysis (TIA), Preliminary Plat plan, and other materials provided in the Green Folder and have the following .comments: ~ The TIA dated December 24, 2004, and accompanying Addendum dated July 11, 2005, is acceptable. ~ We anticipated a 30-foot right-of-way dedication along SE 116th Street (NE 10th Street) abutting the development site rather than the 12-foot dedication shown on the Preliminary Plat Plan dated July 2005. The 30-foot dedication along with the existing 30 feet of right-of-way would result in an overall 60-foot right-of-way width, which would match with the NE 10th right-of-way dedication previously requested of proposed developments west of this Wedgewood Div. 3 development. If Development Services does not agree with the 30-foot right-of-way dedication, a compromise requirement of 20-foot right-of-way dedication along NE 10th abutting the Wedgewood development would be acceptable. The resulting 50-foot right-of- way would meet the minimum required by the City Code for residential access streets and also the future street classification anticipated for NE 10th between Union Avenue NE and 148th Avenue SE (Nile Avenue NE) in the adopted Comprehensive Plan. ~ The SE 116th Street (NE 10th) Half-Street Improvement cross-section on the Preliminary Grading and Utility Plan proposes a 23-foot wide roadway pavement along with curb and gutter and sidewalk abutting the development site. We recommend a 28-foot pavement width to meet City Code requirements for half- street improvements. ~ The Wedgewood Div. 3 development should be required to improve SE 116th Street (NE 10th) to a minimum 28-foot of pavement width to accommodate two-way vehicular traffic plus a walkway for pedestrians between the Wedgewood Div. 3 development and 148th Avenue SE (Nile Avenue NE). The walkway would serve as an extension of the sidewalk required abutting the development site and provide improved pedestrian access eastward to 148th Avenue SI;:. STORM DRAINAGE: • This projectsite is in the Honey Creek drainage basin. • A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 1998 King County Surface Water Manual Level 2 flow control (detention) and water quality treatment. This is a condition of the plat. . • The design and report shows that this project proposes to utilize flow spreaders. The development does not qualify to utilize flow spreaders per the King County Manual hence the report and design need to be modified accordingly. .. . Wedgewood Lane Div. 3 Plat APPIi. 5325 NE 10th St • The storm drainage report and design are not approved at this time. • The Surface Water SDC fees of $715 per new single family house are required to be paid. These fees are collected at the time a construction permit is issued. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. WEDGELANE3PLGF City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Plan ~'tLJ COMMENTS DUE: AUGUST 26, 2005 APPLICATION NO: LUA05-086, PP, ECF DATE CIRCULATED: AUGUST 12, 2005 APPLICANT: Patrick Gilroy, LandTrust, Inc. PROJECT MANAGER: Nancy Weil PROJECT TITLE: WedQewood Lane Div. 3 Preliminary Plat PLAN REVIEW: Ameta Hennil'!fier SITE AREA: 554,448 square feet BUILDING AREA (gross): N/A LOCATION: 5325 NE 10th Street WORK ORDER NO: 77453 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 4D-lot preliminary plat in the Residential-4 (R-4) single-family zoning deSignation. The proposed lots range in size from 4,876 square feet to 9,630 square feet. Access to the project is proposed via a new 42-foot internal public street (Jericho Place NE) connecting south off of NE 10th Street to NE 8th Place through Aspen Woods Preliminary Plat to Hoquiam Avenue NE. Division .3 will provide the stormwaterfacility and sanitary sewer lift station for all three divisions of Wedgewood Lane. This site contains regulated wetlands and streams~ A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information .. ,... Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/· His/oriC/Cultural Natural Resources Preservation Airpdrt Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is ne to properly assess tilis proposal. Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Sur-fall" J L.IAd-,~,..... COMMENTS DUE: AUGUST 26,2005 APPLICATION NO: LUA05-086, PP, ECF APPLICANT: Patrick Gilroy, LandTrust, Inc. PROJECT TITLE: WedQewood Lane Div. 3 Preliminary Plat SITE AREA: 554,448 square feet LOCATION: 5325 NE 10th Street DATE CIRCULATED: AUGUST 12, 2005 PROJECT MANAGER: Nan~ Weil PLAN REVIEW: Ameta HennillRer BUILDING AREA (gross): N/A WORK ORDER NO: 77453 .--,\/\!-;\Ol-.l B\JILDlNV'" SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 4Q-lot preliminary plat in the Residential-4 (R-4) single-family zoning designation. The proposed lots range in size from 4,876 square feet to 9,630 square feet. Access to the project is proposed via a new 42-foot intemal public street (Jericho Place NE) connecting south off of NE 10th Street to NE 8th Place through Aspen Woods Preliminary Plat to Hoquiam Avenue NE. Division 3 will provide the··~ stormwater facility and sanitary sewer lift station for all three divisions of Wedgewood Lane. This site contains regulated wetlands and streams. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Malor Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee City of Renton Department of Planning / Building / Public Works EN VIRONMENTA L & DEVEL OPMENT A PPLICA TION REVIEW SHEET REVIEWING DEPARTMENT: Parll6 COMMENTS DUE: AUGUST 26, 2005 APPLICATION NO: LUA05-086, PP, ECF DATE CIRCULATED: AUGUST 12, 2005 APPLICANT: Patrick Gilroy, LandTrust, Inc. PROJECT MANAGER: Nancy Weil PROJECT TITLE: WedQewood Lane Div. 3 Preliminary Plat PLAN REVIEW: Arneta HenninQer SITE AREA: 554,448 square feet BUILDING AREA (gross): N/A LOCATION: 5325 NE 10th Street WORK ORDER NO: 77453 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 40-lot preliminary plat in the Residential-4 (R-4) single,family zoning designation. The proposed lots range in size from 4,876 square feet to . 9,630 square feet.· Access to the project is proposed via a new 42-foot internal public street (Jericho Place NE) connecting south off , ...... c·ofNE,1Oth .Streetto NE 8th Place through Aspen Woods Preliminary Platto'Hoquiam ·AvenueNE. Division 3 will provide the stormwater facility and sanitary sewer lift station for all three divisions of Wedgewood Lane. This site contains regulated wetlands and streams. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the EnvIronment Minor Major . Information Impacts Impacts NecesSary Environment Earth Housing Air Aesthetics Water , UghtIGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Pub/ic Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment .10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ,/J . ~j7U)~/i) rM&0 Probable Minor ImpaCts Probable More Major Information Impacts Necessary REceniEO, AUG 1 5 2005 CITY \;, n':::.,,; ,)N COr.~MUNiTY SERVICE~ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to property assess this proposal. .' Date • City of Renton Department of Planning/ Building / Public Works EN VIRONMENTAL & DEVELOPMENT APPLICA TION RE VIEW SHEET REVIEWING DEPARTMENT: Fjre.. COMMENTS DUE: A APPLICATION NO: LUA05-086, PP, ECF APPLICANT: Patrick GiJro , LandTrust, Inc. PROJECT TITLE: Wed ewood Lane Div. 3 Prelimina Plat r;::." SITE AREA: 554,448 s uare feet BUILDING AREA f ' LOCATION: 5325 NE 10th Street WORK ORDER N : 77453 1', 1/ SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review a f-" ~Tir:n~~&I9.' al for. a 4Q-Iot preliminary plat in the Residential-4 (R-4) single-family zoning designatiori. The proposed lots range" '""Ei:frpm 4,876 squ e feet to 9,630 square feet. Access to the project is proposed via a new 42-foot internal public street (Jericho Place connectin southoff of NE 10th Street to NE 8th Place through Aspen Woods Preliminary Plat to Hoquiam Avenue NE. Division . ovide the stormwater facility and sanitary sewer lift station for all three divisions of Wedgewood Lane. This site contains regulated wetlands and streams. A. . ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable . Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetics Water LiqhtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation EnVironmental Health Public SerVices Energy/ Natural Resources Historic/Cultural Preservation Airport EnVironment 10.000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS ~Cu t{(J1 We have reviewe this application with particular attention to those areas in which we have expertise and have identi~ed areas of probable impact or a""", where ad<}; anal infonnat ;, needed /0 propedy assess Ih~ """""al. 'ff It 6 j-5 Date • 7 . .. DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: • FIRE DEPARTMENT MEMORANDUM August 15,2005 Nancy Weil, Senior Planner ~J James Gray, Assistant Fire MarshaL.. 14-- Wedgewood Lane Division 3, 532';fNE 10th St. 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. The access roadways for this plat need to be coordinated with the adjoining plats. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i: \ wedgewood3 erc.doc • City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICA TION REVIEW SHEET REVIEWING DEPARTMENT: tons+ru..Gh~ . COMMENTS DUE: AUGUST 26, 2005 APPLICATION NO: LUA05-086, PP, ECF I l ~ tt:oI' :- APPLICANT: Patrick Gilroy, LandTrust, Inc. PROJECT MANAGER: Nancy Weil PROJECT TITLE: Wedgewood Lane Div. 3 Preliminary Plat . AIJU 1 l. 'lH~!l"!;' PLAN REVIEW: Arneta Henninger '"'"'WI SITE AREA: 554,448 square feet BUILDING AREA(gross): NlA BUI';QING:DIV,ISION LOCATION: 5325 NE 10th Street WORK ORDER NO: 77453 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 40-Iot preliminary plat in the Residential-4 (R-4) single-family zoning designation. The proposed lots range in size from 4,876 square feet to 9,630 square feet. Access to the project is proposed via a new 42-foot internal public street-(Jericho Place NE) connecting south off of NE 10th Street to NE 8th Place through Aspen Woods -Preliminary Plat to Hoquiam. Avenue NE.. Division 3 will provide the· stormwaterfacility and sanitary sewer lift station for all three divisions of Wedgewood Lane. This site contains regulated wetlands and streams. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information ImpactS Impacts . Necessary Environment Minor Major Information ImpactS Impacts Necessary Earth Housina Air Aesthetics Water UghtIGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe" dditional infonnation is needed t properly assess this proposal. Si Date • DATE: August 12. 2005 LAND USE NUMBER: LUA05'()86. PP. ECF PROJECT NAME: Wedgewood Land Division 3 Preliminary Plat PROJECT DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Preliminary Pial approval for a 40-Iot preliminary plat In the Residential~ (R-4) single-family zoning designation. The proposed lots range in size from 4.616 square feet to 9,630 square feet. Access to the project Is proposed via a new 42-toot internal public street (Jericho Place NE) connecting south off of NE 10th Street to NE 8th Place through Aspen Woods Preliminary·Pla~ to Hoquiam Avenue NE. Division 3 will provide the stormwater facility and sanitary sewer lift station for aU three divisions 01 Wedgewood Lane. This site contains regulated wetlands and streams. PROJECT LOCATION: 5325 NE 10· 5_' OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MmGATED (DN5-M): As Ihe Lead Agency. Ihe City of Renton has detennined that significant environmental impacts are unlikely ~o resuh from the proposed project Therefore, as pennltted under the RCW 43.21 C.110, the City of Renton Is using the Optional DNS·M process to give notice that a DNS- M is Ukely to be issued. Comment periods for the project and the proposed DNS-M are Integrated Into a single comment period. There will be no comment period following the Issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the Issuance of the DNS-M. PERMIT APPLICATION DATE: NonCE OF COMPLETE APPUCATION: July 19. 2005 Augusl 12. 2005 APPUCANTIPROJECT CONTACT PERSON: Patrick Gilroy, LondTruot. Inc.; Tel: (425) 747-1726 .,02; Eml: patr1ckOlancttrustlnc.net ~ltslRevlew Requested: Environmental (SEPA) Review. Preliminary Plat Review Other Pennlts which may be required: Building. Construction, and Fire Pennlts Requested Studies: Geotechnical Report, Stream Study and Wetland Report location where application may be reviewed: PlannlnglBulldlnglPublic Worka Department, Development Services Division, Sixth Floor Renton City Hal~ 1055 South Grady Way. Renton, WA I 98055 PUBLIC HEARING: A Public hearing Is tentatively scheduled tor October 11! 2005 before the Renton Hearing Examiner in Renton COUncil Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way_ CONSISTENCY OVERVIEW: Zonlng/Land Use: The subject site is designated Residential Low Density on the City of Renton Comprehensive Land Use Map and Resldential-4, R-4 (4 dwelling units per acre) on the City's Zoning Map. Environmental Documents that Evaluate the Proposed ProJect: Environmental (SEPA) Checklist, Stream Study, Wetland Report and Geotechnical Report Development Regulations Used For Prolect MHlgatlon: The project will be subject to the City's SEPA ordinance, Zoning Code, Public, Works Standards, SubdMston Regulations, Uniform Building & Fire Codes and other applicable codes and regulallon. as approprlale. I Proposed MItigation Measures: • The following Mitigation Measures will likely be Imposed on the proposed project. These recommended Mitigation Measures address pro}ect impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate r ransportatlon Mitigation Fee; The applicant will be required to ~y the appropriate Firs Mitigation Fee: and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comment. on the above application mUlt be submitted In wrttlng to Nancy Well, Senior Planner, Development Services Division. 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on Augult 26. 2005. This matter I. al.o 'cbeduled for p publle bearing on October 11. 2005. at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested il attending the hearing, please contact the Development Services DMslon, (425) 430-7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may stili appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional· information by mall, please contact the project manager. Anyone who submits wrttten comments will automatically become a party of record and wil1 be notified of any decision on this project. CONTACT PERSON: Nancy Well, Senior Planner; Tel: (425) 430-7270 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNG FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton. Development Planning. 1055 So. Grady Way. Renton. WA 98055. Name/Rle No.: Wedgewood Lane Div. 3 Preliminary Plat I LUA05-086. PP. ECF NAME: MAILING ADDRESS: _________________________ _ TELEPHONE NO.: ________ _ CERTIFICA TION I, ikel .Jor~V\ , hereby certify that 3 copies ofthe above document were posted by me 10 ~ conspicuous places or nearby the described property on DATE:&="'lJ..-O$ SIGNED: ~';" :-1 j'k ~T: Subscribed and swomJJe~~~O[~e~l~l9.ll!~; ~;~~~ilii'A~.i~n~'!.l~nlcl~t~o:r~t~h:e~State ~\~.9= ,onthe i1I=~ ~~ . NOTARY PUBLIC ~~~+=-P:~L-- STATE OF WASHINGTON COMMISSION EXPIRES MARCH 19, 2006 • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: August 12,2005 LAND USE NUMBER: LUA05~086, PP, ECF PROJECT NAME: Wedgewood Land Division 3 Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 40-lot preliminary plat in the Residential-4 (R-4) single-family zoning designation. The proposed lots range in size from 4,876 square feet to 9,630 square feet. Access to the project is proposed via a new 42-foot internal public street (Jericho Place NE) connecting south off of NE 10th Street to NE 8th Place through Aspen Woods Preliminary Plat to Hoquiam Avenue NE. Division 3 will provide the stormwater facility and sanitary sewer lift station for all three divisions of Wedgewood Lane. This site contains regulated wetlands and streams. . PROJECT LOCATION: 5325 NE 10th Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under theRCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M).A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: July 19, 2005 August 12,2005 APPLICANTIPROJECT CONTACT PERSON: Patrick Gilroy, LandTrust, Inc.; Tel: (425) 747-1726 x102; Eml:patrlck@landtrustlnc.i1et PermitslRevlew Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: ZonlnglLand Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Preliminary Plat Review Building, Construction, and Fire Permits Geotechnical Report, Stream Study and Wetland Report Plannlng/BulldlnglPubllc Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 A Public hearing is tentatively scheduled for October 11. 2005 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Low Density on the City of Renton Comprehensive Land Use Map and Residential-4, R-4 (4 dwelling units per acre) on the City's Zoning Map. Environmental (SEPA) Checklist, Stream Study, Wetland Report and Geotechnical Report The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Uniform Building & Fire Codes and other applicable codes and regulations as appropriate. .Proposed Mitigation Measures: • The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the. appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire MitigationFee; and . -'. ',- The app/icailtwill be required to pay the appropriate Parks Mitigation Fee. . . Comments on the above application must be submitted in writing to Nancy Well, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on August 26, 2005. This matter Is also scheduled for a public hearing on October 11.2005. at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Rentori. If you are interested in attending the hearing, please contact the Development Services Division, (425) 430-7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Nancy Well, Senior Planner; Tel: (425) 430-7270 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this form and return .to: Citybf Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Wedgewood Lane Div. 3 Preliminary Plat / LUA05-086, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: ________ _ ADDITIONAL WETLAND & STREAM-RELATED DOCUMENTS & FINAL APPROVED Mitigation Plans FOR - ALL DIVISIONS OF THIS PLAT ARE LOCATED IN FILE LUA06-065 From: To: Date: Subject: Nancy, Jennifer Henning Weil, Nancy 04/22/2005 3:07:06 PM Wedgewood -SEPA Lead I spoke directly with Lisa Dinsmore of King County DDES today, and confirmed that the County will allow Renton to take SEPA lead agency status for the storm water facility and street that would serve Wedgewood Plat. The County asks that we require mitigation such that the storm water pond meets the January 2005 King County Surface Water Design Manual. However, Lisa agreed that the measure could be worded in such a way that requires the applicable storm manual for the jurisdiction the storm pond is located in. In other words, if annexation occurs during the processing of the plat, then the City would require conformance with the applicable KCSWDM for that portion of the City. I'll draft a letter to Lisa confirming that the City will take lead agency status. Jennifer Toth Henning, AICP Principal Planner City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 (425) 430~7286 ph (425) 430-7300 fax jhenning@ci.renton.wa.us cc: Kittrick, Kayren; Watts, Neil "\ lr.· -•. f '. Agencies -Env. Checklist, PMT's & NOA See Attached Surrounding Property Owners -NOA only See Attached Patrick Gilroy, LandTrust, Inc. -Accpt Ltr only Applicant/Contact Wedgewood Lane LLC-Accpt Ltr & NOA Owner (Signature of Sender),;.: ~~~~~~~::::::::::~"':"""---------4--GHARI£S F. KOKKO STATE OF WASHINGTON COUNTY OF KING SS I certify that I know or have satisfactory evidence that Stacy Tucker NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES MARCH i9, 2006 signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. I J f) /') ) J,. ~ Dated: tf{1(()6. (l~1-~_ NOtcrryptJbliCiJl and for the Sate of Washington Notary (print): ____ f1~ k· -r-k~~f-;;-_J-'JtI6;----------- My appointment expires: ~ I i I () .b Wedgewood Lane Division 3 Preliminary Plat LUA05-086, PP, ECF template -affidavit of service by mailing " ... Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers" Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor" Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold" Muckleshoot Indian Tribe Fisheries Dept. * c/o Department of Ecology 3190 160th Ave SE Attn: Karen Walter or SEPA Reviewer 39015 -172M Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office" Muckleshoot Cultural Resources Program" 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation" Ms. Shirl.ey Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 . PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of ihe checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing I " .,. 102305936100 ANDERSON PATRICK D+ANGELINE 14406 SE 116TH ST RENTON WA 98059 102305914503 BIGELOW CAROLYN 700 HOQUIAM AVE NE RENTON WA 98059 102305924007 BOSANCU DANIEL 965 HOQUIAM AV NE RENTON WA 98059 102305902300 CAMWEST DEVELOPMENT INC 9720 NE 120TH PLACE #100 KIRKLAND WA 98034 761250003008 CURTIS RANDALL S 5007 NE 9TH PL RENTON WA 98059 102305900403 FAIN GARY D & DEBORAH L 14429 SE 116TH ST RENTON WA 98059 761250013007 GLEN SCOTT HOMEOWNERS ASSOC 5001 NE 9TH PL RENTON WA 98059 421550001000 HUYNH THANG B+LAN THI NGUYEN 978 GRAHAM AV NE RENTON WA 98059 102305915807, 102305925707 JOHNSON WALTER M 2305 QUAIL RUN RD COTTONWOOD AZ 86326 421550015000 LAUREL LANE HOA C/O SMITH JACK TREASURER 4925 NE 10TH ST RENTON WA 98059 412305936605 ATCHISON SEAN 14628 SE 116TH ST RENTON WA 98059 102305906004, 102305906087 BINDER PATRICIA M 980 HOQUIM AV NE RENTON WA 98059 761250001002 BOVEY DONALD H 5002 NE 9TH PL RENTON WA 98059 761250012009 CHAN GUNG MOON+LISA KEIKO OHASHI 5020 NE 9TH PL RENTON WA 98059 761250008007 DANG JENNY N 5025 NE 9TH PL RENTON WA 98059 761250002000 FEDERAL NATIONAL MORTGAGE ASSOC PO BOX 790014 SAINT LOUIS MO 63179+0014 102305933701 HELSBY WYNDI L 876 HOQUIAM AV NE RENTON WA 98059 761250006001 ISHIMITSU ROGER E+LAYNETTE A BARON 5006 NE 9TH ST RENTON WA 98059 761250005003 KAUR SUKHVINDER 5000 NE 9TH ST RENTON WA 98059 102305905105 LEE JAE H 4618 86TH AV SE MERCER ISLAND WA 98040 .2305935003 BERG BRIAN D 12035 148TH AVE S RENTON WA 98059 102305936209 BLANKENSHIP JAMES 14418 SE 116TH RENTON WA 98059 761250009005 BUCKLAND PAUL B 5019 NE 9TH PL RENTON WA 98059 102305920401 CONKLIN WILL.,IAM J 959 HOQUIAM AV NE RENTON WA 98059 102305934501 DAUGHERTY GREGORY WAYNE 12201 148TH AV SE RENTON WA 98059 102305936803 GACEK THERESA 2823 16TH AV S SEATTLE WA 98144 102305905006 HIGHLANDS INVESTORS LLC 1000 BROADWAY #450 OAKLAND CA 94607 102305921409 JOHNSON CARYLE S 971 HOQUIAM AV RENTON WA 98059 102305934402 KIGER KENNETH E & TINA M 11826 142ND AV SE RENTON WA 98059 421550004004 LIN FOSTER F+CHING LI 960 GRAHAM AV NE RENTON WA 98059 " .. -.' ~~ . 421550003006 L1U GUOYONG+HU KAI-YI 966 GRAHAM AV NE RENTON WA 98059 421550002008 NOLAN CLIFFORD DUPONT +MARY ELLEN 972 GRAHAM AV NE RENTON WA 98059 102305936308 RODENBERG LONNY K 14428 SE 116TH RENTON WA 98059 102305936407 SCHAUT GEORGE L 10119 SE 206TH ST KENT WA 98031 102305909305 SMOCK JULIA LEE+ROBERT E 920 HOQUIAM AV NE RENTON WA 98059 421550005001 STUPE TODD W 954 GRAHAM AV NE RENTON WA 98059 102305934303 WEIRICH DAVID A+MARY V 14610 116TH ST SE RENTON WA 98059 411250007009 MCMANUS KEVIN R 901 HOQUIAM AV NE RENTON WA 98059 761250011001 OCONNOR GLEN A+RAELYNN 5014 NE 9TH PL RENTON WA 98005 102305909206 RUTLEDGE KAREN N 990 HOQUIAM AV NE RENTON WA 98059 102305903001 SHAMROCK HIGHLANDS LLC 9720 NE 120TH PL #100 KIRKLAND WA 98034 761250010003 SONNEN GORDON+ TERESA E 5013 NE 9TH PL RENTON WA 98059 102305937009, 102305938205 WARNES SUELLEN 14620 SE 116TH ST RENTON WA 98059 _1250004006 MILLER KEVIN & ELIZABETH 5001 NE 9TH PL RENTON WA 98059 102305920104 RENTON SCHOOL DISTRICT #403 300 SW 7TH ST RENTON WA 98055 102305935805, 102305935904, 102305936001 RYNNING DAVID L+HEIDI A 14619 SE 116TH ST RENTON WA 98059 102305940102 SHEPHERD ROBERT DD + JOAN K 22059 SE 188TH MAPLE VALLEY WA 98038 102305905808 SPIRY DENNIS G+JUDITH E 852 HOQUIAM AV NE RENTON WA 98059 102305939005 WEDGEWOOD LANE LLC 1560 140TH AV NE #100 BELLEVUE WA 98005 Kathy Keolker:Wheeler. Mayor CITY"F RENTON PlanningIBuildiriglPublic Works Department Gregg Zimmerman P.E., Administrator August 12, 2005 Patrick Gilroy , LandTrust, Inc~ 1560 t40thAvenueNE #100 .' Bellevue, WA980D5 Subject: .Wedgewood Lane Div. 3 PreliminarY Plat LUA05~086, PP-; ECF -. Dear ML Gilroy: .' The Development Planning Sedtiohof the City of Rentbnhas determined tha~ the '. subject app~icationissuffici~nt tC>-c;tccept for review. -' ' . .--. -Hbw~ver, the following infbrmation shall ~e~equiredin orderfor't/Je review. ofthisproject -to proceed: '" -.' -, .:>, .. '-.' ''-. . -.. , - - • '-. Five, copies of_a OrainageRepc>rt tQthe,J998 King CquntySurlace Water - ,DesignManuaILeveftwo.-:/:'« ',.':.-.': -' -.' _-' .. ' • -.• A narrative of the proposed smaU; 10t"cllJsters to inClude justification I;lnd - cal9ulation of the reql,Jireddi~tance fromSingle-Far'TlilY,talldUse Qesignation . aridtheri1inimum.of~O% set aside as nsignfficiaflt9Penspacen~ , . it -As part ofthe Tree Cutting and L,am:t.,Clearing (Tree,Jhventory) plan, provide a -approximate tree jriv~ntpry c:mdjustifica~ionf9r the proposed clearing of "all treesn~ , -' -, .-.... .'-. . ., .,Underthe new Critical Areas,Or~,iri~,rice;which Division '3 is subject to, a -Stream,Studyis requited dueto two ,on-site streams. Per the Preliminary Plat .' -submittiil reql,lifernents -F'!easeprovide Staiidllrd'$treamorLake$tudy: - - Please-provide 12copies of a report qontaining the information 'specified in RMC Section 4~8~ 1200. In addition, if the projiJcUnvolves an unclassified· streaf!1, a supplemental str~amor lake study isalso'required (12 copies): If ,any alteration toa water-bodyor buffer is proposed a supplemental stream or lake study (12copiesjanda mitigation plan (12Copiesjare also . requked. See RMC 4, .. 8-1200 for plan content requirements. • SUPrnit a request for Street Modification for the ,reduction of public right-of-way widthto 42 feet. To the attention of Kayren Kittrick. • Submit a.Construction Mitigation Description - 5 copies. This p~oject has been routed for staff review and comrnen~. However, without the above· information, that review cannot be completed, therefore, please provide thereqlJ9sted ·information as. soon as possible in order to avoid any delays in the review· of your· project . --'------I-:(j-55-S-0-u-th-G-r~ad-y-W,-a-y---R-e-nt-on-;-W-a-sh-j-ng-to-n-'-9S-0-5-5 ------~ ..• (i) This paper rontains'50% recycled material, 30% post consumer AHEAD OF THE' CURVE '.: '. . "" . -~. It is tentatively scheduled for consideration by the EnviionmentalHeview Committee on September 13, 2005, Prior to that review, you will be notified if any additional information is required to continue. processing your applicatlcm; . . . . .' ·In addition, this matter ist~ntativelyscheduledfor t.'lPublic Hearing on .October11; 2005. ·at9:00 AM; CounCil Chambers, Seventh Floor,Renton. City.Hall, 105S'South (3rady Way, Renton. The applicant or representative(s.) of tne<applicant 'are required. to be . present atthe public hearing. A copy otthe staff report will. be mailed to you one week. ' before the hearing.' . '. .. ' . . ' Please cbhtac:t· me' at (425) 430-7270 if you. have. any questions .. ' '. '. ..' '.' ..' . '.Sincerely, Q\~CJ4 '. .. Nancy Weil' .• , .. . Seniqr Planner cq: ' .. " . .' ," '.,. -. - ; .. ' . '. ...... " ~ . :. '.' '. ."' . • Kathy Keolker-Wheeler, Mayor August 12, 2005 Superintendent's Office Renton School District #403 ' 300 SW 7th Street Renton, WA 98055-2307 CITye,F RENTON ,PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E.,Administ~ator Subject: Wedgewood Lane Div. 3 Preliminary Plat, LUA05-086,PP, ECF ' ' , . .'. . ,', '.' . . -.. The City, pf Renton Development, Services, Division,has received 'an application for a 40-lot single~family subdivision located c:it5325 N~ 10th Street. Please see the, enclosed Notice ·01.,· Application for further details. ' , , , .,' ~ 'J .' , .• , . , In order to process this application; the DevelopmentServices Division needs to know which Renton schools would 'be attencJe~byqh'ildr~n' living in resiC,fences at)he location indicated ' above. Please fill in the appropria.t,eschoolson the lIst i)elowand return 'this letter to my ,attention, Development Services Divi~i6fl,City of Rento", tOq5<South Grady Way, Renton, 'Washington98055 by August 2,6,2'005. ' , " ' ' -: .. -.' . . ~-' ," .. _ ,_ .. i.· '.-,.. _ ~.~ '. ElementarY, School: -;-_-'--;--;--'-~::-:-:-~~~~~-'--'------:::----:-'---:';""'--'-~-'--:--"""':"" __ ".i ''-;'::' .>. '~-::.:-;-':' .. > : )-: ":' ,MiddleSchool::--'-.,.,.-_----:-'------,--.,.-'"'--,~"7 .. ",-:-'"""'c".'-" ~'..:..."'""":"' .. :.,.-__ ~-,'--."..._~-,----.,.--'--_.......:...._.,___ .: .... -.. : High' School: _' ---,---.,..-'---'-_--.,.-_~...,-'--~-~--'------:-:---''----',--'-'_'_,'"'-'-----'-_--'--'--___,_-'---- , Will the schools you have indicated be able to handle thei~pact:6f the ~dditional students estimated'to come fr'omthe proposepdeveloPr11ent?" ", Yes 'No ' Thank you for providing this importantinformation., If you have any questions regarding this projeCt, please contact me at (425) 4~0-7270. Sincerely,' , , C\ \J~ ~nc~eil Senior Planner ' Enel. ------:-~--i-O-55-S-o-u-th-G-r-ad-y-W-a-y---R~e-nt-on-,-W-a-Sh-i-ng~to-n-98-0-5-5-------'-~·~ *' This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE RESIDENTIAL PROPl'R1Y OIEVELC'PMEN August 1, 2005 NancyWeil Senior Planner City of Renton 1055 S Grady Way Renton, W A 98055 • C1TYOFAENTON RECEIVED AUG 0 1 2005 BUILDING DIVISION RE: WEDGEWOOD LANE SANITARY SEWER LIFT STATION Dear Nancy: I am writing in response to your letter, dated July 27th, requesting further information regarding the impacts of the proposed sanitary sewer lift station on the Category 2 wetland in Division 3 of our Wedgewood Lane project. Tract E, where the lift station will be situated, encroaches 25 feet into the standard 50-foot buffer bordering the Category 2 wetland on the property. The minimum wetland buffer of 25 feet will be maintained. 'A total of 1,807 square feet of buffer area will be impacted, for which we are proposing to mitigate through buffer averaging. As depicted on the attached exhibit, "Sanitary Sewer Wetland Impacts," we are proposing to add 1,135 square feet of buffer to the east of Lot 19 and another 3,129 square feet of buffer to the south of Lot 21, for a total of 4,264 square feet of buffer added. The wetland and buffer atthis location has been subject to disturbance in the past and vegetation over the area is dominated by Himalayan blackberry. A planting plan will be implemented for restoration of the disturbed areas in conjunction with mitigation for other wetland buffer impacts throughout the project. Sincerely, LA RUST, INC. CC: Jennifer Henning, Planning Director 1560 140TH AVE NE SUITE 100 BElLEVUE. WA 98005 [425]747-1726 [425]747-4157 FAX WWW.LANDTRUSTINC.COM Page 1 of 1 . , UETLAND (CAT.l) :n0l1< SF. TRACTF 6TOPe'1 DETENT10NI OPEN SPACE '!I.e'''' &1'. r--·------, [./ /J I I .' 1·/">· I "" I 20 I '3.630&1'. ··'21"· •••. !l,<IC)C) ... ~I' . C; ( WEDGEWOOD LANE SANITARY SEWER WETLAND IMPACTS EXHIBIT July 29,2005 WETLAND IMPACT LEGEND ~ BUFFER IMPACTS 1.807 S.F. ~ ADOmONAL BUFFER 4264 S.F. .. N - SOUTH HALF" SE 116 TH STREET RIGHT OF" \lAY :0' ---~ . -i.:··::[ ~;:-::'5' .. :EiLt,fi~J !~'JitTR /// /' -'10 PROPERTY LINE EDGE OF" RN -----""1 _____ F"UTURE RN CENTERLINE " _____ 32'-0 / l"~T "yF" ~:~~~~~ 00 ~,_ <D' ','[TLA"V ,_crEK '"" /' ~ ,"OC c, ~ I ~ I~' <> ~ ~ ~ i 2'-0 26'DI7 LJ,- ---SE'JER MANHOLE INV, ELEV, 410. (BY OTHERS) 0 ·· 10' '(ASSUMED) INLET ~ . 'BY OTHERS)' < 1 ___ - "~~ ,m ---ACCESS SHAn 'JALLS"" ..--,,,--(ABOVE ELEV, 417) ~ \ ,1----!j.':t!.~'tM',!m;¥.i3*~ l' .. . :-: -:-+-: ~ ;-:~-:. : : : 1-~ .5;")( ?' IjA1,CH1 l"l ..-~ ---- -----, on' "F'.' CluE --'"",-hr. r-~:2) _, _ :'1 • F"UTURE SIDE'JALK F"UTURE CURB ~: " : S' HDPE TO NORTH SIDE OF" R/":: 'THEN ... • 'JESTERLY APPROX, 1170' (BY OlHERS) l-' . Ir------. ,:,·:;'-0 11 "'= :;,' HOTBOX '-2'AC ~ I 11 II I ~~ ~LLARD@ PAVEMENT '0 (ELEV, 424') OVER ~~~ cr~ (BY OTHERS) \ ~ I 00 ' CD . I SEE PLAT DEVELOPMENT PLANS F"DR RDCKERY DETAILS. VALVE VAULT • .@ .. " .... ," ~ = " ~5j----j . obDBJD8080 '''-'.:\Il1.0 1.1.;;_1 CITY OF RENTON ---','.'F1:'C::-':::-: '1(', - .' CIT~F'RENTON Kilthr Keolker-Wheeler, Mayor' PlarulingIBuildinglPublicWorks Department' .Gregg Zimmerman P.E., Administrator 'July27,2005 Patrick Gilroy LandTrust, Inc. 1560 140th AvenueNE' 'Bellevue, WA 98005 Subject: Wedgewood' Lane SanitarySew~r Lift Station Dear Mr. Gilroy: . ,. .' included in the 'revised wetland infor!T1ation with Pi~isioh:2 was,a. sanitarY sewer lift ",' station buffer impactse~hiblt.' This ,infotmatidrl.w~~ reCJue$~ed. for disclosllr~ of the location ()fthe lift station' proposed, in Division' 3 .. Dh/isiorl;,~::wiih~~ regulated unq~r' new ',development regulations'adopted'Novernbe~?004ar1d new Cri.tical Areas; Ordi,I'13hce adopted May 2005. ,'", "~' ::,,', " ;~. ' ',' . ," '." ":"';',' .\;, ,>!-;': ,~:. "." 1 • Reyie,w of ~helift,stati6n triict,l()caiiori':qfthe:,sttiJCtqre orftne~ite'andirnpacttothe ' wetland and buffer is' ~equire(l as, paJf.bf the~:;cdn~tructlon,permittingJorthe 'faCility. " Therefore, theimpact'exljibits may be [J$ed but theUollowing is re:quired: • ' ' " 1. 'The plan' heedstd qe r~vised to show the lift station 'inlpact only with a legend on the plan with the square footage and bu.fferwidth (Category 2 requires 50':foot buffer)',', , , ""','", , ' , , ' ", 2; The plan needs: toshowactuallocationofliftstatio'ri." , ,,',' 3. A letterreql.Jesting 'and outlining:W,heth~r a~Reductionof Buffer Width (minirnum ' of 25 -foot)'or'AveragingB·uff~ris·proposea.IHhe lift station facility is actually . , iocated',qutsideofAhebuffer ,and",'impactbyconsfruction is temporary nature,,' 'please describe. (see'attached) " " ' , ' , ' '.. ' , ,4. Describe mitigation plan for creation andehhancemenL A description of the' . necess!ty to locate the facility in the buffer. . 5~ Rati.o· based on the Category '2. and vegetation type for the creation and . restoration proposed.' . , , Please'contact me at (425) 430:-7270 if you have any questions.' Sincerely, ~~ NancyWeil Senior Planner "~'" --~-'-------'1:-:O:-=5-=-5 -=S-ou--'-t:;-h"'=G:-ra-:d:-y-=:W,:7a-y---=R-en-t-on-,-=:W,:-:-a-:sh:-:i-~g7/t:"-'-......... -='9::::8~::-:~:-::·.~-, ',---,,,,',,-\ ----. ~ , * This paper contains 50% ~ed material. 30% ~t cim'iuJer AHEAD OF THE CURVE City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: WEDGEWOOD LANE, LLC PROJECT OR DEVELOPMENT NAME: WEDGEWOOD LANE, DIVISION 3 ADDRESS: 1560 _140TH AVE NE, #100 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: BELLEVUE ZIP: 98005 14429 SE 116TH STREET, 98059 531.5' NE tOth-s+. TELEPHONE NUMBER: (425) 747-1726 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 1023059004, 1023059017 NAME: PATRICK GILROY EXISTING LAND USE(S): SF RESIDENTIAL, VACANT ~ COMPANY (if applicable): LANDTRUST, INC. PROPOSED LAND USE(S): SINGLE FAMILY RESIDENTIAL ADDRESS: 1560 _140TH AVE NE, #100 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: LDR CITY: BELLEVUE ZIP: 98005 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N/A TELEPHONE NUMBER (425) 747-1726, X102 EXISTING ZONING: R-4 CONTACT PERSON PROPOSED ZONING (if applicable): N/A NAME: SITE AREA (in square feet): 554,448 S.F. SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED COMPANY (if applicable): FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): 64,971 S.F. ADDRESS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable): 3.90 DUIACRE NUMBER OF PROPOSED LOTS (if applicable): 40 TELEPHONE NUMBER AND E-MAIL ADDRESS: PATRICK@LANDTRUSTINC.NET NUMBER OF NEW DWELLING UNITS (if applicable): 40 Q:web/pw/devserv/forms/planninglmasterapp.doc 07/14/05 0:;.. ' .. ~ P T INFOR NUMBER OF EXISTING DWELLING UNITS (if applicable): 5 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 2,600 -3,400 S.F. SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A MATION PROJECT VALUE: $7 MILLION IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL o FLOOD HAZARD AREA ___ sq. ft. BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if o GEOLOGIC HAZARD o HABITAT CONSERVATION ___ sq. ft. ___ sq. ft. applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE o SHORELINE STREAMS AND LAKES o WETLANDS ....,.,...,,-=--.--sq. ft. I.J~,'I'I NEW PROJECT (if applicable): N/A . '!IjI!I2' sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE NW QTR of the SE QUARTER OF SECTION 10, TOWNSHIP 23, RANGE 05E, IN THE " CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. SEPA grSt}CJ 3. 2. PRELIMINARY PLAT I! 2-80 4. Staff will calculate applicable fees and postage: $ / AFFIDAVIT OF OWNERSHIP I, (Print Name/s) ?&o lAf1l J ,4. 6.£ rr I , declare that I am (please check one) vrhe current owner of the property involved in this application or __ the authorized repr entative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of . y kpowled e and ,:Ii f. I certify that I know or have satisfactory evidence that Ivl ~ signed this instrument and acknowledged it to be his/her/their free and voluntary act f (Signatur (Signature of Owner/Representative) Q:web/pw/devserv/forms/planning/masterapp.doc uses and purposes mentioned in the instrument. .~ CHARLES F. KOKKO ~ ----+-:~---"""<--'~---'----'-~--~, TARY PUBLIC Notary Public in and for the State of Washington STATE OF WASHINGTON COMMISSION EXPIRES MARCH 19,2006 Notary (print)_C=--.;;~-=..;...v_~~----,F,----,--lt--,--,lci----,,-~_ ·t..~·:·~~"'~T"""~;':'.k. '. My appointment exPires:. __ 3 .... ul--L-"l-+f_o_L ___ _ 07/11105 Form No. 14 Subdivision Guarantee (4-10-75) Parcel "A": EXHIBIT A LEGAL DESCRIPTION Guarantee No.: 4361-508623 Page No.: 3 The West half of the South 10 acres of the North 50 acres of the East half of the Northeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington. Parcel "A-l": An easement for ingress and egress over the South 30 feet of the South 10 acres of the Northeast Quarter of the Northeast Quarter of Section 10, township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the East 30 feet thereof; and Except any portion thereof lying within the above described Parcel "A". Parcel "B": Lot C of King County Boundary Line Adjustment No. L04L0055, according to survey recorded December 23,2004 under Recording No. 20041223900001, in King County, Washington. APN: 102305-9004-03, 102305-9390-05 APN: 102305-9017-08, 102305-9023-00 First American Title "ELOPMENT SERVICES DIVISION • WAIVER cn= SUBMITTAL REQUIREM'ENTS FOR LAND USE APPLICATIONS ~~i~~~i~~~~/li12~rrl.l$~:':':'~~~G0:t~!i!~!i!)!H!0~f~;;i!i! J~1):i~:;!j!~Ui!i!!!i!i!i!i!~!i!!!!!#p'@~f~H~!))iU?U!·? Calculations 1 f.~§~~~ ~ M#.~( ~9:r: ~~#.~y: ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~: ~: ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~:: ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~ ~ ~: ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ Construction Mitigation Description 2 AND 4 :t¥.~~!~~W#'#~~~~ ~~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~ ~ ~: ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ::::::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~::: ~ ~ ~: ~: ~ ~ ~ ~ ~ ~::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Drainage Control Plan 2 ~~i~~9~ ~ ~~~ ~~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~: ~ ~: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~::: ~ ~ ~ ~ ~ ~ ~: ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~: ~: ~ ~ ~ ~ ~ ~ ~ ~ ~:::: ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~ ~ ~ ~ : ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~::::: ~ ~ ~: ~ ~:: ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~: ~::::: Elevations, Architectural 3 AND 4 ~~~~~~~~ ~~~~~!i~~:~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~::::: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:::: ~ ~::: ~ ~: ~ ~ ~:::::: ~ ~ : ~ ~ ~: ~ ~ ~ ~ ~: ~ ~ ~: ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: : ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~: ~: ~: ~:: ~ ~::: ~ ~ ~: ~: ~: ~: ~::: ~ ~ ~ ~ ~ ~ ~::::: ~: ~: ~::: ~ ~ ~: ~: ~: ~:: ~ ~ ~ ~: ~ ~ ~ ~ ~: ~: ~: ~ ~ ~ ~ ~::::: ~: Existing Covenants (Recorded Copy) 4 . :$*I~!~~j;~~~~~~~~~~:¢8P.Y.):f:~:~:~:::~~::~:~:~:~:~~~:~:~ :~~~~~:~:~:::~:~:~~::~i:~~::~: :)~:::::::~:~:~:~:~:~:~:~:< i~~~:>~~~:;~i~i~:~:~i:~~i:i~i:i~i:;)~~~:::~~ti:i~~::~>:~i~~::::~:::::::~:::~:~:~: Flood Hazard Data 4 ~ . ~!~~f;:p:~~:~:~~;:::::::::::::::::::::::::::::::::::::::::::::~:::::::::::~:::::::::::~:::::~:~ ::7:::~:::~:::::::::~:::~: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::;~::::::::::::::<:;:;:::::::::::::::::::::::::::::~::::::::::::::::::: Geotechnical RePO~2.~D3 . :$~~i~g::B!~~;:¢~~P.~~~I~~:::::::::::i:::~:::::::::::::::~:~:::~::::::::~::::::::: :::::::::~:::::::~::::::::::::: :::::::::::::::::::::::::::~::::: :::;:~:~:i«:~:~::::::::~::~:::i:::~:::i::~::::::i~:::::::::::::::::::::::::::;::::::::::: .. ~~~ing})!an,. Detc:lil~ 2 .. _.. .. . . :~~~l~tP:~~:~#'~::::::::::::::::::::~:::~::::::~::::::::::::::::::::::::::::::::::::: ::::::::::::::::~::::~~:~:::~:: ::::::::::::::::::::::::::::::::: ::~::~~:~:::~:~:::~:~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: King County Assessor's Map Indicating Site4 :~~@~!~~:f:!~~i:~~~~#t:~::::::::::::::~:~::~:~:~~~~~:~~~~~~~:~::::~:: ::::::~~~~~~~~::~:~~~~:~:~~~~~~ ~:~::~:~::::::::~::::::~:::~:~:~: ::::::::::::::::~:::~~~~~~~::::::::::~::::::::~:~:::~:~:~::~~~~:~~:~~~:~~::~~:~~~:~~:~~~~~~::::~: Legal Description4 :4.#(8(§~~~~~:f:f.~~9.#~~~~:~::::::~::::::~~~~::::~~~~~~::~ ~:~:~~~:::::::~:::::~:~~~::::~: ::::::::::::~:::::::::::~:::::::: ::::::::::::~:::~:~:::::::::::::::::~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Mailing Labels for Property Owners 4 M~i?:8~:$.i~Q~~!~:~~8#.~::::::~::::::::::::::::::::::::::::::::::::: :~::::::::::::::::~:~:~~:::~::: ~:::::::::::::~::::~~::::::::~:i: ~:~~:~::~~:~~~~~~~~::~~~:~~~~::~:::~:~::::~::::::::::::::~~~::~~~~~~~~~:~:~:::::~~:~:~:~~~:~~~~~ Master Application Form 4 M~~~~~¢~~i~~¥::iB~~~~~~tj~~~~::~~~~~~~~::::~~:~~~~::~~ ~~:~~:::~~~~~~~~~~:::::::~~:~~: ~~~:~~~~~~~:~::~:::::~~~::~~~~~~~ ~~~~:::::::::::::~:~~:~:~~~~~~~~~~~~~~~~~~~~:~~:~:::::~:::~~~:~~~~~:~~~~:~~:~~~~~~~~::::~~:~~~~~~ Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning .. Section Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls PROJECT NAME: ~tJ....:::'d~,~~_o_CJ_d __ JJt-__ ' _ DATE: _~=+-_~-.!..Lf-l-("':::'()"':::"C? __ _ DEVELOPMENT PLANNING CITY OF RENTON JUL 1 9 2005 ·RECEIVED 01/0612004 \. DEVELOPMENT SERVICES DMSIOa WAIV~ OF SUBMITTAL REQUlltEMENTS FOR'LAND USE APPlICATIONS-"~> ~ ~->-, P_·,,-.. , .• " ..... -.-.-.~-- l1~1l1)1l1~~~~~~~~~~~1IEJt1::~~l~~rrf~~ll~~%l1~~~~~~~~j~!m.~!~! 1!1rA:i'm~r! ~~1!!!:!!!:!~~ll:!:!~(!!:!:!:!$~~~W~!:~~!~!:!:H!l!:l~lll:~:l~~i!i Parking, Lot Coverage & Landscaping Analysis 4 ~1~~~~@.~~:(p:Mt~}.~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~: :~:~:~:~:~:~:~:~:~:~:~:~:~:~:~: ~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~: ~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:::~:~:~:~:~ Postage 4 ~~P.i?!i~~~i:(M~~~g~~~Jj~~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~: :~:~:~:~:~:~:~:~:~:~:~:~:~:~:~: ~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~: ~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~ Public Works Approval Letter 2 ~~~~~i!~~9ij. ~~~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ L~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:~ Screening Detail 4 ~~t~~ ~e!~~ ~~~~~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Street Profiles 2 __ ....... _ ...... . .. . ~ tti!~~ ~~P.8~~ #~~!~f~~~~ ~~~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ r ~ ~ ~~ ~~ ~~ ~~ ~~ ~~ ~i ~~; ;~~ ~;~ ~ ~ ~ ~ ~~~ ~ ~ ~~~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~~ ~~ ~ ~~ ~~ ~ ~~ ~\ ~ ~ ~~~ ~ ~~ ~ ~ ~ ~ ~~ ~~ ~ ~ ~~ ~~ ~~ ~ ~ ~~ ~~ ~ ~ ~ ~i~? ~ ~ ~ ~ \ ~ ~ ~~ ~ ~~ ~~ \ ~ ~~ ~~ ~~ ~~ ~~ ~~ ~ ~ ~~ ~~ ~ ~ ~~ ~ ~ ~~ ~ ~ ~~ ~~ ~~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .. Topography Map3 #~#i~~ ~!~~i ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Tree Cutting/Land Clearing Plan 4 ~~~¢~~~ ~~l9~~ ~~~y p~tH.~~ ~~ ~ ~ ~ ~ ~ ~ ~ ~~ ~~ ~ ~~ \ ~~ ~ ~ ~ ~ ~~ ~~ ~i ~~.~ ~> ~ ~ ~ ~ ~ ~ ~ i~ ~ ~~} ~ ~ ~ ~~i ~i~ ~ ~ ~ ~ ~~ i~ ~~ ~::: ~~ ~ ~ ~ ~ ~~ ~~ ~ ~~ ~ ~~ ~~ ~ ~ ~~ ~ ~ ~~ ~~ {~~ ~~ ~ ~ ~ ~ ~~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~~ ~~ ~ ~ ~~ ~ ~~.~ ~ ~ ~~ ~ ~ ~ ~. . Utilities Plan, Generalized 2 w~i~~: Mi~~~ ~ ~ ~ F.~ ~4 ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~: ~ ~~ ~ ~: ~: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~: ~ ~ ~: ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~: ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ : ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~: ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~: ~~ Wetlands Mitigation Plan, Preliminary 4 W~~~~:R.~p.~i#P~I~~~~~~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~ ~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~ :~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~ :~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~: Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2AND3 I Lease Agreement, Draft 2 AND 3 .. .. Map of Existing Site Conditions 2 AND. 3 Map of View Area 2 AND. 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section PROJECTNAME: ________________________ __ 2. Public Works Plan Review Section 3. Building Section DATE: ________________________ __ 4. Development Planning, Section Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 01/0612004 • • DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 554 ,448 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** 61,069 square feet Private access easements** 3f 9Q2 square feet Critical Areas* 42,914 square feet Total excluded area: 2. 107,88 5 3. Subtract line 2 from line 1 for net area: 3. 446,563 square feet square feet square feet 4. Divide line 3 by 43,560 for net acreage: 4. 10.25 acres 5. Number of dwelling units or lots planned: 5. 40 units/lots 6. Divide line 5 by line 4 for net density: 6. 3.90 = dwelling units/acre' c *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVSERV\Forms\Planning\density.doc Last updated: 1l/Osn004 1 Project Narrative • Wedgewood Lane, Division -Renton, Washington OEV~~WM~~~LAONNING . N February 15, 2005 • Project Name: Project Size: location of Site: • Current zoning: Proposed zoning: Surrounding zoning: • Current use: • Soil type and Drainage: JUL 1 9,2005 Wedgewood lane, Division 3 r::u::rr:'VE The total site is 554,448 s.f., or approximately 1~.~~~. 0 The parcel is located west of 148th Ave SE (Nile Ave), at about SE 116th Street (NE 10th) Street. Residential 4 dulac. (King County) Residential 4 dulac. (City of Renton) North: Residential (King County R-4). South: Residential (King County R-4) West: . Residential (City of Renton R-8) East: Residential (King County R-4) . The project involves 2 parcels. One of the two parcels contains a house and associated outbuildings. All structures will be removed. According to the Geotechnical Engineering Report prepared by Earth Consultants, Inc. on February 1, 2005, the site is underlain by Alderwood Series Glacial Till soils. This till consists generally of native silty sand with gravel and poorly graded sand with silt soils. There are no critical or sensitive slope areas on the site, according to the soils report. A large Category 2 wetland exists immediately to the east of the property, and approximately 40,197 square feetof this wetland extends onto the subject parcel. An unregulated, isolated wetland also exists on the property, which is approximately 1,999 square feet in size, and another wetland, Wetland C, located near the NW corner of the property, is approximately 2,717 square feet in size. Finally, the property also contains a Class 4 stream that drains across the property to the Category 2 wetland. We are proposing to fill the smaller, unregulated wetland in order to complete the road connection with the proposed Aspen Wood subdivision, and to construct the surrounding lots that it will serve. We are proposing buffer averaging for portions 6f the wetland buffer where temporary or low impacts to the buffer from lots, storm drainage or sanitary sewer facilities, such as the sanitary sewer lift station proposed next to lot 18, were necessary. Per RMC 4-3-050-M6(f), we are proposing to add equal amount of buffer in other areas of the site. The total buffer area impacted across the site is 5,965 square feet. The total buffer added to mitigate for these impacts is 11,965 square feet. In no instance was over 50% of the buffer width impacted. Please refer to the preliminary plat map for more detailed information. Temporary impacts to the wetland are proposed in conjunction with the installation of the storm drain facilities and sanitary sewer line. We also propose to cross the Class 4 stream with a new public street that will access this Page 1 of 3 Project Na,r~a,ti~e ~ , .. Weagewood Lane, DivisIon 3 --Renton, Washington " ',,', February 15, 2005 . " .. , i . ;" f:}~. { property, and will provide access to Wedgewood Lane Division 1. Widening of the NE 10th (SE 116th) Street right-of- way will also be required, which will necessitate impacts to the Class 2 wetland where the road currently crosses over the wetland. Please see the Wetland report, prepared by Alder NW, for additional information. A preliminary storm drainage system has been designed to handle all the stormwater run-off that will be generated by this site, as well as Wedgewood Lane Divisions 1 & 2. This storm drainage system will include temporary erosion control barriers during site construction, and one permanent storm water detention pond. This permanent system will ensure that, prior to discharging the stormwater into the surrounding environment, potential impacts to ground and surface waters will have been mitigated. Some dispersal trenches have been proposed as part of this stormwater drainage system. These dispersal trenches will be located in the wetland buffer, and will direct some of the clean stormwater from roof drains back into the wetland in an effort to promote wetland recharge . • ' Proposed property use: The proposed development includes a total of 3 separate divisions, all of which have separate preliminary plat submittals. This is the submittal for Division 3 of the project; Divisions 1 and 2 have been submitted and are currently undergoing preliminary plat review. Division 3 is two parcels that comprise 12.7 acres. Our residential site plan proposes to create a preliminary plat with 40 fee simple lots accessed by way of a public street. The street will be 42 feet wide with sidewalk to both sides to serve the homes within the plat. The street will connect to Hoquiam Ave NE through the Aspen Wood subdivision to the west, and to SE 116th (NE 10th St) to the north. The net density is approximately 3.90 homes per acre. The unregulated wetlands to-be-filled were not subtracted from the density calculations. Lots 18-20, 22-24 are accessed via a private access easement. The remaining lots will all be accessed via the new public street. A trail will be constructed in the outer half of the buffer near the wetland to provide a pedestrian connection from Division 2 to Divisions 1 and 3. Additional tracts for open space will be located along the street frontage on SE 116th (NE 10th) to create an attractive streetscape. There will also be sidewalks throughout the site to provide easy access and means for pedestrians to traverse the site. The site will provide 160 parking spaces, which includes two garage and two apron spaces per residence. Additionally, Page 2 of 3 .,. -, .'1 • Access: • Reduced Right-of-Way: • Off-site improvements: • Est. Construction Costs: • Est. fair market value: • Quantity and type of fill: • Trees to be removed: • Land dedication: • Number, size, and density of lots: • Proposed job shacks: -some guest parking spaces will be available on the new internal street. The site will be accessed off of Hoquiam Ave NE through the Aspen Wood subdivision, and from SE 116th (NE 10th) via 42' public ROW, to be dedicated. Part of the proposal is to reduce the right-of-way width for the internal access roads to 42 feet. Per City of Renton Development Regulations, Section 4-6-060 R(3), "Reduced right-of-way dedication," this reduction allows the creation of additional lots within the shape and size constraints of the site. Paving and other required improvements will be installed along the project frontage on NE 10th (SE 116th) Street. Furthermore, Wedgewood Lane Divisions 1 and 2, and the Aspen Wood Subdivision will be connecting to sewer, water and storm extensions developed in conjunction with Division 3. A sanitary sewer lift station is proposed to be installed as part of Division 3 to serve the Wedgewood Lane Divisions 1, 2 and 3, and the Aspen Wood subdivision, the Apollo Elementary School, and other properties within the area. A storm water facility will be constructed on Division 3 to serve Divisions 1 & 2. And, a water main connection will be made in SE 116th (NE 10th) and routed through Division 3 and Aspen Wood to loop with water mains in Hoquiam Ave. $2,305,000.00 $7,000,000.00 At this point in the design process the site is anticipated to be balanced by cutting and filling. The quantities of the cut and fill that will occur on site are approximately 10,000 cubic yards. If it is discovered that the site will need fill material, we will submit a fill source statement at that time. No trees are to remain. Please see the Tree Cutting/Land Clearing plan for the approximate location of the subject properties clearing limit. The public street within the plat will be dedicated to the City of Renton. Additional Right-of-Way will also be dedicated along the projects frontage on NE 10th Street. There are 40 lots proposed for the plat of Wedgewood Lane Division 3. The average lot size is approximately 6,015 SF (net). The net density is approximately 3.90 dulac. The site will have a construction trailer during the construction of the development. Page 3 of 3 ---... PROJECT: APPLICANT: PROPERTY: SEPA CHECKLIST Wedgewood Lane, Division 3 Patrick Gilroy LandTrust, Inc. 1560 -140th Ave NE Suite 100 Bellevue, WA 98005 Tel: (425) 747-1726, ext. 102 Fax: (425) 747-4157 APN: 1023059023,1023059017 14429 SE 116th Street Renton, WA 98059 SEPA -Wedgewood Div 3.doc; 07/11105 e A. BACKGROUND 1. Name of proposed project, if applicable: Wedgewood Lane, Division 3 2. Name of applicant: LandTrust, Inc. 3. Address and phone number of applicant and contact person: Patrick Gilroy LandTrust, Inc. 1560-14dh Ave NE Suite 100 Bellevue, WA 98005 Tel. (425) 747-1726, x102 Fx. (425) 747-4157 4. Date checklist prepared: July 11, 2005 5. Agency requesting checklist: City of Renton -Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Construction is proposed to begin late Summer of 2005, subject to the approval process. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. The proposed development includes a total of 3 separate Divisions, all of which will have separate preliminary plat submittals. Division 1 & 2 have already been submitted for review. This application for the preliminary plat for Division 3, located· to the east and north of Division 2, is being submitted now that the annexation of the subject parcels to the City is complete. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Already completed are a Wetland Evaluation / Mitigation Concept by Alder NW, dated January 20, 2005, a supplemental Evaluation of Wetland and Stream Regulations, dated May 20, 2005, and a Geotechnical Engineering report by Earth Consultants, Inc., dated February 1, 2005. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Wedgewood Lane Divisions 1 & 2 affect this application, in that it they discharge sanitary sewer and stormwater runoff into facilities located in Division 3. Division 3 is further affected by the neighboring plat of Aspen Wood, currently being processed by the City, from which Division 3 receives a road connection for secondary access. The proposed new public street in Division 3 also provides the sole point of access to Division 1. SEPA -Wedgewood Div 3.doc; 7/11/2005 2 10. List any governmental approvals or permits that will be needed for your proposal, if known. Preliminary Plat and Site Plan Approval Final Plat approval Building Permits Grading Permits NPDES Permits HPA Permits DNR Forest Practices Permit Other Customary Permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The project is made up of 2 parcels totaling 12.7 acres. There is one existing house located on the northern-most parcel. The site is zoned Residential 4 d.u./acre per the City's zoning map. The site is relatively flat with no slopes 40% or greater on site. The residential site plan proposes to create a 40-lot preliminary plat with fee-simple residential lots. The property will be accessed by a 42' public street right-of-way from a public street extended from Hoquiam Ave NE through the Aspen Wood preliminary plat. Division 3 will have access onto SE 11efh Street (NE 1dh Street). 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The property is located between Hoquiam Ave and 14Ef' Avenue SE, at about the NE 1dh Street (or, SE 116th Street) alignment. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ The property gently slopes away from Hoquiam Ave to the east. b. What is the steepest slope on the site (approximate percent slope?) No slopes on the property generally exceed 5%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. SEPA -Wedgewood Div 3.doc; 7/11/2005 3 The site is under/ain by Vashon Lodgement Till, which consists generally of medium dense, fine to coarse sand, containing some silt and gravel and trace amounts of cobbles and boulders. The material possesses high shear strength and 10 compressibility. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the grading is to construct the public right-of-way, the proposed private access easements, and to provide building pads and utility improvements for single family residences. The site is anticipated to be balanced on site by cutting and filling. The approximate quantity of cut and fill that will occur is 2,000 cubic yards. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of denuded soil during and immediately following storm events. However, best management practices will be exercised to minimize silt-laden runoff. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Construction will add approximately 194,580 square feet of impervious surface to the site, which is approximately 35 % of the site area. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR A temporary erosion and sediment control plan (TESCP)will be prepared for the project and implemented prior to commencement of construction activities. During construction erosion control measures may include any of the following: siltation fence, temporary siltation ponds, and other measures which may be used in accordance with the requirements of the Lead Agency. At completion of the project, permanent measures will include stormwater runoff facilities and water quality facilities as required. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, there will be increased exhaust and particle emissions. After construction, the principle source of emissions will be from the automobile traffic that uses the site. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. Off-site sources of emissions are those typical of the neighborhoods that surround this site, such as automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. SEPA -Wedgewood Div 3.doc; 7/1112005 4 e c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction impacts will not be significant and will be controlled by several methods which may include: watering or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the site, and maintaining gravel construction entrances. Automobile and other emission standards are regulated by the State of Washington. No land clearing fires are permitted on-site, nor in the surround neighborhood. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. According to the wetland report prepared by Alder NW, the property contains portions of a large, Class 2 wetland along the eastern property boundary. There is also a small, unregulated and isolated wetland, approximately 1,999 square feet in size, located near the southwest corner of the project, and another wetland, Wetland C, located near the NW corner of the property. Wetland C is approximately 2,717 square feet in size. Finally, the property also contains a Class 4 stream that drains across the property to the Class 2 wetland. Please refer to the report for further information. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes. The applicant is proposing to fill the small wetland, in accordance with City of Renton regulations regarding "unregulated wetland fill .• Temporary impacts to the Class 2 wetland and its associated buffer are also proposed in conjunction with the installation of stormwater and sanitary sewer facilities to serve the project. Some permanent impacts to the Class 2 wetland buffer are proposed. For example, the proposed Sanitary Sewer Lift Station to be built in conjunction with Division 3 that will serve Divisions 1 & 2, as well ass other properties in the area, encroaches on the wetland buffer in the northeast corner of the site, near Lot 18. In all areas where permanent buffer impacts are proposed, buffer averaging will be used to mitigate these permanent impacts. We also propose to cross the Class 4 stream with a new public street that will access this property, as well as Wedgewood Lane Division 1. Widening of the NE 1 cJh (SE 11 efh) Street right-of-way will also be required, which will necessitate impacts to the Class 2 wetland where the road currently crosses over the wetland. Please refer to the wetland report and the preliminary utility plan for more detailed information. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Approximately 1,999 square feet of unregulated wetland will be filled, using soils from on- site. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. SEPA -Wedgewood Div 3.doc; 7/14/2005 5 There will be no surface water withdrawals or diversions. In fact, an effort will be made to recharge the wetland via flow spreaders that will collect clean runoff from the roof drains of some houses. Please refer to the preliminary storm drainage plan and report for more information. 5} Does the proposal lie within a 1 DO-year flood plain? If so, note location on the site plan. No. 6} Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, a public sanitary sewer system and Iiftstation will be installed to serve the site. b. Ground Water: 1} Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn in association with this project. Public water mains will be installed as part of construction. On-site run-off will be detained and treated, then slowly released back into the surrounding environment. 2} Describe waste material that will be discharged into the ground from septic tanks or other sources, if any {for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.}. Describe the general size of the system, the number of such systems, the number of houses to be served {if applicable}, or the number of animals or humans the system{s} are expected to serve. The site will be served by sanitary sewers. There will be no waste material discharged into the ground from the site. Post-construction stormwater runoff from roadways and buildings will be collected within drainage facilities. The Lead Agency's requirements for water quality and runoff rate control will be met c. Water Runoff (including storm water): 1} Describe the source of runoff {including storm water} and method of collection and disposal, if any {include quantities, if known}. Where will this water flow? Will this water flow into other waters, If so, describe. Stormwater runoff will result from roadways, buildings, parking areas, and other impervious surfaces. The run-off from Wedgewood Lane Division 1, 2 & 3 will be collected and routed to the retention/detention facilities located in Wedge wood Lane Division 3. There, the water will be treated for sediment and petroleum removal, then released. Requirements for water quality and runoff control will be met. 2} Could waste material enter ground or surface waters? If so, generally describe. This would be very unlikely. The only materials that could enter ground or surface waters would be those associated with automobile discharges and yard and garden preparations. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: SEPA -Wedgewood Div 3.doc; 7/11/2005 6 e A preliminary storm drainage system has been designed to handle all the stormwater runoff that will be generated by Divisions 1, 2 & 3 of Wedgewood Lane. The system will include temporary erosion control barriers during site construction, and one permanent storm water detention pond to be located in Division 3. The pond and site work for all divisions will be developed concurrently with one another. The detention facilities will be sized to handle runoff from all projects mentioned above. This permanent system will ensure that, prior to discharging the stormwater into the surrounding environment, potential impacts to ground and surface waters will have been mitigated. Some dispersal trenches are proposed to treat and release clean runoff directly into the wetland for recharge purposes. Please refer to the preliminary storm drainage plan for further information. 4. PLANTS a. Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other _X_ shrubs _X_ grass _X_ pasture __ crop or grain _X_ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Types of vegetation on the site that will be removed in conjunction with clearing and grading activities include Western Red Cedar, Salal, Sword fern, Himalayan Blackberry and Red Alder. c. List threatened or endangered species known to be on or near the site. None to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Certain areas throughout Division 3 will be landscaped with native species in an effort to enhance the wetland and its surrounding vegetation in an effort to enhance the on-site vegetation and diminish the impact of the construction activities. Where buffers or wetlands are planned to be impacted, native plants will be restored to the buffer areas and enhanced according to the mitigation plan. Please refer to the wetland mitigation report, prepared by Alder NW, and the landscaping plan, prepared by Weisman Design Group, for more information. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other _crow _______ _ Mammals: deer, bear, elk, beaver, other _squirrels, racoons ____ _ Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. SEPA -Wedgewood Div 3.doc; 7/11/2005 7 e According to those species cited in WAC 232-12-011, "Wildlife classified as protected," or WA C 232-12-014, "Wildlife classified as endangered species, " none to our knowledge. c. Is the site part of a migration route? If so, explain This site is part of the Pacific Flyway. d. Proposed measures to preserve or enhance wildlife, if any: Certain areas throughout Division 3 will be landscaped with native species in the effort to enhance the on-site vegetation and to diminish the impact of the construction activities. Enhancements will be made to the wetland buffer in both Divisions 1 & 3, and the vast majority of the wetland, which currently provides good refuge for wildlife, will be preserved. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will be the primary source of energy used to provide heating and cooling to each building on site. These forms of energy are immediately available to the site. The builder will provide the appropriate heating and cooling systems for each building. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The requirements of the International Building Code and the State Energy Code will be incorporated into the construction of the buildings when feasible. Energy conserving materials and fixtures are encouraged in all new construction. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. The project will not generate any environmental health hazards. 1) Describe special emergency services that might be required. None to our knowledge. 2) Proposed measures to reduce or control environmental health hazards, if any: There are no on-site environmental health hazards known to exist today, nor are there any that will be generated as a direct result of this proposal. SEPA --Wedgewood Div 3.doc; 7/11/2005 8 e b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The main source of off-site noise in this area originates from the vehicular traffic on Hoquiam and 14ft' Avenues. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise impacts will result from the use of construction and building equipment during site development and the construction of the homes and installation of utilities. These temporary activities will be limited to the working hours allowed by the Lead Agency. Long term impacts include those associated with the increase of activity on the site: additional traffic and noise associated with use of the site. 3) Proposed measures to reduce or control noise impacts, if any: Building construction will be conducted during daytime hours per local governing regulations. Construction equipment will be equipped with muffler devices and idling time should be kept at a minimum. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site has 4 single family residences and various associated outbuildings. North: South: East: West: Single Family Residential Single Family Residential Single Family Residential Single Family Residential b. Has the site been used for agriculture? If so, describe. No, not to our knowledge. c. . Describe any structures on the site. There is one single family houses located on the northern-most parcel, plus their associated outbuildings. d. Will any structures be demolished? If so, what? Yes, all structures will be demolished at the time of clearing and grading of the site. e. What is the current zoning classification of the site? The current zoning is R-4. f. What is the current comprehensive plan designation of the site? SEPA -Wedgewood Div 3.doc; 7/11/2005 9 e Residential Single Family. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. The project site borders a large Class 2 wetland to the east. A Class 4 stream crosses the property. There is an unregulated wetland, approximately 1,999 s.f. in size, and a portion of a Class 3 wetland, approximately 2,717 s.f. in size, located on the property. i. Approximately how many people would reside or work in the completed project? Not applicable. j. Approximately how many people would the completed project displace? The project would displace the property owners who have sold their property to the Applicant for development. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposal is consistent with the current zoning maps and the goals and policies. of the comprehensive plan. The area surrounding the site consists of residential housing. This use is compatible with surrounding uses both existing and proposed. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Approximately forty new single family residences would be created by this project. The homes are anticipated to be sold in the middle-to-upper income price range. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. The existing house will be demolished. They are in the middle-to-Iow income price range. However, the end result with the project will be a net gain in housing units. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building mater!al(s) proposed. SEPA -Wedgewood Div 3.doc; 7/14/2005 10 e The buildings will meet the height requirements of the R-4 zone and will not exceed two stories or 30 feet. The exterior building material for the buildings will consist primarily of lap siding and/or shingles. The roofing will consist of a composite material. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: The buildings will be of a scale and size to be compatible with the surrounding neighborhood and within the scope of the requirements for the R-4 zone. The new homes will be of a scale and size to be compatible with the existing neighborhoods. Also, landscaping will be installed by the applicant along major rights-of-way, and by future residents to provide an additional visual buffer. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare will originate from exterior lighting. Light will also be produced from vehicles using the site. These impacts would occur primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? The only offsite source of light and glare are from vehicles and street lighting from the adjacent streets and the surrounding neighborhood. d. Proposed measures to reduce or control light and glare impacts, if any: Street lighting, when deemed necessary, will be installed in a manor that directs the light downward. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Maplewood park (located on 144th Ave SE), Maplewood Golf Course, Ron Regis Park, and Cedar River Regional Park (located on SR 169) are in proximity to the site. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The site will benefit from the ample open space and trails proposed throughout the wetland buffer in Division 3, which will provide residents with passive green space. The SEPA -Wedgewood Div 3.doc; 7/11/2005 11 e Applicant will also be responsible for a Parks Mitigation Fee for each new single family home. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None to our knowledge. b. Generally describe any landmarks or evidence of historic, archaeological, scientific,or cultural importance known to be on or next to the site. None to our knowledge. c. Proposed measures to reduce or control impacts, if any: Not applicable. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The new internal public street will connect to SE 11 flh (NE 1 dh Street) at about the Nile Ave alignment, and to the neighboring subdivision of Aspen Wood in the southwest corner of the site. Please refer to the site plan for the exact location of the proposed street . connections. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No. The nearest transit stop is located at the intersection of Duvall Ave and Sunset Boulevard. Route 908 provides service at this location. c. How many parking spaces would the completed project have? How many would the project eliminate? The project will not eliminate any parking spaces. In fact, four parking spaces will be provided in association with each new home; a total of 160 spaces will be provided on- site. The spaces will be located in garages and on driveways. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? The proposal will create new public streets to access the homes. The new internal street will have a 42' right-of-way. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. SEPA -Wedgewood Div 3.doc; 7/11/2005 12 · ' e Wedgewood Lane Division 3 is estimated to generate 383 daily trips, with 31 AM Peak Hour and 41 PM Peak Hour trips. g. Proposed measures to reduce or control transportation impacts, if any: The project will be paying the appropriate traffic impact fees for the number of units that are immediately developed, less credit for the existing house. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If 50, generally describe. The need for public service such as fire, health and police protection will be typical of single family residential areas. b. Proposed measures to reduce or control direct impacts on public services, if any. The roads and buildings will be constructed to meet all applicable standards and codes of the Reviewing Agency and the International Building Code. Access to the site will be obtained from public streets. The proposed homes and businesses will contribute to the local tax base and provide additional tax revenue for the various public services. 16. UTILITIES a. Circle utilities currently available at the site: electricity. natural gas. water. refuse service. telephone. sanitarv sewer, septic system, other. All utilities are available to the site through extensions of existing services. Extension of services will be the developer'S responsibility. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity will be provided by Puget Sound Energy Natural Gas will be provided by Puget Sound Energy Water Service will be provided by Water District 90 Sanitary Sewer Service will be provided by City of Renton Telephone Service will be provided by Qwest Cable Television service will be provided by Comcast c. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclos on my part. Proponent: Name Printed: Date: if SEPA -Wedgewood Div 3.doc; 7111/2005 13 e CONSTRUCTION MITIGATION DESCRIPTION Wedgewood Lane, Division 3 I. PROPOSED CONSTRUCTION DATES OC:VElOPMe • CITY.OF~~~~NING JUL "I 9· 2005 RECEIVED Grading will start Summer 2005. The road and utilities will start shortly thereafter with building construction to follow. II. HOURS OF OPERATION FOR SINGLE FAMILY CONSTRUCTION SITES: Per City of Renton: Monday -Friday: Saturday: Sunday: 7AM-8PM 9AM-8PM None III. PROPOSED HAULINGffRANSPORTATION ROUTES All equipment, materials, and laborers will enter the site off of Hoquiam Ave; SE 1 16th Street may be used for secondary access. IV. MEASURES TO BE IMPLEMENTED TO MINIMIZE DUST, TRAFFIC AND TRANSPORTATION IMPACTS, MUD, NOISE AND OTHER NOXIOUS CHARACTERISTICS . • Dust Best management practices will be used to minimize dust on the project site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. • Traffic During site infrastructure and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be traveling opposite the majority of traffic leaving the Highlands, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour in the area. Wedgewood C('I1;;{ mitigation.doc 02!2l.!05 • Transportation Impacts There will be one access point for construction vehicles off of Hoquiam Ave. NE. As stated above, the construction traffic will not have a significant impact on traffic. The construction of the entrance road and the extension of utilities to the project may require some construction in the Hoquiam Ave. NE right-of-way. This work will be performed during non-peak hours and lane channelization will be used if needed. • Mud In keeping with state law, any vehicle with deposits of mud, etc. on the vehicle's body, (fender, undercarriage, wheels or tires) will be cleaned of such material before the operation of the vehicle on a paved public highway. In addition a street sweeper will also be used as necessary to remove any deposits from the roadways. • Noise All Construction equipment will have approved mufflers. Impacts from noise are expected to be minimal. The hours of operation will be consistent with City regulations. Wedgcwood C()l1st mitigation.doc 02i2li05 , L ________ = • HOQUIAMAVE~E II L. ___ -: ..... ,.r'- .' j ! ---~ ! r Vi .) " STATE OF WASHINGTON ) ) COUNTY OF KING ) DEVELOPME CfTYOF~t,.~NlNG JUL 1 9 2l105 RECEIVED _____ 12.+-A"--. _1_12. __ ' c..._~ __ ~ __ '_(..._R-oy_---'f--______ ' being first duly sworn on oath, deposes and says: 1. On the 1'3 t.J1... day of ~y , 20 () s-. I installed 2-public information sign(s) and plastic flyer box on the property located at feD AD Q\.l \ ~ for the following project: {41+1.." ~(. II"~ sr t.V£DEt~ot) ~ t>lV.8 Project name w;:t>~t'l.t>eoO L.hJ~ r LL L-- Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) conformance with the requirements IU~$:±==== 12 \, . " '1 '~l \. \ -1' • " '-. \ ..... - J , . .--/' ) ~'-l.,J'l·· I _, ).J.J-A J JJ9 <\j~ O&t -7~ ~~ J! 3~ ~...r+,p) . \ oJ , ,.r • 1 e ® COlll~rr g:;-CN 0 8 ,.; uj III '" UIA&. 1.S'Ac. ~'B @ -I e .W ':""':: -e 5.)4A.c. <3 @l ® e. i ® ® ® ® ® ,II C21 ~I I e l'n7100) 1 01 I:------"''''-------t-----------=~--------_""\'>il .0", 2.1"Ac. 8 B9Ac. SoZ:':c\ 8\~_ EI-; I ® I I 1 ..J :1 1 IiJo I I 1 "'-.;;;:"'" ~i I.OSAc. ; _I &® ~I • !:I ® 1 Printed: 07-19-2005 Payment Made: ~ITY OF RENTON ~1055 s. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-086 07/19/200512:16 PM • Receipt Number: R0503879 Total Payment: 2,500.00 Payee: Landtrust, Inc. Patrick Gilroy Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Amount 500.00 2,000.00 Trans Method Description Amount Payment Credit C VISA Visa Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 2,500.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 '"\ Form No. 14 ut:VElOPMENT PlANNING CITY OF RENTON SulxflVision Guarantee (4-10-75) JUL 19, 2005 RECEIVED Guarantee No.: 4361-508623 Page No.: 1 UABILITY FEE $ $ First American SECOND REPORT SUBDIVISION GUARANTEE First American Title Insurance Company . 3866 South 74th Street Tacoma, WA 98409 Phn -(253) 471-1234 (800) 238-8810 Fax -(253) 471-5538 1,000.00 ORDER NO.: 4361-508623 350.00 TAX $ 30.80 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company Wedgewood Div. No.3 Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES Northward Homes, Inc. herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. UABILITY EXCLUSIONSAND UMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute~ It is not to be used as a basis for clOSing any transaction affecting title to said property. Dated: July 8, 2005 at 7:30 A.M. First AmeriGm Title Form No. 14 Subdivision Guarantee (4-10-75) SECOND REPORT SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: Wedgewood Lane llC, a Washington Umited Uability Company Guarantee No.: 4361-508623 Page No.: 2 v B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any porition thereof, other than those shown below under Rec9rd Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: The land referred to in this report is described in Exhibit A attached hereto. First American Tide ,. Form No. 14 SubdMsion Guarantee (+10-75) Parcel nAn: EXHIBIT A LEGAL DESCRIPTION Guarantee No.: 4361-508623 Page No.: 3 The West half of the South 10 acres of the North 50 acres of the East half of the Northeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian,in King County, Washington. Parcel nA-l n: An easement for Ingress and egress over the South 30 feet of the South 10 acres of the Northeast Quarter of the Northeast Quarter of Section 10, township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington; Except the East 30 feet thereof; and Except any portion thereof lying within the above described Parcel n A". Parcel nBn: Lot C of King County Boundary Line Adjustment No. L04L0055, according to survey recorded December 23,2004 under Recording No. 20041223900001, in King County, Washington. APN: 102305-9004-03, 102305-9390-05 APN: 102305-9017-08,102305-9023-00 FIrSt American Title I I I 1· ~ l . ; Form No. 14 Subdivision Guarantee (+ 10-75) RECORD MAlTERS: Guarantee No.: 4361-508623 Page No.: 4 1. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 102305-9004-03 1st Half Amount Billed: $ 2,816.12 Amount Paid: $ 2,816.12 Amount Due: $ 0.00 Assessed Land Value: $ 344,000.00 Assessed Improvement Value: $ 125,000.00 2nd Half Amount Billed: $ 2,816.12 Amount Paid: $ 0.00 Amount Due: $ 2,816.12 Assessed Land Value: $ 344,000.00 Assessed Improvement Value: $ 125,000.00 ( as to Parcel nAn) 2. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 102305-9390-05 1st Half Amount Billed: $ 3,973.18 Amount Paid: $ 3,973.18 Amount Due: $ 0.00 Assessed Land Value: $ 529,400.00 Assessed Improvement Value: $ 139,000.00 2nd Half Amount Billed: $ 3,973.17 Amount Paid: $ 0.00 Amount Due: $ 3,973.17 Assessed Land Value: $ 529,400.00 Assessed Improvement Value: $ 139,000.00 ( as to a portion of Parcel "B" and includes other property) 3. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 102305-9017-08 1st Half Amount Billed: $ 2,463.92 Amount Paid: $ 2,463.92 Amount Due: $ 0.00 Assessed Land Value: $ 431,200.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 2,463.91 Amount Paid: $ 0.00 Amount Due: $ 2,463.91 first American Title Fonn No. 14 SubdMs/on Guarantee (4-10-75) Assessed land Value: $ 431,200.00 Assessed Improvement Value: $ 0.00 ( as to a portion of Parcel nBn and includes other property) Guarantee No.: 4361-508623 Page No.: 5 4. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. . Tax Account No.: 102305-9023-00 1st Half Amount Billed: $ 6,178.61 Amount Paid: $ 6,178.61 Amount Due: $ 0.00 Assessed land Value: $ 944,400.00 Assessed Improvement Value: $ 116,000.00 2nd Half Amount Billed: $ 6,178.62 Amount Paid: $ 0.00 Amount Due: $ 6,178.62 Assessed land Value: $ 944,400.00 Assessed Improvement Value: $ 116,000.00 ( as to a portion of Parcel "Bn and includes other property) 5. Deed of Trust and the terms and conditions thereof. Grantor: Beneficiary: Trustee: Amount: Recorded: Recording No.: (affects Parcel "A") Gary D. Fain and Deborah l. Fain, husband and wife Traveler's Bank & Trust, FSB Stewart Title $222,805.57 November 13, 2001 20011113002058 6. Deed of Trust and the terms and conditions thereof. Loan No.: 075207289408-7 Grantor: Beneficiary: Trustee: Amount: Recorded: Recording No.: Wedgewood lane LLC, a Washington Limited Liability Company Washington Federal Savings, a United States Corporation Washington Services, Inc., a Washington Corporation $2,348,750.00 July 29, 2004 20040729001090 Modification and/or amendment by instrument: Recording Information: 20050311000601, 20050615000473 and 20050615000474 The Deed of Trust/Mortgage was Partially reconveyed as to Lot nAn of Boundary Line Adjustment No. L04L0055, as recorded December 23, 2004 under Recording No. 20041223900001 by instrument recorded under Recording No. 20050321000603. by instrument recorded under recording no •• (affects portion of Parcel nB" and includes other property) first American Title Form No. 14 SubdIvision Guarantee (4-1(}-7S) 7. Deed of Trust and the terms and conditions thereof. Guarantee No.: 4361-508623 Page No.: 6 Grantor{Trustor: Wedgewood Lane LLC, a Washington Umited UabiJity Company Grantee/Beneficiary: Washington Federal Savings, a United States Corporation Trustee: Washington Services, Inc. a Washington Corporation Amount: $797,000.00 Recorded: June 30, 2005 Recording Information: 20050630003163 ( affects Parcel "A") 8. Easement, including terms and provisions contained therein: Recorded: January 13, 1970 Recording No.: 6608278 In Favor of: King County Water District No. 90, a municipal corporation For: water and sewer mains with necessary appurtenances 9. Conditions, notes, easements, provisions and encroachments contained and/or delineated on the face of the survey recorded under King County Recording No. 7601120366. 10. Restrictions, conditions, dedications, notes, easements and provisions contained and/or delineated on the face of the short plat recorded under Recording No. 7806130632, in King County, Washington. . 11. Road maintenance provisions, and the terms and conditions thereof, contained in instrument: Recorded: April 29, 1983 Recording No.: 8304291008 12. Right to make necessary slopes for cuts or fills upon said premises for S.E. 116th Street as granted by deed recorded June 5,1985 under Recording No .. 8506050789. 13. Covenants, conditions, restrictions and/or easements; but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, family status, or national origin to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes: Recorded: September 23, 1986 Recording No(s).: 8609231227 and 8609231228 14. The terms and provisions contained in the document entitled "City of Renton Ordinance No. 4025" Recorded: Recording No.: December 3, 1986 8612031455 15. The terms and provisions contained in the document entitled "Sensitive Area Notice" Recorded: May 28, 1992 Recording No.: 9205280819 16. Road maintenance provisions, and the terms and conditions thereof, contained in instrument: Recorded: December 13, 1993 Recording No.: 9312131465 FtrSt American Title .... Form No. 14 Subdivision Guarantee (+10-75) Guarantee No.: 4361-508623 Page No.: 7 17. The terms and provisions contained in the document entitled "Qty of Renton Ordinance No. 4612" Recorded: Recording No.: June 21, 1996 9606210966 18. Conditions, notes, easements, provisions and encroachments contained and/or delineated on the face of the survey recorded under King County Recording No. 9805149004. 19. Terms, covenants, conditions and/or provisions contained in an easement serving said premises, as contained in instrument: Recorded: December 8, 2004 Recording No.: 20041208000113 20. Terms, covenants, conditions and restrictions as contained in recorded Lot Une Adjustment (Boundary Une Revisions): No.: L04L0055 Recorded: Recording No.: December 23,2004 20041223900001 21. Matters which may be determined upon examination of the final plat. First American Title FoITll No. 14 SubOlVision Guarantee (4-10-75) I-INFORMATIONAL NOTES Guarantee No.: 4361-508623 Page No.: 8 A. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of aSSisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. First American nUe -. Form No. 14 Subdivision Guarantee (+10-75) Guarantee No.: 4361-508623 Page No.: 9 SCHEDULE OF EXClUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse dalms or other matters against the tltle, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxfng authority that levfes taxes or assessments on real property; or, (2) Proceedings by a public agency which may result In taxes or assessments, or notices of such proceedings, whether or not the matters exduded under (1) or (2) are shown by the records of the taxfng authority or by the public records. (c) (1) Unpatented mining dalms; (2) reservations or exceptions In patents or In Acts authorizing the Issuance thereof; (3) water rights, dalms or title to water, whether or not the matters exduded under (1), (2) or (3) are shown by the public records. . 2. Notwithstanding any spedflc assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse dalms or other matters affecting the tJtJe to any property beyond the lines Of the land expressly described In the description set forth In Schedule (A), (C) or In Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps, or any structure or Improvements; or any rights or easements therein, unless such property, rights or easements are expressly and Specifically set forth In said description. (b) Defects, liens, encumbrances, adverse dalms or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result In no loss to the Assured; or (3) which do not result In the Invalidity or potential Invalidity of any judiCial or non-judicial proceeding which Is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to In Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to In this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS 1. Definition of Terms. The following terms when used In the Guarantee mean: (a) the "Assured": the party or parties named as the Assured In this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to In Schedule (A) (C) or In Part 2, and Improvements affixed thereto which by law constitute real property. The term "land" does not Indude any property beyond the lines of the area described or referred to In Schedule (A) (C) or In Part 2, nor any right, title, Interest, estate or easement In abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security Instrument. (d) "publiC records" : records established under state statutes at Date of Guarantee for the purpose of Imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effectfve date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notlfY the Company promptly In writing In case knowledge shall come to an Assured hereunder of any dalm of tJtJe or Interest which Is adverse to the title to the estate or Interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt nOtice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notlce Is required; prOvided, however, that failure to notifY the Company shall In no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No DUty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any actfon or proceeding to which the Assured Is a party, notwithstanding the nature of any allegation In such actfon or proceeding. . 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. . EIIeI\ though the Company has no duty to defend or prosecute as set forth In Paragraph 3 aboVe: . (a) The Company shall have the right, at Its sole option and cost, to Institute and prosecute any actfon or proceeding, Interpose a defense, as Dmlted In (b), or to do any other act which In Its opinion may be necessary or desirable to establish the title to the estate or Interest as stated herein, or to estabDsh the Den rights of the Assured, or to prevent or reduce Joss or damage to the Assured. The Company may take any approprfate actfon under the terms of this Guarantee, whether or not It shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exerdSe Its rights under this paragraph, It shall do so diligently. (b) If the Company elects to exercise Its options as stated In Paragraph 4(a) the Company shan have the right to select counsel of Its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and wlJ/ not pay the fees of any other counsel, nor wlJ/ the Company pay any fees, costs or expenses Incurred by an Assured In the defense of those causes of actfon which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an actfon or InterpOsed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdlctfon and expressly reserves the right, In its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any actfon or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any actfon or proceeding, and all appeals therein, and permit the Company to use, at Its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid In any actfon or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawfUl act which In the opinion of theQ)mpany may be necessary or desirable to establish the title to the estate Dr lnterest.as stated herein, or to establish the lien rights of the Assured. If the Company Is prejudiced by the failure of the Assured to fumlsh the required cooperation, the Company's obligations to the Assured under the Guarant~ shall terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditlons and StIpulations have been provided to the Company, a proof of loss or damage Slgnea and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts gMng rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company Is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obllgatfon to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspectfon and copying, at such reasonable times and places as may be designated by any authOrized representative of the Company, all records, books, ledgers, ched<s, correspondence and memoranda, whether bearing a date before or· after Date of Guarantee, which reasonably pertain to the loss or damage. Further, If requested by any authorized representative of the Company, the Assured shall grant Its permission, In writing, for any authortzed representative of the Company to examine, Inspect and copy all records, books, ledgers, checks, correspondence and memoranda In the custody or control of a third party, which reasonably pertain to the loss or Damage. All Information designated as confidential by the Assured provided to the Company, pursuant to this Section shall not be dlsdosed to others unless, In the reasonable judgment of the Company,1t Is necessary In the administration of the dalm. Failure of the Assured to submit for examination under oath, produce other reasonably requested Information or grant permission to secure reasonably necessary Information from third parties as required In the aboVe paragraph, unless prohibited by law or govemmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that dalm. Form No. 1282 (Rev. 11/15/95) FIrst American Title I Form No. 14 Subdivision Guarantee (4-10-75) 6. Options to Payor otherwise Settle Claims: Termination of Liability. In case of a daim under this Guarantee, the Company shall have the followfng addltlonal optlons: (a) To Payor Tender Payment of the Amount of liability or to Purchase the Indebtedness. The Company shall have the optlon to payor settle or compromise for or In the name of the Assured any dalm which could result In loss to the Assured within the coverage . of this Guarantee, or to pay the full amount of this Guarantee or, If this Guarantee Is Issued for the benefit of a holder of a mortgage or a Denholder, the Company shall have the optlon to purchase the Indebtedness secured by said mortgage or said lien for the amount owing thereon, together wfth any costs, reasonable attorneys' fees and expenses Incurred by the Assured dalmant which were authOrized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all Dability of the Company hereunder. In the event after notlce of dalm has been given to the Company by the Assured the Company offers to purchase said Indebtedness, the owner of such Indebtedness shall transfer and assign said Indebtedness, together wfth any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the optlon provided for In Paragraph (a) the Company's obUgatlon to the Assured under this Guarantee for the dalmed loss or damage, other than to make the payment reqUired In that paragraph, shall terminate, Indudlng any obllgatlon to continue the defense or prosecutlon of any IItigatlon for which the Company has exerdsed Its optlons under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellatlon. (b) To Pay or Otherwise Settle With Partles Other Than the Assured or WIth the Assured Oalmant To payor otherwise settle wfth other partles for or In the name of an Assured dalmant any daim Assured against under this Guarantee, together wfth any costs, attorneys' fees and expenses Incurred by the Assured dalmant which were authorized by the Company up to the time of payment and which the Company Is obligated to pay. Upon the exercise by the Company of the option provided for In Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, Indudlng any obligation to contlnue the defense or prosecutlon of any litigation for which the Company has exercised Its optlons under Paragraph 4. 7. Determination and Extent of Liability. this Guarantee Is a contract of Indemnity against actual monetary loss or damage sustained or Incurred by the Assured dalmant who has suffered loss or damage by reason of reliance upon the assurances Set forth In this Guarantee and only to the extent herein described, and subject to the Exduslons From Coverage of this Guarantee. The Liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated In Schedule A or In Part 2; (b) the amount of the unpaid prlndpallndebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under ·Sectlon 6 of these Conditions and Stipulations or as reduced under SectIon 9 of these Conditions and StIpulations, at the time the loss or damage Assured against by this. Guarantee occurs, together wfth Interest thereon; or . (c) the difference between the value of the estate or Interest covered hereby as stated herein and the value of the estate or Interest subject to any defect, lien or encumbrance Assured against by this Guarantee. 8. Limitation of liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter Assured against by thIs Guarantee In a reasonably diligent manner by any method, Indudlng IItlgation and the completlon of any appeals therefrom, It shall have fully performed Its obllgatlons wfth respect to that matter and shan not be nable for any loss or damage caused thereby. (b) In the event of any IItlgatlon by the Company or· with the Company's consent, the Company shall have no liability for loss or damage untll there has been a final determination by a court of competent jurisdlctlon, and dlsposltlon of all appeals therefrom, adverse to the tltIe, as stated heretn. .' Guarantee No.: 4361-508623 Page No.: 10 (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured In settling any dalm or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto . 10. Payment of Loss. . (a) No payment shall be made without produdng this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, In which case proof of loss or destructlon shall be furnished to the satlsfactlon of the Company. (b) When liability and the extent of loss or damage has been definitely fixed In accordance wfth these Conditions and StIpulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest In the Company unaffected by any act of the Assured dalmant The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property In respect to the dalm had this Guarantee not been Issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary In order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle In the name of the Assured and to use the name of the Assured In any transactlon or litlgatlon InvoMng these rights or remedies. If a payment on account of a dalm does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered Its prlndpal, Interest, and costs of coIlectlon. 12. Arbitration. Unless prohibited by applicable law, elther the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration AssocIation. Arbitrable matters may Indude, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company In connectlon with Its Issuance or the breach of a Guarantee provision or other obDgation. All arbitrable matters when the Amount of Liability Is $1,000,000 or less shall be arbitrated at the option of elther the Company or the Assured. All arbitrable matters when the amount of liability Is In excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules In effect at Date of Guarantee shall be binding upon the partles. The award may Indude attorneys' fees only If the laws of the state In which the land Is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be ente.red In any court having jurlsdlctlon thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Umited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together wfth all endorsements, If any, attached hereto by the Company Is the entire Guarantee and contract between the Assured and the Company. In Interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any dalm of loss or damage, whether or not based on negligence, or any actlon assertlng Such dalm, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto sfgned by either the PresIdent, a Vice PresIdent, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement In writing required to be furnished the Company shall Indude the number of this Guarantee and shall be addressed to the Company at 2 Rrst American Way. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rev. 12/15/95) First American Title , • 20041208000113.( PRIVATE EASEMENT FOR INGRESs AND EGRESS TJus PRIV A~ EASE~ FOR INGRESS AND EGRESS IS made and granted this 7 tA day of ,l)P~E1.4~, 2004, by WEDGEWOOD LANE, LLC, a Washington lmuted bablhty company ("GRANTORj,m mvor of WEDGEWOOD LA.Na LLC,· a Waslungton lmuted bability company ("GRANTEE''), WIth respect to the folloWIng facts. Recitals A GRANTOR is the owner in fee sunple of thatcertam parcel of land m Renton, Wasbmgton that IS legally descnbed m Exlnblt "A", ~heid ("Grantor's Property") B GRANTEE is the owner m fee SlIIlple of that certaIn parcel of land that 15 legally descnbed on Exhtblt "8", attached ("Grantee's Property") Grantee's Property 15 SitUated tmmechately to the east of and adjacent to Grantor's Property C GRANTEE has made arrangements WIth GRANTOR to purchase from GRANTOR a pnvate~ perpetual easement over, along and across a partlcular strip of land that is . a part of Grantor's Property, wlnch strip ofland IS legally descnbed m Exlnbit "C", attached, and graphically depIcted on. Exhtbtt un" (heremafter, the "Easement Stnpj The contemplated e8sement lSfor tb.ebenefit of GRANTEE and of Grantee's Property for the purposes of proVldIng mgress and. egress· to a pol11on of Grantee's Property that would otherwJse be .... landlocked by a pOtentuil boundary line adjustment aetton bemg sought by Grantee lYaflMee1fy 4riHl'ifcd jfl I . b'Ed w,,.. RIJ~ Agreement WHEREFORE, for valuable CODSlderatIon, the recelpt of and adequacy of winch 1S hereby acknowledg~ the GRANTOR hereby grants and conveys to GRANTEE and. GRANTEE's helI'S, Successors and assigns, a pnvate, perpetual easement over, along and across the Easement Stnp for the purposes of mgress and cgfess only PRIVATE EASEMENT FOR INGRESS AND EGRESS Page 2 • • 20041208000113.1 The easement granted herem shall (a) run Wlth the land, benefitmgthe Grantee and burdenmg the Easement Stnp, (b) be binding upon the GRANTOR and Its he~ successors and assIgns and (c) mure to the benefit of GRANTEE and Its heirs, successors and assIgns, until.sUch tIme as a pUbbc road has been constructed to provide pubhc access to Grantee's property [pnntName] V Its: l1A IIArCIF1Z.!· PRIVATE EASEMENT FOR INGRESS AND EGRESS Page 3 - • o • ROAD MaINTENANCE AGREEtfEN'l! Thls a9reeJllen~ en~ered into this 8'rl1. day of,:]),? hd' by w::ffu~ ?iJ4AAl q .q) property oirmer, whose addres8 1. 1-'16/0 c§E' Ilia r31... LEGAL. The S 30ft of the HE l of Section lO,Tovnship 23 N, Ran8e 5 E •..... ' •. ·Ilna CountJ, Wash. EXCEPT that portion 1n .148th A. SE. Contains an area of 38,~3.2 Sq Ft. or 0.89 Acres. HJL. RtV SE 116th St. The party hereto agrees as follows: . . To assume responsibility for the maintenanoe and repair·for the road d •• oribed above. The cost of any _.uch x:epair. or maintenance to be borne equally between all parti~s baving acce •• end urie of said road for'-purpolle. of In9re •• and . ",;" agrese. Th. partIes aqrea that the road ahall be ·1I1aIntalna.s in ita . present otate, and the above party shall hava an Obligation to maintain the road in its present condition $0 that·access may be freely bad to aac):\ property owner· on the subject . . road. In the event that any party desirea to imp-fove the' . road to an extent greater than ~ts pr~~.nt·conaition,·.uch improvements ~ust be aqreed upon in advance, if the expence is to be sharecS by any othar party. . . .. This maintenance agreement relates to the mbova dascrlbed property and is binding upon the party hereto,:bis heir., successors and &.5iqn8 in parpitu1ty. '. In witn~es whereot. I have ajf~x.d my .i9nature'~i. day~& year as noted above. sworn be~ore me this otft}~ .. : ... I t j • 1 ] I ~ 1 .f -t 'f "':::;-- . . . , .. ~ ·""!..i .::: CERTflCAlE . r •. the u::..::i::rsigned.. ~ Clerk of the City of Kenton, W~rngton, certify that tbls is a true and correct copy _~ __ ~~:..j.a""'~ __ ... Subscribed and ~.ue~tay CITY OF R2NT0N, WASHINGTON ORDINANCB NO. 4612 All' ORDDDBCE OF 'nIB CITY OF RENTOR, ~, ES"l'ABL:rSlIDIG AU ASSBSSlIBHT D:ISn:rcr POll SAJrn'ART smum SERV:ICB m A POll7XOJr OF TBB SotJ'l'l[ B:rmu.umS, IlBATmm DOmtS, AliID JmPLBWOOD SQB-BASDfS AHD BSTABL:ISBDlG TBE AIIOOBT OF TBE CBAllGB tJPOH CONNECTION "rO. TIIB II'ACILl:orms. THE CITY COUNCIL OF THE CITY OP RENTON, WASHINGTQN, DO ORDAIN AS FOLLOWS: SBCTJON' :r. There is hereby created a Sanitary Sewer Service Special Assessment Distr~ct for the area served by. the Bast Renton Sanitary Sewer InterceptoF in the northeast quadrant of the City ot Renton and a portion of its urban growth area within unincorporated King County, which area is more particularly described in Exhibit "A-attached hereto. A map of the service area is attached as Exhibit -B.-The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the , City does not require payment until such time as the parce1 is connected to ~ thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associa~ed with this distric~. SlCfIQJJ II. Persons connecting to the sanitary sewer facilities in this Special Assessment District and which properties -~ 8 o • n ROAD MAINTENANCE AGREEMENT Thi~reem~J; Jn~d into this.. e'1\6 . day by ~~ __ ~ ~ property owner, Whose address " ls I ':ttl J...8 S ~ tic,'" Sr . LEGAL' The S 30ft of the HE t of Sectlon 10,Township 23 N, Range 5 E, '1IDS CountJ, Wash. EXCEPT that portion in .148th AT SE. Contains an area of 38,~03.2 Sq Ft, or 0.89 Acres, H/L. R/W SE 116th St. The party hereto agrees liS follows: To assume responsibility for the maintenance end repair for the road described above, The cost of any~uch ~epairs or maintenance to ~e bOrne equally between all parties havlnq access and use of said road for~urpos.s of Ingr... end agress. The partioG agree that the road shall·be maintained in ita present state, and the above party shall bave 8n ob11qa.tlon· . to maintain the road in its present condition SO tbatacceBS may ba freely had to each property owner'on the subject . road. In the event that any party desires to improve the· road to an extent greater than 'it~ pr~~.ntconaition, such improvements must be aqreed upon 1n advanoe, if the expenoe is to be shared by any other party. . . This maintenance IIqreement relates to the ebova deBcribed property and is binding upon the party hClreto, :bb heirs, . successors and assigns 1n perpituity. . In wi tn.jSB whereot, X have ai-fixed Dy signature' thia day,,: & year as noted above. sworn before me this of . _ .. ..J_ ,'i .;" . - I. I • o • • TO 12062'719796 P. 003/003 ROap MaINTENaNce AGREeMENT This Bgreement ent~ered into this 8~ day ot OE'C. b~I<Lt &/ _ ropElrty oWner, whose addresSi is It../L{OC:> 58 Ilre- LEGAL' The 530ft of the HE i of Section 10, Township 23 H. Ran8e 5 E • • 1in8 County, Wash. EXCEPT that portion in .148th Av SE • . Contains sn area of 38,803.2 Sq Ft, or 0.89 Acres, MIL. R/W SE 116th St. The party hereto agrees liS follows: -. To assume responsibility for the maintenance and repair for the road d.soribed above. The cost of any such ~.pair. or maintenance to be borne equally between all parties having acceas and usa of said road for·~urpos •• of ingrsss and egre.s. The parties aqrao that the road shall bo maintained in ita present state, and the above party shall have an obligation to maintain the road in its present condition SO ~hat ·access may b8 trealy had to each property owner on the subject road. In the event that any party desires to lmprove the' road to an extent qreater than ,its prfl8.snt· conaition, .uch improvements must be aqreed upon in advance, if the expenos 1s to be shared by any other party. This maintenance agreement relates to the above described property and is bindinq upon tho. party hereto, ·.bis heir., succe •• ors and alliaitp\8 in parpituity. .'. ~n witness "'hereof, I have altixed my si9nsture· this clay;:" year as noted abave. Sworn before me this Qfft}~t , ... - o • RoaD MAINTENANCE AGBE~ This a9reemen~ntared into this &'~ day o~ pee by ~.f. I~>d property owner, whose addreslI i~fl,K'>£!fC;, li' ~- LEGAL' The 530ft of the NB t of Section 10, Tovnshlp 23 H, Range 5 E, .... " •. • Uns County, Weah. EXCEPT that portion in .148th Av SE. Contains an area of 38.~03.2 Sq Ft, or 0.89 Acres, H/L. RtW SE 116th St. The party hereto agrees as follows: To assume responsibility for the maintenan~e and repair for the road dellcribed above. . The cost of any •. uch ~.pair. or .. _ .maintenance to be borne equally between all parties having aCC.1I11 and usa of said road for"purpos8s of 1n91'a;. and agr •••• The particaD aqrcaca that the' road shall be maintained in ita present state, and the above party shall have 8n obligation' to maintain the road in its present condition So that .access may be freely bad to each property owner 'on the .1Jbject . . road. In the event that any party desires to :illlp~ove the' road to an extent greater than its pr,~.nt·conaition,· .UGh iJDprov8lllents Dlust be agreed upon in advanoe, iF the expenoe is to· be shared by any other party. . This maintenance agreement relates to ths a~~ ~scrl~d property and ia. binding upon the party hueto, '.hi. heir., successors and 8s8i9n5 in parpituity. . In wltn~Ba Wb~eot, x have alt~x.d my .19na~e'tbi. day~~ year as noted above. Sworn before Me this QfQ)~ ... .'~. - I o • ROAP MAINTENANCE AGREEHEUT This aqreslllent entered into this ?'" day of l4-c; c --AI~:./ ....-by ~ ¥4aM.a: property oiomer, whose addreslI is 1l{'.J. Y .J.ta 11,4 LEGAL' The S 30ft of the HE l of Section 10, Township 23 H. Range S E, .... ' .. • Xing Count,., \lash. EXCEPT that portion in .148th AT SE. Contains an area of 3B,~03.2 Sq Ft, or 0.89 Acres, MIL. RIW SE l16th St. The party hereto Agrees as follows: . . To assume responsibility for the maintenance and repair for the road d •• cribed above. The cost of any ~uch ~.pair. or .~intenance to be borne equally between all parti~8 having acc ••• and use of said road tor-~urpo •• s of ingr ••• and agres •• - The parties aqree that the road shall ba ~aintain.d in ita prosent state. and the above party shall bave 8n obliqation . to maintain the road in its present condition so. that _:aca~sa may b. fre.ly had to aac" property ownu 'on the aubject road. In the event that any party des,ires to illp'rove. the' road to an extant greater than :its prfl.,ant ·conaltlon, suah l!Dprovements !DUst be agreed upon in advanoe. iF the expenos is to be shared by any other party. --. TlJ1s maintenance agreement relates to the a~", 48scribecS property and is binding upon the party hereto, ' .. his heir •• successors and a8siqns in perpituity. . In wltn'ss whereat. I have alfixod'IIIY si9nature'tlii8 c!ay.~& year as noted Dbove. Sworn before me this OftV~ r --' ;. , ~ .: ., ~ ~ - 5 J "'-:JZ w :J:E ,:::0 .lU .10 a , ·W .Ii: 1.1;, 0 ~ --" ~ 0 w :z: .- ~ loll a I ! en I . -... ~.J 3 .,;. , o • ~ffor~cr~~~~~~ / _ ADDRESS 7 C; C'2 ;1..,;1...,1. sr~,./I""{;:" CITY ~-." ,.. II" c' r:, '-4 ?B"Q..t t;:- BBHSlflYZ aBBa HOTrCI For Pemit Humber: _~...:.......~:....:....;:~;...;...::::O-=d;..... <O~'\.I...\.I....-_____ _ For Parcel HWllber: 102 2es:-"'O -0 , lIIore ru11y described as (street address) 11$'"/"3 I'II!Jrd JA.vr~ if any, with legal description attached bereto. This property contains sensitive areas and/or sensitive area buffers, as defined by the King County Sensitive Areas Ordinance, R.C.C. 21.54. The provisions of the sensitive Areaa Ordinance apply to this property. Limitations may exist on actions in or affecting the sensitive areas or their burfers present on this property. For further information regarding such limitations, please contact the Building and Land Development Division of King County or its successor agency. '1'I11s notice aball run with the land and sball not be removed except upon specific written authorization recorded herein by King County • I, (print) 62 Ie ~/. & C( (f , hereby certify that I ... the ........ r ~ .... e-.. _~. /J) .. ~~ ~OWner a Signature) SUBSCRIBED AND SHOJUI TO before lIIe this 9-da.y of ---::. 9i00i:-;''''' __ _ 19. Z&.. .~1#l~,~~~ ~PUiLIC in anaiOrState of Wasb gton, residing at Wc""~/... ./ ": ., . . . ".: ! ... ::, ., 25.'< 00 • I .: .j ; I j ... ~. , • .", .. ". "e ::',' . " . \ ••• f ... -.-.............. , ............ __ ....... --_. __ . • •••• _ ••• _ .... -0 ~ ,0 ........ 0 •••••.•••••• '0'''- "BaaL R'IC811.,10. l(}r 1, (.c.~" P. :J;t-117700~ .' .-_._ ........ -.--_ .......... -. "'. ~" L I' I -~-----J .. . _, ,0, :.;." :.;: :.;··:···::::.~:·:~:;)~~i~~~~jJ~~~&~~~"'J:j: . :.: I' .. ., . , •• .e .-.... -.... _ ..... ':", ............. < . . ' ... fl·\.. ... . . . ...... " ..;Tt;..:lAo ~ If~ fJl? I ,_cbv ,Stf ~.~:~!.~' .. ~-.; ..... ' ,'. ..' ' .. :.~. '~,' '.' ~.~.}:~ .... " >0' ..J CO , ~ .... ..... ~ .... -. . • -L . , - -- , f I AFTER RECORDING RETURN TO: ESCROW ADVANTAGE INC 1~411 HE 124TH ST t171 , ~; KIRKLAND WA 98034 . RE: 1.93-193 o - ROAD MAINTENANCE AGREElmiT This agreeJllent entered into this </ day ot Jkr.e;rrJ,t.J . by ~ X?~ property eimer, whose addreaa ' 1a {LI</g,q 6, e, Ilbtft..Sf; Ructat LEGAL. The 530ft of the HE t of Section 10. Township 23 If. Rauge S E. .,:, .', . -tiDg County. Wasb. BICEPI' that portion in ,148tb AT SEe Contains on area of 3B.~03.2 Sq Ft, or 0,89 Acres, HiL. RtV SE 116th St. The party hereto 8gTees as follows: , , To assume responsibility for the Maintenance and 'repair for the roac1 d •• oribed above. The cost ot any s.uah J::epair. or ,ma1ntenanceto be borne equally between all parties having acce.s and use of said road tor·~urpo.es ot 1ngr ••• and egress • . The parties ac;rea that the road shall be maintained in its presentstato, and the above party shall bave an OblIgation' . to maintain the road in its present condition SO that·accesa may be freely had to .a~~ property owner 'on the subject . road. In the event that any party desires to i~rove the' road to an extent. c,reater than lts pr~ ... nt, conaition,· .uch improvements must be aqreeci upon. in advance, if the expenoa is to be shared by any other party, ..... This maintenance aqreement relates to the abova daocribed property and is binding upon the party hereto, ;,.his hair., successors ana a8si;ns in perpituity. '. In witness Whereot, I heve alf.ixed my si9llature' tlii. day." year as noted above. . s~orn bafore me this of .. fL}~ r ~J ( _ .. J. .. ...... :" ii. ".: .' ~ . f!~.~!::~:.: *Jt:~:; .. ... .~ ; :. ~~:.: ...... ! .. :' . :.::." 'f :~. j", .~~ .'~: ~~tL:~!.'.:: .:'~Ji._~~.~1f:~~' . .j!j ,0.. '~ .. ~ .. ~~.;'.:: .. ::~ .'~ -.: .. ~'. .. :. ". 'ii rA .' .~. ,'. r~~·· .. -~ ..... ",:, • ',.f .~.,,:. _, . '. r }.~~!~: ;;':.~ .~~~~: .. j·-r ... r~.· ,~ t. ',,:: r·-f.[} ;"~ .. ; I ~~-.' :.-~." .. <. ~;i: ~.'. ;::--. -:-:. :fY~~: ~ ~':~?'~_:~T;;~.:t~ . ~~~~i. . - . :-::t .:: : :, ~:. \ . !~,,:~:~ " .: }''-£I it.~:;:.;,.~.'!i'~.j."'.... > ~ {", . ~. :. '. " .'," "''''''''''.:'"' ·.,~~i;li~: ~j; ... • " '2" .~ . RB:O F CASH5L ' .. 112Z7 I) _lid fOr Ute ~ ..... Caaiat;r .... .1;.. . .... ~~_.of .. ~ :. . .1 • ..£ia..., nr.nec I'D. ".00 fl1ft .... (CC1117 If11l ... --..afn.J '1.00 f/ ... .atiUoul .... 01 2 W~ ,2 a r~ the consideration of (i7.?,'"*" I ;;I ~ ~)MUTUAL BENEFITS Dollars and other valuable consideration, convey.!:::. snd wsrrsntL to the County of King, Stste of Wsshington, all interest in the rollowing described real estate: The South 30 feet of the Northeast 1/4 of the Northeast 1/4 of Section 10. Township 23 North. Range 5 East. W.M •• Xing County. l'lashington: EXCEPT that portion in 148th Avenue S,E. Contains an area of 38.803.2 Sq. Ft •• or 0.89 kres. WL R/W -S.E. 116th St. ::n '" C> 111 ;: 85/06/05 RECD F CASHSL 4t0789 D KING COUNTY NO EXCISE lA:\ JUN5 1965 EOB271.46 filed For Record At The Request Of >(~~.~ King County R IOpelty DiviSiO~ .00 -.......... 00 55 together with the right tr '!lake all necess.ary slopes r~ cuts and rills upon the abutting property on each aide or any road which is now, ~ may be construcud hereafter on said property, in conr~mity with atandard plans and specifIcationa r~ highway purposes, and to the .same extent and purposes as if the righta herein granted had been acquired by condemnation proceedings under Eminent Domain statutea or the State or Washington. aituated in the County or Kin,. State orWaahincton. Dated tbla S' __ day of~J-!' __ •. • A. D. 19h_. w~~~~_ ~I~£l~ :: ! ; . ,.1":,' : ..... ! " .:' , : ~ ... '-":' < • E' "';' .: ;. .i i ":. i . ~: '~. }. '. {.;.: : , , . "''''k w,.. . . " -,'g·th .. ' .' ~ 01.' ·,¥.,~U: .• .-'11."-. • 6"r.i&. 1~~ .:" . ",:, .oit:t' " .... "... ." '. i 1 1 I e. . '.: .. ~ 20041208000113.1 FOUND 4·CONCRETE~ MONUMENT 'MlH Vi' COPPER "- PIN ON I 5' IN CASE QW OF . 3 2 RENTON CONlROl PT NO, 1845 ~ )0,11 .~ .. 1·· EXHIBIT"Dn Wi \::. ""DESIGN ,.0" NE 29rII PIoc.., #'0' W-. washrngfort 98007 PAGE 10F1 425 885 7B77 ~ 425 BSS 7963 ENG.NEEJUNG PLANNING SUiVEYING .JC>B NC>_ N88'2O'~ 1323 80 StINE, S 1~ N 5OAC. E 1/2. HE 1/4, SEC 10 LOT 1, KING COUNTY SHORT PlAT NO 1177003 REC NO 1806130632 . -------10 T1 FOUND ~ DlAJlElERJ CONCRETE MONUMENT ""lH TACK ON 1 6 IN CASE JOINT ROAD AGREEMENT. 27 AP.RIL 1983 RENTON ~A •• 98056 ';.1\ Tn EASEMRNTS TO BE MAINIT'AINED, REPAIRED, AND/OR REBUILT BY THE -OWNl::.i:::l OF THE PARCELS HAviNG LEGAL ACCESS THEREFROM AND THEIR HEIRS, ASSIGNS OR SUCCESSORS, UNLESS AND UNTILL SUCH ROADS ARE IMPROVED TO KING COUNTY STANDARDS AND ARE DEDICATED &~D ACCEPTED BY KING COUNTY FOR MAINTENANCE. SHiNED AND SEALED • a 83/04/29 REeD F CASHSl *1008 E /qG19 ~ 3.00 ****3.00 22 ~i: \-;(lR(lF: fI 1 ~ Df. '1 1ft Z9 2 15 PM ,,'1 . '~l: 1;;;;~E~ ,Le;v/,J.J/ W,.#. ytf'O)'G B'" THE.. Dl'i!~HjN OF . . RfrOkOS & ElEC11ON!) ~\ Cf-/oJ V: ~ (,.J s ~ ? P KING COUtliY i I \ I I ; . i : ! • « ;" ,?=. ,.:, .:? ,. ~. " ; : ... -, 1 t ,J" u"77003 rn Plat Buaa..r,_,-_ '-_ ","_..;...;;:;;...;-...r P~Of·$ \ "-" " " '. -----------:'---------------= , . ..---. TtlI:; 1\GRtXIiEtrn . made I -,= anll .. ' .... . -... . pV • 19J=.!/, '. , n::irt;cfr c:i ,., :·m.uni~j p:l1 corporl\~ion . ' .. ~. :f' .}~··.::.r.; .. ' .. ' . • tortl" ," 4~nd .J<1n9 Count:! ~Iatcr nbtric:: ,:.C)O, " of 1(-in9 CO'Jnty, ~;~~hlnCJton, hcrl!i.:l.,rt'.'r (·.L1.1.:d .' "ilCr3n too. .. . . .. -i'IITm~S:J1~n,' ,- ~"--::...rrh:\~ ~d.:.Q~t~-'vJ" _fQ..r"y.'\J!!··!j?l..~ 'con~l i,("~r:: l i()~l, l!') (.; -:) l ,'" l :;~:;~:~ I'rc!l:".,t~ ~r.mt,' bnt'Cj<lin, !l1111, C:0";·I"/r:J'I. ;t~(l ;:~~-:,-~tr.'~ 12'.'.(' C.·'! 'i:dd GJ:.:lnV~(:. i~D !HI~CI1~~()r:;, ,)~ :l!l~J.'J:;~~ il l.'l'"Ilit-r.~':"-'::::.' '..i~ '~~.. (':: .. " >:;" ,.,nt"r :.tl~l ~~ .. ,::!:: r'tli:1:1 ·,'ltll n'·{:':'~·'·'.L·i' "~~;"'I'·!:.e,~.:!!,;~· ,.;: IJ~."'L·, t!~ . ";\, :\CI:O::'; .~,-;(' '.'!!' .. ):~ t;~~ .;"c~'(.; .. ·i~"1 ~'~::':~~i.:)"''''.! :)~·)r~·I····i' .;" ,":'.: ' ~.: ::!.;'J CO~l:1t·.·. ~:..1!l~.:!l .. t:':('~:, ~l.-.'~ljr:!l'-:'trl·I' c!~~~:::~L·:iJ~"ll ;,:: ""'11.·.:·~: . _. . 'rho' North 30 i ot the \':est 1/2 of thc! !iouth I r, ,\cr,,!S of t-!&,,~ ::-~rth ---- 50 Acreo of tho £clst 1/2 of lhl! :;~ 1/4 "r r.~C'!tion 10, '!·o',:n!;!. ~:) ~ l' :':ort:l, R~n'Jc r; 1;.1:1 t , ~\. :-:. 'ro<jcthc.r with il t,~m"cJra'ry cor,s~ruction e",scm~nt •• es~ribt'!d .lll tj\l~· 'North (j0' of tho '~"st 1/2 o( the South 1f) J\cre:: of t:,,, ~;Ot·t.;i ',", ,\q'C!!; or tlh' l;.ul 1/2 o! the ::1: 1/4 of said Section I/). S..li..i tCMj)orary Cui\:HraC'ti,u:\ e ... ~(!;-:cn· 5!1'~.11 rc","n in !c,r~\_',~~r.L:l:: construct.ionolnc.l uutil al1c:, ti;.(! cl!l lb .. ' Gosh! ut1li~ic:; :J.i ...... ~ l;{(':1 ole,;,. :'~" {or tht! oper.ltion and f~l,.intcn..lnc~ by KineJ ~ounti' ::.lt~!" lJi;::itri.;:t ,,(J. r,,;, but no~ l.lt~r t;h..ln Julj' 1, 1971. , .,r.:.u.. 4~."" ~~~ "" .4-~~ -'t.'N~~ _~.",..,t-.~e~tu~,~ ~~~ ,.,.~~ ~ ~ ""L ..tIc..l_~A-Jc..d.f~ )t...,~.i., -:t,...,.p,.~ ~ fI_.~~··iA:;;<-~--t·.~0(J.4~ ~/"'" ~~ n~con! ·I\mc I~ ',i.;~ ~ ~4~!w. ~ . ~ -.J.: "J?,. /1,. /:j _ ,:nut ~eC:t:llrO;;j , L.l!:t~"~nt. :;". 1:J-24-'j,·:! 20:!" ::. ,:. 7th 5t.. H'~!ltl.\:;, •. · .. l: .. ~, .. ~~ ft. •. :. » • I 20040729001090.005 Real property In the County d 1<In9, State of WashmgtDn, descnbed as folows: Lot 1 of KIng County Short Plat No. 1177003, Reoorded under king County recmdmg no. 7806130632, In KIng Counyt, Wastungton. .•. .. . . Tax Parcel Number: 102305939005 Real property In the COUnty of ~ State of Washington, described as roDows: Lot 2 of Oty d Renton Short Plat No. lUA-G3-o52, according to Short Plat recorded July, 21, 2004, under RecDrdIng No. 20040721900001, In KIng County, WashlngtDn. Tax Parcel Number: 102305906087 ancl102305906004 44 r ·····-I_n -'-----rh;:1t·~rti • .l-,;r,;u<t .. c 'ihaU_havl.~ the. ri .in5tt tUtlcm' o)!' ''''i' !>uit or procl!~dinCJ at 1m/i. at t~miCc;:5ia!ini\d.r1Jl:!:"'i1t:!~~~~~~h--i:';':"='~ __ ~ ,-nt'.'r urcm :';'lid prcpr-l.'ty for the::: purpesc of censtJ:uctinCJ, rar-airinq, ,\It''rir;:J,cr r~ccmfitrucLing said !.~i\t;e1= cr Se::\.rar .... air., or I!'.ar.·ir.q any CC-::I.(l.·t 1 C::'; tlic.:rawi lh, wi thout il1cur'i:·.tng any ldg.ll oLl itftLtion or t .1..1- LJi 1 i li' there fer ; pro"hl<!o that su~h ~onstruct.i ~tr,' rcr.Eairinq, a1 tar.ing ",,: (,1' rf.con:.tn;ct ing Q! 5a:d Wa~d:or Sewer I-'ail". shall be Acconpl i 5h~. : I.,.: .. :,~' 1.1, !;I;ch .~ ... ;,1.::,-,( l:l'Olt tile privaSf .• improvclT'cr:te: axi&ti'nq in thir. ,." ri.::;l-cf-Ha:· :.1:.311 not he di5tU~d or.destroyed, cr in the event .• rbf.t~ or ':C'~'t:roy cJ .. tllt~y wl11 bc: rF~(?l.,ced in iJS qood a. N C';:,.;:'·. ~. '" .~!;' t .. ,:y t,,;c:.",: u::r:'\~d iat('d i' b(·tcrc. the' rrcperty ~"a~ 'T!r,tol'ci---- :n ;:i·:.:. 't"I' t:··: Cr·.1nlc~. --.J .. . 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' •• ;. :i:--.:-.:' ,:.~ ".~i' .~\.:\... ·r ~~'., ............... :... .', .... . 'RECORDING CERTIFICATt. 760112()JG~ FiUD ~ I?ia:NlD l;"s.l2.. /J4y''oF .•• ...iAK-. •••• __ .lr76 IIrtol.!'4M., IIJ /JocK.J. .. li ~s, /lllsl..l.(!l. Ar lH' lit.qllllr fAr K6JlNPH J. 0niiR. _ .LM~. ... .. AAlIlUL.. .•.... «Aa 11(11_ ' 5t1PfltNTINDENI'GII: ~ SURVF.YOR'S CERTIFICAT£ 71(14 /rIAl' CMIlft:f1r /?v1'fRNTi$ A .n.MY Hfl¥ IN ... (ht/MDlRItIY 0/fIIrTII1II11J ClwroRffAVllllfffN 1kE ~IUfum /)' Tlfl. JWvty Iit.~ Aer AT TII1. /i'EQuur tJI' /fsWI I!. SHOOI( IN O::r. i975 ' ~ _ _ •. -.. ~~ ..... , •. "'/(l!IIlIArHJ.OYr.6R. ~t . :', "",.f ......... ~~ ...... ~ "P.fJ. SiiA22J8 ...... ' ""\. :··r 'f.,: .. !! .:': (f ,l"" .:':.'-/' ::.;;1' "",./ I ." ........ ...-... "~I~ •• ,'] .,. ", ,.(.. &iT. /97" I 0 ·1k·/~~O.5g/ .::' } .11' ':!k"AUl ,..,1/0. :. • . \,:~ .!i fl .. , ..... ~ \~:.. 'J,? ""'\.1 . U.j z. 1 i I I I~ I I , I II J I .---, -- 25 -6,082 SF " \5' 5TORl1 t)~IN,t\c:,= EAeEt1ENT Ie. :?P81, SF;, ------_ .. ,------ I I I " I 1~ I 6,621 S,C. I I I 6LlFFER IMPACT 2,BBO~ SF. 20 ~,b30 SF. , 20' ACCESS '4 I I r urlL ITY EASEt-<ENT L I _~.::,'--" ~r~120:6F '~,., ~~ __ l_ 'I 23 1 5,6Sl0 6.1';, I 1fSi"'~~--' . '~,QOO ,oF. 22 5,491 S.::: ;n _ s,e.OO'·E;iF. 86 --:;: '--: --I I I 21 ',-':1,409 E?r. 1'------1. I I I f 26 040' 0 "";' :..-, . O.T. , , NW \ LIMITS> OF pFl.OP05ED \ WEDGEWOOD LANE ANNExATION \ , ) F'ROFOGED FREI-IMINA~ FLAT OF R05EMONTE . KINe:. COuNTl' . 6LlFFEF<. TO SE ",RAPED' I"E&TOI"ED 1,232.1.: SF. 30 CE;pOO of \ \ I I I I _. .3\ I 5POOSF, I I ------- '-----I I I -----------,-,------l' __ --------r<,-,.:..-.----~--, -- " 50 --_.-- 10' PRivATE Ul'iLI"r'r EASEMENT /~------, ( --.-_.--- C" --:::::---~ '1 . ! . I l : .. 11 &,5::-;;' SF, I ! : I l ________ ~ 16 ' 5,5-00 SF. I I IS> 1;o,BOO SF I' NOTE I C/~I'1BRIDGE L.ANE 1,404± SF LFOR &·:;P:::E-.C-I-F-IC-IN-F-O-RM~ATION -- REGARDING H-IE FILL AND 141TIGATION OF mE WETLAND PLEASE I'?.EFER TO Ti-IE WETLAND REPORT PREPAP..ED Ef( ALDER NW. DATUr1: CIT(OF RENTON -NAVD IS88 6ENCHM~KJ2.,_: _ PT "1901 ' C"15EL.ED '0' IN SE CORNER cONCRETE MAIUSOX BASE, W. SIDE 142ND AvE. S.E" OPFOSITE: "OUSE "i2014 EL. 412-"':& OR (144.0'21 METERS) PT "211'j = l31'/.A&S SURFACE DISK ,Il,T INTER5ECTION SE. 128T~1 ST .• 142ND AVE.S.E. EL. 420.42 OR (12"l.'314 METERS) oASIS OF 6EARlr'~G;5 NOO"02'42"E 13ETUJEEt-l Ti-IE 1"10N,L1MENTS POUND AT THE EAST aUARrE:f'1 AND THE NOFl.THEA5T ElECTION C:ORl'-lER OF 5ECTI01~ 10, TOlUN6!--11P 23 NORTH, RAN',E f:> EA&T., lU.M PER KDA,5. WETLAND IMPACT LEGEND ElUFFER IMPACT;'; GB--.2l ADDITIONAL BUFFER 11,'2I~!i± SF. LEGEND --------- EXISTING (9 SANITARY 5EWER MANf.lOLE Q '* --{ OHP CA TCi-I SA€> IN WATER ME'rER UJA TEl'/. vALvE FIRE i-IYDPANT UTILITY POLE GUY ANC"Of~ OVERHEAD POWER UTIUT'j' f'OLF-WI 5TREE:T IJ61~T J / I ( I r l4 I I 1,4!:;~ SF. I I I I I. t Kli'!'" COUN~J . I $' Lu z r /"----,--:---'-', I '. ..... I I I 12 \ I 5,314 SF. 1 Il,~_ _ ___ J ---, 13 ,4,500 SF. I I I I ___ .J TWP. 23 I I \ 3:3 I 5,o03'5f I I L ____ _ . '. 11 -1 6,00"1 ElF. RGE 5£ W.M. -------l I 10 I I I I S:~00 a.F. ! I I __ . _____ J :3 () _-1 lU CO W llil d) :g--~""UFFER Wl Z -c--~ -1"<\ .-~ \ \ -I I -I U :1 1-11 <[I r: -~ I LIMITS OF PI'/.OF05ED WED8EWOOD LANe ANNEXATIOI~ .1---' --,- i I I I I I I I I I :2 8,3ql SF. I I I . I I I , i j., 13,6:;2 S.F. i _. _____ - - -----.. ---.-. PROP06ED FRELIMINAFl.Y FLAT OF EAST I'<!Et>lTON (KING COL!t4TY) WETLAND (CAT. 2J EDGE OF WETLAND BUFFER TO BE ORADi"'D' fi!E&rO~D 2,18B± 9,F. e·l---r-15'C'lCCE5S I ' I I 4: LlTILITY "\ EASEMENY l .31b/ , '5,503 SF. I -l I ~ I I I . '. '.? I 5.e04 SF I I \ . , 13' " 5,102 o.F, \ . .31 I I , I ________ J ~8 SP035::r=., I I I _____ J. ~9 ,·5;0035.F, I ---7J 40 "4,81.&"o.r, , --, ----,-,+-.-~ r--- ----.~ I 7+--.~' r -,-,.~ ---'-~-'--l I . I , I ' I I \ ,1 I I , 1 I I I I , 5.>,003 -SF. I I I I I I I . I I -4 I .. .... I I I .. S;;04,;SF. .~",<\ I ' . ' ,------_: I ___ . __ J I ____ ...J I LL-~_~_~ ., PROP05ED PRELIMINARY PLAT OF ASPEN WOODS !l3Y "ARBOUR HOMES) \ , " \ dl n .' .\ \ WETLAND (CAl".2) 1-1141T5 OF PROPOSED lIJEDC,EUJOOD LANE ANNEXAl"IO~1 L42 N03~33'30'IUJ .3830 ~~-~'c'O::::8'-"4::I="E-:::' -[---'''''1:::.5'''-1-1 L44 N42"1i!>'35"E 2122 L4& NSS838'4.3I'E S!.4~ L4h N.3S~10'14I1E=--_-,-__ · ""3,,,,-'"'''',,--,1 I.J <t D D UJ z,z (J I S Grj « w ['(. (-, 't Ll , I 01.' 0:1045' I I I i I I t I I J I I I .1 I t I I I I I I ' I 1'1' . I , • , . .................. ..•• j ••• :. '. iT , . , / ,/ .--;. j I ' -----/ ~ : t .... I ... '1' I ' '"'' I '.. . L I , ,""' I ; : "_.J I . "j,-' I I, c/) .Ii/I! . I. Q I ": I I I I iF I " , . I· , I I I I "1 , j l :1 , ,--: I , /: I 1'. • I • I I 'e" . I iii I':' ~~ r; V) Ul "H' r g~ I <Ce: og I "' => I I I I. I. .' '"'' ~"".'.' , .•... ; i < i' ; DATUM CITY OF RENTON -NAVD I'::IBB 6ENC~MARKS PT "1'::101 • CI-I15ELED '0' IN 5E CORNER CONCRETE MAILSOX SA5E, LU.5IDE 142ND AvE. 5.E., OPP051TE I-IOU5E 012014 EL. 412.66 OR (144.6'::1 METER5.) PT "211'::1 • SRA55 5URFACE DI5K AT INTER5ECTION 5.E. 12BTI-I 5T. 4 142ND AVE.5.E. EL. 426.42 OR mCj.'::I14 METER5) /' 6ASIS OF 6EARINGS NOO·02'42"E SETWEEN TI-IE MONUMENT5 FOUND AT TI-IE EA5T QUARTER AND TI-IE NORTI-IEA5T SECTION CORNER OF 5ECTION 10, TOLUN61-11F 23 NORTI-I, RANe:.E Eo EA5T., LU.M. PER KCA,5. , , LUETLAND (CAT. :2) ~., -' ~ ... ;./' /' / -.~. .. / ., '",,:". '. / / / -;---;--- ,/ ,/ / ~ ~ ~,-- ~ SCALE: 1" 40' a 20 40 BO ~! _!~ .. I __ I LEGEND EXI5TINe:. C9 D EE fx1 a • -( OHP 5ANITARY SELUER MANI-IOLE CATCH SASIN LUATER METeR LUATER vALvE FIRE I-IYDRANT UTILITY POLE e:.UY ANCI-IOR OVERI-IEAD POLUER I I I I I I I \ \ \ \ UTILITY POLe WI 5TREET Lle:.I-IT / \ \ NW UMIT5 OF FROP05ED LUEDe:.ELUOOD LANE' ANNEXATION TWP.23 RG£5 w.M. 20 LUETLAND (CAT. 2) ~ ..... ~,~\ I I / , I 'l / > I. ( {J .... / I··: t· $'1 / / / / / / ,,' " " "-1- I \ \ . \ \ \ I .I \ I . I , \ KINe:. COUNTY CITY OF RENTON LEGAL DESCRIPTION PAJIiW'CEL "AI THE WEST HALF OF THE SOUTH 10 ACRES OF THE NORTf.1 &0 ACRES OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 10, TOUNeHlP 23 NORTH RAN:!oE I; EAST OF Tf.1E WILLAMETIE MERIDIAN, IN KING COUNTY, WASHINGTON. PARCEL .4-1' AN EASEMENT FOR INGRESS AND EGRESS OvER THE SOUTH 30 FEET OF THE SOUTH 10 ACRES Cf' THE NORTHEAST QUARTER OF THE NORTHEA5T QUARTER Cf' 5ECTION 10, TOUNSHlp 23 NORTH, RANGoE S EA&T OF THE WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE EA5T 30 FEET THEREOF, AND EXCEPT ANT PORTION THEREOF LYING WITHIN THE ABOvE DE5CRIBED PARCEL "A". PAR:S.. ''e. LOT C OF KING COUNTY 60UNDART LINE ADJUSTMENT NO. L04LOo!;&, ACCORD IN:!. TO SURVEY F<ECORDED DECEMBER 23, 2004 UNDER RECORD IN:!. NO. 2oo41223~00001, IN KING COUNTY, WASHINGTON. ---------I- LUETLAND - - LUETLAND (CAT. 2) LIMIT5 OF PROP05ED~ ...• LUEDGEWOOD LANE ANNEXATION ,~I-\< EDe:.E OF LUETLAND NOTES I. ALL TITLE INFOF/MATION e1-lOUN ON THIS MAP HAS BEEN EXTRACTED FROM FIRST AMERICAN TITLE INSURANCE COMPANY SUBDiViSION GUARANTEE ORDER NO. 420'3·103:'&& DATED JANUARY 2&, 2003. IN PREPARING THIS MAP, CORE DESIGN, INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN, INC. AWARE OF ANY TITLE 155UES AFFECTING THE SURvEYED PROPERTY On-iER THAN THOSE SHOUN ON THE MAP AND DisCL05ED BY THE REFERENCED FIRST AMERICAN TITLE lNeURANCE COMPANY COMMITMENT. CORE DESIGN, INC. HAS RELIED WHOLLY ON FIRST AMERICAN TITLE INSURANCE COMPANY REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURvEY AND THEREFORE CORE DESIGN, INC. QUALIFIE5 THE MAP'S ACCURACY AND COMpLETENE85 TO THAT EXTENT. 2. F'ROPERTY AREA • &&4,448' SQUARE FEET 112.1284. ACRES!. 3. UTILITIES OTHER THAN THOSE eHOUN MAY EXIST ON THI5 &ITE. ONLY T1-IOSE UTILITIES WITH EviDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SUFCFACE ARE SHOUN HEREON. UNDERGROUND UTILITY LOCATIONS &HOUN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOUN A5 5TRAIGHT LINES BETWEEN &UFCFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURvES NOT eHOUiN. 50ME UNDERGROUND LOCATION6 S1-IOUN HEREON MAY HAvE BEEN TAKEN FROM PUBLIC RECORDS. CORE DE&IGN, INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. 4. THIS 6URVET REPRESENTS VI&IBLE Pf.1YSICAL IMPROvEMENT CONDITIONe EXI6TING ON JULY 10, 2001. ALL 6URVEY CONTROL INDICATED AS "FOUND" WAS RECOvERED FOR THIS PROJECT IN JULY, 2001. &. ALL DISTANCE5 ARE IN FEET. &. THIS IS A FIELD TRAvERSE sURVE,. A SoKKIA FIvE SECOND COMBINED ELECTRONIC TOTAL &TATION WAS USED TO MEASU1'£ THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING. MONUMENFATION AS Sf.10UN. CLOSURE RATIOS OF THE TRAvERSE MET OR EXCEEDED TH0610 ePECIFIED IN WAC 332·130·0'30. DI&TANCE MEASURING. EQUIFMENT HAS BEEN coMPARED AT AN N.G..6. BASELINE WITHIN ONE YEAR OF THE DATE OF THIS 6URVEY. 1. CONTOURS SHOUN AS DASHED WERE NOT &URvEYED BY CORE DESIGN INC. AND ARE eHOUN A6 APPROXIMATE ONLY. RESTRICTIONS I. THIS 51TE IS SUBJECT TO THE TEFil'1s AND PROVI51ONS CONTAINED IN AN i r i \ EASEMENT IN FAVOR OF KING COUNTY WATER DI&TRICT NO. ~O, MUNICIPAL i CORPORATION FOR WATER AND SEWER MAIN5 WITH NECESSARY AF'f'URTENANC~S AS DISCLOSED BY IN5TRUMENT RECORDED UNDER RECORDING NO. &&08218. I 2. THIS SITE IS 6UBJECT TO CONDITIONS, NOTES, EASEMENTS, F'ROVI6IONS AND I ENCROACHMENTS CONTAINED AND/OR DELINEATED ON Tf.1E FACE OF THE SURVEY AS DISCLOSED BT INSTRUMENT RECORDED UNDER KING. COUNTY RECORDING if. 1&011203&&. i 3. THIS SITE IS SUBJECT TO RESTRICTIONS, CONDITIONS DEDICATIONS, NOTE&, , EASEMENTS AND PROViSIONS CONTAINED AND/OR DELINEATED ON THE FACE 0' THE SHORT PLAT AS DISCLOSED 6'1' INSTRUMENT RECORDED UNDER RECORDI\IG. NO. 180&130&32, IN KING COUNTY, WA5HINGTON. ' , 4. TI-IIS SITE 15 SUBJECT TO THE TEF/MS AND CONDITIONS OF A ROAD MAINTENAI:ICE INSTRUM!"NT AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NOr 83042'31008. I S. THIS SITE IS SUBJECT TO Tf.1E TEF/MS AND COND ITIONS OF A DEED GRANTIN6 (TH!" RIG.!-IT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON &AID pREMISE6 1 FOR SE l1&TH STREET AS DISCLOSED BY INSTRUMENT RECORDED UNDER . RECORD ING NO. 8&060&018'3. I &. THI5 SITE IS SUBJECT TO THE COvENANT5, CONDITION5, RESTRICTIONS AND/Of< EASEMENTS 6UT DELETIN:!. ANY COVENANT, CONDITION OR RESTRICTION INDIC-,\TING. A PREFERENCE, LIMITATION OR DISCRIMINATION BASED ON RACE, COLOR ' RELIGION, SEX, HANDICAP, FAMIL'r STATUS, OR NATIONAL ORIGIN TO THE EXTE~T SUCI-l COvENANTS, CONDITIONS OR RESTRICTIONS VIOLATE TITLE 42, SECTION 3&04(C), OF THE UNITED STATES CODES AS DleC~05ED BY INSTf<lIMENT RECORDED UNDER RECORDING. No.'e 8&0'3231221 AND Sb0'3231228. 1. THI5 SITE IS 6UBJECT TO THE TEI'iNS AND PROViSIONS CONTAINED IN THE DOCUMENT ENTITLED "CITY OF RENTON ORDINANCE NO. 402&" AS DI5CL05ED $'1' INSTRUMENT RECORDED UNDER RECORDING NO. SbI20314&&. Q ., .. -i ~ ,··1 -' - r °w lW z >, -Ia --1 cry -::r '<[ U . l- .<[ .... r: ill ill <§) -- LUETLAND LIMIT5 OF PROP05ED LUEDe:.EWOOD LANE ANNEXATION SOUNDARY LINE T ASLE LINE BEARING DISTANCE LI NOS·'2'53"LU 41.82 L2 N6~·02'10IlW 4124 L~ N14°29'S1"W 33.13 L4 N4~·&1'20"E 24.1& L& N46 °21'09"5 ~1.18 L& NI5°28'SO"E 28.01 L1 N6El"2S'03"E 4&.02 L8 Nee"42'10"W 30h8 L'3 N1S'"06'24I1W 11040 LIO N63"Ol'3211W 1&.88 LII Nl0"48'4SIIUJ 18.1:' LI2 N21030'45I1E 44.81 LI~ Nl1·01'101lE 3021 LI4 N40"3S'22"W 24.18 c;-;:;:- LI& N44 ·OS'3e"W 4M,8 LI& N32 "'2'26 liE ;Wb& LI1 N22°IS'28"E 3)51 LI8 Ni&O·S3'2b"E ~1.~2 U'3 Nli&"39'OSIII: 31.02 L20 N01"06'IS"W 40.3:' L21 N21"18'S3"E ~~28 L22 N60"Q4'S3"E 4&.3& L2~ N309°41'43"E 22.10 L24 N22·~'3'04"E ~3h1 L2& N4S"SI'OS"E 21.'3'3 L2& N40"46'Ob"E 2&.81 L21 NOS"31'Si&"W 2~5& L28 N21"12"l"E 31.3& L:2':1 1\:'&1"03'41I1E 1:2.·41 L~O N32"4a'21"W 1321 L31 N02·3~'44I1E &&.12 L~2 NOSo34'43"W 44A~ L33 N3S"26"6"E 2&.33 L34 N61'"So3'16 11E 2153 L3& N02"OO'51'IW 22,flO L3& N84'"43'29"E &058 L31 NO.3 "&6 '2311E &&.01 L38 NI1·45'02"E 3&041 L3'3 NOS"2S'02"W 2'1.13 L40 Nle·22'48"E &0.&1 L41 N3'·SO'03IJE 24.8& L42 N03~.33'.30"UJ 31>.3& L43 N.33 "oa' 41 "E '351 L44 N4:2"lb'35"E 2122 L4& N&S~3a'43"E S1.41 L4& N.39~10'14"E 23.1& 6. THIS SITE 15 SUBJECT TO THE TEF/MS AND F'ROVISIONS CONTAINED IN Tf.1E DOCUMENT ENTITLED "SENSITIvE AREA NOTICE" A& DISCLOSED BY INSTRUM!"NT RECORDED UNDER RECORDING NO. '320&28081~. '3. THIS SITE 15 SUBJECT TO Tf.1E TEF/MS AND CONDITIONS OF AN INSTRUMENT FOR ROAD MAINTENANCE F'ROVISIONS RECORDED AS DISCLOSED BT INSTRUMENT RECORDED UNDER RECORDING NO. ~3121314&&. 10. THIS SITE IS SUBJECT TO THE TEFil'1S AND PROViSIONS CONTAINED IN A DOCUMENT ENTITLED "CITY OF RENTON ORDINANCE NO. 4&12" AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NO. %0&210%&. II. THI5 SITE 1& SUBJECT TO THE CONDITIONS, NOTES, EASEMENTS, PROVISION& AND ENCROACI-IMENTS CONTAINED AND/OR DELINEATED ON THE FACE OF THE SURVEY AS DISCLOSED BY IN5TRUMENT RECORDED UNDER KING COUNTY RECORDING. NO. '360SI4'3oo4. 12. THI5 SITE IS 6UBJECT TO THE TEFil'1S, COvENANT5, CONDITIONS AND/OR F'ROvI5IONS OF AN EASEMENT AS DISCL05ED BT INSTRUMENT RECORDED UNDER RECORDING NO. 20041208000113. 13. THIS SITE 1& SUBJECT TO THE TEFil'1S, COvENANTS, CONDITION5 AND RESTRICTIONS A5 CONTAINED IN RECORDED LOT LINE ADJUSTMENT IBOUNDARY ~INE REVI5ION5) NO. ~04LOO&& AS DISCL05ED BY IN5Tf<lIMENT RECORDED UNDER F<ECORDING. NO. 20041223'300001. 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CONT., 36" HT.,BRANCf.lED, NURSERY GROlLN !; GAL., %" HT. NURSERY GROlLN -4 ....... >I' ACER CIReINATUM >I' CORYLU5 CORNUT A CALIFORNICA ViNE MAPLE BEAKED HAZELNUT !; GAL., CONT., 36" HT., BRANCHED, NURSERY GROlLN !; GAL" CONT., %" HT., BRANCHED, NUR5ERY GROWN " >I' CORNUS STOLONIFERA c8 >I' RIBE5 5ANGUINEUM >l'RUBU55PECTABILIS >I' HOLODISCUS DISCOLOR >I' MAHONIA AQUIFOLIUM REDTWIG DOGWOOD 2 GAL., CONT., 18"-24" HT., NURSERY GROWN RED FLOWERING CURRANT 5ALMONBERRY ---....< >I' Pf.lY50CARPOS CAPITA TUS f R05A GYMNOCARPA OCEANSPRAY OREGON GRAPE PACIFIC NINEBARK BALDHIP ROSE HOOKER'S WILLOW I \ \ * SALIX HOOKERIANA 0* OEMLARIA CERA51FORMIS INDIAN PLUM o >l'SYMPf.lQRICARPOS ALBUS COMMON 5NOWBERRY >I' INDICATES NATIvE SPECIE5 LOW GROW 5EED MIX 4@% FESCUE (CHEWING OR RED DWARF VAR) 40% RYE (PERENNIAL OR ANNUAL DWARF) 10~o AGR05TIS (COLONIAL BENTGRA5S OR REDTOP) I@% 1lIf.lITE CLOvER SITE LANDSCAPE SC~EDULE SYM BOTANICAL NAME DECIDUOUS TREE5 >I' POPULUS TREMULOIDES COMMON NAME QUAKING A5PEN 1-8 LBS 11,000 SF. 51ZE 1 CON-:.D.:..:,IT:.=ION-'-'--_________ _ 2" CAL., SINGLE STEM, 5TRONG CENTRAL LEADER, 13m >I' ACER CIRCINA TUM viNE MAPLE SERviCEBERRY 2" CAL. OR 3 MIN-TRUNK5 AT 3/4", WELL BRANCf.lED, B4B ! ;f AMELANCf.lIER 'AUTUMN BRILLIANCE' EvERGREEN TREE5 >I' P5EUDOT5UGA MENZIE511 >I' mWA PLiCAT A 'EXCEL5A' o 5f.lRUB5 DOUG FIR f.lCGAN CEDAR ,&'-8' HT., B~B, FULL 4 BUSf.lY TO BASE 6'-8' liT., B4B, FULL 4 BU5liY TO BA5E ------------------------------------ >I' RIBE5 5ANGUINEUM c9 f f.lOLODISCUS DISCOLOR ~RUNUS LUSIT ANICA >I' CORNUS STOLOOIFERA 'BAILEY I , c9J f MAf.lOOIA AQUIFOLIUM EUOOYMUS ALATU5 'COMPACTA' >l'SYMPliORICARP05 ALBUS RED FLOWERING CURRANT OCEAN5PRAY REO-TWIG DCGUJOOD OREGON GRAPE DWARF WINGED EUOOYMUS COMMONSNOUJBERRY 21"-24" f.lT., FULL FOLIAGE, B'B OR COOT. rff{,) SPIRAEA BUMALDA 'ANTf.lONY WATERER' ANTliOOY WATERER 5PlRAEA IB"-21" HT, FULL FOLIAGE, 6413 OR CONT. - ;f POL YSTICf.lUM HUNITUM 5UJORD FERN 2 GAL, MIN. B HEAL TliY FRONDS GROUND COvER ;f AReTOSTAPf.liLOS UvA-URSI >I' RUBUS CAL YCINOIDE5 LOW GROW SEED Mix KINNIKINNICK BRAMBLE 4@% FESCUE (Cf.lEWING OR RED DWARF vAR) 4@90 RYE (PERENNIAL OR ANNUAL DWARF) 10% AGR05TI5 (COLONIAL I3ENTGRASS OR REDTOP) 1@% UJf.lITE CLOvER >I' INDICATE5 NATIvE SPECIES SITE FURNITURE LEGEND BENCH FULL 1 GAL fol%" o.c. TYP. TRIANGULAR SPACING 1-8 LB5 11,000 SF. NO. REVISIONS DATE u' (f) DATE JUL Y 20, 2,_0_0_5 _____ --1 ~ ~ ~ ~ I-D::..:E::..:S:c..1 G::..:N.:.::E::::.D---".M"'J,_'K ______ ------1 k 0 ..., DRAWN DWM, MML OPEN SPACE PLANTING CONCEPT WEDGEWOOD LANE DIVISION CORE 14711 NE 29th Place Suite '01 Bellevue, Washjngton 98007 425.885.7877 Fax 425.885.7963 5? ~I-_+--I Ul ~ I-A~P~P"'R::..:O::..:V-=:E.::.D ________ ____1 ~ I\.) ~ MICHAEL J. KLEER ;U PROJECT MANAG~E""R--- NORTHVl/ARD HOIVIES 1560 t40TH AVE N.E, SUITE 100 BELLEVUE, WA 98005 \,; /DESIGN ENGINEERING PLANNING· SURVEYING . - 30 31 32 33 34 35 36 ----... --- , I I "'1 i ! ! I i , ! ! I f I I , I , I , / ~/ \ '" / i I I I j , , ! / I I f ! I /' I ----.1. -~, / '\ I \ -." '\ \ I ,,--.... I I _.1 / / < ----I __ / I \ " I ( I SEED TO LIMITS OF'\ D ISJ.IJ~NCE /' '\ I \ \ I J ;' \ / """-~ __ -~ L---~""-=-~£----' I I ........ -- '\ \ I / /' - - ~~~T~R~A~C~T_A~S~T~O~R~M~D~E~T~E~N~T~IO~N~/~O~P~E~N~S~PA~C~E~ __________________________________________ __ 0' 10' 20' 40' 50' NORTH SCALE 1'= 20'-0' - 20 -- '--e,EED TO LIMITS OF DISTURBANCE -- " "----1 /'-- I I \ \ -«!' I- J / \ \ ) '-- I 1 / <;( / \ ® TRACT F STORM DETENTION I OPEN SPACE B~----------------------------- POND LANDSCAPE SCI-fEDULE S'r11 QTY BOTANICAL NAME DECIDUOUS TREES 10 * POFlJUJS TREMULOIDES 14 '3 0 13 ~*22 '+' 33 © 41 @ 12 e 44 @0 30 31 @ 28 o 36 @ 22 ® 30 (0 18 * PRUNUS EMARGINAT A * RI-iAMNUS PURSI-iIANA EVERGREEN TREES * PSEUDOTSUGA MENZIESII SI-iRUBS * ACER CIRCINATUM * CORYLUS CORNUT A CALIFORNICA * CORNUS STOLONIFERA * I-iOLODISCUS DISCOLOR * MAI-iONIA AQUIFOLIUM ;Ie OEMLARIA CERASIFORMIS ;Ie PI-iY50CARPOS CAPITATUS ;Ie RI6ES SANGUINEUM *' ROSA GYMNOCARPA ;Ie RUBUS SPECTABILIS ;Ie SALIX I-iOOKERIANA ;Ie SYMPI-iORICARFOS ALBUS LOW GROW SEED MIX COMMON NAME QUAKING ASPEN BITTER CI-iERRY CASCARA DOUG FIR viNE MAPLE BEAKED HAZELNUT REDTWIG DOGWOOD OCEANSPRAY OREGON GRAPE INDIAN PLUM PACIFIC NINEBARK RED FLOWERING CURRANT BALDI-iIP ROSE SALMONBERRY I-iOOKER'S WILLOW COMMONSNOWBERRY SIZE I CONDITION & GAL. CONT, 36" I-iT., BRANCI-iED, NURSERY GROILN & GAL. CONT., 36" 1-iT.,BRANCI-iED, NURSERY GROILN & GAL. CONT., 36" I-iT., BRANCI-iED, NURSERY GROILN :, GAL., %" I-iT. NURSERY GROlLN :, GAL, CONT., 36" I-iT, BRANCI-iED, NURSERY GROILN :, GAL, CONT, 36" I-iT, BRANCI-iED, NURSERY GROILN 2 GAL, CONT., 18"-24" I-iT., NURSERY GROILN 4@% FESCUE (CHEWING OR RED DWARF VAR) 40% RYE (PERENNIAL OR ANNUAL DWARF) 1-8 LBS I 1,000 SF. 10~o AGROST1S (COLONIAL BENTGRASS OR REDTOP) 10~o WHITE CLOVER *' INDICATES NATIVE SFECIES STATE OF WASHINGTON ~ISTE ~ ~,-------2329 EAST IWISON sr. CAll :;m'608 SEATru, WI 93Il2-54l6 _lOllI1Jl3ZIfII !t6.l2Wtt IIlIIIIT mPd/lllllt_.CII! -0 -::, ~ 0 ~ '" '" ~ u .§ o'! Q) .$ £ .e '" ~ '" ~ u. :z ,; -~ -"-~ 'f ~ '" ~ c:J C'.J ~ C5 ~ C'.J ~ >-. ~ ::5 0 'S W Z Z W l? S f--If) <{ <1: w 0:: 0 0 0 SHEET L2 '" ~ ~ '" '" ~ 'f ~ .E :::: ~ .,; '" '" .,; '" 'f 0 W > 0 n: Q. Q. <{ es liJ S2 -; Gj ~ \j ~ OF 2 ~ Z ->- '" :::- '" :::> tI) ~ Z -Z Z « --' "- -'" '" '" z -~ Z '" cr w '" -< z -< ::; f-u hJ -, 0 cr 0. PROJECT NUMBER 01045 LEGAL DESCRIFTION PAIiCEL "A" TI-IE WEST I-IALF OF TI-IE SOUTI-I 10 ACRES OF TI-IE NORTI-I SO ACRES OF TI-IE EAST I-IALF OF TI-IE NORTI-IEAST QUARTER OF SECTION 10, TOWNSI-IIP 23 NORTH RANe:.E S EAST OF TI-IE LUILLAMETTE MERIDIAN, IN KINCEo COUNTY, LUASI-IINCEoTON. FAIiCEL "A-I" AN EASEMENT FOR INe:.RESS AND Ee:.RESS OVER TI-IE SOUTI-I 30 FEET OF TI-IE SOUTI-I 10 ACRES OF TI-IE NORTI-IEAST QUARTER OF TI-IE NORTI-IEAST QUARTER OF SECTION 10, TOWNSI-IIF 23 NORTH RANCEoE S EAST OF TI-IE LUILLAMETTE MERIDIAN, IN KINe:. COUNTY, LUASI-IINCEo ToN; EXCEPT TI-IE EAST 30 FEET TI-IEREOF, AND EXCEFT ANY FORTION TI-IEREOF L YINe:. LUITI-IIN TI-IE A60VE DESCRI6ED FARCEL "A". PAIiCEL "6" LOT C OF KINe:. COUNTY eOUNDARY LINE ADJUSTMENT NO. L04LOOSS, ACCORDINCEo TO SURVEY RECORDED DECEM6ER 23, 2004 UNDER RECORDINCEo NO. 20041223'900001, IN KINe:. COUNTY, LUASI-IINe:.TON. NW TWP.23 RGE. 5 w.M. FOR LANDTRUST, INC. SITE STATISTICS SET6ACKS, FRONT -IS' REAR -20' SIDE -S', IS' ADJACENT TO STREET TOTAL SITE AREA, Ffi<OFOSED USE, SS4,448± SF. (12.1284 ACRES) DETACI-IED-SINCEoLE FAMILY NO. OF LOTS, 40 AVERAGE LOT SIZE, S,46'9± SF. PROFOSED DENSITY, 3.'90 D.uJAC. PERMITTED DENSITY, 4 D.uJAC. EXISTINe:. ZONINe:., R-4 FUeLIC R-O-LU, 6IP6'9± SF. ACCESS EASEMENTS 3,'902± SF. WETLANDS, 42,'914± SF. DENSITY CALCULATIONS e:.ROSS AREA OF Ffi<OFERTY, -FU6LIC R-O-LU, SS4,448± SF. OR 12.1284 ACRES 61,06'9± SF. -ACCESS EASEMENTS, 3,'902± SF. -WETLANDS, 42,'914± SF. NET SITE AREA, NO. OF LOTS, NET DENSITY, 446,E>63± S.F. OR 10.26 ACRES 40 3.'90 DUIACRE 40 LOTS LUOULD RESULT IN A NET DENSITY OF 3.'90 DWELLlNe:. UNITS PER ACRE. NOTE I. FOR SFECIFIC INFORMATION REe:.ARDINe:. TI-IE FILL AND MITIe:.ATION OF TI-IE LUETLAND FLEASE REFER TO TI-IE LUETLAND REFORT PREFARED 6Y ALDER NLU. 5 4 9 R E N TON GREENWOOD CEMETERY 16 3 10 15 viCINITY MAF 1" .3000':1: BM Pl 1852 2 11 14 BM 2103 OWNER LUEDe:.ELUOOD LANE, LLC IS60 -140TI-I AVE NE SUITE 100 eELLEVUE, LUA '9800S OFEN SFACE FERCENTAGE CALCULATION e:.ROSS AREA OF FROFERTY, SS4,448± SF. OR 12.13 ACRES 100.0% -OFEN SFACE, 22S,1S2± SF. OR S.l8 ACRES 40.1% (TRACTS A-D, F-I-I EXCL. WETLANDS) TOTAL OFEN SFACE FOR R-4 CALCULATIONS, WETLAND BUFFER 1M FACT CALCULATION TOTAL OF FERMANENT 6UFFER IMFACTS S,'96S± SF. ADDITIONAL eUFFER FROVIDED '-;:;:::-:' , ' l 'Y-J- rriT KEY MAF pi = 300':1: 40.1% AFFLICANT LANDTRUST INC. IS60 140TI-I AVE., N.E. SUITE 100 6ELLEVUE, LUASI-lINe:.TON '9800S (421;) 141-/126 CONTACT, FATRICK e:.ILROY ENGINEER/SURVEYOR/PLANNER CORE DESIe:.N INC. 14111 N.E. 2'9TI-I FLACE, SUITE 101 6E!.LEVUE, LUASI-lINe:.TON '98001 (42S) 88&-1811 CONTACT, EDe:.AR T. JONES, F.E.-ENe:.INEER STEFI-IEN J. SCI-IREI, F .L.5.-SURVEYOR MICI-IAEL CI-IEN, FLANNER DATUM CITY OF RENTON -NAVD 1'988 6t::NCI-lMARKS FT ~':l01 • CI-IISELED '0' IN SE CORNER CONCRETE MAIL60X eASE,LU. SIDE 142ND AVE. SE" OFFOSITE I-IOUSE "12014 EL. 412.106 OR (144h':l METERS.) FT "211':l = 6RASS SURFACE DISK AT INTeRSECTION S.E. 128TI-I ST .• 142ND AVE. S.E. EL. 426.42 OR (!;!':l.':l14 METERS) 6A515 OF BEARINGS NO?-02'42"E eETLUEEN TI-IE MONUMENTS FOUND AT TI-IE EAST QL;:.RTER AND TI-IE NORTI-IEAST SECTION CORNER OF &f;,;TION 10, TOUNSI-IIF 23 NORTI-I, RANe:.E 1; EAST., LU.M. FER KCA.5. SITE III NE IGI-IBORI-IOOD DETAIL MAF 111 = 400':1: JUL 1 9 20115 RECEIVED '" ~ '0 Z -'" 0 ~ --"->- .~ 0 0 '" LU OQ '" :> '" '" ~ at '" u § " 0 ~ :::l it -Ol of II) £ .£ iii I:: '" ~ .... ~ z \11' III ~ --~ '" z "-~ '" " '" ., --~ '" z '" " z '( .... "- ~ z '" LU LU Z -~ Z LU LJ ct: 0: W () Vj-<[ ~ z <[ ~ ::;; ~ :> f-~ ~ ~ ~ u ~ Q: w IJ (3 -, >-.-IJ 0 Q: 0: ;:5 0 ~ (L 0 -...J W "S w > Z Z 0 w Cl s: 0::' f-III « 0.-« w 0::' 0.- 0 0 0 « SHEET OF :1. 2 PROJECT NUMBER 0:1.045 Ii, 12 I I I I I I I I I I / TRACT G OPEN &FACE 1:'1.261± SF. / ,,'./e' " -/' , , WETLAND (CAT. 2) 21021± S.F. I3LIFl'i:I'! TO 6E GoAADED • 1'!E6TOI'!ED blSl± SF. ,-----, I I I I I I 1~ I ';,';21 S,F, ,j, ,-, ; "'.,' I I I 20' ACCESS' UTILITY EASEMENT I I TRACT F 5TOF!M DETENTION! 108 14 OPEN 5PACE 9,814± 5.F. --------'-------- 1-,.-,-----1 I 6UFFE1'! I I 1MFACT I I I I 2,880± SF. 20 ':1,630 SF. I I I 20' ACCESS " , I I 1120± SF, " I NW LIMITS OF PF<OP05ED uEDGEWOOD LANE: ANNEXATION \ \ \ I I PROPOSED PRELIMINARY PLAT OF F<OSEMONTE , KING! COuNTY I3L1F1'i:I'! T9 6E GoAADED • 1'!E6TOI'!ED 1,232± SF. \ \ lU:TLAN~ (CAT. 2) ,/ ,/ I i TWP. 23 N. RGE. 5 I I I I I I WETLIAND qCATI2) 15310~ 5,F, I I : :/\ 1/1 : : \ /1 I I I I I I "I w.M. I3L1F1'i:I'! TO 6E GoAADED • WETLAND (CAT. 2) v~ __ ,0 J of' 0' ~ ~7* ~~~~~" 43,' ~ J 2' \ ~'(, ,TRACT G \' OPEN SPACE // "'""~, I -............ : 1~1,2bl± S.F. ~l{J ,--, ' -,..'''' 'j' " , " ,\1, /' , , I '"'>(, // I I '1 /8 -;--... , /' I I I I~/ I 2 I i I \ \ \ ~~ I I I II 8,301 SF I JI~ I,' L ___ ",2FSEMEN~ I 13,';52 SF., I 1 ___________ ~ __ I "'~ / : i3'~~T~~~ ': -'------------,- E, LINE, NW 1/4, SE 1/4, SEC. 10-23-5244 - - ,; PF<OPOSED PRELIMINARY PLAT OF EA5T RENTON (KING! COUNTY) ~ UTILITY EASEMENT f-P~.;c=~~::.,~: -------::;:--::-~~~t -----,-~ -P 8'; ~~\ ~~ --~~~~~7-~Ls 6~~~~'/ "\ \ \ " \1'!E6TOI'!ED \ 12,~~,o,:. ~± •. ",~",".,,~, //,//)"1 WETLAND (CAT. 2) L3S , , 1----, 1 I II ,----, I I I I I I I . I II. i r I 24 I I Tl,IJ~.~F I I I I I 5,6505F, I I I I I I ::':'::::c~_.J I '. '. II L ____ .:J '-----1 I 25 I' .I 6,0825.F. " I ~1~~I'~r-it'iI2' AQD'lI'!OU!' 10:/1 SEDICATIQN . I I \ I I 50 .. &0 ,CC---, I I I I 11>,0005F. I I I I L ____ J ~ --ill ",14 II' r-::':"----~'l " '... '. I I I I . fAAFEl'! I II fv-',r... 3,12~, 5F, 221 I 21' I -/'17'<>- 54915,0 L I . ~.400 5.F, ',I "'./'/'{}'v'VV\ I ' . . I " F' "I I I I I . I L ____ ~~~ ______ ~ I----~ I I I i I 2.l ,10 '1Q 5,5,0051', I I I '. ..1 L··~ ___ ..J· r--c--~ II , , I I 8 5,~~5F., L I I I L ____ ..J ,--,-, I, I I 1 ,I 29 I \ 5,000' 5,F, I I 1.1 L ____ J I \ \ I ~ ~ ~ ~ 6UFl'i:1'! ~. ~ 'J' \ IMPACT ~, ~ .............. ---=..J -'---63: SF.: 1 - -\--<7-_ -,--,--.- ; , I NOTE 0/----l I: : II I I 1. I 1l I I 6,555 SF, I I I I I 1 ____ J 50 10' PRivATE UtiLITY EASEMENT I I I I 16 1 5,500 SF I I I I L ____ J 50 i----l I \ I'./V'-/'.,//,/ I I I I II 15 I I 5,500 SF I I 6UFl'i:1'! I I IMPACT L.~2± 5F_ , PROf'OSEDPRELIMINARY PLAT OF CAM6l'%IDGE LANE WETLAND IMFACT LEGEND ADDITIONAL SUFFEI'! :2}36l-'! S.F. ADDITIONAL 6UFFE!'!: 1,404± ,SF: I. FOR 5PECIFIC INFORMATION REGARDING THE FILL AND MITIGATION OF THE WETLAND PLEASE REFER TO THE lU:TLAND REPORT PREPARED 61' ALDER NW. ~ 6UFFER IMPACT5 :'::lb:': 5F. DATUM: W2 ADDITIONAL eUFFER 11::lb:': SF. CITY OF RENTON -NAYD 1968 16· . "Pl'!lvATE UTiL ITY EA€>EMENT 14 CITY OF RENTON ElEWE'1'! EASEMENT iRACT A FOLLOWS 6UFFEI'! LINE 50 50 TRACT A 5TO~ DETENTION 4:2,86:2± SF. 50 , ", "~ 16<3 ' 50 '\ \ \ \ \, \ \ \ \ \ \ \ \ LIMITS OF PF<OP05ED WEDGE WOOD LANE ANNEXATION 205 50 .90 EDGE OF WETLAND 6UFFEI'! TO 6E <>!'!ADED • 1'!E6TOI'!ED 2,188± q!', ,:---, I --~''''"'l .,----, I I I j I c..:' -'''"-~ ~ I '----, I I I ,----"'1 I I J--C--, , r----ll '----;-, ,----c I 30 ~ 5,000 SF I I I ___ "",'J -,'- 50 t I I .1 I I 31 b I ~ I 5,000 SF. I I I I I .L ___ ,~J, 32 I 5.00051' I I I I L ____ J I I I 33 &.003 SF I I I I I I L~ ___ J 91 34 I I 1.,5,003 SF, I I I L_~~:::'L I I I I 35 5,003 SF. H--r-i5'ACCESS I • UTiliTY! .1 EA5EME~Y I 31& \l .. '5,so~ 5,F, ~ ·1 : L=-_±,_J I I I I I I ,'3l .1/ ~ 5,003 S.I::;, ~ I I I I I I L.::':' ___ J I I I~~ I I I 1,133± SF, : 38, ~ I 3.9 I 5,00351', I I 115,003 5,F. , .. ' I I . I I I I I I I L ____ J L ____ J --~.~ NON-REGULATED ~... : EXISIING WEtLAND -; \_ T06E FILLED ,,' ) • ,-'---e----;:; 1,~s'3< 1 10' PFlivATE ~I'! TO ~~;_~;;~~~10~-;-l~=1~r:;"==~~'~'~~lr;I=-~~~;-l{-'~.~. --~~r, --=-ll=,--=Lf=l=r=:. -=~,~~-=~, ::J_~5<'_I_I~U;T~'L~)T=Y~E~A~S~E;M~EN~T~~;;;-__ -r-~O:fr:frJ~', , ;.~:~ ~ ir/ 5'31~SFi ~ r .:: : : : : \: r--~,--\ i-~~'-if+~·~~-------'--~~-~---:;;\\ \ Cl '" I I II, : : I I I I \ \ I :1 I, 'I I I I \ I ,t, , L ----.J 11 I ~ 10: '" ~ ,II" I, 8 \. I l (:>: ~ J,5 ,I I 4 1 I 3 I , ______ " ';,001 SF I I 5,90'; SF, I 5,8045F. II ~,102 S,F, \., I ",';13 SiF, 5,003 SF. I "'I 1>10'; SF, : I' 5,304;,5\F, : 5,451 : 'I' ", I I I I I I I I ' . .I. II I", I I 13 I I" I I I'k , "I ,I<D,I I I I "," ", I / ~ : ' 4,500 S,F,: '-____ ..J L, ~ __ ~ L ~ ___ ...J L'c-_ ;.,,-_ L --:-__ -J ,b --.::"::':' ~ L.-___ ~_ -.J L __ ~_ _ L' _ _ _ ~ /" __ .J , PROPOSED PRELIMINARY PLAT OF ASPEN WOODS (flY HAR130UR HOMES) c· 'I S:' ~ " , ""* 'I, , ... 09 \ \ - - WETLAND (CAT. 2) LIMIT5 OF PROP05ED lU:DGEWOOD LANE ANNEXATION SO' WE'TLAND I3LIFl'i:I'! os ADDITIONAl. 6UFFEI'! 3,430± SF. os 60UNDARY LINE TA6LE LINE 6EAI'!INlO DISTANCE LI NOS-12'S;s.I'W 41.82 L2 N6~~02'10"W 4124 L3 NI4·2'3'S1"W ;1;1.1;1 L4 N4;s.-SI'20"E 24.16 LS N46·21'~"E 3U8 L6 NI5~28'SO"E 28.01 L1 Ne6·25'03"E 4S.o2 L8 Nee·42'IO"W 30,1,8 L'3 NI9-08'24"UJ 11.040 LIO Ne3·01'32"W 16Be LII N10"48'4'S"LU 18,1" LI2 N21·;;O'4St'E 44.61 LI;I Nl1·01'10"E 3021 LI4 N40"3S'22"W 24.18 LI" N44·0S's,eIlW 44be LI6 N32 "12'206 liE 18'&6 LI1 N22 "1~'28"E 33.&1 LI8 No6O·!;3'206"E 31.'32 LI'3 Nlo6"3~'03"E 31.02 L20 N01"Oo6'lS"W 403" L21 N21"18'S3"E 3328 L22 No6O"04'!;:;'IIE 4636 L23 N3'!1"41'43"E 22.10 L24 N22"3'=1'04"E 33,1,1 L2S N4~"51'O':I"E 21.':1'3 L26 N40"48'Oo6"E 2S.61 L21 N09":;'1'506''W 23.&6 L28 N21"12"1"E 3136 L2"l N61"03'41"E 12.041 DO N32"48'2P'W 1321 L31 N02"3'9'44"E "S.l2 L32 NOS"34'43"W 44.43 L33 N35"26'16"E 2633 L;l4 N61"S3'16"E 21'&3 L3S N02"OO'&1"W 22,eo L36 N84"43'29"E 60.&8 L31 NO;;"&6'23"E ,,6.01 L38 N1I"4&'02"E 36.041 L3'3 NOSo"25'02"W 2'3.13 L40 N18·22'48"E 60'&1 Loll N31'"SO'03"e 24_ L42 NO;;"33'30"W 3836 L43 N33·08'41"E '3.51 L44 N42 ·106 '3&"E 2122 L4S N&3";;8'4;;"E ,,1.041 L46 N3'S"10'14"E 2;1,16 SEC, 10-23-5 6ENCl-IMARK5: PT "1901 = CHI5ELED '0' IN SE CORNER CONCRETE MAIL60X eASE, W. SIDE 142ND Ave. 5,E., OPPOSITE HOU5E "12014 ............. :::i~~c ~ LEGEND EXI5TING EL. 412hb OR (144.&9 METER5.! PT "2119 = 6RA55 SURFACE DICK AT INTER5ECTION S,E. 128TH 5T. 4 142ND AvE.5,E. EL. 42&.42 OR (129.914 METER5) 6A515 Of 6EARING5 NOO·02'42"E eETWEEN THE MONUMENTS FOUND AT THE EAST QUARTER AND THE NORTHEA5T SECTION CORNER OF SECTION 10, ToWNSHIP 23 NORTH, RAN"'E :. EA5T., W.M. PER KCA.5. C9 SANITARY 5EWER MANI-IOLE ID E8 N a • --( OHP CATCH 6A51N WATER METER WATER vALve FIRE HYDRANT UTILITY POLE GUY ANCHOR oveRHEAD POWER UTILITY POLE WI 5TREET LIGHT SCALE: 1" = 40' o 20 40 80 1--1 -I~I-----il . \'. JUL 1 9 2005 RECEIVED (\") I ~ ~ 0 - - '" UJ UJ Z -l!l Z UJ ). ~ ~~ :s~ ~ ~ ~~~ ::r~ ~ ..... C 2: '-:J ...Ilij ~ UJ ~ ~ ~@ ~ ~.J SHEET OF 2 2 PROJECT NUMBER 01045 ( / , "J-J~ru~ 30' EXISTING ROW . . . . 12' FROPOSED ROUl . FROFOSED DETENTION! WATER QUALIT"r FOND TO . SERVE: ACCESS EASEMENT • t PO.RTION OF SEI16T14 ST \ \ . , , ! I I I PROFOSED . SANITARY/ ,Seu)e~.J.tF;r/ . .. STATION.: . / / STOFOM DRAINME W '---EASEtjENT FORCE 11 / <I:' :;0'. 21_ . / IS " -' .~<' " / , 21 .,/ UNPLATTED )/ DATUM CITY OF RENTON -NAVD 1'988 6ENCl-IMARK5 FT "1'901 = CI4ISLED '0' IN SE CORNER CONCRETE MAILeox eASE, W. SIDE 142ND AVE. S1:., OPPOSITE 140USE "12014 EL. 4121>6 OR (1441>'9 METERS) FT "211'9 = eroaASS SUfOi:FACE DISK AT INTERSECTION S1:. 126T14 ST. 4 142ND AVE. S1:" EL. 426.42 OR (12'9.'914 METERS) 6A515 OF 6EARING5 NOO·02'42"E eETUJEEN TI4E MONUMENTS FOUND AT TI4E EA5T QUARTER AND TI4E NORTI4EAST SECTION CORNER OF SECTION 10, TOWN6141F 23 NORTI4, roaANc;,E 5 EAST., WH. PER KCA.5. / /i .~. ; '/~~" ,/ . f ~i~t~~ SCALE: 1" -40' NOTE5 L FOR SFECIFIC INFO~ATION Re"'ARDIN", TI4E FILL AND MITI"'ATION OF TI4E WETLAND FLEASE ReFER TO TI4E WETLAND REFORT FREFAReD e'T' ALDER NW. 2. TI4E ROOF AND FOOT INc;, DRAINS FROM LOTS 21-26 AND 32-40 ARE PROPOSED TO DISCI4A,"""E DiReCTLY TO TI4E WETLAND eUFFEFi! WITI4 TI4E USE OF SI4AReD LEVEL SFReADERS TI4AT WILL eE MAINTAINED e'T' TI4E 140A. / / . , \ , /'----~...-::::. / ./ sw TWP.23 '\ \' .'. . P~POSBp FRELlMINARY"". P4-AT' OR ROSEMONTE .. .. ' KINd· COUNTY .. " ) . ',' '\ " " \ , " \ \ RGE5 w.M. I \ \ I \ t.AZ. ./ : f .. . I 1 . ! • '/ ,/ . 5TDI'M DETENTION!I OPEN ElFAGE II . / \ \ \ \ ----_." ----- ~ .. , .~ ..... ~ , ,-<;"" " • . " / / . ,~ •••• ~ ••••• <-.-. '0 . .. .. /. ~j~~~:~' WITI4IN WETLAN~' e I.TOe!: / Re'vE'"E1rATED FER PLANS OTHEll'i!o'"'Y"") ./ ,,~-,,!l+::.-;F~ROFOSED DETENTION/' :: :":'S~~~~~""'-"~ WATe;:"" QUALITY FOND TO ;' . SERVE ilJED",EwooD LANE (DMSIONS 1,.11 c III) •. CAMeFi!ID6E LANE j..31 --~~---~ ",", -'0"", ~""." ,,~< • " " " " " TRACT G OPEN SPACE ~ .. "~ . PROPOSED PRELIMINARY PLAT OF EAST RENTON (KING COUNTY) ......... -------'-.. ED",E OF WETLAND t FROJECT 60UNDAR'T' . .Q ..... ( III I ED"'E OF WETLAND 4 PROJECT eOUNDARY 1-1 eOUNDARY LINE TAeLE LINE 6EAI'i!ING DISTANCE LINE 6EAI'i!ING LI NO&·'2'S.3"lU 41.82 L24 N22 "39'04"E L2 N6g"02'10"W 41.24 L25 N4~"51'0~"E L3 NI4~29'!;1"UJ 33.13 L26 N40·48'06'IE L4 N43·S1'20"E 24.16 L21 NO'!"'1'Sb"W L5 N4E;. ":21'09"E 31.18 L28 N21-12'11"E L6 NI5"28'50"E 28.01 L2~ Nb1·03'41"E Ll Ne6-25'03"E 45.02 L30 N32-48'21"W L8 N88-42'IO"W 30,68 L31 N02 "39'44"E L9 Nl'S-oe'24"W 11.40 L32 Noe·M'43"W LIO Ne3-Q1'32"W 16.88 L33 N3S-26'1&IIE LII N10·4&'4'9"W 18.15 L34 N61·S3'16I1E LI2 N21"30'4S"E 44.81 L35 N02 "OO'e;,1 "W LI3 Nl1~OI'10"E 30.21 L36 N64~43'2~IIE LI4 N40":;.e.'22"W 24.18 L31 N03"56'23"E LIS N44"OSo'3&"W 44!>8 L36 N11"4!>'02"E 1-16 N!l2 "12'2611E 28!>6 L39 NOS"2S'02"W Lll N22"19'28"E 33!>1 L40 NI8"22'48"E LI8 N60'"S3'26"E 31.92 L41 N31'"eO'03"E DISTANCE 33,61 21,'3~ 25.81 2"!>6 3136 12.41 1".21 55.12 44.43 26.33 21!>3 22.80 60!>6 :'6.01 36.41 29.13 60!>1 24.86 ------:;}~-:.:;:' ~~~ "-" " " LI9 L20 L21 NI6"3~'09"e 31.02 N01"06'1!>"LU 4035 N21"18'53"e: 33.28 L42 N03"33'30"W 38.36 L43 N33'"O&'41"E 9!>1 L44 N42 "16'3e."E 21.22 LEGEND NEW EXISTIN", ~ D til IHI • , ROW, 10 13 / / .8' '\ ~~~~-t~tp~~R~.R~O~pEOS~E~D~~~~~~~~~< 11 SANITARY SEWER MAN140LE CATCI4 eAolN WATEFi! METER WATEI'i! vALVE FIRE I4YDRANT UTILIT'T' FOLE ",UY ANC1401'i! OVERI4EAD FOWER UTILIT'T' FOLE WI STREET LI",I4T . '. OF.. WE DcGllf WOOD LANE &.0' SION I 16' 4" TI4ICK CEMENT CONCReTE SIDEWALK / 42' 16' CEMENT CONCReTE VERTICAL CURe • ",UTTER 5.0' -1--0'&' TYFICAL ON-5ITE ROAD 5ECTION NO SCALE \ • " "- 40 4 '-"-'5>0' WE"Th.AND eUFFER \ \ \ PL T OF ASPEN WOODS S) \ "- L22 N60"04'&3"E L23 N!I~"41'43"E \ \ 46.36 22.10 \ "-" 3 :8 UTILITIES OTI4ERS n¥"" L45 N&~'"38'''''3''E 51.41 L46 N3~"10'14"E 23.16 I.&JI~ EXIST. eND'T'12' EXISTIN", ROAD :ll roaow 16' 2% CEMENT CONCIeTE VERTICAL CURe AND "'UTTEI'i! PROF" RfUJ " &' 0.&' STRUCTURAL FILL SLOPE ,.-r1A 1"C1-I EXISTINc;, "'RADE OR FEATI4ER INTO NEW DESI",N "'RADE. ~i~~~~~~~r--E)(IS'rrNI:;' ",roaoUND LINE 5' CEMENT CONCReTE SIDEWALK (6" TI4ICK IN DRIVEWAYS, 4" TI4ICK ELSEWI4ERe) 5E 116TI-I ~?T l-IALF-5TREET IMFROVEMENT5 NO SCALE SHEET OF 1 1 - -z z ~ .... Q.. '" LU LU Z (!) Z LU PROJECT NUMBER 01045 \