HomeMy WebLinkAboutLUA-06-065_Report 1WEDGEWOOD LANE SHEET i OF ii
LIJ.l-08-0lm-J'P
LND-l0-Df06 DMSIONS 1, 2 AND 3
(A.K.A. VERCELLO)
A ;>QRTION or THE S 1/2, N[ · /4 A"J[• N 1/2, SE 1/4, SEC. 10, TWP. 23 N., RGE. 5 E., W.M.,
CIF 0-~i-N 10\J, I< NG COUNTY, WASHINGTON
LBCM. DDCRIPTION
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SURVBYOR'S CBRTI:l'IClTI
I, CliNI R. ~ -HY CERJn JHAl THIS FV.l Df' 'il!'D!rtOOD LM[, JS BI.SITl ON All I.CT'IMi SIAl\lEY IN SECTION 10. TCW<SHIP '/J
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ENGINEERING PL>.NNING SURVEYING
JOB NO. 0.:1.045
WEDGEWOOD LANE SHEET 2 OF 11
LU.l-08-0U-J'P
LND-10-0406 DIVISIONS 1, 2 AND 3
(A.K.A. VERCEUO)
A f'ORTION Of-!HE S 1/2, l\t 1/4 Mi[ I\ 1/7, SE 1/4, SEC. 10, TWP 23 N., RGE. 5 E., W.M.,
CIIY :.;.-kU, ··:..:·N. KING COUNTY, WASHINGTON
RDTRICTIONS
1. THIS SIT!: IS SUBJ:CT TO THE TERMS AND Pl10"1S,ONS Of AN EASEMENT IN FA\IOR OI l'UJLI SG•J~C
POl'l'ER ANO LJ'-HT COMPANY, A "4ASS.0.CHUSI::= Cllffi'ORATION FOR EL.l:CffllC fflANSMISSIJN ANJ
DISIBIBUTIOH L~E RECORDED JANU/1IH ,:s, 19~2 AS or5UDS!'O ~ INSTRUMENT RECIBD':D Jf,OtP.
RECr:ROINC NO. J21 /~ ('Jl'.ll._ 202~(PC.B6J)
2. TliS Sil[ IS SUBJECT TO T~E T"ERNS AND COlfJITI~S OF A DEED FIB 11-IE RIGHT R M~Kl N,c,s,~«Y
SI.OHS FOR CUTS OR FIU.S UPON s.-io PRO.IISES FOR AMWA SCHEl'l'E ROAO E~TWSHJI< <c,;uRCCD
SFPTEMBER a. 194~ AS Dl,r;tosro 9Y INSTRUt.lENT Rrr.oROl'C llNflER RECORDING NO. J2•C',C39 :vJL
2on,'PG. :'..l4)
-1 THIS SJTE IS SUBJ:CT TO THE CONDl110NS, NOfES, EAS(W(NTS, PR0\11Sl0NS ANO EHCl'C~•:H.,CNTS
CQIHAINED AHD/00 DEU~ATD ON rnE FACE OF rnE SUR\IEY AS DIS!l_OSED BY INSTRL~Fl,l RFCJROcD
UNDER KING COIJNTY RECORDING NO. 7t5D1120Jll6
l. Tl11S Sil[ IS SIJ8.CCT TO THE TERMS AND PR0\11SIONS CONTAINED lHE DOCUMENT ENTl'IU •c,rr JI
RENTON 0RDINmC£ NO W25" RECORDED DECE~BER J. 19815 AS D1SCL0S£D BY INSTl!Wt.N' St.(<.)eDtW
UNDER RECO.DINC NO. S612o:Jl455
5 J"HIS SITE IS SLJBJ:CT TO THE CDNDl71DNS, NOTES. EASEMENTS. PR0\o1Sl0NS AMO ENCFW,CHMl~•O
CONTAW-rn AND/CIR DEUNE:ATEO ON mr FAC£ OF TuE 5UR\IEY AS OISO.OSFD f1Y" INSTRIJ~E~T RCC·JROD
UNDER KING COUNTY RECORDINC NO. Q80514QO~.
~-~IS SITE IS SUBJ:CT TO THE TERMS. COVENANTS, CONDITlONS AND R£5lR1CTI0NS AS ~C·~-Al~EJ N
HECORllEll LOT LINE AD.USTMEJ'H (BOUNDARY LINE RE\o1Si0NS) NO. l~L0022 R£COIIDE0 J>NUARY 6, ?OCU
AS OIS!l_OSEO BY INSmuMENT RECORDED UNDER RECORDING NO. 2000010&30000!!.
7. Tl-ilS SITE IS SI.ISJ:CT TO TUl~S AND PROVISIONS CONTAINED IN Tl-IE DOCUMENT Et,TllLll: "CIIY JI-
RENTDI< ORDINANCE NO •Q1B' RECOIIDE:n JANI.JARY 4. 1002 AS OISCI..OSED SY lN5Tl'ILJMENT R'"CORQEJ
UNDER RECORDl~G NO. 2002010(002J24
6 THIS SITE 15 SV8..(CT TO Tl<E TE""'5 ANO PROVISIONS ~TAl~[O IN THE DOCUMENT E"nc"EQ
"D[CLAIIATION ~ RESTl!ICTI\/1: CQ\IENANTS" R[COODrn J.JLY 21, 1004 ..S DIS!l_OS/"O av IN~"R\JMF1'T
RECORDED UNDER RECORDING NO. l00+-0721~ft~
9. THIS SITE 15 SUB..E:CT TO THE REST11KTI0NS, CONDiTIONS, OFDICATIONS, NOTES, EASEMEs·o ,,~c,
PROVISIONS CONT,1JN£D AND/OR OCUNEAlEO ON T\1£ FACE OI-THE SHOOT PLM AS OISCIGSl"r. r,y
INSTRUMENT RECOROEO UNO£R RECORDING NO. 20040721goooo1, IN KING COUNTY. WA!.-!INGTON
10. llilS Sill IS Sl.,8.lcr TD ~E TERMS Al'ID PRD\olSIQNS aF m EASEMENT RECORDED o,c,~'lf"< ,l ?O'll
FOR INc;AESS ANO Ec;RESS AS DISCLOSfll BY IN~NUMENT RECORDED UNDE~ RECORDING ~0
200{120800011~ (TERMINATES UPON AECOADING Of THIS FlNAL PLAT)
11. <HIS SITE 15 5UB-".CT TO l~E TERMS ANO PROVISIONS C" >,II EASEMEN" RECORDED JLJ.Y 31, 19C5 FJ?
POL( LINE 10 FEET ~DE ,.s DISCLOSED BY INSTRUMENT REC0RD£D UNDER RECORDING NO .• l47704
12. THIS SITE IS SUBJECT ro IBE RIGHT TO MAl<E NEO:SSARY Sl.OP[S FOR CUTS OR nus UPON SOJf:,
PREMISES rOR AMELIA sa--lEYIE ROAD EXTENSION AS GRATED BY DEED RECORDE;D JANUARY In, 1940 A:
DISa.OSEO SY INSTRUMENT RECORDED UNOffi RECORDING NO. 31JBI014,
I.J THIS S.TE IS SLJBJ:CT TO ll<E TERMS ~ND PROVISIONS CONTAINED IN THE 00CUME~TS lNf Tl[D "CITY
Of" RENTON ORDINANCE' NO. 4612" RECOROED JJNE 11, 1996 AS OOSCLOSfll BY INSTR\JMENT REC~"DCU
UNDER RfCORDINO NO, 9606211)966
14. 'HIS sm. IS SUB.I.Cl TO Ti1E TERMS AND PRO\'ISIONS CONTAINED IN THE DOCUMENT f"NTIT.C:D ·r,·y cc
RENTON ORDINANCE NO. 5096" RECORDED NO\U,iSER 2. 2004 AS DISC!.OSED BY INSmUMlNI WCJIWl"J
UNDER AECOROtNC NO. 2~1102002.l~
15. 11"11S SHE IS SUS,.CCT TO lHE TERMS, CO\IENAN1S. CONDlnONS. mo RESrnCTIONS AS CONH1Nf"Q ,~
RECCFOEO LOT LINE AD"'-JSTMENT (E!O\JMDARY UNE R£V1Sl0NS) AS OISCLOSEO BY FNSTRUMtsr s,c0ROlO
UNDER RECO,,DING NO 2oos1222goooo1
16. THIS SITE IS Sl!SJECT TO Tl-IE TERMS N<O PROVISIONS CQNTAIN£0 IN AN EAS<MENT [N F >Yf)R ~F kl'J:.
COUNTY WATER OISTl!rCT NO. 90. MUNIOP.OJ. CORPOOATIOM FOR WM[R ANO Sl.l'<ER MAINS Y1n1 N[TS~>o•
APPURTENANCES RECO.OEO JmUARY 1J, 1970 •S OISCI.OSEO BY °"STRUM(Nf RECOODEO UNOLR
RECCFDINC NO. 6ij0827a
17. THIS SITE IS 5',Al..(Cl TO CCW.01110NS. NOTES. EASEMENTS. PROVISIONS AND ENCROAD'~f"~ TS
COl<TAINED ANO/m OEUNEATED ON Tl-IE fACE Of TuE SURVEY AS DISO.QSED BY INSTRUMtc, r HcCORDU
UNOIB K,Mc COUNTY RECQROINO NO. 76011W366
18. Tl-ilS SITE ,s SUB..E:CT TO RESTRICTICt!S. CONDI IIONS OCOICA!ION~ NOTES, (ASEME:NTS ~~c ppc,·,~10N'.a
CONTAINED AND/00 DEUNE~TED ON THE FACE fY mE SHORT PLAT AS DISC1.05ED SY INsm,~E, T
R(COIWID UNDER RECORDING NO 7/!061J{)6J2. IN KING COOMTY. WASHINGTON
19. mis Sl'!E IS 9.JB.(CT TO Tl-£ TERl,IS AND CONDJTIONS OF A ROAD MAINTENAACE •NSTIIJ'-'i:N'
RECORDED APRIL '9, 19BJ AS DISCLOSED BY INSmUMENT RECOROID UNOE:R RECOROING NO ~~~4~'!"C·OO
20 THIS SITE IS SUB.CCT TO 111[ TERMS Al-ID CCN'.ll110NS Of A DEED GRANTING Tl-IE RIGHT TC M/\Kt
N[CESSJ\RY 5LOPES FOR CUTS OR FlllS UPON SAID PREMISES FCR SE 116m STl!EET RECU~OU '-MC 5
1985 AS DISCLOSED BY INSTl!UMENT RECORDED UNDER RECOR~~ MO. 85()6(l5Q7S9
21. ms SITE IS SUBJ:CT TO lli( COVENANTS, CCW.01110NS. RESTRICTIONS o\NO/OR EAS!'WEHT5 BUT
DELETING ANY C0\/1:NANT. CONDITION OR RfSTRICTION INDICATING A PREFIBE~CE. LI~ITATIOS C·R
DISO<MINATION 8A5EO ON RACE, COLOR, REI..IGION, SH, l1AND1CAP. f"AMILY STATIJS. OR NATiot,AL r.~>~IN ro Tl-£ E~fEN[ SUCH CO\IE~AMTS. CONDITIONS OR RESTRICTIONS \l'OL.ATE TIT'.£ ~2. SECTION 300<!(Cj, 0'
l"HE UNITED STATES COOES R£COOOEO SEPTEMBER 2~ 19M AS DISCL0'5ED BY >NSTl!LJl,l[NT R[:OROD
UNDFR RFCOROING NO"S 86097J1227 ANO 86092Jl226
22. THIS SHE 15 SUSJ:CT TO Tl-IE !£RMS AND PR0\11510NS CONTAINED IN Tl-IE OOCLJMl;NT FNTI" ,-, •c ,. o·
RENTON ORDINANCE NO. -4-025" AECORDED DECEMeER ~ 1966 AS DIS0.05£0 er INSmUMEN, RfCGRJCJ
LINDER RECOROING NO 86120~1455
,~ IBIS SITE IS SIJS..(CT TO Tl-IE TERMS ~o PR0\11510NS CONTAINED I~ THE DOCUMENT E,,·1rJ
"SENSITIVF AREA NOTICE:" REC<)ROED MH 28, 199< .OS OIS0.0SED BY INSTRUMENT RECCflOEC JNJt~
RECOROING NO. 920..'l1A08!9
~· THIS srrc 1$ SUB..E:CT TO THE TERMS MID COOOITIONS or AN INSTRUMENT FOR R0.0.0 ~~H'l~A>•:'C
PRO',!SIOOS RECORDEIJ OEctM9€R 1J. 199J AS O,SCLOSID BY INS1RUl,!El<T RECU.:OED U~OIY ~l·;,J~C"·:,
NO. 9J121J1~5
2~ TIIIS SITE IS SUB..E:CT TO THE TERMS AND PROVISIONS CONTAlt.ED IN A DOCLJl,l(NT E~Tn.EO -~ITY C,F
RENTON ORDINAACE NO. 4$12" AECOOOEO .1./NE 21, 1996 AS DISCLOSED Bl INSmUMENT A[CJl1Df:, U~D'R
RECC#IDINC NO. 9'.;062>0966
26. Tl-llS SITE IS SUBJ:CT TO THE CONDITIONS. NOTIS. EASEMENlS, PRO\IISIONS AND ENCROACr~r,1s
CONTn<EO ANO/OR OEUNlcATEO ON THE FACE or THE SURl'EY AS DISCLOSED BY INSTR\JMES'l fit~Oku,u
UNDER KING COUNTY RECOROING NO. !M05143004.
27. 1111S SITE IS SLJB..E:CT TO "HE TERMS, CO,'ENANTS, CONOITIOOS AND/OR PRO.IS.ONS OF A~ E"-SfMCNT
RECORDED DECEMIIER S, 2004 AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECOROING ~C
2004t2oeDOO>Ll. (SEE RESlRICTION 10)
28. THIS S11E IS 5UBJl::CT TO 1111:: TERMS. COVENN<TS. CONDITIONS ANO RESTRIC110NS AS CONTA,NfD "
RECQRO(O (OT LINE AO"'-JSTMENT (BOUNDARY UN[ RE',\SIONSJ NO l04LOOS5 IIE:CORDED DECEi,Brn 2.J
2004 AS DISCLOSED BY INSTl!IJMENT REC=ED LINDER REGOfiOING NO. 200~1223900001.
29. Till5 SlTE JS SUB.CCT TO Tl1E TERMS A~D PRD\IISIDNS CONTAINED IN THE DOCUMENT ENTITLED
"ORDINANCE 5147" AS DISCLOSED BY INSTR'JMENT RECORIJ[D 0NOO< RECORDING NO. 2005()9150·J0745
31l. !HIS SITE IS SI.IBJ:CT TO THE TERMS AND PRO.ISlONS CONTAINED JN T\j[ DOCUMENT EN"TLED
"QRAINAG!: S'r"5TEM °"STALL>,TION, MAINTENANCE ANO REPAIR EASEMENT AND RELATED 00111:S~NTS" ftS
OISCLCl5EO BY INSTRUMENT RECORDED UNDER RECORDING NO. 20051010001070.
~1. m,s SJTE IS SIJ8J:CT TO THE TERNS. CD\IENANTS, CONDITIONS. AND RESTRICTIONS AS CQNTAWr. IS
RECOROW LOT LINE AO"'-JSTMENT (BOUNDARY LIHE RE\IISIONS) AS DISCLOSED 8V INSTRUM[Nr ,l\.:Ol1DLQ
UNDER RECOROINC ~0-20051222'10000\
CITY OF BBNTON APPROVALS
OTY ~ RENTON PL.0-NNlNG / 8UllrnNG / "I.JBUC WORKS DEPAllTMENT
EXAMINW AND APPROl'ED THIS _ DAV OF -------'(.K.)7
A0Ml~iSffiM""'~~--------------
arr OF R(NTON MAYOR
EXAMINED ANO APPR0\11:D TulS
C,TY OF RENTON
DAV Of -·-------?007.
[XAl,ljNEQ ANO APPRO\fEQ Tl-llS _ DAY OF --------2007.
~--------------------
CITY or RENTON P'INANCI DJKICTOR"S CXRTIJ'IC&TB
I t-t(R(BY CERllN 11-<AT 11-<ERE ARE NO D£LJNQ\JENT S~CIAI. ASSESSMENTS N<O THAT All SPEOAI.
ASS[SS1,1ENT5 CEllTIFlED TO mE C,TT' Tl!l'ASLIRER FOR COLI..ECTION ON AAY PRoPERTY >!EREIN ectlTAlffEO
DEDICATED FOR SlREETS. AUEYS DR omER PUBLIC usi:s AR( PAID IN FLJLL.
m,s ____ O•Y OF------------,oo,
FINANCE ~RECTO~
KING COUNTY" IPINANCI DIVISION CBBTIPICATI
I HERE:BY CE]'(TifV lliAT Al.I. PROPERTY TAXES /oRf. PAID. THAT mERE ARE NO DELINQUENT SPECIAL
ASSESSMENTS CfflffiED TO THIS OFFICE FOR COLLECTION AND. IBAT Al.I. SF'l':CI.OJ. ..SSBSl,IENTS CERTlf"IED
TO "THIS Off"ICE fOR COl.1£CHON ON ANY OF mE PROPERTY HEREIN CONTAIP£D, DEDICATED AS SlREETS,
AL.LEYS OR fOR OTHER PUBLIC USE ARE PAID IN F\JLL
THIS o•Y OF-------------2007_
DEPUTY
DIPT. OP ASSUSIIINTS
-~ 2007
KING COONTY ~SSESSOR DEPUTY •SSESSOR
T~X ACCOUNT NOS. 102305945 (DI\/ISIOH 1)
'02:IM92~7, 10230~91~, 10230~9JJ~ (Ol~SION l)
'02JCl511145, 10:l.l059\41, I02305!l317 (Dllo1SI[»; 2)
CQ2J051100~ & 102.3051101 7 (DIVISION 3)
N..lTIVI CROWTB PROTBC'nON ARli DSTRicnON
SLJO..E:CT TO ANO El<CEPT ro~ E~ERCISE Of" RICI-ITS UNDER UTIUTT' EASEMENTS ANO ORAINAGE EASEMENTS
O(PICTED ON llilS PL.A<. ANY OEVELOPWENT, AI.TERATIO!i OR DISTIJRBl>.NCE 'IIITHIN ANY NATI\!( GROWTH
PROTECTION >.REA (NGPA) SHIJJ. BE PROHIBITED EXCEPT FOO PURPOSES Of Hlu!ITAT ENHANCE,ENr AS
PART Of AN ENHANCEl,IENT PRCU:CT l'IHICH HAS Rf:CEI\IEO PRIOR WRITTD< APPROVAL FR()l,I Tl-£ CITY. AND
f~OM ANY OlHrn AGENCY Willi .I./Rl5DICTION O,'ER SUCH ACTl~TY. GRANTING ANY SlJBSEQU[NT
EASEMENT 'OITl-il~ TliE N~A St-!ALL REOFJl~E ""'00 ~ITTEN APPROVAL BV Tl-IE CJTY OF flENTOH
AN OftNAMENT/\1. lREE COVENANT IS HEREBY IMPOSED ON 0JJ.. LOTS IIITHIN Tl-llS FLAT REOOIRING THAT TWO
ORNAWENTAL Tl!l'ES 8E PLANTED ANO MAW-Tn<EO \IIITiilN Tl-IE FIWNT YARD SE'raACK AAEA OF EAct< LOT.
cORE
~DESIGN
1"71 I N.E. 2911, l'l ~ 101 ... ......, w...-""""' 'IBIX17
425.885.7177 Fax. 425.985.7963
ENGINEERING PlANNING SlHVEY/NG
.JOB NO. 0:1.045
WEDGEWOOD
DIVISIONS 1, 2 AND 3
(A.K.A. VERCELLO)
LANE
A PORTION OF THE S 1/2. ~E 1/4 AND ti 1/2, SE 1/4, SEC 10, TWP 23 N., RGE. 5 E., W.M.,
CITY ::,,---R[f, -c:,,1, KING COUNTY, WASHINGTON
NOO'J2'~2't BE~ THE t.lON\ME~l'5 FOU~D AT TI-1E EAST OUAf!TER ANO llsE
NORTHEAST SECTION COONEll Of SECTION 10, T~5HIP 23 NDRn1, RANGE 5 EAST.,
W.M., PE:R ~F. 1
SUBVBYOR"S NOTBS
1. ALL HTL.£ INFO'lMAllON SHOWN ON THIS M.IJ' HAS BE.EN E.X"llU,CTED FROM FIRST
AMERICAN 11Tl£ INSURANCT: COMPANY 51.Jll!ll'IISION GIJAR>.NTEE ORDER NO. ~31!1-50A591,
SEC~O REPOIH DATED W>.RCI< \5. 2006 (FOR Dl'IISIOH 1). ORDER MO. 4361-f,(]8610,
SUP!'LEMENTAL REPORT NO. 1 TO 51':COIID REPORT DAITO MAY H, 2006 (FOil DIVISION
2) ANO 0R0ER NO. ~:l61-!>0M23, Tl·IRD REPORT DATED 1,1.t.ACH J, 200ti {FOR ~1,1s;a~
J), IN PREPAR ... G llilS \VJ'. CORE DESIGN. INC. HAS CONOUCTUl ~ INDE:PENDl ~
'lll.E 5E/IRC!-I NCR IS CORE DESIGN, t<C AWARE OF ,my THU ISSl.!ES i>Jl'ECTINC "Hl
SlJR\IE\Ul Pf!OPERTY OTHER TH.t.H ll<OSE: SHtll\N ON THE MAP ANO D<SCI.OSED ~y
REfERENCEO FIRST ~ERICAN TITLE INSURANCE COMPANY CI.J""'-"NTEE'S. CORE Dc~IGN,
INC. H"-S RELIED 111\<0lLY ON FRST .lMERICAN TITU: COMPANY REPRESENTATIONS (JI-IHl
TITLE'S CONOITION TO P'RtPAAE lHIS SlJRl,(Y ANO THER£FC.S: COR£ DESIGN. INC.
OUAUflES lliE MAP'S ACCtlRACY AND CNPl.ETENESS TO Tls.'.T EXTENT.
2. AREAS; DIV. I 135,840:t S.F. (3.0725:t AC.)
OIV 2: Jt.\02ll S.F. (7 1860± AC.)
PIY :i· ?iJ UiQ+ 5 E Cl? ZOSZt AC l
TOTAL· l,000.JJ~ 5.F, (22.~SU:t, AC.)
J AAE.0 Of OCOICATED R•G>IT OF WAr: DIV I 16.6(.8:t S.F (0.J82'J± AC,)
DIV :1· M.184± S.F (UB16± AC)
rnv:i· §)S}QtSf{l~'ifltittC\
TOTAL 14(1,,l,82:t, S.F. (J.2227:t, AC.)
4 AU. MONUMENTS SHOWN AS FOOND -.(RE flELO \IISHW IN ..._,CT, 2001, UNLES,
-OlH[Rw,S[
~ AU. OISTANC!:S AAt:. IN FJ::U.
6. THIS IS A FIELD TRA\'ERSE SURVEY. A SOKKIA FlVE SECOND COl!BINED lliCm~~I·~
[01111. STAllON WAS VSl:::0 10 MEA51JRE Tl1E .lNWLN' AIIO OISTAIICE REHTIDN51-IPS
~t:.1-..([N THE CONIROU.INC MONUl,OEtHATIOH AS SHOWN. CLOSUR£ RATIOS Of THE
l!M\/ERSE l!H OR EXCHDED THOSE SPEl:flED IN WAC J32-IJQ-Ci,l0, AlL MEASUlol~~
INST>W~~TS ANO EQUIPMENT AAE MAINTAINED IN AOJ.!STl,l~T ACCOFIOINC TO
MANUFACTURER'S SPE0FlCA TIOHS.
7 lliE SECTION SUB01\1SlCJi SHO~ HEREON IS BASED ON THAT RECORD OF $1.JRvfY 0"
BUSH, ROCD AND HITOllNGS, RECORDED UNDER RECORD,NG NO QM5149Cl0a! (REF N~
" IIIPIRBNCIS
1 RECORD OF SURVEY BY ElUSH, ROED AND HITCH~GS, REC NO 980514900-4
!
RENTON
SUBDIVISION DIAGRAJ(
NOT TO SCAI..E
SBEBT INDEX
NOT TO SCALE
L
1
cORE
~DESIGN
SHEET 3 OF ii
LUA-OS--086-J'P
LND-10-04~
IHI I N.L 29lto ,t Sim IOI
a.-._ w~ 'i1Bl1D7
<125.4M711" nu 425.8M.7'9o3
ENGINEERING · PlANNING SU!VEYING
.JOB NO. 0:1.045
WEDGEWOOD LANE SHEET 4 OF 1::1.
LUA-OS-OIG-PP
LND-10-0406 DMSIONS 1, 2 AND 3
(A.K.A. VERCELLO)
A PORTION OF THE S 1/7, \J 1/L /\NC 'J 1/2, SE 1/4, SEC. 10, TWP. 23 N., RGE. 5 E., W.M.,
CIIY Cf-t-it..\JICN, KING COUNTY, WASHINGTON
IWmllBNT NOTBS -GENl:Ril
lli[ WDIJ1TS OCPIC1Ill Ill lllE MIJ' !HIT'.i Cf" TIIS FlW. Pl.Al Ill[ fefl TH[ IJ!IITED PU!POSES USIEO 8i.1.)H -A<l >lRll;' CON\~\'ll
Flltl.QitlG lf£ R[Cmlf!G or THS fl!VL PLAT 1,5 Sl'[OfEl ACCtlltllliG TO 1l£ RESEMVO.TJOIIS usmi lliO',
Tli[ CHY Cf"~ !l<All HAIi[ 1t£ Nl~T !I) ENTU 1l£ l'Rmll [)Rl,f,W;[ E.O!iEMDHS -HE!IEOIJ TO S[P}JR ;,a OlFICllN~; QI E,E
~,a >AOUTY N TIE £1,(Nl .. [ OW'<Ol(S) rs/-». >l;(l.J(l[N[ '" I>£ •11NIDIAHC[ Cf" lHE DRNNAllE: r,oun,, "I<['\[ """"~ \><ALL 8[
ATM '"--R'S COST
BlSBIONT NOTBS -DMBION 1
l fO[ ll roor l'IIIVAIE O!IIIHOI.E E,\-[NJ -Ill LOT ,. [1\151~ 1 <HJ LOTH, [I~~ ,l 15 FCJI T>l EcHlfll ,; .015 1 '1<0 l L'ml!JI
I Nil LOT 1.-., !lf~9'31 .l. TIE -~ Of SAi) !El!ml£D WTS ~ II' Rrn'OH\H.£ Fm IH[ IUINTUANQ ;:,-"Hie l'ITTAll UHJ,JNAGt
FACUTIE5 WllltN SAID E.l!DLHT
.l. NE 11 roor PRIVATE O!IIIH.o..E EAS!}j[MJ -Ill LOT 4 IS FDR Tl£ !E,[A[ or L01S 4, ~ ~ IHJ 7. THl O'<NlHC Of :;,,w ~lNlflllD LOl'S
!ilAI.L B£ ffl~ FOR Tit: YIINIDIINC1 OF Ill[ PRIVATE DRAN.llal: fA(]UlE; "MMol 51,1) E.o!EIJII
4. lH( 11 roor PRIVAl( OfUINkl' El,SlM[NT 9lOtll l)j LOT BIS Fffi 11£ EDEAI OF LOIB ! Alfl 9. 11£ r,~r,,, lf S~G nl lfl TTD laTS
!iWl Bl Rl'l'CHSllll£ FOR M IIAlrmNNIC[ OF 11!£ P!!fVAT[ IJRl,NAG: fMllflE5 Ill-SW [!o.'IlOL
5. THE 11 fOOT PfllVAl( ORAINkl' El,SlM[NT 9lOtll l)j LOTS II, ll Ill) IJ IS~ TH[ BOUlT OF L!llS IO n,,::,.;,:t1 ·.). Tilf :Mi'R> ·T SW
EEJ!ffi!Ul LOT'i Sl!Al.l EE l!ePCftSII.[ ~ 'rn[ i.AIITTHAll OF 1\£ Pfll\'Al[ DIU,NAG[ f/a.JU llllllN S,.: [,S[M[OT
6. THE 11 roor PfllVA"l: ORAINkl' EAS(W[NT -l)j LOT I&, fll~ I Ill! [Qr.; ll -IJ, flllO:)I 3 1; '00 H ~Nrf T lf . ors ·1 .wJ
11, ~~= I NCJ l.015 11 Nil IJ, flll'!Slrn l. THE QlllN[RS IJ" SJ,10 BD,(ffll:D LOTS SHIU EE IUFl»ISIILI rm TII[ ~AINTlli~CE OC h
F'RIW.11: MAINMi: FACI..ITIES 111111N SJilO USEIIENT.
7. THE 20 mor SN<ITARY ~ ru;EMENl SHOIIII< DI lJlT5 ~. ~ lJ I.Ill 14 IS flJEBY R[';[IIMI) FOR I«; {ll~, i:: !O Tl [ (11" Y ,C~!::,j
FOR SM11AAY SEIIER FJ\CUTIE'i nE r,;y OF fEJ<ITJ,j IS fEREIIY =EI.E FOR III MJilNl[Nmc( Of :m 'UBLIC SAi TIRY 01\flrS f•CUTI[5
'IITIIN SJ,10 ru;El,ENT.
a TH( 20FOOTPl'OVAIT >.C!£S'i.<il0 UTlllY<MDIOO SljOIIN Cl< l.01'5 5 NfJ 6 IS FOR 111: EENEm OF I'.[< I. 0 AHi\ I I<> : ... ms-,
SM) EIEI.UllED WIS SIWl_ oc Rl'!POISO.E FU, 1\£ MJilNTEN ..... C[ Of JI<[ Pflf\/1,l[ M:cl'SS ANO l'TlJTI' rwunts v.11\<IN \Al) ['5(M[,·
~ lli£ 20 FOOT Pl'O .. TE .oOO'SS .<i!O ururr EASlWOO Sl<OIIN Cf< [OT II IS FOR 111' 90,l'm OF l01'5 10 A,-1l H "''"' "";' SI\JC
IDEl'HED LOIS Sl<lil 8E ~ fCl1 THE NAl!flEHI.N:E ~ ll£ Plll~.ITE w;:rss NCJ UllUTJ FA(lUTES ,oc.,, 1>1[1 c>,t~c,r
10. lHE 20 FOOT PRIV•TI = ~o unul'f [AS[W!Hf SHO"IIII O< LDl5 ll A'll 14 IS FO. lH[ !IOIEflT O' _(,,S •! "J.1<0 ,, "1-fE ; ... ERS
(I" SAil EIENO'TTID lQfS >11/U !IE IIESPl".ffilU fCII l>t: l,l,OINIDI.NfCE Of 11( P'lrVATE NlliS -"{I UTUT" 'ACIUn[S "'NN ,_,~ (A)<~[NT.
11. fa[ 26 FOOT PRll'AlE ACCESS 1W, UIUIY E>.!BIENl SH0',9< (JI lOI 4 IS FOR 'I£ IIDCFll (f" LOTS <. ~. i AN( , THE 0"'00 {< <;,JO
EIENEA!ED lOIS Sl<lil El Rra'Q1SlU f(:11 TH[ N~INIDl.u«::I: (f" H ~VATE .\CUSS NI.) UTIUTJ F.ICIUTE> "!HIN \All' lW:•[•T
17. INTENnllN.OUY OO£lEll
U "1E W.TBI £.l!EMEMT SHO .. OIi LOTS 9 llf!ClJGH 11 IS H!REBEY RBH\ED <OR .<i!O GIIAIHED TO KH; :auNTY WA]lS o,s",o /{;Q <l!G
GOOMlY Wf.lEll llSll!ICT pl IS HEREll'Y RE!l'CIISB..E FOR TI-E M.<INTiNAHCE OF THE l'AlER FACIJTES 'Mllil< SNO L<olM[s-
14. "1E 10 FOOT PRll'AlE 'fAlER EMEIIENT "NOii< llN LOT 11 TS FOR lti[ EENEFIT (f" LOI !0. TI-E 0WRS ,CJ' SAO) HUITEO LOf S>'Ll BE
REWO<~&..E Fffi ~[ NIINT[)Wj(:[ Of 11£ 'IOATE ""'lER fACIUlli ,._ SAil EAIDIEl!T
15. "1E 10 FOOT PRIVATE 'fAlER EMEIIENT ::,..0 .. (Jj LOT 1~ IS fllll T°*' llEN,'IT Cl' LOTS IJ llf!(XJGH 15. '"' o»lc,O 0. Sa1C 0E.,CJ1JE[,
lQl"S SH•U. El RESPOlfSal: FO. Tit'; ~AINTEIW<C( (f II<!: Pl'O••TE WllcR FACUnES MIHrN SU!l 1:AS0,01
16-"*' OFOOTPflV•l[STCRW OR""AGI: ~lS!11]11< (Jj L0115 ~ FC!! 1ltt: W<EFIIOflOl"S 1' ~· is 4,; l: s J, iu. ,. MC·; (f
t"O\ISlOII ,l. THE o-E11S Cl" S,110 llll<EHl[O LOT'5 SH.OU !IE IUPCl<Sllll.1 ~ TI-E IWNIEIWtC1 Of THE f'Rl>''lc UllAINAGl >l;:c l>S .,-a,, S,110
E-1.
IASDZN'T NOTBS -DmBION 2
!/. Tit: 12 fOOl mv,rr OIIMl.l(:l ~l -(JI LO! J IS'°' TI-E !Dll-11 Of l015 2 .wJ j. a ""''" JI s~; BlN,' U C·Ol\
SW.i !I[ IIE9'CffilEI.E F(J! ll£ MAINT'l:NN«l: Of ll£ PRll'AIE flll,N.IQ' FACIUTI[5 -SW El,!DOIJ
!!I. ff 12ftlOTPRll'AT'I: IJRMl,l(:l EASEIEfl !X)Mj OIi LQ!1;5 .lll) !ISFllR Tl£ Blltil!Cf" LOTS 4, 5 AfC 0. TII[ J,ltUS ;)' 5/.10
!BEAl!D llITT SHAU. E£ RCS"ON511..E fOR THE ~lENANCI' Of ll£ F'RIVAl!: DRANAGE Fl,CIJTE5 'MJHN SA(• 'AS!>IINT
19. ll£ 12 ftlOT PRIVAT'I: llllM!AGE [AS[!Dl !»:lW OIi [Qr.;~ .llll I IS FDl1 11£ BD£F!T rr <.DJ'S ,. ~ AfC !. lf[ ·J~rn, :,-\!,ID
~(FTJ!D WTS ~AU II[ RCS"()NSll_[ F(JI 111( -AMC[ Cl" TIC F'RIVA"l: OR,UO,G( FACl.llCS IIITHN SAi' "A'iM'NT
lO. ll£ 11 FOOT f'fll\'ATI: ORAINAGE EAS!lEIT SIDN ON LOJS ,,. ,2 Ill) IJ IS FOIi rnE IIEIUTT rr L!llS ·a r,-~c,..:;,1 1l J,lc o""rns J SAil
ll[N(FTJ!D LOJS ~AI.LE£ RCS"ONSll..': F(JI 111' WANTENANCI' Cl" TIC f'RIVAJ[ -FAQIICS lllll<N $>Ir f>'<W'Nl
11 n£ 12 FOOT mv,rr DRJilNACE £A.'EMENT -ON LQT 15 IS roo 11£ IEIEl1T Of LOJS 14 AIIO 11 'M :,,Nf1\ or S~! B[IFF 'f~ 101'5
~AU. 8E R[S"QNSIEIIE FOR ll£ WAINTENm:t 17 rnE PRl\li.TE 01W1.1CE r,aunES 'M"QI SIJJ El..nol
12. 11£ ll FOOT l'Rll'ATE ORAIN!u.E: <ASnENT-ON LOJS 11 AND 20 IS FllR 11£ IE£l11 rl" Lars 19 THRWr., )I r,c o,,1<ns or <;;JD
IEllF11Ul lllJS ~All EE Ra:l'()N511..[ F(JI U ~IDIANCI' (.f ll£ PRIW.TE ORAIIAG£ rACIJTE5 ll"RJIN SAID [WW[~l
ll ll£ ll FOOT l'Rll'ATI ORAINAGE EAsnEIIT S<IIIN ON LOJS 22 H!COGI 24 IS ~ 1\£ IEIEl1T rl' lQl'l i1 JHROOC>< l\ Tl-: OIINl"R> OF
5.0ll eENEFll!D LOTS SHAU I![ R[:;l'l)IS6L[ ml ll£ WIJlfTHIAl!C[ OI" l)I( P!IW,J[ OR.Ill.I(;[ FAOUTIES 11re., \I() 'ASl"M[ST
R 111: ll FOOT l'Rll'ATE DRAINAGE fAsnEIIT S<IIIN ON LOlS 211, l! NID 29 IS [OIi ll£ BD£F!T er LOIS )! 1,qwr., ll r;: 0"<[!'; or
5.0ll lEEFllrn LOTS SH/J.l Bl: RCSPOOSlll(r FOR 111: WAINl[NAIICf Of Tl£ P!lw.TE ORAli.lQ'. FAOLmrs 1111 .. , \Al~ fA'\FMra,
2,_ Tl'C 12 FOOT l'Rll'Alc ORAINIJ..l El&l.01 SH011N ON LQl Jl Mil TRI.CT B IS ICli 111: EEIUIT CF LOT, ~1 "'0 J" lHI C""'l '5 Cl S~J
E£JllFH!l LOT5 ~/U I£ RE!,'QjSII.[ F(JI 'IIE IIANITNOHO' Cf TI-E l'laVAlE ORAl4AGE FACl.llES lllHN s,10 ll.'1WINI
211. III 12 FOOT f'R!l'ATr ORAINI\Gl' El&I.OT SHOIIN ON LDJS .IJ AND Jl IS [OR "Ri[ !!DUH Of WIS l2 • .lJ lNC JC "H[ : ... rnS CT" SAID
IEIEFITED lOTS !i!/U I£ RE!,'QjSII.[ F(JI lliE !IAlll!JIOHO' OF Tl£ l'laV!lE ORAl4AGE FACl.11£5 lllHN SI.le IASFYfNT
27. III 12 fOOIPRIVAT'I: ORAIN!GEEl&I.OT-Cfi LQT l51S FOO ll£ EEJIO'Tl Of LOT"S .l4 Nt[I J5. ',( )"<l'S or,~, [l[N[fl:: LOTS
~ BE Rl~ FOR 11£ W!INJENNtU CF Ill[ Pl!IVAT'I: ~/JNAGE f!CIUTES 111-SW EASEICNT
211. III 12 roo, PRIV!T£ IJIWNl,GE EASEI.EJH SH011N Cfi LQT lll IS FOO ll£ EEJIO'Tl OF LOT lll. 11£ OHR:; ::, SAi[• E'l:N[CIT, LO" '.<Im EE
~Bl( FIi! THE N!llffl)'IANCE OC ll£ PfaV!l[ DRJilN!Gf fACIUTES IIITHN SAID (A.'l"M(NT.
2!1. "11: 12 fOOI PfllV!T£ OAAll!GE El.SEIDT SH011N Cfi LQT lll IS FOO ll£ EENml Of Lars .lll NtD J9. H '.'"<CSS or ,~, B[N[Tl:: LOlS
~ BE RE-BL£ FOR ll£ IIAINIEN!ltCl OF TH[ PRIVAT'I: DRAINAGE f!CIUlES Ill-SIii E!\SElll!T
JO. "11: 12 FOOT f'Rrl'!n: DRMIAG[ [I.SEIDT -Cfi LOT5 40 AHO '41 IS FDR 11£ BDERT OF LOTS 40 JHRWQj U r;c 0¥1tUS or S>-0
IEIUTT{]l lOTS !ill.IL II" R£~511[ ~ Jllf i.AIITTHANC[ rr TH[ PRll'AJ[ OIIAl!ll,G[ FACl.11l:5 IIITHtl !•'. f>';rUrNT
Jt TfC 11 fOOT F'RIW.TE llliJilNl.llE U,SUENT-ON LOTS 44 Nia -15 IS FDll 11£ BEJ\IERT rr lOTS 4l :1m00<:H ;s r,, O~E,s or SJ>.O
EENrnno IDTS !ill.I! II" R[~Sll[ F(JI II<[ -!NC[ rr ll£ Pflll'AJ[ ORI.NAG[ FA(JJJU IITHtl SI'' r,..-~rn,
IASBKBNT NOTIS -DIYISJON 2 (ci:tlTM.{0)
l2. "I<[ IO FOO' PRIVATE SDlliR EASEMENT (14 -DI LOI 2 IS Fffi lHE 8EN£Fll OF LOT I TI-E CJlfERS OF SIID EENrnJED LOT 9W.l Ir[
AE'1'?<9EU '<:I! TI-E NJil~JD<t,HC( OF ll£ Pll">'lTI !UE1i FlCUTifS l'IITHN SAJD E!SOliNl
ll ll[ 10 FOO" PRIV!T£ ""IEll EASEl8<T SHCIIN ON COT 13 IS F(J! ll£ IIENEffi (f LOTS 11 Alll 12-ll£ OWl(f!S OF SMO IIUEFTTID LOT,
~BE:~ '(II ll£ ..... rru,,a: OF Tl£ f'lllW.TE IIAlER FACh.JllES MTHIN S,110 £.ISEN!HI
l•. ll[ 10 FOO' PRIV!TE ..,,1[1/ EASEl8<T SHCIIN ON ,01 2! IS FUR THE BENEm fl' LOTS :111 MD 2) T>£ a.HERS OF SW BEIEFllED lQT5
Slilil BE: R[!Ptl'!S8.£ F(J! TI-E """TEN....:,, OF 11£ PIIIW.lE IIAlER FACUT1ES lf!HN S,110 O,SEllBII,
.!!>. IHl lO FOOi Pfllv•:rE .::u:ss IM:, unurr EAStlell Cl< -ON LOT 12 IS F(II ll£ El:NEFIT Of lQ[ 11 JI,{ CJMrulS er SMl IMU111ll
.OT ~lil Ir[ ~Sl!U /OR IHI: ~AJUUIMCE Of II*-Plff'/0]( ACCESS ~0 UTIUT'f F.1QLITI£S lilJlllN S!II cAS£18<!
J6-lH[ 10 FOOi PRIW.l[ ,aiss .wJ UTIUTY EASEIVIT Cf! -ON Lal :111 IS FOR 11£ !ENEFIT Cf LOTS :111 Nia 17. THE OIINEHS CF LOT, :111
IHl 27 SHl,ll 11: EQJ/J.lY IIESP[J;511L[ fOR 11£ lll.lNJEJIANC[ OF THE PRIV!IT ACCESS IIUl UTIU'l" FAOUTE5 WITHN SAIO EASUEIH.
JI. THE 10 roo; PUii.JC SE"llER ru;EMrnl -DI lJlT5 ft, 1. ,t II IS H(lf[BY l!EDIED Fffi !/\ll GRNITED Ta 1\£ CIT( rr IIENTIJ4 fllll
Sl,\ITARY SE\E! f"ACI.ITIES Ill< arr OF ll!:NTI1' IS IU£11Y l!ESPCNSIEI.E rrn ll£ IWNlENlllC[ er 1\1[ P\O.JC SANIT!l!Y sarrn FACl.llES 'Mllitl
S!ll[!o.'IlOT
J8. 1Hr 10 fOOT W..IEll EASl:MENT-OIi wr.; 7 IJll B ts IE!EIIY fl:SEIMD Fllf! ANJ GRAl!!Ul TD 11'.T'l:R DISTRIC1 po. WATE!l DIS1lllCT pa
IS HEREBY fl:SP(IISlBI.£ FIR THE W.IINIDWKJ: OF 11£ WATrR FACl.llES 'M1lltl SA.Cl runENl.
39. TH< IO roo; PU(l)C PEllE:S"IUM ACC:CSS EASEIENT Sl!Olltl DN LOT 18 Nil lRACT C IS f£Rlll~ RESE!i\fll FOA Nil GR ..... IED TD 111'
IIEDGEYIIJW l.}Jj[ HCIIE~ ASS(](J!\Tffi (HClli SAil HOA SHAU. II: lll!1'0f!SIIU FOA THE -1.!NlENANll' OF ll£ PUii.JC ACCESS FACUTI[S
JlllltM SoliD u.!IWOO. SEE DEDIC.I.Tffi/CERlflCATffi ON S11EI11
40 lHE 10 FOOT f'IJEIJC l.lRl,IN,ICE El.!EEHT SHOfll,I ON LOT 1B .,,._D Wl>Cl C IS >6lll3T f!ESElll([) FO. N«l GIWll!D 10 ll£ QTY Of RENTOM.
]Ji[ '11\IG:IIOOO LOI£ HO,Ell'Ol,(RS O'>SOOAll)a (HOA) ~ 1E!E11Y R(SPOISlEU ro, Tli[ IIAll"IDIAN<l' Of ll£ PIJ8l..:: ~MJE fla.lTCS -~~
S/,(IE~T.
41 M PRIVOrE STORM OR,\rN./.1)[ EO.SEIENT Sl!O-DN ltoCT ! ~ FOR ll£ .au,r OF ,011. 111' ()'ON(RS OF SAO ernEmrn LOT SHAU. 1iE =geu: SQR ll£ WJilNlENt,HCI: OF ll£ Pll">'lrE (J!MO,(;( f/,(lUT(S MTHN SA() EASOIDH.
42. "l<E LNil5l/ff EASOot!HT-O< WTS 1, ~ l'J, ,INO 2b 'rHRl:l.l(;, J1 IS HDmiY IIESElt\EO Fill! Nil GRANlID TO Tl<( OEDG:IIOOO LOI£
HCMralHRS 1,S';OOATIDN (HD,t,). SW HOI. gwj_ II: R[SPOISll[ FDR TH[ IIAINTUl!Na: OF Tl<[ I.NllSCAPtlG, MOMJIENT -'17 Nll/rJI
Fl)IONGIMTl<INSAll[.\SnlfNT.
IWIEIIBNT NOTBS -DIVISJON 3
4l JI<[ '2 fDOT f'M'Alr DRJilNAGE EI.SEIENT -OIi LOTS ~ llftOIJl}I 7 IS fDR ll£ 11:NEFIT CJ' LQlS ~ TffiOIJl}I B llE QWjEJIS er SAD
EBEFTITD Lars !11Jil.l !I[ ~Dlf FOA 1}f' WJilNIDWlll' OF Tl<[ PRIVAT'I: DRIINl,f;I' f.O.CUlES ·-~ll El..'DENT
44. llff 12 fDOT PR.VAT!: DIIIIWAGE 1'.'iEl,ENT SHO'l!I IJI LOT, 9 .<i!D Ill IS f(J! ll£ !VEFTT OF LOT, D ~ 11. ll£ OWIJIS OF SAID
l:n(TIT[D 1ar.; !11ALI Br P!"SP(IN!lBIT FOA 1H: ~/JNlDIANC[ OF THE PRll'AT!: DRIIMACI' FJ\ClllES IO!MM ~ll El..'DENT
4:i. Ill[ 12 FOOT f'M'm DIIJilNAGE [lSDOT SHO. OIi LOI 16 I~ rOR TH[ 11:~T (I" ,ors II THAOU(JI 17 11<[ (:Mll(RS OF SW 80£IJl!D
LOTS SHl,ll Ii[ Rtsf"ON9lll.1 Fill! TH( N/JNTEllaHCE Of ll£ PlllYATE DIIAJ<l,CI' FACJUlES llll>W< 5.0ll ru;Eli[!<!.
46. Tl<[ 10 F001 PRl>AlE Dll"IN~ll' [OSOENT 5"01,1< OIi LOT, 21 AHO 22 IS FO. ll£ !OIEFlT OF LOTS 11 llflQUl}I 24. T><t OlitlJ!5 Of 5'1D
liEIEFTTEO L015 Slllil 11: fll'sro.99lf fllli "Tit'; MAIWIDWIC[ (;f TH[ PRl'/Al[ DR.\IN.\GE f!ClJTl'S Iii-~ll El.SOOT
41. IH[ 13 FOOT PRl'<lll: DRAINA.l' EOSOENl SHOIN Oii lOl"S 2l/KJ 2-1 '5 F0A 11£ EIEIEFTTOF LOTS22 1>lll<J.!G>i 24 11£ O'IIERSOFSMJ
liEIEFTTEO LOT, Slllil 11: fll'Sl'CIN9Blf FOR ll£ MJilNIDWIC[ (;f TH[ Pflf\/Al[ DflljN.\GE f.lCIJTU Ill-I.Oji) EASOOT
411_ IH[ 10 FOOl PRl>ATI: Dll"INA.l' EASOENl SHO'II'< ON lOl 25 IS FIB ll£ IENffH OF LOTS 2:i NC, ;>6._ 11£ <nN'RS OF SAil BEIEA!Ul LOTS
SH.OU IE RCSP0MSB..E FOR Ill[ MAINTEN~GE OF lH[ ?RIVI.TE C;!O~~G[ FACIJTES lr!ll<II< S.ID ru;EMENT.
~ TH[ 10 FOOl PRl'<IIT DIIIIMA.l' EOSOENl SHOii!< Oii LOl"S ~I JllROUO< lll NO TRI.CT G IS FO. 11£ IEIIEFIT OF LOTS JCI ~ .l5 lllE
OIH;iiS OF s.M! ll[)ffllEll LDTS SH,U BE: ll!'SPCftsat Fllt Ill( NAINTINOIICE Of" M PRIYAlE ORAINIQ' fACUJES 'MlHrN SAil EASOIENT.
51 TH: PRlv•TI AWESS E!':iOE~l ,li(M OIi lQJ 20 NI.) lRAl;f ~ IS fl:RESY ll!"iER\ED FQR 1,11) l)RMT[ll TO lH[ lflXaOl> i.J,11£
HCAEOll<El!S I.SSOCIATION (HOA) FU, ACCESS TO, A!IO M/,,llll:N/111<:E (I', ll£ STOFIM l)R/,,11,\Q[ r,mmrs .,,._ m.lCT r. Tl<( CITY r,: fDTQlol
'-l.OU ~AVE ll£ l.lll!Ul IIIGlrs Jll lllllJZ[ SAID ACl::£SS EASEMENT TO •= SAil FAClllllfS •111N TRACT F Tl) PERFORM !NSP£CTIOM
RESPOOaUTI£S. ll£ OTl' OF IIOITON S11A1.L HAVE ll£ 111(),1 TO ru~ 'il'1 OO'l(llNCIES Of 5.0ll I.CC£5S FACUTIES IN ll£ [V["f ll£ HQA ,s
t,[GJOCNI I< lHE NUilENAIICI: R[!F()NSBlJfl:s Of" ll£ !CCl:5.'i fACIJTIES Jl!ESE HEJ>JilRS !rlAU. II: Al THE Dfll!'S COST.
52. Jll{ :111 FOOTPRIVAIT ACCESS E!o.'IlOT SHO'ol!1 ON LOT, 1!Jlfl00r.>< 20 11111.1 THll00Gl241SFOO 1\£!1EltillCJ'SAIDLDTS. TH:
OIN:JfS Of SOil !VEF!!ED LOTS SHlil EE~ Flit TH[ WAINTINOH:£ r,: 11£ PIUYAlE •= FA!1JTE:s lllIBl!j S.W ru;EMENT. 1\£
~ SHlil H!\IE 11£ RIGHT m REP~ .,,._1 CUUNCES OF" W[ ACll:SS fl,CIJT£5 llflH LOTS 1H lllRll.lGII 10 !HO 21 THiOJGH 1~ N Ill[
!:VENT lliE OWERS !llE HEWWH N !ttl MIO.rNT£JWICE ~TIES Cl' Tit: ACUSS FACIUJES. TIUE. IIEPAIRS !.iAU. LIE Al ll£ OWN!aR°S
COST. 1HE cirr Of Pl::Nl(:ft SHALL H!Vl 11£ l.llTID ";HTS m Ull.UE: 5W ACCE55 Foa.JTES TO i= !HE S!Cffll l:ftAHAGE FI.CIUll:5
1111\tH ffl•CTf TO l'ERf1HI l~llCJI ~TE5
5.1. TH[ IJ FOOT WAD EA-I -CIN LOJS 10 ~D 22 Jlfl00Gl1 24 IS ~r =~\IE!] ro, NCJ GIWIJru 10 ..... D ()Sffl!Cf Ifill
WATE!l llS"IRK:T J!lll IS HEfHY l!ESPCN!IEI.E FOR ll£ ~DANCE r,: ll<E WATER fl,CIJlES IIIIIHN SW EASEILNl.
~ THE LANDSCAPE EA-I 5'K!lllll ON LO'IS ~ 17. 1ft, 24 Nil 25 IS HEREIIY RE!:l'NIED FOR .,,._ll ORNflED Ill 11£ IIEIGEWJCll ~E
HOlll[Q"'"OO A5500~llCJI (HOA). S.W HO.I. 51W1. BE~ FQR Tit: NAIHrEM'IQ: Cl' !Ht: w«/SCN'IIJ,, IIIONUM',NT SH.>l~.l' NCJ/DR
FINCING lfl!THN ~O LISEIIIOH.
:O. IHE 10 FOO!F'I.II.JC L'RI.INAGE EASEM',Nl 5l10WN CJI lOTl AHll lRACl G IS OEJUY~ FOR l>MJ .t«NTED TO ll£ OTiOFIIENTIJ4
llf: "flED(UOO) L.N,l HOIIEOll!OS A5SOOA.TICII (HOA) I~ f£ROY ~EU FU, 11( MAINl[N.,,._CE: (/; Jll[ PIJ0UC OA.<IHA(l Fl,CIJ1JES lllllllN
,.W [.\SENENT.
S6. THE 1S rwr PRII'!~ = Al() Sl\:1111 (JtAJtAOC EA!aOl Sll(IIN OIi LOTS l', ANO ,Iii IS ,msy RCWI\ED FOR NC) (RN!Ttl) TO ll£
IIEDGE'il!XlD LAIi[ Hl:t,l[OIIINERS l,SSOCl,l,TlON (Ho!) F(JI STl)[!lj OR.Ill~ fAClJTCS Nil ACCESS TO, All) IIAIMIDWICE OF. 11£ 51{1!1[ ORJilNkl'
FAOUllES -TRACI A. SAil HOA IS IE!EIIY !IE~ 11J! ll£ MNNT[NN«J: OF Ill( DI!~ IND ACUSS FAl1JTE5 IO!lllN SAil
EA.SEIOf! THE c,rr Of" f£NICII !.iAU. HAl'I: 11£ l.llITD fllg.JJ'i TO Ull.llI: SAil ACCESS [A.';(JENT TO ACCESS STI'.fflj lll!AIIAGE rAl:lJTirs
lillml TRI.CT A lO P[Rf"QRM NSP[CITON RE9'04~BU1ES-JI<[ cm Cf ROllllN 5IW.I_ II.IV[ "TH[ ~11!1 TO l!(PJ,I~ !NY DEFTCOICCS OF 5.11)
!OC£SS F!CIJTES IN ll£ E\EHT II-Ir HOA ~ l>EQJGEtlT IN 11£ M/JNTENANC£ l:E:-lli OF 11£ ,= r!CIJTB TIU£ J!EJ'JilRS \H/,ll
OC!TTit(IWPlcr(sOO:,T
57 ntE JS roar Pl.II.JC SE;1E1! EASEl£NT \HO~ (rN LOTS J5 J.l<D .l6 ,Kl lRI.CT'.i A .oK1 G IS ~EREBY R[IIJI',{]) Fffi APIJ ~TED TO 1H:
l)TY Of RENTON. TIIE l)fl" OF RENTON II ~RFJlY IIESl'll'ISlU FQR TH': MIO.rNIDIAN(l' (F 11<( P'-8.IC ~Will Fl,CIJT[S IITH~ SN0 EASEIOEHI.
(,I). nt( 10 fOOf l'U:l.lC STl&t OR ... .,;[ EASE~ENT $HOIIIII (II TR.\Cl C 'l(l LOT ,a ,S -y RE'S[R,{(l fl), M() ~TIO ll) 11t: cm Of
RENTDI. H 'ol£fllTIOOO UN[ HOIEC.EJlS I.SSC(l,lllOII (110.1) IS IIEREtlY ff'Sl'CNSll.[ 'OI! ll£ ~TENINCE (F ll£ f\ll.JC STORM !)11,,INl,G(
FA01Jll[5 !IFIHN SAil EIIS[Jl[tlf.
li!l. 111' PAVl,lE 1),1.tf..:l[ rASEMtNrs 91011< ON Tll!m F AKl ~ AR[ fEllmY RESERVED F(J! AKl (J!AIIJlD TO ll£ IIEDGfl!llXI ~(
HCM':OIIIERS ASSOCIATICJI (HOA) FOR ACCESS IND IIAINTINl,NCE Of" TH[ l)RAlll,G[ rACl_l~(S --TH[ N!TM GROWTH PROTECnCJt l,R[.l
£0. 1\£ 15 mo, BY 15 FOOi PUlLJC UTILJTl' EAS<MENT Slia"IIN OIi LOT 1~ IS HEHE!iY RE!3\ED rOR Nil GlflNIED 10 TH[ (lTl' lJ" RDITTfi fOR
Fll111!E ~IIIEH f!CIJTES. THE arr OF ~ENlllN 'Mll B( ~£5PON5111.E fClf Ill[ WAIHENANCE OF TH[ l'\.!lllC SEIIIEH F!QU]rs 'M"QI !,All
~.
~I. 1\£ 5 fOOT 'IClOJ:TIY (ASfw:111 ~OIIN ON tars Jll llf!(XJGH JI IS ffJ!EBY f!C:1:Rl{ll Fer, NCJ GR.IIIHD TD 111' JllllXMlOO LAJ£
!UCOIIIOO ASSC0.1.!Qf (HOA) S.W HO.O IS ~OO'BY RESPOll~UU: FOIi TI-E MJilNTiN~CE Cl °*' O!ll>IOO 111TH" 5.110 E.l!llE/ll.
cORE
~DESIGN
14111 N.F. 21"" Pt S..,,,. 101
a.n.,..., w....,,.no..., 98007
425.885.7877 Fa11425.BiS.7NJ
ENG/NEERING PLANNING SURVEYING
..JOB NQ_ O.:L045
CA rF!X)?Y J ll("JJ_AN{)
I~
.,.I
C <
I
WEDGEWOOD LANE
DMSIONS 1, 2 AND 3
(A.K.A. VERCEIJ.O)
A PORTION OF THE S 1/2, Nt , /1 Al\,l N 1/2, St 1/4, SEC. 10, TWP. 23 N., RGE. 5 E., W.M.,
(), '\\:.N lcjfi, KING COUNTY, WASHINGTON
\
/__
J00.91
' -----
,,,r,
DMSION 1
'4 ,' \'-1' ,:,;c.111 -,,r / _.-
·-----~-·~------===--~ ~ . -
--.-,\' ~i
''•'N'. 4 ,1~:· '
'
'It.
SHEET 5 OF :L:L
LU.&-08-0M-PP
LND-to-0408
1•,,,'
NE91HPL
':'fl'
" • '
"
,,»[
"'"'"'·" z 1•--Mft.·f ·,,t 0
w,r ~-~~
~
0 u
13 !a
~ i CQ
wn
,le Nm,
,. i,-~~~~_._~~, . " ~ µ~~=--+--+-~"'-----~~-----1--1
~ ~
W!lll
I_"_
NOT TO SCALE
I -" " " " ,, .. _··~
" " " *-
SCALE: 1" = 40'
. ,,,,.
<-,J<!.''IL,-,-
"!i'.''
BOUNDARY LINf TABLE -(lrSTANCt -" 255)
~7S"l5"35 ;J ~1 1tMms-... 1917
118716 2,2, •= l!C'S
'lal5"141J 191J -~· i,2;
Na,"2J"l/1: 2J'!
N51'.1'-irnii 1J&
" "'
UIGBND .. SH STANCIARO CllY Of" RENTON
Cc+ICREff MONUMENT IN CASE: AS
s>IOWN.
sn 1/,"' X 14" REBAA \ll(Y'ELLOW
PLASTIC CAP STAAIPEll "COR( 41299•
0 FOUND 1/? X l4" A~BA!l W/YEU.DI"
PLASTIC CAP STA.MPEO "CORE 37550,"
UNL.l'SS NOTED Oll<ERll'SE
SET TAO< IN LEAD W/SHINCR •412~•
ON PROPERTY LINE EXT(NCl£0 4.75 "EET
IN LIEU OF FRONT LOT CORNERS UNLESS
NOTED 011-£RWIS£
CHY OF RENTON SlREEf A00R£SS
UTILITY EASEMENT,
SEE EASEMENT NOTE I, SHITT 4
1-0 FOOT PUBLIC SEll(R EASDIENT, SEE
EASEMENT NOT[ 7, SI-CET ~
&&A ~~~~i'.'"~~~A~~~ ~~~~11},1~
AND 10, SffrT ~
2ti FOOT PRIVATE Ar:c£SS ~0 UTILITY
EASEMENT, SIT EA~T NOTE 11,
SHEET ~
cORE
~DESIGN
•
1471 J N.l. 291i1 /II. Sim 101
a.1t,...,W~S'BOl'.l7
'125.884.7877 MU 415.885.7963
fNG/NfERING PLANNING SURVEYING
JOB NQ_ 0:1.045
TRACT B
Offf .;l'~Q"
'i'li ,I
H·C,\lf<;
,111111
I
+ SE121STST !
TRACT A
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PAGE
1 OF 1
6Rf:) 14711 NE 291h Place Suite 101
Bellevue, Washington 98007
\. --_/ 425.885.7877 Fax 425.885.7963 ~ DESIGN
ENGINEERING• PLANNING· SURVEYING
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*Final approved mitigation/planting plan missing from this file and not in LUA06-100 either. All
monitoring complete as of 7-25-2012 and all mitigotion sureties have been returned.
Denis Law
Mayor
July 25, 2012
Patrick Gilroy
LandTrust Inc.
1540 140th Avenue, N.E. #100
Bellevue, WA 98005
Department of Community and Economic Development
C.E."Chip"Vincent, Administrator
Subject: Receipt of Fourth Annual Maintenance and Monitoring Report
Wedgewood Divisions 1, 2, 3 and 4
City of Rento!illlNo. LUA06-0.
To Whom It May Concern:
This letter is to inform you that I have accepted the fourth and final annual maintenance and
monitoring report for the Wedgewood mitigation project. Upon evaluation, it appears the
project is in compliance with the established performance standards thereby satisfying the 5
year successful monitoring period requirement.
I have initiated the paperwork to release the surety, in the approximate amount of $55,000.00.
If you have any general questions please contact me at (425) 430-7219 or Carrie Olson with
questions in regards to the release of your surety at (425) 430-7235.
Sincerely,
t;.~-:-
Current Planning Division
cc: City of Renton File No. LUA 06-065
Chad Armour, Chad Armour LLC
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
Carrie,
MEMO RAN
July 25, 2012
Carrie Olson
Rocale Timmons
DU M
Release of Assignment of Funds
Wedgewood Divisions 1, 2, 3 and 4
City of Renton File No. LUA06-065
Please initiate the paperwork to release, the assignment of funds for the mitigation
project at Wedgewood. The amount is for approximately $55,000.00.
A copy of the paperwork should also go in the yellow file and to the City Clerk's office.
Thank you!
h:\ced\planning\current planning\wetlands\wedgewood\final surety release.doc
LandTrust,NE
REs!DENTW.PROPERTI DEVELOPMENT-
June 20, 2012
HAND-DELIVERED
Ms. Rocale Timmons
City of Renton
1055 South Grady Way
Renton, WA 98055
Subject:
Dear Ms. Timmons:
Wedgewood Lane Wetland Mitigation Monitoring Report
City of Renton File Number LUA06-065
Please accept our 2012 mitigation monitoring report, which marks the fifth year of
monitoring of our wetland mitigation completed in association with the Wedgewood Lane
project (also known as, the community of VerCello ). I am pleased confirm that the mitigation
efforts have been successful. As the attached report demonstrates, their ultimate performance is
now, and has been during the past 5 years, within the parameters established by the City.
I am writing to request the release of the third and final Assignment of Funds that the
City received as surety for the successful completion of the Wedgewood Lane Wetland and
Stream Mitigation Plan (City file LUA06-065). The first assignment of funds was released on
October 22, 2009, in accordance with the successful completion of the first and second years of
the five-year maintenance and monitoring period. The second assignment of funds was released
on June 21, 2011 for successful completion of year four of the monitoring period. I have attached
a copy of the third and final Assignment of Funds, as well as copies of the previously-released
assignments of funds, for your reference. If there are any questions about our request, I can be
reached via phone at (425) 747-1726, ext. 102, or via email at patrick@northward.com.
CC: Jennifer Henning, City of Renton
Chip Vincent, City of Renton
11232 NE 15n, STREET, StlllE 101
BELLEVllE, WA 98004
1115] 747-1726
Sincerely,
~--
Patrick J. Gilroy
PACE l
CHAD ARMOUR, LLC
June 19, 2012
Job No. 07-028
Mr. Patrick Gilroy
Land Trust, Inc.
11232 NE 15th Street, Suite 101
Bellevue, Washington 98004
Subject: 2012 Wetland Mitigation Monitoring Report
Wedgewood Lane Divisions 1, 2, 3, & 4
City of Renton File No. LUA06-065
Dear Mr. Gilroy:
6500 126th Avenue S.E.
Bellevue, Washington 98006-3941
(425) 641-9743 Office
chad@chadarmour.com
We are pleased to present the results of our annual wetland mitigation monitoring
observations for the above-referenced plat. The purpose of the work is to satisfy the
City of Renton's (Renton) compliance monitoring requirements for wetland mitigation.
BACKGROUND INFORMATION
Land Trust, Inc. (Land Trust) implemented a wetland mitigation plan to address impacts
made to wetlands, streams, and their buffers on the project site while developing the
subdivision of Wedgewood Lane (aka, VerCello), Divisions 1, 2, 3 and 4 (Figure 1 ). To
mitigate for these impacts, Land Trust developed a mitigation plan that was accepted by
Renton in 2007. Among other things the approved mitigation plan included creating a
total of 6,100 square feet (sf) of wetland area, enhancing 8,124 sf of existing wetland
and stream area, and restoring 33,343 sf of wetland and stream buffer. The mitigation
plan called for assessing the mitigation area with a minimum of five 50-foot-long
transects located in the buffer and wetland mitigation areas. It also said that hydrology
be monitored with a minimum of two monitoring wells in the wetland creation areas.
For the purposes of tracking the growth and overall health of the plants in the wetland
mitigation areas, Chad Armour, LLC (Armour) installed 13 50-foot-long transects in
March, 2007 (Figure 2). The end of each transect is marked by 3-foot tall 1X2 wooden
stakes. The transect number is marked on the stake with indelible ink. Because
standing water is typical in the wetland creation areas and the soil is rocky, Armour
determined that monitoring wells were not necessary. Instead of monitoring wells
Armour collects hydrology data in the wetland mitigation areas at the location of each
stake that marks the ends of the vegetation transects. Armour replaces stakes as they
break.
Land Trust thinned red alder in October 2009.
C:/LandtrusWVedgewood/2012 Monitoring.doc
Chad Armour, LLC
06/19/12
Wedgewood Mitigation tv,unitoring
Renton, Washington
PERFORMANCE STANDARDS
Land Trust, Inc.
The performance standards used to judge the success of the Wedgewood mitigation
plan include:
1. A minimum 80% average native vegetative cover of trees and shrubs throughout
the mitigation areas at the end of the 5 year monitoring period;
2. A minimum 80% survival of planted trees and shrubs at the end of each growing
season during the monitoring period. The survival rate is a goal and may be
adjusted where natural regeneration and growth has resulted in minimum plant
cover, as defined in Item 1;
3. Less than 20% cover by invasive weedy species at the end of each growing
season during the 5 year monitoring period;
4. Saturated soils to the surface throughout the limits of the wetland creation areas
until at least May 1 for each year during the monitoring period;
5. Creation and maintenance of a minimum of 6,100 sf of scrub-shrub wetland
combined between the two areas designated as wetland creation. The wetland
creation area shall have a minimum of 3 native scrub-shrub species within the
wetland creation area; and
6. A water table within 12 inches of the surface through May 1 of each monitoring
year.
2012 MITIGATION AREA OBSERVATIONS
Armour visited the mitigation site in March, April, May, and June 2012 to collect
hydrological and vegetative data. During those visits in addition to collecting data we
observed the overall condition of the mitigation area.
Plant Survival
As shown on the following page there is an abundance of woody vegetation in the
mitigation area. Identifying all of the installed plants was challenging because the thick
vegetation, both installed and volunteer, made individual plant identification difficult.
Numerous red alder stems limited site distance and spreading shrubs particularly rose
and snowberry blurred the distinction between installed plants and new plants arising
from suckers.
Installed tree survival considering only installed plants was 64%. If however we had
counted the scores of red alder and black cottonwood stems, survival would have
exceeded 80% (last year when we did count these two species the tree survival rate was
98%). Shrub survival ranged from 81% (considering installed plants only) to 83% when
volunteers are considered. As a whole the survival rate for installed woody plants at the
end of the 5-year monitoring period was 81 % (Table 1 ).
C:/Landtrusl/Wedgewood/2012 Monitoring.doc
Chad Armour, LLC
2 06/19/12
Wedgewood Mitigation Monitoring
Renton, Washington
Land Trust, Inc.
Table 1 -Survival rate for trees and shrubs on the Wedgewood mitigation site in June
2012a
No. Dead or Survival
Common Name Scientific Name Obs.b Alive Hidden° Rate
', ' ': :,,, ' ')"'< i : '(, '' I', :,,iJ•,:: ,', Installed Trees? '··)'; ,, '::<;tin:(/·.: .. :· .\_.:-· _;--:-;.:<·--r::,· ---<_ :;---::_:t<
big-leaf maple Acer macrophyllum 1 1
Douglas-fir Pseudotsuga menziesii 4 4
quaking aspen Populus tremuloides 6 4
western hemlock Tsuga heterophyl/a 1 0
western red cedar Thuia pficata 13 7
Total installed trees 25 16
•,-' ' ,:C:·,,.t'" ' .• ;e,i '''",ii''',/ lnstalledShnibs ,.:" i }"}-::,,_ " ·\ : .-.c.::---.
', : ' ' ' I:,",
common snowberry Symphoricarpos a/bus 60 41
hazelnut Cory/us comuta 3 3
Pacific ninebark Physocarpus capita/us 2 2
red-osier dogwood Camus stolonifera 45 29
rose Rosa sp. 53 53
salal Gaultheria shallon 11 6
western crabapple Matus fusca 1 1
western serviceberry Amelanchier a/nifolia 3 1
willow Salix sp. 46 46
Total installed shrubs 224 182
Total installed trees & shrubs 249 198
/ ,., .,.. ,,~ .. Natural Reaeheration '\/C '· ·, >
big-leaf maple Acer macrophyllum
black cottonwood' Populus balsamifera
hazelnut Cory/us comuta
Indian plum Oemleria cerasiformis
Pacific ninebark Physocarpus capita/us
red aide~ A/nus rubra
red huckleberry Vaccinium parvifolium
rose Rosa sp.
salmonberry Rubus spectabilis
western crabapple Matus fusca
willow Salix SP
Total volunteers
• a sample derived from 13 50 X 6 foot long transects
' initial (baseline) count when we installed the transects
0 or otherwise unaccounted for (i.e., hidden by other vegetation)
• too numerous to count
Plant Cover
1
3
2
2
1
2
17
1
12
40
0 100%
1 100%
0 67%
1 0%
6 54%
10 64% ',.
' ,,''
19 68%
0 100%
0 100%
16 64%
0 100%
5 55%
0 100%
2 33%
0 100%
42 81%
52 80%
;., ,,. ·-; /./.::-,:. __ -)·\.<
After 5 years of growth the mitigation area is consistent with what one would expect
following revegetation. To date, native trees and shrubs cover an estimated 118% of the
mitigation area (Table 2). The non-native noxious weeds, particularly the blackberries
C :/LandtrustNVedgewood/2012 Monitoring .doc
Chad Armour, LLC
3 06/19/12
Wedgewood Mitigation llnvnitoring
Renton, Washington
Land Trust, Inc.
(Rubus sp.), have been kept in check by an aggressive removal program and cover
somewhat more than 1 % of the mitigation area. After holding steady at 30% cover, the
native trees have responded positively to the thinning that occurred nearly 3 years ago.
The dramatic and significant increase in native shrub cover over the past 3 years can be
attributed to the thinning effort as well as natural effect of spreading via underground
stems. The minimal weed cover is the result of weeding that occurred earlier in the
spring.
Native trees
Native Shrubs
Non-Native Shrubsb
41%
15%
2%
40%
18%
1%
• as estimated along 13 50-foot long (300sf) transects
• includes shrubs and herbs
Plant Composition
30%
49%
4%
30%
58%
1%
50%
68%
1%
There are 6 native woody plant species in the wetland; black cottonwood, red alder, two
species of willow, & red-osier dogwood. In the uplands there are 9 native tree species
and 17 native shrub species.
Buffers
After nearly five growing seasons, the mitigation area is doing well. In most of the buffer
areas the woody vegetation -both installed and volunteer -is, in a word, "thick". The
installed trees and shrubs have become established and have responded positively to
our thinning effort. The trees are generally robust and many of the shrubs are actively
spreading. Now that light can reach the ground, the herbaceous component is also
thriving.
Most of the plant biomass consists of the volunteer red alder saplings and installed
shrubs. Red alder saplings dominate buffer areas represented by Transects T-2, T-4, T-
5, T-6, and T-8 (Figure 2 & Photographs 3 through 6). Installed and volunteer shrubs
particularly rose, salmonberry, & common snowberry are very thick in and around
Transects T-2, T-3, T-5, T-6, T-8, & T-g (Photographs 2, 4, 5, & 6). Herbaceous
vegetation and grasses dominate the understory in buffers represented by Transects T-
1, T-4, T-7, & T-11.
Wetlands
Although not partitioned in Table 1, the survival rate of woody vegetation in the wetland
areas is more than 100% when volunteers are considered. The willows are growing
vigorously and spreading. In comparison red-osier dogwood is growing more slowly.
Red alder is also colonizing the 'drier' parts of the wetlands. Prolonged standing water is
a limiting factor for dogwood and alder, although this water regime favors the
herbaceous species colonizing these areas. Bulrush (Scirpus acutus), sedge (Carex
sp.), managrass (G/yceria sp.), and spike-rush (E/eocharis sp.) are a few of the herbs
that have colonized the wetland areas with prolonged seasonal standing water
(Photographs 7 through 9).
C:/Landtrust/Wedgewood/2012 Monitoring.doc
Chad Armour, LLC
4 06/19/12
Wedgewood Mitigation Monitoring
Renton, Washington
Land Trust, Inc.
Hydrology
As shown on Table 3, wetland hydrology was present in the wetland creation area and
wetland restoration areas for at least 60 consecutive days in the early spring 2012.
Standing water averaged 2.9 inches deep in the northern lobe and 3.7 inches deep in
the southern lobe of the wetland restoration area. It averaged 0.98 inch deep in the
wetland creation area.
T bl 3 2012 H d I Ob th w d . a a e -1y1 ro O!lY servat,ons on e e iaewood site
Trans~ct "''"' t;·· ·_: ' ·\.: Depth of@ater I~ lnchEis i· . ,,. . ,., ' . . · .. > · .. · !; . .
3-Mar-12 16-Mar-12 30-Mar-12 13-Apr-12 1-Mav-12 Avera!le
T-10 1.50 4.13 4.38 2.25 2.25
T-12 1.38 6.88 6.13 2.00 2.13
T-13 0.00 2.25 1.75 0.25 0.63
a as measured from 2 locations/transect (i.e., at each stake)
CONCLUSIONS
Based on the results of the 2012 monitoring effort at the WedgewoodNerCello
subdivision, we draw the following conclusions:
2.90
3.70
0.98
Land Trust has achieved all of the performance standards used to judge the success of
this mitigation effort (Table 4):
• The 118% cover of the installed trees and shrubs exceeds the 80% standard;
• The more than 80% survival of trees and shrubs, including native volunteer
species exceeds the 80% standard;
T bl 4 P rf t d d a e -e ormance s an ar comoanson
Standard Descriotion
1 at least 80% average native vegetative cover of trees
and shrubs throuohout the mitioation areas•
2 at least 80% survival of olanted trees and shrubsb
3 < 20% cover bv invasive weedv speciesb
4 Saturated soil to the surface until at least Mav 1 °
5 at least 3 native scrub-shrub species within the
wetland creation area
water table within 12 inches of the surface through May
6 1c
' see Table 2
• See Table 1
' see Table 3
Comoliance
y
y
y
y
y
y
• The 1 % cover of weeds is considerably less than the <20% standard;
• The wetland soil is and has been continuously saturated to the surface and is
more often than not inundated through the end of April; and
• There are 6 native woody plant species in the wetlands.
C:/LandtrustNVedgewood/2012 Monitoring.doc 5 06/19/12
Chad Armour, LLC
Wedgewood Mitigation tl.,vnitoring
Renton, Washington
RECOMMENDATIONS
Land Trust, Inc.
Based on our site observations, the data, and our conclusions we recommend that the
City release Land Trust from their obligation to monitor and maintain the mitigation area.
Further we recommend that the City release Land Trust's bond obligation.
LIMITATIONS
Work for this project was performed, and this letter report prepared, in accordance with
generally accepted professional practices for the nature and conditions of the work
completed in the same or similar localities, at the time the work was performed. It is
intended for the exclusive use of Land Trust, Inc. and their assigns for specific
application to the referenced property. This report is not meant to represent a legal
opinion. No other warranty, express or implied, is made.
Any questions regarding our work and this report, the presentation of the information,
and the interpretation of the data are welcome and should be referred to the
undersigned.
Sincerely,
Chad Armour, LLC
Chad Armour
Principal
Figure 1 -Vicinity Map
Figure 2 -Transect Location Map
Attachment -Representative Photographs
cc: Rocale Timmons, City of Renton
C:/Landtrust/Wedgewood/2012 Monitoring.doc
Chad Armour, LLC
6 06/19/12
'8
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·5
Source: CORE DESIGN, March 2007.
SE 116TH ST
N£ 4TH ST
~ " NOT TO SCALE ."l'---------------------------------------'
I FIGURE 1: VICINITY MAP ~ Wedgewood Lane Division 1, 2, 3, & 4 § Renton, Washington
Chad Armour, LLC
6500 126~ Avenue SE
Bellevue, Washington 98006
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0 100 200
Approximate Scale in Feet
FIGURE 2: TRANSECT LOCATIONS MAP
Wedgewood Lane Divisions 1, 2,3, &4
Renton, Washington
Chad Armour, LLC
6500 126th Avenue SE
Bellevue, Washington 98006
ATTACHMENT
Representative Photographs
Wedgewood Mitigation Monitoring
Renton, Washington
C :/LandtrustNVedgewood/2012 Monitoring .doc
Chad Armour, LLC
Lan d Trust, In c .
06/19/12
Wedgewood Mitigation Monitoring
Renton , Washington
Land Trust, Inc.
Photograph 3. Th is buffer area is currently dominated by grass (Transect T-11).
. .
Photograph 4. Red alder & rose dominate and Douglas-fir & snowberry are common in
this buffer area (Transect T-5).
C:/Landtrust/Wedgewood/2012 Monitoring .doc
Chad Armour, LLC
06/19/12
W ed gewood M it igati o n Moni toring
Re nton , Was hin gton
Land Trust , Inc.
Photograph 5. In this buffer th inning promoted an open forest dom inated by red alder
saplings and a robust understory of shrubs , grasses , and herbs (Transect T-6).
Photograph 6. A tang le of trees and sh ru bs dominate many buffer areas (Transect T-8).
C :/Landtrust/Wedgew ood/2012 Monitoring.doc
Chad Armo ur, LLC
06/19/12
Wedgewood Mitiga tion Monitoring
Renton , Washington
Land Trust, Inc.
Photograph 8 . Prolonged seasonal standing water is typical in the southern lobe of the
wetland restoration area (Transect T-12).
C:/Landtrust/Wedgewood/2012 Monitoring .doc
Chad Armour, LLC
06/19/12
Wedgewood Mitigation Monitoring
Renton, Washington
Land Trust, Inc.
Photograph 9. Both willow and grasses and herbs are thriving in parts of the wetland
areas (Transect T-13).
C:/Landtrust/Wedgewood/2012 Monitoring .doc
Chad Armour , LLC
06/19/12
~
Washington Federal Savings
425 Pike Street, Seattle, WA 98101-2334
(206)624-7930 Fax: (206)624-2334
ASSIGNMENT OF FUNDS TO THE CITY OF RENTON
PART 3 ·
Applicant:
Wedgewood at Renton, Inc.
A TIN: Patrick Gilroy
1520 140"' Ave NE
Suite 200
Bellevue, WA 98005
Ph: (425) 747-1726
Fx: (425) 747-4157
Washington Federal Savings
425 E Pike St
Seattle, WA 98101
Ph: (206) 624-7930
Fx: (206) 624-2334
The above referenced bank hereby certifies that Fifty Thousand and No I OOths Dollars ($55,000.00) is on deposit in
account number 006-904509-4, under the name of the City of Renton, to secure the applicant's performance of the
following work required in connection with the plat or project described below:
Project:
Location:
Work:
WEDGEWOOD LANE (AKA, VERCELLO) DIVISIONS I, 2, 3 AND 4
FINAL WETLAND A'<D STREAM MITIGATION PLAN
JERICHO PLACE NE & NE !Orn STREET
WETLAND AND STREAM MITIGATION AND MONITORING YEAR
FIVE, ASSOCIATED WITH THE PLAT OF WEDGEWOOD LANE (AKA,
VERCELLO) DIVISIONS l, 2, 3 AND 4, Permit No. LUA06-065
The bank hereby certifies and agrees that these funds will not be released without written instructions from an
authorized agent of the City of Renton (the "City"). We further agree that these funds will be paid to the City within
10 days of receiving written notice that the City has determined that the required work has not been properly
performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or
determination by the City and shall not interplead or in any manner delay payment of said funds to the City.
The applicant hereby agrees to this Assignment of funds and that its obligation to perfom1 the required work is not
limited to the amount of funds held by the bank.
This Assignment of Funds is irrevocable and cam10t be cancelled by the bank or applicant. These funds may not be
assigned, pledged, used as security or otherwise made available to the applicant, bank, or third party without prior
written consent of the City.
-1'/J,W
This Assignment shall be considered the.j,F« ufthree Assignments that together total One Hundred and Fifty
Five Thousand and No JOOths Dollars ($155,000.00). Each of the three Assignments may be released separately
amt only upon written autlwrizationfrom an autltotized agent of the City.
Name, Title
Date Date
With Offices in Washington, Idaho, Oregon, Utah, Arizona, Nevada and Texas.
'J~.,.µ '. !:-~ ,., _1,1~,
·Jlfi'.J./9~
.~::JJ.J~..'tf
June 21, 2011
Patrick J. Gilroy
11232 NE 15th St, Suite #101
Bellevue WA 98004
Department of Community and Economic Development
Alex Pietsch, Administrator
SUBJECT: RELEASE OF WETLAND MITIGATION MAINTENANCE &
MONITORING BOND FOR WEDGEWOOD LANE DIVS 1, 2, 3 & 4
Dear Mr. Gilroy:
This letter will serve as authority to release the Wetland Mitigation Maintenance & Monitoring
Bond (Assignment of Funds #006-904509-4) in the amount of$50,000.00. The original security
device is enclosed for your files. Washington Federal Savings has been notified of this release.
If you have any questions, please contact Rocale Timmons at (425 430-7219).
Jennifer Henning
Planning Manager
Enclosure: Original Maintenance Bond
FAXED TO: James Clady, Sr. VP, WFS: 206-624-2334
Cc: LUA06-065 file
l:\M-BondRel/ LUA06-065.doc/colson
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
•
·~ NI l,tf.;}c~ Ol-1. ;__~.j~:.
~JJ.~
. ... '
. -.. '
~
Washington Federal Savings
425 Pike Street, Seattle, WA 98101-2334
(206)624-7930 Fax: (206)624-2334
ASSIGNMENT OF FUNDS TO THE CITY OF RENTON
PART2
Applicant:
Wedgewood at Renton, Inc.
ATTN: Patrick Gilroy
1520 140th Ave NE
Suite 200
Bellevue, WA 98005
Ph: (425) 747-1726
Fx: (425) 747-4157
Washington Federal Savings
425 E Pike St
Seattle, WA 98101
Ph: (206) 624-7930
Fx: (206) 624-2334
The above referenced bank hereby certifies that Fifty Thousand and No lOOths Dollars ($50,000.00) is on deposit in
account number 006-904509-4 under the name of the City of Renton, to secure the applicant's performance of the
following work required in colUlection with the plat or project described below:
Project:
Location:
Work:
WEDGEWOOD LANE (AKA, VERCELLO) DIVISIONS l, 2, 3 AND 4
FINAL WETLAND AND STREAM MITIGATION PLAN
JERICHO PLACE NE & NE 10TH STREET
WETLAND A'lD STREAM MITIGATION AND MONITORING YEARS
THREE AI\D FOLR, ASSOCIATED WITH THE PLAT OF WEDGEWOOD
LANE (AKA, VERCELLO) DIVISIONS l, 2, 3 AND 4, Permit No. LUA06-
065
The bank hereby certifies and agrees that these fonds will not be released without written instructions from an
authorized agent of the City of Renton (the "City"). We farther agree that these funds will be paid to the City within
10 days ofreceiving written notice that the City has determined that the required work has not been properly
performed. The bank shall have no duty or right to evaluate the conectness or appropriateness of any such notice or
determination by the City and shall not interplead or in any manner delay payment of said funds to the City.
The applicant hereby agrees to this Assigrnnent of Funds and that its obligation to perform the required work is not
limited to the amount of funds held by the bank.
This Assignment of Funds is irrevocable and camwt be cancelled by the bank or applicant. These funds may not be
assigned, pledged, used as security or otherwise ma<lc available to the applicant, bank, or third party without prior
written consent of the City.
This Assignment shall be considered tfte~frree Assignments that together total One Hundred and Fifty
Five Thousand and No IOOths Dollars ($155,000.00). Each of the three Assignments may be released separately
and only upon written authorization from an authorized agent of the City.
Name, Title
Date ~
With Offices in Washington, Idaho, Oregon, Utah, Arizona, Nevada and Texas.
'
. , @~Denislaw
-c,O~ -
October 22, 2009
Washington Federal Savings
425 Pike St.
Seattle, WA 98101
Department of Community and Economic Development
Alex Pietsch, Administrator
Subject: Release of Assignment of Funds
Wetland and Stream Mitigation and Monitoring, Years 1 and 2
Wedgewood lane Divisions 1, 2, 3 & 4, LUA06-06S
To Whom It Concern:
This letter will serve as authority to release the Assignment of Funds in account number
006-904509-4 in the amount of $50,000.00. This Assignment of Funds was posted with
the City of Renton on behalf of Wedgewood at Renton, Inc on May 51, 2007. The
original security device is enclosed for your files.
If you have any questions, please contact Jennifer Henning at {425) 430-7286.
Jennifer Henning
Planning Manager
Cc: Patrick Gilroy
11232 NE 15th Street
Suite 101
Bellevue, WA 98004
Jennifer Henning, Principal Planner
Linda Weldon, Accounting Assistant
File LUA06-065
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
-~ ~u;,1 e~A ,· ~.'it1 ·i
~~
•
~
Washington Federal Savings
425 Pike Street, Seattle, WA 98101-2334
(206)624-7930 Fax: (206)624-2334
ASSIGNMENT OF FUNDS TO THE CITY OF RENTON
PART I
Applicant:
Wedgewood at Renton, Inc.
ATTN: Patrick Gilroy
1520 140"' Ave NE
Suite 200
Bellevue, WA 98005
Ph: (425) 747-1726
Fx: (425) 747-4157
Washington Federal Savings
425 E Pike St
Seattle, WA98101
Ph: (206) 624-7930
Fx: (206) 624-2334
The above referenced bank hereby certifies that Fifty Thousand and No IOOths Dollars ($50,000.00) is on deposit in
account number 006-904509-4, under the name of the City of Renton, to secure the applicant's performance of the
following work required in connection with the plat or project described below:
Project:
Location:
Work:
WEDGEWOOD LANE (AKA, VERCELLO) DIVISIONS I, 2, 3 AND 4
FINAL WETLAND AND STREAM MITIGATION PLAN
JERICHO PLACE NE & NE 10111 STREET
WETLAND AND STREAM MITIGATION AND MONITORING YEARS
ONE AND TWO, ASSOCIATED WITH THE PLAT OF WEDGEWOOD
LANE (AKA, VER CELLO) DIVISIONS 1, 2, 3 AND 4, Permit No. LUA06-
065
The bank hereby certifies and agrees that these funds will not be released without written instructions from an
authorized agent of the City of Renton (the "City"). We further agree that these funds will be paid to the City within
10 days ofreceiving written notice that the City has determined that the required work has not been properly
performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or
determination by the City and shall not interplead or in any manner delay payment of said funds to the City.
The applicant hereby agrees to this Assigrunent of Funds and that its obligation to perform the required work is not
limited to the amount of funds held by the bank.
This Assigrunent of Funds is irrevocable and cannot be cancelled by the bank or applicant. These funds may not be
assigned, pledged, used as security or otherwise made available to the applicant, bank, or third party without prior
written consent of the City.
This Assignment shall be considered the first of three Assignments that together total One Hundred and Fifty
Five Thousand and No IOOths Dollars ($155,000.00). Each of the three Assignments may be released separately
and only upon written authorization from an authorized agent of the City.
Bank : "fl /)
6tiu,,_M Y--~-#-1<'A1
Au ized Signature /
/1ru,tto lot-t.t>'{ ,?RE 6/P'lill/r • I Name, Title
5£ . v' tc.£ P.tel!f:>1j)G?.LJr""
Name, Title
Date 7 Date
With Offices in Washington, Idaho, Oregon, Utah, Arizona, Nevoaa and Texas.
Denis Law
Mayor
June 21, 2011
Patrick Gilroy
LandTrust Inc.
1540 140th Avenue, N.E. #100
Bellevue, WA 98005
r. City of/ · · ....... · -t!· -:r· / ·cJCJll··-~-· ~: Iii 111-· ' .
.__j . _ _,.~-; I j ', _-· _ > ~-----J
Department of Community and Economic Development
Alex Pietsch, Administrator
Subject: Receipt of Second and Third Annual Monitoring Report
Wedgewood Divisions 1, 2, 3 and 4
City of Renton File No. LUA06-065
Dear Mr. Gilroy:
I received the report representing the second and third annual monitoring periods from Chad
Armour, LLC dated June 17, 2011. Everything appears to be in compliance.
I have initiated the paperwork to release the Assignment of Funds for the wetland mitigation
project for Years 3 & 4, in the amount of $50,000.00. As a reminder, if at any time in the next
year the mitigation project does not meet the established performance standards, the
monitoring period will be put on hold until compliance is achieved. Subsequently, the
monitoring timeframe will be restarted and you will once again be required to provide quarterly
reports for the first year and annual reports thereafter (for a minimum of five years).
I look forward to receiving your fourth annual and final maintenance and monitoring report due
to the City by July 31, 2010. Please send three copies to my attention.
If you have any questions, please feel free to contact me at (425) 430-7219.
1~
Roca le Timmons, Planner
Current Planning Division
cc: City of Renton File LUA 06-065
Chad Armour, LLC
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
Carrie,
MEMORANDUM
June 21, 2011
Carrie Olson
Rocale Timmons
Release of Assignment of Funds
Wedgewood Wetland Mitigation Monitoring
City of Renton LUA06-065
Please initiate the paperwork to release, the second of three, Assignment of Funds for
the wetland mitigation project at Wedgewood Lane Divisions 1, 2, 3 & 4. The amount is
for $50,000.00. The release applies to the wetland mitigation maintenance and
monitoring for years 3 and 4. A copy of the paperwork should also go in the yellow file
and to the City Clerk's office.
Thank you!
h:\ced\planning\current planning\wetlands\wedgewood\bond release memo years 3 & 4.doc
Denis Law
Mayor
June 21, 2011
Patrick J. Gilroy
11232 NE 15th St, Suite #IOI
Bellevue WA 98004
Department of Community and Economic Development
Alex Pietsch,Administrator
SUBJECT: RELEASE OF WETLAND MITIGATION MAINTENANCE &
MONITORING BOND FOR WEDGEWOOD LANE DIVS 1, 2, 3 & 4
Dear Mr. Gilroy:
This letter will serve as authority to release the Wetland Mitigation Maintenance & Monitoring
Bond (Assignment of Funds #006-904509-4) in the amount of$50,000.00. The original security
device is enclosed for your files. Washington Federal Savings has been notified of this release.
If you have any questions, please contact Rocale Tinunons at (425 430-7219).
Jennifer Henning
Planning Manager
Enclosure: Original Maintenance Bond
FAXED TO: James Clady, Sr. VP, WFS: 206-624-2334
Cc: LUA06-065 file
I:\M-BondRel/ LUA06-065.doc/colson
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
•
~-
WashingtonFederal Savings
425 Pike Street, Seattle, WA 98101-2334
(206)624-7930 Fax: (206)624-2334
ASSIGNMENT OF FUNDS TO THE CITY OF RENTON
PART2
Applicant:
Wedgewood at Renton, Inc.
A TIN: Patrick Gilroy
1520 140th Ave NE
Suite 200
Bellevue, WA 98005
Ph: (425) 747-1726
Fx: (425) 747-4157
Bank:
Washington Federal Savings
425 EPike St
Seattle, WA 98101
Ph: (206) 624-7930
Fx: (206) 624-2334
The above referenced bank hereby certifies that Fifty Thousand and No IOOths Dollars ($50,000.00) is on deposit in
account nnmber 006-904509-4 under the name of the City of Renton, to secure the applicant's performance of the
following work required in connection with the plat or project described below:
Project:
Location:
Work:
WEDGEWOOD LANE (AKA, VERCELLO) DNISIONS I, 2, 3 AND 4
FINAL WETLAND AND STREAMMITIGATIONPLAN
JERICHO PLACE NE &NE 10TH STREET
WETLAND AND STREAM MITIGATION AND MONITORING YEARS
THREE AND FOUR, ASSOCIATED WITH TIIB PLAT OF WEDGEWOOD
LANE (AKA, VER CELLO) DIVISIONS 1, 2, 3 AND 4, Permit No. LUA06-
065
The bank hereby certifies and agrees that these funds will not be released without written instrnctions from an
authorized agent of the City of Renton (the "City"). We further agree that these funds will be paid to the City within
10 days ofreceiving wiitten notice that the City has determined that the required work has riot been properly
perfo1med. The bank shall have no duty orright to evaluate the correctness or appropriateness of any such notice or
deterrninatinn by the City and shall not interplead or in any manner delay payment of said funds to the City.
The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not
limited to the amount of funds held by the bank.
This Assignment of Funds is irrevocable and caunot be cancelled by the bank or applicant. These funds may not be
assigned, pledged, used as security or otherwise made available to the appllcant, bank, or third party without prior
written consen!of the City.
This Assignment shall be considered tl,~l,ree Assignments that together total One Hundred (l]ld Fifty
Five Tltousand and No I OOtlts Dollars ($155,000.00). Each of the tltree Assignments may be released separately
and only upo,i 1vritten authorization from an authorized agent oftlie City.
Name, Title
Date
1
With Offices in Washington, Idaho, Oregon, Ut/lh, Aril'.0!1'1, Nevada and Texas.
CHAD AR~
June 17, 2011
Job No. 07-028
Mr. Patrick Gilroy
Land Trust, Inc.
UR, LLC
11232 NE 151h Street, Suite 101
Bellevue, Washington 98004
Subject: 2011 Wetland Mitigation Monitoring Report
Wedgewood Lane Divisions 1, 2, 3, & 4
City of Renton File No. LUA06-065
Dear Mr. Gilroy:
6500 12s'" Avenue S.E.
Bellevue, Washington 98006-3941
(425) 641-9743 Office
chad@chadarmour.com
City of Renton
Planning Division
JUN 2 i zon
We are pleased to present the results of our annual wetland mitigation monitoring
observations for the above-referenced plat. The purpose of the work is to satisfy the
City of Renton's (Renton) compliance monitoring requirements for wetland mitigation.
BACKGROUND INFORMATION
Land Trust, Inc. (Land Trust) implemented a wetland mitigation plan to address impacts
made to wetlands, streams, and their buffers on the project site while developing the
subdivision of Wedgewood Lane (aka, VerCello), Divisions 1, 2, 3 and 4 (Figure 1 ). To
mitigate for these impacts, Land Trust developed a mitigation plan that was accepted by
Renton in 2007. Among other things the approved mitigation plan included creating a
total of 6,100 square feet (sf) of wetland area, enhancing 8,124 sf of existing wetland
and stream area, and restoring 33,343 sf of wetland and stream buffer. The mitigation
plan called for assessing the mitigation area with a minimum of five 50-foot-long
transects located in the buffer and wetland mitigation areas. It also said that hydrology
be monitored with a minimum of two monitoring wells in the wetland creation areas.
For the purposes of tracking the growth and overall health of the plants in the wetland
mitigation areas, Chad Armour, LLC (Armour) installed 13 50-foot-long transects in
March, 2007 (Figure 2). The end of each transect is marked by 3-foot tall 1X2 wooden
stakes. The transect number is marked on the stake with indelible ink. Because
standing water is typical in the wetland creation areas and the soil is rocky, Armour
determined that monitoring wells were not necessary. Instead of monitoring wells
Armour collects hydrology data in the wetland mitigation areas at the location of each
stake that marks the ends of the vegetation transects. Armour replaces stakes as they
break.
Land Trust thinned red alder in October 2009.
C:/Landtrust/Wedgewood/2011 Monitoring.doc
Chad Armour, LLC
06/17/11
Wedgewood Mitigation
Renton, Washington
·taring
PERFORMANCE STANDARDS
Land Trust, Inc.
The performance standards used to judge the success of the Wedgewood mitigation
plan include:
1. A minimum 80% average native vegetative cover of trees and shrubs throughout
the mitigation areas at the end of the 5 year monitoring period;
2. A minimum 80% survival of planted trees and shrubs at the end of each growing
season during the monitoring period. The survival rate is a goal and may be
adjusted where natural regeneration and growth has resulted in minimum plant
cover, as defined in Item 1 ;
3. Less than 20% cover by invasive weedy species at the end of each growing
season during the 5 year monitoring period;
4. Saturated soils to the surface throughout the limits of the wetland creation areas
until at least May 1 for each year during the monitoring period;
5. Creation and maintenance of a minimum of 6,100 sf of scrub-shrub wetland
combined between the two areas designated as wetland creation. The wetland
creation area shall have a minimum of 3 native scrub-shrub species within the
wetland creation area; and
6. A water table within 12 inches of the surface through May 1 of each monitoring
year.
2011 MITIGATION AREA OBSERVATIONS
Armour visited the mitigation site in March, April, May, and June 2011 to collect
hydrological and vegetative data. During those visits in addition to collecting data we
observed the overall condition of the mitigation area.
Plant Survival
As shown on the following page there is an abundance of woody vegetation in the
mitigation area (Table 1). In 2011 most of the plant biomass, as represented by stem
count, consisted of the native tree red alder. In addition many of the installed plant
species are spreading as are volunteers that have colonized the mitigation area. When
volunteers are considered along with the surviving installed trees and shrubs, the overall
survival rate for woody plant species exceeds 100%. For the installed plants 86% of the
trees and shrubs have survived.
Buffers
After nearly four growing seasons, the mitigation area is doing well. Some buffer areas
are progressing slower than other areas. For example the buffer area represented by
Transect T-1 is and will continue to be a harsh site because the soil is thin and rocky and
generally lacks organic matter (Photograph 1 ). Grass will likely be the natural dominant
here. The woody plants that survive and thrive on this relatively steep (60%) east-facing
slope will likely be few. Red alder is invading but many have succumbed after only a few
years of growth.
Two other buffer areas also support fewer than would be expected woody plant species.
Some of the red-osier dogwood slips installed in the area represented by Transect T-3
C:/Landtrust/Wedgewood/2011 Monitoring.doc
Chad Annour, LLC
2 06/17/11
Wedgewood Mitigation
Renton, Washington
·toring Land Trust, Inc.
survived likely because this gentle east-facing slope is too dry to sustain a robust stand
of dogwood. However, salmonberry is aggressively spreading in this area and will likely
be the woody dominant in a few years (Photograph 2). Other plant species that have
become established here and will expand their cover include red alder, black
cottonwood, Indian plum, and hazelnut. Blackberry (Rubus sp.) represents somewhat
Table 1 -Survival rate for trees and shrubs on the Wedgewood mitigation site in June
2011•
l&on~a;,e _
No.
Scientific Name Obs.b
o-.' ,• ,·,;,,
Installed Tr.ees ___ --
big-leaf maple Acer macrophyllum 1
Douglas-fir Pseudotsuga menziesii 4
quaking aspen Popu/us tremuloides 6
western hemlock Tsuga heterophylla 1
western red cedar Thuia olicata 13
Total installed trees 25
-~:'.•-:i:,•,''./ _·_\Yi --·.--r -~-.:v. ·_ -Installed Shrubs
common snowberry Symphoricarpos a/bus 60
hazelnut Cory/us cornuta 3
Pacific ninebark Physocarpus capita/us 2
red-osier dogwood Camus stolonifera 45
rose Rosa sp. 53
salal Gaultheria shallon 11
western crabapple Ma/us fusca 1
western serviceberry Amelanchier alnifolia 3
willow Salix so. 46
Total installed shrubs 224
Total installed trees & shrubs 249
r;·~_1t;.,\~f7~".s:~~r,,/~-,-'._~:,_<-::.~ ._;-. ' Natural RMieneratfon
big-leaf maple Acer macrophyllum
black cottonwood Populus balsamifera
hazelnut Cory/us comuta
Indian plum Oemleria cerasiformis
Pacific ninebark Physocarpus capita/us
red alder A/nus rubra
red huckleberry Vaccinium parvifolium
rose Rosa sp.
salmonberry Rubus spectabilis
western crabapple Ma/us fusca
willow Salix SP.
Total volunteers
' a sample derived from 13 50 X 6 foot long transects
b initial (baseline) count when we installed the transects
0 or otherwise unaccounted for (i.e., hidden by other vegetation)
C:/Landtrust/Wedgewood/2011 Monitoring.doc
Chad Armour, LLC
3
Survival
Alive Dead0 Rate
. . ~
1 0 100%
4 1 100%
6 0 100%
0 1 0%
10 3 77%
21 5 84% .. ,.. __ ;.
52 8 87%
3 0 100%
2 0 100%
26 19 58%
53 0 100%
8 3 73%
1 0 100%
1 2 33%
46 0 100%
192 32 86%
213 37 86%
,:,
1
3
5
9
2
138
1
26
29
1
23
237
06/17111
Wedgewood Mitigation
Renton, Washington
·toring Land Trust, Inc.
more than 3% of the cover here. The area represented by Transect T-11 is dominated
by grass. The surviving shrubs are few (Photograph 3). However the physical
characteristics of this area will support a wide variety of woody plant species. Adjacent
to this open grassy area is a thick stand of shrubs. The meadow-like habitat in
conjunction with nearby shrub-fields, and wetlands offers a mosaic of habitats for a
variety of wildlife species.
In the remaining buffer areas the woody vegetation -both installed and volunteer -is, in
a word, thick. The installed trees and shrubs have become established and have
responded positively to our previous efforts to thin some of the volunteers. The installed
and volunteer trees are generally robust and many of the shrubs are actively spreading.
Now that light can reach the ground, the herbaceous component is also thriving
(Photographs 4 through 6).
Wetlands
Although not partitioned in Table 1, the survival rate of woody vegetation in the wetland
areas is more than 100% when volunteers, such as willow, black cottonwood, and alder,
are considered. The willows are growing vigorously and spreading. In comparison red-
osier dogwood is growing more slowly. Red alder is also colonizing the 'drier' parts of
the wetlands. Prolonged standing water is a limiting factor for dogwood and alder,
although this water regime favors the herbaceous species colonizing these areas,
including bulrush (Scirpus acutus), sedge (Carex sp.), managrass (Glyceria sp.), and
spike-rush (Eleocharis sp.) (Photographs 7 through 9).
Plant Cover
After 4.5 years of growth the mitigation area is consistent with what one would expect
following revegetation. To date, native trees and shrubs cover an estimated 88% of the
mitigation area (Table 2). The non-native noxious weeds, particularly the blackberries,
have been kept in check by an aggressive removal program and cover somewhat more
than 1 % of the mitigation area. The cover of native trees has remained constant for the
last two years after declining following thinning. The dramatic and significant increase in
native shrub cover continues to benefit from the thinning effort. A recent weeding effort
is reflected the reduced cover of blackberries.
Table 2 -Plant cover on the Wedqewood m1t1aat1on site in June 2011
Cover"
. 2008 '2!109 .· .
Native trees 41% 40%
Native Shrubs 15% 18%
Non-Native Shrubsb 2% 1%
' as estimated along 13 50-foot long (300sf) transects
' includes shrubs and herbs
Plant Composition
2010.
30%
49%
4%
20.11
30%
58%
1%
There are 4 native woody plant species in the wetland; two species of willow, red-osier
dogwood, and red alder. In the uplands there are 7 native tree species and 15 native
shrub species.
C:/Landtrust/Wedgewood/2011 Monitoring.doc
Chad Armour, LLC
4 06/17/11
Wedgewood Mitigation
Renton, Washington
"toring Land Trust, Inc.
Hydrology
As shown on Table 3, wetland hydrology was present in the wetland creation area and
wetland restoration areas for at least 66 consecutive days in the early spring 2011.
Standing water averaged 2.93 inches deep in the northern lobe and 3.93 inches deep in
the southern lobe of the wetland restoration area. It averaged 1.55 inches deep in the
wetland creation area.
Observations on the Wed ewood miti ation site•
De th' cif Wiit4r in inches
3-Mar-10 16-Mar-11 1-Apr-11 13-A r-11 4-Ma -11 Avera e
T-10 3.00 4.00 3.50 2.25 1.90 2.93
T-12 4.00 6.25 4.75 2.38 2.25 3.93
T-13 1.75 2.00 1.88 1.25 0.88 1.55
• as measured from 2 locations/transect (i.e .. at each stake)
CONCLUSIONS
Based on the results of the 2011 monitoring effort at the VerCello subdivision, we draw
the following conclusions:
Land Trust has achieved all of the performance standards used to judge the success of
this mitigation effort (Table 4):
• The 88% cover of the installed trees and shrubs exceeds the 80% standard;
• The 86% survival of the installed trees and shrubs exceeds the 80% standard;
• The 1 % cover of weeds is considerably less than the <20% standard;
• The wetland soil is and has been continuously saturated to the surface and is
more often than not inundated through the end of April; and
• There are 4 native woody plant species in the wetlands.
Tbl4Prf t d d a e -e onmance s an ar comparison
Standard Description
1 at least 80% average native vegetative cover of trees
and shrubs throuahout the mitiaation areas•
2 at least 80% survival of planted trees and shrubs"
3 < 20% cover by invasive_weedy species"
4 Saturated soil to the surface until at least Mav 1°
5 at least 3 native scrub-shrub species within the
wetland creation area
water table within 12 inches of the surface through May
6 1c
• see Table 2
• See Table 1
0 see Table 3
C:/Landtrust/Wedgewood/2011 Monitoring.doc
Chad Armour, LLC
5
Compliance
y
y
y
y
y
y
06/17111
Wedgewood Mitigation
Renton, Washington
·toring
RECOMMENDATIONS
Land Trust, Inc.
Based on our site observations, the data, and our conclusions we recommend that the
City release the 2"" of 3 security devices held by the City as surety for the successful
maintenance of the mitigation areas. The 3'" and final security device will remain in
place during the 51" and final year of Land Trust's monitoring and maintenance
obligations, until our 2012 Mitigation Monitoring report is accepted.
LIMITATIONS
Work for this project was performed, and this letter report prepared, in accordance with
generally accepted professional practices for the nature and conditions of the work
completed in the same or similar localities, at the time the work was performed. It is
intended for the exclusive use of Land Trust, Inc. and their assigns for specific
application to the referenced property. This report is not meant to represent a legal
opinion. No other warranty, express or implied, is made.
Any questions regarding our work and this report, the presentation of the information,
and the interpretation of the data are welcome and should be referred to the
undersigned.
Sincerely,
Chad Armour, LLC
Chad Armour
Principal
Figure 1 -Vicinity Map
Figure 2 -Transect Location Map
Attachment -Representative Photographs
cc: Rocale Timmons, City of Renton
C:/Landtrust/Wedgewood/2011 Monitoring.doc
Chad Armour, LLC
6 06/17/11
"8 ;;, -,,
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,
S£ 116TH ST
NE 4TH ST
------------
Source: CORE DESIGN, March 2007.
i c NOT TO SCALE j'----------------------------...,;,...:,,;_;,.:_;;,.:_;=----.J
-0
I "'-----------------------~-----------! FIGURE 1: VICINITY MAP Chad Armour, LLC
6500 125• Avenue SE
Bellevue, Washington 98006
s Wedgewood Lane Division 1, 2, 3, & 4
~ Renton, Washington
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T-1 Transect Number and Approximate Location __._..-,N -=---
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Approximate Scale in Feet
FIGURE 2: TRANSECT LOCATIONS MAP Chad Armour, LLC t Wedgewood Lane Divisions 1, 2, 3,&4 6500 126th Avenue SE
j!:!i Source: CORE DESIGN. March2007 Renton, Washington Bellevue, Washington 98006
~C~--~-~~~~-~~-~-~~~~-~~~--~-~--~~~--~~~--~~~--~~~-~~~~-~~~~-~~-~-~~~~-~~-~-~~~~-~~~~-~~~~-~~.C..~-~~~~-~~-~-~~~--~~~~--~~~~-~
ATTACHMENT
Representative Photographs
Wedgew ood Mitigati on Monitoring
Renton , Wa shington
Photograph 1. Grass dominates thi s buffer a rea (Transect T-1 ).
·~
La nd Trust, In c.
Photograph 2. Salmonberry is aggre ssi ve ly spreading from multiple locations in this
buffer (Transect T-3).
C:/Landtrust/l/V edgewood/2011 Monitorin g.doc
Cha d Armo u r, LLC
06/17/11
Wedgewood Mitigation Monitoring
Renton, Washington
Land Trust, Inc.
Photograph 3. This buffer area is also dominated by grass (Transect T-11 ).
Photograph 4. The shrub understo ry responded positively to thinning (Transect T-5).
C:/Landtru st/Wedgewood/2011 Monitoring .doc
Chad Armour, LLC
06/17 /11
Wedgewood Mitigation Monitoring
Renton , Wash ington
r
.... :I,.
Jt:. •
Lan d Tru st, Inc.
Photograph 5 . In this buffer the grasses and herbs responded positively to thinning
(Transect T-6).
"'' f° '-Photograph 6. A tangle of trees and sh rubs dominate many buffer areas (Transect T-8).
C:/LandtrustJWedgewood/2 0 11 Monitorin g.doc
Chad Armour, LLC
06/17/11
Wedgewood Mitigation Monitoring
Renton , Washington
Land Trust, Inc.
Photograph 7. The wil low canopy has ne arl y closed in the wetlands (Transect T-10).
Photograph 8. Prolonged seasonal standing water is typical in some parts of the
wetlands (Transect T-12).
C :/Landtru st/Wedgewood /2011 Monitori ng .d oc
Chad Armour, LLC
06/17/11
'
Wedgewood Mitigation Monitoring
Renton , W ashington
Land Trust, In c.
Photograph 9. Both willow and grasses and herbs thriving in parts of th e wetland areas
(Transect T-13).
C:/LandtrustJWedgewood /2011 Monitoring .doc
Chad Armour, LLC
06/17/11
Denis Law
Mayor
October 22, 2009
Washington Federal Savings
425 Pike St.
Seattle, WA 98101
Department of Community and Economic Development
Alex Pietsch, Administrator
Subject: Release of Assignment of Funds
Wetland and Stream Mitigation and Monitoring, Years 1 and 2
Wedgewood Lane Divisions 1, 2, 3 & 4, LUA06-06S
To Whom It Concern:
This letter will serve as authority to release the Assignment of Funds in account number
006-904509-4 in the amount of $50,000.00. This Assignment of Funds was posted with
the City of Renton on behalf of Wedgewood at Renton, Inc on May 51, 2007. The
original security device is enclosed for your files.
If you have any questions, please contact Jennifer Henning at (425) 430-7286.
Jennifer Henning
Planning Manager
Cc: Patrick Gilroy
11232 NE 15th Street
Suite 101
Bellevue, WA 98004
Jennifer Henning, Principal Planner
Linda Weldon, Accounting Assistant
File LUA06-065
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057. • rentonwa.gov
Denis Law
Mayor
October 15, 2009
Patrick Gilroy
LandTrust Inc.
1540 140th Avenue, N.E. #100
Bellevue, WA 98005
Department of Community & Economic Development
Subject: Receipt of First Annual Monitoring Report
Wedgewood Divisions 1, 2, 3 and 4
City of Renton File No. LUA06-065
Dear Mr. Foushee:
I received the letter from Chad Armour, LLC (dated October 14, 2009) in response to the
recommendations provided by Otak in the memo dated September 18, 2009. This letter along
with your 1" Annual report fulfills your obligation for your first two years of monitoring.
All recommendations, on pages 4 -6 (4.a-j) of the attached memorandum, for future
monitoring reports; shall be followed. Necessary measures, as recommended on page 6 of the
attached memorandum, need to be completed to secure the survival of the plantings. The 2"'
Annual monitoring report should include a follow up statement that the recommended actions
have been completed (specifically 5.d-f).
I have initiated the paperwork to release the Assignment of Funds for the wetland mitigation
project for Years 1 & 2, in the amount of $50,000.00. As a reminder, if at any time in the next
three years the mitigation project does not meet the established performance standards, the
monitoring period will be put on hold until compliance is achieved. Subsequently, the
monitoring timeframe will be restarted and you will once again be required to provide quarterly
reports for the first year and annual reports thereafter (for a minimum of five years).
If you have any questions, please feel free to contact me. I look forward to receiving your
second annual report maintenance and monitoring report on July 31, 2010.
j~
Rocale Timmons, Planner
Current Planning Division
cc: City of Renton File LUA 06-065
Chad Armour, LLC
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
DATE:
TO:
FROM:
SUBJECT:
Amber,
DEPARTMENT OF COMMUNITY AND ECONOMIC
DEVELOPMENT
MEMORANDUM
October 15, 2009
Amber Hoffman
Rocale Timmons
Release of Assignment of Funds
Wedgewood Wetland Mitigation Monitoring
City of Renton LUA06-065
Please initiate the paperwork to release, the first of three, Assignment of Funds for the
wetland mitigation project at Wedgewood Lane Divisions 1, 2, 3 & 4. The amount is for
$50,000.00. The release applies to the wetland mitigation maintenance and monitoring
for years 1 and 2. A copy of the paperwork should also go in the yellow file and to the
City Clerk's office.
Thank you!
h:\ced\planning\current planning\wctlands\wcdgewPod·.release monitoring surety years l & 2.doc
CHAD ARMOUR, LLC
October 14, 2009
Job No. 07-028
Mr. Patrick Gilroy
Land Trust, Inc.
11232 NE 15th Street, Suite 101
Bellevue, Washington 98004
6500 126"' Avenue S.E.
Bellevue, Washington 98006-3941
(425) 641-9743 (425) 643-3499 (fax)
chad@chadarmour.com
Subject: Response to Otak Wetland Mitigation Monitoring Review
Wedgewood Lane Divisions 1, 2, 3, & 4
City of Renton File No. LUA06-065
Dear Mr. Gilroy:
In their September 18, 2009 letter to the City of Renton (City) the City's consultant, Otak,
made several recommendations. The City requested that we act on the following items,
which are followed by our response in bold.
Sa -Remove non-native invasive species as specified in Site Assessment Section 3d.
All weeded material must be removed from the site and disposed of in a proper manner,
or may be gathered and left onsite in constructed mulch piles that prevent soil contact by
the weeded plants (see attachment). As specified in Recommendation 2 in the 1st
Annual Monitoring Report, Scot's broom with unopened seed pods MUST be hauled
offsite.
We understand that your landscaping contractor completed site weeding on
October 12, 2009. When we visited the site today to inspect their work, we
observed that they did weed the site by removing non-native species specified in
the report.
Sb -Remove flagging from the central leader/stem from all plants in the mitigation areas
and replace them with flags on the side branches.
We removed the flagging from the central leader and placed new flagging on the
side branches whenever possible. Some of the shrubs are too small to have side
branches large enough to affix flagging to them. In this instance we tied new
flagging on to the central leader loosely so there is room for the plant to grow
without restricting growth. The old flagging was brittle and in most cases
snapped off of the leaders quite easily.
5c -As specified in Recommendation 1 in the 1st Annual Monitoring Report, thin the
alder, and in some cases black cottonwood, to allow the installed conifers a better
chance at survival.
We understand that your landscaping contractor completed thinning the site on
October 12, 2009. When we visited the site today to inspect their work, we
observed that they did thin the alder and black cottonwood.
C:/Jobs/Landtrust/Wedgewood/Response to Otak.doc1
Chad Armour, LLC
10/14/09
Response to Otak Review Letter
Renton, Washington
Land Trust, Inc.
Sd -Under direction of the project biologist (Chad Armour, LLC.), install stakeslrebar or
staff/crest gauges for permanent hydrology monitoring sites in the created wetland
areas.
There are already two wooden stakes per transect in each of the created wetland
areas. In the past we have measurecUhe depth of standing water at these stakes.
We will continue to do so in the future and make it clear that that is how we
measure hydrology in future reports.
Se -Flag (re-flag) all counted installed woody plants along the 13 transects.
We reflagged all of the plants in each transect with blue/white striped flagging
today.
Sf -Re-install transect markers that are missing and flags leading to those that are
difficult to find.
We reinstalled all missing wooden stakes that mark the ends of the monitoring
transects today. Since the site has been thinned, and because we affixed
blue/white striped flagging to the plants in the transects, it is much easier to
locate all of the transects.
LIMITATIONS
Work for this project was performed, and this letter report prepared, in accordance with
generally accepted professional practices for the nature and conditions of the work
completed in the same or similar localities, at the time the work was performed. It is
intended for the exclusive use of Land Trust, Inc. and their assigns for specific
application to the referenced property. This report is not meant to represent a legal
opinion. No other warranty, express or implied, is made.
Any questions regarding our work and this report, the presentation of the information,
and the interpretation of the data are welcome and should be referred to the
undersigned.
Sincerely,
Chad Armour, LLC
Chad Armour
Principal
cc: Rocale Timmons, City of Renton
C:/Jobs/LandtrusUWedgewood/Response to Otak.doc2
Chad Armour, LLC
10114109
'-~y o CIT)-::>F RENTON
:~~" ~ Department of Community and ..a Economic Development ~ -~ Denis Law, Mayor Alex Pietsch, Administrator ~N~o~~~---~~~~~~~~~~~~~.;;.;.;;;;;.;;;~;;.;;;;;~.;....-
April 3, 2008
Patrick Gilroy
LandTrust Inc.
1540 140th Avenue, N.E. #100
Bellevue, WA 98005
SLBJECT: Receipt of Fourth Quarterly Wetland Maintenance and Monitoring Report
Wedgewood Divisions l, 2. 3 and 4
City of Renton File No. LUA06-065
Dear Mr. GIiroy:
This letter is to infom1 you that l received the third quarterly wetland maintenance and
monitoring report for Wedgewood from Chad Armot1r on March 28, 2008. Per his report, the
wetland mitigation project is in compliance with established performance standards. The
recommendation on page 4 of the report should be undertaken as soon as possible. The first
annual momtoring report should include a follow up statement that the recommendation has been
completed.
I look forward to receiving the first annual report by March 29, 2009. If you have any questions
regarding this letter please contact me at (425) 430-7270.
Sincerely,
(" ,,/,
~,lcal.v ~m~
iocale Timmons, Planner
Current Planning Division
cc C,ty of Renton Fde LUA 06-065
Chad Armour
------I-0-55_S_o_u_th_Gra_d_y_W_a_y7,-R-en-to_n_, W_as_h_in_gt-on~98_0_5_7 ______ ~
. @ This paper contains 50% recycled material, 30% post oonsurner
AHEAD OF THE CURVE
CHAD AR~UR, LLC
March 28, 2008
Job No. 07-028
Mr. Patrick Gilroy
Land Trust, Inc.
11232 NE 15th Street, Suite 101
Bellevue, Washington 98004
6500 126"' Avenue S.E.
Bellevue, Washington 98006-3941
(425) 641-9743 Office (425) 643-34 99 Fax
chad@chadarrnour.com
pLANNiNG
DEV'5iitt,~~fNT0~1
MAR 2 8 2008
RE.CEl'vEO
Subject: Fourth Quarter Wetland Mitigation Monitoring Report
Wedgewood Lane Divisions 1, 2, 3, & 4
City of Renton File No. LUA06-065
Dear Mr. Gilroy:
We are pleased to present the results of our quarterly wetland mitigation monitoring
observations for the above-referenced plat. This is the fourth of several reports that we
will prepare summarizing our assessment of the mitigation site. The purpose of the work
is to satisfy the City of Renton's (Renton) compliance monitoring requirements for
wetland mitigation.
BACKGROUND INFORMATION
Land Trust, Inc. (Land Trust) implemented a wetland mitigation plan to address impacts
made to wetlands, streams, and their buffers on the project site while developing the
subdivision of Wedgewood Lane (aka, VerCello), Divisions 1, 2, 3 and 4. To mitigate for
these impacts, Land Trust created a total of 6,100 square feet (sf) of wetland area,
enhanced 8,124 sf of existing wetland and stream area, and restored 33,343 sf of
wetland and stream buffers.
For the purposes of tracking the growth and overall health of the wetland mitigation
areas, Chad Armour, LLC (Armour) installed 13 50-foot-long transects in March, 2007.
The end of each transect is marked by 3-foot tall 1 X2 wooden stakes. The transect
number is marked on the stake with indelible ink.
PERFORMANCE STANDARDS
The performance standards used to judge the success of the Wedgewood mitigation
plan include:
1. A minimum 80% average native vegetative cover of trees and shrubs throughout
the mitigation areas at the end of the minimum 5 year monitoring period. Plant
species composition shall meet the intent of the mitigation goals;
2. A minimum 80% survival of planted trees and shrubs at the end of each of the
minimum 5 year monitoring period. The survival rate is established as a goal and
may be adjusted where natural regeneration and growth has resulted in minimum
plant cover, as defined in Item 1;
C:/Landtrust/Wedgewood/4~ Qtr Monitoring.doc
Chad Armour, LLC
03/28/08
•
Wedgewood Mitigation
Renton, Washington
1itoring Land Trust, Inc.
3. Less than 20% cover by invasive weedy species at the end of each growing
season during the 5 year monitoring period;
4. Saturated soils to the surface throughout the limits of the wetland creation areas
until at least May 1, measured consecutively, for each year during the monitoring
period;
5. Creation and maintenance of a minimum of 6,100 sf of scrub-shrub wetland
combined between the two areas designated as wetland creation. The wetland
creation area shall have a minimum of 3 native scrub-shrub species within the
wetland creation area; and
6. A water table within 12 inches of the surface through May 1 of each monitoring
year.
MARCH 2008 MITIGATION AREA OBSERVATIONS
Armour visited the mitigation site on March 27, 2008 to observe the overall conditions
and estimate the cover of the installed trees, shrubs, and other plants present in the
each of the 13 50-foot-long transects. We also estimated plant mortality by counting
plants within a 300 sf area along the 13 transects. Please note that there are too many
plants to physically count each of them in a reasonable and economical timeframe;
therefore, the results presented here are an estimate of the plant survival rate for the
entire site based on best professional judgment.
Table 1 -Survival rate for trees and shrubs on the Wedgewood mitigation site in
March 2008" . .. · . -c-, ···fi4o···. (' ;-,._">~ . •,.,.·.,,,,;•c .
CommonNal:ne • : Sciel'ltific Name Qb$1> ~i:. ,:. .,
Trees
big-leaf maple Acer macrophyllum 3 3
Douglas-fir Pseudotsuga menziesii 1 1
quaking aspen Popu/us tremuloides 6 6
western hemlock Tsuga heterophyl/a 1 1
western red cedar Thuia olicata 13 11
Shrubs
common snowberry Symphoricarpos a/bus 56 50
hazelnut Cory/us cornuta 3 3
Pacific ninebark Physocarpus capitatus 2 2
red-osier dogwood Cornus stolonifera 47 27
rose Rosa sp. 51 51
salal Gaultheria shat/on 11 11
western crabapple Ma/us fusca 1 1
western serviceberry Amelanchier a/nifolia 3 2
willow Sa/ix sp. 47 45
Total 245 214
' a sample derived from 13 50-foot long transects
• all of the trees and shrubs were installed; no volunteers counted
C:/Landtrust/Wedgewood/4'" Qtr Monitoring.doc
Chad Armour, LLC
2
~-i·f~
0 100%
0 100%
0 100%
0 100%
2 85%
6 89%
0 100%
0 100%
20 57%
0 100%
0 100%
0 100%
1 67%
2 100%
31 87%
03/28/08
Wedgewood Mitigation
Renton, Washington
,itoring Land Trust, Inc.
Survival Rate
As shown on Table 1 the installed plants continue to do well, with an observed overall
survival rate of 87 percent. All plant species experienced an 80 percent survival rate or
greater, with the exception of red-osier dogwood and western serviceberry. Nearly all of
the surviving shrubs are beginning to leaf-out and a few of the plants that we thought
would not survive the winter are indeed alive.
Plant Cover
As would be expected at the beginning of the second growing season, the mitigation and
volunteer plant cover is less than 80 percent (Table 2). Native volunteer species, such
as red alder (A/nus rubra), black cottonwood (Popu/us ba/samifera), and salmonberry
(Rubus spectabi/is), provide considerable coverage in certain areas (Photograph 1) as
opposed to others (Photograph 2). Himalayan (Rubus discolor) and cut-leaf (Rubus
/aciniatus) blackberry represent the 2 percent of non-native shrub cover (Photograph 3).
Table 2 -Plant cover on the Wedgewood
. 2008" mitigation site in March
. ,: .·
... · ·.· .•<J) -cov.r,,····
Native Treesb
Native Shrubsb
Non-Native Shrubs0 . as estimated along 13 50-foot long transects
" includes installed and volunteer plants
c includes shrubs and herbs
41%
15%
2%
Overall plant cover is comparable to our December 2007 Mitigation Report, thus it is still
too soon to judge the cover standard for native trees and shrubs. The installed plants
are still too small to achieve the 80 percent ideal coverage, but these are typical results
for the 1" year following installation. Trees and shrubs typically expend their energy
growing roots initially at the expense of leaves. The cover of non-native or "less
desirable" shrubs, such as Himalayan and cut-leaf blackberry, was within the allowable
standard (Photographs 4 & 5).
Hydrology
Per the monitoring schedule, the groundwater monitoring event for the wetland/stream
enhancement areas and the wetland creation areas began earlier this month and will
continue through May 1, 2008. It should be noted that during our site visit we observed
standing water in all of the wetland/stream enhancement areas and the wetland creation
areas (Photographs 2 & 5).
CONCLUSIONS
Based on the results of this monitoring effort, we draw the following conclusions:
• Land Trust is in compliance with respect to plant mortality;
• Land Trust is in compliance with respect to non-native shrub cover;
• It is too soon to evaluate the cover of installed trees and shrubs; and
C:/Landtrust/Wedgewood/4"' Qtr Monitoring.doc
Chad Armour, LLC
3 03128/08
•
Wedgewood Mitigation
Renton, Washington
rtoring Land Trust, Inc.
• Blackberry shrubs should continue to be controlled. They are small and
manageable at the moment but without attention could become problematic.
RECOMMENDATIONS
Based on our conclusions we recommend the following:
• Remove Himalayan blackberry shrubs and other invasives as needed, roots and
all, in order to minimize their cover on the site.
LIMITATIONS
Work for this project was performed, and this letter report prepared, in accordance with
generally accepted professional practices for the nature and conditions of the work
completed in the same or similar localities, at the time the work was performed. It is
intended for the exclusive use of Land Trust, Inc. and their assigns for specific
application to the referenced property. This report is not meant to represent a legal
opinion. No other warranty, express or implied, is made.
Any questions regarding our work and this report, the presentation of the information,
and the interpretation of the da.ta are welcome and should be referred to the
undersigned.
Sincerely,
Chad Armour, LLC
Melissa Leslie
Biologist
Attachment -Representative Photographs
cc: Jennifer Henning, City of Renton
C:/LandtrustANedgewood/4'" Qtr Monitoring.doc
Chad Armour, LLC
4 03/28/08
..
ATTACHMENT
Representative Photographs
Wedgewood Mitigation
Renton, Washington
itoring Land Trust, Inc.
Photograph 1. View of a typical buffer enhancement area on a steep slope filled with red
alder seedlings .
Photograph 2. View of a wetland creation area.
C :/Landtrust/Wedgewood/41h Qtr Monitoring .doc
Chad Armour, LLC
03/28/08
. ,
Wedgewood Mitigation
Renton, Washington
itoring Land Trust, Inc.
Photograph 3. Blackberry grows quickly , but has not yet become unmanageable.
Photograph 4. View of a rocky buffer enhan cement area.
C:/Landtrust/\/Vedgewood/41h Qtr Monitoring.doc
Chad Armour, LLC
03/28/08
Wedgewood Mitigation
Renton , Washington
itoring
Photograph 5. A more open view of a wetland creation area .
C:/Landtrust/Wedgewood/41h Qtr Monitoring.doc
Chad Armour, LLC
Land Trust, Inc.
03/28/08
January 3, 2008
Patrick Gilroy
LandTrust lnc.
1540 140th Avenue, N.E, #100
Bellevue, WA 98005
SUBJE.CT:
Patrick:
CITY F RENTON
Planning/B11ilding/Public Works Department
Gregg Zimmerman P .E., Administrator
This letter is to inform you that I received the third quarterly wetland maintenance and
monitoring report for Wedgewood from Chad Armouron December 26, 2007: Per his report, the
wetland mitigation project is in compliance with established performance standards. ·
I look forward to receiving the fourth quarterly report by March 29, 2008. If you ha:ve any
questions regarding this letter please contact me at (425) 430-7270.
Andrea Petzel, lanne
Dev~lopment Services Division
cc: City of Renton File LUA 06-065
Chad Armour ·
------J-0-55_S_o_ilth_G_tad_y_W_a_y-R_e_n_to-n-,W-as-hi-ngt_o_n_98-0~57------'----~ '* This paper contains 50% recycled material, 30% po$tconsum~~
Ai-IEAD o·F THE-CURVE
CHAD ARMOUR, LLC
December 26, 2007
Job No. 07-028
Mr. Patrick Gilroy
Land Trust, Inc.
1520 1401" Avenue NE, Suite 200
Bellevue, Washington 98005
6500 1261h Avenue S.E.
Bellevue, Washington 98006-3941
(425) 641-9743 Office (425) 643-34 99 Fax
chad@chadannour.com
Subject: Third Quarter Wetland Mitigation Monitoring Report
Wedgewood Lane Divisions 1, 2, 3, & 4
eitpotRenmn-fite No. LUA0&-065
Dear Mr. Gilroy:
We are pleased to present the results of our quarterly wetland mitigation monitoring
observations for the above-referenced plat. This is the third of several reports that we
will prepare summarizing our assessment of the mitigation site. The purpose of the work
is to satisfy the City of Renton's (Renton) compliance monitoring requirements for
wetland mitigation.
BACKGROUND INFORMATION
Land Trust, Inc. (Land Trust) has implemented a wetland mitigation plan to address
impacts that were made to wetlands, streams, and their buffers on the project site during
the development of the subdivision of Wedgewood Lane (aka, VerCello), Divisions 1, 2,
3 and 4. To mitigate for these impacts, Land Trust created a total of 6,100 square feet
(sf) of wetland area, enhanced 8,124 sf of existing wetland and stream area, and
restored 33,343 sf of wetland and stream buffers.
For the purposes of tracking the growth and overall health of the wetland mitigation
areas, Chad Armour, LLC (Chad Armour) installed 13 50-foot-long transects in March,
2007. The end of each transect is marked by 3-foot tall 1 X2 wooden stakes. The
transect number is marked on the stake with indelible ink.
PERFORMANCE STANDARDS
The performance standards used to judge the success of the Wedgewood mitigation
plan include:
1. A minimum 80% average native vegetative cover of trees and shrubs throughout
the mitigation areas at the end of the minimum 5 year monitoring period. Plant
species composition shall meet the intent of the mitigation goals;
2. A minimum 80% survival of planted trees and shrubs at the end of each of the
minimum 5 year monitoring period. The survival rate is established as a goal and
may be adjusted where natural regeneration and growth has resulted in minimum
plant cover, as defined in Item 1;
C:/Landtrust/Wedgewood/3"' Qtr Monitoring.doc
Chad Armour, LLC
1 12/26/07
Wedgewood Mitigation Mom.~ring
Renton, Washington
Land Trust, Inc.
3. Less than 20% cover by invasive weedy species at the end of each growing
season during the 5 year monitoring period;
4. Saturated soils to the surface throughout the limits of the wetland creation areas
until at least May 1, measured consecutively, for each year during the monitoring
period;
5. Creation and maintenance of a minimum of 6,100 sf of scrub-shrub wetland
combined between the two areas designated as wetland creation. The wetland
creation area shall have a minimum of 3 native scrub-shrub species within the
wetland creation area; and
6. A water table within 12 inches of the surface through May 1 of each monitoring
year.
DECEMBER 2007 MITIGATION AREA OBSERVATIONS
Chad Armour visited the Wedgewood plat on December 20, 2007 to observe the overall
conditions of the mitigation site and estimate the cover of the installed trees, shrubs, and
other plants present in the each of the 13 50-foot-long transects. We also estimated
plant mortality by counting plants within a 300 sf area along the 13 transects. Please
note that there are too many plants to physically count each of them in a reasonable and
economical timeframe; therefore, the results presented here are an estimate of the plant
survival rate for the entire site based on best professional judgment.
Table 1 -Survival rate for trees and shrubs on the Wedgewood mitigation site in
December 2007"
. No.
Common Name Scientific Name Obs.b Alive
Trees
big-leaf maple Acer macrophyllum 1 1
Douglas-fir Pseudotsuga menziesii 4 4
quaking aspen Popu/us tremuloides 6 5
western hemlock Tsuga heterophylla 1 1
western red cedar Thuia olicata 13 11
Shrubs
common snowberry Symphoricarpos a/bus 60 51
hazelnut Cory/us comuta 3 3
Pacific ninebark Physocarpus capita/us 2 2
red-osier dogwood Camus stolonifera 45 29
rose Rosa sp. 53 52
salal Gaultheria shallon 11 11
western crabapple Ma/us fusca 1 1
western serviceberry Amelanchier alnifo/ia 3 3
willow Sa/ix sp. 46 44
Total 249 218
' a sample derived from 13 50-foot long transects
• all of the trees and shrubs were installed; no volunteers counted
C:/LandtrustNVedgewood/3"' Otr Monitoring.doc
Chad Armour, LLC
2
Survival
Dead Rate ...
0 100%
0 100%
1 83%
0 100%
2 85%
9 85%
0 100%
0 100%
16 64%
1 98%
0 100%
0 100%
0 100%
2 96%
31 88%
12/26/07
Wedgewood Mitigation Mon .. _. ing
Renton, Washington
Survival Rate
Land Trust, Inc.
As shown on Table 1 the installed plants are doing well, with an observed overall
survival rate of 88 percent. All plant species experienced an 80 percent survival rate or
greater, with the exception of red-osier dogwood, which experienced a 64 percent
survival rate. It should be noted that the survival rate for red-osier dogwood increased
from our September 2007 Mitigation Report, because many of the expired plants were
replaced. The red-osier dogwood survival rate appears low because the landscaper
who replaced the slips installed them outside of the monitoring transects, or in transects
other than those where slips were previously reported as deceased. For example, in our
past monitoring events Transect #13 did not have any red-osier dogwood yet we
counted 11 plants during this event. In addition, based on our observations in and
around Transect #3, the expired plants in this area were not replaced.
Plant Cover
As would be expected during the winter following the first growing season, the cover of
the installed and volunteer plants is less than 80 percent (Table 2). Native volunteer
species, such as red alder (A/nus rubra), black cottonwood (Populus balsamifera), and
salmonberry (Rubus spectabilis), provide considerable coverage in certain areas
(Photograph 1) as opposed to others (Photograph 2). Himalayan (Rubus discolor) and
cut-leaf (Rubus /aciniatus) blackberry represent the 2 percent of non-native shrub cover
(Photograph 3).
Table 2 -Plant cover on the Wedgewood
mitiaation site in December 2007 a
Cover
Native Trees0
Native Shrubs0
Non-Native Shrubs0
a as estimated along 13 50-foot long transects
0 includes installed and volunteer plants
c includes shrubs and herbs
40%
16%
2%
Overall cover is comparable to our September 2007 Mitigation Report, thus it is still too
soon to judge the cover standard for native trees and shrubs. Currently the installed
plants are too small to achieve the 80 percent ideal which is typical the 1st year following
installation. Trees and shrubs typically expend their energy growing roots initially at the
expense of leaves. The cover of non-native or "less desirable" shrubs, such as
Himalayan and cut-leaf blackberry, was within the allowable standard (Photographs 4 &
5).
Hydrology
Per the monitoring schedule, the next groundwater monitoring event for the
wetland/stream enhancement areas and the wetland creation areas will begin in March
2008. It should be noted that during our site visit we observed standing water in all of
the wetland/stream enhancement areas and the wetland creation areas (Photographs 2
& 5).
C:/Landtrusl/Wedgewood/3"' Qtr Monitoring.doc
Chad Armour, LLC
3 12/26/07
Wedgewood Mitigation Mon .. vring
Renton, Washington
Land Trust, Inc.
CONCLUSIONS
Based on the results of this monitoring effort, we draw the following conclusions:
• Land Trust is in compliance with respect to plant mortality;
• Land Trust is in compliance with respect to non-native shrub cover;
• It is too soon to evaluate the cover of installed trees and shrubs; and
• Blackberry shrubs should continue to be controlled. They are small and
manageable at the moment but without attention could become problematic.
RECOMMENDATIONS
Based on our conclusions we recommend the following:
• Remove Himalayan blackberry shrubs and other invasives as needed, roots and
all, in order to minimize their cover on the site.
LIMITATIONS
Work for this project was performed, and this letter report prepared, in accordance with
generally accepted professional practices for the nature and conditions of the work
completed in the same or similar localities, at the time the work was performed. It is
intended for the exclusive use of Land Trust, Inc. and their assigns for specific
application to the referenced property. This report is not meant to represent a legal
opinion. No other warranty, express or implied, is made.
Any questions regarding our work and this report, the presentation of the information,
and the interpretation of the data are welcome and should be referred to the
undersigned.
Sincerely,
Chad Armour, LLC
~a4, .. ~
Melissa Leslie
Biologist
Attachment -Representative Photographs
cc: Andrea Petzel, City of Renton
C:/LandtrustNVedgewood/3 Qtr Monitoring.doc
Chad Armour, LLC
4 12/26/07
ATTACHMENT
Representative Photographs
Wedgewood Mitigati on Mon .. vring
Renton , Washington
Land Trust, Inc.
Photograph 1. View of a typical buffer enhancement area on a steep slope filled with red
alder seedlings.
Photograph 2. View of a wetland creation area.
C :/Landtrust/Wedgewood/3rd Qtr Monitoring .doc
Chad A rmour, LLC
12/26/07
Wedgewood Mitigation Mo ... wring
Renton , Washington
Land Trust, Inc.
Photograph 3. Blackberry grows quickly , but has not yet become unmanageable.
Photograph 4 . View of a rocky buffer enhancement area .
C:/Landtrust/Vl/edgewood/3rd Qtr Monito ring .doc
Chad Armour, LLC
12/26/07
Wedgewood Mitigation Mo .... ~ring
Renton , Washington
Photograph 5. A more open view of a wetland creation area.
C:/Landtrust/Wedgewood/3'd Qtr Monitoring .doc
Chad Armour, LLC
Land Trust, Inc.
12/26/07
Page 1 of I
Andrea Petzel -Wedgewood Lane Qua_. _ ly Monitoring report -----------------------YWJti14Wfift-1ikFi11h••• ---------------------------
From:
To:
Date:
"Patrick Gilroy" <patrick@northward.com>
"Andrea Petzel" <APetzel@ci.renton.wa.us>
12/31/2007 11 :42 AM
Sub.iect: Wedgewood Lane Quarterly Monitoring report
Ms Petzel-
I am writing to confirm your receipt of the 3rd Quarter Wedgewood Mitigation Monitoring Report from Chad Armour LLC that was
delivered to your attention last week. I would also like to make you aware of our intentions to continue to monitor and cut back the
Himalayan blackberry shrubs and other weedy species, as directed in the report. Cutting back these weedy species, as
recommended in the report, is part of our on-going maintenance program with our landscape contractor, but I will make sure that
they receive continued direction to do so.
Please let us know if you have further questions or concerns regarding the report.
Best Wishes for a Happy New Year,
Patrick J. Gilroy
1520 140th Ave NE II Suite 200 II Bellevue, WA 98005
W: (425) 747-1726 (x102) II M: (425) 444-7281
DISCLAIMER NOTICE:
This message contains confidential information and is intended only for patrick@northward.com ('Sender'J and APetzel@ci.renton.wa.us ("Intended Recipient(s)'J. If you are
not an Intended Recipient listed herein, you are hereby requested to notify Sender immediately by email that you have received this communication in error and you
must delete this e•mail from your system. Any dissemination, copying or distribution of this message, or files associated with this message, by an anyone who is not an
Intended Recipient is strictly prohibited. Furthermore, Sender does not accept liability for any errors or omissions in the contents of this message, which may arise as a result
of e·mail transmission.
file:// C: \Docurnents%2 Oand%20S ettings \nwei 1 \Loe al %2 0 Settings\ Temp \GW} 00001.HTM 01/02/2008
CITY _ F RENTON {\'Y
0".~.· ~~ + ~., + Planning/Building/PublicWorl,s Department
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October 5, 2007
Patrick Gilroy
LandTrust Inc.
1540 140th A venue, N .E. # 100
Bellevue, WA 98005
SUBJECT: Receipt of Second Quarterly Wetland Maintenance and Monitoring Report
Wedgewood Divisions 1, 2, 3 and 4
City of Renton .File No. LUA06-065
Patrick:
This letter is to inform you that I received the first quarterly wetland maintenance and monitoring report
for Wedgewood from Chad Armour on September 28, 2007. Per his .report, the wetland mitigation
project is in compliance with established perfonnance standards.
I look forward to receiving the second quarterly report by September 29, 2007. If you have any questions
regarding this letter please contact me at ( 425) 430-7270.
~r4,)
Andrea Petzel, Planner
Development Services Division
cc: City of Renton File LUA06-065
Chad Armour
----~--I0'--5~5-So_u_th_Grad __ y_W_a_y--~R-en-to_n_, W-as-h-in-gt-on-·-98_0_5_7 ~-~--~ ~.
@· Th;s_paperCOntains 50% recycled ~lerial, 30% postc.onsumer AHEAI? OF-THE· CURVE
September 28, 2007
HAND-DELIVERED
Andrea Petzel
Development Services Division
City of Renton
1055 S Grady Way
Renton, WA 98057
Lj
R FTYOFRENTO,,
C!:IVED
SEP 2 8 2007
BUILDING DIVISION
'\CJ.
~(A
RE: WEDGEWOOD LANE WETLAND AND STREAM MONITORING PLAN
Dear Andrea:
Attached hereto please find a copy of our second quarterly monitoring report for the above-referenced
wetland mitigation project.
The purpose of this cover letter is to inform you of our plans to address the mitigation work
recommended by Chad Armour in the attached report. In regards to the 3% cover by non-native cover, I
have already met with Chad Armour and our landscape contractor to review and identify the non-native
plants that should be removed, and work to reduce their cover has already begun.
In regards to the dogwood plants that need to be replaced, this same comment appeared in the first
quarterly monitoring report submitted last June. At that time, we indicated that we would prefer to wait
until the Fall to replace these plantings because it would increase their chances of survival. However,
after meeting with the Landscape contractor two weeks ago regarding this issue, we discovered that
replacement slips are not available at this time of the year and will not likely be "in season" for another
month or two. In light of this information, we would prefer to install the replacement red-osier dogwood
in time for the next quarterly monitoring report, due in December.
If you have any further comments about Chad Armour's report or any of the information I have provided
here, we welcome your feedback. I can be reached at (425) 747-1726, ext. 102.
Sincerely,
LA RUST, INC.
1560 140TH AVE NE Sl'ITE 100 RHLEVlJE, WA 98005
: ..... "' . , .,.. ...
• ,< I • ~ • .-.S,
' . '
[425]747-1726 [42.S!747-4157FAX WWW.LANDTRUSTJNC.COM
CHAD ARMOu~, LLC
September 27, 2007
Job No. 07-028
Mr. Patrick Gilroy
Land Trust, Inc.
1520 140th Avenue NE, Suite 200
Bellevue, Washington 98005
6500 126'" Avenue S.E.
Bellevue, Washington 98006-3941
(425) 641-9743 Office (425) 643-34 99 Fax
chad@chadarmour.com
Subject: Second Quarter Wetland Mitigation Monitoring Report
Wedgewood Lane Divisions 1, 2, 3, & 4
Renton, Washington
Dear Mr. Gilroy:
We are pleased to present the results of our quarterly wetland mitigation monitoring
observations for the above-referenced plat. This is the second of several reports that we
will prepare summarizing our assessment of the mitigation site. The purpose of the work
is to satisfy the City of Renton's (Renton) compliance monitoring requirements for
wetland mitigation.
BACKGROUND INFORMATION
Land Trust, Inc. (Land Trust) has implemented a wetland mitigation plan to address
impacts that were made to wetlands, streams, and their buffers on the project site during
the development of the subdivision of Wedgewood Lane (aka, VerCello), Divisions 1, 2,
3 and 4. To mitigate for these impacts, Land Trust created a total of 6,100 square feet
(sf) of wetland area, enhanced 8,124 sf of existing wetland and stream area, and
restored 33,343 sf of wetland and stream buffers.
For the purposes of tracking the growth and overall health of the wetland mitigation
areas, Chad Armour, LLC (Chad Armour) installed 13 50-ft transects in March, 2007.
The end of each transect is marked by 3-foot tall 1 X2 wooden stakes. The transect
number is marked on the stake with indelible ink.
PERFORMANCE STANDARDS
The performance standards used to judge the success of the Wedgewood mitigation
plan include:
1. A minimum 80% average native vegetative cover of trees and shrubs throughout
the mitigation areas at the end of the minimum 5 year monitoring period. Plant
species composition shall meet the intent of the mitigation goals;
2. A minimum 80% survival of planted trees and shrubs at the end of each of the
minimum 5 year monitoring period. The survival rate is established as a goal and
may be adjusted where natural regeneration and growth has resulted in minimum
plant cover, as defined in Item 1 ;
C:/Landtrusl/Wedgewood/2"' Qtr Monitoring Report.doc1
Chad Armour, LLC
09/27/07
Wedgewood Mitigation Mon ng Land Trust, Inc.
Renton, Washington
3. Less than 20% cover by invasive weedy species at the end of each growing
season during the 5 year monitoring period;
4. Saturated soils to the surface throughout the limits of the wetland creation areas
until at least May 1, measured consecutively, for each year during the monitoring
period;
5. Creation and maintenance of a minimum of 6,100 sf of scrub-shrub wetland
combined between the two areas designated as wetland creation. The wetland
creation area shall have a minimum of 3 native scrub-shrub species within the
wetland creation area; and
6. A water table within 12 inches of the surface through May 1 of each monitoring
year.
SEPTEMBER 2007 MITIGATION AREA OBSERVATIONS
Chad Armour visited the Wedgewood plat on September 21, 2007 to observe the overall
conditions of the mitigation site and estimate the cover of the installed trees, shrubs, and
other plants present in the each of the 13 50-foot-long transects. We also estimated
plant mortality by counting plants within a 300 sf area along the 13 transects. Please
note that there are too many plants to physically count each of them in a reasonable and
economical timeframe; therefore, the results presented here are an estimate of the plant
survival rate for the entire site based on best professional judgment.
Table 1 -Survival rate for trees and shrubs on the Wedgewood mitigation site in
Se !ember 2007"
Name
Trees
big-leaf maple Acer macrophyllum 1 1 0 100%
Douglas-fir Pseudotsuga menziesii 4 4 0 100%
quaking aspen Popu/us tremuloides 6 6 0 100%
western hemlock Tsuga heterophylla 1 1 0 100%
western red cedar Thu·a licata 13 13 0 100%
Shrubs
common snowberry Symphoricarpos a/bus 60 54 6 90%
hazelnut Cory/us cornuta 3 3 0 100%
Pacific ninebark Physocarpus capita/us 2 2 0 100%
red-osier dogwood Cornus stolonifera 45 18 27 40%
rose Rosa sp. 53 53 0 100%
salal Gaultheria shallon 11 11 0 100%
western crabapple Ma/us fusca 1 1 0 100%
western serviceberry Amelanchier alnifolia 3 3 0 100%
willow Salix s 46 44 2 96%
Total 249 214 35 86%
' a sample derived from 13 50-foot long transects
' all of the trees and shrubs were installed; no volunteers counted
C:/LandtrustNVedgewood/2° Qtr Monitoring Report.doc2 09/27/07
Chad Armour, LLC
Wedgewood Mitigation Mon 19 Land Trust, Inc.
Renton, Washington
Survival Rate
As shown on Table 1 the installed plants are doing well, with an observed overall
survival rate of 86 percent. All plant species experienced a 90 percent survival rate or
greater, with the notable exception of red-osier dogwood, which experienced only a 40
percent survival rate. It should be noted that the loss of the red-osier dogwood is the
same that was noted in our June 28, 2007 Mitigation Report, whereas the loss of 6
snowberry and 2 willow are wholly new observations.
Plant Cover
As would be expected approaching the end of the first growing season, the cover of the
installed and volunteer plants is less than 80 percent (Table 2). Native volunteer
species, such as red alder (A/nus rubra) and black cottonwood (Popu/us ba/samifera),
provide considerable coverage in certain areas (Photograph 1) as opposed to others
(Photograph 2). Himalayan (Rubus discolor) and cut-leaf (Rubus /aciniatus) blackberry
represent the 3 percent of non-native shrub cover (Photograph 3).
Table 2 -Plant cover on the Wedgewood
miti ation site in Se tember 2007° ----
Native treesb
Native Shrubsb
Non-Native Shrubs0
as estimated along 13 50-foot long transects
' includes installed and volunteer plants
c includes shrubs and herbs
41%
15%
3%
While overall cover has improved since our June 2007 Mitigation Report, it is still too
soon to judge the cover standard for native trees and shrubs. Currently the installed
plants are too small to achieve the 80 percent ideal, which is typical the 1•1 year following
installation. Trees and shrubs typically expend their energy growing roots initially at the
expense of leaves. The cover of non-native or "less desirable" shrubs, such as
Himalayan blackberry, was less than the standard (Photographs 4 & 5).
Hydrology
Per the monitoring schedule, the next groundwater monitoring event for the
wetland/stream enhancement areas and the wetland creation areas will begin in March
2008.
CONCLUSIONS
Based on the results of this monitoring effort, we draw the following conclusions:
• Land Trust is in compliance with respect to plant mortality and non-native shrub
cover;
• It is too soon to evaluate the cover of installed trees and shrubs;
• The red-osier dogwood slips that have expired should be replaced when the
rainy season begins; and
C:/LandtrustNVedgewood/2" Qtr Monitoring Report.doc3
Chad Armour, LLC
09/27/07
Wedgewood Mitigation Mon _ 19
Renton, Washington
Land Trust, Inc.
• Blackberry shrubs should be controlled. They are small and manageable at the
moment but without attention could become problematic.
RECOMMENDATIONS
Based on our conclusions we recommend the following:
• Install the replacement red-osier dogwood slips in November or shortly after the
fall rains begin; and
• Treat the blackberries within the next 45 days. Remove the entire plant including
canes, the rootball, and large roots and dispose of them off of the site.
LIMITATIONS
Work for this project was performed, and this letter report prepared, in accordance with
generally accepted professional practices for the nature and conditions of the work
completed in the same or similar localities, at the time the work was performed. It is
intended for the exclusive use of Land Trust, Inc. and their assigns for specific
application to the referenced property. This report is not meant to represent a legal
opinion. No other warranty, express or implied, is made.
Any questions regarding our work and this report, the presentation of the information,
and the interpretation of the data are welcome and should be referred to the
undersigned.
Sincerely,
Chad Anmour, LLC
Melissa Leslie
Environmental Scientist
Attachments -Representative Photographs
cc: Andrea Petzel, City of Renton
C:/Landtrust/Wedgewood/2° Qtr Monitoring Report.doc4
Chad Armour, LLC
09/27/07
Wedgewood Mitigation Moni,v, ing
Renton , Washington
Land T rust, In c.
Photograph 1. View of a typical buffer enhancement area on a steep slope .
Photograph 2. View of a wetland creation area .
C:/L andtrust/Wedgewood/2nd Qtr Monitoring Report.doc
Chad A rmour, LLC
09/27/0 7
Wedgewood Mit igation Mon ___ ing Land Trust, Inc.
Renton, Washington
Photograph 3. Blackberry grows quickly and could soon become unmanageable.
Photograph 4. This rocky buffer enhancement area is filled with red alder seed lings .
C:/LandtrustNVedgewood/2nd Qtr Monitoring Report .doc
Chad Armour, LLC
09/27/07
Wedgewood Mitigation Mon .. _. ing
Renton , Washington
Photograph 5. View of a more ope n w etla nd creation area .
C:/Landtrust/Wedgewood/2nd Qtr Monitorin g Report.doc
Cha d Armour, LLC
Land Trust, In c.
09/27/07
July 6, 2007
Patrick Gilroy
LandTrust Inc.
1540 140th Avenue, N.E. #1.00
Bellevue, .WA 98005
CIT'\ IF RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
SUBJECT: Receipt of First Quarterly Wetland Maintenance and Monitoring Report
~.~~~. J,2,3and4 .
............ LUA06-065\
Patrick:
This letter is .to inform you that I received the first quarterly wetland maintenance 11nd monitoring report
for Wedgewood from Chad.Armour on June 29. 2007. Per his report, the wetlan.d mitigation project is in
compliance with established performance standards. ·
Ilook forward to receiving the second quarterly report by September 29, 2007. If you have any questions
regarding this letter please contact me at (425) 430-72.70. ,
Sincerely,
cc: City of Renton File LUA06-065
Chad Armour
-------I-0-55_S_o_u_th~.G-'-ra-d_y_W_ay---R-e-nt-o-n,-W-a-s-h,-.n-gt-on---'9-80-5-7·---___::..__. ·~
@ Thls papefcootains 50% recycled material,30% pOsiconsumer A'ff~AD OF THE cuRvE
June 29, 2007
HAND-DELIVERED
Andrea Petzel
Development Services Division
City of Renton
1055 S Grady Way
Renton, WA 98057
..
RE: WEDGEWOOD LANE WETLAND AND STREAM MONITORING PLAN
Dear Andrea:
Attached hereto please find a copy of our first quarterly monitoring report for the above-referenced
wetland mitigation project.
The purpose of this cover letter is to inform you of our plans to address the mitigation work
recommended by Chad Armour in the attached report. In regards to the 8% cover by invasive weedy
species, I have scheduled a meeting next week between myself, Chad Armour and our landscape
contractor to review and identify the non-native plants prior to commencement of any work. After that,
our contractor should have the non-native plants removed in accordance with Chad Armour's
recommendations within 2 weeks following the meeting -well within the 45 day timeframe called out in
the report.
In regards to the dogwood plants that need to be replaced, we would prefer to follow Chad Armour's
recommendation and wait until the Fall to replace these plantings, since any plantings made at this time
of year would not likely survive.
If you have any further comments about Chad Armour's report or any of the information I have provided
here, we welcome your feedback. I can be reached at (425) 747-1726, ext. 102.
Sincerely,
4i7JJ
~oy
1560 140TH AVE \II-: StJITE 100
[425] 747-1726 [·1Ll] H"/-4157 FAX
BELLEVUE, WA 98005
WWW.U..NDTRUSTCNC.COM
Page 1 of 1
CHAD ARMv\Jt<., LLC
June 28, 2007
Job No. 07-028
Mr. Patrick Gilroy
Land Trust, Inc.
1520 1401" Avenue NE, Suite 200
Bellevue, Washington 98005
6500 1261
• Avenue S.E.
Bellevue, Washington 98006-3941
(425) 641-9743 Office (425) 643-34 99 Fax
chad@chadarmour.com
Subject: First Quarter Wetland Mitigation Monitoring Report
Wedgwood Lane Divisions 1, 2, 3, & 4
Renton, Washington
Dear Mr. Gilroy:
We are pleased to present the results of our wetland mitigation monitoring observations
in the spring of the first growing season following plant installation for the above-
referenced plat. This is the first of several reports that we will prepare summarizing our
assessment of the mitigation site. The purpose of the work is to satisfy the City of
Renton's (Renton) compliance monitoring requirements for wetland mitigation.
BACKGROUND INFORMATION
Land Trust, Inc. (Land Trust) has implemented a wetland mitigation plan to address
impacts that were made to wetlands, streams, and their buffers on the project site during
the development of the subdivision of Wedgewood Lane (aka, VerCello), Divisions 1, 2,
3 and 4. To mitigate for these impacts, Land Trust created a total of 6,100 square feet
(sf) of wetland area, enhanced 8,124 sf of existing wetland and stream area, and
restored 33,343 sf of wetland and stream buffers.
For the purposes of tracking the growth and overall health of the wetland mitigation
areas, Chad Armour installed 13 50-ft transects in March, 2007. The end of each
transect is marked by 3-foot tall 1 X2 wooden stakes. The transect number is marked on
the stake with indelible ink.
PERFORMANCE STANDARDS
The performance standards used to judge the success of the Wedgewood mitigation
plan include:
1. A minimum 80% average native vegetative cover of trees and shrubs throughout
the mitigation areas at the end of the minimum 5 year monitoring period. Plant
species composition shall meet the intent of the mitigation goals;
2. A minimum 80% survival of planted trees and shrubs at the end of each of the
minimum 5 year monitoring period. The survival rate is established as a goal and
may be adjusted where natural regeneration and growth has resulted in minimum
plant cover, as defined in Item 1 ;
C:/Landtrust/Wedgewood/1" Qtr Monitoring Report.doc1
Chad Armour, LLC
06/28/07
Wedgewood Mitigation ~
Renton, Washington
Land Trust, Inc.
3. Less than 20% cover by invasive weedy species at the end of each growing
season during the 5 year monitoring period;
4. Saturated soils to the surface throughout the limits of the wetland creation areas
until at least May 1, measured consecutively, for each year during the monitoring
period;
5. Creation and maintenance of a minimum of 6,100 sf of scrub-shrub wetland
combined between the two areas designated as wetland creation. The wetland
creation area shall have a minimum of 3 native scrub-shrub species within the
wetland creation area; and
6. A water table within 12 inches of the surface through May 1 of each monitoring
year.
JUNE 2007 MITIGATION AREA OBSERVATIONS
Chad Armour visited the Wedgewood plat on March 30, 2007 to install transects and
collect plant data. We returned to the site on June 11, 2007 to observe the overall
conditions of the mitigation site and estimate the cover of the installed trees, shrubs, and
other plants present in the each of the 13 50-foot-long transects. We also estimated
plant mortality by counting plants within a 300 sf area along the 13 transects. Please
note that there are too many plants to physically count each of them in a reasonable and
economical timeframe; therefore, the results presented here are an estimate of the plant
survival rate for the entire site based on best professional judgment.
Table 1 -Survival rate for trees and shrubs on the Wedgewood mitigation site in June
2007• --~ ---
--~
Trees
big-leaf maple Acer macrophyllum 1
Douglas-fir Pseudotsuga menziesii 4
quaking aspen Popu/us tremuloides 6
western hemlock Tsuga heterophyl/a 1
western red cedar Thuia p/icata 13
Shrubs
common snowberry Symphoricarpos a/bus 60
hazelnut Cory/us cornuta 3
Pacific ninebark Physocarpus capitatus 2
red-osier dogwood Cornus stolonifera 45
rose Rosa sp. 53
salal Gaultheria shal/on 11
western crabapple Ma/us fusca 1
western serviceberry Ame/anchier alnifolia 3
willow Salix sp. 46
Total 249
• a sample derived from 13 50-foot long transects
• all of the trees and shrubs were installed; no volunteers counted
C:/LandtrustNVedgewood/1 '1 Qtr Monitoring Report.doc2
Chad Armour, LLC
1 0 100%
4 0 100%
6 0 100%
1 0 100%
13 0 100%
60 0 100%
3 0 100%
2 0 100%
18 27 40%
53 0 100%
11 0 100%
1 0 100%
3 0 100%
46 0 100%
222 27 89%
06/28/07
Wedgewood Mitigation M
Renton, Washington
.... ~ Land Trust, Inc.
Survival Rate
As shown on Table 1 the installed plants are doing well, with an observed overall
survival rate of 89 percent. More than 90 percent of the plant species experienced a 100
percent survival rate, with the notable exception of red-osier dogwood, which
experienced only a 40 percent survival rate.
Plant Cover
As would be expected in the middle of the first growing season, the cover of the installed
plants is less than 80 percent (Table 2). The leaves of some of the plants were fully
expressed but others were just emerging (Photograph 1 & 2). Himalayan blackberry
sprouts represent the 2 percent of non-native shrub cover (Photograph 3).
Table 2 -Plant cover on the Wedgewood
miti ation site in June 2007°
Native trees
Native Shrubs
Non-Native Shrubsb
' as estimated along 13 50-foot long transects
b includes shrubs and herbs
21%
11%
2%
It is too soon to judge the cover standard for native trees and shrubs. Currently the
installed plants are too small to achieve the 80 percent ideal, which is typical the 1•1 year
following installation. Trees and shrubs typically expend their energy growing roots
initially at the expense of leaves. The cover of non-native or "less desirable" shrubs,
such as Himalayan blackberry, was less than the standard (Photographs 4 & 5).
Hydrology
As indicated on Table 3 the wetland/stream enhancement areas and the wetland
creation area were hydrated to the surface at least to June 11, 2007.
Table 3 -2007 Hydrology Observations on the Wedgewood
site
,~~~~~~--~~~~-,:--"-__ -,-.-.---.,-
T-10
T-12
T-13
Water 4.1 in deep
Water6.75 in deep
Water 0.5 ft deep
CONCLUSIONS
6: '~ ' -'~ -'
Surface soil saturation
0.5 in deep
Surface soil saturation
Based on the results of our initial monitoring effort, we draw the following conclusions:
• Land Trust is in compliance with respect to plant mortality , non-native shrub
cover, and hydrology;
• It is too soon to evaluate the cover of installed trees and shrubs;
C:/Landtrust/Wedgewood/1 '' Qtr Monitoring Report.doc3
Chad Armour, LLC
06/28/07
Wedgewood Mitigation M o Land Trust, Inc.
Renton, Washington
• The red-osier dogwood slips that have and may continue to expire should be
replaced when the rainy season begins; and
• Blackberry shrubs should be controlled. They are small and manageable at the
moment but without attention could become problematic.
RECOMMENDATIONS
Based on our conclusions we recommend the following:
• Install the replacement red-osier dogwood slips in November or shortly after the
fall rains begin; and
• Treat the blackberries within the next 45 days. Remove the entire plant including
canes, the rootball, and large roots and dispose of them off of the site.
LIMITATIONS
Work for this project was performed, and this letter report prepared, in accordance with
generally accepted professional practices for the nature and conditions of the work
completed in the same or similar localities, at the time the work was performed. It is
intended for the exclusive use of Land Trust, Inc. and their assigns for specific
application to the referenced property. This report is not meant to represent a legal
opinion. No other warranty, express or implied, is made.
Any questions regarding our work and this report, the presentation of the information,
and the interpretation of the data are welcome and should be referred to the
undersigned.
Sincerely,
Chad Armour, LLC
Chad Armour
Principal
Attachments -Representative Photographs
cc: Andrea Petzel, City of Renton
C:/Landtrusl/Wedgewood/1" Qtr Monitoring Report.doc4
Chad Armour, LLC
06/28/07
Photograph 1. View of a typical buffer enhancement area on a steep slope.
Photograph 2. View of a wetland creation area. The willow leaves are just emerging.
C:/Landtrust/Wedgewood/1 51 Qtr Monitoring Report.doc
Chad Armour, LLC
06/28/07
Photograph 3.
unmanagable.
Photograph 4. Rocky buffer enhancement areas are uncommon but important.
C:/Landtrust/Wedgewood/1 51 Qtr Monitoring Report.doc
Chad Armour, LLC
06/28/07
Photograph 5. View of a more open wetla nd creation area .
C :/Landtrust/Wedgewood/1 st Otr Monitoring Report doc
Chad Armour , LLC
06/28 /07
FINAL WETLAND AND STREAM MONITORING AND
MAINTENANCE PLAN
WEDGEWOOD LANE DIVISIONS 1, 2, 3, AND 4
Project No. 40401
Prepared for:
Landtrust, Inc.
1520 -1401h Avenue NE Suite 200
Bellevue, Wa. 98005
Attention: Mr. Patrick Gilroy
Prepared By:
AlderNW
518 North 59th Street
Seattle, Wa. 98103
206-783-1036 email AiderNW@comcast.net
March 27, 2007
FINAL WEDGEWOOD LANE DIVISIONS 1, 2, 3, AND 4 WETLAND AND STREAM
MITIGATION MONITORING AND MAINTENANCE PLAN
GENERAL SITE CONDITIONS
The Wedgewood Lane Project is located on the east side of east side of Hoquiam Avenue between NE I 0th Street
and NE 121st Street. It includes several parcels being combined to create Wedgewood Lane Divisions 1, 2, 3, and
4. The property is situated within a transitional neighborhood where existing residences on large lots are being
replaced with single-family residential subdivisions. Adjacent properties on the west side of Hoquiam Avenue NE
are occupied by existing residential subdivisions. The property to the east. is currently undeveloped although
applications are in process to King County to develop it as a residential subdivision.
Topographically, the property generally slopes gently down from Hoquiam Avenue along the west side of the
property toward the wetland along the east side. Slopes on the east side of the project are somewhat steeper.
This property is within the May Creek drainage sub-basin of the Cedar River Basin. Drainage from the property
flows eastward to Honey Creek which flows from south to north through the larger Wetland D along the east side
of the project area. Honey Creek is tributary to May Creek, approximately 2 miles northwest of the property. The
City of Renton Water Class Map identifies the stream section starting north of NE 10th Street as a Class 4 water.
The steam is not shown on the Water Class Map as extending south of SE I 16th St. The stream section adjacent to
the Wedgewood Lane project has been designated as a Class 4 water requiring a 35ft buffer.
WETLAND AREAS
The Wetland Evaluation Report for Wedgewood Lane Divisions I, 2, 3, and 4 dated November 20, 2006, describes
the identified the wetland areas on the four divisions. As described in that report there are four separately
identified wetlands within the project boundaries. Two of these, Wetlands A and B, are small isolated areas with
areas of 1,998sq.ft and 5,887sq.ft respectively. Wetlands C within Division 3, is continuous with Wetland Fon
Division 4. It occupies an area of approximately l,690sq.ft on Division 3 and approximately 7,255sq.ft. on
Division 4.
Seasonal Stream Corridor
There is a seasonal stream which originates as the roadside ditch in Hoquiam Avenue. It enters the project area in
Division 4. It flows across Division 4 and through Wetlands F and C. From Wetland C on Division 3, it flows
approximately 450 feet across Division 3 within a poorly defined channel before entering Wetland D-2, an
extension of the larger Wetland D. Himalayan blackberry (Rubus discolor) is the predominant vegetation growing
over the channel where it crosses Wedgewood Lane Division 3.
This drainage course, where it crosses Division 3 meets the criteria for designation as a City of Renton Class 4
water, because it is intermittent and does not include salmonid habitat. The standard buffer assigned for Class 4
water is 3 5 ft.
PROPOSED DEVELOPMENT -WETLAND/STREAM IMP ACTS
It is proposed to develop the property for construction of a residential development in four divisions, as shown on
project maps by Core Design, Inc., and on the Wetland and Stream Mitigation and Monitoring Plan (Sheets 1 to 7).
The Wetland and Stream Mitigation and Monitoring Plan is designed to mitigate for wetland and buffer impacts.
Storm Water Treatment Facilities
Storm water run--0ff from the developed area will be treated in two separate storm water treatment facilities being
constructed on the east side of the project within proposed Division 3. Construction of the pond berms involves
temporary disturbance to the outer limits of the wetland buffer. The extent of the work for construction of the
storm-water treatment ponds is illustrated on grading plans prepared by CORE Design.
The affected buffer areas are included in the Mitigation Planting plans for the project.
Roof and footing drains from residential building lots adjacent to Wetland D are being discharged by way of level
spreaders within the wetland buffer at 16 locations. Areas affected by this construction are included in the
Mitigation Planting Plans. Outfalls from the two storm water treatment facilities are similarly included in the
Mitigation Planting Plans.
Sanitary Sewer Construction
Sanitary sewer service for the project will be provided by installation of a lift station along SE 116th Street at the
north end of the project. This pump station will direct flows to existing sanitary sewer lines. Construction of the
pipeline to connect with the pump station includes a connection to a residential development to be constructed on
the east side of the larger off-site wetland. The pipe line crosses the smaller section of Wetland D, designated as
Wetland D-3.
The new pipeline will also cross a portion of Wetland D-2 buffer area north of the southern storm water treatment
pond.
The wetland and buffer areas affected by the sanitary sewer line construction are included in the Mitigation
Planting Plan.
Road Construction
Construction of the road system serving the Wedgewood Lane project impacts the wetland or stream and buffers
on the property at four locations.
Construction of the access road from SE 116th Street into Division 3 will require a crossing of the seasonal stream.
Mitigation for the stream crossing is being provided by enhancing the vegetative cover along the stream.
Continuation of the roadway to the south toward the south will fill Wetland A. Wetland A is a small isolated
wetland of less than 2,500sq.ft As a small isolated wetland of less than 2,500 it is exempt from wetland regulation
under Renton City Sensitive Area regulations.
Grading for construction of Jericho Place NE at the south end of Division 3 involves some fill placement over the
outer margin of the buffer for the roadway berm. This affected buffer area will be restored with plantings of native
trees and shrubs,
Construction of the Access road to Division 2 from Hoquiam Avenue will require unavoidable impact to Wetland
B. The location of the entrance road is defined by the location of SE 121st Street. Because of the requirement to
match new roads with existing intersections there is no alternative location for the roadway to enter the project.
The City of Renton requires that "The overall goal of any compensatory project shall be no net loss of wetland
function and acreage and to strive for a net resource gain in wetlands over present conditions. The concept of "no
net loss" means to create, restore and/or enhance a wetland so that there is no reduction to total wetland acreage
and/or function."
Mitigation for filling Wetland B in Division 2 is being provided by creating approximately 6,JOOsq.ft of new
wetland and enhancement of approximately 8, 124sq.ft of the existing wetland within Division 3.
Wetland Mitigation Concept.
Mitigation for the impact to Wetland B in Division 2 will be carried out within Division 3. For construction of the
roadway, 5,887sq.ft of the wetland habitat area will be impacted. Mitigation for the impact to the wetland will be
provid.ed by creation of a minimum of approximately 6,IOOsq.ft. of new wetland. and enhancement of
approximately of 8, 124sq.ft of existing wetland within Division 3.
Wetland Mitigation by Wetland Creation
There are two areas identified to provide for wetland creation to satisfy the mitigation requirement. The southern
of these two areas is adjacent to the large wetland along the east side of the property. This area is currently
occupied by dense Himalayan blackberry. A portion of the area is occupied by pasture grasses.
The second of the two areas is located between the two westward extensions of the large wetland. This area is
primarily vegetated in Himalayan blackberry with some scattered black cottonwood trees.
Wetland Creation over both of these areas will be accomplished by shallow excavation to allow overflow from the
wetland into the wetland creation area. The combined mitigation area is approximately 6,IOOsq.ft.
These two areas identified for wetland creation will provide the required I: I replacement ratio as required. In
accordance with the City of Renton Wetland regulations additional mitigation in the form of wetland enhancement
is also being provided.
Wetland Mitigation by Wetland Enhancement
There are two wetland areas where it will be feasible to provide mitigation by enhancement of the existing
wetland. These include approximately 2,700sq.ft of the existing wetland C, and approximately 3,IOOsq.ft of the
existing wetland at the lower end of the seasonal stream. Approximately 8, 124sq.ft of wetland will be enhanced on
these two locations.
Wetland Chas been impacted by its use as horse pasture. Enhancement of the area will involve planting the area
with native trees and shrubs, and a maintenance program over the minimum five year monitoring period to control
the growth of invasive species.
The wetland at the lower end of the seasonal stream is currently occupied by Himalayan blackberry. Enhancement
of this existing wetland will be carried out by removing and then controlling the growth of Himalayan blackberry
and other invasive species. Plantings of native trees and shrubs will be made on the area to accelerate the
establishment of a native habitat.
The mitigation work to enhance the wetland area will also include the surrounding buffer areas.
Stream Mitigation
Mitigation to compensate for the impact to the seasonal stream for construction of Jericho Place NE will be
provided by enhancing the vegetative cover along the stream corridor. Mitigation work will involve removal and
control of the Himalayan blackberry along the stream corridor and replanting with native trees and shrubs. This
work will be carried out in conjunction with the work in the adjacent wetlands and will be similar to the wetland
enhancement.
GOALS AND OBJECTIVES
Wetland Mitigation (Enhancement and Creation)
With implementation of the proposed mitigation design concept, the wetland functions impacted by Wetland B in
Division 2 will be replaced by creation of 6, 1 OOsq.ft of new wetland and hy enhancing approximately 8,124sq.ft of
existing disturbed wetland area. The areas included are somewhat larger than the minimum requirements.
The general goal of the mitigation plan is to create a wetland habitat area which has comparable or greater function
as is found in the existing wetland and stream to be impacted. This goal will be accomplished by replacing the
area to be filled with new wetland, and by enhancing portions of the existing wetland and buffer. With completion
of the mitigation design plan the total wetland area on the project will be expanded.
The wetland mitigation design involves four general objectives:
1. Establish new scrub-shrub wetland habitat which mimics native plant communities on a
minimum of 5,887sq.ft. of created wetland area, having a minimum of four wetland shrub
species and two wetland tree species. (Area shown on mitigation plan drawings is
somewhat greater than the minimum required.)
2. Control the growth of invasive plants, including Himalayan blackberry and Scot's broom
on the areas included in the mitigation plan.
3. Enhance existing wetland area occupied by emergent habitat to establish 8,124sq.ft of
scrub-shrub habitat with a minimum of four native shrub species and three native tree
species.
4. Enhance existing steam and wetland buffer area. Enhancement involves control of non
native weedy species and establishment of native shrub growth on the buffer. Trees are
included in the planting plan so that a forest component will be established over time.
Wetland Hydrology/Water Regime
The areas designated for the wetland creation and enhancement will be hydrologically supported by natural
drainage patterns. In addition, the proposed grading for wetland creation will intercept the shallow perched water
table which is present across the site to create wetland hydrological conditions.
The grading plan for the new wetland area is designed to match the elevations in the adjacent wetland with the
intent of allowing surface and subsurface water to spill into the newly created wetland area.
The hydrological objective of the mitigation design is to maintain saturated soils to within 12 inches of the surface
within the wetland creation area at least until May I of each year.
Stream and Wetland Bnffer Enhancement
The general goal to be achieved on the Stream and Wetland Buffer enhancement areas is to remove and control the
growth of the Himalayan blackberry present on the areas and to establish native trees and shrubs on the designated
buffer areas.
This mitigation by buffer enhancement has two general objectives:
I. Enhance Existing stream and wetland buffer area. Enhancement involves control of non-
native weedy species and establishment of native shrub growth on the buffer. Trees will
be included in the planting plan so that a forest component will be established over time .
. The enhanced buffer areas will have a minimum of four native shrub species and three
native tree species.
2. Control the growth of non-native invasive species including Himalayan blackberry and
Scotch broom (Cytisus scoparius) among others included in the Department of Ecology
listing of invasive species.
Buffer Restoration Area.
The general goal for the plantings on the buffer restoration areas is to accelerate the establishment of native shrubs
and trees on the affected buffer areas.
The buffer restoration design has two general objectives:
I. Restore the affected buffer areas to support native scrub-shrub habitat with a minimum of 4 shrub species
and three native tree species.
2. Limit the growth of non-native species including Himalayan blackberry and Scotch broom among other
species included on the Department of Ecology listing on invasive species.
WETLAND MITIGATION MONITORING
Standards of Success
A determination of the success in achieving the buffer/wetland mitigation goals and objectives will be based on the
following standards:
I. A minimum 80-percent average native vegetative cover of trees and shrubs throughout the mitigation
areas at the end of the minimum five year monitoring period. Plant species composition shall meet the
intent of the mitigation goals.
2. A minimum of 80-percent survival of planted trees and shrubs at the end of each of the minimum five
years of the monitoring period. This survival rate is established as a goal and may be adjusted where
natural regeneration and growth has resulted in minimum plant cover, as defined in Item I. Weedy and
invasive species, such as reed canarygrass and Himalayan blackberry, will not be considered suitable
substitutes for the planted species.
3. Less than twenty percent cover by invasive weedy species at the end of each growing season during the
five year monitoring period.
4. Saturated soils to the surface throughout the limits of the wetland creation areas at least until May 1,
measured consecutively, for each year during the monitoring period.
5. Creation and maintenance of a minimum of 5,887sq.ft of scrub-shrub wetland combined between the
two areas designated as wetland creation. The wetland creation area shall have a minimum of three
native scrub-shrub species within the wetland creation area.
6. A water table within 12 inches of the surface through May 1 of each monitoring year.
Sampling Methods
Vegetative cover will be sampled by measurements along 50-foot long permanently established transects. Data to
be collected on these transects include surviving plant numbers and aerial coverage by species. These transects
will be located to provide adequate sampling of the different vegetation zones in the mitigation area. A minimum
of five transects will be established to sample the buffer and wetland mitigation areas. Permanent stakes will
identify the end points of each transect.
In addition to the sample transects, permanent photo points will be established from which the mitigation area can
be photographed. These photos will provide a pictorial record of the development of the area over time and will be
used to supplement the quantitative sample transects.
Water levels within the created wetlands will be monitored using shallow monitoring wells installed within the two
wetland creation areas. A minimum of two monitoring wells will be installed in each creation area.
Monitoring Schedule
The project biologist shall provide construction inspection services during implementation of the mitigation plan to
ensure that mitigation design objectives are being met. It is important that wetland biologist provide observation
and consultation services when work is underway within mitigation areas. This is to assure that enhancement
design is being appropriately interpreted and to be available to provide consultation and make adjustments in the
event changed conditions are encountered and to identify the specific limits of work.
An initial report describing the. as-built conditions will be prepared for submittal to City of Renton when
construction work has been completed. This report will be prepared upon completion of the plantings for the
project and will identify the work completed and document the baseline conditions for defining the success of the
project in subsequent monitoring reports.
Following completion of the project the mitigation areas will be monitored on the following schedule.
1.
2.
4.
5.
As-built monitoring to be completed within 30 days after completion. Mitigation grading and
plant materials have been installed.
Quarterly during the first year after installation of the plant materials and during June or July of
the second, third, fourth and fifth years after installation.
Final inspection of the mitigation project, five years after the mitigation plantings were installed
and the mitigation work accepted as complete.
Hydrologic monitoring of the mitigation areas will be done five times (approximately 14 day
intervals) between March I and May I during the each of the five years of the monitoring period.
The first hydrologic monitoring shall be completed by March I, 2007.
The wetland biologist will monitor the project on the above schedule and prepare written reports addressing the
survivability and growth of plant materials, as well as any recommendations for maintenance or remediation.
These reports will be submitted to City of Renton within three weeks of completing each monitoring visit. The
wetland biologist will prepare a final report at the end of the minimum five year monitoring period to be submitted
within thirty days of completing the final mitigation inspection. This final report will address the success of the
project in meeting the project objectives.
First Year Quarterly Monitoring
Quarterly monitoring during the year following completion of the planting is intended to assure that the plant
materials are surviving and the installation has been successful. Monitoring inspections completed during the first
year are primarily intended to provide qualitative reports identifying maintenance requirements and to identify any
possible remediation measures required to assure that the plant materials have been adequately installed and that
other elements of the mitigation plan are in place as intended.
First Year Quarterly Monitoring Standards of Success
As-built Report December All work is to have been completed and plant materials installed in accordance with the
Mitigation Plan. As-built plan will identify any deviations from the plan where required by conditions
encountered.
First Quarter Standards
1. Minimum 80 percent survival of planted trees and shrubs.
2. Less than twenty percent cover by invasive weedy species.
The monitoring report will identify maintenance requirements and any adjustments which may be recommended to
assure that the mitigation work is performing satisfactorily to meet the project objectives. The monitoring will
include fencing, signage, presence of trash and debris and any other conditions which may require maintenance or
adjustments. Work to meet the standards shall be completed prior to scheduled monitoring visit in June, 2007.
2nd Quarter Standards
1. Verify that maintenance recommendations identified in the first quarterly report have been completed
as necessary.
2. Less than twenty percent cover by invasive weedy species.
3. Review irrigation requirements for the project and confirm that irrigation will be available as required.
The monitoring report will identify maintenance requirements and any adjustments which may be recommended to
assure that the mitigation work is performing satisfactorily to meet the project objectives. The monitoring will
include fencing, signage, presence of trash and debris and any other conditions which may require maintenance or
adjustments. Work to meet the standards shall he completed and verified prior to scheduled monitoring visit in
September, 2007.
3'd Quarter Standards
I. Verify that maintenance recommendations identified in 2'd quarter report have been completed as
necessary.
2. Less than twenty percent cover by invasive weedy species.
The monitoring report will identify maintenance requirements and any adjustments which may be recommended to
assure that the mitigation work is performing satisfactorily to meet the project objectives. The monitoring will
include fencing, signage, presence of trash and debris and any other conditions which may require maintenance or
adjustments. Work to meet the standards shall be completed and verified prior to scheduled monitoring visit in
December, 2007.
4 ili Quarter Standards
1. Minimum 80% percent survival of planted trees and shrubs.
2. Less than twenty percent cover by invasive weedy species.
3. Verify that maintenance recommendations identified in 3"' quarter report have been completed as
necessary.
The monitoring report will identify maintenance requirements and any adjustments which may be recommended to
assure that the mitigation work is performing satisfactorily to meet the project objectives. The monitoring will
include fencing, signage, presence of trash and debris and any other conditions which may require maintenance or
adjustments.
Care and Maintenance
The mitigation areas shall be examined periodically to determine the possible invasion of weedy pest species such
as Scot's broom, reed canarygrass, English ivy, and Himalayan blackberry, which compete with more desirable
native species. These pest species shall be controlled as they appear on the buffer enhancement area. Reed
canarygrass can be periodically cut to control its growth, and blackberry can be physically pulled out or cut down.
Red alder and black cottonwood, or other tree seedlings which may become established shall be thinned to 8 ft. to
12 ft. centers.
Irrigation will be required during the first summer and possibly during the second summer after installation. Water
shall be applied as necessary depending on rainfall and soil moisture conditions. Irrigation may be provided by
installation of temporary irrigation pipes or by water trucks.
Requirements for replacement of dead plant materials shall be identified during the monitoring inspection.
Replanting as necessary will be carried out during the dormant season. Trash and effects of vandalism shall be
removed as soon as possible after appearance in the area.
PLANT SCHEDULE
SYMBOL SCIENTIFIC NAME COMMONNAME SIZE QUANTITY
Ce Thuja plicata Western Red Cedar 4' 190
BLM Acer macrophyllum Big leaf maple 3'-4' 29
Df Pseudotsuga menziesii Douglas fir 3'-4' 64
He Tsuga heterophyl/a Western hemlock 3'-4' 33
Willow Salix sitchensis willows cuttings 770
Osier Camus stolonifera Red osier dogwood cuttings 1360
Snow Symphoricarpos alba snowberry 2 gal 900
rose Rosa nootkana Nootka rose 2 gal 820
Ap Pyrusfusca Crab apple 2'-4' 19
Nb Physocarpus capita/us Nine bark 2'-4' 57
Prose Rosa pisocarpa Pea-fruited rose 2 gal 160
Hn Cory/us cornuta Hazelnut 2'-4' 61
salal Gaultheria s ha/Ion salal 2 gal 330
Cu Ribes sanguineum Red flowering currant 3gal 21
Sb Ame/anchier a/nifolia Serviceberry 2'-4' 51
Po Populus tremuloides aspen 2'-4' 80
Willow and red osier dogwood cuttings shall be minimum 3ft in length and minimum 1/2" diameter.
Cuttings shall be planted with minimum 12" in contact with soil. Rooted cuttings shall be used for planting made
during summer months.
L WD (Large Woody Debris)
Place minimum of 8 pieces of L WD in wetland at approximate locations noted. L WD can include mix of stumps
having minimum trunk diameter of 12", and logs with minimum diameter 12' and minimum length 1 O'. Pieces for
use shall be approved by wetland biologist prior to placement.
Plant materials shall be placed in approximate locations shown on planting plan. Trees shall be placed at average
spacing of 12ft O.C. Shrubs shall be placed at average spacing of 5ft on center. Where groupings of shrubs are
shown on planting plan, shrubs shall be planted in groups with internal spacing of2ft to 3ft.
'''·":
.2).1 I
WEDGEWOOD LANE SHEET .1 OF :l..1
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110. 9:,12131-4416.
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TA~ AC:COUMT NOS. 102305945 [Dl\1191<11 1)
102311511~7. 102J05!1158. !02J00113M (lll"'510N Ill
102J0591'5, 102:11e1g141, 10=317 (lll'IISION 2)
10:zlCSgDQ,1. .I: 10230S0\1 (lll"'510N 3)
NATJVI ~ PROTECTION J.UA BESTRlct10N
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t-G11 N.E,Q9ili Pti/N 101
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~DESIGN
ENGINEHING P[ANN/NG S~RVE'h.NG
.JOB NO. 0:1.042;>
'~-
2J.il
WEDGEWOOD LANE
DMSIONS 1, 2 AND 3
(A.K.A. VERCELLO)
··.·.·-~ PORTION OF TI--JE S 1/2, NE 1/4 AND N 1/2, SE 1/4, SEC. 10, TWP. 23 N., RGE. 5 E., W.M.,
CITY or RENTON. KING COUNTY, WASHINGTON
B.tSij: .. gF;.~'i;s . . . <<· ==~ ~ ~tw~~:ic~~~~r.;f ~~~~ J'iiAsr ..
W.1,t. PEA ,WO-, 1 •' • ,•' ' -'.,,
SURVEYOR'S NiiF.t/
2. AAE.lS; OIV, I:
DIV. 2:
DIV J·
TOTAL: 1,000,:,JJ: 9.F. (:!Z.IM42,1; AC.)
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SHEET 3 OF :1.:1..
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ENGfNEEIUNG PLANNtN"O
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WEDGEWOOD LANE SHEET 4 OF :l.:l.
w.a.-oe-oeis-FP
LND-to-o,oe DIVISIONS 1, 2 AND 3
(A.K.A. VERCELLO)
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.JOB NO. 0:1.04.i;,
WEDGEWOOD
DMSIONS 1, 2 AND 3
(A.K.A. VERCELLO)
LANE SHEET 6 OF 1:1.
LUA-08-088-FP
LNll-10-0~08
······.-'.' PORTION OF THE S 1/2, NE 1/4 AN·) t,; 1/2, SE 1/4, SEC. 10, TWP. 23 N., RGE. 5 E., W.M.,
CITY OF RENTON, KING COUNTY, WASHINGTON
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NOTED Oll1ER'll1SE.
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ENGJNEERING PlANN.tN.Q st).11vd1NO
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WEDGEWOOD LANE
5
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LUA-0S-D8fS-1P
LND-10-0018 DMSIONS 1, 2 AND 3
(A.K.A. VERCELLO)
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DMSIONS 1, 2 AND 3
··... (A.K.A. VERCEU.O)
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CITY OF REIJTON, KING COUNTY, WASHINGTON
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.JOB NO. 0:1.04'!;:; ...
I/
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DIVISIONS 1, 2 AND 3
··.. (A.K.A. VERCEU.O)
·'.:i:i PORTION OF THE S 1/2, NE 1/4 AND N 1/2, SE 1/4, SEC. 10, TV.f'. 2.3 N., RGE. 5 E., W.M.,
CITY OF RENTON, K NG COUNTY, WASHINGTON
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DMSIONS 1, 2 AND 3
(A.K.A. VERCELLO)
LANE
PORTION OF THE S 1/2, NE. 1/1 AND N 1/2, SE 1/4, SEC. 10, TWP. 23 N., RGE. 5 E., W.M.,
.. CITY OF ;;:(NTON. KING COUNTY, WASHINGTON
DMSION 3
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SEE SHEET 11 FOR CONTINUATION
~CEND.:·
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al PROPDtJY U?IE OfJENoEo !;.'75 ~T
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SC!: EASDEIT NO'!E BO, $MEET 4
~····
CORE/ 1.q'11 NL29tfi,L~IOI ~--...,~.,l'8007 /
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~DESIGN
ENGINEEIUNG . PLANNING' sJ.RvEft~G
.JOB NO. 0104'5.
..
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WEDGEWOOD LANE SHEET .'.1..:1... OF 11
LUA-06-0615-FP
LND-10-040$ DMSIONS l, 2 AND 3
(A.K.A. VERCELLO)
PORTION OF THE S 1/2, NE 1/4 AND N 1/2, SE 1/4, SEC. 10, TWP. 23 N., RGE. 5 E., W.M.,
CITY CF RE'HOf\', KING COUNTY, WASHINGTON
"\20
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CCf,l(:R£lE MONUWOIT IN CASE AS --
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PL.IS1IC CW' sr .... MPED "CORE 412W"
NO. /tui.{1{)55
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0 FOUt.O CORNER WQP,IU .. ENT AS NOTID.
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CITY Of RENTON STREET >DDl![SS
IJTIUTY EASEMENT,
8U EASEMENT NOTE 1, SHEEl 4
PU8UC ACCESS EASEMENT,
SEE EASEMENT NOTE ~I. SHEET 4
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Sf£ tJ.S£1.tENT NOTE .52, SHEET 4
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SEE u.sEMEl'IT NOTE eo, SHEET 4
i•""
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~DESIGN
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SEE SHEET 9 FOR CONTINUATION ENGINEER/NG • PLANNJ·r,i:;;_ • s1RVE;ING
.JOB NO. 0:1.04;!5
Return Address:
City Clerk's Office
City of Renton
I 055 South Grady Way
Renton, WA 98055
BILL OF SALE
\1111111111111111
20070514000739
CITY OF RENTON BS 33 .ee
PAGEHI OF 082 eS/14/2007 11:11 KING COUNTY, LIA
The Gnntor, as named above, for, and in consideration of mutual benefits, hereby grants, bargains, sells and delivers to
the Grantee, as named above, the following described personal property:
WATER SYSTEM: Length Size ~
1);(>f qo
-ea_tKO'r
SANITARY SEWER SYSTEM: _fil__ L.F. of
5-3 d-Jc.f L.F. of
L.F. of
each of
;~ each of
e;:,,ch of
STORM DRAINAGE SYSTEM: Length
3~0 L.F. of
L.F.of
L.F. of
Size
1
Water Main
Water Main
Water Main
Sewer Main
Sewer Main
Sewer Main
" Diameter Manholes ----,-=-.,, 'CY'. " Diameter Manholes
.. Diam~~Manho!es -----
Size
I~ Storm Line
Storm Line
Storm Line 0-3J-7L}
..3
each of
each of
each of
qf V;f£1r
TIIPE :£
Storm Inlet/Outlet
Storm Catch Basin
Manhole
V
STREET IMPROVEMENTS: {I!J,:luding Curb, Gutler, Sidewalk, Asphalt Pavement)
Curb, Gutter, Sidewalk lo 30 L.F.
Asphalt Pavement: l.'(03 SY or L.F. of ____ Width
STREET LIGHTING:
#of Poles
By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person
or persons, whotruoever, lawfully cJaiming or to claim the same. This conveyance shall bind the heirs, execu rs,
administrators and assigns forever. }-oD 7 ~ C)O
H:\FILE.SYS\FRM\84HND01IT\BILLSALE.DOC\MAB Page 1
Notary Seal must be within box
Notary Seal must be within box
INDIVIDUAL FORM OF ACKNOWLEDGMENT
STATE OF WASfiJNGTON ) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that
-----------,------,---·-signed this instrument and
acknowledged it to be his/her/their free and voluntary act for the uses and purposes
mentioned in the instrument
Notary Public in and for the State of Washington
Notary (Print)_·-----------
My appointment expires:. ______ _
Dated:
REPRESENTATIVE FORM OF ACKNOWLEDGMENT
STATEOFWASHJNGTON lss
COUNTY OF KING )
I certify that I kno.w or have satisfactory evidence that __
_________________ signed 1his instrument, on oath
stated that he/she/they was/were authorized to execute the instrument and
acknowledged it as the_ and
of to be the free and voluntary act of such
party/parties for the uses and purpcses mentioned in the instrument.
Notary Public in and for the State of Washington
Notary (Print)---,--------
My appointment expires: _______ .
Dated:
CORPORATE FORM OF ACKNOWLEDGMENT
Notary Seal must be within bc,x ST A TE OF WASHINGTON ) SS
"'''""1111 1 COUNTY OF KING ) ~()? ~'sCHU&~'',, 0n this :JBA day of 11:fA'a.: • .24 __, before me personally appeared
ff ";.~o~EX~;:,;,,~ 11~ ___ J(o1,w B ~ 1)1-Jt-ot __ 10 me known 10
:; /i'? " ._p.R1ii)~" \ 'lZ-/,-be {)R£S:rl>6Vt _ of the corpcration that ~ 6-2~0 \ 0 ~ executed the within instrUment, and acknowledge the said instrument to be the free
~ %.· • J r ~ and voluntary act and deed of said corporation, for the uses and purposes therein ~ ~ ~ .#I£ 'mentioned, and each on oath stated that he/she was authorized to execute said
1, d' ,,,,j, oa .. '?J~+.$" ~ = instr!lfent and that th a1 afftxed is the corporate sen of said co oration.
'1 )': ''"''""'''ii Cj ... -, , , 4r-r: nr: ""'''ti,---
Notary Public in and.for the State of ashington
Notary (Print) C."u..rfj ,t (, /,µ.m£_ __
My appointment expires: r~ :3D ::.ctt. ____ . -
Dated: Afl!n-~ J.00)
Page 2
'
TRAl' '·-HTTAL OF FINANCIAL INST_,~MENT
TO FINANCE DEPARTMENT
May 31, 2007
TYPE OF INSTRUMENT:
1. Project Name:
2. Applicant:
3. Dollar Amount:
4. Purpose:
5. Required by:
6. Staff Contact/Phone:
7. Notify Staff by:
8. Expiration Date:
9 Key words for indexing:
Assignment of Funds (AOF)
Wedgewood Lane Divisions 1, 2, 3 & 4 (LUA 06-065)
Wedgewood at Renton, Inc -Patrick Gilroy
$50,000.00 Washington Federal Savings Account
Number 006-904509-4
Wetland and Stream Mitigation and Monitoring -
Years 1 and 2
Development Services
Amber Hoffman -ext 7262
June 1, 2009
June 1, 2009 (pending approval from Planning)
Wedgewood Lane, LUA 06-065
Please transmit only one (I) instrument per sheet.
For releases, please provide a memo requesting release. Attach a copy of the transmittal sheet to
facilitate locating the instrument. Please allow five (5) working days for release of an instrument. If
you need it sooner, please specify on your memorandum how quickly you need the release.
H:\Division.s\Develop.ser\Const.ser\AMBER\Assignment of Funds\W edge wood AO F-part l .doc
• • ~
Washington Federal Savings
425 Pike Street, Seattle, WA 98101-2334
(206)624-7930 Fax: (206)624-2334
ASSIGNMENT OF FUNDS TO THE CITY OF RENTON
PARTl
Applicant:
Wedgewood at Renton, Inc.
ATTN: Patrick Gilroy
1520 140" Ave NE
Suite 200
Bellevue, WA 98005
Ph ( 425) 747-1726
Fx: (425) 747-4157
Washington Federal Savings
425 E Pike St
Seattle, WA 98101
Ph: (206) 624-7930
Fx: (206) 624-2334
The above referenced bank hereby certifies that Fifty Thousand and No lOOths Dollars ($50,000.00) is on deposit in
account number 006-904509-4, under the name of the City of Renton, to secure the applicant's performance of the
following work required in connection with fhe plat or project described below:
Project:
Location:
Work:
WEDGEWOOD LANE (AKA, VERCELLO) DIVISIONS l, 2, 3 AND 4
FINAL WETLAND AND STREAM MITIGATION PLAN
JERICHO PLACE NF & NE 10TH STREET
WETLAND AND STREAM MITIGATION AND MONITORING YEARS
ONE AND TWO, ASSOCIATED WITH THE PLAT OF WEDGEWOOD
LANE (AKA, VERCELLO) DIVISIONS 1, 2, 3 AND 4, Permit No. LUA06-
065
The bank hereby certifies and agrees that these funds will not be released without written instructions from an
authorized agent of the City of Renton (the "City"). We further agree that these funds will be paid to the City within
IO days of receiving written notice that the City has determined that the required work has not been properly
performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or
determination by the City and shall not interplead or in any manner delay payment of said funds to the City.
The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not
limited to the amount of funds held by the bank.
This Assignment of Funds is irrevocable and cannot be cancelled by the bank or applicant. These funds may not be
assigned, pledged, used as security or otherwise made available to the applicant, bank, or third party without prior
written consent of the City.
This Assignment shall be considered the first of three Assignments that together 'total One Hundred and Fifty
Five Thousand and No lOOths Dollars ($155,000.00). Each of the three Assignments may be released separately
and only upon written authorization from an authorized agent of the City.
Bank , ,,-tf' __I" _A_i)_,,v A~~ Authorized Signatu
/J,t(Htf.,Q ltu-'1!v !'RE 6tQ'E/Jr
Name, Title 1 Name, Title
Date I
With Offices in Washington, Idaho, Oregon, Utah, Arizona, Nevada and Texas.
. . .
TRAN ITT AL OF FINANCIAL INST MENT
TO FINANCE DEPARTMENT
May 31, 2007
TYPE OF INSTRUMENT:
I. Project Name:
2. Applicant:
3. Dollar Amount:
4. Purpose:
5. Required by:
6. Staff Contact/Phone:
7. Notify Staff by:
8. Expiration Date:
9 Key words for indexing:
Assignment of Funds (AOF)
Wedgewood Lane Divisions 1, 2, 3 & 4 (LUA 06-065)
Wedgewood at Renton, Inc -Patrick Gilroy
$50,000.00 Washington Federal Savings Account
Number 006-904509-4
Wetland and Stream Mitigation and Monitoring-
Years 3 and 4
Development Services
Amber Hoffman -ext 7262
June I, 2011
June I, 2011 (pending approval from Planning)
Wedgewood Lane, LUA 06-065
Please transmit only one (I) instrument per sheet.
For releases, please provide a memo requesting release. Attach a copy of the transmittal sheet to
facilitate locating the instrument. Please allow five (5) working days for release of an instrument. If
you need it sooner, please specify on your memorandum how quickly you need the release.
H;\Division.s\Develop .ser\Const.ser\AMBER\Assignment of Funds\ \Vedgewood AO F-part 2.doc
> ~
Washington Federal Savings
425 Pike Street, Seattle, WA 98101-2334
(206)624-7930 Fax: (206)624-2334
ASSIGNMENT OF FUNDS TO THE CITY OF RENTON
PART 2
Applicant:
Wedgewood at Renton, Inc.
ATTN: Patrick Gilroy
1520 140m Ave NE
Suite 200
Bellevue, WA 98005
Ph: (425) 747-1726
Fx: (425) 747-4157
Washington Federal Savings
425 E Pike St
Seattle, WA 98101
Ph: (206) 624-7930
Fx: (206) 624-2334
The above referenced bank hereby certifies that Fifty Thousand and No IOOths Dollars ($50,000.00) is on deposit in
account number 006-904509-4 under the name of the City of Renton, to secure the applicant's performance of the
following work required in connection with the plat or project described below:
Project:
Location:
Work:
WEDGEWOOD LANE (AKA, VERCELLO) DIVISIONS 1, 2, 3 AND 4
FINAL WETLAND AND STREAM MITIGATION PLAN
JERICHO Pl.ACF NE & NE !Orn STREET
WETLAND AND STREAM MITIGATION AND MONITORING YEARS
THREE A'ID FOUR, ASSOCIATED WITH THE PLAT OF WEDGEWOOD
LANE (AKA. VERCELLO) DIVISIONS I, 2, 3 AND 4, Permit No. LUA06-
065
The bank hereby certifies and agrees that these funds will not be released without written instructions from an
authorized agent of the City of Renton (the "City"). We further agree that these funds will be paid to the City within
l O days of receiving written notice that the City has determined that the required work has not been properly
performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or
determination by the City and shall not interplead or in any manner delay payment of said funds to the City.
The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not
limited to the amount of funds held by the bank
This Assignment of Funds is irrevocable and cannot be cancelled by the bank or applicant. These funds may not be
assigned, pledged, used as security or otherwise made available to the applicant, bank, or third party without prior
written consent of the City.
This Assignment shall be considered the~tliree Assignments that together total One Hundred and Fifty
Five Thousand and No 1 OOths Dollars ($155,000.00). Each of the three Assignments may be released separately
and only upon written authorization from an authorized agent of the City.
Name, Title
/1/Ay :2.3. 2<Jo7
Date '
With Offices in Washington, Idaho, Oregon, Utah, Arizona, Nevada and Texas.
...
TRAN.., .. _ITTAL OF FINANCIAL INST ____ \1ENT
May 31, 2007
TYPE OF INSTRUMENT:
1. Project Name:
2. Applicant:
3. Dollar Amount:
4. Purpose:
5. Required by:
6. Staff Contact/Phone:
7. Notify Staff by:
8. Expiration Date:
9 Key words for indexing:
TO FINANCE DEPARTMENT
Assignment of Funds (AOF)
Wedgewood Lane Divisions I, 2, 3 & 4 (LUA 06-065)
Wedgewood at Renton, Inc -Patrick Gilroy
$55,000.00 Washington Federal Savings Account
Number 006-904509-4
Wetland and Stream Mitigation and Monitoring -
Year 5
Development Services
Amber Hoffman -ext 7262
June 1, 2012
June 12, 2012 (pending approval from Planning)
Wedgewood Lane, LUA 06-065
Please transmit only one (1) instrument per sheet.
For releases, please provide a memo requesting release. Attach a copy of the transmittal sheet to
facilitate locating the instrument. Please allow five (5) working days for release of an instrument. If
you need it sooner, please specify on your memorandum how quickly you need the release.
H:\Division.s\Develop.ser\Const.ser\AM BER \Assignment of Funds\ Vv' edge wood AO F-part 3 .doc
~
Washington Federal Savings
425 Pike Street, Seattle, WA 98101-2334
(206)624-7930 Fax: (206)624-2334
ASSIGNMENT OF Ft;NDS TO THE CITY OF RENTON
PART3
Applicant:
Wedgewood at Renton, Inc.
ATTN: Patrick Gilroy
1520 140" Ave NE
Suite 200
Bellevue, WA 98005
Ph: (425) 747-1726
Fx: (425) 747-4157
Washington Federal Savings
425 E Pike St
Seatrle, WA 98101
Ph: (206) 624-7930
Fx: (206) 624-2334
The above referenced bank hereby certifies that F Ilty Thousand and No IOOths Dollars ($55,000.00) is on deposit in
account number 006-904509-4, under the name of the City of Renton, to secure the applicant's performance of the
following work required in connection with the plat or project described below:
Project:
Location:
Work:
WEDGEWOOD LANE (AKA, VERCELLO) DIVISIONS I, 2, 3 AND 4
FINAL WETLAND AND STREAM MITIGATION PLAN
JERlCI-10 PLACE NE & NE !Orn STREET
WETLAND Al\D STREAM MITIGATION AND MONITORING YEAR
FIVE, ASSOCIATED WITH THE PLAT OF WEDGEWOOD LANE (AKA,
VERCELLO) DIVISIONS I, 2, 3 AND 4, Permit No. LUA06-065
The bank hereby certifies and agrees that these fun<ls \\·ill not be released without written instructions from an
authorized agent of the City of Renton (the "City"). We further agree that these funds will be paid to the City within
10 days of receiving written notice that the City has determined that the required work has not been properly
performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or
determination by the City and shall not interplead or in any manner delay payment of said funds to the City.
The applicant hereby agrees to this Assigmnent of funds and that its obligation to perform the required work is not
limited to the amount of funds held by the bank.
This Assignment of Funds is irrevocable and carmot be cancelled by the bank or applicant. These funds may not be
assigned, pledged, used as security or otherwise made available to the applicant, bank, or third party without prior
written consent of the City.
"1j1;,./
This Assignment shall be considered the/ii'!!( of three Assignments that together total One Hundred and Fifty
Five Thousand and No JOOths Dollars ($155,000.00). Each of the three Assignments may be released separately
and only upon written authorization from an authorized agent of the City.
~~
/.?/~~,1;e_a &1~ /J.q~")n.r.
Name, Title Name, Title
Date Date '
With Offices in Washington, Idaho, Oregon, Utah, Arizona, Nevada and Texas.
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
May 23, 2007
Gregg Zimmerman, Administrator
Arneta Henninger. Development Services ,I'.\ }-l
WEDGE\VOOD LANE DIV. 1, 2, 3 FINAL PLAT
FP 06-065
I am submitting the attached original final plat mylars for your signature. Construction is
completed to the satisfaction of staff. Fire has signed off, Technical Services has signed off
and the Planning issues are completed to the satisfaction of staff.
I am both the plan reviewer and the Project Manager and I recommend that this plat be
approved for recording.
The yellow file is attached for your use. If you have any questions please call me at X7298.
Thank you.
cc: Kayren K
NeilW.
CITY OF RENTON
1055 s .Grady way
Renton. W A 93055
Land Use A ctJOns
RECEIPT
Payn entM a:i::
Penn it#-: Lu A 06-065
(]5,{!32JJ7 1210 PM Re::ej:)tNun ter.
To1aJPayn ent 138.153.49 Payee: NORTHW ARO HOMES
CurrentPaym entM a:Je to ttle Fo lbw ng ltem s:
Trans Account Code Description
3021 303.000.00.345.85 Park Mitigation Fee
5045 304.000.00.345.85 Fire Mitigation-g=-R
5050 305.000.00.344.85 Traffic Mitigation Fee
Paym en1s m a:Je forttl '6 recept
Trans
Payment
Payment
Payment
Payment
Payment
Payment
tv'ethod Description
Credit C ~
Credit C VISA
Credit C VISA
Credit C VISA
Credit C VISA
Credit C VISA
AccountBal:nces
Trans Account Code
f..'Bster card
Visa
Visa
Visa
Visa
Visa
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/91ort 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 t>.djustment
5016 000.345.81.00.0013 M:Jbile Home Parks
5017 000.345.81.00.0014 Rezone
5018 000.345.81.00.0015 Routine Vegetat10n Mgmt
5019 000.345.81.00.0016 91oreline Subst Dev
5020 000.345.81.00.0017 Site Plan /lpproval
5021 000 .345.81.00 .0018 Tertp Use or Fence Review
5022 000.345.81.00.0019 Variance Fees
5024 000 .345.81.00.0024 Conditional /lpproval Fee
5036 000.345.81.00.0005 Cortprehensive Plan Amend
5045 3J4.000.00.345.B5 Fire Mitigation-g=-R
5050 305.000.00.344.85 Traffic Mitigation Fee
59J9 000. 341. fD. 00. 0024 Book lets/EIS7Cop ies
Amount
20,000.00
39. 000.00
20. 000.00
32,000.00
25,000.00
2. 153.49
Amount
54,668.28
50. 264.00
33, 221.21
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
R0702463
::841 000.341.:D.OO.OCXXJ Maps rraxablel
::£64 ~.237.00.00.0CXXJ Spec· Ceposits
'3ffi 000 .05.519.gJ .42 .1 R:Jst_ __
5g}3 000 . 231. 70 . 00 . OCXXJ Tax
Rem anrg Balrce OLE. $J 00
.00
.00
.00
.00
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
April I 0, 2007
Bob Mac Onie
Sonja Fesser, Technical Services
Ameta Henninger, X7298 A.~
WEDGEWOOD FINAL PLAT DIV. 1, 2, 3
LUA 06-065FP
FINAL REVIEW & APPROVAL FORM
If all concerns have been addressed and you recommend recording of the mylar, please
sign this memo below and return to me.
Thank you.
Approval:
Name Title Date
Approval:
CITY OF RENTON
PLANNING/BU I LDING/PUBLIC WORKS
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
April 10, 2007
Sonja
Bob
Jan C.
Amela H. X7298
WEDGEWOOD LANE FINAL PLAT LUA 06-065
The applicant and engineer have resubmitted the attached drawings please review and comment.
If you have any questions please call me.
Thank you!
Cc, Kayren K.
l:\memo.doc\cor
March 30, 2007
Patrick Gilroy
LandTrust, Inc.
1560 -1401h Avenue NE
Bellevue, WA 98005
CITY.F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
Subject: Traffic Mitigation Fee Credits
Wedgewood Lane Divisions 1, 2 and 3
Dear Mr. Gilroy:
The City of Renton received your letter officially requesting credit towards the Traffic
Mitigation fees for the subject final plats. The letter detailed the costs for the widening of the
extension of NE 10th Street to Nile at a cost of $16,673.29. In addition, the cost for the
underground installation of line utilities and pole removal in front of the Hoquiam Court short
plat were submitted as further documentation from Puget Sound Energy in the amount of
$20,445.00.
The request is approved for a total of $37,118.29. This amount will be credited against the
Traffic Mitigation fees of $70,339.50 from the Wedgewood Lane Divisions l, 2 and 3 plats.
The remainmg Traffic Mitigation fee payable prior to recording of the final plat is $33,221.21.
Sincerely,
-hw,~~\ ~-~db'tcl·
~a~n\h K. Kittrick
Development Engineering Supervisor
Public Works Inspections & Permits
Development Services Division
cc: Arneta Henninger, Engineering Specialist
-------l-05_5_S_o_u_th_G_ra_d_y_W_ay ___ R_e_n-lo-n.-W-as-h-in-gt-on_9_80_5_7 _______ ~
AHEAD OF THE CL"RVE
DATE:
TO:
FROM:
SUBJECT:
PLANNING/BUILDING/
PUBLIC WORKS DEPARTMENT
MEMORANDUM
March 2, 2007
Ameta Henninger
Elizabeth Higgins ;f~
Wedgewood Division 1-3 Final Plat
I have reviewed the redline corrections received March 1, 2007 and all revisions have
been made as requested.
h:\division.s\develop.ser\dev&plan.ing\crh\misccl\ancous\wcdgewood memorandum (div 1-3) final.doc
February 20, 2006
Neil Watts
Director
City of Renton Building/Planning/Public Works Department
Renton City Hall -5th Floor
1055 South Grady Way
Renton, WA 98055
0211EJ.oPMcNISERVICES
CITY OF RENTON
FEB 2 O 21JO/
RECEIVED
Subject: Request for Credit Toward The Traffic Mitigation Fees for Wedgewood
Lane, Divisions 1, 2 and 3 (LUA's 03-053, 05-009, 05-086, 06-056FP)
Dear Mr. Watts:
Herewith I am submitting two schedules of values for costs that we incurred while installing
City-required improvements that were beyond the scope of improvements for our Wedgewood
Lane project. We are seeking reimbursement for these costs via a credit towards our Traffic
Mitigation Fees for the Wedgewood Lane Divisions 1, 2 and 3 final plat. The attached schedules
of values outline our costs for: 1) increasing to 20 feet the width of NE 1Qth Street from the
eastern extent of our project frontage to its intersection with Nile Avenue, and 2) the
undergrounding of overhead utilities across the frontage of the Hoquiam Court/ Basic Ventures
Plat, located immediately north of our Hoquiam Avenue frontage at 800 Hoquiam Avenue NE.
The purpose of this letter is to explain the costs and request that a credit in the same amount be
applied towards our traffic mitigation fees, to be collected at final plat.
ADDITIONAL PAVING IN NE lQTH STREET TO NILE A VENUE:
The attached schedule of values, entitled lQ•h Street Road Widening, categorically outlines our
costs to increase the width of NE 101h Street from the east extent of our frontage to Nile Avenue.
1560140THAVENE St:rll·.100 RFI.LF.VUE, WA 98005
' ..... " ' j • ), ,.
' -I ' ,... • • •-' I . f
[425]747-1726 ,.42.:iJ747-iL)7FAx WWW.U.NDTRUST!NC.COM
Page 1 of 2
This work was originally requested by you in a meeting with us prior to roadway design, with
the purpose of bringing the roadway up to minimum fire department access standards. In that
same meeting, you indicated that you would authorize a credit toward our traffic mitigation
fees to widen the roadway, since it was beyond our requirements for subdivision
improvements. Primary access to Wedgewood Lane, Division 3 was provided by extending NE
10th Street west to Hoquiam Avenue, where full roadway improvements, including curb, gutter,
sidewalk, and 28 feet of paving were constructed. Access to Nile Avenue is not required for our
project, nor was it a condition of plat approval. Therefore, we request reimbursement for the
$16,673.29 to widen the NE 10th Street connection to Nile Avenue NE.
UNDERGROUNDING OF OVERHEAD UTILITIES ACROSS HOQUIAM COURT FRONTAGE:
During the design process for the undergrounding of overhead utilities on Hoquiam Avenue
NE from NE 7th Street to NE 9th Street, Kayren Kittrick requested that we underground the
utilities across the frontage of the Hoquiam Court Plat that lay between Wedgewood Lane,
Division 2, and the plat of Aspenwoods. Costs to underground the 188-foot section of frontage
is outlined in the attached copy of an email from Jarrod Fauver, Potelco/Quanta project
manager, who managed the design, budget, and construction of the undergrounding of
overhead utilities. The email indicates these costs were $20,445.00, inclusive of all design fees,
taxes, and construction costs.
In summary, our request for credit towards traffic mitigation fees includes $16,673.29 for the
widening of NE 1Qth Street, and $20,445.00 for the undergrounding of offsite overhead utilities,
for a total credit of $37,118. 92. If you would like any further information regarding these costs,
please contact me directly at (425) 747-1726, extension 102. Otherwise, please authorize our
request and apply the above amount to our mitigation fees.
Sincerely,
LANDTRUST, INC.
Patrick J. Gilroy
CC: Kayren Kittrick
Ameta Henninger
-------
Page2of2
CITY OF RENTON • ROADS
WEDGEWOOD, RENTON WA 98056
10th Street Road Widenln • East of Div #3
Stakin
SoilsTestin
Qua Rock
Traffic Cootrol
Erosion Control
Orivew Culvert
Grind Ed e of EJ<istin Rd
CutV Ditch
Fine Grade For As halt
Install Rec Concrete for Roadwa
Install Class B
As halt Price Increase
5% Field su ervision and eneral conditions
ORIGINAL COST ESTIMATE/BUDGET
p 4"-i"::'.44iJOT
12
167
260
4500
125
113
113
2116107
REVISED COST CITY OF RENTON COST SHARING
LS 764.00 764.00 764.00
TN 18.75 225.00 225.00
LS 225.00 225.00 225.00
LS 400.00 400.00 400.00
LS 325.00 325.00 325.00
LS 550.00 550.00 550.00
SF 7.85 1,310.95 1.310.95
LF 3.50 910.00 910.00
SF 0.22 990.00 990.00
TN 11.15 1 393.75 1.393.75
TN 59.85 6,763.05 6,763.05
TN 6.21 701.73 701.73
LS 766.24 766.24 766.24
15,324.72 15,324.72
Patrick Gilroy
From:
Sent:
To:
Fauver, Jarrod -Quanta uarrod.fauver@pse.com]
Friday, September 01, 2006 8:56 AM
Patrick Gilroy
Subject: RE: Wedgewood Schedule 73 --Basic Ventures Easement
Follow Up Flag: Follow up
Flag Status: Red
Patrick,
Page I of3
Below is the revised breakdown for the Engineering Cost and Construction cost for your Wedgewood Land Sch
73 project which includes undergrounding the Hoquiam Court frontage.
Engineering Cost: $10,693.74
Construction Cost: $70,867.83
Total Cost for frontage conversion = $81,561.57
Total cost of conversion per foot= ($81,561.571750') = $108.75/foot
Total footage converted by Wedgewood Lane LLC for Hoquiam Court/Basic Ventures= 188'
Therefore, the total cost for Hoquiam Court/Basic Ventures = (188'*$108.75/foot) = $20,445.00
Thanks
JARROD FAUVER
PROJECT MANAGER
POTELCO, INC.
18150 REDMOND WAY
REDMOND, WA 98052
CELL: 253-606-4720
EMAIL: JARROD.FAUVER@PSE.COM
-----Original Message-----
From: Patrick Gilroy [mailto:patrick@landtrustinc.net]
Sent: Tuesday, August 29, 2006 4:50 PM
To: Fauver, Jarrod -Quanta
Subject: RE: Wedgewood Schedule 73 --Basic Ventures Easement
Jarrod,
Could you please re-work the break-down for the Basic Ventures part of the frontage on Hoquiam that we
undergrounded for the Wedgewood Lane Schedule 73? The last email you sent, copied below, does not incorporate
the additional $30,601.18 to cover the materials. I would do it myself, but since we are asking for reimbursement from
the Crty it would look best of the cost break-down had your name on it. Thank you.
Patrick J. Gilroy
1560 140th Ave NE
Suite 100
Bellevue, WA 98005
Wk. 425-747-1726 (x102)
2/13/2007
From:
To:
Date:
Subject:
Corey W Thomas
Arneta, Henninger
01/30/2007 11 :39:39 AM
Wedgewoods 1-5
All is well in Wedgewood, sign it off.
From: "Patrick Gilroy" <patrick@landtrustinc.net>
"'Andrea Petzel 1
" <APetze1@ci.renton.wa.us>
05/16/2007 6:41 PM
To:
Date:
Subject: RE: Wedgewood Monitoring Reports
CC: <chad@chadannour.com>, "Laureen Nicolay" <Lnicolay@ci.renton.wa.us>, "'Jennifer Henning'"
<Jhenning@ci.renton.wa.us>, "'David Halinen"' <davidhalinen@halinenlaw.com>
Andrea,
Thank you for meeting with me and or wetlands b1ologist, 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-N 16(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 4-3-0SOG,
·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 4-3-0SOG states, in part, that the "surety device shall be suffi_~ieaI!.<:t9Ua_rantee 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-D10
states that "sureties for completed qrp_ar,ially complet11d private/on-site improvements shall not be released except upon
written apprgv.i.i_9f_lhe l\_d_minJstrator." [Emphasis added]. As the code text illustrates, the Administrator has the flexibilrty 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 102.
Thank you again for the opportunity to meet, and I look forward to hearing back from you soon.
Patrick J. Gilroy
1520 140th Ave NE
Suite200
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, 2007 3:46 PM
To: chad@chadarmour.com; patrick@landtrustinc.net
Subject: Wedgewood Monitoring Reports
Patrick and Chad,
.·-r·
From my records I have the first quarterly monitoring report for Wedgewood due to the Oty (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
sipetzel@ci.renton.wa.us
From: "Patrick Gilroy" <patrick@northward.com>
To:
Date:
"Ameta Henninger" <Ahenninger@ci.renton.wa.us>
05/15/2007 6:08 PM
Subject: Wedgewood Lane Division 1-3 Final Plat: NGPE Restriction Text
CC: <gxs@coredesigninc.com>, "Neil Watts" <Nwatts@ci.renton.wa.us>, "Laureen Nicolay" <Lnicolay@ci.renton.wa.us>
Amela,
My surveyor recently brought to my attention that you requested some new language placed on the Wedgewood Division 1-3 final plat
document regarding Native Growth Protection Easements (a copy of the language is attached).
A "NATIVE GROWTH PROTECTION AREA RESTRICTION" already appears on Sheet 2 of 11, and the wording of this restriction was
negotiated at length with Ms. Nicolay and Mr. Watts as part of the final plat review. The text provided by Property Services conflicts
with the current restriction in several places. I have included a copy of the new Property Services text and the current Final Plat text on
the attached sheet.
I object to using the new text from Property Services for the following reasons:
1. The text from Property Services refers to a Native Growth Protection Easement, but all protected native growth areas on the
final plat fall within tracts, as noted under Dedications/ Restrictions on Sheet 1 of 11.
2. The restriction on Sheet 2 of 11 of the final plat contains specific language permitting access to the many public and private
utility easements that fall within the Native Growth Protection Areas -there are no such provisions in the new text.
3. The restriction on Sheet 2 of 11 also appeared on the face of the Wedgewood Lane Division 4 and 5 Final Plat Document,
which was previously reviewed and approved by the City of Renton, and has already been recorded with the King County
Recorders Office. I would prefer to keep the two documents consistent with one another.
If the City can provide some compelling reason as to why we should change the note at this time, I could be open to drafting a new
restriction that addresses my concems listed above. However, in the interest of time and expediency,(both for us, and for the-· ·
purchaser, Westcott Homes, who is eager to submit building permits), I would prefer to keep the unchanged and proceed with the
recording of the final plat.
Thank you.
Patrick J. Gilroy
152014Dth Ave NE
Suite 200
Bellevue, WA 98005
Wk. 425-747-1726 (x102)
Fx. 425-747-4157
Mb. 425-444-7281
Page 1 of 1
Andrea Petzel -Wedgewood Assignment of Funds l c..,,i-4:,-o~s ------------------il!r:1,:.::,,;rau::.J:tn'ifo1J/'4"··----------------------
From:
To:
Date:
Subject:
CC:
Patrick,
Andrea Petzel
chad@chadarmour.com; davidhalinen@halinenlaw.com; patrick@landtrustinc.net
05/23/2007 3:45 PM
Wedgewood Assignment of Funds
Elizabeth Higgins; Jennifer Henning; Jill Ding
I received the assignment of funds paperwork on my desk, thanks for dropping that off. We will start the paperwork to process
the funds on our end. I want to reiterate to you, Chad, and David that this phased release is something we're trying out for this
project alone. I discussed this scenario with the other planners and we decided it would be a good test case. If it works, it may
be that we shift in this direction and make some changes to our code, but for now it's a test case for this project only. Please let
me know if you have any questions about the process. In every other way it will be identical to how we handle maintenance and
monitoring for wetland mitigation projects.
I look forward to evaluating the first quarterly monitoring report at the end of June.
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
<1pet._el@ci. renton.l'l_il_.~_!;
file://C :\Documents%20and%20Settings\nweil\Local%20Settingsl Temp\GW} 0000 l .HTM 05/23/2007
December 14, 2006
Kayren Kittrick
Public Works Department -6th Floor
Renton City Hall
1055 S Grady Way
Renton, WA 98055
RE: WEDGEWOOD LANE FINAL PLAT, DIVISIONS 1-3 (LUA 06-065)
Request for Street Width Modification
Illwaco Place NE at Lot 19 -Division 2
Dear Kayren:
I am writing to request an administrative modification to the standard street width requirement
for a portion of Illwaco Place NE adjacent to Lot 19 of Wedgewood Lane, Division 2, at its
connection to the plat of Aspen Woods (LUA 04-143). This request is supplemental to our
original street-width modification request to reduce the rights-of-way within the plat to 42 feet.
Measured separately, the two lengths of Illwaco Place NE that converge at our common
property boundary are each 42 feet wide. However, due to minor construction errors, as well as
the fact that our two plats used different survey companies and subcontractors to construct the
two lengths of road, the connection of the two streets is offset by 0.15 feet. This discrepancy in
alignment is very minor, and virtually imperceptible in the field. We originally anticipated that
the difference could be taken up by shifting the property line of the adjacent Lot 19 0.15 feet to
the west, but doing so would create a lot of substandard width (the minimum required width of
a comer lot is 60 feet), which the Development Services did not want to approve. Since there is
no "room" left to shift the lines of any of the adjacent lots to the west without creating
substandard lot widths, we are now requesting to reduce the amount of right-of-way required
for this leg of Illwaco Place NE by 0.15 feet, to 41.85 feet (please see attached Exhibit A for a
graphic depiction of the proposed right-of-way reduction). We are also proposing to create a
public sidewalk easement fillet for the small amount of public sidewalk that this right-of-way
1560140TH AVE NE SUITE 100 BELLEVUE. WA 98005
.. Jo._. • '
-. , ' ' ' --~ ' ' ~ -. . .
[425] 747-1726 [4251747-4157 FAx WWW.l.ANDTRUSTINC.COM
Pagel of 2
width reduction would r,,"~~ on private property. This proposed _ ,ement has been added to
the final plat, and a copy of that easement has been included as Exhibit B.
Per City of Renton Development Regulations, a reduction in right-of-way dedication is allowed
for the creation of additional lots within the shape and size constraints of the site, so long as the
standards outlined in Section 4-9-250D, "Modification Procedures," are met. We feel that the
approval of such a tiny modification would not impact the function, appearance or safety of
how this road functions; nor will it adversely impact surrounding properties, or endanger the
health and life-safety of the surrounding community.
Given the extremely small, almost imperceptible degree of the impact of this right-of-way
modification, and the desire to make the record documimts consistent with what has already
been constructed and approved in the field, we respectfully request that you approve the
request and grant the modification to this leg of Illwaco Place NE.
Sincerely,
LANDTRUST, INC.
Patrick J. Gilroy
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Page 2 of 2
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CITY -F RENTON
~-. ~ Kathy Keolker, Mayor
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
~N<S'O
January 16, 2007
Patrick Gilroy
LandTrust Inc.
1540 -140th Avenue NE, #100
Bellevue, WA 98005
Subject: Changes Needed to Final Wetland and Stream
Mitigation/Maintenance &
Monitoring Plans Prior to Recording of Wedgewood Lane Divisions 1-3, City File
Nos. LUA06-065, LUA03-053, LUAOS-009, LUAOS-017, LUAOS-086, LUA06-100
Dear Mr. Gilroy:
The following changes are needed prior to recording:
Plat Map and Mitigation Plan Set:
I. Extend pedestrian trail west from NE corner of Lot 30 in Division 3 across
Tracts J and G .(or Lot 30)sothat it can connect to Jericho Place NE and then the
wetland trail in Division 4.
Plat Map:
2. Previous comments 3, 4, and 41 (numbered per your letter) relating to .
ornamental trees and NGPA restrictions have still not been included on Sheet 2, ·
although your letter of December 18th advises that they have been.
3. Omit all references throughout the plan set to city maintenance of trail.
Although your December 18th letter notes that the trail will be maintained by the HOA
(page 11 item 8), the City is still listed as responsible on the plat map set (Sheet 2 and
on Sheet 4, Note 39, and likely in other notes). Also, please clarify language on Sheet 1
of 11 relating to creation of the trail easement. Please reword as follows: "A public.
pedestrian access is hereby reserved for and granted to the City of Renton over and
upon the trail, having five feet (5') on either side of the centerline as constructed within
Tract A of Division 1, Tract C of Division 2, and Tracts A, B, E, F, G, H, and I of
-------10-5-5-So_u_th_G_r_ad_y_W_a_y_--R-en-to_n_, W-as-h,-.ngt-on-98-0-55 ______ ~
m This paper contains 50% recycled material, 30% DOSt consmier AHEAD OF THE CURVE
Patrick Gilroy
January 16, 2007
Page 2 of5
Division 3, and as shown on Lots 18, 35 and 36. The Wedgewood Homeowners
. Associationis responsible for the maintenance of the access facilities withiri said
easemenL".
4. . · · Corre~tlanguage relating to City easement across Tracts A and F pn Sheet l of
11 for "Woodland Lane'' Homeowners Association.
8. Revised covetiants we
verify compliance with previous c
will follow within the next week.
Final Wetland/Stream Mitigation Plan Set: ·
9. The created Class 2 wetland area does not provide required 50-foot minimum
buffer. A rockery has been installed within 30 feet of the new Class 2 created wetland ·.
area. This reduced/averaged buffer square f9otage needs to be depicted on Sheet 2 and .
the calculations revised.
10. The area where Jericho Place NE crosses the Class 4. stream {and parts of Tract
B and· J) is not indicated as impacted on Sheet 2 of 7. This will need to be depicted as ·
an area of "buffer impact" and also included in the buffer averaging/reduction square
footage analysis.
Patrick Gilroy
January 16, 2007
Page 3 of5
11. Make trail location consistent with plat set (once revised per comment 2, page I
of this letter). Please show trail extending all the way to right-of-way on Division .3
Tract I and show trail extension upon Lots 35 artd 36.
Both Mitigation Report and Monitoring Plan:
12. Two similarly named reports were submitted, one entitled, "Wetland and Stream
Mitigation and Monitoring Plan" and one entitled, "Wetland and Stream Mitigation and
Monitoring Report." Please re-title the "Wetland and Stream Mitigation and
Monitoring. Report" to "Final Wetland and Stregm Mitigation Report". Please re-title
. -. ""''·tf\1.51, . . . the "Wetland and Stream Mitigatipn and Monitoq~·PJ.!!11" to "Final Wetland and
Stream Monitoring andMain(;,tltnce Plan" to'¢.iarify.wi'at,information is contained in
each document. · ·· l"' :;~ · .. ·" i" ',
. _::;f -:-_·-:._. ' .-. · .. : .. _ ,_;. :.·'.',;:;[¥·_ '\i.__ -.
13. . As noted in our levi:fflls)iorrespondence, therei~ptl ~nflicts between the
wetland enhancement sguareJo!lltage listed in · ·· >f-·the\reports ~d the square ·
footages depicted ?n ~ mitigrion plan set. !1KS buffer ave4:ging figures for the
created wetland will nf •dtto be added: ,,, _ . J
. I:' . i_ . ,· -r-... ,,~ . . :/_:
.14. Utility Tract J i~pj;visi~ 3 appears to,. . taiJ\ in).PM~d sJrearn and buffer area ·
but this square footage J\~ ~,ar.e not shown as impap(ed in 'th;'legend on Plan Sheet ··
2of7. ~.'·' .u '· ···
1:t'fi, sji' c,·""'"
• 1.k ., -~
F.inal Wt\1'!nd & Strea~ M~atjpif~eport
(Re-titled from Wetland'l..nd Stream~~~ and Monitoring Plan):
15. On page 13, please note if any reduced buffer is less than 25' in\vidth to verify
compliance with Section Vand in the last paragraph, please correct the reference .to .
Wetland C in Division 2 to Wetland C in Division 3.
16. Page 18 still makes reference to 5,887 square feet of created wetland. However,
Sheet 2 of the wedand plan set indicates that 6,100 square feet of wetland is to be
created.
Wetland & Stream Monitoring and Maintenance Plan
(Re-titled from Wetland and Stream Mitigation and Monitoring Plan):
17. Make all square footages listed in this document (pages 3-5) consistent with
figures listed on Sheet 2 of7 of the Final Mitigation Plan set.
Patrick Gilroy
January 16, 2007
Page 4 of5
18. Page 4 notes that the plan has four (4) general objectives, but then goes on to list
only three (3) objectives. The report, however, includes four (4) objectives. Please note .
the 4th objective in the plan. ·
19. Please change the dates listed in this plan. We have not yet approved the final
miiigation plan set so the first report will not be due two weeks ago (December 15,
2006)as proposed on Page 7. Once we have a final approved plan set, we.will ask for a
quick approval letter from your biologist stating that everything has been installed in
compliance with a single plan set dated (whatever date.the City provides you with a
. stamped approved plan set}·
. . -~,b::7,{i!;,~7~t~-rr~, -. . -,
20. . Please amend the succ .~e~. on P,~il'! to ~0% to "Less than l 0%
coveragebyinvasivewe tes,.\•'.:':,,·... • < ···.le' :'ll, · . ·
' . . ' . ' .-)<_..~--: -·:,~:, .. ,,/,/'_." . ' ' ... Ji{ ,,, .. -.
. Dr· ~anceandMonito , fyct
· (To b · replltjd ati r · · I~ . ve ft,ms):
· ·· · . · ft-· · f. · · ~~i;-__ \ _ ._ -·:rt · · . . .
B1nce we have no.t yet'' p+efl th~ " · Jc,19_Ce~roposal, w~ can't .·
evaluate your mamten ce or~· m ~ w~ver,.o~e a final mamtenance
and monitoring plan . been a ro : e uJ ~ 4tt contract(s) in
... · compliance with Rent<> 'ufii .. · . Code reqwrements,/ruviq~-<>50G2 requires that,
''for wetlan.d and/or stre . ift'e~. ,1 tion plan.~, ~-'SI(:··· f.ty~e Ce shall b~ .. suffi.~~t to ·
guarantee that structures, . r~embts;'Jmti:mit'i8¥JOn l'\)q d by permit condition. .
perform satisfactorily for am · · m of five lo) y~~it · ey have been c~mpieted.'' ·
In order to al'?rove your draft m . . ce_and',n~g contract(s), we~ll need to·
see language m the draft contract(s) cle~ffl'tffl'g that the cost ofplanL•namtenance
and replacement of all failed mitigation plantings is included [e.g. add provisions for
· plant and sign replacement andweeed removal referencing compliancee with the.survival
rates noted in the {still to be appnNed) final approved wetland mitigation plan.] , Please
obtain a draft contract for only the maintenance of the mitigationareas that is separate
. from your contract for all the .other landscaping areas .
. ·. Once the City approves a draft contract, this must be followed up with a final contract ·
· signed by all parties. Once you have a final, signed, city,approved maintenance and
monitoring contract for this work, I can provide you with the required amount of
security necessary (no bonds accepted).
f
Patrick Gilroy
January 16, 2007
Page 5 of5
Biologist's Certification of Complia!)ce with Final Approved Plan
(fo be prepared upon approval of final plan):
Since we have not yet approved the final mitigation plan, we can't accept an analysis of
compliance with previous unapproved reports/plans. However, once a final mitigation
plan is · ·
approved, please provide us with your consultant's letter addressing compliance with the
final approved plan.
Please send two (2)copies of all revised itemsltIJhe attention ofLaureen Nicolay,
Senior Planner. Feel free to conwct me at 425i430':'?2QQif you have any questions
regarding this letter. .,t:P' · ·.· · ·
. ·tff'
:§"
· Sincerely, J
~,;1 w;/ti.~·
,,; ,;I k
Neil Watts, Director l . ff
Development Services ll1ivjsion\ fl
. . ." t~~'f _,,,:_:~'1),'\ _ ,··_ ·_._ .}''
cc: Files LUA03--059, fi\(A0~9, LUAOS-086, J,,.P,{6'i;,Ol>Y i? .
Garet Munger, AlderNW 'X · · +· · 0
• /(
~e:7r:~=:.~~~CingMana~ \:~·'' .,·
Amela Henninger, Engineering Specialist'''"'.''
Elizabeth Higgins, Senior Planner
'
From:
To:
Date:
Subject:
"Patrick Gilroy" <patrick@northward.com>
"Neil Watts" <Nwatts@ci.renton.wa.us>
01/02/2007 5:00 PM
RE: Wedgewood Final Plat -Lot size concern
.
-·-·---
CC: "Jennifer Henning" <Jhenning@ci.renton.wa.us>, "David Halinen" <davidhalinen@halinenlaw.com>, "Laureen Nicolay"
<Lnicolay@ci.renton.wa.us>
Neil,
In the interest of time, David Halinen referred back to me the issue regarding Lots 35 and 36 of Wedgewood Lane Division 3,
discussed in your email copied below.
This issue was raised by Laureen in her original letter, and has been addressed with our recent final plat resubmittal delivered on
December 18th (on which you were CC'd). The solution, in brief, was to extend the depth of Lot 35 from 95 to 100 feet (indeed, we
extended 6 different lots, numbers 30 through 35, to 100' deep). Through this change, the gross square footage of Lot 35 was
increased to 5,006 SF. Lot 35 is encumbered by approximately 500.3 SF of easement area (5' Wx 100.06' D), which means the net
lot square footage is 4,505.7; Lot 35 therefore meets the minimum required 4,500 net lot square footage.
Lot 36 also meets the minimum net lot square footage requirements. The gross square footage of Lot 36 is 5,503 SF. Lot 36 is
encumbered by approximately 1,000.6 SF (10' W x 100.06' D) of easement, which means the net square footage is 4,502.4 SF.
For your reference, I have attached a copy of Sheet 9 of 11 of the revised final plat document and highlighted the areas in question.
Please let us know of any other concerns that may arise -we are happy to work with you to address them as quickly as possible.
Patrick J. Gilroy
1520 140th Ave NE
Suite200
Bellevue, WA 98005
Wk. 425-747-1726 (x102)
Fx. 425-747-4157
Mb. 425-444-7281
-Original Message-
Frorn: Neil Watts [mailto:Nwatts@ci.renton.wa.us]
Sent: Tuesday, January 02, 2007 3:14 PM
To: davidhalinen@halinenlaw.com
Cc: Jennifer Henning
Subject: Wedgewood Final Plat -Lot size concern
Dave
I am reviewing corrections/comments from my staff to Patrick Gilroy
regarding the final plat and wetland submittals for the Wedgewood plat.
While there is a list of remaining corrections, most appear minor in nature
(correcting nems for consistency, etc.).
However, one item in particular is of possible concern. It is noted that
Lots 35 and 36 do not meet minimum lot sizes, due to access easement on
these lots. Under our current regulations, access easements cannot be
counted toward lot area measurements. This was added to our regulations by
Ordinance 5100 and approved by Council and the Mayor on Nov 11, 2004.
My question to you is when were these particular lots vested? I believe
that some of the early preliminary plat divisions may be vested prior to
this code change, but it is not clear to me if these particular lots were
part of a preliminary plat with an application date before Nov 2004. If
not, we have a problem with these two lots.
When I am through editting staff corrections, I will get a copy sent your
way. We may need to discuss the other corrections at a later date.
Happy New Year!
Neil Watts
12/06/00
I
From: Neil Watts
To: Halinen, David
Date: Wednesday, November 08, 2006 4:25:37 PM
Subject: Re: Proposed Final Plat of Wedgewood Lane Divisions 1, 2 and 3 / Follow-Up Letter to
Our Meeting Last Fr
David
I have completed my review of your written summary of our meeting and find it consistent with our
discussion. I can approve most of your requests, with the following exceptions:
(1) The width issue for Lot 19 would be better addressed by either reducing the adjacent row by the
additiona 0.15 feet, or adjusting lot lines within the plat to recover the 0.15 feet. I prefer to not approve
substandard lot widths for new plats.
(2) The new public trail will have to be maintained by the HOA. The project received special development
standards based on providing the trail system, and remains a responsibility of the owner/HOA.
(3) The details of the security requirements for maintenance and monitoring contract must be resolved
between your client and the Renton planning staff. The City should have some level of security funding to
cover potential costs for maintenance work if the owner/HOA fails to correct future problems.
Here is a summary of the resolution on the other areas of concern. Note that there are other items in the
original "correction" letter that your client is currently working on complying with per our discussion.
Delineation of off-site wetland -This was addressed at preliminary plat review, and was already confirmed
that the buffer for this off-site wetland was outside of this project. No further action required.
Tract H -OK as separate tract as shown.
Stream buffer -this short section of "stream" is already protected by more than 35 feet of wetland buffer.
No further action required.
Utilities in NGPA -This is an acceptable practice, and can be covered in the NGPA easement language as
requested.
Tract H use as buffer -Tract H has a storm line under it, as allowed in the buffer exemptions. Tract H can
be included in the buffer area caculations.
Tract H easement -This is acceptable, but needs to be shown consistently in the submittals.
Trail location -Due to the steeper topography in the outer edge of the buffer area, the trail location is
acceptable in its current location. No further review is required by Community Services staff.
Density -A worksheet demonstrating compliance with the density requirements for the entire area of the
final plat proposal is sufficient. Density requirements do not need to be demonstrated at this time for
separate divisions of the final plat.
Secondary review -We will not be requiring secondary review, UNLESS final mitigation plans are deemed
inadequate by staff review, and further revisions are refused by the applicant.
Neil Watts, Director
Development Services Division
>» "David Halinen" <davidhalinen@halinenlaw.com> 10/30/06 6:48 PM»>
City of Renton Development Services Division
Department of Planning/Building/Public Works
Attn: Neil Watts, P.E., Director
Dear Mr. Watts:
Attached please find a letter that I have prepared to you memorializing our
meeting last Friday concerning various points set forth in the October 20,
2006 letter from Laureen Nicolay to my client LandTrust lnc.'s Patrick
Gilroy. Also attached are Exhibits A and B to the letter. (Exhibit B is
intended to be printed out on 8-1/2" by 14" paper, although you can probably
print out a reduced size version of it on 8-1 /2" by 11" paper.) A hard copy
of the letter (with the Exhibits) is being mailed out to you in tonight's
mail.
Please send me back a reply letter as soon as possible confirming the
summaries of the various elements of our discussion as set forth in my
letter to you.
Thank you very much for meeting with me so promptly last week after I
contacted you and for your continuing cooperation. Please let me know if
you have any questions.
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:
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.
•
From:
To:
Date:
Subject:
Here it goes.
Juliana
Juliana Fries
Nicolay, Laureen
Wednesday, November 08, 2006 6:43:35 AM
Fwd: Aspenwoods stormwater outfall
>» Juliana Fries 11/06/20061:58 PM>»
Justin,
I met with Jennifer and Neil Watts to discuss a mitigation for the stormwater outfall from Aspenwoods in
Wedgewood's wetland buffer.
A determination has been made that no mitigation will be required for the stormwater outfall from
Aspenwoods in Wedgewood's wetland buffer.
Please let me know if you have any further questions
Thanks
Juliana
1
Kathy Keolker, Mayor
October 20, 200,
Patrick Gilroy
LandTrust Inc.
1540 140th Ave NE #100
Bellevue, WA 98005
CITY ~F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
Subject: Changes Needed to Final Wetland and Stream Mitigation/M:aintenance &
Monitoring Plans Prior to Recording of Wedgewood Lane Divisions i-3, City File Nos.
LUA06-065, LUAOJ-053, LUAOS-009, LUAOS-017, LUAOS-086, LUA06-100
Dear Mr. Gilroy:
Earlier this year you asked the City's Director of Development Services for a special approval to submit
your final plat application without the required final wetland/stream-related reports and plans. We
received a portion of your final plat application on June 1st, but-did not receive legible wetland/stream-
related information until September 22nd. This letter provides comments on this first legible September
plan and report submittal, however, we are still missing those items listed on Page 12 of this letter, so you
should expect additional comments on these items. Because you opted to wait to submit your required
critical areas information and because your wetland/stream issues are complex, your subsequent revisions
will be reviewed as time permits.
Finalization of Wetland/Stream Mitigation Plans and Monitoring/Maintenance Proposal:
Thank you for making the plans for the final wetland/stream mitigation plan/monitoring proposal for
Wedgewood Lane Divisions 1-4 much more legible so that I could check them against the City's critical
areas regulations. I reviewed your mitigation plan set along with your final plat plans, utility plans,
Hearing Examiner conditions of approval, and your proposed restrictive covenants. In general, comments
relate to five main areas:
• Plat plan consistency with mitigation plans;
• Delineation of Honey c.reek abutting Division 3;
• More detailed analysis of development impacts on critical areas.in order to indicate compliance
with City of Renton critical areas regulations, especially in light of ul:tlity installation already
accomplished within critical areas and buffers;
• Clarification of tract and easement purposes; and
• Compliance with the City Code's RB Zone minimum lot size standards.
More specifically, the following changes are needed prior to recording:
-------l-05_5_S_o_uth-G-ra_d_y_W_a_y_--R-en_t_on-,-W-as-h-in_gt_o_n_9_8_0_55 _______ ~
AHEAD OF THE CURVE
• CHANGES NEEDED TO MITIGATION PLAN SET
Sheet 1 of7
Mitigation and Monitoring Report Text-8.5" x 11" Format Required: Please relocate all the text
from Sheet I to an 8.5" x 11" report format. Tiris text will be microfiched and will not be legible when
reduced from plan sheet size. Since the monitoring program will be a minimum of 5 years in length, the
letter size format is needed in order for the City to evaluate future monitoring reports.
Quarterly and Annual Wetland & Stream Mitigation Success Criteria: Please expand on the
"Standards of Success" section to establish the success criteria for each monitoring event. For example,
. the 5-year success standard is called out at 80% for wetland plants, but what are the success criteria for
each quarter of the 1st year and the annu.al reports thereafter? What should the percentage level of ·
invasive species be for each quarterly monitoring report and each annual monitoring report to ensure the.
project wiU be ori tract for success? Please also clarify that the referenced plant sw-vival rates are for each
Specific species. The text of Note 3 under ''Standards of Success" also needs .to be amended to change the.
reference from "3 years of monitoring" to "a minimum of 5 years of successful monitoring". ·
. Wetland.Delineatio~appiii{'fhe ~jklhd;;:·:;s"ili~Ja
the e.ast of Lot 13lmt 1t has nqt~i;n}elmeated. Per RMC .4-3-
d "approximately 25 feet" to
ase de.lineate this wetland on
the wetland/stream plan set. ;: .,, ' ·
~ t
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Wetland Creation: A.tota. l,t,f •. '. 7\·s·q ot. ·. n is r. 4q .. ~ 11.·. compensate for the fil.ling o. f
Wetland Bin Division 2. IOhe wetlapd bo ge off,}ite'l'.:at,tory 2 wetland (identified as·
both Wetland D3 and D5}is\orrectly\}hci~~ .eet . • e mi~tion pfin set, then 2,600 sq. ft. of the
reqwred 5,887 sq. ft. wetland'/{fe}~\is liem ropase • ·t~an ~a!JY ~xisting ';e~land. P.Jease
tev,se each plan sheet to clanf}~t »»iY~ created wetland ,g:t&'~=.1i1ts1de of eXJsting wetlands.
. • ,5 i .... .. . ·.. . . . . . .· '"';; ' l
. · .. ·Square Footage ofWetland EJ.:.J,llilt: ~ase·ilo~ie\),?~~~ '~total square footage of wetland
enhancement hsted. on the legend as <l;QQ/tsq.j\. \ased ~ the .. on page 2, the tqtal of the
.. enhanced square footages would be 8,124 Stfl,il.,(~t7JZ,ll , 7).
Pattern for Division 1, Native Growth Protection .Area (NGPA) Tract A Buffer: According to the
legend, the pattern depicted on the entire liuffer area for the stream/wetland indicates that this .entire ·
buffer area is propose(] to be impacted; however, no mitigation plan is provided for this area. Please
either clarify the legend or provide the required mitigation planting plan. · ·
. .
Stream Location: The plans depict an approximate 9D,-degree jog in the stream a~ it passes to the north
between Divisions 3 arid 4. Tiris approximate 13' length of stream appears to flow in a right angle right at·
the break line lietween two plan sheets. If this stream has been altered to produce this unnatural bend,
please so state in your report; however, if this is not the current field condition, please correct the plan
sheet.
Wetland Buffer Loss Compensation: A .small area of required wetland buffer extends outside ofNGPA
Tract G into Tract C, an "open space" tract. Please either redraw Tract G to include this liuffer area or
recalculate the lost liuffer square footage and add it elsewhere within the development.
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Wetland Identification: Please identify the wetland in Division 4 by name (e.g. Wetland F) and City of
Renton classification (e.g. forested, newly emerging) and category (e.g. 2 or 3).
Wetland B11ffer Impacts/Planting Plan: Based upon the pattern applied to it, Wetland E buffer in
Division I is proposed to have some sort of buffer impacts. However, no grading or planting plan was
supplied for this impacted area. Please provide a planting and grading plan for this area or clarify via the
pattern in the legend key that this area will not be impacted.
Sheet 3 of7
Tract Exhibits: Thank you for clarifying the tract boundaries. Why is Tract H, identified as a NGPA,
not included within Tract G, a NGP A that completely encloses proposed Tract H? Tract H shows on the
· plat set as an access and utility easement as well. Please see related plat comments under "Sheet I of 11"
regarding omission of this area as a NGP A.
Wetland/Stream Tract Boundaries: Please clarify the entire wetland and/or stream tract associated
with Tract G. Currently, this tract's identifying pattern stops short of its northwestern extent. Please
clarify the actual boundaries of Tract G.
Sewer ManholesJn NGPA Tract: Sewer manholes do.nQJ :erovide habitat or wetland functions so they
cannot be located within an existing bajfer without buffer re·-e·i'eajj_on somewhere else. The two sewer
manholes that are currently propos~ to be located within NGfA T~J G should instead be included
within the abutting utility TractsA'and F. Please have the ?iv'il en~n~ prepare "as-built" drawings
clarifying the manhole locatioIJ§ so that the tract sizes may l,e,adjiist~!,l a~ordingly. This change must be
reflected on all plan sheets (pl~t apd wetland/stream mitigation)., ·'' '' ·
''),; , '{~it~1Ai
• Sheets 3 ;~cf:f!l ·.. ·~ · .
(_': -' _, ' . / ·:':\ '_-'._:·-~, _,:. . . ' ·+
Legends: Please review the·enti& pl~ set to ensure att'!?:Us M\~ s;tbqts a~ consistent and
identified on each plan sheet ip· a legeJ'\d. For example;~.§heet 4;bf.7, plef\le clarify the unidentified
. symbol proposed withm NGY~ Tr%'tG. Also please provide a qesc~~oJ;rfor the dramage-related
symbol usedfor a drainage feature in.the'northeastern portion ofMt:t G.~ Sheets 3 and 4.
~ ~~ '.· ~
Sheet 5of,1
0_ ·. p . .
Signage: Please note whether the proppsed construction Jlllllerials for the signage d~icted on Sheet 5 of.
7 are wood or metal. RMC 4-3-0SOE4f allows only wood or metal sign materials.
All Mitigation Plan Sheets
Mitigation for Perimeter Utility Easements and Retaining Walls Throughout NGPA Tract(s):
Please make the mitigation plans consistent with the civil plans. For example, please depict the 10'
utilities easement located around the perimeter of most of the NGPA Tracts. ·
Depiction/Delineation of Honey Creek per RMC 4-3-050L3 and 4-8120D: Because Honey Creek is
located within I 00' of the development site, please depict the location of Honey Creek on plan Sheets 2-7.
If, after delineation of Division 3's Honey Creek, its buffer is found to be less than 35' in width at any
poi)lt, your mitigation text will need to also address compliance with RMC Sections 4-3-050L5civ or
L5diii.
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CHANGES TO SEPTEMBER IS, 2006 MITIGATION REPORT TEXT (8.5'' BY 11" FORMAT):
fu order to be approved by the City, your final 8.5" x 11" mitigation report must address the following:
Table of Contents: Please provide a Table of Contents for this document.
Figure 1 Missing: Page 5 of the report refers to Figure I, predevelopment site plan, bu(no Figure is
attached to the report. Please attach Figure I .
. Consistent Wetland Names and Types: Discuss all wetlands on site or within 100' of site
. boundaries/work and list type for each: Wetland Classifi.cation(e.g. Class 3), wetland name (consistent
with plan set, e.g. Wetland D5.rather than "large wetland to the east").
Division 3 Square Footages Inconsistent: On page 5 of the report, Wetland C square footage within
Division 3 is listed at approximately 1,690 sq. ft., however, on Sheet 2 of 7, the Division 3 square footage
.lists it at 2,717. Please make square footages consistent.
Division 4 Square Fo11tage Information Missing: The study is intended to address critical areas in.
Divisions 1-4, but Division 4 information is missing._ Please have both the report and the plan sheets
describe _and list the total. square footage in,&j!S<lif>Ms · e4,iQgluding Pivision 4. -. Please also identify the
· type of wetland ( e.g. forested/scrub sru;µJ>'Y'~ml£! 2 of 7 o Ian set. . · · · · .. . ./'" ,('\. ... J . . . .· ... :
Division 4 E11hancenient: Js an~hom~em!n~ forte . · Ji 4 stream and wetland area to
·. compensate for the other areas ~~;~4'wetlands and s~·-. ., .U:,~, plan.ting planJ1as not been
submitted._ . / . · t ' .. . · '\'f!"'.) ·
Add. rn_·scusslon of On-site "'-._f_,_ e. tland.;b: ~t . "ti~on pl!··. i __ ·_ ·_·_ dep.ic~ Wetlll)ld .. DID .
. Di:nsion 3. However, whi]e~~.3~ o site fetl.vd . , B and C, on-site _Wetland
D 1s not mentioned m the onl/lizte ·section o addrass Wet! . dD under the on-site -,I.. . 1 ·-' ' . ' . . . .
section of the report. t . •. ·•"•··']., .· j, J' · ·
·. _ · . · ,;t _ . t<:.o'Y/;/ ••. ··~. \r . ,Y" __ · '~ ~; . _ .
Add ~iscussion of On-site W,!lilii§,:"S~eet 2 of7_of the ~&{lfflln p i. s depicts)Vetiand_E in
D1V1s10n I. However, while pa~ 3;!''5 9'~r~rt ~t~)!SSV~:I' . dsA, Band C, on-site Wetland.
Eis not addressed in the on-site ~mfot; the tcli)Ort. 'jl~\ etland E under the on-site section·
-"'"~ ~ . i •.",, " . ~, of the report. . · ·-•,,,, ., · '\.. ·
.. Wet1and D5: Sheet 2 of7 depicts the off-~;;:
1':JW~tlliiidb.S", however this wetland is not given a name in .
the text of the report. ts D5 a separate wetland .froin that discussed on page 2 of the report? For clarity,.
please have both the plans and the report identify by name all wetlands_ discussed in the report text ( e.g.
use D5 in the report as well as on the plans). ·
Please Expand Scope of Analysis on Page 10 to In.elude All Utilities to be Located Within Wet1aud
and Streams and Their.Buffers: Thank you for discussing the impacts of the sewer line crossing
through the "wetland associated with Honey Creek" on Page 10 of the report. Please include the impacts
of all other utilities installed around the perimeter of the NPGATracts in this analysis. (e.g. the 10-foot
public storm easement running through the NGPA Tract Gbuffer area between Tracts-E and F) and
analyze its associated utilities impact within the written report. This easement also needs to be included
on the wetland/stre_am plan mitigation set, Sheets 2, 3, and 5, ·
Code Requirements for Stormwater Facilities in Buffers: Per RMC 4-3-050C7aii, stormwater
dispersion outfall distribution systems may be located within wetland and stream buffer areas provided
they "shall require buffer enhancement or buffer averaging when they are sited in areas of forest
vegetation". The project involves installation of stormwater facilities within Wetland Din Division 3, a
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category 2forested wetland pursuant to the wetland study provided to the City. Please explain in the
mitigation plan text whether you are proposing enhancement or averaging to compensate for these
drainage features.
Amend References to Future Final Design Plans: On Page 15, a reference is made to future
preparation of final design plans. We require the final plans prior to recording. Please amend references
to final design plans to clarify that the plans currently being submitted to the City are the final design
plans.
Increased Buffer Analysis per RMC 4-3-0SOM6d: In order to comply with City critical areas
regulations, the report needs to include an analysis of why increased buffers are not necessary.
Retain Justification for Utilities Located within Wetlands and Wetland Buffers and Impacts to
Wetland Buffers: Thank you providing this analysis as required by RMC 4-3-050M8 on Page IO of
your last report. Please continue to retain this section in your final report.
Retain Justification for Utilities Located within Streams or Stream Buffers and Impacts to Wetland
Buffers: Thank you providing this analysis as required by RMC 4-3-050L8a and L8b on Page 7 of your
last report .. Please continue to retain this section in your final report.
Retain Justification for Buffer Aver:iljing for areas of Cla;s"~)Yetland Buffer less than 50' in · .
width:· Thank you providing this apalysis as required by RMQ4-3~~0M6f on Pages 11-13 of your last
. report. Please continue to retain J;ll:is Se<;tion in your finalr\'P®· · ''I,, ~-. -~--a~' . AnalysiS of Compliance with/Stream Buffer Requirements pe(RM:C,: .\3-0SOLSciv or LSdill: If,
after delineation of Division Jls H<>fiey Creek, its buffef~(O\IJld frtbe l~ss \s in width at any point, your
mitigation text will also need,to addrei;s compliance wil:h,R:Mir Sedtions 4-j.050L5civ or L5diii.
·:· <1::~ .·,; .. . -~'_>/_·f~f (; .),-If;. . fi
Retain Analysis of Code Criteria for Sewer and Traip~rtatio111lla~lit)rJ,ocations with Stream
and/or Stream Buffers per ~C Section 4-3-0SOLSa't;,"'qlank y\fu provi1lrtg this analysis of the ·
. administrative variance as requir"4JY RMC 4-3-050L8a dhPag~ !~!~\!fX0ur last report. Please
continue to retain this section inyourJ1.t1~l report. · •'' ,,-· /' . . ,,
.' ·",,,,l?}'.
''\: .. _ '.· · f:..0-,-._,, t1/ .
CHANGES NEEDED TO DR,\fT HOMEOWNERS\~'SOCIATION COVENANTS:
Applicability of Covenants: Please clarify on the first page of covenants which divisions these
covenants will apply to (e.g. All divisions or just Divisions 1-3).
Article 6.1, Authority to Grant Easements: Please make changes to Article 6.1 to ensure that the
covenants do not provide the Homeowners' Association authority to grant easements act-OSS critical areas
or their buffers. Tiris section needs to be re-worded to clarify that the Homeowners' Association is not
authorized to grant further easements across the wetland or stream Tracts. Please include the following
text in this Article: "provided that no easements may be granted over the NGPA stream/wetland tracts
without prior written City of Renton approval".
Articles 6.1 and 6.3, Transfer of Wetlands/Stream Mitigation Project Responsibility: The majority
of requested covenant changes primarily relate to the time of transfer of wetland tract maintenance
responsibility from the developer to the Homeowners' Association. City regulations hold the developer
responsible for the successful re-establishment of the wetland mitigation area. Please make changes to
Articles 6.1 and 6.3 in order to clarify that the developer, rather than the Homeowners' Association, is
responsible for the initial establishment and successful minimum of 5-years of monitoring of the
mitigation project.
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• Please re-title Article 6.3 to "Wetlands and Stream Maintenance" and revise the first paragraph to
show that the Homeowners' Association assumes responsibility after successful implementation
of the mitigation and monitoring program. Language such as: "The Homeowners' Association
shall be responsible for all the common areas, provided that the developer, rather than the
Homeowners' Association, is to be responsible for the initial minimum 5-yeais of successful
wetland/stream maintenance and mitigation monitoring pursuant to the developer's approved
wetland mitigation plan.
• The transfer of responsibility to the Homeowners' Association shall not occur until the City of .
· Renton releases the developer in writing from further maintenance and monitoring upon the
completion of a minimum of five successful consecutive years of the wetland 'monitoring
consistent with the approved wetland monitoring and maintenance plan." Please delete the
remaining paragraphs of Article 6.3 since this information will be included in the new 8.5" x · 1 l"
format ofthe final mitigation report. ·
Articles 6.5.1 Relating to Common Areas: Please insert the following language at the beginning of this
Section: "Upon agency approval,". Please also add the following additional wording: " ; .. to a
governmental entity, or other entity such.as a benefited Homeowners' Association, "'.hich shaHfirst agree.·
in writing to maintain such facilities."
A. rti~les 6.5.2 Relating tp Common A.· rea .. ~~. ···, ' 'fliis,.~'a\~ relating to the .NG.· Pi\ so .its l~guage is
consistent with the language on Sheet Jrtl't'}of ~at, pata · 1 of the "Dedicat10n/Ce:rtJficatiort" ,
section. Please also add the folloajrigadi1it'1nal wording rel , · • , e o~ types of common areas: " .
. . • toa governmental entity whicyishall•~!Jgm:'llrWriting, t~ , ~ ;ch facilities."
A,rticle 7.2 Restricting Use ,~~9il' ~reas o eiµbers>~fs'.~j\w:HI need to be amended so as
not to conflict with Hearing t,canuner.:con!ifSµo blio,.access ~I. · · ·
. -.:( : ·::;t;~-. \ 'LS ·
, , New Article 7.4: Please ad~ +~o . . . ,\Grov,pt•t+on Areas. This Arti~le ·
· . should refer the reader to th~restnctigns q,J\~.h ./~t Map to Jeam ofqte (yet to be noted) City of
Renton critical areas restrictit'lns within NQ~ ,, . , s. · ')+;;:;:i, . ? . ffe . · . . . . '.,' . ,,, , . ,, r . . ... .. A .
Article 9.93, Relating.to Fen4,n;;,,,Db·~ wish to reference"Cl~fi;iton" instead of "King County"
Building Codes? . >\, ,,, ,, · , ,,,, .. . ' , ' .,;li ·
/.~· ,f1s \ ·: .\:-~;,. ~;. .
•:.,,. 1, ' , ··~t-,,,,,. ~·w
Article 12.1,2 Relating to Allowed~ inJ;a~ents: Si11,~s plat has multiple easements located
. ·, ,within critical areas; the section of this arll'.c1e.~~~"'Lot owner exclusive rights to make any and ·
all use decisions regarding the use, landscaping and paving within the easement area" needs to be
amended todarify that the Homeowners' Associatio11 (owners of NGl' A Tracts) .must still comply with
City critical areas regulations for those easements located within the NGPA Tracts.
PLAT MAP CHANGES
Plat Sheet 1.of 11
Responsibility for. Wetland/Stream Mitigation Project: Because this proposal involve~ significant
development-relatedimpacts to wetlands, a stream, and associated buffers, the City will hold the ·
developer, rather than future homebuyers, responsible for mitigating these impacts. Please amend the
language under paragraph 2 and remainder of the "Dedication/Certification" section to clarify that the
maintenance and monitoring of the NGPAs are not the responsibility of the Homeowners' Association
until after the successful completion of the minimum 5-year maintenance and monitoring period.
Associated changes to the text of the covenant docwnent will also be required.
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NGP A Tract H: Tract H is currently proposed to be both an access easement and utility easement for the
Aspenwoods Plat as well as a NGPA. Section 4-3-050E4ciii of the RMC requires that a deed restriction
be placed on all NGPA Tracts as further discussed in Sheet 2 comments. The piece's functionality as a
NGP A is limited if an access easement is granted over the entire tract. Its functionality as an access and
utility easement area is limited by the restrictive nature of the required restrictive language (see Sheet 2
comments below). Please make "Tract H" solely an access and utility easement and re-create buffer
elsewhere because this area will not ultimately be under the control of Wedgewood Homeowners'
Association but rather the Aspenwoods Homeowners' Association. Division 2 Tract C Open Space can
be incorporated into Tract G for additional buffer to compensate for buffer lost elsewhere.
Plan Sheet 2 of 11
Changes Needed Regarding Hearing Examiner Condition Regarding Ornamental Trees: Since this
is a City-mandated condition, the City will need to be ab.le to enforce it. Instead of including the
ornamental tree requirement in the Homeowners' Association covenants enforceable by the Association,
please instead place the Tree Covenant for planting and maintaining two ornamental trees per Jot on Sheet
2 of the plat noting City and Homeowners' Association ability to enforce. ·
Changes Needed Regarding NGPAS: Please add the following language into the restrictions section of
Sheet.2 addressing NGPA Tracts:
• NGPA General Restricti~~: RMC Section 4-3-050Ji4ciJF~quires that a deed restriction be
placed on all NGPA Tra¢.ts. P~ase add such a restriclion lb S~t I of the plat. The restrictive
language must comply1ffeith the
0
following requirem~rtt& of~q~: "Such deed restriction(s)
shall prohibit developfft~!, ~Iteration, or disturbance Wit/itiiv,e,ltct except for purposes of
habitat enhancemen/;as pafi o/ an enhancemenJ'Jit!!iJp Wkich has '('fi:eived prior written
approval from the City, and from any other agency Jlljth jurjsdiction;,over such activity. A ~ ' < ' : ' ,, ,;4~, / ' . .
covenant shall be pl(lced,'tn the tract restrictinfl_J~eparatt; sit,e. E~chabulling lot owner or the .
Homeowners' Association shall have an undivi8ed interest in tFte trijct." . '·-'?<. i . .,
• Long Term NGP A M.~~w:e Responsibility:'; Seciioi1~J-,Oi<>E4h of the RMC requires the
following stand.ard notCl,tO ~placed on all NGPA Tr;icts:1. "MA{fTENANCE RESPONSIJJILITY:
All owners of lots createli;f?} or}Jenefitingfrom .. this City'q,dib1J!l1bu1ting or including a native
growth protection easement(tliJ.cl} are responsihl;for.!"-di')/1!{,ance and protection of the
easement{tracl}. Maintenance•iflcludes ensuring that ri~iiftertitions occur within the tract and
that all vegetation remains undisturbed unless th,, exjlf;ss ,yritten authorization of the City has ·
been received." However, since this project involves impacts to weHands, this note should be
modified by adding additional language from the next paragraph to clarify that the developer is ·
responsible for a minimum of five successful, consecutive years of the critical area mairttenance
and monitoring and that the Homeowners' Association will assume responsibility after the City
provides written confrrmation of the successful establishment of the mitigation project.
• Initial Developer Responsibility for NGPA: "The developer, rather than the Homeowners'
Association, is responsible for a minimum of five successful, consecutive years of the.critical area
maintenance and monitoring pursuant to the approved wetland & stream maintenance and
monitoring plan. The transfer of responsibility lo the Homeowners' Association shall not occur
until the City of Renton releases the developer in writingfromfurther maintenance and
monitoring upon the completion of a minimum of five successful, consecutive years of critical
area maintenance and monitoring consistent with the approved wetland monitoring and
maintenance plan. "
Plat Sheet 4 of 11:
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Note 36: Is the intent to have only Lot 27 responsible for maintaining the access driveway also to be used
by Lot 26? A change to this note is optional, depending on your intent for maintenance responsibilities.
Note 39, Trail Width, Location, and Mainte.nance: This note provides for access across Lot 18 and
Tract C will likely need to be amended depending on the outcome of discussions with the Parks Director
or if revisions to the mitigation plan set result in the elimination of Tract C. Typically, the Parks
Department does not maintain easement trails. ·
Note 51, Combined Note Regarding Private Street Access for Individual Lots and Private Tract Ji'
Detention Pond Access: This note will likely need to be amended, possibly into two separate notes.
Your current wetland and stream mitigation plans do not show this proposed pond access easement at all .
and the mitigation plans actually propose wetland plantings for this area. The impii.ct of this additional
proposed buffer encroachment would need to be justified and analyzed, square-footage wise, in order for
this.easement to be approved. Alternatively, if there are currently no drainage facilities in this area, the.
City would prefer you relocate the pond access road outside of the wetlim.d buffer. Ifyou wish to
continue to propose the access easement within the buffer, please revise the note language to separate into
two notes as only Lot 18 is shown as encumbered for purposes of pond acce·ss.
Note 54, Landscaping and Monument Signs Within NGPA Tracts: This note will need to be .
. amenaed l9 omit reference to NGPA Tract ,9'.~~ument signs or traditional landscaping are
.. allowed within any part of the NGPA ~i, ;\l~Jiis note s~at Lot24 of Division 3is also
. ·encumber_ed by a landscape ease·m··~ .. •. ;.·bu .. ltl\) .. · ... ~9:s~ent l~ .. a.ti~jl'4&~teadily. app\lfell .. ton Sheet 9 of 11 ..
. · ~o7e~t 241s encumbered, ple~:,;fyte.~9:~~~~~;!~,l I. If not, ple~se amend the .·
Note 5~, '.frail Width, Loeafn, 1lffin,M~~ ·· te ~IJ lilcelyieed to be amended . .
d~dmg on the outcome ofd1scuss1pns \ll'li! . or. The City ·. uld prefer direct public ·
street to trail access rather tJim ~ ·.• •·s privtti.J!Qts 5 and 36, thus prohibiting
these lots from installing futi'i,e f~ciqg, etc. {If. , relocated;las ~qq ed, then this note would . · · ·
only relate to a utility easemellt •. . ,:sl•.::e.,s,~Jl,~ i! f
f!. _.,-.~,,t'.:>f -,c,>if,:, ,,,.
x' .. . . . "'\. > ,,.Plat Sheet 5 of 1 J/~
' . '·f~ ,.;, .. , ···~,... ,,·'·' ~~~
Clarify Note 1 's. Applical)ility: tqj;e ,(rel;.~!<> a}Oltiii~keil-'k t, seems to be incorrectly applied
to the ?-foot utihty easement that cr\)8'1111§,:L,<>ts} Ill\!. 6. P~ase a the correct note to this easement and
also extend the easement line across Lot4 «Mlli!w'Y..,~ ement':'"as well as the 20-foot
. access/utility easement across Lots 5 and 6-'6xtend's'au the way to NE .9th Place. .
Release of Easement: Access easement number 20001208000113 fro~ WedgewoodLLC to
Wedgewood Lane LLC is depicted on the face of the plat and is proposed to be terminated "upon
recording·of this plat". Instead, please record a release of easement document first and then omit
reference to this easement from the face of the plat in order to prevent future confusion regarding the ·
encumbered.lots' buildable area. Please also omit restriction 10, relating to the termination upon ·
recording, from Sheet 3 of 11. · ·
Utility Easement Along Eastern Portion of Plat Abutting Hoquiam Avenue NE: Neither this
easement nor the utilities it now contains are shown on the wetland/stream mitigation plan set. This
needs to be addressed and mitigated on the final mitigation plan set and addressed in the report.
"Public Access Easement" Shown on Lot 2: Please add the purpose of the small "public access
easement" shown on Lot 2.
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Plat Sheet 6 of 11:
Lot Area for Lot 25: Lot 25 does not appear to meet the net Jot size requirements ofRMC 4-7-l 70F
after that portion of the Jot that is 40' or narrower is deducted from the total Jot size, the lot may no longer
meet the 4,500 square foot minimum. Please have your engineer verify the net Jot area. Also, keep in
mind that the front yard setback will start at the point where the Jot is at least 40' in width. Please contact
me to discuss revision options.
"Public Access Easement" Shown on Lots 31 and 35: Please add the purpose of the small "public
access easement" shown on Lots 31 and 35 on this plan sheet either via notes explaining the purpose of
"C27 and C33" or other means.
Plat Sheet 7 of 11
Lot 19 Width: Lot 19 does not average to the R-8 zone's 60' minimum. Please amend or request an
administrative Jot width variance per RMC 4-9-250B.
Legend: Please include notes 35 and 37 (a public sewer easement) in the legend key on the right side of
this plan sheet.
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"Public Access Easement" Shown OJ\!!Lots 19 and 38: PJe[~~d the purpose o{ the small "public
access easement" shown on Lots I ~·ab.d 38 on this plan sheet ~ithef"'!i~ notes explaining the purpose of
"C2 l and C3 l" or other means. . { · \" I "zt ·
)> "f;;h .
. ·i, : . . ,·,,_ •:,,;+')'; ~:!,\ ' _. .
Buffer Located Outside NGJ.fA,:;rract: A portion of the requit'ed•Wi.tlan<\,buffer from: NGPA Tract G
encroaches onto proposed 0¢n Spilce,Tract C. Plea~~'19)idate, this are~.into Tract G or recalculate
and mitigate for this Jost bufl':er area in your revised w~~;li;iitigation plall§, This. change must also be.
made on Sheet 8. ~;;f '' h
Plat Sheet'~~Jl: ,,-.-.x> .F
Lot 2: In order to prevent fu~ c'ci;t\l~ion regarding Lot2's 1;i,idlib1i'¥, please omit the "old"
(existing) buffer line from future-,t,ot2 since this areais no longet-prot>,#ed to be protected as wetland
buffer because you have proposed re.creating this buffer els~here, i". .
., ·\,+,,,. ,· .• ~s'i~--
"''"' Lot 40: In order to prevent future confusion regarding ,l,ot401buildable area, please omit the "old'' .
(existing) buffer line from future Lot 40 since this area is no longer proposed to be protected as wetland
buffer if you are recreating this buffer elsewhere.
Tract H, Proposed Joint Utiliti.es/Access/Native Growth Protection Area Easement: This tract
endeavors to accomplish multiple functions and will ultimately be transferred to the Aspenwoods
Homeowners' Association resulting in multiple maintenance responsibilities for the various portions of
the overall wetland NGP A. Because the multiple functions and responsible parties contemplated by this
proposed tract do not seem consistentwith wetland buffer conservation, we require that this tract be
designated solely as a utilities and access tract and that the wetland buffer function be relocated/mitigated .
elsewhere. ·
Buffer not in NGPA: A portion of the required wetland buffer from NGPA Tract G encroaches onto
proposed Open Space Tract C. Please consolidate this area into Tract G or recalculate and mitigate for
this lost buffer area in your revised wetland mitigation plans. This change must also be made on Sheet 7.
Utility Easement: A utility easement is depicted on this plan sheet within the western boundary of the
wetland and stream NGPA; however, this easement is not depicted on the wetland/stream mitigation plan
9
set. Please add this easement to all wetland/stream plan sheets and also have your wetland biologist
analyze the utility easement and its associated utilities impact within the final 8.5" x 11 ".
Landscaping and Sign Easement East of Lot 2: Please resolve the conflict between wetland plan set
(Sheet 7) depicting the area as densely planted wetland plantings and this plat sheet. The proposed
Landscaping and Sign Easement east of Lot 2 is to be omitted/relocated from the plat set or deducted
from wetland mitigation analysis. Signs (other than the required NGPA signs) and traditional landscaping
are. not allowed in the NGP A mi ligation areas.
Plat Sheet 9 ofl 1 ·
· Clarification of Extent of Easements: Please provide more guidance as to the uses intended for the
various easements depicted at the NE comer of this plan set. An arrow guiding frotn the symbol "52" to
its intended easement would.be helpful. Please clarify the purpose of the 13' easement on Lot 20.
"Public Access Easement" Shown on Tract 1 and Lot 12: Please add the purpose of the small "public
access easement" shown on Tract I and Lot 12 on this plan sheet either via notes.explaining the purpose
of"C29.and C30" or other means. ·
"Public Access Ea~emene• Shown on ... L __ o_ -.~. . •IRMffi,. ·.·... · ,;Ji'~~ work. with the Parks. Director regarding
preferred access pomts to the future p~p.I. -~:zurrently sed, the easement reduced Lot 35 .
below the. 4,500 square foot net mil:Jimurt!. '~. ~ ·"'" . . · .
-· --· --_. i//. --.-_ :---· · -~-,.-_ .-,"· :':,~-,--"'-"',~-_ _ r -i --
Tract G Boundary:. Is the uti~ease~f'ri~ning alont:r~:J'. boundary included or ·
exchidedfrom the Tract? It i~ijude,d,Onthe plat sheets, but e· me of the wetland/stream
mitigation sheets. Make size,fina'l'oeitfon l.''W° · · cons~tl'Ilt: \ . ·
!:n~;'~!:~!;;~1ntra:~t::: ~~iTl~:~~:!:~e~a~~~:::
impa·c·t· and include this ana1~_\_1_· s m __ .the\.fi,_ n .. ~~t~ ~ .. :} 1_ " , . repqrt ...• ,_· .-Thi.. ·rs C .· ·. ·.en. t also needs to be
mciud.ed on the wetland/streat!;!_ pl~~)jgation se1'; Sheets',, , 3, ~d
0
~i1& .· · . .
.-,.~*' '·. 4~,J ._'·';. _ _,.,_ ' ,,/:i1·_·t!_.:"~: .-/ ,
::; r' ,, I'tatSheet IQ ofU '",;;. ' . . ' \\,. l··->, } -"'!,·-~---'"_''<-"" -. {,._ ;:
· · Lot 17 Width:· Lot 17 does not av,;~ge.ti:, ihe/R~~ne's,(iO-ft,l"' nimum. Please amend or request an
dmin . tr 1· . -~-,,._, ---'"""' --a IS a tve vanance. \ . ··0
'.:;~i\,'t"i';; .. /;.-<>--,'":Y,''y
Lot 21: Please correct the address to 974.
Plat Sheet 11 of 11:
Utility Tract E: Utility Tract E's size and shape are not consistent with the Wetland/Stream Mitigation
plan set. Please make this consistent and, if the wetland plan set is. revised, mitigation calculations will
also need to be revised.
Storm Detention .Tract F: Stonµ Detention Tract Fs size and shape are not consistent with the Wetland
Mitigation plan set. Please revise and, if the wetland plan set also changes; your mitigation calculations
will need to be revised.
Unidentified "Easement": There is an area that appears to be an easement located within the NGP A
Tract (; and· abutting Tract A to the east. Please identify the purpose of this easement.
IO
Public Access Easement: This easement currently ends about 30' from the property boundary and it is
unclear on the plat set where it actually begins due to all the utility easements also in the same area.
Please work with the Parks Director to extend the trail location so that it connects the various divisions
and connects to public right of way. Please also depict the access easement with some shading or other
patterning so we can determine compliance with the Hearing Examiner's trail requirements.
Lot 18: In order to prevent future confusion regarding Lot l8's buildable atea, please omit the "old"
( existing) buffer line from future Lot 18 since this area is no longer proposed to be protected as wetland
buffer if you are recreating this buffer elsewhere. ·
All Pia t Sheets:
Public Pedestrian Easement: Per Hearing Examiner condition 7 for Division l, a public pedestrian
easement, is required to provide pedestrian connectivity between the divisions. This easement has not yet
been depicted on the final plat. Because the City does not maintain such. easements, please ensure that the
Homeowners' Association is noted as being responsible for maintenance on Sheet I and separate
restrictive covenant document.
Authorization of Easements in NGPAs: Please review all plat notes and cqvenants in their entirety to
ensure· the authority to grant subsequent easements over:an}[ ~GPA is not authorized without written City
of Renton approval. ····'<,,A.
; .,'· ' ,:{'.''-<,'t'( •
Critical Areas Information Nee,ded ll!I Final Plat Map: .Rl'/1:C ~ciioe 4-3-050G3 requires that.all
critical areas and their buffers be' iden(ified on the plat map. Please ®iht the current wetland and stream
locations within the NGPA Tractt Pl~e also clearly identify ea?lfNG):'~Tractpurpose byhsting the
wetland and/or stream !)[pe antl cari:gory ( e.g. NGP A 1'~./\, Cat\;gory 3 Rorested Wetland). . "· ' . '<' ·'·\·;; ' <,
·:· _<·i··-:· ._;,:;··.,, .. ,#Jc:· · ::: _ ->· _ f ,
HEARING E~R CONDITION~I.ATING fS'P~LICACCESS:
,>,c,•, -,C
•',\,,)'..·.
The Hearing Examiner placed)ev~j pedestrian acces.s ;W~~~t~g~i!;+ts upon the approval of the
Wedgewood Development (see:QiYl§,IR!l l, Cond1t10n #6 requ111n1ra: pedF1an easement across lots.4
through 7 to connect Ilwaco tO'H~,tla~ and Division}, CondifiO!) #7!'Muiring a public acc.ess trail). As
previously noted by Elizabeth Higgil:\s,,these public acee$ses 'lire notpoequately depicted on the plat map.
Please address each of the following.ih(Your next plat submittal:,.-:·" ·
• Hearing Examiner Requirements: The Hearing Examiner's Report and Recommendation (later
adopted by the Renton City Council) requires that the applicant "record a public access trail
easement" and install public trail signs "at each point of trail access from public streets".
• City Code Requirements: Please first review Sections 4-3-050-C7..ai2-4 of the RMC and then
propose a trail.location consistent with the requirements of this Section. This Section States that
trails are outright allowed in wetland and stream buffer areas provided: "Trails and walkways
shall be located in the outer twenty-five percent (25%) of the buffer, i.e., the portion of the bµffer
that is farther away from the critical area. Enhancement of the buffer area is required where
trails are located in the buffer. Where enhancement of the buffer area adjacent to a trail is not
feasible due lo existing high quality vegetation, additional buffer area or other miiigation may be
required. Trail widths shall be a maximum width of twelve (12) feet. Trails shall be constructed
of permeable materials. "
• City Parks Department Review: Keeping in mind the above code-mandated limitations, please
contact Parks Director, Leslie Betlach in order to determine the most desirable location for the
trails that also meet the requirements of the Hearing Examiner's condition. After determining the
11
most desirable location and width with the Parks Director, please provide me with one copy a
revised plat map set depicting the agreed upon easement location. If the pedestrian access
easement overlaps with any other type of easement, please distinguish the pedestrian easement
with some type of shading or patterning so it is easily distinguished from the other easement
types. Because the City does not maintain such easements, please ensure that the HOA is noted
as being responsible Tor maintenance on Sheet I of the plat and within the separate restrictive
covenant document.
MISCELLANEOUS COI)E RELATED SUBMITTAL REQUIREMENTS
Density Worksheets: The density figures listed on the density worksheets submitted on June 1st are
inconsistent with the figures listed on pages 6; 9 and 11 of your "confmnation of compliance with
conditions of plat approval". Please revise whichever document is incorrect and return with your next
revision.
Fisheries Permit Approval: As previously requested, please provide the. City with two copies of the
final approved Fisheries pertnit(s) authorizing work in streanVstream buffer areas pursuant to RMC
Sections 4-3-050L3, L8a, L8b, and L8c.
. : .:;;fl~!~'i(;'.'.~=~~~;~·-·,1:-y;:,4i,t,,,.
. _,::JC:',,,;.·'·\ 'f'b,/ '
ADDffiONAL ITEMS REQ~~ P~~~~~' . NOT YET SUBMITTED FOR
Maintell!lJICe a,d MonitoriiJ'~t°po;: ;;ease J!ovide a pr . · i51 . ~ the requirements ofRMC
4-8 0120 for both the wetlandii;and"§tfepn ~t . , mtdflng for .. ty review and approval. .
. ': _.. . . -[¥"' . { . 'f~-~~ -,v -~j -·~ -. _·. · .. · .
Mailltiinance and Monitorfig1"11#"a .' . a fin~!Ptenance andmonitoring ..
contract ( or contracts) for o~ revrew prior tq e contiJict. Thcldrafi coqtract language must
. ensure compliance with both~e perf~... . e (yet'lp be -~oved) final maintenance and
mo11itoring plan as weH the nl4},~.~~~~·~onitoring . : ~'~e1 .. ton Municipal Code: . ·· ..
• ~C 4-~l20D23vii s~slthiWP-.•. fue&()tt];l~9li}"jilc~II be moni.tored for a period
necessary to establish that ~i;manc1f~.hait~.J?~t, .but not for a period less than.
five (5} years." . ,,,,.:· !.. ·\ \'. / · .
' . . "'>-)%i'q::~h-.. ><·,-.f:-~,-,;.\:.{'}""" -. .. . .
• RMC4-J.OSOG2 "Tllne Period~ Wetlands, Streanis, and Lakes: For wetland and/or
stream/lake mitigation plans, the surety device shall be sufficient to guarantee that structures,
improvements, and mitigation required by permit conclition perform satisfactorily for a: minimum ·
· of five (S)years after they have been completed". ·
• Maintenance and Replacement: Please make s.ure the language of the contract(s) cleariy states
that the cost of plant maintenance and replacement of all plantings js included. The language in
the contract must also specifically guarantee that "structures, improvements, and mitigation
perform satisfactorily for a period of 5 years" ( e.g. add provisions for plant replacement and weed
removal referencing compliance with the survival rates nc,ted in the fmal approved wetland
mitigation plan.
• Report Timing: The monitoring contract must include quarterly monitoring reports for the first
year and annual reports thereafter.
The draft contract must be followed up with a final signed contract once the City approves the draft
version. Once you have a final signed, city-approved maintenance and monitoring contract for this work,
I can provide you with the amount of security (no bonds accepted) necessary.
12
•
'
Final Landscape Plan for Plat: Need plan showing the required two trees per lot.
Additional Mitigation Sheet-Irrigation Plan: Please provide an irrigation plan because irrigation of
the mitigation area is required pursuant to the mitigation proposal.
Biologist's Verification of Installation of Stream and Wetland Mitigation: Prior to recording of your
plat, your consultant will need to provide written verification that all impacted buffers and mitigation as
stipulated in the (still be approved) final mitigation plan have .been installed consistent with the plan.
This is required both by the City Code as well as Hearing Examiner condition #4 which states: "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 fmal plat." In your cover letter, your analysis of the
City's conditions of approval indicates that any critical areas restoration, fencing, or sign installation not
completed prior to recording could be "bonded". This is not possible under City code or under Hearing
Examiner conditions #4 and #11. All wetlands and stream mitigation work for all Divisions 1-4 must be
installed and approved by the City prior to recording of the Division l-3 Fin.al Plat..
Photo Reductions: The City will ultimately need photographic reductions of the approved plan sets.
INDEPE.NDENT SECO~AR\'.,pVIEW
;· .;-:/"'·''' ~\'¢
Due to the complexity of the mit\g'Ation proposal and pursuant"tci ~~-3-050F7, once we receive a.·
mitigation report and plan set rnteting tire requirements of the City' Cqde~,we will send your mitigation
. proposal out for independent ~,ecq,ndary review. we send the co~ptei~ Jlat;jrage to out consultant, The
Watershed Company, and once they provide us with ~~t estl\µate we1'{:ill submit the invoice to you .
. '·-' ··:i:i'-.'1. . st. '
Pli:ase send two copies of alfre~~ ~etland/stream:rt,,~bf~rm',1i.9!1(plfs to my attention. Feel free
to contact me at 425-430-7294 if you have any quesh6\l~-!egardmg,this'l.;..,.
'·t?:}",. . ,' J/
Sincerely,
.. ~·)7r~
Laureen Nicolay
Senior Planner
cc: Files LUA03-059, LUAOS-009, LUAOS-086, LUA06-065
GaretMunger, AlderNW
Neil Watts, Development Services Director
Jennifer Henning, Planning Manager
Kayren Kittrick, Plan Review Supervisor
Amela Henninger, Engineering Specialist
Leslie Betlach, Parks Director
Elizabeth Higgins, Senior Planner
The Watershed Company
/· ,:
,l~
13
,,.
CITY OF RENTON, WASIDNGTON
RESOLUTIONNO. 3837
A RESOLUTION OF THE CI'IY OF RENTON, WASHINGTON,
APPROVING FINAL PLAT (WEDGEWOOD LANE FINAL PLAT
[DMSION 1-3]; FILE NO. LUA-06-065FP).
WHEREAS, a petition for the approval of a final plat for the subdivision of a certain tract
ofland as hereinafter more particularly described, located within the City of Renton, has been duly
approved by the Planning/Building/Public Works Department; and
WHEREAS, after investigation, the Administrator of the Planning/Building/Public Works
Department has considered and recommended the approval of the final plat, and the approval is
proper and advisable and in the public interest; and
WHEREAS, the City Council has determined that appropriate provisions are made for
the public health, safety, and general welfare and for such open spaces, drainage ways, streets or
roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and
recreation, playgrounds., schools, schoolgrounds, sidewalks and other planning features that
assure safe walking conditions for students who walk to and from school; and
WHEREAS, the City Council has determined that the public use and interest will be
served by the platting of the subdivision and dedication;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASIDNGTON, DOES RESOLVE AS FOLLOWS:
SECTIONL
SECTION IL
The above findings are true and correct in all respects.
The final plat approved by the Planning/Building/Public Works
Department pertaining to the following described real estate, to wit:
See Exhibit "A" attached hereto and made a part hereof as if fully set forth
I
RESOLUTIONNO. 3837
(The p~operty, consisting of approximately 22.96 acres, is located in the vicinity of
NE 10 Street and Hoquiam Avenue NE)
is hereby approved as such plat, subject to the laws and ordinances of the City of Renton, and
subject to the findings, conclusions, and recommendation of the Planning/Building/Public Works
Department dated September 27, 2006.
PASSED BY THE CITY COUNCIL this 9th day of _ ___,O"-'ce..!t,.,,o,..,b,.,e'""r __ _, 2006.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 9th day of_----'O""c=-'t"-'o'-'b'-"e'-"r---~ 2006.
Lawrence J. Warren, City Attorney
RES.1214:10/2/06:ma
2
.• ,
RESOLUTION 3837
CORE DESIGN, INC.
BELLEVUE WA 98007
Exhibit A
Legal Description -Wedgewood Lane Division 1
Core Project No: 01045
1/13/05
Lot 2 of City of Renton Short Plat No. LUA-03-052-SHPL, entitled: Binder Short
Plat, according to plat recorded July 21, 2004 under Recording No.
20040721900001, in King County, Washington.
01045118 Legal.doc, 9/28/06, page I
RESOLUTION 3837
CORE DESIGN, INC.
BELLEVUE WA 98007
Legal Description -Wedgewood Lane Division 2
Parcel "A"
Core Project No: 01045
1/13/05
Parcel A of City of Renton Wedgewood Lane Lot Line Adjustment LUA-05-108-
LLA as recorded under Recording No. 20051222900001, in King County,
Washington.
Parcel "B"
The south half of the north half of the northeast quarter of the northwest quarter of
the southeast quarter of Section 10, Township 23 North, Range 5 East of the
Willamette Meridian, in King County, Washington.
except the west 170 feet thereof.
Parcel "C"
The south 30 feet of west 170 feet of the north half of the northeast quarter of the
northwest quarter of the southeast quarter;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "D"
The north 165 feet of the south 330 feet of the northeast quarter of the northwest
quarter of the southeast quarter of Section 10, Township 23 North, Range 5 East
of the Willamette Meridian, in King County, Washington;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "E"
The west 170 feet of the north half of the northeast quarter of the northwest
quarter of the southeast quarter of Section 10, Township 23 North, Range 5 East
of the Willamette Meridian, in King County, Washington;
except the north 82.75 feet;
also except the south 141.00 feet;
01045L18 Legal.doc, 9/28/06, page 2
•. ,
RESOLUTION 3837
and except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "F"
The south 141.00 feet of the west 170 feet of the north half of the northeast
quarter of the northwest quarter of the southeast quarter of Section 10, Township
23 North, Range 5 East of the Willamette Meridian, in King County, Washington;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014;
and except the south 30.00 feet thereof.
01045L18 Legal.doc, 9/28/06, page 3
RESOLUTION 3837
CORE DESIGN, INC.
BELLEVUE WA 98007
Legal Description -Wedgewood Lane Division 3
Parcel "A"
Core Project No: 01045
1/13/05
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 "B"
Lot B of City of Renton Wedgewood Lane Lot Line Adjustment No. LUA-05-108-
LLA as recorded under Recording No. 20051222900001, in King County,
Washington.
01045L18 Legal.doc, 9/28/06, page 4
'
RESOLUTION 3837
"
" ,, " ,, "
l!?At78
r----'' I JlfAC! A
? • , • 1vl , , ,, ~ ..
NE 9TH p....__.__,
'
SE 118TH ST ,
NE 8Tf
,,
" ~
ii! M
I '5
i " "1 SE 121ST ST ,,
WED8EWOOD LNtE DIVISIONS 1, 2, & 3
FINAL Pl.AT
OVERALL PLAT PLAN
PAGE
1 OF 1
cORE
~DESIGN
147 r 1 NE 291h Pfo1..:e Sv;ie I O !
Bellevue~ Washi:~!cn 98007
415.885.7877 fo~ .125,885.7963
ENG/Nee,uNO. PLANNING SURVEYING
" ,, "
t-;-..
-, ~ 1iL' -
1
-
, r,w;r &
~
" '
.<n
" ~ -.,
" ,, lRAt'T C.
"
"'
NO SCAlf
October 9, 2006
RESOLUTIONS AND
ORDINANCES
Resolution #3837
Plat: Wedgewood Lane (1-3),
NE 10th St, FP-06-065
Annexation: Querio II,
Hoquiam Ave NE
Annexation: Querin II, R-4
Zoning
Annexation: Querin II, R-8
Zoning
Renton City Council Minutes Page 343
Continuing, Councilwoman Briere noted the opening left by the withdrawal of
Ms. Manda ville, and named five additional applicants that were considered for
the task force.
*MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL CONCUR
IN THE COMMITTEE REPORT AS AMENDED TO REMOVE CRISTIN
MANDA VILLE.*
Council discussed the qualifications of the potential task force members, and the
possibility of adding alternate members.
*MOTION CARRIED.
MOVED BYLAW, SECONDED BY PERSSON, COUNCIL ADD KIRK
MOORE TO THE TASK FORCE. CARRIED.
MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL ADD
SANDEL DEMASTUS TO THE TASK FORCE AS AN AL TERNA TE
MEMBER SHOULD SOMEONE BE UNABLE TO COMPLETE THE TERM.
CARRIED.
The following resolution was presented for reading and adoption:
IA resolution was read approving the Wedgewood Lane Final Plat (Division 1-
3); approximately 22.96 acres located in the vicinity of NE 10th St. and
Hoquiam Ave. NE. MOVED BY BRIERE, SECONDED BY CLAWSON,
COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED.
The following ordinances were presented for first reading and referred to the
Council meeting of I 0/16/2006 for second and final reading:
An ordinance was read annexing approximately 24 acres of property generally
located south of NE Sunset Blvd. and north of SE I 14th St., if extended, east of
141st Ave. SE, if extended, and west of 144th Ave. SE, if extended (Querio II
Annexation). MOVED BY BRIERE, SECONDED BY CLAWSON,
COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL
READING ON 10/16/2006. CARRIED.
An ordinance was read establishing the zoning classification for approximately
I 0. 70 acres, generally located in the portion north of SE I 12th St., if extended,
east of 142nd Ave. SE, and south of NE Sunset Blvd., annexed within the City
of Renton from R-4 (Urban Residential -four dwelling units per acre, King
County zoning) to R-4 (four dwelling units per net acre) zoning; Querin II
Annexation. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL
REFER THE ORDINANCE FOR SECOND AND FINAL READING ON
10/16/2006. CARRIED.
An ordinance was read establishing the zoning classification for approximately
12.35 acres, generally located in that portion west of 142nd Ave. SE and that
portion south of SE 112th St., if extended, annexed within the City of Renton
from R-4 (Urban Residential -four dwelling units per acre, King County
zoning) to R-8 (eight dwelling units per net acre) zoning; Querin II Annexation.
MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE
ORDINANCE FOR SECOND AND FINAL READING ON 10/16/2006.
CARRIED.
.
October 9, 2006
Plat: Wedgewood Lane (1-3),
NE I 0th St, FP-06-065
Transportation: Civil Engineer
lII Hire at Step E
Utility: Boeing Agreement
Termination, N 8th St & Park
Ave N Fire Main Intertie
UNFINISHED BUSINESS
Finance Committee
Finance: Vouchers
Development Services:
Variance Fee Waiver Request,
Fence Height, Colee
Planning & Development
Committee
Planning: Highlands Area
Citizens Advisory Committee,
Highlands Zoning Task Force
Renton City Council Minutes Page 342
Development Services Division recommended approval, with conditions, of the
Wedgewood Lane Final Plat (Division 1-3); 103 single-family lots on 22.96
acres located in the vicinity of NE I 0th St. and Hoquiam Ave. NE. Council
concur. (See page 343 for resolution.)
Transportation Systems Division requested authorization to hire a Civil
Engineer III at Step E of the salary range. Council concur.
Utility Systems Division recommended approval to terminate the agreement and
license with Boeing for the fire main intertie at N. 8th St. and Park Ave. N., as
the intertie is no longer needed. Council concur. ·
MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
Finance Committee Chair Persson presented a report recommending approval of
Claim Vouchers 252908 -23354 and two wire transfers totaling $2,821,245.74;
and approval of Payroll Vouchers 66074 -66243, one wire transfer, and 634
direct deposits totaling $1,982,411.04. MOVED BY PERSSON, SECONDED
BYLAW, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED.
Finance Committee Chair Persson presented a report regarding the fence
variance fee waiver request. The Committee met to consider a request by the
applicant to waive the application fee for a variance. The applicant intends to
seek a variance from the City's fence regulations for an existing over-height
fence. He appeared before Council to request that the variance application fee
be waived because he is low income and cannot afford the fee.
The established administrative variance fee is $100. Similar fee waiverrequests
have not been granted for land use permits in the past. Granting the waiver
' would set a precedent for future requests. Therefore, staff recommended that
the requested fee waiver be denied.
However, the Committee recognizes that the applicant has extenuating
circumstances in that he is low income and disabled. Therefore, the Committee
recommended that the Council approve the requested fee waiver. MOVEb BY
PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
Planning and Development Committee Chair Briere presented a report
recommending the following appointments be made to the Highlands Zoning
Task Force to review zoning and Comprehensive Plan amendments and make
recommendations to Council over the next month: Howard McOmber, Steve
Beck, Jennifer Hawton, Cristin Mandaville, Scott Weiss, Bimal Kumar, Theresa
Elmer, Colin Walker, and Mark Gropper.•
Councilwoman Briere reported that Ms. Mandaville asked to be removed from
consideration. Reviewing the criteria for selecting the task force members, Ms.
Briere pointed out the following: Mr. McOmber is a member of the Highlands
Community Association; Steve Beck and Jennifer Hawton are single property
owners; Scott Weiss and Bimal Kumar are multiple property owners; Theresa
Elmer is a rente_r; Colin Walker is a condominium owner; and Mark Gropper is
a representative of the Renton Housing Authority.
f . OF RENTON COUNCIL AGENDJ LL
I Al# fl, l0 ..
Submitting Data: Planning/Building/Public Works For Agenda of: October 9, 2006
Dept/Div/Board .. Development Services Division
Staff Contact.. .... Ameta Henninger X7298 Agenda Status
Consent. ............. X
Subject: Public Hearing ..
Wedgewood Lane Final Plat (Division 1 -3) Correspondence .. Ordinance .............
File No.: LUA 06-065FP (Preliminary Plat LUA 03-Resolution ............ X
053, LUA 05-009, LUA 05-086) Old Business ........
Exhibits: New Business .......
I. Resolution and legal description Study Sessions ......
2. Staff report and Recommendation Sept. 27, 2006 Information .........
Recommended Action: Approvals:
Council concur Legal Dept.. ....... x
Finance Dept.. ... .
Other. ............. .
Fiscal Impact: N/ A
Expenditure Required .. . Transfer/ Amendment.. .....
Amount Budgeted ...... . Revenue Generated ........ .
Total Project Budget Citv Share Total Proiect..
SUMMARY OF ACTION:
This final plat subdivides 22.96 acres into I 03 single family residential lots with water, sanitary
sewer, storm drainage, street lighting, curb and gutter, sidewalks and street improvements.
Design and construction of utilities, lighting and pavement will be approved and accepted or
deferred (and a security device posted) as required through the Development Services Director
prior to recording the plat. All conditions placed on the preliminary plat by the City of Renton
will be met prior to recording the plat.
STAFF RECOMMENDATION:
Approve the Wedgewood Lane Final Plat (Division I -3), LUA 06-065FP, with the following
condition and adopt the resolution.
1. All plat fees shall be paid prior to recording the plat.
2. All plat improvements shall be either constructed or deferred to the satisfaction of City staff
prior to recording the plat.
CITY OF RENTON, WASIIlNGTON
RESOLUTION NO. __ _
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON,
APPROVING FINAL PLAT (WEDGEWOOD LANE FINAL PLAT
(DIVISION 1-3]; FILE NO. LUA-06-065FP).
WHEREAS, a petition for the approval of a final plat for the subdivision of a certain tract
of land as hereinafter more particularly described, located within the City of Renton, has been duly
approved by the Planning/Building/Public Works Department; and
WHEREAS, after investigation, the Administrator of the Planning/Building/Public Works
Department has considered and recommended the approval of the final plat, and the approval is
proper and advisable and in the public interest; and
WHEREAS, the City Council has determined that appropriate provisions are made for
the public health, safety, and general welfare and for such open spaces, drainage ways, streets or
roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and
recreation, playgrounds, schools, schoolgrounds, sidewalks and other planning features that
assure safe walking conditions for students who walk to and from school; and
WHEREAS, the City Council has determined that the public use and interest will be
served by the platting of the subdivision and dedication;
NOW, THEREFORE, TIIE CITY COUNCIL OF 11IE CITY OF RENTON,
WASHINGTON, DOES RESOLVE AS FOLLOWS:
SECTIONL
SECTION IL
The above findings are true and correct in all respects.
The final plat approved by the Planning/Building/Public Works
Department pertaining to the following described real estate, to wit:
See Exhibit "A" attached hereto and made a part hereof as if fully set forth
I
RESOLUTION NO. __ _
(The P£OPerty, consisting of approximately 22.96 acres, is located in the vicinity of
NE 10 Street and Hoquiam Avenue NE)
is hereby approved as such plat, subject to the laws and ordinances of the City of Renton, and
subject to the findings, conclusions, and recommendation of the Planning/Building/Public Works
Department dated September 27, 2006.
PASSED BY THE CITY COUNCIL this ___ day of ______ __, 2006.
Bonnie I. Wal ton, City Clerk
APPROVED BY THE MAYOR this ___ day of ________ _, 2006.
Approved as to form:
Lawrence J. Warren, City Attorney
RES.1214:10/2/06:ma
Kathy Keolker, Mayor
2
CORE DESIGN, INC.
BELLEVUE WA 98007
Exhibit A
Core Project No: 01045
1/13/05
Legal Description -Wedgewood Lane Division 1
Lot 2 of City of Renton Short Plat No. LUA-03-052-SHPL, entitled: Binder Short
Plat, according to plat recorded July 21, 2004 under Recording No.
20040721900001, in King County, Washington.
OI045L18 Legal.doc, 9/28/06, page 1
CORE DESIGN, INC.
BELLEVUE WA 98007
Core Project No: 01045
1/13/05
Legal Description -Wedgewood Lane Division 2
Parcel "A"
Parcel A of City of Renton Wedgewood Lane Lot Line Adjustment LUA-05-108-
LLA as recorded under Recording No. 20051222900001, in King County,
Washington.
Parcel "B"
The south half of the north half of the northeast quarter of the northwest quarter of
the southeast quarter of Section 10, Township 23 North, Range 5 East of the
Willamette Meridian, in King County, Washington.
except the west 170 feet thereof.
Parcel "C"
The south 30 feet of west 170 feet of the north half of the northeast quarter of the
northwest quarter of the southeast quarter;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "D"
The north 165 feet of the south 330 feet of the northeast quarter of the northwest
quarter of the southeast quarter of Section 10, Township 23 North, Range 5 East
of the Willamette Meridian, in King County, Washington;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "E"
The west 170 feet of the north half of the northeast quarter of the northwest
quarter of the southeast quarter of Section 10, Township 23 North, Range 5 East
of the Willamette Meridian, in King County, Washington;
except the north 82. 75 feet;
also except the south 141.00 feet;
01045Ll8 Legal.doc, 9/28/06, page 2
and except the west 30 feet conveyed to King County f~r Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "F"
The south 141.00 feet of the west 170 feet of the north half of the northeast
quarter of the northwest quarter of the southeast quarter of Section 10, Township
23 North, Range 5 East of the Willamette Meridian, in King County, Washington;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014;
and except the south 30.00 feet thereof.
OI045L18 Legal.doc, 9/28/06, page 3
CORE DESIGN, INC.
BELLEVUE WA 98007
Core Project No: 01045
1/13/05
Legal Description -Wedgewood Lane Division 3
Parcel "A"
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 "B"
Lot 8 of City of Renton Wedgewood Lane Lot Line Adjustment No. LUA-05-108-
LLA as recorded under Recording No. 20051222900001, in King County,
Washington.
01045L18 Legal.doc, 9/28/06, page 4
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DEVELOPMENT SERVICES DIVISION
BUILDING/PLANNING/PUBLIC WORKS
CITY OF RENTON
STAFF REPORT AND RECOMMENDATIONS
APPLICANT:
LOCATION:
SUMMARY OF REQUEST:
RECOMMENDATION:
Land Trust Inc.
Wedgewood Lane Final Plat (Division I -3)
(Preliminary Plats LUA 03-053PP, LUA 05-
009PP, LUA 05-086PP)
File: LUA 06-065FP
NE 7th Pl, NE 7th Ct, NE 8th Pl, NE 9th Pl,
Ilwaco Pl NE, Hoquiam Pl NE, Jericho Pl NE
and NE 10th St.
Section 10, Twp. 23 N. Rng. 5 E.
Final Plat for I 03 single family residential
lots with water, sewer, storm, streets and
lighting.
Approve With Conditions
FINDINGS. CONCLUSIONS & RECOMMENDATION
Having reviewed the record documents in this matter, staff now makes and enters the following:
FINDINGS:
I. The applicant, Land Trust Inc., filed a request for approval of a I 03 lot Final Plat.
2. The yellow file containing all staff reports, the State Environmental Policy Act (SEPA) documentation
and other pertinent materials was entered into the record as Exhibit No. 1.
3. The Environmental Review Committee (ERC), the City's responsible official, issued a Determination
of Non-Significance-Mitigated on June 28, 2005 for Division I, on August 2, 2005 for Division 2 and
on September 13, 2005 on Division 3 for the subject proposal.
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. The subject site is located at NE 7th Pl, NE 7th Ct, NE 8th Pl, NE 9th Pl, Ilwaco Pl NE, Hoquiam Pl
NE, Jericho Pl NE and NE 10th St. The new plat is located in Section I 0, Twp. 23 N. Rng. 5 E.
6. The subject site is a 22.96 acre parcel.
7. The Preliminary Plat received City of Renton Council approval on September 26, 2005 for Division 1,
on October 3, 2005 for Division 2 and November 21, 2005 for Division 3.
8. The property is located within the R-8 Zoning.
9. The Final Plat complies with both the Zoning Code and the Comprehensive Plan.
10. The Preliminary Plats were subject to a number of conditions as a result of both environmental review
and plat review. By division.
DIVISION 1
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.
All erosion control measures were complied with during the utility construction phase. All
erosion control measures will be complied with during the construction of the residences.
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 Swface Water Design
Manual. This condition shall be required during the construction of both off-site and on-site
improvements as well as building construction.
The silt fence was installed as recommended, and is still in place. It will remain in place
until construction activities have ceased and permanent erosion control measures have been
established.
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 lo the specifications
presented in the 1998 King County Surface Water Design Manual. Temporary pipe systems can
also be used to convey slormwater across the site. This condition shall be required during the
construction of both off-site and on-site improvements as well as building construction.
Drainage swales and rock check dams were used during construction to direct water to the
temporary sedimentation pond prior to installation of the permanent storm water
conveyance and detention facilities.
4. The project contractor shall perform daily review and maintenance of all erosion and
sedimentation control measures al the site during the construction of both on-site and off-site
improvements as well as building construction.
Erosion control measures have received constant attention and maintenance throughout the
utility construction and grading phase, and will remain in place during the building
construction phase.
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.
The Public Works Inspector was kept abreast of the status of the project's erosion control
status, and was notified of any changes to the condition of the erosion control plan.
6. Certification of the installation, maintenance and proper removal of the erosion control facilities
shall be required prior to recording of the plat.
This condition will be met to the satisfaction of the Development Services Division prior to
the recording of the final plat.
2
WEDGEWOODFP.DOC/
7. The applicant shall comply with the recommendations contained within the Wetland Evaluation
Report May 13, 2003, and the supplement dated January 19, 2005,prepared byAlderNWin
regards to wetland maintenance, monitoring and construction of the project.
Appropriate buffers were maintained and no adverse impacts were made to the sensitive
areas on-site during the construction period.
8. This project shall be subject to the 1998 King County Surface Water Design Manual.
The project's storm water facilities were designed according to this manual.
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.
The appropriate mitigation fees will be paid to the City immediately prior to the recording
of the final plat.
JO. 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.
The appropriate mitigation fees will be paid to the City immediately 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.
The appropriate mitigation fees will be paid to the City immediately prior to the recording
of the final plat.
DIVISI0N2
I. Due to the revised square footage of the on-site Category 3 wetland, the applicant shall disclose
anticipated fill amount as part of the construction plan grading and clearing plan.
The size of the wetland, which was 5,887 square feet, was disclosed at the public hearing,
prior to approval of any construction drawings.
2. 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 Development Services Division approved earthwork activities after October 1, 2005.
3. 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.
The silt fence was installed as recommended, and is still in place. It will remain in place
until construction activities have ceased and permanent erosion control measures have been
established.
4. 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
3
WEDGEWOODFP.DOC/
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.
Drainage swales and rock check dams were used during construction to direct water to the
temporary sedimentation pond prior to installation of the permanent storm water
conveyance and detention facilities.
5. The project contractor shall perform daily review and maintenance of all erosion and
sedimentation control measures al the site during the construction of both on-site and off-site
improvements as well as building construction.
Erosion control measures have received constant attention and maintenance throughout the
utility construction and grading phase, and will remain in place during the building
construction phase.
6. The project Engineer shall submit weekly reports on the status and condition of the erosion
control plan with any recommendations of change or revision lo maintenance schedules to the
Public Works Inspector.
The Public Works Inspector was kept abreast of the status of and any changes to the
condition of the erosion control plan.
7. Certification of the installation, maintenance, and proper removal of the erosion control facilities
shall be required prior to recording of the plat.
This condition will be met to the satisfaction of the Development Services Division prior to
the recording of the final plat.
8. 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.
Conditions for filling and replacing the former on-site wetland have been observed.
Construction of the replacement wetland area and further planned wetland enhancement
will be completed per the final mitigation plan, submitted for review with this final plat
application.
9. This project shall be subject to the 1998 King County Swface Water Design Manual Level 2.
The project's storm water facilities were designed according to this manual.
IO. 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.
The appropriate mitigation fees will be paid to the City immediately 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.
The appropriate mitigation fees will be paid to the City immediately 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.
The appropriate mitigation fees will be paid to the City immediately prior to the recording
of the final plat.
4
WEDGEWOODFP.DOC/
DIVISI0N3
1. The applicant shall be required to perform all earthwork activities in the drier summer months
(April -October) unless otherwise specified by the City's Development Services Division
The Development Services Division approved earthwork activities after October 1, 2005.
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.
The silt fence was installed as recommended, and is still in place. It will remain in place
until construction activities have ceased and permanent erosion control measures have been
established.
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.
Drainage swales and rock check dams were used during construction to direct water to the
temporary sedimentation pond prior to installation of the permanent storm water
conveyance and detention facilities.
4. The project contractor shall perform daily review and maintenance of all erosion control
measures during the construction of both on-and off-site improvements as well as building
construction.
Erosion control measures have received constant attention and maintenance throughout the
utility construction and grading phase, and will remain in place during the building
construction phase.
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.
The Public Works Inspector was kept abreast of the status of and any changes to the
condition of the erosion control plan.
6. Certification of the installation, maintenance and proper removal of the erosion control facilities
shall be required prior to recording of the final plat.
This condition will be met to the satisfaction of the Development Services Division prior to
the recording of the final 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 Stormwaler Management Manual and provide
staff with a Construction Mitigation Plan prior to issuance of Construction Permit. This
condition shall be subject to the review and approval of the Development Services Division.
5
WEIJGEWOODFP.DOC/
A TESCP and Construction Mitigation Plan were provided to staff and reviewed prior to
issuance of the utility construction permit.
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.
Conditions for replacing the wetland in Division 2 have been, and continue to be observed.
Construction of the replacement wetland area and further planned wetland enhancement
will be completed per the final mitigation plan, submitted for review with this final plat
application.
9. This project shall be subject to the 1998 King County Surface Water Design Manual, Level 2.
The project's storm water facilities were designed according to this manual.
JO. 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.
The appropriate mitigation fees will be paid to the City immediately prior to the recording
of the final plat.
I/. 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.
The appropriate mitigation fees will be paid to the City immediately 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
The appropriate mitigation fees will be paid to the City immediately 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.
Recommendations regarding the stream corridors have been, and continue to be observed.
Construction of the planned stream corridor enhancements will be completed per the final
mitigation plan, submitted for review with this final plat application.
11. In addition, the applicant has complied with the conditions imposed as a result of Preliminary Plat:
DNISION I
I. The applicant shall comply with the conditions imposed by the ERC.
The applicant has complied as noted under each item above.
2. Full provisions have been made for all necessary infrastructures to be in place and operating in
Divisions 2 and 3 of the Wedgewood Lane Plat as well as Aspen Woods.
Construction permits for all Divisions of Wedgewood Lane, as well as Aspen Woods have
been issued, and construction on all projects is over 75% complete. Construction on all
projects will be complete or remaining work will be bonded prior to recordation of the
final plat.
6
WEDGEWOODFP.DOC/
3. The applicant shall revise the plat to provide Lot 13 with the required lot width along the radius
of the cul-de-sac of 35 feel. The satisfaction of this requirement is subject to the review and
approval of the D4evelopment Services Project Manager prior to recording of the final plat
The requested revision has beeu made. See sheet 5 of 11 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 a the intersection of the private street (service Lots 5-7, JO and 14-15) and the
proposed 42-foot internal public street.
Provisions for a maintenance agreement for the shared private access tracts have been
established on the face of the final plat. A private road and addressing signage will be
installed prior to recordation of the final plat.
5. The applicant shall record Tract A as a Native Growth Protection Easement. A note shall be
placed on the face of the plat designating the area, as a Native Growth Protection Area and a
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.
A note has been placed on the face of the final plat dedicating Tract A as a native growth
protected area. A split rail fence will be constructed around the tract and sensitive area
signage will be erected prior to recordation of the final plat.
6. The applicant shall be required to record a restrictive covenant against the property. The
restrictive covenant shall indicate that two ornamental trees are required to be planted and
maintained within the front yard setback of each new lot. The restrictive covenant shall be
recorded prior to or in conjunction with final plat recording; however, the trees shall be planted
prior to final building permit inspection. This condition shall be subject to the review and
approval of the Development Service Division.
A set of Covenants, Conditions and Restrictions are being submitted to the City with the
final plat application. The covenants will spell out various responsibilities for the
homeowners within all three subdivisions, including the requirement to plant and maintain
two ornamental trees per lot. The covenants will be recorded simultaneously with the final
plat document, and references to the other will be Included in each document.
7. The applicant shall revise the plat to include a I 0-foot wide pedestrian easement connecting
proposed NE 9'• Place along Lot 7 and Tract A to Hoquiam Avenue NE. The applicant shall
construct a pedestrian trail within this easement and a maintenance agreement shall be
established for the maintenance of this trail and easement. A note on the face of the plat shall be
subject to the review and approval of the Development Services Division prior to the recording
of the preliminary plat.
A public pedestrian easement was placed on the final plat across Lots 4 through 7 in order
to provide pedestrian connectivity between Ilwaco Place NE and Hoquiam Ave NE.
Maintenance responsibilities for the easement are called out on the face of the final plat.
8. The applicant shall be required to have all utility maintenance agreements and easements in
place prior to final plat approval. This condition shall be subject to the review and approval of
the Development Services Division.
All utility easements and maintenance responsibilities are called out on the face of the final
plat document.
7
WEDGEWOODFP.DOC/
9. The applicant shall ensure that the infrastructure is constructed and in compliance with City
standards prior to the recording of the final plat. Additionally, grading in proposed Division 3
will be limited to those areas required for the construction of the infrastructure of Division I.
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.
We are in the process of completing the infrastructure improvements associated with
Divisions l, 2 and 3, and anticipate those improvements should be complete by September
15, 2006. In any case all improvements will be complete and installed prior to the
recordation of the final plat. Any improvements not completed prior to the recording of
the final plat will be bonded.
JO. A homeowner's association or maintenance agreement shall be created concurrently with the
recording of the final plat in order lo establish maintenance responsibilities for all shared
private improvements of this development. A draft of the documents(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.
The Wedgewood Lane Homeowners Association was incorporated on March 24, 2006. A
set of covenants, conditions and restrictions is being submitted with the final plat
application in order to establish responsibilities for the maintenance of all shared private
improvements.
DNISION2
J. The applicant shall comply with the conditions imposed by the ERG.
The applicant has complied as noted under each item above.
2. The applicant shall create an ojfsite area on Division 3 of created wetland and buffer area that
equals, in size, the total size that would have been encumbered by the 5,887 square-foot wetland
and its 25 foot buffer area.
We have made provisions to recreate 5,887 square feet of wetland area within Division 3,
and we intend to add the appropriate amount of buffer. Please refer to the final wetland
mitigation plan snbmitted herewith.
3. Prior to the commencement of Division 2 construction, the applicant shall provide the City with a
covenant recorded against the portion of the Division 3 site that is intended for the wetland
mitigation area with the covenant to benefit the Division 2 site. The covenant shall require the
creation of the amount of wetland and buffer required by Condition Number 2 above, whether or
not Division 3 is otherwise developed.
Such a covenant was never recorded because the Division 3 public hearing was held and the
decision, which outlined in more detail the location and amount of wetland replacement
and buffer to be added, was issued prior to the commencement of Division 2 construction.
4. Full provisions have been made for all necessary infrastructure to be in place and operating in
Division 3 of the Wedgewood Lane Plat as well as Aspenwoods.
Construction permits for all Divisions of Wedgewood Lane, as well as Aspen Woods have
been issued, and construction on all projects is over 75% complete. Construction on all
projects will be complete or remaining work will be bonded prior to recordation of the final
plat.
5. Division 2 shall not be developed as a 45-/ot plat until a Lot Line Adjustment conveys sufficient
land from Division 3 acreage to Division 2.
8
WEDGEWOODFP.DOC/
A Lot Line Adjustment (LUA 05-108) was recorded on December 23, 2005 transferring 988
square feet from Division 3 acreage to Division 2, which provided the following density
calculations allowing us to obtain 45 lots.
DENSITY CALCULATIONS
GROSS AR!::A ct= FkOF'Ekl T ,
-FUel..lC ~-0-11.b
-ACCESS ~Aea1ENTS,
-WETLANDS,
NET Sire Af'!EA,
NO. OF LOTS,
Nl:T DENSITY,
312P34t eF. OR 1J633 Acpaee
S9.941• eF.
1,633• SF.
5.881• SF.
244,513t eF. OR S.6146 Acf'!ES
4S
1.998 DU/ACRE
6. The applicant shall revise density calculation to actually reflect the required deductions. If the
revised density calculations still show the proposed 46 lots to be over dense, then the applicant
shall be required to reduce the number of proposed lots. 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 access easement to Lots 26 and 27 was revised to 1,038 square feet In size; the access
tract to Lot 11 was revised to 242 sqnare feet. Their combined amount is accurately
reflected in the density calculations, above.
7. The applicant shall revise the preliminary plat to provide shared driveways for abutting pipestem
lots or reconfigure the lots to eliminate the pipestem. The satisfaction of this requirement is
subject to the review and approval of the Development Services Project Manager prior to final
plat.
The abutting pipestem lots: Lots 26 and 27, and Lots 10 and 11, were revised to provide
shared driveways.
8. 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.
Provisions for a maintenance agreement for the shared private access tracts have been
established on the face of the final plat. A private road and addressing signage will be
installed prior to recordation of the final plat.
9. The applicant shall have the plat revised to reflect a shared private access easement along the
abutting pipes/ems. Maintenance for this shared access easement as well as for ones between
Lots I I and 12 and Lots 27 and 28 shall be established through the recording of a restrictive
covenant. 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.
Provisions for a shared private access easement along the abutting pipestem lots were made
on the final plat map. Restrictive covenants governing their use were placed on the face of
the final plat.
JO. The applicant shall obtain a demolition permit and complete all inspections and approvals for all
buildings located on the property prior to the recording of the final short plat. The satisfaction of
this requirement is subject to the review and approval of the Development Services Project
Manager.
9
WEDGEWOODFP.DOCI
10
Demolition permits were obtained prior to removal of the existing houses on the property.
That work has been completed, and final inspections have been issued.
11. The applicant shall be required to have all utility maintenance agreements and easements in
place prior to final plat approval. This condition shall be subject to the review and approval of
the Development Services Division.
All utility easements and maintenance responsibilities are called out on the face of the final
plat document.
12. 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.
We are in the process of completing the infrastructure improvements associated with
Divisions 1, 2 and 3, and anticipate those improvements should be complete by September
15, 2006. In any case all improvements will be complete and installed prior to the
recordation of the final plat. Any improvements not completed prior to the recording of
the final plat will be bonded.
13. 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 Allorney and Property
Services section prior to the recording of the final plat.
The Wedgewood Lane Homeowners Association was incorporated on March 24, 2006. A
set of covenants, conditions and restrictions is being submitted with the final plat
application in order to establish responsibilities for the maintenance of all shared private
improvements.
DNISI0N3
1. The applicant shall comply with the conditions imposed by the ERC.
The applicant has complied as noted under each item above.
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.
After the appropriate amount of right-of-way dedication was subtracted for NE 10th Street,
we determined the final density calculations are as follows:
DENSITY CALCULATIONS
GROS& ,>JOEA OF PROPERTY,
-R.161..IC 1<·0-W.
-ACCES& EASEMENT5'
• UETLAND&,
NET &ITE A!<EA,
NO. OF LOT&,
NET DEN&ITY,
!>&3,#0t &F. OF< 12,1o&1 ACFa!:&
61P69• &F.
3,902, &F.
42,914< flF .
44&,S15• flF. OF< 1023 ACf<l;fl
-40
3.91 DU/ACl<f;
-40 LOTS WOULD l<ESUL T IN A NET Dl:N&lTY
OF 3.91 Du.el.LING UNIT5 F'ER ACP<E.
3. 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
WEDGEWOODFP.DOCI
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.
The revised right-of-way dedication square footage is accurately reflected in the density
calculations, above.
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.
The final wetland and stream buffer mitigation and restoration plan is being snbmitted for
review with this final plat application. Restoration work will be completed prior to
recordation of the final plat. If any work has not been completed prior to final plat, the
work will be bonded prior to recordation.
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.
The Wedgewood Lane Homeowners Association was Incorporated on March 24, 2006. A
set of covenants, conditions and restrictions is being submitted with the final plat
application in order to establish responsibilities for the maintenance of all shared private
improvements.
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.
Provisions for a maintenance agreement for the shared private access tracts have been
established on the face of the final plat. A private road and addressing signage will be
installed prior to recordation of the final plat.
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 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.
A public pedestrian easement was placed on the final plat across Tracts A, F and G in
order to provide pedestrian connectivity between Division 2 and NE 10•• Street.
Maintenance responsibilities for the easement are called out on the face 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.
AU utility easements and maintenance responsibilities are called out on the face of the final
plat document.
11
WEDGEWOODFP.DOC/
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.
We are in the process of completing the infrastructure improvements associated with
Divisions 1, 2 and 3, and anticipate those improvements should be complete by September
15, 2006. In any case all improvements will be complete and installed prior to the
recordation of the final plat. Any improvements not completed prior to the recording of
the final plat will be bonded.
JO. 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.
A Lot Line Adjustment (LUA 05-108) was recorded on December 23, 2005 transferring 988
square feet from Division 3 acreage to Division 2, which is reflected in the above-mentioned
revised density calculations for Division 3.
11. A Native Growth Protection Areas 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.
A note has been placed on the face of the final plat dedicating Tracts B and Gas native
growth protected areas. A split rail fence will be constructed around the tract and sensitive
area signage will be erected prior to recordation of the final plat. If the fence is not erected
or the signage not installed, the work will be bonded prior to final plat recording.
The Final Plat generally appears to satisfy the conditions imposed by the preliminary plat process and
therefore should be approved by the City Council.
RECOMMENDATION:
The City Council should approve the Final Plat with the following conditions:
1) All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to the
recording of the plat.
2) All fees shall be paid prior to the recording of the plat.
SUBMITTED TIDS 27TH DAY OF SEPTEMBER. 2006
12
WEDGEWOODFP.DOC/
~~ DEVELOPMENT SERVICESDIVISIO
®
®
S.!4 Ao. DIV. 3
DIV. 1
@o
J...'.1,~~'---cl!!'":j...._1:!I"" . I .
1...0 l::i; 4(1,)
"' ...
·~11,,J~ ~
DIV. 2
WEDGEWOOD LANE D1Vl8IONS 1, 2, I. 8
FINAL PLAT
VICINITY MAP
PAGE
1 OF 1
ORE 1471, NE 29th Pktce Sliite IOI
Bellevue, WOshin'gton 98007
1,.--/ ,_ 425.885.7877 Fox 425.885,7%3 ~ CJES/vN
ENGINEERING · P(ANNING, SUh'EY/NG
01048
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'l: NE 7TH PL
')'/'/· l
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WED8EWOOD LANE DIVISIONS 1, 2, & 3 PA8E FINAL PLAT
OVERAU. PLAT PLAN 1 OF 1
14711 NE 291h Place: Svile j Or
h/Jevve~ WoshJ119to11 98007
~DfSIGN
425.88.5.7877 Fcv 425.885.7963
ENGINEER/NG · PLANNING SURVEY1NG
0""104'5
CORE DESIGN, INC.
BELLEVUE WA 98007
Exhibit A
Core Project No: 01045
1/13/05
Legal Description -Wedgewood Lane Division 1
Lot 2 of City of Renton Short Plat No. LUA-03-052-SHPL, entitled: Binder Short
Plat, according to plat recorded July 21, 2004 under Recording No.
20040721900001, in King County, Washington.
OI045Ll 8 Legal.doc, 9/19/06, page 1
CORE DESIGN, INC.
BELLEVUE WA 98007
Legal Description -Wedgewood Lane Division 2
Parcel "A"
Core Project No: 01045
1/13/05
Parcel A of City of Renton Wedgewood Lane Lot Line Adjustment LUA-05-108-
LLA as recorded under Recording No. 20051222900001, in King County,
Washington.
Parcel "B"
The south half of the north half of the northeast quarter of the northwest quarter of
the southeast quarter of Section 10, Township 23 North, Range 5 East of the
Willamette Meridian, in King County, Washington.
except the west 170 feet thereof.
Parcel "C"
The south 30 feet of west 170 feet of the north half of the northeast quarter of the
northwest quarter of the southeast quarter;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "D"
The north 165 feet of the south 330 feet of the northeast quarter of the northwest
quarter of the southeast quarter of Section 10, Township 23 North, Range 5 East
of the Willamette Meridian, in King County, Washington;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "E"
The west 170 feet of the north half of the northeast quarter of the northwest
quarter of the southeast quarter of Section 10, Township 23 North, Range 5 East
of the Willamette Meridian, in King County, Washington;
except the north 82.75 feet;
also except the south 141.00 feet;
01045Ll 8 Legal.doc, 9/19/06, page 2
and except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014.
Parcel "F"
The south 141.00 feet of the west 170 feet of the north half of the northeast
quarter of the northwest quarter of the southeast quarter of Section 10, Township
23 North, Range 5 East of the Willamette Meridian, in King County, Washington;
except the west 30 feet conveyed to King County for Amelia Schewe Road
extension by Deed recorded under Recording No. 3081014;
and except the south 30.00 feet thereof.
01045118 Legal.doc, 9/19/06, page 3
CORE DESIGN, INC.
BELLEVUE WA 98007
Legal Description -Wedgewood Lane Division 3
Parcel "A"
Core Project No: 01045
1/13/05
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 "B"
Lot B of City of Renton Wedgewood Lane Lot Line Adjustment No. LUA-05-108-
LLA as recorded under Recording No. 20051222900001, in King County,
Washington.
01045Ll8 Legal.doc, 9/19/06, page 4
CIT'\' -1F RENTON o™~ + ,,11 + Otlicc of the City Attorney
~-~ Kathy Keolkcr, Mayor Lawrence J. Warren ~N~O)}'-----------------------------------------~
To:
From:
Date:
Subject:
MEMORANDUM
Arneta Henninger, PBPW
Lawrence J. Warren, City Attorney
October 3, 2006
Declaration of Protective Covenants
Wedgewood Lane Final Plat (Division l -3)
LUA 06-065FP
Toe Declaration of Protective Covenants is approved as to legal form.
Lawrence J. Warren
LJW:tmj
cc: Jay Covington
Gregg Zimmerman, PE
Senior Assistant City Attorneys
MarkDarlJcr
Zanctla L. Fonlcs
Assistant City Attorneys
Ann s~ Nielsen
Garmon Newsom ll
Shawn E. Arthur
l.,11 T vr nc:•~•v1~
RECEIVED
OCT O 4 2006
BUILDING DIVISION
-l'-o-st_O_O_i_cc-' 13_o_x_· 6_2_6 ___ R_e-nt-o-n,-\-ll-as-h-in_g_lo_n_9_8_0_57--(_4_2_5 )-2-5-5--8-67_3_/_l_'AX-, -(4-2-5)_2_5_5--5-4-74--~
Ci) This paper contains 50% recycled material, 3Q~ post conSU"Tier
AHEAD OF THE CURVE
CITY _:)F RENTON
MEMORANDUM
TO: Arneta Henninger, PBPW
FROM: Lawrence J. Warren, City Attorney
DATE: October 2, 2006
RE: Resolution approving Wedgewood Lane Final Plat
Otlice of the City Attorney
Lawrence J. Warren
Senior Assistant City Attorneys
Mark Barber
Zanctta L. Fontes
Assistant City Attorneys
Ann S. Niclsc11
Gam10n Newsom JI
Sh:nvn E. Arlhur
VII I \..Ir nc .iv,,
RECEIVED
OCT O 4 2006
BUILDING DIVISION
A copy of the above-mentioned legislation is attached; the original has been sent to the
City Clerk.
LJW:ma
Enc.
cc: Bonnie Walton
-P-os_t_O_fl_ic_c_O_o_x -62_6 ___ R_e-nt-01-,,-W-a-s-hi-ng-to-,-, -98_0_5_7 -_ -(4_2_5 )-2-55---86_7_8_/_F AX-'-(4_2_5_) 2-5-5-.5-4-7,-1 -~
@ This paper contains 50% recycled material, 30"/o post consumer
AHEAD OF THE CURVE
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
September I, 2006
Sonja
Elizabeth
Amela H. X7298 ~
WEDGEWOOD FINAL PLAT LUA 06-065
The engineer has resubmitted the attached bluelines and response letter. Please review
and comment.
If you have any questions please call me.
Thank you!
Cc: Kayren K.
I:\memo.doc\cor
CITY OF RENTON
PLANNING/ BUILDING/ PUBLIC WORKS
MEMORANDUM
Date:
To:
From:
September 29, 2006
City Clerk's Office
Stacy Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and Indexing by the City
Clerk's Office.
Project Name: Wedgewood Lane Final Plat Divisions 1, 2, 3
LUA (file) Number: LUA-06-065, FP
Cross-References: Wedgewood Lane Preliminary Plat Div 1, 2, & 3 -LUA03-053;
LUA05-009; & LUA05-089
AKA's:
Project Manager: Ameta Henninger
Acceptance Date: June 15, 2006
Applicant: Patrick Gilroy, LandTrust, Inc.
Owner: Wedgewood at Renton, Inc.
Contact: Patrick Gilroy, LandTrust, Inc.
PID Number: 1023059450; 1023059257; 1023059158; 1023059335;
1023059145; 1023059141; 1023059317; 1023059004;
102359017
ERC Decision Date:
ERC Appeal Date:
Administrative Denial:
Appeal Period Ends:
Public Hearing Date:
Date Appealed to. HEX:
By Whom:
HEX Decision: Date:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: A final plat for a total of 103 single-family residences Installing sanitary
sewer, storm, street lights, and street improvements. Water Is Water District 90. Site is located on
the east side of Hoquiam Ave NE and NE 10th St, extending to the east to nile ave NE .
.
Location: East side of Hoquiam Ave NE & NE 10th Street, extending to the .
east to Nile Ave NE
comments:
.
8 CIT1 :>F RENTON
t ..A +
~ -2: Kathy Keolker, Mayor
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
tt,NrfO
September 18, 2006
Patrick Gilroy
1560 140th Avenue Northeast, Suite 100
Bellevue, Washington 98005
Re: Wedgewood Lane, Divisions I -3, LUA 05-086, 05-009, 03-053
700 -1002 Hoquiam Ave NE
Renton, WA
Dear Mr. Gilroy:
On September 15, 2006, the Development Services Director granted your request for the deferral
of the installation of three streetlights in Hoquiam Ave NE and one ADA curb ramp at the
intersection of NE 7th Place and Hoquiam Ave NE. These jtems are deferred until June 30, 2006.
As a condition of these deferrals, a security device in the amount of$13,050.00, estimated to
represent 150% of the cost of the deferred items, shall be in place with the City prior to recording
of the short plat.
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. City of Renton
Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's office by calling
(425)430-6510.
If you have any questions or need additional information, pleasie contact Jan Illian,
Engineering Specialist at (425) 430-7216.
Sincerely,
~cPi .
Linda Moschetti 0
Administrative Secretary II
Planning/Building/Public Works
LM:lsm
cc: Gregg Zimmerman, Administrator, Planning/Building/Public Works
Neil Watts, Director, Development Services
Jan Illian, Engineering Specialist
Arneta Henninger, Engineering Specialist
-------10-5-5-So_u_th_Gra_d_y_W_a_y~--R-en-to_n_, -W-as-h-in_gt_on_9_80_5_5-'------~
@ This paper contains 50% recycled matefial, 30% post consumer
AHEAD OF THE CURVE
O~')'Y ~&
CIT~F RENTON
>+-+ .a + ~~ ~ KathyKeolker,Mayor
?01\7'1'0
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
August 17, 2006
Patrick Gilroy
1560 140th Avenue Northeast, Suite I 00
Bellevue, Washington 98005
Re: Wedgewood Lane, Divisions I -5, LUA 06-IOOFP
700-1002 Hoquiam Ave NE
Renton, WA
Dear Mr. Gilroy:
On August 17, 2006, the Development Services Director granted your request for the deferral of
the installation of the final two-inch lift of asphalt at the intersection of NE 10th and Hoquiam
Ave NE, 800 lineal feet of sidewalk, curb and gutter, five streetlights, and landscaping. These
items have been deferred until March 31, 2007.
As a condition of these deferrals, a security device in the amount of $91,350.00, estimated to
represent 150% of the cost of the deferred items, shall be in place with the City prior to recording
of the short plat. In addition to this, the pole located in the intersection of NE 10th Street and
Hoquiam Ave NE must be removed prior to recording of the short plat.
Appeals must be filed in writing together with the required $75.00 application fee wii:h: Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. City of Renton
Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's office by calling
(425) 430-6510.
If you have any questions or need additional information, please contact Jan Illian,
Engineering Specialist at (425) 430-7216.
Sincerely,
Linda Moschetti
Administrative Secretary II
Planning/Building/Public Works
LM:lsm
cc: Gregg Zimmerman, Administrator, Planning/Building/Public Works
Neil Watts, Director, Development Services
Jan Illian, Engineering Specialist
Ameta Hertninger, Engineering Specialist
-------10_5_5-So_u_th_Gr_ad_y_W_a_y---R-en-to_n_, _W_as_h-in-gt-on-9-80-5~5------~
(i) This paper contains 50% recycled material, 30% post consumer
AHEAD OF THE CURVE
Project Name:
Project Address:
Contact Person:
Permit Number:
Land Use Type:
~Residential
D Retail
D Non-retail
Calculation:
lu6bl:::tE ~'-' L;_ \") V\\..)6-l:::.\./ 3
S3=t, S !\\F, I\ ''«,,1 ".:>l"J<,\il;.T
,
LU OS ct\.,
Method of Calculation:
to3b 5#_-"--=------
~E Trip Generation Manual, 7'" Edition
D Traffic Study
D Other (l,o) sr,::_ '1 ,'?7 1 /sFv2--
L\O-\ ::: ""2,, 'i y. q. S-7 ::: '31 '> :>,. ~ A,,D1
'31 ~ .). ':, ')I <j l ':> So ·=--'!l :\·-,I · 1 ~I:).. :}_ '::,
Transportation
Mitigation Fee:
Calculated by:
Date of Payment: -------------------
S# ~\I..Q
Project Name: [,()Gtl,Ell)OO~ l.J\t::>E> ""Div d-
Project Address: 700 W Vlf?l!:A /we.M,u-g,. t.,)l:1 u Contact Person: Pp.3'?WL: (4 \L~
Permit Number: L\JP. OS-ooc1
Project Description: .....:::l\i..1.P""--...:lm:=.,..._....,S"""--r'-"\<..=--....1?..Jlu;A;:..\,..._....1l.:.t,lu.l J..allic........2fo::i....:9>'.!Q..:........::.l?X"""""!S=!.Ul...!.!l\J.i;il4}---
Land Use;i:ype:
[fr" Residential
D Retail
D Non-retail
Calculation:
Transportation
Mitigation Fee:
Calculated by:
Method of Calculation:
rn--rtE Trip Generation Manual, 7th Edition
D Traffic Study (z,o) si::Q. 0i.syvl\J11
D Other
3 4,;i. 37
Date of Payment: -----------------
Project Name: W§:xil::\0 ODD le.~ i?f 'c' 1 V 'l. J
Project Address: C)EO \;\pQlliA't!l fMre_ fvG
Contact Person: PA-wA<,)L, la,\ 1.-W.}j
Permit Number: Lve O ~ -O si
Project Description: _,.,l Q""'---'l.Oi;.;;;...,._$""'-'-f-"~=-.,S""·..,,u,...e.D=•;.;:\J..:.:IS::..,ic::.D.:..:I\).._ __________ _
Land Use Type:
W"Residentlal
D Retail
D Non-retail
Calculation:
Transportation
Mitigation Fee: 11> \ do. q I q · SO
Method of Calculation:
~ITE Trip Generation Manual, 7th Edition
D Traffic Study ( 2. ,o) s.FR. "1. S 7/ ho,;\.(.,
D Other
Calculated by: _.\'('""-',K~ ..... ,tt:n.....,.._..r1.._J....__ ______ _ Date: :l, / 1 f2 }aiws=
Date of Payment: -----------------
I
----
0
~~"
0
,,, + ..a + Planning/Building/Public Works Department
~~N~o<:~_K_~_y_K-eo_l_k~_._M_•_y_o_, ______________ G_r_egg __ ~_·m_me_rm-an_P_.E_._._A_d_m_io_i_st_r_at_o_r ___
CITY ,F RENTON
July 14, 2006
Patrick Gilroy
LandTrust Inc.
1540 140th Avenue, N.E. #100
Bellevue, WA 98005
Subject: Changes Needed to Final Stream and Wetland Maintenance &
Monitoring Plan Required Prior to Final Plat Recording
Wedgewood Lane
City of Renton File Nos. LUAOS-086, LUA03-059, LUA05-009
Dear Mr. Gilroy:
Thank you for submitting the April 11, 2006 revisions to the proposed final wetland and stream
mitigation plan for Wedgewood Lane Plat as requested in a letter from Laureen Nicolay (dated
January 26, 2006). We have reviewed this latest version of the mitigation plan and revised report
and this letter is to advise you that neither verify compliance with City of Renton code, nor do
they address all of the City's concerns. Although the City approved the conceptual mitigation
plan, the final mitigation plan has not yet been approved. This letter also serves to inform you of
the changes needed to obtain approval.
General Changes Needed
• For all map sheets, please provide a non-colored copy of the plans for our review. The
dark felt markers obscure some of the information and cannot be legibly microfiched.
Legends and keys must be reproducible in black and white.
• On Sheet 2 the entire outer perimeter of each wetland and/or stream tract associated with
this plat must be depicted. Clarify the boundary lines of all critical areas tracts and
drainage tracts with bold lines in order to define the perimeter ofeach proposed tract and
readily determine that all required mitigation areas are located within their required
Native Growth Protection Area (NPGA) tracts.
• Please review the entire plan set to ensure all patterns and symbols ( e.g. storm drainage
dispersal trenches) are identified on each plan sheet in a legend. Legends and keys must
be reproducible in black and white.
• Please provide documentation of the biologist's field observation schedule for the
remainder of construction work in critical areas.
~~~~~~-l-05_5_S_o-uth~Gra~d-y_W_a_y---R-e,-1t-on-.-Vv-a-,h-in_gt_o_n_9_8_0_55~~~~~~~ ~.
@ This paper conta1'1S 5U% recy·r.lP.0 material. 30% post consumer
AHEAD OF THE CURVE
• Please ensure final square footages are consistent between all plan sheets. Omit Sheet 1
or make all information between Sheets I and 2 consistent, including all required square
footages and mitigation information.
Wetland-Related Issues/Changes Needed
• Please identify each on and off-site wetland area by name (e.g. Wetland A), size in square
feet, and City of Renton classification (e.g. forested. newly emerging) and categozy (e.g.
2 or 3).
• The written report should include measurable, quantifiable, success criteria for each
monitoring event, including the required first-year quarterly reports.
• Amend Sheet 2 to include depiction of all wetland loss and creation areas and their
square footages, all buffer amendments and corresponding square footages ( existing and
recreated), and indicate the minimum butler width in feet at the narrowest points for
those areas withreduced buffers. You are not required to address buffer area lost when
wetland A and wetland B were filled. Please indicate on the detail plan sheets all areas of
buffer less than 50' in width for the Class 2 Wetland.
• In order to count as mitigation (Sheet 2), all wetlands, streams and their associated
buffers must be in a NGPA and caimot be located in a utilities tract. · Please clearly define
the NGP A tract boundaries with dark lines so we can clearly determine that all critical
areas and buffers full within critical areas tracts.
Stream-Related Issues and Changes Needed.
• Please have your biologist review the City's requirements for both a Stream Mitigation
Plan and a Stream Study, Supplementalprior to resubmitting the revised final mitigation
report and plans. Please show on the stream mitigation plan how the project complies
with the criteria listed in the study requirements. Please also ensure the stream mitigation
text addresses compliance with RMC Section 4-3-050L3, L4, L5civ or L5diii, L8a, L8b,
and L8c as required by Renton Municipal Code.
• No information at all has yet been submitted regarding the proposed mitigation for the
stream corridor near the northwest portion of the site. It appears that you have not
provided the minimum 35' buffer for this section of Class 4 water. Please provide a
1 "=60' scaled detail sheet for the stream mitigation area.
• Please darken the stream boundaries and stream buffer boundaries on all sheets where
streams are located (e.g. near new lift station, etc.) so we can verify compliance with the
stream regulations.
• Please clarify locations of sewer lines and facilities relative to streams and stream buffers.
Proposed transportation and utility improvements are not exempt under RMC4-3-050C5-
7 and work cannot occur within 35' of a Class 4 stream without your consultant providing
proof of compliance with the criteria ofRMC Section 4-3-050L8a (street crossing) and 4-
3--050L8b (utility crossing) in order to allow for approval of an administrative variance.
-I
-·
• Please also clarify on your next submittal whether or not stream buffer averaging is
proposed (e.g. if at any point the stream buffer is less than 35'). If so, please also provide
your consultant's analysis of and proof of compliance with the criteria of RMC Section 4-
3-050L5di.
Finalization of Final Plat
• RMC Section 4-3-050G3 requires that all critical areas and their buffers be placed in
either a Native Growth Protection Tract or Native Growth Protection Easement. If you
haven't already done so, please clearly identify Tract A and all other critical areas as a
Native Growth Protection Area on the final Plat along with the wetland or stream type
and category (e.g. Category 3 Forested Wetland).
• Ameta Henninger, the City's project manager for your project, has asked that once your
final Wetland and stream mitigation plans are approved by the City, please coordinate
any associated changes to the civil plans w;L(1! your engineer. If you have any questions
about this request, please CQDtact Am eta at 4~~,; 7298. ·
recorded. Please feel free tq/tontactme at 425-430~1:?Sll'i(y · ha
letter. I would be happy tg'meet wi\1:ryou or your consultaht tqs,t;'fari
should you wish. · ·
Sincerely,
Laureen Nicolay
Senior Planner
cc: Files LUA03-059. LUA05-009, LUA05-086
Garet Munger, AlderNW
Neil Watts, Development Services Director
Jennifer Henning, Current Planning Manager
Kayren Kittrick, Plan Review Supervisor
Amela Henninger, Engineering Specialist
any questions regarding this
any of these comments
I, SAM REED, Secretary of State of the State of Washington and custodian of its seal,
hereby issue this
CERTIFICATE OF INCORPORATION
to
WEDGEWOOD LANE HOMEOWNERS ASSOCIATION
a/an WA Non-Profit Corporation. Charter documents are effective on the date indicated
below.
Date: 3/24/2006
UBI Number: 602-597-697
APPID: 524637
Given under my hand and the Seal of the State
of Washington at Olympia, the State Capital
Sam Reed, Secretary of State
City, nton Department of Planning I Building I Pu Vork,
ENVIRONMENTAL & DEVELOPMENT APPL/CAT/OIi r~·: lli: r i~ S,H E. e T
~-.1
.•. .,
.... _ i
'i
', ' ' REVIEWING DEPARTMENT: ('.'.',·,,-e.., COMMENTS DUE: JUNE 291:20 16 II UI fl ft •---
'.~ -· -,, ... V _ .. .,..,.. i APPLICATION NO: LUA06-065 , FP DATE CIRCULATED: JUNE 15 200~
I
APPLICANT: Northward Homes PROJECT MANAGER: Arneta -lenninaer C:TV L)r: p~ ~.,-,t::·
' '' : PROJECT TITLE: Wedaewood Final Plat (divs 1-3 PLAN REVIEW: Elizabeth Hi ,ns .. ... -
SITE AREA: 22.96 acres BUILDING AREA (arossl:
LOCATION: 700 Hoquiam Ave NE I WORK ORDER NO: 77599
SUMMARY OF PROPOSAL: 103-LOT FINAL PLAT OF DIVISIONS 1-3 OF WEDDGEWOOD PREL PLAT
A final plat for a total of 103 single-family residences installing sanitary sewer, storm, street lights, and street improvements. Water is
Water District 90. Site is located on the east side of Hoquiam Ave NE and NE 10th St, extending to the east to Nile Ave NE.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable Mo,e Element of the Probable Probable Mo,e
Environment Minor Majo, Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housinn
Air Aesthefjcs
Water Unhf!Gfare
Plants RecreaUon
Land/Shoreline Use Utilities
Animals Tranr .... '"'ation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C.
; I
I
June 19, 2006 •.
Transportation: Lake WA
Trail South Lake Connector,
WSDOTGrant
Community Services: Henry
Moses Aquatic Center, I% for
Art Project
RESOLUTIONS AND
ORDINANCES
Resolution #3818
Transportation: School Zone
Flashing Lights, WA Traffic
Safety Commission Grant
Resolution #3819
Transportation: Lake WA
Trail South Lake Connector,
WSDOTGrant
Resolution #3820
Airport: Security Gate
Replacement, FAA Grant
Transportation (Aviation)
Committee
Streets: Hoquiam Ave NE
Temporary Closure
w.LJ /'..JI Ji~ La,1\.L ·tr·-'ui L,U-A-
1:::(t/ r_ C.
l)A A--Ok -'0 117 :,,
Renton City Council Minutes Page 214
Community Services Committee Chair Nelson presented a report
recommending concurrence in the staff recommendation to authorize the Mayor
and City Clerk to enter into the interlocal agreement with Washington State
Department of Transportation and all subsequent WSDOT grant agreements
necessary for a $500,000 Federal Transportation Enhancement grant for the
Lake Washington Trail South Lake Connector Project. The Committee further
recommended that the resolution regarding this matter be presented for reading
and adoption. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED. (See later this page
for resolution.)
Community Services Committee Chair Nelson presented a report
recommending concurrence in the staff recommendation to approve an etched
stainless steel mural as a 1 % for Art project at the Henry Moses Aquatic
Center, approve the use of $10,887 in Fund 125 reserves for the project,
approve the total budget of$23,261.08, and authorize the Mayor and City Clerk
to sign the contract with Doug Kyes in the amount of $1,500 for design and
installation supervision. MOVED BY NELSON, SECONDED BY PALMER,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Councilwoman Nelson noted that the mural, which depicts Duwamish Indian
tribal life, will be placed on the outside of the building.
The following resolutions were presented for reading and adoption:
A resolution was read authorizing the Mayor and City Clerk to enter into a
grant agreement with the Washington Traffic Safety Commission for a $52,500
grant towards the school zone flashing beacon/lighting project, for four school
sites. MOVED BY PALMER, SECONDED BY BRIERE, COUNCIL ADOPT
THE RESOLUTION AS READ. CARRIED.
A resolution was read authorizing the Mayor and City Clerk to enter into a local
agency agreement with the Washington State Department of Transportation to
obtain $500,000 ofTEA-21 Enhancement Grant Funds for the project design of
the connection between the Lake Washington Trail in Gene Coulon Memorial
Beach Park and the Cedar River Trail. MOVED BY CLAWSON, SECONDED
BY NELSON, COUNCIL ADOPT THE RESOLUTION AS READ.
CARRIED.
A resolution was read authorizing the Mayor and City Clerk to execute the
Federal Aviation Administration's Airport Improvement Program grant
application and acceptance documents to help fund the construction of the
Airport Airside/Landside Separation Improvement Project Phase 2 (Security
Gate Replacement) Project, and authorizing the Airport Manager as the City's
official representative in this matter. MOVED BY PALMER, SECONDED BY
BRIERE, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED.
It was noted that the Transportation {Aviation) Committee report regarding the
temporary closure of Hoquiam Ave. NE was not reported out under Unfinished
Business.
Transportation (Aviation) Committee Chair Palmer presented a report
recommending concurrence in the staff recommendation for the temporary
street closure of Hoquiam Ave. NE from NE 7th Pl. to NE 9th St. to take place
between June 26 and June 30, 2006, extended upon weather conditions, to
June 19, 2006
Resolution #3821
Streets: Hoquiam Ave NE
Temporary Closure
Resolution #3822
Utility: Springbrook Creek
Wetland & Habitat Mitigation
Bank Instrument, WSDOT
Budget: 2006 Amendments,
South Lake WA Infrastructure
Improvements (The Landing)
Ordinance #5212
Finance: Utility Tax
Exemption
NEW BUSINESS
Council: Meeting Cancellation
(7/3/2006)
Board/Commission: Highlands
Area Citizens Advisory
Committee
AUDIENCE COMMENT
Citizen Comment: DeMastus -
Utility Tax Exemption
Citizen Comment: Petersen -
Various
Renton City Council Minutes Page 215
allow construction work for the Hoquiam Ave. NE roadway improvements
project. The Committee further recommended that the resolution regarding this
matter be presented for reading and adoption. MOVED BY PALMER,
SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED. (See below for resolution.)
A resolution was read authorizing the temporary total closure of Hoquiam Ave.
NE from NE 7th Pl. to NE 9th St., from June 26 to June 30, 2006. MOVED
BY PALMER, SECONDED BY BRIERE, COUNCIL ADOPT THE
RESOLUTION AS READ. CARRIED.
A resolution was read authorizing the Mayor and City Clerk to enter into an
interlocal cooperative agreement with the Washington State Department of
Transportation regarding Springbrook Creek Wetland and Habitat Mitigation
Bank and associated legal instruments. MOVED BY CLAWSON,
SECONDED BY BRIERE, COUNCIL ADOPT THE RESOLUTION AS
READ. CARRIED.
The following ordinance was presented for first reading and referred to the
Council meeting of 6/26/2006 for second and final reading:
An ordinance was read creating a fund for the South Lake Washington
Infrastructure Improvements Project. MOVED BYLAW, SECONDED BY
PERSSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND
FINAL READING ON 6/26/2006. CARRIED.
The following ordinance was presented for second and final reading and
adoption:
An ordinance was read adding Sections 5-1 1-4 through 5-1 1-8 to Chapter I 1,
Utility Tax, of Title V (Finance and Business Regulations) of City Code to
establish a ulllity tax relief program. MOVED BY CLAWSON, SECONDED
BY NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL
CALL: ALL A YES. CARRIED.
Mayor Keo Iker thanked the residents at Leisure Estates for bringing this
proposal before the City.
MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL CANCEL
THE 7/3/2006 COUNCIL MEETING. CARRIED.
MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER THE
ISSUE OF A CITIZENS ADVISORY COMMITTEE FOR THE HIGHLANDS
TO THE PLANNING AND DEVELOPMENT COMMITTEE. CARRIED.
Sandel DeMastus, Highlands Community Association (HCA) Vice President,
1137 Harrington Ave. NE, Renton, 98056, noted that the HCA also worked
with the City on the matter of the utility tax relief program.
Councilman Clawson indicated that this matter has been around for a long time
and the Administration was finally able to find a way to put it into action. He
acknowledged everyone's contributions, saying it was a team effort.
Inez Petersen, Highlands Community Association Secretary, PO Box 2041,
Renton, 98056, expressed concern regarding the lack of acknowledgement on
the record of correspondence to Council. Referring to the topic of eminent
domain, she noted the one-year anniversary of the U.S. Supreme Court decision
on Keio et al. v. City of New London et al. Ms. Petersen further noted that
TRANSPORTATION COMMITTEE
COMMITTEE REPORT
June 15, 2006
Temporary Road Closure of Hoquiam Ave NE
(Referred June 5, 2006)
The Transportation Committee recommends concurrence in the staff recommendation for the
temporary street closure of Hoquiam Ave NE from NE 7'h Place to NE 9th Street to take place
between June 26th, 2006 and June 30'\ 2006, extended upon weather conditions, to allow
construction work for the Hoquiam Ave NE Roadway Improvements project.
The Committee further recommends that the resolution regarding this matter be presented for
reading and adoption.
Marcie Palmer, Chair ~~7/
~/ -
Don PerssoA, Vice Chair
~· / ~ Terri Briere:~
-·-----~---
cc: Peter Hahn, Deputy PBPW Administrator -Transportation
Neil Watts, Developments Services Director
Karl Hamilton, Transportation Operation Manager
Arneta Henninger, Engineering Specialist, Development Services
H:\Division.s\Develop.ser\Plan.rev\Arneta\Hoquiam Ave NE Committee Report.doc
1 :
CITY .F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
June 15, 2006
Patrick Gilroy
LandTrust, Inc.
1560 140th Ave NE #100
Bellevue WA 98005
Subject: Wedgewoood Final Plat Divisions 1-3
LUA06-065, FP
Dear Mr. Gilroy:
The Development Planning Section of the City of Renton has. determined that the
subject application is complete according lo submittal requirements and, therefore, is
accepted for review.
You will .be notified if any additional information is required to continue processing your
application.
Please cont,;1ct me at (425) 430-7298 if you have any questions.
Sincerely,
~
Amela Henninger
Project Manager
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AHEAD OF THE CURVE
r ..
City of Renton
JUN O 1 2006 LAND USE PERMIT
"'-,MASTER APPLICATION
PROPERTY OWNER(S)
NAME:
ADDRESS: CD
CITY: ZIP:
TELEPHONE NUMBER:.
APPLICANT (if other than owner)
NAME:
COMPANY (if applicable): Lo.-vul\y-u..c;,,.-t .
C
Gt)
CITY:
NAME:
COMPANY (if applicable):
ADDRESS:
CITY: ZIP:
TELEPHONE NUMBER AND E-MAIL ADDRESS:
lo.'Vl!-tfu..s+il\c ,f
Q:web/pw/devserv/forms/planning/masterapp.doc
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
ct:r9. L~~
PROJECT/AD RESS(S)/LOCATION AND ZIP CODE:
'7 ()0 .\--l\ e() . ~ 1,U(IMA hJ <--~
0't'Z..3 t-i C. I ~ 6 \-n
,, L.~":>
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
/toi-3o54'16oo'.l--'10Z30,-4JK7> .l,11fS -'{}:;5"
' J > -IL/& -')/Iii ,431, -AOC4 -'tJc,c
EXISTING LAND USE(S): 4 V\6\A'iUV 'I/ (Li.¢..,--r-M-wl:etv<.·,01_JICV\J
PROPOSED LAND USE(S): • {) n • .1 ..• 1. ~ f' l'.,,-'S \ ClfJv'-'° \ ~
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
5 r R:u;,\j_,i.,v..s\ l
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(ff applicable): 10 j I'.\
EXISTING ZONING: (<__ -<c,
PROPOSED ZONING (if applicable):
SITE AREA (in square feet): {l,
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED: ?,
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: •
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable): N
NUMBER OF PROPOSED LOTS (if applicable):
o3
NUMBER OF NEW DWELLING UNITS (if applicable):
03
09/19/05
. .. PROJECT INFORMATION continued
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: ~ I Cl. ',\A \ 1.,L I Of0 i.i. '
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF
BUILDINGS (if applicable): .'),, ,.,n --3 4 De> ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE OF EXIStlNG RESIDENTIAL
SQUARE FOOTAGE (if applicable):
BUILDINGS TO REMAIN (if applicable): ~\,..._ IJ AQUIFER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPO~ NON-RblDENTIAL IJ AQUIFER PROTECTION AREA TWO
BUILDINGS (if applicable): N
IJ FLOOD HAZARD AREA sq. ft.
SQUARE FOOTAGE OF EXISTiiJG NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): ., rk IJ GEOLOGIC HAZARD sq. ft.
' NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if IJ HABITAT CONSERVATION sq. ft.
applicable): • \ Ii><:-~SHORELINE ST~AND LAKES --b-+,J..J sq. ft.
NUMBER OF EMPLOi'EES TO BE El PLOYED BY THE
r-1 ~ WETLANDS 501111 sq. ft. NEW PROJECT (if applicable): ~
LEGAL DESCRIPTION OF PROPERTY
/Attach lenal descriotion on seoarate sheet with the followina information included\
SITUATE IN THE NC QUARTER OF SECTION LlL, TOWNSHIP Z3.., RANGES,J1N THE CITY
OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. fit->db..-PL~ (ct,JO~ 3 . •
2. 4.
Staff will calculate applicable fees and postage: $
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) ( ~ , declare that I am (please check one) _ the current owner of the property
involved in this application or lhe authonzed representative to act for a corporation (please attach proof of authonzat1on) and that the foregoing
statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
{Signature of Owner/Representative)
(Signature of Owner/Representative)
Q:web/pw/dcvserv/forms/planning/masterapp.doc
l certify that I know or have satisfactory evidence that f21C~ A-6r. tt--~
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposes mentioned in the instrument.
N.diary Publi\NQ t
Notary (Printr
2 09/19/05
" '
...
• WEDr-EWOOD
A PORTION OF THE S 1/2, NE 1/4 AND N 1/2, SE 1/4, SEC. 10
CITY OF RENTON, KING COUNTY, WASHIN1
LEGAL DESCRIPTION
D1Y1$ION 1·
LOT 2 OF CITY OF RENTON SHORT PLAT NO. LUA-03-052-SHPL, ENTlllED: BINDER SHORT PLAT, ACCORDING TO
PLAT RECORDED JULY 21, 2004 UNDER RECORDING NO. 20040721900001, IN KING COUNTY, WASHINGTON.
DIVISION 2;
PARCEL "A"
PARCEL A OF CITY OF RENTON WEDGEWOOD LANE LOT LINE ADJUSTMENT LUA-D5-108-LLA AS RECORDED UNDER
RECORDING NO. 20051222900001, IN KING COUNTY, WASHINGTON.
PARCEL •e•
THE SOUTH HALF OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTH\\£ST QUARlER OF THE
SOUTHEAST QUARlER OF SECTION 10, TO'MIISHIP 23 NORTH, RANGE 5 EAST OF THE WILLAMETTE MERIDIAN, IN
KING COUNTY, WASHINGTON.
EXCEPT THE WEST JO FEET THEREOF.
PARCEL •c•
THE SOUTH JO FEET OF WEST 170 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF THE SOUTHEAST QUARTER.
EXCEPT THE WEST 30 FEET CONVEYED TO KING COUNTY FOR AMELIA SCHEWE ROAO EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 3081014.
PARCEL "D"
11-tE NORlH 165 FEET OF THE SOUTH 330 FEET OF THE NORTHEAST QUARTER OF THE NORTHYEST QUARTER OF
THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILLAMETTE MERIDIAN, IN
KING COUNTY, WASHINGTON:
EXCEPT THE WEST JO FEET CONVEYED TO KING COUNTY FOR AMELIA SCHEWE ROAD EXTENS10N BY DEED
RECORDED UNDER RECORDING NO. 3081014.
PARCEL "E"
THE WEST 170 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE
SOUTHEAST QUARlER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILLAMETTE 1-.tERIOIAN, IN
KING COUNTY, WASHINGTON;
EXCEPT THE NORTH 82. 75 FEET;
ALSO EXCEPT THE SOUTH 141.00 FEET:
AND EXCEPT THE WEST 30 FEET CONVEYED TO KING COUNTY FOR AMELIA SCHEWE ROAD EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 30B1014.
PARCEL "F"
THE SOUTH 141.00 FEET OF THE WEST 170 FEET OF THE NORTH HALF OF THE NORTHEAST OUARTER OF THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE
WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET CONVEYED TO KING COUNTY FOR AMELIA SCHEWE ROAD EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 3081014;
ANO EXCEPT THE SOUTH 30.00 FEET THEREOF.
DIYISION 3·
PARCEL "A"
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 ANO 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"
PARCEL B OF CITY OF RENTON WEDGEWOOD LANE LOT UNE ADJUSTMENT LUA-05-108-LLA AS RECORDED UNDER
RECORDING NO. 20051222900001, IN KING COUNTY, WASHINGTON.
DECLARATION OF COVENANT
THE OWNER OF THE LAND EMBRACED WITHIN THIS LONG PLAT, !N RETURN FOR THE BENEFIT TO ACCRUE FROM
THIS SUBDIVISION, BY S1GNING HEREON COVENANTS AND HEREBY CONVEYS THE BENEFICIAL INTEREST IN THE NEW
EASEMENTS SHOWN ON THIS LONG PLAT TO ANY ANO ALL FU1URE PURCHASERS OF THE LOTS. OR OF ANY
SUBDIVISION THEREOF. THE COVENANT SHAUL RUN "1TH THE LAND AS SHOWN ON THIS LONG PL.AT.
RECORDJN'" <'•:RTIFICA'!""
DEDICATIOI
KNOW ALL PEOP1
Pl.A TTED, HEREB
AVENUES SH0\11,
ALL NECESSARY
ORIGINAL REASO
USE OF THE PUI
THEREON, INCLUI
TRACT A OF DIV
WEDGEWOOD LAfl.
MAINTENANCE 01
TRACTS A, B A,
TO THE WEOGEW
AND LANDSCAPE
THE HOA.
TRACTS A AND
ASSOCIATION (HI
MAINTENANCE (11
RESPONSIBILITY
lRACT E OF DIV
SEWER UTILITIES.
TRACT H OF DI~
OF SAID TRACT
MAINTENANCE Al
KING COUNTY RI
AN ACCESS EAS
CITY OF RENTON
TRACTS TO ASSI
MAINTAINING SAi
PROJECT OF WEI
ANY OEFICIENCIE
MAINTENANCE 01
A PUBLIC PEDES
ANO UPON THE
MAINlENANCE 01
IN THE EVENT TI
EVIDENCED BY N
THIS PLAT SHAL
OWNED BY THE ,
KNOW ALL PEOPI
HEREBY SUBOIVI[
ASSOCIATION IN
MEMBER OF SAIC
ANO RESTRICTiot
RECORDING NO.
IN WITNESS WI-IE'
WEDGEWOOD A
A WASHlNGTm
BY:
ITS:
ACKN01JLEI
ST A TE OF WASHI
COUNTY OF_
I CERTIFY THAT
IS THE PERSON
INSTRUMENT; o,
ACKNOY,UDGED
CORPORATION, T
MENTIONED IN Tl
DATED: __ _
• • ...
WEDGEWOOD
A PORTION OF THE S 1/2, NE 1/4 AND N 1/2, SE 1/4, SEC. 1C
CITY OF RENTON, KING COUNTY, WASHIN
LEGAL DESCRIPTION
PIYJSION 1· LOT 2 OF CITY OF RENTON SHORT PLAT NO. LUA-OJ-052-SHPL, ENTITLED: BINDER SHORT PLAT, ACCORDING TO
PLAT RECORDED JULY 21, 2004 UNDER RECORDING NO. 20040721900001, IN KING COUNTY, WASHINGTON.
DIVISION 2·
PARCEL "A"
PARCEL A OF CITY OF RENTON .WEOGEWOOO LANE LOT LINE ADJUSTMENT LUA-05-108-LJ.A AS RECORDED UNDER
RECORDING ND. 20051222900001, IN KING COUNTY, WASHINGTON.
PARCEL "B"
THE SOUTH HALF OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTH\\£ST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE \\1LLAMETTE MERIDIAN, IN
KING COUNTY, WASHINGTON.
EXCEPT THE WEST JO FEET THEREOF.
PARCEL •c•
THE SOUTH JO FEET OF WEST 170 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF THE SOUTHEAST QUARTER.
EXCEPT THE WEST JO FEET CONVEYED TO KING COUNTY FOR AIMEUA SCHEWE ROAD EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 3081014.
THE NORTH 165 FEET OF THE SOUTH JJO FEET OF THE NORTHEAST QUARTER OF THE NORTH\\£ST QUARTER OF
THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE \\1LLAMETTE MERIDIAN, IN
KING COUNTY, WASHINGTON;
EXCEPT THE \\£ST JO FEET CONVEYED TO KING COUNTY FOR AMELIA SCHEWE ROAD EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 3081014.
PARCEL "E"
THE \\£ST 170 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE \\1LLAMETTE MERIDIAN, IN
KING COUNTY, WASHINGTON;
EXCEPT THE NORTH 82. 75 FEET;
ALSO EXCEPT THE SOUTH 141.00 FEET;
AND EXCEPT THE WEST JO FEET CONVEYED TO KING COUNTY FOR AMELIA SCHEWE ROAD EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 3081014.
PARCEL "F"
THE SOUTH 141.00 FEET OF THE WEST 170 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE
\\1LLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON;
EXCEPT THE WEST JO FEET CONVEYED TD KING COUNTY FOR AMELIA SCHEI\£ ROAD EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 3081014;
AND EXCEPT THE SOUTH JO.OD FEET THEREOF.
PIYJSlON J·
PARCEL •A•
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 \\1LJ.AMETTE MERIDIAN, IN KING COUNTY,
WASHINGTON.
PARCEL "A-1•
AN EASEMENT FOR INGRESS AND EGRESS OVER THE SOUTH JO 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
\\1LLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON;
EXCEPT THE EAST JO FEET THEREOF;
AND EXCEPT ANY PORTION THEREOF LYING WITHIN THE ABOVE DESCRIBED PARCEL "A".
PARCEL "B"
PARCEL B OF CITY OF RENTON \\£DGEWOOD LANE LOT LINE ADJUSTMENT LUA-05-108-LJ.A AS RECORDED UNDER
RECORDING NO. 20051222900001, IN KING COUNTY, WASHINGTON.
DEDICATIO
KNOW ALL PEDF
PLATTED, HEREE
AVENUES SH0\\1
ALL NECESSARY
ORIGINAL REASC
USE OF THE PU
THEREON, INCLU
TJRACT A OF 011
WEDGEWOOD LAI
MAINTENANCE 0
TJRACTS A, B Al
TO THE WEDGEY
AND LANDSCAPI
THE HOA.
lRACTS A AND
ASSOCIATION (H
MAINTENANCE (I
RESPONSIBILITY
TIRACT E OF DI\
SEWER UTILITIE!
TRACT H OF 01 1
OF SAID TIRACT
MAINTENANCE ~
KING COUNTY R
AN ACCESS EAi
CITY OF RENTOI
TIRACTS TO ASl
MAINTAINING SJi
PROJECT OF WE
ANY DEFICIENCII
MAINTENANCE C
A PUBLIC PEDE
ANO UPON THE
MAINTENANCE C
IN THE EVENT .
EVIDENCED BY
THIS PLAT SHAI
OWNED BY THE
KNOW All PEOI
HEREBY SUBDIV
ASSOCIATION IN
MEMBER OF SAi
ANO RESTRICTIC
RECORDING NO.
IN \\1TNESS WHI
\\£0GEWOOO
A WASHINGTC
BY:
ITS:
ACKNOWLE
STATE OF WASI
MINUTES OF THE MEETING OF THE
BOARD OF DIRECTORS OF WEDGEWOOD
AT RENTON, INC .
. -.··:·-i·rt:
· A meeting of the Board of Directors of the corporation was held at Bellevue, Washington
on Thursday, August 25, 2005. Richard Gilroy presided as Chairman of the meeting, an Gerald
Molitor served as Secretary.
The following members of the Board of Directors were present: Richard Gilroy and
Gerald Molitor. The Chairperson declared that a quorum was present and that the meeting was
duly noticed an properly in order.
1. Authority to Execute Documents on Behalf of Wedgewood At Renton, Inc. It
is contemplated that Wedgewood At Renton, Inc. will be acquiring certain real property in
Renton, Washington, for the purpose of undertaking a residential real estate development, and
that in connection with the acquisition of property, Wedgewood will be obtaining loans from
financial institutions, including, without limitation, Washington Federal Savings. Either Richard
Gilroy, the corporation's Presidi,nt, or Gerald Molitor, its Vice President, shall have the authority
to execute all documents on behalf of Wedgewood At Renton, Inc. The signatures of both
officers shall not be necessary to bind the corporation.
No further business appearing, the meeting adjourned.
GERALD F. MOLITOR, Secretary
Approved and consented to as of August 26, 2005.
Patrick Gilroy
From:
Sent:
To:
Neil Watts [Nwatts@ci.renton.wa.us]
Tuesday, January 24, 2006 8:41 AM
patrick@landtrustinc.net
Cc:
Subject:
Clarice Martin; Jennifer Henning; Kayren Kittrick; gxs@coredesigninc.com
RE: Wedgewood Lane, Divisions 1-3 --Final Platting process
Patrick
We have no objection to recording all three divisions under one final plat, provided all the conditions for all the divisions are satisfied.
am not aware of any code or RCW which would prohibit this combination of preliminary plats into one final plat submittal.
Neil
>» "Patrick Gilroy" <patrick@landtrustinc.net> 01/20/06 12:40 PM>»
Neil,
I am wrijing to ask if the City has made a determination as to whether or not we can process just one final plat for Wedgewood Lane
Divisions 1-3? It has been two weeks, and I have not heard back regarding this issue.
I realize you are busy, but I would like to be able to give my surveyor direction on how to prepare the final plats before the end of next
week, if possible.
Patrick J. Gilroy
1560 140th Ave NE
Suite 100
Bellevue, WA 98005
tel.425-747-1726, x102
fax.425-747-4157
cel.425-444-7281
-----Original Message-----
From: Neil Watts [mailto:Nwatts@ci.renton.wa.us]
Sent: Tuesday, January 03, 2006 2:42 PM
To: patrick@landtrustinc.net
Cc: Clarice Martin; Jennifer Henning; Kayren Kittrick
Subject: Re: Wedgewood Lane, Divisions 1-3 --Final Platting process
Patrick
Give us a little time to review our codes and to see what we can do.
JUN 'ii 1 2GG5
Usually the request is the other direction. In this case, you are asking to "un-phase" the final recording of the plat.
My initial thoughts are that we should be able to do this, provided all the individual division conditions and requirements are met.
Neil
»> "Patrick Gilroy" <patrick@landtrustinc.net> 01/03/06 2:37 PM >»
Neil,
I am writing to inquire regarding the final platting process for Wedgewood Lane. If you recall, the reason why we originally processed
the project as three separate divisions was to expedite the preliminary platting process while simultaneously completing the annexation
of Division 3. All three divisions are now in the City, and together they form a contiguous project; therefore, I am writing to ask if it
would be simpler to process these 3 Divisions as one final plat document.
All projects have separate land use file numbers, not to mention separate hearing examine(s decisions, which may complicate
matters. Some ingenuity would need to be employed to make certain all notes and restrictions from each project are included on the
final document, but I have confidence in our surveyor, CORE Design, to handle that task. I am asking to plat these projects together
because they are being developed simultaneously with one another, and they will all eventually fall under the same master
homeowne(s association. One final plat, I hope, would expedite this final part of the development process, but I am not certain if that
would fall in compliance with the subdivision code. Please let me know if it is, and if you would support such a proposal.
Your attention to this matter is greatly appreciated. Thank you.
1
DEVELOPMENT SERVICES DIVISION .... .:.-r.}'.V\t·J.\~.·c
JUNO 1 2006 WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: .
Parking, lot Coverage & Landscaping Analysis,
Plan Reductions (PMTs) ,
··.
Plat Name Reservation •
Postage,
Preapplication Meeting Summary 4 • , I
Public Works Approval letter,
. OKTo -,L r ~fri
Rehabilitation Plan 4
Screening DetaU 4
. .. .
. .. ...
Site Plan >AND<
Stream or Lake Study, Standard 4
.
. . : .. ' . .
Stream or lake Study, Supplemental 4
Stream or Lake Mitigation Plan 4 ,UI NtJec( ' !!-· • .,_ L/ ,11'YJ L-, V
Street Profiles , --hh.,,;,,, # /1du
Tille Report or Plat Certificate , • '/',=, " p J
Topography Map 3
T raffle Study 2
. . .. ....
..
Tree Cutting/land Clearing Plan 4
Urban Center Pe\llgn Overlay District Report 4
.... ···. · ... .
: : ..
Utilities Plan, Generalized 2
:·. ; ...... •·. ;;:JK['' . Nati . Un-< ,/ f_p__, :·:
.
Wetlands MitiaatioiiPlan. Final 4 . :.:.: . .. .
Wetlands Mitigation Plan, Preliminary 4 ' -, ~-J_ • -J ..,jl I' ; LA ., /,\ '
Wetlands Report/Delineation 4 .. m • '17 v
Wireless:
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites >AND 3
Lease Agreement, Draft 2 AND,
Map of Existing Site Conditions 2 AND 3
Map of View Area 2AND 3
Photosimulations , AND,
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 11/04/2005
DEVELOPMENT SERVICES DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
. .. LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY:.·· . . . . .
Calculations 1
Colored Maps for Display 4
. I .
. ..
Construction Mitigation Description 2 AND 4
Deed of Right-of-Way Dedication , .
• 1
•
...
••••••• .... .
Density Worksheet 4
...
Drainage Control Plan , ....
• •• . .. •i
Drainage Report 2
..
Elevations, Archltectural """' . ... . ·.
. . . . .
Environmental Checklist,
Existing Covenants (Recorded Copy)• .... ··.::. .
Existing Easements {Recorded Copy) ,
Flood Hazard Data, .... ...
Floor Plans , ANo,
Geotechnical Report,,,..,, •• ••• •
. . .
. .
Grading Plan, Conceptual ,
.
.
:"' :. ' ,, .
.. ···
· ...
. . .....
.
Grading Plan, Oetalled 2
·. .
· .. · .......... :: : ........
. . . . . .... ''' "" """""'
Habitat Data Report ,
Improvement Deferral , . ...... ····· .. . ...
•
· . . ...
. . ·.
·• . · .· . .....
Irrigation Plan 4
King Cou!ityAsi;essol's Map l!idiealfn9 ~ • • I
. . . ...
.. ...........
'
. · ..
Landscape Plan, Conceptual,
Landscape Plan,· Detailed, ·:::: ::: .... · ...... . ...... · .... •• . .
·········
.· . ..
. -····.:::::':: .:·· :: .. ·: :: ..... ... ..
•
. . .. · '. -:-:
Legal Description,
List of Surrounding Property Owner.;, _'.' ;, '.:::: :· :,: ., ; .... ... ..... .... ·. . •,•:
Mailing Labels for Property Owners ,
Map of Exlsi~!l Si!e Conditions, ... . . . · .....
Master Application Form ,
Monument Card$ (Orie per .monument) 1
.. .. . · .
:: .. · ... .. .
Neighborhood Detail Map 4
This requirement may be waived by:
1. Property Services Section PROJECT NAME:-----------
2. Public Works Plan Review Section
3. Building Section DATE: ___________ _
4. Development Planning Section
Q:\WEB\PW\OEVSERV\Fonns\Planning\waiver.xls 11/04/2005
DENS ITV DE"'?;fr
JUN.
WORKSHEElr:c
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
WEDGEWOOD LANE, DIVISION 1
2GD6
1. Gross area of property: 1. 133,840 square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets**
Private access easements**
Critical Areas*
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
16.668 square feet
5.540 square feet
1,998 square feet
2. 24,206 square feet
3. 109,634 square feet
4. 2.5169 acres
5. 18 units/lots
6. 7.15 = 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.
DENSITY
WORKSHEET JUN D 1 2GD6
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
WEDGEWOOD LANE, DIVISION 2
1. Gross area of property: 1. 313,023 square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets**
Private access easements**
Critical Areas*
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
60.189 square feet
1,391 square feet
Q square feet
2. 61,580 square feet
3. 251,443 square feet
4. 5.7723 acres
5. 45 units/lots
6. 7.80 = 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.
DENSITY
WORKSHEET
JUN ;J 1 2006
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
WEDGEWOOD LANE, DIVISION 3
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:
6. Divide line 5 by line 4 for net density:
63,530 square feet
3,904 square feet
42,914 square feet
2. 110,348 square feet
3. 443.112 square feet
4. 10.1725 acres
5. 40 units/lots
6. 3.93 = 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.
••
CE:'<. : '---'·
June 1, 2006
Laureen Nicolay
Senior Planner
Development Services Division
City of Renton
1055 South Grady Way
Renton, WA 98055
"' ! •I
JUN
RE: Confirmation of Compliance with Conditions of Plat Approval
Final Plat Application -Wedgewood Lane, Divisions 1, 2 & 3
(LUA'S 03-053, 05-009, 05-086; 980 & 700 Hoquiam Ave, 5325 NE 10™ St)
Dear Laureen:
The purpose of this letter is to outline how the conditions of approval of the three separate
preliminary plat approvals encompassed by this final plat document have been or will be met
prior to recordation of the final plat.
I. WEDGEWOOD LANE, DIVISION 1 (LUA 03-053)
ERC Determination of Non Significance. Mitigated Issued Tune 30. 2005:
1. "The applicant shall be required to perform all earthwork activities in the drier summer
months (April-October) unless otherwise specified by the City's Development Services
Division." The Development Services Division approved earthwork activities after October 1,
2005.
2. "The applicant shall install a silt fence along the downslope perimeter of the area to be
disturbed ... " The silt fence was installed as recommended, and is still in place. It will remain in
place until construction activities have ceased and permanent erosion control measures have been
established.
1560140THAVENE S\:JIJ-.100 BELLEVUE, VvA 98005
[425)747-1726 l-1/Sl7'17-·11'17FAX WWW.LANDTRUSTINC.COM
Page 1 of 10
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 ... " Drainage
swales and rock check dams were used during construction to direct water to the temporary
sedimentation pond prior to installation of the permanent storm water conveyance and detention
facilities.
4. "The project contractor shall perform daily review and maintenance of all erosion
control measures during the construction of both on-and off-site improvements as well
as building construction." Erosion control measures have received constant attention and
maintenance throughout the utility construction and grading phase, and will remain in place
during the building construction phase.
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." The Public Works Inspector was kept abreast of
the status of the project's erosion control status, and was notified of any changes to the condition
of the erosion control plan.
6. "Certification of the installation, maintenance and proper removal of the erosion control
facilities shall be required prior to recording of the final plat." This condition will be met to
the satisfaction of the Development Services Division prior to the recording of the final 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 Alder NW in regards to wetland maintenance, monitoring and construction
of the project." Appropriate buffers were maintained and no adverse impacts were made to the
sensitive areas on-site during the construction period.
8. "This project shall be subject to the 1998 King County Surface Water Design Manual,
Level 2." The project's storm water facilities were designed according to this manual.
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." The appropriate
mitigation fees will be paid to the City immediately 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." The appropriate mitigation fees will be paid to the City immediately 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." The appropriate mitigation fees will
be paid to the City immediately prior to the recording of the final plat.
Hearinltl Examiner's Conditions of Recommendation Issued Au~ust 25, 2005:
Page 2 of 10
1. "The applicant shall comply with the conditions imposed by the ERC." See above.
2. "Full provisions have been made for all necessary infrastructures to be in place and
operating in Divisions 2 and 3 of the Wedgewood Lane Plats, as well as Aspen Woods."
Construction permits for all Divisions of Wedgewood Lane, as well as Aspen Woods have been
issued, and construction on all projects is over 75% complete. Construction on all projects will
be complete or remaining work will be bonded prior to recordation of the final plat.
3. "The applicant shall revise the plat to provide Lot 13 with the required lot width along
the radius of the cul-de-sac of 35 feet..." The requested revision has been made. See sheet 5 of
11 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 ... " Provisions for a maintenance agreement for the
shared private access tracts have been established on the face of the final plat. A private road and
addressing signage will be installed prior to recordation of the final plat.
5. "The applicant shall record Tract A as a Native Growth Protection Easement ... " A note
has been placed on the face of the final plat dedicating Tract A as a native growth protected area.
A split rail fence will be constructed around the tract and sensitive area signage will be erected
prior to recordation of the final plat.
6. "The applicant shall be required to record a restrictive covenant against the property ... "
A set of Covenants, Conditions and Restrictions are being submitted to the City with the final
plat application. The covenants will spell out various responsibilities for the homeowners within
all three subdivisions, including the requirement to plant and maintain two ornamental trees per
lot. The covenants will be recorded simultaneously with the final plat document, and references to
the other will be included in each document.
7. "The applicant shall revise the plat to include a 10-foot wide pedestrian easement
connecting proposed NE 9•• Place along Lot 7 and Tract A to Hoquiam Ave NE ... " A
public pedestrian easement was placed on the final plat across Lots 4 through 7 in order to
provide pedestrian connectivity between Ilwaco Place NE and Hoquiam Ave NE. Maintenance
responsibilities for the easement are called out on the face of the final plat.
8. "The applicant shall be required to have all utility maintenance agreements and
easements in place prior to final plat approval. .. " All utility easements and maintenance
responsibilities are called out on the face of the final plat document.
9. "The applicant shall ensure that the infrastructure is constructed and in compliance with
City standards prior to the recording of the final plat ... " We are in the process of
completing the infrastructure improvements associated with Divisions 1, 2 and 3, and anticipate
those improvements should be complete by June 15, 2006. In any case all improvements will be
complete and installed prior to the recordation of the final plat. Any improvements not completed
prior to the recording of the final plat will be bonded.
Page 3 of 10
10. "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." The Wedgewood Lane Homeowners
Association was incorporated on March 24, 2006. A set of covenants, conditions and restrictions
is being submitted with the final plat application in order to establish responsibilities for the
maintenance of all shared private improvements.
II. WEDGEWOOD LANE, DIVISION 2 (LUA 05-009)
ERC Determination of Non Significance, Mitigated -Issued Au~st 4, 2005:
1. "Due to the revised square footage of the on-site category 3 wetland, the applicant shall
disclose anticipated fill amount as part of the construction plan grading and clearing
plan." The size of the wetland, which was 5,887 square feet, was disclosed at the public hearing,
prior to approval of any construction drawings.
2. "The applicant shall be required to perform all earthwork activities in the drier summer
months (April-October) unless otherwise specified by the City's Development Services
Division." The Development Services Division approved earthwork activities after October 1,
2005.
3. "The applicant shall install a silt fence along the downslope perimeter of the area to be
disturbed ... " The silt fence was installed as recommended, and is still in place. It will remain in
place until construction activities have ceased and permanent erosion control measures have been
established.
4. "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 ... " Drainage
swales and rock check dams were used during construction to direct water to the temporary
sedimentation pond prior to installation of the permanent storm water conveyance and detention
facilities.
5. "The project contractor shall perform daily review and maintenance of all erosion
control measures during the construction of both on-and off-site improvements as well
as building construction." Erosion control measures have received constant attention and
maintenance throughout the utility construction and grading phase, and will remain in place
during the building construction phase.
6. "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." The Public Works Inspector was kept abreast of
the status of and any changes to the condition of the erosion control plan.
Page 4 of 10
7. "Certification of the installation, maintenance and proper removal of the erosion control
facilities shall be required prior to recording of the final plat." This condition will be met to
the satisfaction of the Development Services Division prior to the recording of the final plat.
8. "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 Alder NW in regards to wetland maintenance, monitoring and construction
of the project." Conditions for filling and replacing the former on-site wetland have been
observed. Construction of the replacement wetland area and further planned wetland
enhancement will be completed per the final mitigation plan, submitted for review with this final
plat application.
9. "This project shall be subject to the 1998 King County Surface Water Design Manual,
Level 2." The project's storm water facilities were designed according to this manual.
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." The appropriate
mitigation fees will be paid to the City immediately 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." The appropriate mitigation fees will be paid to the City immediately 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." The appropriate mitigation fees will
be paid to the City immediately prior to the recording of the final plat.
Hearing Examiner's Conditions of Recommendation -Issued September 12. 2005:
1. "The applicant shall comply with the conditions imposed by the ERC." See above.
2. "The applicant shall create an offsite area on Division 3 of created wetland and buffer
area that equals, in size, the total size that would have been encumbered by the 5,887
square-foot wetland and its 25 foot buffer area." We have made provisions to recreate 5,887
square feet of wetland area within Division 3, and we intend to add the appropriate amount of
buffer. Please refer to the final wetland mitigation plan submitted herewith.
3. "Prior to the commencement of Division 2 construction, the applicant shall provide the
City with a covenant recorded against the portion of the Division 3 site that is intended
for the wetland mitigation area with the covenant to benefit the Division 2 site. The
covenant shall require the creation of the amount of wetland and buffer required by
Condition Number 2, above, whether or not Division 3 is otherwise developed." Such a
covenant was never recorded because the Division 3 public hearing was held and the decision,
which outlined in more detail the location and amount of wetland replacement and buffer to be
added, was issued prior to the commencement of Division 2 construction.
Page 5 of 10
4. "Full provisions have been made for all necessary infrastructures to be in place and
operating in Division 3 of the Wedgewood Lane Plat, as well as Aspen Woods."
Construction permits for all Divisions of Wedgewood Lane, as well as Aspen Woods have been
issued, and construction on all projects is over 75% complete. Construction on all projects will
be complete or remaining work will be bonded prior to recordation of the final plat.
5. "Division 2 shall not be developed as a 45-lot plat until a Lot Line Adjustment conveys
sufficient land from Division 3 acreage to Division 2." A Lot Line Adjustment (LUA 05-
108) was recorded on December 23, 2005 transferring 988 square feet from Division 3 acreage to
Division 2, which provided the following density calculations allowing us to obtain 45 lots:
DENSITY CALCULATIONS
GFIOe6 AREA OF Ff'!OFEF<rr",
-l'Uel.lC ~-0-UJ,
-ACCl!'.e& l!A8EHENTS,
-UETLAND6,
NET61TEAIIIEA,
NO. OF I-OT6,
NET DEN61TY,
,12.0,<1-• eF. = iJ11>» AC1sEe
~9-41< SF.
1.633t 6F.
!>.Ni• eF.
244.&i3• 6F. = !!o.6~ ACl<E6
4!>
, __ DU/AO',E
4!> LOT6 WOULD l'IESUL T IN A NET DENelTY
Cf' 1.M& DIIEU.!Na. UNITS PE~ ACl'IE.
6. "The applicant shall revise density calculations to actually reflect the required
deductions. If the revised density calculations still show the proposed 46 lots to be over-
dense, then the applicant shall be required to reduce the number of proposed lots ... " The
access easement to Lots 26 and 27 was revised to 1,038 square feet in size; the access tract to Lot
11 was revised to 242 square feet. Their combined amount is accurately reflected in the density
calculations, above.
7. "The applicant shall revise the preliminary plat to provide shared driveways for
abutting pipestem lots, or reconfigure the lots to eliminate the pipestem ... " The abutting
pipestem lots: Lots 26 and 27, and Lots 10 and 11, were revised to provide shared driveways.
8. "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 ... " Provisions for a maintenance agreement for the
shared private access tracts have been established on the face of the final plat. A private road and
addressing signage will be installed prior to recordation of the final plat.
9. "The applicant shall have the plat revised to reflect a shared private access easement
along the abutting pipestems. Maintenance for this shared access easement, as well as
for ones between Lots 11 and 12 and Lots 27 and 28 shall be established through the
recording of a restrictive covenant. .. " Provisions for a shared private access easement along
the abutting pipestem lots were made on the final plat map. Restrictive covenants governing
their use were placed on the face of the final plat.
10. "The applicant shall obtain a demolition permit and complete all inspections and
approvals for all buildings located on the property prior to recording of the final plat ... "
Page 6 of 10
Demolition permits were obtained prior to removal of the existing houses on the property. That
work has been completed, and final inspections have been issued.
11. "The applicant shall be required to have all utility maintenance agreements and
easements in place prior to final plat approval. .. " All utility easements and maintenance
responsibilities are called out on the face of the final plat document.
12. "The applicant shall ensure that the infrastructure is constructed and in compliance with
City standards prior to the recording of the final plat ... " We are in the process of
completing the infrastructure improvements associated with Divisions 1, 2 and 3, and anticipate
those improvements should be complete by June 15, 2006. In any case all improvements will be
complete and installed prior to the recordation of the final plat. Any improvements not completed
prior to the recording of the final plat will be bonded.
13. "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." The Wedgewood Lane Homeowners
Association was incorporated on March 24, 2006. A set of covenants, conditions and restrictions
is being submitted with the final plat application in order to establish responsibilities for the
maintenance of all shared private improvements.
III. WEDGEWOOD LANE, DIVISION 3 (LUA 05-086)
ERC Determination of Non Significance, Mitigated Issued September 15, 2005:
1. "The applicant shall be required to perform all earthwork activities in the drier summer
months (April -October) unless otherwise specified by the City's Development Services
Division." The Development Services Division apprcroed earthwork activities after October 1,
2005.
2. "The applicant shall install a silt fence along the downslope perimeter of the area to be
disturbed ... " The silt fence was installed as recommended, and is still in place. It will remain in
place until construction activities have ceased and permanent erosion control measures have been
established.
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 ... " Drainage
swales and rock check dams were used during construction to direct water to the temporary
sedimentation pond prior to installation of the permanent storm water conveyance and detention
facilities.
4. "The project contractor shall perform daily review and maintenance of all erosion
control measures during the construction of both on-and off-site improvements as well
as building construction." Erosion control measures have received constant attention and
Page 7 of 10
maintenance throughout the utility construction and grading phase, and will remain in place
during the building construction phase.
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." The Public Works Inspector was kept abreast of
the status of and any changes to the condition of the erosion control plan.
6. "Certification of the installation, maintenance and proper removal of the erosion control
facilities shall be required prior to recording of the final plat." This condition will be met to
the satisfaction of the Development Services Division prior to the recording of the final 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 ... " A TE SCP and Construction Mitigation Plan were
provided to staff and reviewed prior to issuance of the utility construction permit.
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." Conditions for
replacing the wetland in Division 2 have been, and continue to be observed. Construction of the
replacement wetland area and further planned wetland enhancement will be completed per the
final mitigation plan, submitted for review with this final plat application.
9. "This project shall be subject to the 1998 King County Surface Water Design Manual,
Level 2." The project's storm water facilities were designed according to this manual.
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." The appropriate
mitigation fees will be paid to the City immediately 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." The appropriate mitigation fees will be paid to the City immediately prior to the recording
of the final plat.
12. "The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new
single family lot prior to the recording of the final plat." The appropriate mitigation fees will
be paid to the City immediately prior to the recording of the final plat.
13. "The applicant shall comply with the recommendations contained within the Stream
Study dated August 29, 2005 and prepared by AlderNW in regards to stream impact
during construction of the project and restoration of the areas impacted."
Recommendations regarding the stream corridors have been, and continue to be observed.
Page 8 of 10
Construction of the planned stream corridor enhancements will be completed per the final
mitigation plan, submitted for review with this final plat application.
Hearin~ Examiner's Conditions of Recommendation Issued October 27. 2005:
1. "The applicant shall comply with the conditions imposed by the ERC." See above.
2. "Staff will have to finally review the final density calculations and provide assurance
that the plat falls within City standards or the lot count will have to be reduced
accordingly." After the appropriate amount of right-of-way dedication was subtracted for NE
10" Street, we determined the final density calculations are as follows:
DENSITY CALCULATIONS
Q1'!0Se AF!EA OF FROFERTT,
-FUeLIC li-0-W,
-ACCESS EA$MENTS,
-ueTL,ANDS,
1-ETSITEA!iiEA,
NO.OF LOTS,
NET DEN&ITY,
&&3,<460• &.F. ~ 12.1o&1 ACF!E&
61.QE,'!l• &.F.
3,'9020 S.F.
<12.'!ll4i S.F.
+4!>.S1&• SJ=. ~ I0.23 ACF!ES
~
3.'!ll DU/ACl'!I=
3. "The applicant shall revise density calculation to actually reflect the required deduction
for NE 101h 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 revised right-of-
way dedication square footage is accurately reflected in the density calculations, above.
4. "The applicant shall ensure all open space area including buffer impacted during
construction shall be restored prior to the recording of the final plat ... " The final wetland
and stream buffer mitigation and restoration plan is being submitted for review with this final
plat application. Restoration work will be completed prior to recordation of the final plat. If any
work has not been completed prior to final plat, the work will be bonded prior to recordation.
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." The Wedgewood Lane Homeowners
Association was incorporated on March 24, 2006. A set of covenants, conditions and restrictions
is being submitted with the final plat application in order to establish responsibilities for the
maintenance of all shared private improvements.
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..." Provisions for a maintenance agreement for the
shared private access tracts have been established on the face of the final plat. A private road and
addressing signage will be installed prior to recordation of the final plat.
Page 9 of 10
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 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 ... " A
public pedestrian easement was placed on the final plat across Tracts A, F and G in order to
provide pedestrian connectivity between Division 2 and NE 10" Street. Maintenance
responsibilities for the easement are called out on the face of the final plat.
8. "The applicant shall be required to have all utility maintenance agreements and
easements in place prior to final plat approval. .. " All utility easements and maintenance
responsibilities are called out on the face of the final plat document.
9. "The applicant shall ensure that the infrastructure is constructed and in compliance with
City standards prior to the recording of the final plat ... " We are in the process of
completing the infrastructure improvements associated with Divisions 1, 2 and 3, and anticipate
those improvements should be complete by June 15, 2006. In any case all improvements will be
complete and installed prior to the recordation of the final plat. Any improvements not completed
prior to the recording of the final plat will be bonded.
10. "The Lot Line Adjustment (LUA-05-108) to convey sufficient land from Division 3
acreage to Division 2 in order to comply with the net density for 45 lots shall be recorded
prior to the recording of the final plat." A Lot Line Adjustment (LUA 05-108) was recorded
on December 23, 2005 transferring 988 square feet from Division 3 acreage to Division 2, which
is reflected in the above-mentioned revised density calculations for Division 3.
11. "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. .. " A note has been placed on the face of the
final plat dedicating Tracts B and G as native growth protected areas. A split rail fence will be
constructed around the tract and sensitive area signage will be erected prior to recordation of the
final plat. If the fence is not erected or the signage not installed, the work will be bonded prior to
final plat recording.
If you would like further information about the information discussed here, or if you have any
questions concerning how we have met the conditions of approval for Wedgewood Lane,
Divisions 1, 2 or 3, please do not hesitate to contact me at (425) 747-1726, ext. 102, or via email at
Patrick@landtrustinc.net. Thank you.
Sincerely,
LAN RUST, INC.
Page 10 of 10
\
\
.\. -,,
' ·················---··--·····------
61TE 6TATl6TIC6
SETBACKS, FRONT -IS'
fii!EAfii! -20'
>n.,•• N>=,.,••
SIDE -S', IS' ADJACENT TO STfii!EET
TOT AL SITE Afii!EA:
Ffii!OFOSED USE,
NO. OF LOTS:
133,e.44± SF. (3.012i&ACfii!ES)
DETACl4ED-SINGLE FAMILY
18
AVEfii!AGE LOT SIZE: S,938± SF. (Gfii!OSS)
S,601± SF. (NET)
Ffii!OFOSED DENSITY, 1.IS D.U.!AC.
FEfii!MITTED DENSITY, 8 D.U.!AC.
EXISTING ZONING, fii!-8
FUBLIC fii!-0-W, li&,668± SF.
ACCESS EASEMENTS, 133± Sf.
WETLAND 4 BUFFEfii!: 10,292± SF.
DEN61TY CALCULATION6
Gfii!OSS Afii!EA OF Ffii!OFEfii!TY,
-FUBLIC fii!-0-W,
-ACCESS EASEMENTS,
-WETLANDS,
133,e.44± SF. Ofii! 3.0 ACfii!ES
16,668± SF.
133± SF.
1,998± SF.
--
NET SITE Afii!EA,
NO. OF LOTS,
NET DENSITY:
114,445± SF. Ofii! 2.6212 ACfii!ES
18
6.85 DU/ACfii!E
18 LOTS WOULD fii!ESUL T IN A NET DENSITY
OF 6.85 DWELLING UNITS FEfii! ACfii!E.
NOTE
I. FOfii! SPECIFIC INFOFiMATION fii!EGAFii!DING T14E FILL AND
MITIGATION OF T14E WETLAND PLEASE fii!EFEfii! TO T14E
WETLAND Fii!EFOfii!T Ffii!EFAfii!ED BY ALDEfii! NW.
\
Secretary of State
I, SAM REED, Secretary of State of the State of Washington and custodian of its seal,
hereby issue this
CERTIFICATE OF INCORPORATION
to
WEDGEWOOD LANE HOMEOWNERS ASSOCIATION
a/an WA Non-Profit Corporation. Charter documents are effective on the date indicated
below.
:~·'.•NG
:•'
Date: 3/24/2006
UBI Number: 602-597-697
APPID: 524637
Given under my hand and the Seal of the State
of Washington at Olympia, the State Capital
Sam Reed, Secretary of State
RETURN ADDRESS:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, Washington 98055
DOCUMENT TITLE
REFERENCE NO. OF
DOCUMENTS ASSIGNED/
RELEASED
GRANTOR
GRANTEE
LEGAL DESCRIYI10N
ASSESSOR'S PARCEL NO.
1111111111 1111111
20070 ,31002641
FIRST AMERICAN AMND 44.00
PAGE001 OF 005~' 07/31/2007 16: 7
KING COUNTY, IJ
First Amendment to Dec ~ation of Protective Covenants for the
Plat of Wedgewood Lan,
20070504000274
I
Wedgewood at Renton, Ille.; KBS Development Corporation
City of Renton
The Public
Portions of NE 'A of SW 'A of NE 'A and SE 'A of NW 'A of NE
'A, Sec. 10, TWP. 23 N. RGE 5E, W.M., Renton, King
County, Washington.
1023059092; 102305905
FIRST AM8RICAN\l ),:;)lrl~{ r?S
FIRST AMENDMENT TO
DECLARATION OF PROTECTIVE COVENANTS
FOR THE PLAT OF WEDGEWOOD LANE
(A.K.A. VERCELW) I
Wedgewood at Renton, Inc. and KBS Development Co~oration (collectively, "Developer"
herein) hereby amend the Declaration of Protective Covenants fo the Plat of Wedgewood Lane,
recorded under King County Recording No. 20070504000274 ( e "Declaration").
WHEREAS, for marketing purposes Developer is using !he name "VerCello" for all Divisions
of the Plat of Wedgewood Lane;
WHEREAS, the Declaration was recorded before the plat map of Wedgewood Lane Divisions
1, 2 and 3 (A.K.A. VerCello) was recorded. Among other thing~, Developer intends with this
Amendment to provide a reference to the recorded plat map of Wedgewood Lane Divisions 1, 2 and 3
(A.K.A. VerCello);
WHEREAS, the Development Period has not terminated;,
W, \ WPD0CS\903t 3\002\)IR2956.D0C
7/27/2007
Page 1 of 5
First Amendment to Declaration of Protective
Covenants for the Plat of Wedgewood Lane
NOW, THEREFORE, Developer, acting pursuant to Section 16. l of the Declaration, hereby
amends the Declaration as follows:
I. Section 1.10 of the Declaration is hereby deleted in its entirety and a new Section 1.10 is
hereby substituted in its place, as follows:
1.10 Map
The tenn "Map" shall mean the official plat map for Divisions
1, 2 and 3 recorded with the King County Recorder under Recording
No. 20070530001097 and the official plat map for Divisions 4 and 5
recorded with the King County Recorder under Recording No.
20070504000273, and any subsequent Maps of divisions of
Wedgewood Lane (A.K.A. VerCello) which are recorded. Together,
the two (2) initial Maps contain Divisions 1, 2, 3, 4 and 5, and are
referred to in this Declaration as the "Map."
2. Section 1.9 of the Declaration is hereby deleted in its entirety and a new Section 1.9 is
hereby substituted in its place, as follows:
1.9 Lot Owner
The tenn "Lot Owner" shall mean and refer to the record
owner, whether one or more persons or entities, of any Lot, including
any persons or entities purchasing a Lot pursuant to the tenns of a
recorded real estate contract, but excluding those persons or entities
having an interest in any Lot merely as security for the performance of
an obligation. The Developer and any Participating Builder shall be
deemed to be the Lot Owner until the sale of the Lot to a residential
owner.
3. Section 8.1 of the Declaration is hereby deleted in its entirety and a new Section 8.1 is
hereby substituted in its place, as follows:
8.1 Creation of Lien and Personal Obligation of Assessment
By acceptance of a deed or other instrument of conveyance,
whether or not it shall be so expressed in any such deed or other
instrument, each Lot Owner is deemed to covenant and agree to pay to
the Association all common expenses assessed against said Owner's Lot
by the Association. Common expenses include, but are not limited to:
(a) annual assessments or charges and (b) special assessments. Said
annual and special assessments, together with interest thereon and costs
of collection thereof (including reasonable attorneys' fees whether or
not suit is commenced), shall be a charge on the Lot and shall be a
continuing lien upon the Lot against which each such assessment is
W,\ WPDOCS\90313 \D02\JlR2956.DOC
7/27/2007
Page 2 of 5
First Amendment to Declaration of Protective
Covenants for the Plat of Wedgewood Lane
made. Each such assessment, together with such interest and costs of
collection, shall also be the personal obligation of the Lot Owner
owning the Lot when the assessment is due. The personal obligation
for delinquent assessments shall not pass to the Lot Owner's successors
in title unless the lien for such delinquent assessment has been properly
recorded prior to transfer of title or unless expressly assumed by the
transferee. Provided, however, that in the case of a sale of any Lot
which is charged with the payment of an assessment or assessments
payable in installments, the person or entity who is the owner
immediately prior to the date of any such sale, shall be personally liable
only for the amount of the installment due prior to said sale. The new
owner shall be personally liable for installments which become due on
or after said sale.
4. Section 8.3 of the Declaration is hereby deleted in its entirety and a new Section 8.3 is
hereby substituted in its place, as follows:
8.3 Intentionally Omitted
5. Section 8.4 of the Declaration is herehy deleted in its entirety and a new Section 8.4 is
hereby substituted in its place, as follows:
8.4 Annual Assessments
Each year the Board shall assess each Lot Owner for an annual
assessment in an amount which, in the aggregate, is sufficient to meet
the obligations of the Association. Commencing on January I
following termination of the Development Period and continuing each
year thereafter, the annual assessments shall not be increased by more
than twenty-five (25%) without the approval of seventy percent (70%)
of the members voting at a meeting duly called for such purposes.
6. Unless otherwise stated herein, all capitalized terms used in this First Amendment shall
have the meanings set forth in the Declaration.
W \ WPDOCS\90313\002\JIR2956.DOC
7/27/2007
[This Section Intentionally Left Blank]
Page 3 of 5
First Amendment to Declaration of Protective
Covenants for the Plat of Wedgewood Lane
7. Except for the matters stated in this First Amendment, all of the provisions contained in the
Declaration remain in full force and effect. This Amendment shall be effective upon recording.
(h
Dated this .2:J_ day of Q?.,t '-;i , 2007.
DEVELOPER:
WEDGEWOOD AT RENTON, INC.
W,\ WPDOCS\90313\002\JIR2956.D0C
7/27/2007
KBS DEVELOPMENT CORPORATION
Page 4 of 5
First Amendment to Declaration of Protective
Covenants for the Plat of Wedgewood Lane
STATE OF WASHINGTON )
) ss.
COUNTY OF KING ) ~
THIS IS TO CERTIFY that on this£ day ofJLY , 2007, before me, a Notary
Public in and for the Stat_e of Washington'. duly com11.1issioned and sworn, came ,('t""4fA?P A -tfrlut;r,
personally known or havmg presented satisfactory evidence to be the ll?t:sr ()£:;J'T" o
Wedgewood at Renton, Inc., a Washington corporation, the corporation that executed the foregoing
instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said
corporation for the uses and purposes therein mentioned, and on oath stated that he/she is authorized to
execute the said instrument.
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
THIS IS TO CERTIFY that on this J.f'flr.day ofc_)ut...f , 2007, before me, a Notary
Public in and for the State of Washington, duly commissioned and sworn, came /(i,L;N 3 7lt-YM
personally known or having presented satisfactory evidence to be the /J/f'l:iS1/JtfNr-: of
KBS Development Corporation, a Washington corporation, the corporation that executed the foregoing
instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said
corporation for the uses and purposes therein mentioned, and on oath stated that he/she is authorized to
execute the said instrument.
W, \ WP DOCS\ 90313 \002\JIR2956.DOC
7/27/2007
r' e:
otary Public in for the
State of Washington, residing at
, 5'otr(l,f; c..u A-:: 'f §Io 9
Expiration Date':._.,_~,_1_-..=o..c/_-.,_,.-=u _____ _
Page 5 of 5
First Amendment to Declaration of Protective
Covenants for the Plat of Wedgewood Lane
RETURN ADDRESS:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, Washington 98055
WEOGEUOOD AT R cov 120 00 PAGE00! OF 086 ·
05/04/2007 89·57
KING COUNTY, LIA
DECLARATION OF PROTECTIVE COVENANTS
FOR THE PLAT OF WEDGEWOOD LANE
i, /
DOCUMENT TITLE Declaration of Protective Covenants for the Plat of Wedgewood
Lane
REFERENCE NO. OF Nfk
DOCUMENTS ASSIGNED/ ,1tyL-,· 4-:!co·10SC-?C/ oco:J. 73 RELEASED
GRANTOR Wedgewood at Renton, Inc.
GRANTEE City of Remon
The Public
LEGAL DESCRIPTION Portion of S 1/2 NE l/4 and N 1/2 SE 1/2, Sec. 10, TWP. 23 N.,
RGE 5E, W.M., Renton, Kin• Countv, Washin1>1on.
ASSESSOR'S PARCEL NO. 102305-9450-02; 102305-9257-07; 102305-9158-07;
102305-9335-03; 102305-9145-03; 102305-9141-07;
102305-9317-05; 102305-9004-03; 102305-9017-08
ARTICLE 1
1.1
1.2
1.3
1.4
1.5
1.6
1.7
1.8
1.9
1.10
1.11
1.12
1.13
ARTICLE 2
ARTICLE 3
3.1
3.2
3.3
3.4
ARTICLE 4
4.1
4.2
ARTICLE 5
5.1
5.2
5.3
5.4
5.5
5.6
ARTICLE 6
6.1
6.2
6.3
6.4
6.5
6.6
DECLARATION OF PROTECTIVE COVENANTS
FOR THE PLAT OF WEDGEWOOD LANE
TABLE OF CONTENTS
DEFINITIONS 1
Association 1
Association Action 1
Board 2
Building 2
Common Area 2
Declaration 2
Developer 2
Lot 2
Lot Owner 3
Map 3
Member 3
Participating Builder 3
Property 3
PLAT OF WEDGEWOOD LANE 3
PHASED DEVELOPMENT 4
Subsequent Development 4
Consent to Adding or Subtracting Properties 4
Rights and Obligations 4
No Requirement to Include Additional Properties 4
DEVELOPMENT PERIOD; DEVELOPER'S RIGHTS DURING DEVELOPMENT
PERIOD 5
Development Period 5
Developer's Authority During Development Period 5
WEDGEWOOD LANE HOMEOWNERS ASSOCIATION 5
Establishment 5
Voting 5
Proxies 6
Adoption of Bylaws and Amendments 6
Initial Board of Directors 6
Management Agreements 6
MANAGEMENT OF COMMON AREAS 6
Control 6
Goods and Services 7
Wetlands and Stream Maintenance and Monitoring 7
Maintenance of Surface Water Management Facilities 8
Additional Properties 8
Dedication to Governmental Entities 8
Page i
W:\WPD0CS\9031310021tmb6550.doc
04/24/07
Declaration of Protective Covenants
for Wedgewood Lane
ARTICLE 7
7.1
7.2
7.3
7.4
ARTICLE 8
8.1
8.2
8.3
8.4
8.5
8.6
8.7
8.8
8.9
8.10
8.11
8.12
8.13
8.14
8.15
8.16
8.17
PROPERTY RIGHTS IN THE COMMON AREA
Association Control of Common Area
Restrictions on Use of Common Areas
Native Growth Protection Areas
Other Restrictions
COVENANT FOR ASSESSMENTS
Creation of Lien and Personal Obligation of Assessment
Purpose of Assessments
Initial Assessment
Annual Assessments
Estimated Assessments
Payment By Owners
Record of Assessments
Special Assessments
Uniform Rate of Assessment
Default in Payment of Assessment--Remedies
Foreclosure of Assessment Lien; Attorney's Fees and Costs
Homestead Waiver
Curing of Default
Continuing Liability for Assessments
Exempt Property
Rights of Board -Waiver of Lot Owners
Subordination of the Lien to Mortgages
9
9
9
9
9
9
9
10
10
10
11
11
11
II
12
12
12
12
13
13
13
13
13
ARTICLE 9 ARCHITECTURAL CONTROL AND BUILDING AND CONSTRUCTION
RESTRICTIONS 13
13
14
14
14
15
15
15
15
15
17
9.1
9.2
9.3
9.4
9.5
9.6
9.7
9.8
9.9
9.10
ARTICLE 10
10.1
10.2
10.3
10.4
Establishment
Design Review Committee
Submission of Plans
Approval of Plans
Criteria
Effect of Committee Approval
No Liability
Size
Building and Construction
Conduct of Construction
EXTERIOR MAINTENANCE
Lot Owners' Obligations
Trees
Color Approval
Roof Approval
ARTICLE 11 PROPERTY USE RESTRICTIONS
11.1 Business and Commercial Use of Property
11.2 Signs
11. 3 Parking Certain Vehicles
11.4 Motor Vehicles
11.5 Nuisances; Hazardous Activities; Lighting
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11.6
11.7
11.8
11.9
11.10
11.11
11.12
11.13
11.14
ARTICLE 12
12.1
12.2
ARTICLE 13
13.1
13.2
13.3
13.4
Animals
Trash Disposal
Unsightly Conditions
Antenna
Storage
Machinery and Equipment
Oil Drilling, Etc.
Development Activities Exempted
Violations
EASEMENTS
Easements
Maintenance of and Restrictions on Easement Areas
GENERAL PROTECTIVE COVENANTS
Partition
Subdivision or Combination
Leases
Mortgagee Protection
ARTICLE 14 INSURANCE
14.1
14.2
14.3
14.4
ARTICLE 15
15.1
15.2
15.3
15.4
15.5
Liability and Hazard Insurance
Building Insurance
Common Area Repair and Replacement
Building Repair and Replacement
ENFORCEMENT
Rules and Regulations
Enforcement
Remedies
Waiver
Costs and Attorney Fees
AMENDMENT OF DECLARATION
Developer's Reserved Rights
Amendment by Members
20
20
21
21
21
21
21
22
22
22
22
23
23
23
23
24
24
25
25
25
25
25
25
25
26
26
26
26
ARTICLE 16
16.1
16.2
16.3
16.4
Amendments Affecting Maintenance or Operation of Common Areas
Power of Attorney
26
26
27
27
27
ARTICLE 17
17.1
17.2
ARTICLE 18
18.1
18.2
18.3
18.4
18.5
18.6
18.7
LIMITATION OF LIABILITY; INDEMNIFICATION
Limitation of Liability
Indemnification
GENERAL PROVISIONS
Term
Subordination
Notice
Examination of Records
Severability
Gender
Headings
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Declaration of Protective Covenants
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DECLARATION OF PROTECTIVE COVENANTS
FOR TIIE PLAT OF WEDGEWOOD LANE
This Declaration of Protective Covenants for the Plat of Wedgewood Lane (this "Declaration")
is made this£ day of fff,Ci [ , 20.Q1 by Wedgewood at Renton, Inc. and
KBS Development Corporatio (collectively, "Developer").
RECITALS AND DECLARATION
Declarant is the Developer of the real property and improvements thereon legally described in
Exhibit A, known as the Plat of Wedgewood Lane (the "Property", or "Wedgewood Lane"). The
Property is comprised of the real property legally described on Exhibit A attached hereto and shown on
maps recorded with the King County Recorder under Recording No. ------------
and and any other real property added by amendment hereto. Wedgewood
at Renton, Inc. is the owner of the Property described on Exhibit A as Divisions I, 2, 3 and 5 and KBS
Development Corporation is the owner of the Property described on Exhibit A as Division 4.
Developer hereby publishes and declares that the Property shall be held, sold, conveyed,
encumbered, leased, rented, used, occupied, and improved subject to the following covenants,
conditions, restrictions, easements, reservations, and agreements, all of which are for the purpose of
enhancing and protecting the character, attractiveness, and desirability of Wedgewood Lane. These
covenants, conditions, restrictions, easements, and reservations, shall run with the Property and shall
be a burden upon and a benefit to the Property and binding upon any person, firm, corporation or entity
of any kind whatsoever acquiring or owning an interest in the Property or any part thereof, and their
respective lessees, guests, heirs, executors, personal representatives, successors and assigns.
Acceptance of an interest in any portion of the Property shall be deemed acceptance of the terms and
provisions of this Declaration.
ARTICLE I DEFINITIONS
1.1 Association
The term "Association" shall mean and refer to a Washington non-profit corporation comprised
of all of the Lot Owners of the Plat of Wedgewood Lane acting collectively in accordance with its
governing documents and this Declaration. The initial name of the Association is "Wedgewood Lane
Homeowners Association." However, the Association's name may be changed by the Developer if the
Developer elects to use a different name for the Plat for marketing purposes.
1.2 Association Action
The term "Association Action" shall mean and refer to a resolution of the Association in the
form of either a bylaw or resolution duly passed by either the Board or by the Members of the
Association at a Members' meeting.
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1.3 Board
The term "Board" shall mean and refer to the Board of Directors of the Association (or such
other governing body the Association shall form) which shall have all powers authorized by this
Declaration and the governing documents of the Association.
1.4 Building
The term "Building" shall mean and refer to any building or structure constructed or located
within Wedgewood Lane, and all appurtenances thereto.
1.5 Common Area
The term "Common Area" shall mean and refer to Tract A of Division I, Tracts A, Band C of
Division 2, and Tracts A, B, C, D, F, G, H, I and J of Division 3, Tract A of Division 4, the fence,
landscaping and monument easement(s) and improvements thereon shown on the Map, and any other
areas owned by or benefiting the Association and/or the Lot Owners for the common use and enjoyment
of all of the Lot Owners. Any streets, tracts, including but not limited to Tract E of Division 3, or
other areas dedicated or conveyed to a governmental entity for public use are not Common Areas.
The Developer may add to or subtract from the Common Area during the Development Period,
as defined in Section 4.1, by an amendment to this Declaration, provided that the Developer may not
withdraw any tract or other Common Area subject to a condition imposed by the City of Renton or
otherwise required by state or federal laws without the written consent of the City of Renton. In the
event the Common Areas described on the recorded Map are different from those described herein, the
Common Areas described on the Map shall be deemed the Common Areas unless this Declaration has
been amended or modified to change the Common Areas shown on the Map, except the status of those
tracts or Common Areas that were subject to a condition imposed by the City of Renton or otherwise
required by state or federal laws may not be changed without the written consent of the City of Renton.
1.6 Declaration
The term "Declaration" shall mean and refer to this Declaration of Protective Covenants for
Wedgewood Lane.
1. 7 Developer
The term "Developer" shall mean and refer to Wedgewood at Renton, Inc. (owner of Divisions
1, 2, 3 and 5) and KBS Development Corporation (owner of Division 4), and/or a person or entity
(including a Participating Builder) to which it assigns its rights as Developer.
1.8 Lot
The term "Lot" shall mean and refer to any one of the residential lots located within the
Property as shown on the Map. If any additional property is hereafter made subject to this Declaration
pursuant to the provisions of ARTICLE 3, each tract comprised of a buildable legal lot contained
therein shall be considered to be a Lot as defined in this Section.
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1.9 Lot Owner
The term "Lot Owner" shall mean and refer to the record owner, whether one or more persons
or entities, of any Lot, including any persons or entities purchasing a Lot pursuant to the terms of a
recorded real estate contract, but excluding those persons or entities having an interest in any Lot
merely as security for the performance of an obligation. The Developer and any Participating Builder
shall be deemed to be the Lot Owner until the sale of the Lot to a residential owner, but the Developer
and Participating Builder shall not be liable for assessments and fees and may be expressly excluded
from other obligations to the Association as stated herein.
1.10 Map
The term "Map" shall mean the official plat map for Divisions 1, 2 and 3 recorded with the
King County Recorder under Recording No. and the official plat map
for Divisions 4 and 5 recorded with the King County Recorder under Recording No.
J~o 1 c 5· D y ()(10 ;I. 7 3 any subsequent Maps of divisions of Wedgewood Lane which are
recorded. Together, the two (2) initial Maps contain Divisions 1, 2, 3, 4 and 5, and are referred to in
this Declaration as the "Map. "
1.11 Member
The term "Member" shall mean and refer to every Lot Owner who, as a result of such
ownership, holds a membership in the Association with rights and responsibilities as set forth herein
and in the governing documents of the Association. Each Lot shall have one (1) membership
inseparably appurtenant to it.
1.12 Participating Builder
The term "Participating Builder" shall mean a person or entity who acquires from Developer
one or more Lots for the purpose of improving the same for resale to future Lot Owners.
1.13 Property
The term "Property" shall mean the Property referred to herein as Wedgewood Lane as more
specifically described in Exhibit A, attached hereto and by this reference made a part hereof. The
description of the Property may be amended from time to time pursuant to ARTICLE 3.
ARTICLE2 PLAT OF WEDGEWOOD LANE
This Declaration shall initially subject the Property, the Buildings and other improvements
constructed and to be constructed thereon, and the Common Areas, all of which shall be known as
Wedgewood Lane, to its provisions. In the event that Developer subjects additional property to this
Declaration pursuant to ARTICLE 3 hereof, all such properties shall collectively be known as
Wedgewood Lane.
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ARTICLE3 PHASED DEVELOPMENT
3.1 Subsequent Development
Developer reserves for itself, its successors or assigns, the right, by adoption of amendments to
this Declaration, to subject additional properties to this Declaration or to withdraw undeveloped
property from it, except those tracts or Common Areas that were subject to a condition imposed by the
City of Renton or otherwise required by state or federal law. If the Developer elects to subject
additional property to this Declaration, Developer shall grant to the Lot Owners of such additional
properties (and Developer, if applicable) all of the rights and benefits to which Members of the
Association are entitled.
3 .2 Consent to Adding or Subtracting Properties
Developer may subject additional properties to this Declaration at any time prior to termination
of the Development Period as defined in Section 4.1. Developer may also withdraw any undeveloped
properties from this Declaration at any time prior to termination of the Development Period, except
written consent from the City of Renton is required before the withdrawal of those tracts or Common
Areas that were subject to a condition imposed by the City of Renton or otherwise required by state or
federal laws. Each Lot Owner appoints and constitutes the Developer as his attorney-in-fact to adopt
and file amendments to this Declaration necessary to add or subtract such properties. The original
Wedgewood Lane Lot Owners shall be benefited by any Common Area on additional property the
Developer elects to add to Wedgewood Lane, either through Association ownership and control of said
additional property Common Area or by easements of use and enjoyment in favor of said original Lot
Owners on said additional property Common Area. The Lot Owners of such property added by
Developer lo Wedgewood Lane shall have an easement for use and enjoyment of the existing
Wedgewood Lane Common Area and shall have all the obligations to pay the cost of maintaining the
Common Area unless otherwise provided herein. The Developer reserves the right to extend existing
easements and create new easements over the Lots so as to provide access to and service to the
additional properties. Neither the Association nor any Lot Owners shall have any right in any
additional property nor shall this Declaration have any effect on such additional property until it is
subjected to this Declaration by adoption of an amendment to this Declaration specifically describing
such additional property.
3 .3 Rights and Obligations
The Lot Owners of properties added to Wedgewood Lane (including Developer and any
Participating Builder, if so elected by the Developer) shall be Members of the Association, and shall be
entitled to all benefits and subject to all obligations of a Member, including, but not limited to, the right
to vote in Association elections and the obligation to pay assessments as set forth herein.
3.4 No Requirement to Include Additional Properties
Nothing contained in this Declaration shall be construed to require the Developer to subject
additional properties to this Declaration.
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ARTICLE 4 DEVELOPMENT PERIOD; DEVELOPER'S RIGHTS DURING
DEVELOPMENT PERIOD
4.1 Development Period
The term "Development Period" shall mean that period of time from the date of recording this
Declaration until the date when all original Lots have been sold, or, if additional properties shall have
been subjected to this Declaration, then until the date when all original and additional Lots have been
sold, but in any event the Development Period shall terminate ten ( 10) years after the recording of this
Declaration. Notwithstanding the foregoing, the Developer, at its option, may elect to terminate the
Development Period at any time by recording with the King County Recorder a Notice of Termination
of Development Period referencing this Declaration and stating that the Development Period is
terminated. For purposes of this Section 4. l, transfer of title to a Lot by Developer to any Participating
Builder shall be disregarded and title to any Lot owned by a Participating Builder shall not be deemed
transferred for purposes of determining the Transition Date until the Lot is further transferred by said
Participating Builder to a purchaser who is neither a Participating Builder nor the Developer.
Wedgewood at Renton, Inc., as the original Developer, shall retain all rights of the Developer set forth
in this Declaration.
4.2 · Developer's Authority During Development Period
Until the termination of the Development Period, the Developer hereby reserves for itself, its
successors or assigns, all of the rights, powers and functions of the Association, or the Board thereof,
which shall be exercised and/or performed solely by the Developer without further authority from or
action by the Members during the Development Period, the Developer shall have no obligation to
publish financial statements, hold meetings or otherwise account to or consult with the Members,
except as otherwise expressly required herein. Upon termination of the Development Period,
administrative power and authority for management of the Property shall pass to the Board of Directors
and Members as provided herein and in the Bylaws.
ARTICLES WEDGEWOOD LANE HOMEOWNERS ASSOCIATION
5.1 Establishment
There is hereby created an association to be called "Wedgewood Lane Homeowners
Association." The Association shall be a nonprofit corporation formed and operated pursuant to RCW
24.03 and RCW 64.38. The Association shall use the name "Wedgewood Lane Homeowners
Association" unless Developer or the Association elects to use a different name.
5.2 Voting
After the end of the Development Period, each Member shall be entitled to cast, at any meeting
of the Association, one vote for each Lot owned by that Member. If any Lot is owned by more than
one (1) person or entity, the Owners thereof shall appoint one (1) person to serve as the voting Member
and shall file a written statement with the Board signed by all of the Lot's Owners naming the voting
Member. Any such designation of a voting Member shall be revoked automatically when the Board
receives a subsequent notice signed by all of the Lot's Owners designating another voting Member,
when the Board receives notice of the death or judicially declared incompetence of any of the Lot's
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Owners, or when any of the Lot's Owners conveys its interest in such Lot. The Association may
suspend voting rights of any Member as provided in this Declaration or the governing documents of the
Association.
5.3 Proxies
Members may vote at any meeting of the Association in person or by proxy. A proxy must be
in writing, signed by the designated voting Member for the Lot and filed with the Board in advance of
the meeting at which such vote is taken. No Lot Owner may revoke any proxy given by a Member to
or. in favor of a holder of indebtedness secured by any recorded first mortgage (meaning a mortgage
with priority over all other mortgages) upon the Member's Lot, without the prior written consent of the
holder of such indebtedness.
5.4 Adoption of Bylaws and Amendments
Prior to the termination of the Development Period, the Developer, acting pursuant to its
authority to act on behalf of the Association, shall adopt Bylaws. During the Development Period,
Developer shall have sole authority to amend the Bylaws. After termination of the Development
Period, except as expressly provided to the contrary herein, the Bylaws of the Association ("Bylaws")
may be amended from time to time by a majority vote of the Members (including Developer, if
applicable) at any regular or special meeting of the Association duly called for that purpose, or by a
vote of a majority of the Board present at a meeting of the Board duly called for that purpose.
5.5 Initial Board of Directors
The Developer shall designate the members of the initial Board. The initial Board shall serve
until the Developer transfers the management and administration of Wedgewood Lane to the Board
elected by the Members pursuant to the Bylaws after termination of the Development Period. Except as
specifically provided herein to the contrary, the initial Board shall have the right to exercise all powers
and perform all functions of the Board.
5.6 Management Agreements
The Association may enter into such agreements for the performance of any or all of the
functions of the Association with such persons or entities as the Association deems fit and proper in its
sole discretion.
ARTICLE6 MANAGEMENT OF COMMON AREAS
6.1 Control
6.1.1 The Developer shall have and hereby reserves for itself, its successors and
assigns, and for any Participating Builder, an easement for the right, during the Development Period
and any period thereafter in which Developer or a Participating Builder, respectively, is a Lot Owner,
to utilize the Common Area for its business uses and purposes, including, but not limited to, completion
of improvements thereon and other uses and purposes related to the construction, promotion and
development of Wedgewood Lane. Upon termination of the Development Period, said Developer's and
Participating Builder(s)' easement shall automatically terminate. Control and the management and
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administration of the Common Area shall vest in the Association at the end of the Development Period
subject to the Developer's and Participating Builder(s)' aforementioned rights of use.
6.1.2 The terms of this ARTICLE 6 shall not be deemed to create any right for the
Association to grant additional easements (other than those created herein) across the NGPA, streams or
wetlands within the Common Areas located on Tract A of Division 1, Tract C of Division 2, Tract B,
G and H of Division 3 and Tract A of Division 4 without the prior written approval from the City of
Renton.
6 .2 Goods and Services
The Board shall acquire and pay for as a Common Expense of the Association all goods and
services reasonably necessary or convenient for the efficient and orderly maintenance of all portions of
the Common Areas, including but not limited to the stonn drainage and detention system, open spaces,
wetlands, entry monument(s), entry and other landscaping, and Common Area irrigation system, as
required or advisable. The Association may provide such additional common maintenance which it
determines to be in the best interests of the Lot Owners.
6.3 Wetlands and Stream l\faintenance and Monitoring
Developer shall monitor and maintain the wetlands and streams within the Native Growth
Protection Areas located on Tract A of Division 1, Tract C of Division 2, Tract B, G and H of Division
3 and Tract A of Division 4 until the termination of the Development Period. The Association shall
maintain the wetlands and streams thereafter. If the Association fails to adequately maintain the
wetlands during any period in which Developer has posted a maintenance bond and Developer is
required to either maintain the wetlands itself or to pay for the maintenance, the Association shall
indemnify and hold Developer harmless from any such cost. The wetlands and stream shall be
maintained in accordance with all applicable laws, rules and regulations and the approved "Final
Wetland and Stream Monitoring and Maintenance Plan, Wedgewood Lane Divisions I, 2, 3 and 4,"
attached hereto as Exhibit C. The following is a summary of some of the requirements listed in
Exhibit C:
(a) The wetlands mitigation area shall be monitored on the following scbedule: (i)
Thirty (30) days after initial completion of the mitigation; (ii) Quarterly during the first year after
installation of the plant materials, during the months of March, June, September, and December; (iii)
During June or July of the second, third, fourth and fifth years after installation; and (iv) Final
inspection of the mitigation project, five (5) years after the mitigation plantings were installed and the
mitigation work accepted as complete. The wetland biologist will monitor the project on the foregoing
schedule and prepare written reports addressing the survivability and growth of plant materials, as well
as any recommendations for maintenance or remediation. These reports will be submitted to City of
Renton within three (3) weeks of completing each monitoring visit. The wetland biologist will prepare
a final report at the end of the five (5) year mitigation period.
(b) The mitigation areas shall be examined periodically to determine the possible
invasion of weedy pest species such as Scot's broom, reed canarygrass, English ivy, and Himalayan
blackberry, which compete with more desirable native species. These pest species shall be controlled
as they appear on the buffer enhancement area. Reed canarygrass may be periodically cut to control its
growth, and blackberry can be physically pulled out or cut down. Red alder and black cottonwood, or
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other tree seedlings which may become established shall be thinned to eight feet (8') to twelve feet (12')
centers.
(c) Irrigation will be required during the first summer and, if necessary, during the
second summer after installation. Water shall be applied as necessary depending on rainfall and soil
moisture conditions. Irrigation may be provided by installation of temporary irrigation pipes or by
water trucks.
( d) Requirements for replacement of dead plant materials shall be identified during
the monitoring inspection. Replanting as necessary shall be carried out during the dormant season.
Trash and effects of vandalism shall be removed as soon as possible after appearance in the area.
The management, maintenance and administration of the wetlands and streams described in this
Section 6.3 shall be conducted in accordance with the guidelines approved by the City of Renton in said
document titled the "Final Wetland and Stream Mitigation Monitoring and Maintenance Plan,
Wedgewood Lane Divisions 1, 2, 3, and 4," dated t"'\o,f"cA. J..1 , 2007, attached hereto as Exhibit
C and in the "Final Wetland and Stream Mitigation Plan, Wedgewood Lane Divisions 1, 2, 3, and 4,"
attached hereto as Exhibit E. The Association shall comply with all requirements in said documents,
and all expenses of such maintenance and compliance shall be a common expense.
6.4 Maintenance of Surface Water Management Facilities
The Association shall be responsible for the management, maintenance and administration of
the surface water management facilities located on the Common Areas. Such management,
maintenance and administration shall be conducted in accordance with the guidelines known as
"Maintenance Recommendations for H.0.A. Owned and Maintained Surface Water Management
Facilities for Wedgewood Lane Divisions I, 2, 3, 4 and 5", attached hereto as Exhibit D. All
expenses of such maintenance shall be a common expense.
6.5 Additional Properties
If additional properties are subjected to this Declaration pursuant to ARTICLE 3, Developer
and any Participating Builder shall have an easement as described in Section 6.1 on the Common Areas
located therein. Upon termination of the Development Period, said Developer's and Participating
Builder(s)' easement shall automatically terminate. Thereafter, the Association shall be responsible for
the management, maintenance and administration of such Common Areas. Costs of maintaining and
operating the Common Areas located in additional properties shall be a common expense.
6.6 Dedication to Governmental Entities
6.6.1 Until the termination of the Development Period, Developer reserves the right
(a) upon written approval and acceptance by the applicable state, county, municipal or other
government entity, to withdraw any undeveloped part of the Property from this Declaration and to
dedicate, transfer or convey to any state, county, municipal or other governmental entity any such part
of the Property; and (b) to transfer and convey any undeveloped part of the Property to the Association,
which shall thereafter maintain such part of the Property. The rights reserved to Developer in this
Section 6.6 shall be exercised by Developer at Developer's sole discretion.
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6.6.2 Following termination of the Development Period, the Association shall have
the authority to dedicate, sell, or transfer all or any part of the Common Area to any governmental
entity, public agency, authority, or utility for such purposes and subject to such conditions as may be
agreed to by the Lot Owners. No such dedication or transfer shall be effective unless an instrument has
been approved in writing by seventy percent (70%) of the members agreeing to such dedication, sale or
transfer and such entity, public agency, authority, or utility has agreed in writing to accept and maintain
such part of the Common Areas ..
ARTICLE7 PROPERTY RIGHTS IN THE COMMON AREA
7.1 Association Control of Common Area
The Association owns and controls the Common Area for the benefit of the Lot Owners.
Except as otherwise limited by law or prior restriction, each Lot Owner shall have a non-exclusive right
to the use and enjoyment in and to the Common Areas. Subject to the Developer's rights set forth in
Section 5.6, each Lot Owner hereby grants the Association an irrevocable right to manage and control
the Common Areas on behalf of and in the interest of the Lot Owners.
7.2 Restrictions on Use of Common Areas
Except with regard to utility easements. public trail easements and Developer's and
Participating Builder's rights during the Development Period, the Common Areas may be used only by
Members and their guests.
7 .3 Native Growth Protection Areas
Tract A of Division 1, Tract C of Division 2, Tracts B, G, H and J of Division 3 and Tract A
of Division 4 are Native Growth Protection Areas ("NGPA ") and are also Common Areas. Tract Hof
Division 3 is subject to Drainage System Installation, Maintenance and Repair Easements and Related
Covenants, recorded under King County Recording No. 20051010001070. As set forth on the Plat,
subject to and except for exercise of rights pursuant to utility, trail, access and drainage easements
depicted on the Plat, any development, alteration or disturbance within any NGPA shall be prohibited
except for purposes of habitat enhancement as part of an enhancement project which has received prior
written approval from the City of Renton and from any other agency with jurisdiction over such
activity. Granting any subsequent easement within the NGPA shall require prior written approval from
the City of Renton.
7.4 Other Restrictions
The Common Areas shall also be subject to the other restrictions, limitations and reservations
contained or provided for in this Declaration or the Bylaws.
ARTICLES COVENANT FOR ASSESSMENTS
8.1 Creation of Lien and Personal Obligation of Assessment
By acceptance of a deed or other instrument of conveyance, whether or not it shall be so
expressed in any such deed or other instrument, each Lot Owner is deemed to covenant and agree to
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pay to the Association all common expenses assessed against said Owner's Lot by the Association.
Common expenses include, but are not limited to: (a) annual assessments or charges and (b) special
assessments. Said annual and special assessments, together with interest therein and costs of collection
thereof (including reasonable attorneys' fees whether or not suit is commenced), shall be a charge en
the Lot and shall be a continuing lien upon the Lot against which each such assessment is made. Each
such assessment, together with such interest and costs of collection, shall also be the personal obligation
of the Lot Owner owning the Lot when the assessment is due. There shall be no assessment on any Lot
until after the initial transfer of the Lot to a residential owner. The personal obligation for delinquent
assessments shall not pass to the Lot Owner's successors in title unless the lien for such delinquent
assessment has been properly recorded prior to transfer of title or unless expressly assumed by the
transferee. Provided, however, that in the case of a sale of any Lot which is charged with the payment
of an assessment or assessments payable in installments, the person or entity who is the owner
immediately prior to the date of any such sale, shall be personally liable only for the amount of the
installment due prior to said sale. The new owner shall be personally liable for installments which
become due on or after said sale.
8.2 Purpose of Assessments
The annual and special assessments levied by the Association shall be used exclusively for the
purpose of promoting the health, safety and welfare of the Members thereof, their guests and invitees,
and shall be used to improve, protect, operate and maintain the Common Areas and provide for
performance of the duties of the Board. All funds collected hereunder shall be expended for the
purposes designated herein.
8 .3 Initial Assessment
At the time of the purchase of the Lot, each Lot Owner (except Developer and any Participating
Builder) shall pay the initial annual assessment. The initial annual assessment is the amount that the
Board has assessed against the Lot for the year in which the Lot is purchased, which amount shall be
prorated for any partial year. The initial annual assessment shall be collected by the escrow agent at
the closing of the purchase of the Lot.
8.4 Annual Assessments
Each year the Board shall assess each Lot Owner for an annual assessment in an amount which,
in the aggregate, is sufficient to meet the obligations of the Association. Commencing on January 1
following the termination of the Development Period and continuing each year thereafter, the annual
assessments shall not be increased by more th;m twenty-five percent (25 % ) without the approval of
seventy percent (70%) of the Members voting at a meeting duly called for such purpose.
Notwithstanding the provisions set forth above, (a) the Developer, its successors or assigns shall not be
liable for any fees or assessments assessed or due prior to the termination of the Development Period,
and (b) a Participating Builder shall not be liable for any fees or assessments except that a Participating
Builder shall be liable for assessments on any Lot upon the earlier of the termination of the
Development Period or one hundred twenty (120) days after the date that the Participating Builder has
completed construction of a residence upon such Lot and/or obtained a Certificate of Occupancy for
such Lot.
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8.5 Estimated Assessments
Within sixty (60) days prior to the beginning of each calendar year or such fiscal year as the
Board may adopt, the Board shall (a) estimate the annual assessments and special assessments for the
Lots to be paid during such year; (b) make provisions for creating, funding and maintaining reasonable
reserves for contingencies and operations, for maintenance repair, replacement and acquisition of
Common Areas and/or (c) take into account any expected income and any surplus available from the
prior year's operating fund. If the estimated cash requirement proves inadequate for any reason,
including nonpayment of any Lot Owner's assessment, a further assessment may be levied during that
fiscal year upon a majority vote of the Board.
Within thirty (30) days after the Board's adoption of any proposed regular or special budget of
the Association, the Board shall set a date for a meeting of the Lot Owners to consider ratification of
the budget. The Board shall give written notice of such meeting to all Lot Owners. Said written notice
shall include a summary of the proposed budget. The meeting date shall be not less than fourteen (14)
and not more than sixty (60) days after mailing of the notice and summary. Unless at the meeting the
Lot Owners holding a majority of the votes in the Association, in person or by proxy, reject the budget,
the budget shall be deemed ratified, whether or not a quorum is present. In the event the proposed
budget is rejected or the required notice is not given, the periodic budget last ratified by the Lot Owners·
shall be continued until such time as the Lot Owners ratify a subsequent budget proposed by the Board.
8.6 Payment By Owners
Each Lot Owner shall be obligated to pay its annual and special assessments to the Treasurer of
the Association. Annual assessments shall be paid in full on or before the annual due date established
by the Board. Special assessments shall be paid annually or in equal monthly installments or before the
first day of each month during each year or at such time and in such other reasonable manner as the
Board designates.
8. 7 Record of Assessments
The Association shall keep an accurate record of its receipt and expenditures in chronological
order. Such record shall specify and itemize the operation, maintenance, replacement and repair
expenses of the Common Area and any other expenses incurred. Records and vouchers authorizing
such payments shall be available for examination by the Lot Owners for any proper purpose at any
reasonable time.
8.8 Special Assessments
In addition to the annual assessments authorized above, the Association may levy in any fiscal
year as the Board designates, a special assessment for the purposes of defraying, in whole or in part,
the cost of any construction, reconstruction, repair, acquisition or replacement of a capital improvement
upon the Common Areas, including fixtures and personal property related thereto. No such special
assessment levied against all Lot Owners shall be in excess of Twenty-five Thousand Dollars
($25,000), except upon a majority vote of the Lot Owners in attendance at a meeting duly called for
said purposes, or in excess of One Hundred Thousand Dollars ($100,000) except upon a seventy
percent (70%) affirmative vote of the Lot Owners in attendance at a meeting duly called for said
purpose. The Board may also levy a special assessment against one (1) or more Lot Owners who are in
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violation of ARTICLE 10 or ARTICLE 11 and/or any other provisions of this Declaration. The
limitation on maximum annual assessments and special assessments shall not apply to an assessment
levied against a Lot Owner which is imposed by the Board to reimburse the Association for costs
incurred in bringing the Member or the Lot owned by the Member into compliance with the provisions
of this Declaration or the Bylaws.
8.9 Uniform Rate of Assessment
Both annual and special assessments must be fixed at a uniform rate for all Lots except for
assessments against a specific Lot Owner imposed by the Board to reimburse the Association for costs
incurred in bringing the Member or Lot into compliance with the provisions of this Declaration or the
Bylaws.
8.10 Default in Payment of Assessment-Remedies
If any assessment is not paid within thirty (30) days after it is first due and payable, such
assessment shall bear interest at the highest rate permined by law, or if no limitation is imposed by law,
at eighteen percent (18%) per annum, from the date on which it was due until paid. In the event any
annual or special assessment remains delinquent for more than thirty (30) days, the Board may, upon
fifteen ( 15) days' wrinen notice to the Lot Owner, accelerate and demand immediate payment of the
delinquent assessment, and any assessments which the Board reasonably determines will become due
during the next succeeding rwelve (12) months. If the assessments and any accrued interest is not paid
in full within fifteen (15) days of the date of the notice, the Association may bring an action against the
person or entity personally obligated to pay such assessment and/or record a lien for the amount of the
assessments plus interest and anorney fees and costs incurred or estimated to be incurred in enforcing
the lien with the county in which the Lot is located. The lien may be foreclosed in the same manner as
a real property mortgage. Suit to recover a money judgment for unpaid assessments or charges can be
maintained against the Lot Owner in conjunction with or separate from foreclosure of the lien.
8.11 Foreclosure of Assessment Lien; Attorney's Fees and Costs
The Developer or Board may initiate action to foreclose the lien of any assessment on behalf of
the Association. In any action to foreclose a lien against the Lot for nonpayment of delinquent
assessments or charges, any judgment rendered against the Lot Owner in favor of the Association shall
include a reasonable sum for anorney fees and costs and expenses reasonably incurred in preparation
for and pursuit of such action in addition to taxable costs permitted by law. The Association shall be
entitled to reimbursement for all of its attorney fees whether or not suit is filed or prosecuted to
judgment, and whether said attorney fees are incurred in negotiation, arbitration, litigation, foreclosure
or collection action, bankruptcy or appeal.
8.12 Homestead Waiver
Each Lot Owner hereby waives, to the extent of any liens created pursuant to this Declaration,
the benefit of any homestead or exemption law in effect at the time any assessment becomes delinquent
or any lien is imposed pursuant to the terms of this Declaration, and hereby waives the right to claim
such homestead or exemption prior to payment in full of all delinquent assessments.
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8.13 Curing of Default
If the Lot Owner cures the default prior to foreclosure of the lien of assessment, the Board shall
file and record a satisfaction and release of lien. The Board may assess a reasonable fee to cover the
cost of preparation and recording of said satisfaction of lien. Said amount shall be paid prior to the
filing of the satisfaction of lien. The notice of satisfaction of lien may be executed by any authorized
representative of the Board.
8.14 Continuing Liability for Assessments
No Lot Owner may exempt himself from his liability for annual or special assessments by
abandorunent of his Lot or abandorunent of the use of any Common Area.
8.15 Exempt Property
The following property is exempt from the assessments created herein: (a) all properties
dedicated to and accepted by local public authority; (b) all Common Areas; and (c) all properties the fee
title to which is retained by Developer, except that any land or improvements devoted to dwelling use
shall not be exempt from said assessment.
8.16 Rights of Board -Waiver of Lot Owners
Each Lot Owner hereby vests in and delegates to the Board or its duly authorized
representatives, the right and power to bring all actions at law, including lien foreclosures, whether
judicially or by power of sale or otherwise, against any Lot Owner for collection of the delinquent
assessments in accordance herewith. Each Lot Owner hereby expressly waives any objection to the
enforcement in accordance with this Declaration, of the obligation to pay annual and special
assessments as set forth herein.
8.17 Subordination of the Lien to Mortgages
The lien of the assessments provided for herein shall be subordinate to the lien of any first
mortgage now or hereafter placed on any Lot. Sale or transfer pursuant to a decree of foreclosure of
any Lot which is subject to such first mortgage shall extinguish the lien of such assessments as to
payments which become due prior to such sale or transfer. No such sale or transfer shall relieve such
Lot Owner from personal liability for any assessment due nor shall any Lot be relieved from paying
assessments becoming due after foreclosure of the lien thereof.
ARTICLE9 ARCHITECTURAL CONTROL AND BUILDING AND CONSTRUCTION
RESTRICTIONS
9 .1 Establishment
An Architectural Control Committee is hereby established as a special committee of the Board.
The Architectural Control Committee shall review all proposed construction for compliance with the
Architectural Controls listed in this Article. The Developer hereby reserves for itself, its successors
and assigns, the right to exercise any and all powers and controls given to the Board or its authorized
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representatives as enumerated in Section 9.2 herein until the Architectural Control Committee is
terminated. The initial Architectural Control Committee ("Committee") is comprised of:
Richard Gilroy
Patrick Gilroy
1560 -1401h A venue NE
Bellevue, Washington 98005
1560 -140"' A venue NE
Bellevue, Washington 98005
A majority of the Committee may designate a representative to act for it. In the event of death
or resignation of any member of the Committee, the remaining members shall have full authority to
designate a successor or to act alone. Neither the members of the Committee nor its designated
representative, shall be entitled to any compensation for services performed as a member of the
Committee unless authorized by a two-thirds (2/3) vote of the Board. The term of office of the above-
designated Committee shall terminate automatically upon the sale or conveyance of the last initial Lot
owned by Developer, if not sooner terminated by Developer in the same way that the Development
Period can be terminated by Developer pursuant to Section 4.1 herein. The Architectural Control
Committee may continue, even after termination of the Development Period, if the Developer elects to
terminate the Development Period before it has sold all of its Lots but does not elect to terminate the
Architectural Control Committee.
9.2 Design Review Committee
At the termination of the Development Period, the Board or a committee of the Board shall
appoint a Design Review Committee. The Design Review Committee shall consist of three (3) or more
Lot Owners. The Design Review Committee shall have all the powers and authority of the Architectural
Control Committee and any reference in this Declaration to the Architectural Control Committee shall
also refer to the Design Review Committee. The Committee must give its written approval before any
person may erect, place or alter any Building, fence or other improvement on any Lot, or landscape
any Lot. The Committee shall grant written approval upon two-thirds (2/3) affirmative vote of the
Committee.
9 .3 Submission of Plans
No structure shall be constructed or caused to be constructed on any Lot unless the plans for the
structure have been approved in writing by the Committee. At least forty-five ( 45) days prior to
commencement of construction, a Lot Owner or prospective Lot Owner shall submit one copy of
materials adequate to allow review of a proposed action for each Committee member, plus one
additional copy for the files of the Committee. Submittals must include, at minimum: (a) site plan; (b)
exterior elevations (all sides); (c) color board showing all exterior colors and materials; and (d)
landscape and exterior lighting plan. The Committee may request additional information or details.
9 .4 Approval of Plans
The Committee shall approve or disapprove of such plans within thirty (30) days of said
submittal. The Committee's decision shall be in writing. The Committee shall have the right to
approve a proposal subject to compliance with conditions established by the Committee. If the
Committee fails to approve or disapprove a plan within the thirty (30) day period, approval shall not be
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required, and this Article shall be deemed to have been fully complied with. The decisions of the
Committee are final.
9 .5 Criteria
The Architectural Control Committee shall consider the following criteria in approving or
rejecting the plans submitted to it: (a) the harmony of the external design, color and appearance of the
proposal in relationship to the surrounding neighborhood; (b) the location of the proposed Building on
the Lot in regard to slopes, soil conditions, existing trees and vegetation, roads and services, existing
buildings and adjoining lots and buildings thereon; and (c) the compliance of the proposal with the
covenants contained in this Declaration and any rules and regulations promulgated pursuant to this
Declaration.
9.6 Effect of Committee Approval
No Buildings shall be constructed or caused to be constructed on any Lot unless the Committee
has approved the plans as provided above. The Committee's approval of any plan shall not constitute
any warranty or representation by the Committee, the Board or any of their Members that such plans
were examined or approved for engineering or structural integrity or sufficiency or compliance with the
applicable governmental laws, codes, ordinances and regulations.
9.7 No Liability
The Members of the Architectural Control Committee shall have no personal liability for any
action or decision made by the Committee. By acceptance of a deed to any Lot, the Lot Owner agrees
and covenants not to maintain any action against any Member of the Architectural Control Committee
which seeks to hold that Member personally or individually liable for damages relating to or caused by
any action or decision of the Committee. Each Lot Owner hereby releases any and all claims of any
nature whatsoever against any member of the Architectural Control Committee, the Board, and the
Association, their heirs, successors and assigns related to the engineering, structural integrity,
sufficiency, compliance of any plans approved by the Committee.
9.8 Size
9.8.1 Lot Size. No Lot or portion of a Lot in this plat shall be divided and sold or
resold, or ownership changed or transferred whereby the ownership of any portion of this plat shall be
less than the area required for the use district in which the Lot is located.
9.8.2 Local Codes. All buildings or structures shall be constructed in accordance
with the City of Renton and any other applicable codes. In the event of a conflict between any
applicable codes and this Declaration, the codes shall govern.
9.9 Building and Construction
All Buildings on a Lot are subject to the following restrictions:
9.9.1 Single Family Residence. Only one (1) single-family residence ("house") may
be constructed or permitted to remain on a Lot.
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9.9.2 Exterior Finish. The exterior of all structures shall be designed, built and
maintained in such a manner to blend with the natural surroundings and existing structures within
Wedgewood Lane. Siding shall be solid wood product or approved wood by-product, stucco, stone,
faux stone, or brick. All exterior paint colors shall be consistent with surrounding structures. No
primary, reflective or fluorescent colors shall be used in any structure. Exterior trim, fences, doors,
railings, decks, eaves, gutters and the exterior finish of garages and accessory buildings, if allowed,
shall be designed, built and maintained to be compatible with the exterior of the structures they adjoin
and the structures on adjacent lots. All structures shall be completed as to exterior appearances,
including finish painting, within nine (9) months from the date construction is commenced which shall
be defined for the purposes of this paragraph as the date the foundation is poured.
9.9.3 Fences. Fences may be erected on property lines, except that fences erected
between the front of the house and the street or on corner Lots between the side of the house and the
street shall be subject to prior review and approval by the Architectural Control Committee. Nothing in
this Section 9.9.3 shall prevent the erection of a necessary retaining wall. No fence, wall, hedge or
mass planting shall at any time extend higher than six (6) feet above the ground, except for necessary
retaining walls or rockeries which conform to the City of Renton Building Codes. No wire fences shall
be used unless approved by the Architectural Control Committee. The finished side of all fences shall
face the exterior of the Lot and shall be painted or finished to match or blend with the existing
appurtenant structures.
9.9.4 Roofing. The roofing materials shall be subject to prior review and approval
by the Architectural Control.
9.9.5 Prefabricated Buildings. No prefabricated buildings or structures of any nature
whatsoever, specifically including mobile homes, permanent or temporary, shall be moved, placed,
constructed or otherwise maintained on any Lot.
9.9.6 Lighting. All area lighting shall be designed and positioned to ensure that the
light source is not visible from any other house in the development.
9.9.7 Temporary Occupancy and Temporary Buildings. No trailer, recreational
vehicle, boat, basement of any incomplete building, shed, tent, shack, garage or barn and no temporary
buildings or structures of any kind shall be used at any time for a residence, either temporary or
permanent. Temporary buildings or structures used during construction of the improvement of any Lot
shall be removed immediately after completion of construction or upon request of the Architectural
Control Committee, whichever occurs first.
9.9.8 Storage Sheds and Outside Storage. No storage, buildings or sheds, whether
prefabricated metal or any other construction whatsoever, whether permanent or temporary, shall be
moved, placed, assembled, constructed or otherwise maintained on any lot unless approved by the
Architectural Control Committee.
9.9.9 Landscaping. Landscaping of the Lot on which such house is constructed shall
be fully completed within one hundred eighty (180) days of the completion of construction of the house
on said Lot. The building area shall be kept reasonably clean during the construction period.
Landscaping shall emphasize plantings and other features which shall complement and enhance the
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native existing character of Wedgewood Lane. Each Lot Owner shall ensure that their landscaping is
maintained to provide a neat and attractive appearance.
9.9.10 Yard Art. No yard pieces or yard art, including but not limited to sculptures,
statues, and other freestanding or attached works, whether for decoration or otherwise, more than
twelve inches (12") tall or twelve inches (12") wide shall be permitted outside of the Buildings and
within view from the street without prior written approval of the Architectural Control Committee.
9.9.11 Topography. The topographic conditions of any Lot shall not be altered in any
way that would adversely affect or obstruct the approved and constructed storm drain system and
surface flows without the written consent of the Board.
9.9.12 New Construction. All Buildings shall be of new construction, except that used
brick, siding or similar decorative materials may be used.
9.9.13 Utility Service. No outdoor overhead wire or service drop for the distribution
of electric energy or for telecommunication purposes, nor any pole, tower or other structure supporting
said overhead wires shall be erected, placed or maintained on the Property.
9.10 Conduct of Construction
9.10.1 Contractor. No Building may be constructed on any Lot by other than a
contractor licensed as a general contractor under the statutes of the State of Washington without the
prior approval of the Architectural Control Committee.
9.10.2 Completion of Construction. The exterior of any Building constructed or
placed on any Lot hereunder shall be completed, including exterior finish, paint and trim, within nine
(9) months from the start of construction so as to present a finished appearance when viewed from any
point, unless completion is delayed by acts of God or labor stoppages not attributable to the fault of the
Lot Owner. All work shall be prosecuted diligently and continuously from the start of construction
until the house is fully completed and painted. No Lot Owner shall reside on any Lot except in a
residential dwelling constructed or placed thereon that shall have received a certificate of occupancy or
analogous certification from the city or county in which it is located or any successor governmental
entity with jurisdiction.
9.10.3 Commencement of Construction. Construction shall not commence until a
building permit and any other applicable permits or approvals from the appropriate public agency or
agencies are obtained. All Buildings constructed hereunder shall conform to the applicable building
code(s) then in effect. Construction of any structure or performance of any other act requiring approval
of the Committee must begin within one hundred eighty (180) days after it is approved. If such
construction or performance is not begun within such period, the approval shall lapse and be void. The
applicant must obtain further review and approval by the Committee prior to commencement or
performance. The Committee may disapprove, condition or require changes in the project upon such
further review.
9.10.4 Delay of Completion-Fine During Development Period. During the
Development Period, if improvements on any Lot are not completed so as to present a finished exterior
appearance within one (1) year after purchase from the Developer, unless completion is delayed by acts
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of God or labor stoppages not attributable to the fault of the Lot Owner, such Lot shall be assessed
Three Thousand Dollars ($3,000). Such assessment shall be payable to Developer, who may collect it
pursuant to ARTICLE 8. This assessment is intended to encourage the prompt development of
Wedgewood Lane, enhance the value of other Lots, compensate the Developer for lost sale
opportunities, and prevent the reduction in value of other Lots within Wedgewood Lane that will occur
if each Lot is not promptly developed. Developer will not review plans until such assessment is paid,
and if an assessment is outstanding, the failure of the Developer to review plans shall not be deemed
approval thereof.
ARTICLE 10 EXTERIOR MAINTENANCE
10.1 Lot Owners' Obligations
Each Lot Owner shall maintain the exterior of his Lot, including the Building, in good
condition and repair, adequately painted or otherwise finished, and in the same condition as a
reasonably prudent homeowner would maintain his own home so that the Property will reflect a high
pride of ownership. The Committee may determine when such exterior maintenance is required in
order to maintain the well kept, neat appearance of all Lots in Wedgewood Lane. Such determination
shall include, but not be limited to, the need to:
(a) Paint any Building or fence;
(b) Repair or replace items such as windows, roofs, fences, or alarm systems;
(c) Maintain and keep up trees, lawn areas and landscaping;
(d) Repair and maintain all roof drains and area storm drains; or
(e) Remove recreational vehicles, trailers or camper tops left on the Lot as
provided in ARTICLE 11 hereof.
If any Lot Owner fails to provide the initial landscaping or to maintain his Lot or the Building
or landscaping thereon to the standards set forth above, the Association, after approval by two-thirds
(2/3) vote of the Board, may notify said Lot Owner in writing of the maintenance required. If said
notice is delivered to the non-performing Lot Owner and the noted condition is not remedied after a
period of thirty (30) days, the Association, through its agents and employees, may enter upon said Lot
and provide such maintenance, and levy an assessment against the non-performing Lot Owner and his
Lot for the costs of providing said maintenance. Said assessment shall constitute a lien against the Lot
owned by the non-performing Lot Owner, and may be collected in the same manner as any other annual
or special assessment as hereinafter provided. If said assessment is not paid within thirty (30) days
after it is levied, the Association shall have all the remedies for collection as provided in ARTICLE 8
of this Declaration.
10.2 Trees
Each Lot Owner shall maintain trees located on the Owner's Lot and those trees within the
street right-of-way abutting the Owner's Lot, unless the City of Renton has adopted a maintenance
program.
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10.3 Color Approval
The Committee shall approve the color of paint to be used on any Building or fence in the same
manner outlined in Section 9.2.
10.4 Roof Approval
The Committee shall approve the type and the color of roofing materials used in the
replacement or repair of roofs in the same manner outlined in Section 9.2.
ARTICLE 11 PROPERTY USE RESTRICTIONS
11.1 Business and Commercial Use of Property
Except as set forth in this Section, no trade, craft, business, profession, commercial or
manufacturing enterprise or business or commercial activity of any kind shall be conducted or carried
on upon any Lot or within any building located within the Property. Lot Owners may conduct a home
trade or business within a Lot provided that (a) the existence or operation of the trade or business
activity within the Lot is not apparent or detectable by sight, sound or smell from the exterior of the
Lot; (b) the trade or business activity conforms to all applicable zoning requirements; (c) the trade or
business activity does not increase traffic beyond the usual residential volumes within the Property; (d)
the trade or business activity does not increase the liability or casualty insurance obligation or premium
of the Association; and (e) the trade or business activity is consistent with the residential character of
the Association and does not constitute a nuisance or hazardous or offensive use, as determined in the
sole discretion of the Board. The Board shall have final authority to determine if business conducted on
a Lot is in compliance with this Section.
11.2 Signs
No sign of any kind shall be displayed to the public view on any Lot without the prior written
approval of the Board, except (a) customary name and address signs; (b) "For Sale" or "For Rent"
signs of no more than six (6) square feet in size advertising the Lot for sale or rent, which signs must
be removed promptly after sale or lease of the residence; (c) signs required by legal proceedings (and
then the sign shall be no larger than eighteen (18) inches by twenty-four (24) inches, unless mandated
by statute or court order); (d) temporary signs for political advertising, garage sales, etc. (and then the
sign shall be no larger .than four (4) square feet and shall be in place no longer than sixty (60) days); (e)
promotional and sales signs of the Developer and/or its agents; and (f) permanent monuments (entry
signage) and Common Area identification signs.
11.3 Parking Certain Vehicles
No motor vehicles classed by manufacturer rating as exceeding one ton, recreational vehicle,
mobile home, travel trailer, tent trailer, utility trailer, camper, boat, boat trailer, detached camper,
camper shell or other similar vehicles or equipment may be parked, maintained, constructed,
reconstructed or repaired on any Lot or Common Area within the Property. Notwithstanding the
foregoing, any of the above described vehicles may be stored in a garage or behind the building line
provided said vehicles are screened from other Lots, the street, or Common Areas and said screening
device is in compliance with the rules and restrictions in this Declaration and as determined by the
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Committee and the Board. This paragraph shall not apply to cleaning, loading and short term parking
which.shall be permitted for a cumulative period not to exceed forty-eight ( 48) hours in any calendar
month.
11.4 Motor Vehicles
No automobile, motorcycle, motorbike, or other motor vehicle shall be constructed,
reconstructed, repaired or rebuilt upon any Lot or Common Area within the Property, and no
inoperable or unlicensed vehicle may be stored or parked so as to be visible from any neighboring Lot,
Common Area or street; provided, however, that this Section 11.4 shall not apply to (a) emergency
vehicle repairs which require less than twenty-four (24) hours to complete, and (b) vehicles parked in
garages which are not visible from any Lot, Common Area, or the street.
11.5 Nuisances; Hazardous Activities; Lighting
No noxious or offensive activities shall be carried on, in or upon any Lot, nor shall anything be
done therein which may be or become an annoyance or nuisance to other Lot Owners. No odors or
loud noises shall be permitted to arise or emit from any Lot or Common Area so as to render any such
property or portion thereof, or activity thereon, unsanitary, unsightly, offensive or detrimental to any
other property in the vicinity thereof or to the occupants of such property. No other nuisance or unsafe
or hazardous activity shall be permitted to exist or operate upon any Lot so as to be offensive or
detrimental to any other Lot or to its Owner or occupants. No firearms shall be discharged within the
Property and no explosives of any kind shall be discharged or stored upon any of the Lots or permitted
within the Property. No open fires shall be lighted or permitted on the Lots, except in a contained
outdoor fireplace or barbecue unit while attended. Decorative holiday lighting shall be removed no
later than thirty (30) days after the date of the holiday.
11.6 Animals
A Lot Owner may keep dogs, cats and other conventional, indoor household pets subject to
rules and regulations adopted by the Association. No animal may be kept, bred or maintained for any
commercial purpose. No animal shall be kept in number or under conditions reasonably objectionable
in a closely built-up residential community. All animals must be kept solely as domestic pets. Other
animals may be kept on Lots only upon written approval of the Association. The Association shall have
the right to exclude any animal from the Property even though it allows other animals to remain. When
not confined to the Owner's Lot, pets within the Property shall be leashed and accompanied by a person
responsible for cleaning up any animal waste. No animal shall be allowed to make an unreasonable
amount of noise or become a nuisance, as determined by the Board, at its sole discretion.
11.7 Trash Disposal
Neither trash, debris nor rubbish of any kind shall be dumped, allowed to accumulate or
maintained on any Lot or Common Area. All garbage and other waste shall be kept in appropriate
sanitary containers located in appropriate areas and concealed from view from the street and from
adjoining Lots. Yard waste, such as rocks, lawn and shrubbery clippings, dirt and other material
resulting from landscaping work, shall not be dumped into public streets or ditches or on any of the
Common Areas. The individual Lot Owner shall be solely responsible to remove and dispose of all
such materials. Should any Lot Owner fail to comply with this covenant within ten (10) days following
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the date on which notice is mailed to him by the Association informing him of such violation, then the
Association may have said materials removed and charge the expense of removal to said Lot Owner,
which shall be collectible as a special assessment. No outside incinerators are allowed on any Lot.
11.8 Unsightly Conditions
No Lot Owner shall permit any unsightly condition to exist on his Lot. Unsightly conditions
shall include, without limitation, litter, trash, junk or other debris; inappropriate, broken, damaged or
ugly furniture or plants; non-decorative gear, equipment, cans, bottles, ladders, trash barrels and other
such items; and air conditioning units or other projections placed on the exterior walls of any Building.
The Committee, in its sole discretion, may grant a written waiver of this Section, upon written
application by a Lot Owner as provided in this Declaration.
11.9 Antenna
An antenna, satellite dish or other device for the transmission or reception of television or radio
(including ham radio) signals, or any other similar device may be located, used or maintained outdoors
on any lot only if such device is screened from view from other Lots and the street. However, the
Committee shall approve installation of any such device one (1) meter or less in diameter without such
screening if the Lot Owner desiring to install such device demonstrates to the Committee that such
screening would unreasonably delay or prevent installation, maintenance, or use of such device,
unreasonably increase the cost of installation, maintenance or use of such device, or preclude reception
of an acceptable quality signal. The Committee shall review and grant an exception for such device on
a case-by-case basis upon written request by such Lot Owner desiring an exception.
11.10 Storage
No storage under decks or overhangs or anywhere else on any Lot which is visible from any
point outside the Lot shall be permitted.
11.11 Machinery and Equipment
No machinery or equipment of any kind shall be placed, operated or maintained upon or
adjacent to any Lot except such machinery or equipment as is usual and customary in connection with
the construction (during residential construction only) of a Building, appurtenant structure or
improvement on a Lot, and machinery and equipment customarily used in the maintenance of
landscaping.
11.12 Oil Drilling, Etc.
No oil drilling, oil development operations, oil refining, quarrying or mining operations of any
kind shall be permitted upon or in any Lot, nor shall oil wells, tanks, tunnels, mineral excavations, or
shafts be permitted upon or in any Lot. No derrick or other structure designed for use in boring for oil
or natural gas shall be erected, maintained, or permitted upon any Lot
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11.13 Development Activities Exempted
Nothing in this Declaration shall prevent Developer, its successors and assigns, and
Participating Builders and their respective contractors and employees from performing, developing and
marketing the Property, including erecting and maintaining such structures and signs and conducting
such business as Developer deems necessary in order to accomplish such purpose. As used in this
Section, "successors and assigns" specifically shall not include purchasers of Lots improved with
completed residences.
11.14 Violations
The Board, Developer, Lot Owner or their authorized representative shall give written notice of
a violation of the restrictions of this Declaration to the Lot Owner or occupant, who shall have ten (10)
days from the date of receipt of said written notice to take whatever actions are necessary to remedy
said violation. If the Lot Owner or occupant fails to comply within said ten (10) day period, the Board,
Developer, Lot Owner or their authorized representative may take whatever actions are necessary to
bring the Lot Owner into compliance with these restrictions, including but not limited levying
reasonable fines after notice and an opportunity to be heard. The Lot Owner in violation shall be
responsible for paying all costs associated with enforcing these restrictions (including attorney fees) and
the Association may collect such amounts as provided in ARTICLE 8. Said Lot Owners hereby grant
to the Association an express easement for the purpose of enforcing these restrictions.
ARTICLE 12 EASEMENTS
12.1 Easements
The following nonexclusive, perpetual, appurtenant easements and those shown on the Map are
hereby reserved for the benefit of and created, granted and conveyed to the Lot Owners, the
Association or other parties as identified below:
12.1.1 Utility Easements. Utility easements are granted to utility entities as shown on
the Map. The utility entities shall use the easements in such manner as to minimize inconvenience to
the Lot Owners, damage to the roadway and existing structures and interference with other utilities.
Said utility entities shall, at their own expense, repair any damage and restore the Property to as good a
condition as existed prior to the performance of said work by said utility companies. Each Lot Owner
agrees not to place locks on structures enclosing utility meters or to in any manner interfere with utility
representatives' access to said meters at all times
12.1.2 Private Easements. As set forth on the Map, private easements for access,
utilities, drainage and/or water are granted to certain Lots. A summary of said easements is set forth
on the Easement Tables attached hereto as Exhibit B. The summary shows the Benefited Property and
Burdened Property for each easement. Said easements shall be non-exclusive, perpetual and
appurtenant and shall run with the land and bind the heirs, successors and assigns of the Lot Owners of
both the Benefited Property and the Burdened Property. The Lot Owners of the Benefited Property
shall maintain, repair and replace the facilities within the easement area (as described on the Map) and
shall pay all costs thereof. If there is more than one Lot benefited by the same easement, then the Lot
Owners of all of the Lots benefited thereby shall share said costs equally. The Lot Owner(s) of the
benefited Lot(s) shall restore the landscaping and other improvements within the easement area to their
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condition immediately prior to such maintenance, repairs or replacement. Except for access easements,
prior to entering the easement area, the Lot Owner of the Benefited Property shall give the Lot
Owner(s) of the Burdened Property reasonable advance notice, unless immediate entry is necessary due
to emergent damage or threat to the Benefited and/or Burdened Property. So long as the Lot Owner of
the Burdened Property does not interfere with the purpose of the easement or applicable City of Renton
critical areas regulations, said Lot Owner shall have the exclusive right to make any and all decisions
regarding the use, landscaping, paving and/or other improvements within the easement area, and shall
pay all costs associated therewith. The Lot Owner of the Benefited Property shall hold the Lot Owner
of the Burdened Property harmless from any and all claims, losses, damages and causes of action
arising from or related to the use of the easement area by the Lot Owner of the Benefited Property.
12.1.3 Landscape, Fence and Entrv Monument Easement. The Lot Owners of Lot 31
of Division 2, Lots 17, 18, 24 and 25 of Division 3 and Lots 1 and 2 of Division 4 hereby grant,
convey and transfer to the Association a non-exclusive, perpetual easement over and across that portion
of said Lots shown on the Map for the purpose of constructing, using, maintaining, repairing and
reconstructing an entry monument or sign and a fence and for installing, maintaining and replacing
landscaping. Said easements shall be Common Areas. The Association shall maintain, repair and
restore any improvements and/or landscaping that it constructs or installs within the easement area.
The cost of such construction, use, maintenance, repair, reconstruction and/or installation shall be paid
by the Association as a common expense. These easements shall run with the land and shall bind the
heirs, successors and assigns of the Owners of said Lots and the successors and assigns of the
Association.
12.2 Maintenance of and Restrictions on Easement Areas
The Association, its employees, agents and contractors, shall have a perpetual, nonexclusive
easement over, under and across the Property with a right of immediate entry and continued access for
the construction, improvement, maintenance and repair of the sanitary sewer system, storm water
drainage system, detention pond, water system, roads, open spaces, common landscaping, natural
growth protected areas, wetlands and all other Common Areas for which the Association is responsible.
No structure, planting or other material shall be placed or permitted to remain under, on or in any
easement which shall interfere with the use of the easement or which may damage or interfere with the
installation and maintenance of the roadway, sewer or utilities, or which may damage, interfere with or
change the direction or flow of drainage facilities within easements for installation and maintenance of
roadway, utilities, sewer and drainage facilities.
ARTICLE 13 GENERAL PROTECTIVE COVENANTS
13 .1 Partition
No part of the Property shall be partitioned, nor shall any Lot Owner or any person acquiring
any interest in the Property or any part thereof seek judicial partition, except in accordance with the
express provisions of this Declaration.
13.2 Subdivision or Combination
No Lot or any part of the Property shall be divided or combined except on approval of seventy
percent (70 % ) of the Members attending a meeting of the Association duly called for that purpose.
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Upon such approval, the Association shall file an amendment to this Declaration as may be necessary to
describe fully such combined or subdivided Lot or Lots or Property with the King County Recorder.
13.3 Leases
Any lease agreement between the Lot Owner and a lessee shall be in writing. Such lease
agreement shall provide that the terms of the lease shall be subject in all respects to the provisions of
this Declaration and the Bylaws, and that any failure by the lessee to comply with such terms shall be a
default under the lease. If a lease agreement fails to so provide, the lessee shall still be subject in all
respects to the provisions of this Declaration and the Bylaws by virtue of their being of record.
13.4 Mortgagee Protection
The following provisions shall apply to and benefit each holder of a mortgage or beneficiary of
a deed of trust given for the purpose of obtaining funds for the construction or purchase of a Building
on any Lot or the improvement of any Lot ("Mortgagee" herein), notwithstanding and prevailing over
any other provisions of this Declaration, the Bylaws, or any rules, regulations or management
agreements:
13. 4.1 Before Possession. Prior to the time a Mortgagee is entitled to possession of a
Lot, Mortgagee shall not be personally liable for the payment of any assessment or charge, or for the
observance or performance of any covenant, restriction, regulation, rule, Bylaw or management
agreement, except for those matters which are enforceable by injunctive or other equitable relief, not
requiring the payment of money, as hereinafter provided.
13.4.2 During Foreclosure. During the pendency of any proceeding to foreclose said
mortgage or deed of trust, the Mortgagee may exercise any or all of the rights and privileges of the Lot
Owner of the mortgaged Lot, including, but not limited to, the right to vote as a Member of the
Association to the exclusion of the Lot Owner's exercise of such rights and privileges.
13.4.3 During Possession. At such time as said Mortgagee shall become entitled to
possession of the Lot, the Mortgagee shall be subject to all of the terms and conditions of this
Declaration and the Bylaws, including, but not limited to, the obligation to pay for all assessments and
charges accruing thereafter, in the same manner as the Lot Owner; provided, however, the Mortgagee
shall acquire the title to said Lot free and clear of any lien authorized by or arising out of any
provisions of this Declaration which secures the payment of any assessment for charges accrued prior to
the date said Mortgagee became entitled to possession of the Lot.
13.4.4 Unpaid Assessments. If it is deemed necessary by the Association, any unpaid
assessment against a Building foreclosed against may be treated as a common expense of the other Lots.
Any such unpaid assessments shall continue to exist as a personal obligation of the defaulting Lot
Owner of the respective Lot.
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ARTICLE 14 INSURANCE
14.1 Liability and Hazard Insurance
The Association shall obtain insurance policies as the Board deems appropriate and in the best
interest of the Members. All such insurance coverage shall be written in the names of each of the
Members. The Developer shall bear the costs of insurance obtained by the Developer prior to
conveyance of the Common Area.
14.2 Building Insurance
Every Lot Owner, at his own expense, shall insure his own Building against loss or damage by
fire or other casualty in an amount equal to the full replacement value thereof. Every Lot Owner shall
secure liability insurance covering his Lot.
14.3 Common Area Repair and Replacement
If the property covered by the insurance specified in Section 14.1 is damaged or destroyed, the
Association shall (to the extent permitted by any persons or entities to whom the damaged property is
pledged as collateral), upon receipt of the insurance proceeds, contract to rebuild or repair such
property to as good a condition as it was in when the loss occurred. The Association may contract with
any licensed contractor for reconstruction or rebuilding of such property. During the Development
Period, the Developer may elect to rebuild the damaged or destroyed portions of the property to the
extent it receives insurance proceeds to cover said repair or reconstruction.
14.4 Building Repair and Replacement
The Lot Owner of any Building damaged or destroyed by fire or other casualty shall, upon
receipt of the insurance proceeds, contract to repair or rebuild the damaged or destroyed portions of the
Building in a good workmanlike manner in conformance with the original plans and specifications of
said Building. The plans and specifications for said Building may be modified and said Building may
be reconstructed in accordance with said modified plans and specifications if the Lot Owner secured
approval in conformance with Section 9.2. If the Lot Owner refuses or fails to commence such repair
or rebuilding within thirty (30) days after such damage or destruction, the Association is hereby
authorized by such Lot Owner to repair and rebuild any such Building in a good workmanlike manner
in conformance with the original plans and specifications. The Lot Owner shall then repay the
Association the amount acmally expended for such repairs. The Association shall have a lien against
the Lot for such amount and the rights to collect said lien as provided in ARTICLE 8.
ARTICLE 15 ENFORCEMENT
15.1 Rules and Regulations
The Board is hereby authorized and empowered to adopt the rules and regulations governing
the use of the Property and the personal conduct of the Members and their guests thereon, and to
impose fines and other penalties for the infraction of any covenant set forth in this Declaration, the
Bylaws or said rules and regulations. The Board shall notify all Lot Owners in writing within thirty
(30) days of the adoption of said rules and regulations.
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15.2 Enforcement
The Board may enforce all restrictions, conditions, covenants, reservations, liens and charges
now or hereafter imposed by the provisions of this Declaration, the Articles, the Bylaws and any rules
and regulations promulgated by the Board by any proceeding at law or in equity. During the
Development Period, the Developer may exercise this enforcement power on behalf of the Association.
The City of Renton may enforce any restrictions, conditions, covenants, reservations, liens or charges
for maintenance of the Common Areas and common facilities.
15.3 Remedies
The remedies provided herein for collection of any assessment, fine, charge or claim against
any Member, for and on behalf of the Association or Developer, are in addition to, and not in limitation
of, any other remedies provided by law.
15.4 Waiver
The failure of the Association, the Developer, any Lot Owner or any of their duly authorized
agents to insist in any one or more instances upon the strict performance of or compliance with this
Declaration, the Bylaws, or rules and regulations of the Association or to exercise any right or option
contained therein, or to serve notice or to institute any action or summary proceedings, shall not be
construed as a waiver or relinquishment of such right for the future, such enforcement right shall
continue and remain in full force and effect. No waiver of any provision of this Declaration, the
Bylaws, or rules or regulations of the Association shall be deemed to have been made, either expressly
or impliedly, unless such waiver shall be in writing and signed pursuant to a resolution of the Board.
The receipt by the Association of payment of any assessment with knowledge of any breach of any
covenant hereof shall not be deemed a waiver of such breach.
15.5 Costs and Attorney Fees
If any authorized person or entity (including Developer and the City of Renton) employs an
attorney to enforce any provision of this Declaration, the Bylaws, Articles or rules and regulations
adopted by the Association, the prevailing party in such action shall be entitled to the award of
reasonable attorneys' fees and costs incurred in said action whether such fees and costs are incurred in
negotiation, mediation, arbitration, litigation, appeal, bankruptcy or pre-or post-judgment collection.
ARTICLE 16 AMENDMENT OF DECLARATION
16.1 Developer's Reserved Rights
The Developer reserves the right and, on behalf of all Lot Owners, is hereby authorized to
execute and to have recorded any amendments to this Declaration it deems necessary prior to the
termination of the Development Period. All Lot Owners hereby grant to the Developer a full and
complete power of attorney to take those actions and agree that said amendments shall be binding upon
their respective Lots and them and their assigns to the same extent as if they had personally executed
said amendments. All Lot Owners hereby acknowledge and agree that the power of attorney granted
herein shall be deemed coupled with an interest and shall be irrevocable.
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16.2 Amendment by Members
After termination of the Development Period, this Declaration may be amended upon approval
by a vote of seventy percent (70%) of the Members in attendance at a meeting duly called for said
purpose. Votes shall be cast by written ballot either in person or by proxy at a meeting duly called for
such purpose at which a quorum is present. The notice of said meeting shall include a copy of the
proposed amendment. Members may also vote by executing a document in writing consenting to said
amendment, which written consent may be submitted either prior to or within thirty (30) days following
the date of said meeting. After such approval, the President and Secretary of the Association, for and
on behalf of the Lot Owners, shall execute and record said amendment.
16.3 Amendments Affecting Maintenance or Operation of Common Areas
Notwithstanding the foregoing, no amendment to alter the obligation of the Developer or the
Association to the City of Renton for maintenance of the drainage facility, recreational facility,
sensitive area tract, commonly owned landscaping or commonly owned trees, or to maintain and pay
for maintenance or operation of the Common Areas shall be effective without the written consent of the
City of Renton or its successor-in-interest.
16.4 Power of Attorney
All Lot Owners hereby grant to the Association ( or Developer during Development Period) a
full and complete power of attorney to take any and all actions necessary to effectuate and record any
amendment and agree that said amendment when authorized and recorded as provided in this Article
shall be binding upon their property and them and their respective legal representatives, heirs,
successors and assigns to the same extent as if they had personally executed said amendment. All Lot
Owners hereby acknowledge and agree that the power of attorney herein granted shall be deemed
coupled with an interest and shall be irrevocable.
ARTICLE 17 LIMITATION OF LIABILITY; INDEMN1FICATI0N
17 .1 Limitation of Liability
No person who serves as a member of the Board (including the initial Board) or as an officer of
the Association (including Developer) shall be personally liable to the Association or any Lot Owner or
any other party for conduct as a member of the Board and shall be protected to the fullest extent
permitted by law. If Washington State Law is amended after adoption of this Declaration, then the
liability of each Board Member and officer of the Association shall be limited to the full extent
permitted by the Washington State Law, as so amended. No repeal or modification of this Section 17. I
shall adversely affect any right or protection of a Board Member existing at the time of such repeal or
modification.
17 .2 Indemnification
The Association shall indemnify and hold all persons who serve as a member of the Board or
the initial Board or as a Board Member and officer of the Association (including Developer, to the
extent Developer acts in any such capacity), harmless to the full extent permitted by Washington State
Law as it now exists or as it is amended hereafter. This indemnification shall continue as to a person
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Declaration of Protective Covenants
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who has ceased to be a Board Member and/or officer and shall inure to the benefit of that person's
heirs, personal representatives, or assigns. The Association may, upon written request, advance
expenses incurred by the Board Members and/or officers entitled to this indemnification. If a claim for
indemnification or advance of expenses is not paid within sixty (60) days after a written claim has been
received by the Association, the claimant may sue the Association to recover any unpaid amount. If
successful, the claimant shall be entitled to reasonable costs and attorneys' fees.
In addition, the Association shall have the power to indemnify an officer who is not a Board
Member, as well as employees and agents of the Association who are not Board Members (including
the Developer), to the full extent permitted by Washington State Law as it now exists or is amended
hereafter. Whether an officer, agent or employee who is not a Board Member should be indemnified
and the amount of indemnification to be provided shall be determined by general or specific action of
the Board of Directors.
The Association shall have the power to purchase and maintain insurance on behalf of any
person who is or was a Board Member, officer, employee, or agent of the Association against any
liability asserted against him and incurred by him in such capacity or arising out of his status as such,
whether or not the Association would have the power to indemnify him against such liability under the
provisions of Washington State Law.
The Association shall indemnify, defend and hold any Board Member or officer harmless for
any obligation of the Association which the Board Member or officer personally guaranteed, so long as
that Association obligation has been authorized and/or ratified by the Board of Directors as provided for
in the Bylaws.
If any provision of this Section 17.2 is in violation of the Washington State Law in effect at the
time of the request for indemnification, then that provision shall be automatically
modified to provide the broadest indemnification available under the existing Washington State Law.
The rights to indemnification, limitation of liability, and to the advancement of expenses
conferred in Sections 17. I and 17 .2 shall not be exclusive of any other right which any person may
have or hereafter acquire under any statute, the Association's Articles oflncorporation, Bylaws,
agreement, or vote of Members, disinterested Board Members or otherwise.
ARTICLE 18 GENERAL PROVISIONS
18.1 Term
The provisions of this Declaration shall run with and bind the land, and shall inure to the
benefit of and be enforceable by the Lot Owners, their respective legal representatives, heirs,
successors and assigns for a term of thirty (30) years from the date this Declaration is recorded, after
which time said provisions shall be automatically extended for successive periods of five (5) years,
unless within one hundred eighty (180) days of the end of such period, ninety percent (90%) of the Lot
Owners vote not to extend them.
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18.2 Subordination
A breach of any of the provisions contained herein or any reentry by reason of such breach
shall not defeat or render invalid the lien of any mortgage or deed of trust made in good faith and for
value as to said premises or any part thereof; but said provisions shall be binding upon and effective
against any Lot Owner of said premises whose title thereto is acquired by foreclosure, trustee's sale or
otherwise.
18.3 Notice
Any notice required by this Declaration, Bylaws, or the rules and regulations adopted by the
Association shall be deemed properly given if mailed by ordinary mail to the last address furnished to
the Developer or the Association. If no mailing address has been provided, such notice shall be
addressed to the address of the Lot. Such notices shall be deemed received three (3) days after it has
been deposited in the U.S. mail.
18.4 Examination of Records
Any Lot Owner may examine the books and records of the Association on reasonable advance
notice during working hours at the offices of the Association at Lot Owner's own expense. At least
annually, the Board shall prepare, or cause to be prepared, a financial statement of the Association.
The Board may, at its sole discretion, obtain an audit of all books and records pertaining to the
Association at such intervals as the Board shall determine, and copies shall be furnished to the Lot
Owners. Such audit obtained by the Board shall be a common expense.
18.S Severability
Invalidation of any provision of this Declaration by judgment or court order shall in no way
affect any other provisions, which shall remain in full force and effect.
18.6 Gender
This Declaration is to be read and understood with all appropriate changes of a number and
gender as required by the context.
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18. 7 Headings
The captions in this Declaration are for convenience only and do not in any manner affect,
limit, or amplify the provisions hereof.
IN WITNESS WHEREOF, Developer has hereunto set its hand and seal the day and year first
above written.
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DEVEWPER:
WEDGEWOOD AT RENTON, INC.
By: ~df:~r~,~
Its:.~-'l.f'---',:........i/c._;>;c,i~e:::,,,"'--'---• ~~~~~~~~~
KBS DEVELOPMENT CORPORATION
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Declaration of Protective Covenants
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STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
THIS IS TO CERTIFY that on this _21;/1
itay of ~/L. , 2007, before me, a Notary
Public in and for the State of Washington, duly commissioned and sworn, came (;p_/k..j) F f/).L;lJrI*...
personally known or having presented satisfactory evidence to be the //1c..,;; ~<%,,.CV;7,Jr of
Wedgewood at Renton, Inc., a Washington corporation, the corporation that executed the foregoing
instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said
corporation for the uses and purposes therein mentioned, and on oath stated that he/she is authorized to
execute the said instrument.
Prin ame:
Notary Public in
State of Washington, residing at
cJ;{;?fXO.e Wit: 9fi'VdJ
Expiration Date: I ['f-CJ/ -/c)
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
THIS IS TO CERTIFY that on thisd'ctay of Jft'eJC , 2007, before me, a Notary
Public in and for the State of Washington, duly' commissioned and sworn, came pc, 1.11J B-~,
personally known or having presented satisfactory evidence to be the f/:~61.i:i,..)r of
KBS Development Corporation, a Washington corporation, the corporation that executed the foregoing
instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said
corporation for the uses and purposes therein mentioned, and on oath stated that he/she is authorized to
execute the said instrument.
WITNESS MY HAND and official seal the day
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N0fury Public
State of Washington, resi t
~e:: 1 c..utt= C/8126'
Expiration Date: 7 / / -0 I -t' o
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PIVlSIDN !;
EXHIBIT A
LEGAL DESCRIPTION
LOT 2 Of CITY OF RENTON SHORT PLAT NO. LUA-03-052-SHPL, ENTITtED: BINDER SHORT PLAT, ACCORDING TO
PLAT RECORDED JULY 21, 2004 UNDER RECORDING NO. 20040721900001, IN KING COUNTY, WASHINGTON.
PIYlSIQN ·2·
PARCEL "A"
PARCEL A OF CITY Of RENTON IWDGEWOOO LANE LOT LINE ADJUSTMENT LUA-05-108--llA AS RECORDED UNDER
RECORDING NO. 20051222900001, IN KING COUNTY, WASHINGTON.
PARCEL "e"
lliE SOUTH HALF Of THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 10, TO\'t111SHIP 23 NORTH, RANGE 5 EAST OF Tl-E V,,LLAMETTE MERllliAN, IN
KING COUNTY, WASHINGTON,
EXCEPT THE WEST 170 FEET THEREOF.
PARCEL "C"
THE SOUTH 30 FEET Of WEST 170 FEET OF THE NORTH HALF Of THE NORTHEAST QUARTER Of THE NORTHWEST
QUARTER OF THE SOUTHEAST QUARTER.
EXCEPT THE WEST JO FEET CONVEYED TO KING COUNTY FOR AMELIA SCHEWE ROAD EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 3081014.
PARCEL "o"
THE NORTH 165 FEET OF THE SOUlli 330 FEET OF THE NORTHEAST QUARTER Of THE NORTHWEST QUARTER Of
THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILLAMETTE MERIDIAN, IN
KING COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET CONVEYED TO KING COUNTY FOR At.lEUA SCHEWE ROAD EXTENSION BY DEED
RECORDED UNDER RECORDING NO. 3081014.
PARCEL "E"
THE WEST 170 FEET OF THE NORTH HALF Of THE NORTHEAST QUARTER OF THE I\ORTHWEST QUARTER OF THE
SOUlHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF Tl-E WILLAMETTE MERIDIAN, IN
KING COUNTY, WASHINGTON;
EXCEPT THE NORTH 82.75 FEET;
ALSO EXCEPT THE SOUTH 141.00 FEET;
ANO EXCEPT THE WEST 30 FEET CON'IEVED TO KING COUNTY FOR AMELIA SCHEWE ROAD EXlENSION BY OEEO
RECORDED UNDER RECORIJlNG NO. 3081014.
PARCEL "f"
THE SOUTH 1-41.00 FEET Of lHE WEST 170 FEET OF THE NORTH HALF OF THE NlNTHEAST QUARTER Of THE
NORTHWEST QUARlER Of lliE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE
'MLLAMETTE MERIIJlAN, IN KING COUNTY, WASHINGTON;
EXCEPT THE WEST 30 FEET CONVEYED TO KING COUNTY FOR AMELIA SCHEWE ROAD EXTENSION BY DEED
RECORDED UNDER RECORIJlNG NO. 308101-4;
AND EXCEPT THE SOUTH 30.00 FEET THEREOF.
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Dl11SION 3:
PARCEL "A"
THE WEST HALF OF THE SOUTH 10 ACRES OF ll-lE NORTH 50 ACRES OF 111[ EAS-HAIF OF THE NORTHEAST
QUARTER Of SECllON 10, TOWNSHIP 23 NORTH, RANGE 5 EAST Of lHE 'MLLAMErt MERIDIAN, IN K1NG COUNTY,
WASHINGTON.
PARCEL "A-1"
AN EASEMENT FOR INGRESS AND EGRESS OvER THE S0U1H 30 FEET OF 11-IE SOU"'li 10 ACRES OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNS!i1P 23 NORTH, RANGE 5 EAST OF THE
'MLLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON;
EXCEPT 1HE EAST 30 FEET lHEREOF:
AND EXCEPT ANY PORTION THEREOF L'r1NG WITHIN THE ABOVE DESCRIBED PARCEL "A".
PARCEL "B"
PARCEL B OF aTY OF RENTON WEDGEWOOD LANE LOT LINE AD.lJSTMENT LUA-05-106-LLA AS RECORDED UNDER
RECORDING NO. 20051222900001, IN KING COUNTY, WASHINGTON.
DtYJS!ON 4·
THE NORTH 15 FEET OF THE WEST HALF OF THE NORTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF lHE NORTHEAST QUARTER; EXCEPT THE WEST 30 FEET THEREOF
FOR ROAD;
AND THE NORTH 315 FEET OF THE EAST HALF OF THE NORTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF THE NORTI--IEAST QUARTER;
ALL IN SECTION 10, TOV!NSHIP 23 NORTI--1, RANGE 5 EAST, W.M., IN KING COUNTY,
WASHINGTON.
PIYJSION 5:
THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTI--IWEST
QUARTER OF THE NORTHEAST QUARTER OF SECTIOO 1 0, TOV!NSHIP 23 NORlH, RANGE 5
EAST, W.M., IN KING COUNTY, WASHINGTON.
EXCEPT THE WEST 30 FEET THEREOF AS CONVEYED TO KING COUNTY FOR ROAD
PURPOSES BY DEED RECORDED UNDER RECORDING NO. 3261892.
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Declaration of Protective Covenants
for Wedgewood Lane
EXHIBITB
EASEMENT TABLES
Divisions 1, 2 and 3
Easement
Burdened Property Benefited Property Purpose of Note No.
(see Note a) Lot(s) ' '
2 I : --------·-14 :
3 4 :
4 8 '
'
5 11, 12, 13 :
16 6 ~-
12, 13 :
8 5,6
9 11 ' '
10 13, 14
11 4 ' ' 14 11 ' '
15 18
16 15
17 3 :
18 5,6 ' '
19 8,9 :
20 11, 12, 13 :
21 15 ' ' ' 22 19, 20 ;
'
23 22, 23, 24 ' ' '
24 26, 28, 29 ' '
25 31, Tract B :
'
26 32,33 ' '
27 35
28 38 ' '
29 38
30 40,41 :
' 31 44, 45 :
32 2 '
'
33 13 :
34 28
35 12 :
36 26
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Division(s)
I
3
I
1
1
I
3
I
I
I
1
I
I
1
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
Lot(s) :
1, 2
14 '
4,5,6, 7 :
8, 9
10, 11, 12, 13 ' '
16, 17 ' '
12, 13 ' '
5,6, 7
10, 11 ' ' ' 13, 14, 15
4, 5, 6, 7 :
10 ' '
13, 14, 15
14, 15 : -----~-~---:--9, 10, 11, 13
2,3 ' '
4,5,6
7,8,9 ' '
10, 11, 12, 13 :
14, 15 :
' 19, 20, 21 ' '
22, 23, 24, 25 ' '
26, 27, 28, 29 :
30,31 '
'
32, 33, 37 ' '
34, 35 ' '
36 ' ' 38, 39 :
40, 41, 42 ' ' ' 43, 44, 45 ' '
1 '
11, 12 :
26,27
11 :
27 ' '
Page 34
Easement
Division(s)
1
3
1
I
I
I
3
1
I
I
I
I
I
I
3
2
2
2
I
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
Drainage
Drainage
Drainage
Draina11Ce
Drainage
Access & Utilities
Access & Utilities
Access & Utilities
Access & Utilities
Water
Water
Drainage
Draina11Ce
Drainage
Draina11Ce
Drainage
Draina11Ce
Draina11:e
Drainage
Drainage
Drainage
Drainage
Drainage
Drainage
Drainage
Drainage
Drainage
Sewer
Water
Water
Access & Utilities
Access & Utilities
Declaration of Protective Covenants
for Wedgewood Lane
Easement Burdened Property Benefited Property Purpose of
Note No. Easement (see Note a) Lot(s) Division(s) Lot(s) ; Division(s)
41 Tract A 2 1 ' 2 Drainage
43 5, 6, 7 3 4, 5, 6, 7, 8 ' 3 Drainage :
44 9, 10 3 8, 9, 10, 11 3 Drainage
45 16 ' 3 15, 16, 17 3 Drainage '
46 21,22 ' 3 21, 22, 23, 24 ' 3 Drainage ' '
47 23, 24 ' 3 22, 23, 24 3 Drainage '
48 25 : 3 25, 26 ' 3 Drainage '
49 21, 28, 29 3 27, 28 3 Drainage
31, 32, 33, 34, ' 30, 31, 32, 33, ' 50 ' 3 ' 3 Drainage ' 35, Tract G ' ' ' ~ ~-f-·
34, 35
52 18, 19, 20, 22, 3 18, 19, 20, 22, 3 Access 23,24 23, 24
Divisions 4 and 5
Easement Burdened Property Benefited Property Purpose of
Note No. Easement (see Note b) Lot(s) Division Lots(s) ' Division ' '
2 9, 10 : 4 8,9 : 4 Drainage
5 2, 4, 5, 7 4 2,3,4, 5,6, 7 4 Access & Utilities
7 5 ' 4 6 '
4 Sewer
8 11, 12, 13 5 10, 11, 12, 13 5 Drainage
9 7, 8, 9, 10 : 5 6, 7, 8, 9 '
' 5 Drainage
10 3,4,5,6 ' 5 2, 3, 4, 5 5 Drainage
11 2,3 5 1 : 5 Drainage
Notes:
a. The Easement Note No. is the Easement Note No. shown on Sheet 2 of 11 of the Divisions 1, 2
and 3 Map.
b. The Easement Note No. is the Easement Note No. shown on Sheet 2 of 5 of the Divisions 4 and 5
Map.
c. The easements referred to in Easement Note Nos. 2, 6 and 16 of Divisions 1, 2 & 3 Map create
easements that benefit and/or burden easements in more than one Division of the Property.
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Declaration of Protective Covenants
for Wedgewood Lane
EXHIBITC
FINAL WETLAND AND STREAM MONITORING AND MAINTENANCE PLAN,
WEDGEWOOD LANE DIVISIONS 1, 2, 3 AND 4
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Declaration of Protective Covenants
for Wedgewood Lane
FINAL WETLAND AND STREAM MONITORING AND
MAINTENANCE PLAN
WEDGEWOOD LANE DIVISIONS 1, 2, 3, AND 4
Project No. 40401
Prepared for:
Landtrust, Inc.
1520 -1401h Avenue NE Suite 200
Bellevue, Wa. 98005
Attention: Mr. Patrick Gilroy
Prepared By:
AlderNW
518 North 59th Street
Seattle, Wa. 98103
206-783-1036 email AlderNW@comcast.net
March 27, 2007
FINAL WEDGEWOOD LANE DIVISIONS 1, 2, 3, AND 4 WETLAND AND STREAM
MITIGATION MONITORING AND MAINTENANCE PLAN
GENERAL SITE CONDITIONS
The Wedgewood Lane Project is located on the east side of east side of Hoquiam Avenue between NE 10th Street
and NE 121 st Street. It includes several parcels being combined to create Wedgewood Lane Divisions 1, 2, 3, and
4. The property is situated within a transitional neighborhood where existing residences on large lots are being
replaced with single-family residential subdivisions. Adjacent properties on the west side of Hoquiam Avenue NE
are occupied by existing residential subdivisions. The property to the east. is currently undeveloped although
applications are in process to King County to develop it as a residential subdivision.
Topographically, the property generally slopes gently down from Hoquiam Avenue along the west side of the
property toward the wetland along the east side. Slopes on the east side of the project are somewhat steeper.
This property is within the May Creek drainage sub-basin of the Cedar River Basin. Drainage from the property
flows eastward to Honey Creek which flows from south to north through the larger Wetland D along the east side
of the project area. Honey Creek is tributary to May Creek, approximately 2 miles northwest of the property. The
City of Renton Water Class Map identifies the stream section starting north of NE 10th Street as a Class 4 water.
The steam is not shown on the Water Class Map as extending south of SE 116th St. The stream section adjacent to
the Wedgewood Lane project has been designated as a Class 4 water requiring a 35ft buffer.
WETLAND AREAS
The Wetland Evaluation Report for Wedgewood Lane Divisions 1, 2, 3, and 4 dated November 20, 2006, describes
the identified the wetland areas on the four divisions. As described in that report there are four separately
identified wetlands within the project boundaries. Two of these, Wetlands A and B, are small isolated areas with
areas of 1,998sq.ft and 5,887sq.ft respectively. Wetlands C within Division 3, is continuous with Wetland F on
Division 4. It occupies an area of approximately J,690sq.ft on Division 3 and approximately 7,255sq.ft. on
Division 4.
Seasonal Stream Corridor
There is a seasonal stream which originates as the roadside ditch in Hoquiam Avenue. It enters the project area in
Division 4. It flows across Division 4 and through Wetlands F and C. From Wetland Con Division 3, it flows
approximately 450 feet across Division 3 within a poorly defined channel before entering Wetland D-2, an
extension of the larger Wetland D. Himalayan blackberry (Rubus discolor) is the predominant vegetation growing
over the channel where it crosses Wedgewood Lane Division 3.
This drainage course, where it crosses Division 3 meets the criteria for designation as a City of Renton Class 4
water, because it is intermittent and does not include salmonid habitat. The standard buffer assigned for Class 4
water is 3 5 ft.
PROPOSED DEVELOPMENT-WETLAND/STREAM IMP ACTS
It is proposed to develop the property for construction of a residential development in four divisions, as shown on
project maps by Core Design, Inc., and on the Wetland and Stream Mitigation and Monitoring Plan (Sheets I to 7).
The Wetland and Stream Mitigation and Monitoring Plan is designed to mitigate for wetland and buffer impacts.
Storm Water Treatment Facilities
Storm water run-off from the developed area will be treated in two separate storm water treatment facilities being
constructed on the east side of the project within proposed Division 3. Construction of the pond berms involves
temporary disturbance to the outer limits of the wetland buffer. The extent of the work for construction of the
storm-water treatment ponds is illustrated on grading plans prepared by CORE Design.
The affected buffer areas are included in the Mitigation Planting plans for the project.
Roof and footing drains from residential building lots adjacent to Wetland D are being discharged by way of level
spreaders within the wetland buffer at 16 locations. Areas affected by this construction are included in the
Mitigation Planting Plans. Outfalls from the two storm water treatment facilities are similarly included in the
Mitigation Planting Plans.
Sanitary Sewer Construction
Sanitary sewer service for the project will be provided by installation of a lift station along SE I 16th Street at the
north end of the project. This pump station will direct flows to existing sanitary sewer lines. Construction of the
pipeline to connect with the pump station includes a connection to a residential development to be constructed on
the east side of the larger off-site wetland. The pipe line crosses the smaller section of Wetland D, designated as
Wetland D-3.
The new pipeline will also cross a portion of Wetland D-2 buffer area north of the southern storm water treatment
pond.
The wetland and buffer areas affected by the sanitary sewer line construction are included in the Mitigation
Planting Plan.
Road Construction
Construction of the road system serving the Wedgewood Lane project impacts the wetland or stream and buffers
on the property at four locations.
Construction of the access road from SE 116th Street into Division 3 will require a crossing of the seasonal stream.
Mitigation for the stream crossing is being provided by enhancing the vegetative cover along the stream.
Continuation of the roadway to the south toward the south will fill Wetland A. Wetland A is a small isolated
wetland of less than 2,500sq.ft As a small isolated wetland of less than 2,500 it is exempt from wetland regulation
under Renton City Sensitive Area regulations.
Grading for construction of Jericho Place NE at the south end of Division 3 involves some fill placement over the
outer margin of the buffer for the roadway berm. This affected buffer area will be restored with plantings of native
trees and shrubs,
Construction of the Access road to Division 2 from Hoquiam Avenue will require unavoidable impact to Wetland
B. The location of the entrance road is defined by the location of SE 121st Street. Because of the requirement to
match new roads with existing intersections there is no alternative location for the roadway to enter the project.
The City of Renton requires that "The overall goal of any compensatory project shall be no net loss of wetland
function and acreage and to strive for a net resource gain in wetlands over present conditions. The concept of "no
net loss" means to create, restore and/or enhance a wetland so that there is no reduction to total wetland acreage
and/or function."
Mitigation for filling Wetland B in Division 2 is being provided by creating approximately 6,lOOsq.ft of new
wetland and enhancement of approximately 8,124sq.ft of the existing wetland within Division 3.
Wetland Mitigation Concept.
Mitigation for the impact to Wetland Bin Division 2 will be earned out within Division 3. For construction of the
roadway, 5,887sq.ft of the wetland habitat area will be impacted. Mitigation for the impact to the wetland will be
provided by creation of a minimum of approximately 6, 1 OOsq.ft. of new wetland and enhancement of
approximately of 8, l 24sq.ft of existing wetland within Division 3.
Wetland Mitigation by Wetland Creation
There are two areas identified to provide for wetland creation to satisfy the mitigation requirement. The southern
of these two areas is adjacent to the large wetland along the east side of the property. This area is currently
occupied by dense Himalayan blackberry. A portion of the area is occupied by pasture grasses.
The second of the two areas is located between the two westward extensions of the large wetland. This area is
primarily vegetated in Himalayan blackberry with some scattered black cottonwood trees.
Wetland Creation over both of these areas will be accomplished by shallow excavation to allow overflow from the
wetland into the wetland creation area. The combined mitigation area is approximately 6,lOOsq.ft.
These two areas identified for wetland creation will provide the required 1: 1 replacement ratio as required. In
accordance with the City of Renton Wetland regulations additional mitigation in the form of wetland enhancement
is also being provided.
Wetland Mitigation by Wetland Enhancement
There are two wetland areas where it will be feasible to provide mitigation by enhancement of the existing
wetland. These include approximately 2,700sq.ft of the existing wetland C, and approximately 3,lOOsq.ft of the
existing wetland at the lower end of the seasonal stream. Approximately 8,124sq.ft of wetland will be enhanced on
these two locations.
Wetland Chas been impacted by its use as horse pasture. Enhancement of the area will involve planting the area
with native trees and shrubs, and a maintenance program over the minimum five year monitoring period to control
the growth of invasive species.
The wetland at the lower end of the seasonal stream is currently occupied by Himalayan blackberry. Enhancement
of this existing wetland will be carried out by removing and then controlling the growth of Himalayan blackberry
and other invasive species. Plantings of native trees and shrubs will be made on the area to accelerate the
establishment of a native habitat.
The mitigation work to enhance the wetland area will also include the surrounding buffer areas.
Stream Mitigation
Mitigation to compensate for the impact to the seasonal stream for construction of Jericho Place NE will be
provided by enhancing the vegetative cover along the stream corridor. Mitigation work will involve removal and
control of the Himalayan blackberry along the stream corridor and replanting with native trees and shrubs. This
work will be carried out in conjunction with the work in the adjacent wetlands and will be similar to the wetland
enhancement.
GOALS AND OBJECTIVES
Wetland Mitigation (Enhancement and Creation}
With implementation of the proposed mitigation design concept, the wetland functions impacted by Wetland B in
Division 2 will be replaced by creation of 6,1 OOsq.ft of new wetland and by enhancing approximately 8, l 24sq.ft of
existing disturbed wetland area. The areas included are somewhat larger than the minimum requirements.
The general goal of the mitigation plan is to create a wetland habitat area which has comparable or greater function
as is found in the existing wetland and stream to be impacted. This goal will be accomplished by replacing the
area to be filled with new wetland, and by enhancing portions of the existing wetland and buffer. With completion
of the mitigation design plan the total wetland area on the project will be expanded.
The wetland mitigation design involves four general objectives:
I. Establish new scrub-shrub wetland habitat which mimics native plant communities on a
minimum of 5,887sq.ft. of created wetland area, having a minimum of four wetland shrub
species and two wetland tree species. (Area shown on mitigation plan drawings is
somewhat greater than the minimum required.)
2. Control the growth of invasive plants, including Himalayan blackberry and Scot's broom
on the areas included in the mitigation plan.
3. Enhance existing wetland area occupied by emergent habitat to establish 8,124sq.ft of
scrub-shrub habitat with a minimum of four native shrub species and three native tree
species.
4. Enhance existing steam and wetland buffer area. Enhancement involves control of non
native weedy species and establishment of native shrub growth on the buffer. Trees are
included in the planting plan so that a forest component will be established over time.
Wetland Hydrology/Water Regime
The areas designated for the wetland creation and enhancement will be hydrologically supported by natural
drainage patterns. In addition, the proposed grading for wetland creation will intercept the shallow perched water
table which is present across the site to create wetland hydrological conditions.
The grading plan for the new wetland area is designed to match the elevations in the adjacent wetland with the
intent of allowing surface and subsurface water to spill into the newly created wetland area.
The hydrological objective of the mitigation design is to maintain saturated soils to within 12 inches of the surface
within the wetland creation area at least until May I of each year.
Stream and Wetland Buffer Enhancement
The general goal to be achieved on the Stream and Wetland Buffer enhancement areas is to remove and control the
growth of the Himalayan blackberry present on the areas and to establish native trees and shrubs on the designated
buffer areas.
This mitigation by buffer enhancement has two general objectives:
I. Enhance Existing stream and wetland buffer area. Enhancement involves control of non-
native weedy species and establishment of native shrub growth on the buffer. Trees will
be included in the planting plan so that a forest component will be established over time.
The enhanced buffer areas will have a minimum of four native shrub species and three
native tree species.
2. Control the growth of non-native invasive species including Himalayan blackberry and
Scotch broom (Cytisus scoparius) among others included in the Department of Ecology
listing of invasive species.
Buffer Restoration Area.
The general goal for the plantings on the buffer restoration areas is to accelerate the establishment of native shrubs
and trees on the affected buffer areas.
The buffer restoration design has two general objectives:
1. Restore the affected buffer areas to support native scrub-shrub habitat with a minimum of 4 shrub species
and three native tree species.
2. Limit the growth of non-native species including Himalayan blackberry and Scotch broom among other
species included on the Department of Ecology listing on invasive species.
WETLAND MITIGATION MONITORING
Standards of Success
A determination of the success in achieving the buffer/wetland mitigation goals and objectives will be based on the
following standards:
I. A minimum SO-percent average native vegetative cover of trees and shrubs throughout the mitigation
areas at the end of the minimum five year monitoring period. Plant species composition shall meet the
intent of the mitigation goals.
2. A minimum of 80-percent survival of planted trees and shrubs at the end of each of the minimum five
years of the monitoring period. This survival rate is established as a goal and may be adjusted where
natural regeneration and growth has resulted in minimum plant cover, as defined in Item I. Weedy and
invasive species, such as reed canarygrass and Himalayan blackberry, will not be considered suitable
substitutes for the planted species.
3. Less than twenty percent cover by invasive weedy species at the end of each growing season during the
five year monitoring period.
4. Saturated soils to the surface throughout the limits of the wetland creation areas at least until May 1,
measured consecutively, for each year during the monitoring period.
5. Creation and maintenance of a minimum of 5,887sq.ft of scrub-shrub wetland combined between the
two areas designated as wetland creation. The wetland creation area shall have a minimum of three
native scrub-shrub species within the wetland creation area.
6. A water table within 12 inches of the surface through May I of each monitoring year.
Sampling Methods
Vegetative cover will be sampled by measurements along SO-foot long permanently established transects. Data to
be collected on these transects include surviving plant numbers and aerial coverage by species. These transects
will be located to provide adequate sampling of the different vegetation zones in the mitigation area. A minimum
of five transects will be established to sample the buffer and wetland mitigation areas. Permanent stakes will
identify the end points of each transect.
In addition to the sample transects, permanent photo points will be established from which the mitigation area can
be photographed. These photos will provide a pictorial record of the development of the area over time and will be
used to supplement the quantitative sample transects.
Water levels within the created wetlands will be monitored using shallow monitoring wells installed within the two
wetland creation areas. A minimum of two monitoring wells will be installed in each creation area.
Monitoring Schedule
The project biologist shall provide construction inspection services during implementation of the mitigation plan to
ensure that mitigation design objectives are being met. It is important that wetland biologist provide observation
and consultation services when work is underway within mitigation areas. This is to assure that enhancement
design is being appropriately interpreted and to be available to provide consultation and make adjustments in the
event changed conditions are encountered and to identify the specific limits of work.
An initial report describing the as-built conditions will be prepared for submittal to City of Renton when
construction work has been completed. This report will be prepared upon completion of the plantings for the
project and will identify the work completed and document the baseline conditions for defining the success of the
project in subsequent monitoring reports.
Following completion of the project the mitigation areas will be monitored on the following schedule.
I.
2.
4.
5.
As-built monitoring to be completed within 30 days after completion. Mitigation grading and
plant materials have been installed.
Quarterly during the first year after installation of the plant materials and during June or July of
the second, third, fourth and fifth years after installation.
Final inspection of the mitigation project, five years after the mitigation plantings were installed
and the mitigation work accepted as complete.
Hydrologic monitoring of the mitigation areas will be done five times (approximately 14 day
intervals) between March 1 and May 1 during the each of the five years of the monitoring period.
The first hydrologic monitoring shall be completed by March 1, 2007.
The wetland biologist will monitor the project on the above schedule and prepare written reports addressing the
survivability and growth of plant materials, as well as any recommendations for maintenance or remediation.
These reports will be submitted to City of Renton within three weeks of completing each monitoring visit. The
wetland biologist will prepare a final report at the end of the minimum five year monitoring period to be submitted
within thirty days of completing the final mitigation inspection. This final report will address the success of the
project in meeting the project objectives.
First Year Quarterly Monitoring
Quarterly monitoring during the year following completion of the planting is intended to assure that the plant
materials are surviving and the installation has been successful. Monitoring inspections completed during the first
year are primarily intended to provide qualitative reports identifying maintenance requirements and to identify any
possible remediation measures required to assure that the plant materials have been adequately installed and that
other elements of the mitigation plan are in place as intended.
First Year Quarterly Monitoring Standards of Success
As-built Report December All work is to have been completed and plant materials installed in accordance with the
Mitigation Plan. As-built plan will identify any deviations from the plan where required by conditions
encountered.
First Quarter Standards
I. Minimum 80 percent survival of planted trees and shrubs.
2. Less than twenty percent cover by invasive weedy species.
The monitoring report will identify maintenance requirements and any adjustments which may be recommended to
assure that the mitigation work is performing satisfactorily to meet the project objectives. The monitoring will
include fencing, signage, presence of trash and debris and any other conditions which may require maintenance or
adjustments. Work to meet the standards shall be completed prior to scheduled monitoring visit in June, 2007.
2•• Quarter Standards
1. Verify that maintenance recommendations identified in the first quarterly report have been completed
as necessary.
2. Less than twenty percent cover by invasive weedy species.
3. Review irrigation requirements for the project and confirm that irrigation will be available as required.
The monitoring report will identify maintenance requirements and any adjustments which may be recommended to
assure that the mitigation work is performing satisfactorily to meet the project objectives. The monitoring will
include fencing, signage, presence of trash and debris and any other conditions which may require maintenance or
adjustments. Work to meet the standards shall be completed and verified prior to scheduled monitoring visit in
September, 2007.
3 ,a Quarter Standards
I. Verify that maintenance recommendations identified in 2"d quarter report have been completed as
necessary.
2. Less than twenty percent cover by invasive weedy species.
The monitoring report will identify maintenance requirements and any adjustments which may be recommended to
assure that the mitigation work is performing satisfactorily to meet the project objectives. The monitoring will
include fencing, signage, presence of trash and debris and any other conditions which may require maintenance or
adjustments. Work to meet the standards shall be completed and verified prior to scheduled monitoring visit in
December, 2007.
4th Quarter Standards
I. Minimum 80% percent survival of planted trees and shrubs.
2. Less than twenty percent cover by invasive weedy species.
3. Verify that maintenance recommendations identified in 3'• quarter report have been completed as
necessary.
The monitoring report will identify maintenance requirements and any adjustments which may be recommended to
assure that the mitigation work is performing satisfactorily to meet the project objectives. The monitoring will
include fencing, signage, presence of trash and debris and any other conditions which may require maintenance or
adjustments.
Care and Maintenance
The mitigation areas shall be examined periodically to determine the possible invasion of weedy pest species such
as Scot's broom, reed canarygrass, English ivy, and Himalayan blackberry, which compete with more desirable
native species. These pest species shall be controlled as they appear on the buffer enhancement area. Reed
canarygrass can be periodically cut to control its growth, and blackberry can be physically pulled out or cut down.
Red alder and black cottonwood, or other tree seedlings which may become established shall be thinned to 8 ft. to
12 ft. centers.
Irrigation will be required during the first summer and possibly during the second summer after installation. Water
shall be applied as necessary depending on rainfall and soil moisture conditions. Irrigation may be provided by
installation of temporary irrigation pipes or by water trucks.
Requirements for replacement of dead plant materials shall be identified during the monitoring inspection.
Replanting as necessary will be carried out during the dormant season. Trash and effects of vandalism shall be
removed as soon as possible after appearance in the area.
PLANT SCHEDULE
SYMBOL SCIENTIFIC NAME COMMON NAME SIZE QUANTITY
Ce Thuja plicata Western Red Cedar 4' 190
BLM Acer macrophyllum Big leaf maple 3'-4' 29
Df Pseudotsuga menziesii Douglas fir 3'-4' 64
He Tsuga heterophylla W cstern hemlock 3'-4' 33
Willow Salix sitchensis willows cuttings 770
Osier Cornus stolonifera Red osier dogwood cuttings 1360
Snow Symphoricarpos alba snowberry 2 gal 900
rose Rosa nootkana Nootka rose 2 gal 820
Ap Pyrusfusca Crab apple 2'-4' 19
Nb Physocarpus capitatus Nine bark 2'-4' 57
Prose Rosa pisocarpa Pea-fruited rose 2 gal 160
Hn Cory/us cornuta Hazelnut 2'-4' 61
salal Gaultheria shal/on salal 2 gal 330
Cu Ribes sanguineum Red flowering currant 3gal 21
Sb Amelanchier alnifolia Serviceberry 2'-4' 51
Po Populus tremuloides aspen 2'-4' 80
Willow and red osier dogwood cuttings shall be minimum 3ft in length and minimum 1/2" diameter.
Cuttings shall be planted with minimum 12" in contact with soil. Rooted cuttings shall be used for planting made
during summer months.
LWD (Large Woody Debris)
Place minimum of 8 pieces of L WD in wetland at approximate locations noted. L WD can include mix of stumps
having minimum trunk diameter of 12", and logs with minimum diameter 12' and minimum length 1 O'. Pieces for
use shall be approved by wetland biologist prior to placement.
Plant materials shall be placed in approximate locations shown on planting plan. Trees shall be placed at average
spacing of 12ft O.C. Shrubs shall be placed at average spacing of 5ft on center. Where groupings of shrubs are
shown on planting plan, shrubs shall be planted in groups with internal spacing of2ft to 3ft.
CONSTRUCTION NOTES
1. Prior to beginning any work, a pre-construction meeting will be held for review of procedures, project
scheduling and availability of plant materials. Representatives of City of Renton, project owner,
participating general and landscape contractors, and AlderNW shall be invited to attend this meeting.
2. Prior to beginning site work, Temporary Erosion Control fencing shall be installed to identify the limits of
clearing along the east side of the proposed building. See plans prepared by CORE Design for fencing
details.
3. Finish grades in wetland mitigation area shall be reviewed in the field before beginning work and may be
adjusted as necessary to match existing elevations.
4. Project biologist shall identify and mark the mitigation areas prior to beginning work on the mitigation and
buffer areas. The boundary may be adjusted to preserve existing features.
5. It is important to the success of the project in meeting the mitigation objectives that the project biologist
provide observation services during work on the mitigation areas. The wetland biologist will be available
to make design adjustments depending on conditions encountered during construction. Upon completion
of the work a report will be prepared documenting the as-built conditions.
6. Contractor shall be responsible to provide sound, healthy, vigorous plants without defects. Contractor will
provide irrigation for new plant materials as necessary and shall warrant survivability of plants for one
year after acceptance of planting. Wetland biologist shall have opportunity to examine and approve plant
materials prior to installation.
7. Plantings of nursery stock may be made depending on availability from suppliers. The preferred planting
time is during the winter dormant season, November through March. Contractor should contact suppliers
to verify availability of plant materials for the anticipated planting season
8. All planting and seeding activities shall conform to normal landscape industry standards.
9. All installed plants should be clearly marked and identified to simplify subsequent monitoring.
10. Plant substitutions may be possible with approval of wetland biologist and City of Renton. Any
substitutions will be native to the Puget Sound region.
11. Non-native weedy species including Scot's broom, Himalayan blackberry, and reed canarygrass shall be
cut within the wetland and buffer area at time of construction work. Control measures should also be
provided during the five year monitoring period to control growth of Himalayan blackberry and other non
native weedy species. Project biologist will identify plants to be cut and will identify and mark plants to
be preserved within mitigation area.
Mitigation Installation Schedule
Grading work for much of the project has been completed, including grading work along the stream corridor and
for the wetland mitigation area adjacent to the seasonal stream corridor. AlderNW was present periodically during
work within the mitigation areas.
AlderNW shall be notified when this grading work is scheduled to be completed to be present to assist in
interpreting the intent of the mitigation grading design.
EXHIBITD
MAINTENANCE RECOMMENDATION FOR H.O.A. OWNED AND
MAINTAINED SURFACE WATER MANAGEMENT FACILITIES
FOR WEDGEWOOD LANE DIVISIONS I, 2, 3, 4 AND 5
W:\ WPD0CS\903 l3\002\1Jnb6550.doc
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Page 37
Declaration of Protective Covenants
for Wedgewood Lane
MAINTENANCE RECOMMENDATIONS FOR H.O.A.
OWNED AND MAINTAINED SURFACE WATER
MANAGEMENT FACILITIES
Prepared by:
Project Manager:
Core Project No.:
Date:
FOR
WEDGEWOOD LANE
DIVISIONS 1, 2, 3, 4 AND 5
RENTON, WASHINGTON
Core Design, Inc.
14711 N.E. 29th Place, Suite #101
Bellevue, \VA 98007
( 425) 885-7877
Edgar T. Jones, P.E.
01045
November, 2006
Contents
Section I -Introduction ............................................................................................................................... 3
Section II-Maintenance Recommendations for Ponds and Associated Facilities
A. Type II Catch Basin (also referred to as Manhole or Control Manhole) .................................................. 4
B. Flow Restrictor ........................................................................................................................................ 6
C. Debris Barrier ...................................... . . ............................................................................................ 8
D. Energy Dissipater . . . . . . . . . . . . . . . . . . . . . . . .. . .. . . . . . . .. . . . . . . ........................................................................................... 8
E. Pipe ......................................................................................................................................................... 10
F. Access Road ............................................................................................................................................ I 0
G. Other-Specific to FC Ponds ............. . . .............................................................................................. 12
H. Other-Specific to Wet Ponds ................................................................................................................. 14
Section III -Maintenance Recommendations for Individual Lot Stormwater Management
Facilities
A. Basic Dispersion Trench ........................................................................................................................ I 7
B. Permeable Pavement (Wedgewood Lane -Div. 5 only) ....................................................................... 17
Appendix A: Disposal of Trash Debris and Sediment ............................................................................ 20
Appendix B: Facility Sketches
Figure B-1-Typical Basic Dispersion Trench ....................................................................................... 22
Figure B-2 -Typical II Catch Basin ........................................................................................................ 23
Figure B-3 -Typical Flow Restrictor (T-section) ................................................................................... 24
Figure B-4 -Typical Detention Pond ...................................................................................................... 25
Figure B-5 -Typical Wetpond ................................................................................................................ 26
Appendix C: Maintenance Checklist ......................................................................................................... 28
2
Section I -Introduction
This report has been prepared to serve as a guide in the maintenance efforts· needed for the
privately owned stormwater management facilities located within the plat of Wedgewood Lane,
Divisions I, 2, 3, 4 and 5. The recommendations contained in this manual should be considered
the minimum necessary under normal operating conditions. Additional inspections and
maintenance may be necessary after significant storm events. The information contained herein
was taken from the 2005 King County Surface Water Design Manual. Although this plat is located
in the City of Renton, the City utilizes the King County manual for stormwater facility design
requirements. Additional information about the design and maintenance of these facilities can be
found in that manual, which is available for review at the offices of the King County Dept. of
Development and Environmental Services, the City of Renton and some local library branches.
The website for King County Government also may be a good resource to obtain the latest
maintenance recommendations as they evolve in the future.
3
Section II -Maintenance Recommendations for Ponds
and Associated Facilities
I! Type II Catch Basin (also referred to as Manhole or Control Strnctnre) (See Figure B-2 in Appendix)
Definition: A round concrete underground basin ( 4'-8' in diameter; 6' deep or deeper); may contain a
Flow Restrictor Oil Pollution (FROP) control device or a T-section with a specifically sized
orifice( s) to control release rates or a spill control device. These basins are also required when larger
diameter culverts are used.
Defect Number & Defect:
A-1 General-Trash & Debris (Including Sediment): Trash, debris and sediment covering the
catch basin grate or is blocking any portion of inlet to basin.
Maintenance Necessary to Bring to Standard: Remove trash, debris and sediment so that
none is located immediately in front of catch basin inlet. Refer to the disposal guidelines
in Appendix A for instructions on disposal of trash, debris and sediment.
A-2 General-Trash & Debris (Including Sediment): Trash, debris and sediment (in the
basin) that exceeds one-third the depth from the bottom of the basin to invert of the lowest
pipe into or out of the basin. This is the most common maintenance requirement.
Maintenance Necessary to Bring to Standard: Remove all trash, debris and sediment from
the catch basin. Refer to the disposal guidelines in Appendix A for instructions on
disposal of trash, debris and sediment.
A-3 General-Trash & Debris (Including Sediment): Trash, debris and sediment in any inlet
or outlet pipe blocking more than one-third of its height.
Maintenance Necessary to Bring to Standard: Remove all trash, debris and sedim.ent from
inlet and outlet pipes. Refer to the disposal guidelines in Appendix A for instructions on
disposal of trash, debris and sediment.
A-4 Structural-Structural Damage to Frame and/or Top Slab: Top slab has holes larger
than 2 square inches or cracks wider than 1/4 inch (intent is to make sure all material is
running into the basin).
Maintenance Necessary to Bring to Standard: Repair top slab so that it is free of holes and
cracks.
A-5 Structural-Frame Not Sitting Flush on Top Slab, i.e., separation of more than 3/4 inch
of the frame from the top slab.
Maintenance Necessary to Bring to Standard: Repair so that frame is sitting flush on top
slab.
4
A-6 Structural-Cracks in Basin Walls/Bottom: Cracks wider than 1/2 inch and longer than 3
feet, any evidence of soil particles or water entering catch basin through cracks, or
maintenance person judges that structure is unsound.
Maintenance Necessary to Bring to Standard: Replace or repair basin to design standards.
A-7 Structural-Cracks in Pipe Joints: Cracks wider than 1/2 inch and longer than I foot at the
joint of any inlet/outlet pipe or any evidence of soil particles or water entering catch
basin through cracks.
Maintenance Necessary to Bring to Standard: Replace or repair basin to design standards.
A-8 Structural-Settlement/Misalignment: Basin has settled more than I inch or has rotated
more than 2 inches out of alignment.
Maintenance Necessary to Bring to Standard: Replace or repair basin to design standards.
A-9 General-Pollution: Presence of any chemical pollutants or flammable materials.
Maintenance Necessary to Bring to Standard: Remove contaminants so that none are
present. Contact the Waste Characterization program at 206-296-4633 to determine how
to dispose of pollutants and flammable material. Also, contact Water and Land Resources
at 206-296-1900 for a water quality site consultation to eliminate the source of the
pollution.
A-10 Catch Basin Cover-Not in Place: Cover is missing or only partially in place. Any open
catch basin requires maintenance.
Maintenance Necessary to Bring to Standard: Repair or replace catch basin cover so that
it is closed.
A-11 Metal Grates-Safety Hazard: Grate with opening wider than 7 /8 inch.
Maintenance Necessary to Bring to Standard: Repair grate openings so that they meet
design standards.
A-12 Metal Grates-Trash & Debris: Trash and debris that is blocking grate surface.
Maintenance Necessary to Bring to Standard: Remove all trash and debris from grate.
Refer to the disposal guidelines in Appendix A for instructions on disposal of trash, debris
and sediment.
A-13 Metal Grates-Damaged or Missing: Grate is missing or has broken members.
Maintenance Necessary to Bring to Standard: Repair or replace grate so that it is in place
and meets design standards.
5
A-14 Ladder-Rungs Unsafe: Maintenance person judges that ladder is unsafe due to missing
rungs, misalignment, rust, or cracks.
Maintenance Necessary to Bring to Standard: Repair ladder so that it meets design
standards and allows maintenance person safe access.
m Flow Restrictor (See Figure B-3 in Appendix)
Definition: A facility such as a Flow Restrictor Oil Pollution (FROP) control device with a
specifically sized orifice(s) to control release rates or a spill control device. Usually located in a
Type II Catch Basin/Control Manhole with a vertical culvert at the outlet ("T") with additional
elbow orifice inlets (secondary orifice).
Defect Number & Defect:
B-1 General-Trash & Debris (Includes Sediment): Distance between debris buildup and
bottom of orifice plate is less that 1-1/2 feet (18 inches). Similar to B-2.
Maintenance Necessary to Bring to Standard: Remove all trash and debris. Refer to
the disposal guidelines in Appendix A for instructions on disposal of trash, debris
and sediment.
B-2 General-Structural Damage: Structure is not securely attached to manhole wall (outlet
pipe structure should support at least 1,000 pounds ofup or down pressure); and/or structure
is not in upright position (allow up to 10% from plumb). (Structure is usually secured with
banding material.)
Maintenance Necessary to Bring to Standard: Repair structure to be securely attached to
wall so that outlet pipe supports at least 1,000 pounds of up or down pressure; and
ensure outlet pipe is in correct position.
B-3 General-Structural Damage: Connections to outlet pipe are not watertight and show signs
of rust or deteriorated grout.
Maintenance Necessary to Bring to Standard: Repair connections to outlet pipe so
that they are watertight; repair or replace structure so that it works as designed.
B-4 General-Structural Damage: Any holes-other than designed holes-in the structure.
Maintenance Necessary to Bring to Standard: Repair holes so that structure has no holes
other than designed holes.
B-5 Cleanout Gate-Damaged or Missing: Cleanout gate is not watertight or is missing.
Maintenance Necessary to Bring to Standard: Repair or replace gate so that it is
watertight and works as designed.
6
B-6 Cleanout Gate-Will Not Open or Opens with Difficulty: Gate cannot be moved up
and down by one person.
Maintenance Necessary to Bring to Standard: Repair gate so that it moves up and down
easily and is watertight.
B-7 Cleanout Gate-Damaged or Missing Chain or Rod: Chain or rod leading to gate
is missing or damaged (must be accessible from street level).
Maintenance Necessary to Bring to Standard: Repair or replace chain or rod so that it is
in place and works as designed.
B-8 Cleanout Gate-Rusted: Gate is rusted over 50% of its surface area.
Maintenance Necessary to Bring to Standard: Repair or replace gate to meet design
standards.
B-9 Orifice Plate (Including Secondary Orifices)-Damaged or Missing: Control device
is not working properly due to missing, out of place, or bent orifice plate; or secondary
orifice elbows have become loosened from structure.
Maintenance Necessary to Bring to Standard: Repair or replace orifice plate so that it is
in place and works as designed.
B-10 Orifice Plate (Including Secondary Orifices)-Trash and Debris: Any trash, debris,
sediment, or vegetation blocking the plate.
Maintenance Necessary to Bring to Standard: Remove all obstructions so that orifice
plate works as designed. Refer to the disposal guidelines in Appendix A for instructions
on disposal of trash, debris and sediment.
B-11 Secondary · Orifices (Elbow Restrictors)-Integrity: Secondary orifice 1s securely
attached and properly functioning
Maintenance Necessary to Bring to Standard: Repair secondary orifice to be properly
functioning.
B-12 Overflow Pipe-Obstructions: Any trash or debris blocking (or having the potential of
blocking) the overflow pipe. (Overflow pipe is at the top of FROP, "I-section" device or
spill control device.)
Maintenance Necessary to Bring to Standard: Remove trash and debris so that the
overflow pipe is free of all obstructions and works as designed. Refer to the disposal
guidelines in Appendix A for instructions on disposal of trash, debris and sediment.
7
tiJ Debris Barrier
Definition: Metal trash rack usually located over the entrance to a pipe or culvert. A debris barrier
may also be a conical structure constructed of metal bars and/or rods place over a Type II Catch
Basin.
Defect Number & Defect:
C-1 General-Trash & Debris: Trash or debris that is plugging of the openings in the barrier.
Maintenance Necessary to Bring to Standard: Remove trash or debris so that barrier is
clear to receive capacity flow. Refer to the disposal guidelines in Appendix A for
instructions on disposal of trash, debris and sediment.
C-2 General-Damaged/Bars: Bars are bent out of shape more than 3 inches.
Maintenance Necessary to Bring to Standard: Repair or replace bars so that they are in
place with no bends more than 3/4 inch.
C-3 General-Missing Bars: Bars are missing, or entire barrier is missing.
Maintenance Necessary to Bring to Standard: Repair or replace bars according to design
standards.
C-4 General-Bars are loose and rust is causing 50% deterioration to any part of barrier.
Maintenance Necessary to Bring to Standard: Repair or replace barrier according to
design standards.
[E Energy Dissipater and Dispersion Trench
Definition: A rock pad constructed at inlets/outlets to prevent erosion (Energy Dissipater), or a catch
basin used to slow fast flowing runoff (Energy Dissipater), or a constructed percolation trench to
disperse outletting flows over a large area (Dispersion Trench). Catch basins may be a part of the
dispersion trench; see Type II Catch Basins (Item A) for maintenance requirements.
Defect Number & Defect:
D-1 Rock Pad-Missing or Moved Rock: One layer or less of rock exists above native soil
in area five square feet or larger, or any exposure of native soil.
Maintenance Necessary to Bring to Standard: Replace rocks to design standard.
8
D-2 Energy Dissipater-Needs Replacement: Visible signs of pad erosion, or plugged dispersion
trenches.
Maintenance Necessary to Bring to Standard: Replace energy dissipater.
D-3 Dispersion Trench-Pipe Plugged with Sediment: Accumulated sediment that exceeds
20% of the design depth.
Maintenance Necessary to Bring to Standard: Clean/flush pipe so that it matches
design. Refer to the disposal guidelines in Appendix A for instructions on disposal of
trash, debris and sediment.
D-4 Dispersion Trench-Not Discharging Water Properly: Visual evidence of water
discharging at concentrated points along trench (normal condition is a "sheet flow" of water
along trench). Intent is to prevent erosion damage.
Maintenance Necessary to Bring to Standard: Rebuild trench to design standards.
D-5 Dispersion Trench-Penorations Plugged: Over 1/2 of perforations in pipe are plugged
with debris and sediment.
Maintenance Necessary to Bring to Standard: Clean or replace perforated pipe. Refer to
the disposal guidelines in Appendix A for instructions on disposal of trash, debris and
sediment.
D-6 Dispersion Trench-Water Flows Out Top of "Distributor" Catch Basin: Water has
been observed flowing out during any storm Jess than the design storm, or it is causing or
appears likely to cause damage.
Maintenance Necessary to Bring to Standard: Rebuild facility to design standards.
D-7 Dispersion Trench-Receiving Area Oversaturated: Water in receiving area is causing or
has potential of causing landslide problems.
Maintenance Necessary to Bring to Standard: Ensure that engineer's evaluation of
outlet function and soil stability is satisfactory.
D-8 Dispersion Trench-Vegetation: Any vegetation growing on dispersion trench.
Maintenance Necessary to Bring to Standard: Remove vegetation including root system.
9
[I Pipe/Culvert
Definition: A conveyance culvert of varying diameter. May be constructed of concrete pipe (CP),
corrugated metal pipe (CMP) or smooth wall high density polyethylene pipe (HDPP, CPEP,
LCPE).
Defect Number & Defect:
E-1 General-Sediment & Debris: Accumulated sediment and/or debris that exceeds 20% of the
diameter of the pipe.
Maintenance Necessary to Bring to Standard: Clean pipe of all sediment and debris.
Refer to the disposal guidelines in Appendix A for instructions on disposal of trash,
debris and sediment.
E-2 Vegetation-Overgrowth: Vegetation that reduces free movement of water through pipes.
Maintenance Necessary to Bring to Standard: Remove all vegetation so water flows
freely through pipes.
E-3 Structural-Protective Coating is Damaged: Rust is causing more than 50% deterioration to
any part of the pipe.
Maintenance Necessary to Bring to Standard: Repair or replace pipe.
E-4 Structural--Joints: Joints are visibly misaligned, or culvert alignment is disrupted.
Maintenance Necessary to Bring to Standard: Realign/reconnect affected culvert.
E-5 Structural-Damaged Pipe: Any dent that decreases the cross section area of pipe by more
than20 %.
Maintenance Necessary to Bring to Standard: Repair or replace pipe.
[i Access Road
Definition: Minimum of 12 feet wide. may be constructed of class "B" road material, AC pavement
or heavier fabric/spall sections. Used to access control structure and other facility components.
Defect Number & Defect:
F-1 General-Support: Access road is capable of supporting trucks and maintenance equipment.
Maintenance Necessary to Bring to Standard: Repair road to design standards.
10
F-2 General-Trash & Debris: Trash and debris exceeds l cubic foot per 1,000 square feet; i.e.,
trash and debris would fill up one standard-sized garbage can.
Maintenance Necessary to Bring to Standard: Clear trash and debris from site. Refer to
the disposal guidelines in Appendix A for instructions on disposal of trash, debris and
sediment.
F-3 General-Pollution: Presence of any chemical pollutants or flammable materials.
Maintenance Necessary to Bring to Standard: Remove contaminants so that none are
present. Refer to the disposal guidelines in Appendix A for instructions on disposal of
trash, debris and sediment.
F-4 Access-Blocked Roadway/Safety Hazard: Debris that could damage vehicle tires (glass
or metal).
Maintenance Necessary to Bring to Standard: Remove debris so that roadway is free
of debris that could damage tires. Refer to the disposal guidelines in Appendix A for
instructions on disposal of trash, debris and sediment.
F-5 Access-Blocked Roadway/Safety Hazard: Any obstructions or vegetation that reduces
clearance above road surface to less than 14 feet.
Maintenance Necessary to Bring to Standard: Remove obstructions or vegetation so
that roadway overhead is clear to 14 feet high.
F-6 Access-Blocked Roadway/Safety Hazard: Any obstructions or vegetation restricting the
access to a 10-to 12-foot width for a distance of more than 12 feet or at any point restricting
access to less than a IO-foot width.
Maintenance Necessary to Bring to Standard: Remove obstructions to allow at least a
12-foot access.
F-7 Road Surface-Settlement, Potholes, Soft Spots, or Ruts: Any surface defect that
exceeds 6 inches in depth and 6 square feet in area. In general, any surface defect that
hinders or prevents maintenance access.
Maintenance Necessary to Bring to Standard: Repair road surface so that it is
uniformly smooth with no evidence of settlement, potholes, soft spots, or ruts.
F-8 Road Surface-Vegetation: Trees growing or vegetation in excess of 6 inches.
Maintenance Necessary to Bring to Standard: Remove trees, mow access road
surface and/or remove trees.
11
F-9 Road Surface (if applicable)-Modular Grid Pavement Contamination: Build up of
sediment mildly contaminated with petroleum hydrocarbons.
Maintenance Necessary to Bring to Standard: Repair road surface so that it is uniformly
smooth with no evidence of settlement, potholes, soft spots, or ruts. Refer to the disposal
guidelines in Appendix A for instructions on disposal of trash, debris and sediment.
F-10 Shoulders & Ditches-Erosion Damage: Erosion within I foot of the roadway more than 8
inches wide and 6 inches deep.
Maintenance Necessary to Bring to Standard: Repair shoulder so that it is free of
erosion and matching the surrounding road.
F-11 Shoulders & Ditches-Weeds & Brush: Weeds and brush exceed 18 inches in height or
hinder maintenance access.
Maintenance Necessary to Bring to Standard: Cut weeds and brush to 2 inches in height,
or clear in such a way as to allow maintenance access.
I Other -Specific to FC Ponds (See Figures B-4 in Appendix)
Definition: A flow control pond is a facility designed to temporarily store excess stormwater and
slowly release it downstream to prevent flooding and erosion. A dike is a feature of a pond where
earth has been built up to provide some portion of the side slope of the pond.
Defect Number & Defect:
G-1 General-Trash & Debris: Trash and debris exceed I cubic foot per 1000 square feet, or
there is visual evidence of dumping, or any trash and debris that could block the pond
outlet.
Maintenance Necessary to Bring to Standard: Remove trash and debris from site.
Refer to the disposal guidelines in Appendix A for instructions on disposal of
trash, debris and sediment.
G-2 General-Contamination: Oil, gasoline, or other contaminants in any amount found that
could: 1) cause damage to plant, animal, or marine life; 2) constitute a fire hazard; or 3) be
flushed downstream during rain storms.
Maintenance Necessary to Bring to Standard: Remove all contaminants so that none
are present. Contact the Waste Characterization program at 206-296-4633 to determine
how to dispose of pollutants and flanunable material. Also, contact Water and Land
Resources at 206-296-1900 for a water quality site consultation to eliminate the source
of the pollution.
12
G-3 Vegetation-Unmowed Grass/Gronnd Cover (Not Including Infiltration-See G-15): If
facility is located in private residential area, mowing is needed when grass exceeds 18
inches in height. In other areas, the general policy is to make the pond site match adjacent
ground cover and terrain as long as there is no interference with the function of the
facility.
Maintenance Necessary to Bring to Standard: Mow grass/ground cover to 2 inches in
height.
G-4 Dike-Rodent Holes: Any evidence of rodent holes, or any evidence of water piping
through dike via rodent holes.
Maintenance Necessary to Bring to Standard: Ensure that rodents are destroyed
and holes are repaired.
G-5 Side Slopes and Dikes-Erosion: Eroded damage over 2 inches deep where cause of
damage is still present or where there is potential for continued erosion.
Maintenance Necessary to Bring to Standard: Stabilize slopes by using appropriate
erosion control measure(s): for example, rock reinforcement, planting of grass or
hydroseeding, erosion control blankets, bonded fiber matrices or compaction.
G-6 Storage Area-Sediment (Except Infiltration-See -12 and G-13): Accumulated
sediment exceeds l 0% of the designed pond depth. Periodic sediment removal is critical to
proper pond function.
Maintenance Necessary to Bring to Standard: Clean out sediment to designed pond
shape and depth; reseed pond if necessary to control erosion. Refer to the disposal
guidelines in Appendix A for instructions on disposal of trash, debris and sediment.
G-7 Pond DikeS-Settlements: Any part of dike has settled 4 inches lower than the design
elevation, or water is visibly piping (leaking) through dikes.
Maintenance Necessary to Bring to Standard: Build dike back to the design
elevation or repair piping.
G-8 Emergency Overflow/Spillway-Rock Missing, Erosion, or Obstruction: One layer or
less of rock exists above native soil in area 5 square feet or larger; any exposure of native
soil; or blockage by debris or vegetation.
Maintenance Necessary to Bring to Standard: Replace rocks to design standards.
Remove debris. Refer to the disposal guidelines in Appendix A for instructions on
disposal of trash, debris and sediment.
G-9 Emergency Overflow/Spillway and Dikes Over 4 Feet in Height-Tree Growth:
Tree growth on emergency spillways create blockage problems and may cause failure
of the dike due to uncontrolled overtopping. Tree growth on dikes over 4 feet in height
may lead to piping through the dike which could lead to failure of the dike.
13
Maintenance Necessary to Bring to Standard: Remove tree. If root system is small (base
less than 4 inches) the root system may be left in place. Otherwise the roots should be
removed and the dike restored. A licensed civil engineer should be consulted for proper
dike/spillway restoration.
G-10 Emergency Overflow/Spillway-Does Not Control Storm Flow: Emergency overflow
or spillway is not large enough to handle heavy rain storms.
Maintenance Necessary to Bring to Standard: Increase capacity (size) of emergency
overflow so that there is no danger of flood damage to County roads or private property.
G-11 Rock Filters-Sediment & Debris: By visual inspection, little or no water flows through
filter during heavy rain storms.
Maintenance Necessary to Bring to Standard: Replace gravel in rock filter. Refer to the
disposal guidelines in Appendix A for instructions on disposal of trash, debris and
sediment.
G-12 Access Ramp-In Useable Condition: Access ramp is capable of supporting trucks and
equipment.
Maintenance Necessary to Bring to Standard: Repair ramp deficiencies.
[I] Other -Specific to Wet Ponds (See Figure B-5 in Appendix)
Defect Number & Defect:
H-1 Pond Area-Water Level: First cell empty, doesn't hold water.
Maintenance Necessary to Bring to Standard: Line the first cell with an impermeable
liner to maintain at least 4 feet of water. Although the second cell may drain, the first cell
must remain full to control turbulence of the incoming flow and reduce sediment
resuspension. If the second cell doesn't hold water (i.e. if infiltration rate is greater than 9
inches/hour), line pond with low permeable liner or treatment liner.
H-2 Pond Area-Defective Vegetation; Vegetation such as grass and weeds needs to be
mowed when height exceeds 18 inches. Mowed vegetation should be removed from
areas where it could enter the pond, either when the pond level rises, or by rainfall
runoff. Trees, brush, and shrubs are impeding maintenance or flow.
Maintenance Necessary to Bring to Standard: Mow vegetation to 4-5 inches in height.
Remove trees, bushes and shrubs where they are interfering with pond maintenance
activities; that is, at the inlet, outlet and near engineered structures. Some wetland species
may require harvesting or special maintenance rather than mowing.
14
H-3 Pond Area-Algae Mats: When algae mats develop over more than 10 % of the water
surface, they should be removed. Also remove mats in the late summer before fall rains,
especially in Sensitive Lake Protection Areas. Excessive algae mats interfere with
dissolved oxygen content in the water and pose a threat to downstream lakes if excess
nutrients are released.
Maintenance Necessary to Bring to Standard: Algae mats that cover more than 10% of
the surface of any cell should be removed. A rake or mechanical device should be used
to remove the algae. Removed algae can be left to dry on the pond slope above the 100-
year water surface.
H-4 Pond Area-Trash and Debris: Accumulation that exceeds I cubic foot per 1000
square foot of pond area.
Maintenance Necessary to Bring to Standard: Trash and debris removed from pond.
Refer to the disposal guidelines in Appendix A for instructions on disposal of trash,
debris and sediment.
H-5 Pond Area-Sediment Accumulation: Sediment accumulations in pond bottom that
exceeds the depth of sediment zone (typically I') plus 6 inches, usually in the first cell.
Maintenance Necessary to Bring to Standard: Removal of sediment from pond bottom.
Refer to the disposal guidelines in Appendix A for instructions on disposal of trash,
debris and sediment.
H-6 Pond Area-Oil Sheen on Water: Prevalent and visible oil sheen.
Maintenance Necessary to Bring to Standard: Remove oil from water by use of oil-
absorbent pads or vactor truck. Locate source and correct. Refer to the disposal
guidelines in Appendix A for instructions on disposal of trash, debris and sediment.
H-7 Pond Area-Erosion: Erosion of the pond's side slopes and/or scouring of the pond
bottom, that exceeds 6 inches, or where continued erosion is prevalent.
Maintenance Necessary to Bring to Standard: Slopes should be stabilized by using
appropriate erosion control measures, and repair methods.
H-8 Pond Dike-Settlement: Any part of these components that has settled 4 inches or
more lower than the design elevation, or inspector determines dike is unsound.
Maintenance Necessary to Bring to Standard: Dike is repaired to specifications.
H-9 Internal Dike-Concentrated Flow: Dike dividing cells should be level.
Maintenance Necessary to Bring to Standard: Build up low areas of dike or lower high
areas so that the dike surface is level and water flows evenly over the entire length of the
dike from the first cell to the second. Repair eroded areas and establish erosion control on
areas that erode.
15
H-10 Inlet/Outlet Pipe-Trash and Debris: Inlet/outlet pipe clogged with sediment and/or
debris material.
Maintenance Necessary to Bring to Standard: Remove sediment and/or debris so that
there is no clogging or blockage in the inlet and outlet piping. Ensure outlet pipe ( or I-
section if applicable) retains floatables. Refer to the disposal guidelines in Appendix A
for instructions on disposal of trash, debris and sediment.
H-11 Inlet/Outlet Pipe-Floatables are Captured: Floatable material is retained by outlet pipe
or I-section.
Maintenance Necessary to Bring to Standard: Ensure outlet pipe (or I-section if
applicable) retains floatables.
H-12 Overflow Spillway-Rock Missing: Rock is missing and soil is exposed at top of
spillway or outside slope.
Maintenance Necessary to Bring to Standard: Replace rocks to specifications.
H-13 Access Ramp-In Useable Condition: Access ramp is capable of supporting trucks and
maintenance equipment.
Maintenance Necessary to Bring to Standard: Repair ramp so it can support trucks and
maintenance equipment.
16
Section III -Maintenance Recommendations for
Individual Lot Stormwater Management Facilities
A. Basic Dispersion Trenches (See Figure B-1 in Appendix)
Your property contains a stormwater management flow control BMP (best management
practice) called "basic dispersion," which was installed to mitigate the storm water quantity and
quality impacts of some or all of the impervious surfaces or non-native pervious surfaces on
your property. Basic dispersion is a strategy for utilizing any available capacity of onsite
vegetated areas to retain, absorb, and filter the runoff from developed surfaces. This flow
control BMP has two primary components that must be maintained: (I) the devices that
disperse runoff from the developed surfaces and (2) the vegetated area over which runoff is
dispersed.
Dispersion Devices
The dispersion devices used on your property include the following as indicated on the flow
control BMP site plan: D splash blocks, D rock pads, D gravel filled trenches, D sheet flow.
The size, placement, composition, and downstream flowpaths of these devices as depicted by
the flow control BMP site plan and design details must be maintained and may not be changed
without written approval either from the King County Water and Land Resources Division or
through a future development permit from King County.
Dispersion devices must be inspected annually and after major storm events to identify and
repair any physical defects. When native soil is exposed or erosion channels are present, the
sources of the erosion or concentrated flow need· to be identified and mitigated. Concentrated
flow can be mitigated by leveling the edge of the pervious area and/or realigning or
replenishing the rocks in the dispersion device, such as in rock pads and gravel filled trenches.
Vegetated Flowpaths
The vegetated area over which runoff is dispersed must be maintained in good condition free
of bare spots and obstructions that would concentrate flows.
B. Permeable Pavement (Wedgewood Lane -Div. 5 only)
The following recommendations are the minimum necessary to maintain the permeable
pavement on Wedgewood Lane Division 5. This BMP is relatively new and as King County
gains more experience with the maintenance and operation of these BMPs, future updates to
these instructions will be posted on King County's Surface Water Design Manual website.
Your property contains a stormwater management flow control BMP (best management
practice) called "permeable pavement," which was installed to minimize the stormwater
quantity and quality impacts of some or all of the paved surfaces on your property. Permeable
pavements reduce the amount of rainfall that becomes runoff by allowing water to seep
through the pavement into a free-draining gravel or sand bed, where it can be infiltrated into
the ground.
The type(s) of permeable pavement used on your property ts: porous concrete, porous
asphaltic concrete, permeable pavers, modular grid pavement.
17
The area covered by permeable pavement as depicted by the flow control BMP site plan and
design details must be maintained as permeable pavement and may not be changed without
written approval either from the King County Water and Land Resources Division or through
a future development permit from King County.
Permeable pavements must be inspected after one major storm each year to make sure it is
working properly. Prolonged ponding or standing water on the pavement surface is a sign that
the system is defective and may need to be replaced. If this occurs, contact the pavement
installer or the King County Water and Land Resources Division for further instructions. A
typical permeable pavement system has a life expectancy of approximately 25 years. To help
extend the useful life of the system, the surface of the permeable pavement should be kept
clean and free of leaves, debris, and sediment through regular sweeping or vacuum sweeping.
The owner is responsible for the repair of all ruts, deformation, and/or broken paving units.
18
Appendix A: Disposal of Trash Debris and Sediment
19
Disposal of Trash Debris and Sediment
Trash and Debris
Small amounts of trash and debris can be put into your solid waste container. Large amounts may
require hiring a vendor to dispose of the material. If using a vendor, ensure that the vendor properly
disposes of waste.
Sediment
1. Clean sediment may be used as landscape material or sent to yard waste recyclers.
2. Sediment that does not appear to be heavily contaminated with oil or grease can be double
bagged and put into your solid waste container. Material that appears to be heavily contaminated
must be disposed of by a qualified vendor.
If you have any questions, contact the Waste Characterization Program at 206-296-4633.
Additional information can be found at http://www.govlink.org/hazwaste/index.cfm
20
Appendix B: Facility Sketches
21
Figure B-1
pip" 0.0.
end cap or plug
clean out wye from pipe
flow to second
dispersal rrench
if necessary
r<
4"' or 6" perforated pipe laid flat/I evel
t notched
grade board
2"x 2" notches
18"0.C. t type I CB w/solid cover (locking)
A type I CB
0
"'
PLAN
NTS
-influent pipe (max design
flow 5 0 .5 CFS per trench)
clean ou! wye from Pipe
pipe O.D.
galvanized bolts \ +'-1'-·,..,..., ... i~· -·i:-
111in. min
,,.~# '
2··x12·r--r~
pressure
treated grade
board ;.., ;,; -,.,
filter fabric
SECTION A-A
NTS
11/:f -~/4 "wa~hed rock
y ~
I
OF wlsolid cov:_
,.
~
flow to other
branching CB' s
as necessary
18"0.C.
2"grade
board notches
NOTES:
,.. -2"
' !
2"
1. This nmch shall be constructed so
as to preven~ point discharge and/or
erosion.
2. Trenches may be placed no closer
:han 50 feet :o one another. (100 feet
along flowline)
3. Trench and grade board must be
level. Align to follow contours of site.
4. Support pos~ spacing as required by
soil condijons to ensure grade board
remains level.
22
T YP<! II catch basin
FigureB-2
Typical II Catch Basin
(Round Concrete Structure)
48,54,60, 72or%inches
A
_j
/
/_. additional. ladder rungs (in
sets} to allow access to tanks
/ or vaults when catch is filled
/ with water
PLAN VIEW
•hown with soil removed -not to scale
T
t outlet I _...,___
I pipe .L
=
=
=
frame. grate & solid cover
-vertical bar grate for
secondary in let
INVERT--'
=
=
SECTION A-A
notto scale
23
Figure B-3
Typical Flow Restrictor (T-section)
(Found in Type 2 Catch Basins)
removable watertight --..
coupling or flange '•.
I
2'minfrnum cleara.nc(' ,.
to -any portion of f ROP · ·1
including dbow~
se<ondary orffke
elbow restrktor.
see dr!ctil
r Type II catch basin
/ . ,, ......... ·• additional ladder rungs
/
/ (in sets) to allow access to
tanks or vaults when
/ catch is filled with water
PLAN VIEW
shown with soil removed-not to scale
plate welded to elbow ...... ..J
with orifice as spedfied
SECONDARY ORIFICE
ELBOW RESTRICTOR DETAIL
not to scale
s-econdary orifice _
elbow restrictor, see detail
pipe support,
T
I omlf'! pl~ ,~
' .1.
1 · .section of pipe
auached by ga,k~ted
band to allow rernoval
(not atways present)
r frame. grate & solid cover ,
/ marked ·DRAIN" with locking bolts
restrktor
plate
SECTION A-A
not to scale
--vNtical bar
grate ror
setondary inlet
24
Fig_ure B-4
Typical Detention Pond
access -ramp ,.,
Into pond
compacted ,
embankment
' ' '
I
__._-+-15% maximum
slope
6" sediment .. ,.,.. ... ~
storage
pond design
water surface
tlevel
bottom
' /
,/
emergency overtlow -~--"''·'·
spillway rip rap
NOTE:
This detail is a schematic representation only. Actual confoguation
will vary depending on ,pedfic site constraints and applicable
design criteria.
/
•
,··--·-alternate emergency outflow
structure for ponds not required
to provide a spillway
25
Figure B-5
Typical Wetpond
,, ,, ··-· ---' " " "
Inlet pipe & catch basin per
detention facility requirement,
1' H
'r n
FIRSTWETPOOLCELL --[. .. __ ...... , ,. · dike or baffle at water
/ !I 25%to35%ofwetpOolvolume, .. : : -·r· surface or submerged 1'
excluding access ramp~ '. ( ____ /!---,---,"s//
1
' befow water surface
berm top t~ __ -~--~--~./ -.. _
-~.£._ •11
SECOND WETPOOl CELL ¥ r :· / ~
overflow water surface I·: '.:0.=ccc+-w'-·..,ec.tc.P-';0 .c.Oc.1-t_------,•; ~~. (
emergency overflow
water s.urface
emergency spillway per
detention facility requirements
'' ,, ,.
'' . ' ,.
'.
'. , ' ',
width , , ~
PLANVJJ;W
not to scale
:: ~J/ ,,~ plantings required on cut
slopes for lake protection
facilities
outlet erosion control
energy dissipation
26
Appendix C: Maintenance Checklist
27
MAINTENANCE CHECKLIST
Directions for property owner/manager or maintenance vendor:
I. Refer to the component definitions in the "Drainage Maintenance Standards" booklet, as well as your individual site
plan to determine what facilities you have on your property. On a site plan, "CB" refers to catch basin.
2. Check "yes" or "no" indicating whether you have each facility component on your property (i.e., pond, Type II catch
basin, culvert, etc.).
3. Inspect each component to determine whether it has any defects causing it to not meet the King County standard ( see
"Drainage Maintenance Standards" booklet).
4. In the "Meets Standard or Defect Number" column, list the applicable defect number (A-1, A-2, etc.) from the Drainage
Maintenance Standards booklet, or write "Meets Standard" if the facility meets the standard. (NOTE: If there is more than
one.component for a facility type, list each component by its number on the site plan (CB-I, CB-2, etc.) along with any
defect numbers.
5. Perform maintenance on all defective facility components to bring them up to standard.
6. Check off the work that has been completed and the date it was completed.
28
FACILITY TYPE
See "Maintenance
Standards" booklet for
definitions
: COMPONENT
, Retention/Detention (RID)
' ! 1. R/DPond
: Definition: Natural or
man-made depression
used to store runoff.
May be enclosed by a
fence. Fills when
i storm events occur.
May not have visible
inlet/outlet. May drain
by infiltration only
(i.e., soak into soil).
Conveyance
A. Type I Catch
, Basin (Inlet)
B. Type II Catch
Basin (Control
Manhole)
C. Flow Restrictor
(located in
: Control Manhole)
D. Debris Barrier
'E. Energy
• Dissipater
. F. Pipe
i H. Fencing
: (Including Gate)
I. Access Road
J. Other-Specific
to RID Ponds
A. Type I Catch
i Basin (inlet)
B. Type II Catch
Basin (Control
Manhole)
Do you have this facility
component on your property?
YES NO
My defects? List the
defect # from the
booklet; or write
"Meets Standard." l WORK COMPLETED
MEETS
STANDARD OR
DEFECT
NUMBER
'
X
2. Conveyance
Definition: Culvert(s),
pipe(s), ditch(es),
catch basin(s), and
manhole(s) that pick
up and convey runoff
from buildings and <,,-----,oWOW>o,o,<>,™>M--••-••-•--·-;. ••.•••• _.,,._ ............ i••••••••--•••-••-•••••••••••i-'•••••-•
: parking areas to one
' of the above RID
facilities.
i D. Debris Barrier
E. Energy
Dissipater
F. Pipe
G. Ditch
,·
j
DATE
29
•
· Water Quality
: 3. Wet Pond A. Type I Catch
' Definition: Natural or : Basin (inlet)
; man-made depression;
, may be enclosed by a
: fence. It is similar to a
i rid pond. Multi celled,
· with continually
, standing water.
' Removes pollutants
: from runoff through
' settling action. If it is
, a combined rid and
, wet pond, the water
level will fluctuate
' during storm events.
B. Type II Catch
, Basin (Control
; Manhole)
C. Flow Restrictor
(located in Control
Manhole)
D. Debris Barrier
; E. Energy
: Dissipater
: F. Pipe
i H. Fencing ! (including Gate)
' I. Access Road
i N. Other-Specific
. to Wet Ponds
30
EXHIBITE
FINAL WETLAND AND STREAM MITIGATION PLAN,
WEDGEWOOD LANE DMSIONS I, 2, 3, AND 4
,t /:lE:(}<.LC.~ ut>Py ~~ 7f/1:: PLIHJ (5
6,-J F1L'E: c.u I ,1-1-THE:'
~''r'i er e.:e::vrn ,u c L£RJ<-15
OrFr c.e.-Fll ... 'E Ne>. LU/t·OG-/"6.
'
W :I WPDOCSl90313\002\tmb6550.doc
04/24/07
Page 38
Declaration of Protective Covenanrs
for Wedgewood Lane
•
!
Form No. 14
Subdivision Guarantee
Guarantee No.: 4361~508591
JU 11 ,. 1 2G'J6
\ 'j
' ' ' J '
Issued by
First American Title Insurance Company
3866 South 74th Street Tacoma/ WA 98409
Title Officer: Shari Workman
Phone: (253)471-1234
FAX· (253)471-5538
i ·, _.; 1, ···, 1 ·, ·::1: :-tie
,
Form No. 14
Subdivision Guarantee (4-10-75)
Guarantee No.: 4361-508591
Page No.: 1
LIAB!LfTY
FEE
$
$
First American
2ND 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.: 4361-508591
350.00 TAX $ 30.80 YOUR REF.: Wedgewood Lane Div. No. 1
First American Title Insurance Company
a Corporation, herein called the Company
Subject to the Liability Exclusions and Limitations set forth below and in Schedule A.
GUARANTEES
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.
LIABILITY EXCLUSIONS AND LIMITATIONS
1. tl)o ouarantee is oiven no.r liability assumerl with r'<'spect to the validity, IP.gal 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: March 15, 2006 at 7:30 A.M.
,
Form No. 14
Subdivision Guarantee {4-10-75)
SCHEDULE A
The assurances referred to on the face page are:
A. Title is vested in:
Wedgewood at Renton, Inc., a Washington Corporation
Guarantee No.: 4361-508591
Page No.: 2
B. That according to the Company's title plant records relative to the following described real
property (including those records maintained and indexed by name), there are no other
documents affecting title to said real property or any porition thereof, other than those shown
below under Record 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.
DESCRJPTION:
Lot 2 of City of Renton Short Plat No. LUA-03-052-SHPL, entitled: Binder Short Plat, according to
plat recorded July 21, 2004 under Recording No. 20040721900001, in King County,
Washington ..
APN: 102305945002
Form No. 14..
Subdivision Guarantee ( + 10· 75)
RECORD MATTERS:
Guarantee No.: 4361-508591
Page No.: 3
1. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 102305945002
1st Half
Amount Billed: $ 3,321.11
Amount Paid: s 0.00
Amount Due: s 3,321.11
Assessed Land Value: $ 553,000.00
Assessed Improvement Value: $ 0.00
2nd Half
Amount Billed: $ 3,321.10
Amount Paid: $ 0.00
Amount Due: $ 3,321.10
Assessed Land Value: s 553,000.00
Assessed Improvement Value: s 0.00
2. Deed of Trust and the terms and conditions thereof.
Loan No.: 075 207 289408-7
Grantor:
Beneficia ny:
Trustee:
Amount:
Recorded:
rt~cordii",y No.; ·
(includes other property)
Wedgewood at Renton, Inc., a Washington Corporation
Wedgewood Lane, LLC
First American Title Insurance Company
$3,307,115.00
September 13, 2005
3. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor:
Grantee/Beneficiany:
Trustee:
Amount:
Recorded:
Recording lnfonmation:
(includes other property)
Wedgewood at Renton, Inc., a Washington Corporation
Washington Federal Savings
Washington Services, Inc., a Washington Corporation
$7,770,000.00
November 1, 2005
20051101001313
Modification and/or amendment by instrument:
Recording Information: 20060103001298
Additional Advance Agreement and/or amendment by instrument:
Recording Information: 20060103001299
J
Form No. 14
Subdivision Guarantee ( 4-10-75)
4. Easement, including terms and provisions contained therein:
Recorded: January 26, 1942
Recording No.: 3217536 (Vol. 2025 / Pg. 663)
Guarantee No.: 4361-508591
Page No.: 4
In Favor of: Puget Sound Power & Light Company, a Massachusetts
corporation
For: electric transmission and distribution line
5. Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road
Extension as granted by deed recorded September 8, 1942 under Recording No. 3265339 (Vol.
2079 / Pg. 334).
6. Conditions, notes, easements, provisions and encroachments contained and/or delineated on the
face of the survey recorded under King County Recording No. 7601120366.
7. The terms and provisions contained in the document entitled "City of Renton Ordinance No.
4025"
Recorded:
Recording No.:
December 3, 1986
8612031455
8. Conditions, notes, easements, provisions and encroachments contained and/or delineated on the
face of the survey recorded under King County Recording No. 9805149004.
9. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment
(Boundary Line Revisions):
No.: L99L0022
Recorded: January 6, 2000
?nn;--.n~ ni::;Qnr)(1Q8
10. The terms and provisions contained in the dorument entitled "City of Renton Ordinance No.
4918"
Recorded:
Recording No.:
January 4, 2002
20020104002324
11. The terms and provisions contained in the document entitled "Declaration of Restrictive
Covenants 11
Recorded:
Recording No.:
July 21, 2004
20040721000888
12. Restrictions, conditions, dedications, notes, easements and provisions contained and/or
delineated on the face of the short plat recorded under Recording No. 20040721900001, in King
County, Washington.
13. Easement, including terms and provisions contained therein:
Recorded: December 8, 2004
Recording No.: 20041208000113
For: ingress and egress
14. Matters which may be determined upon examination of the final plat.
::::er:c.;r: ·11,,.
Form No. 14
Subdivision Guarantee {4-10-75)
INFORMATIONAL NOTES
~.uarantee No.: 4361-508591
Page No.: 5
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.
Form No. 14
Subdivision Guarantee
Guarantee No.: 4361-508623
:n t rAR iixr"T1'1!Yrr U U .i'1. L:1!:[~ V .1 D .D ...... .
Issued by
Rrst American Title Insurance Company
3866 South 74th Street Tacoma, WA 98409
Title Officer: Shari Workman
Phone: (253)471-1234
FAX· (253)471-5538
Form No. 14
Subdivision Guarantee (4·10·75)
Guarantee No.: 4361-508623
Page No.: 1
LIABILITY
FEE
First American
Developer Services
Fax No. (253)671-5802
Shari Workman
(253)671-5824
First American Tltle Insurance Company
3866 South 74th Street
Tacoma, WA 98409
Phn -(253)471-1234 (800)238-8810
Fax -(253)471-5538
sworkman@firstam.com
Vicky L. Willis
(253)671-5834
vlwillis@firstam.com
$
$
1,000.00
3RD REPORT
SUBDIVISION GUARANTEE
ORDER NO.:
350.00 TAX $ 30.80 YOUR REF.:
First American Title Insurance Company
a Corporation, herein called the Company
4361-508623
Wedgewood Div. No. 3
Subject to the Liability Exclusions and Limitations set forth below and in Schedule A.
GUARANTEES
Wedgewood at Renton, Inc .. a Washington Corporation
herein called the Assured, against loss not exceeding the liability amount stated above which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
LIABILITY EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of
any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the
Assured because of reliance upon the assurance herein set forth, but in no event shall the
Company's liability exceed the liability amount set forth above.
3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence
as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W.,
and the local regulations and ordinances adopted pursuant to said statute. It is not to be used
as a basis for closing any transaction affecting title to said property.
Dated: March 6, 2006 at 7:30 A.M.
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 Limited Liability Company
Guarantee No.: 4361-508623
Page No.: 2
B. That according to the Company's title plant records relative to the following described real
property (including those records maintained and indexed by name), there are no other
documents affecting title to said real property or any porition thereof, other than those shown
below under Record Matters.
The following matters are excluded from the coverage of this Guarantee:
1. Unpatented Mining Claims, reseivations 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.
Form No. 14
Subdivision Guarantee (4-10-75)
Parcel "A":
EXHIBIT A
LEGAL DESCRIPTION
Guarantee No.: 4361a508623
Page Na.: 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 "B":
Parcel B of City of Renton Wedgewood Lane Lot Line Adjustment LUA-05-108-LLA as recorded under
Recording No. 20051222900001, in King County, Washington.
APN: 102305900403 and 102305901708
,'"\,','' ,,,.,-
Form No. 14
Subdivision Guarantee (4-10-75)
RECORD MATTERS:
Guarantee No.: 4361·508623
Page No.: 4
l. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 102305900403
1st Half
Amount Billed: $ 2,980.15
Amount Paid: $ 0.0
Amount Due: ~ 2,980.15
Assessed Land Value: $ 356,000.00
Assessed Improvement Value: s 137,000.00
2nd Half
Amount Billed: $ 2,980.14
Amount Paid: $ 0.00
Amount Due: $ 2,980.14
Assessed Land Value: $ 356,000.00
Assessed Improvement Value: $ 137,000.00
( as to Parcel "A")
2. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 102305901708
1st Half
Amount Billed: $ 5,326.63
Amount Paid: $ 0.00
Amount Due: $ 5,326.63
Assessed Land Value: $ 926,000.00
Assessed Improvement Value: $ 0.00
2nd Half
Amount Billed: $ 5,326.63
Amount Paid: $ 0.00
Amount Due: $ 5,326.63
Assessed Land Value: $ 926,000.00
Assessed Improvement Value: $ 0.00
(as to Parcel "B" and indudes other property)
3. Deed of Trust and the terms and conditions thereof.
Granter: Wedgewood at Renton, Inc .. a Washington Corporation
Beneficiary: Wedgewood Lane, LLC
Trustee: First American Title
Amount: 53,307,115.00
Recorded: September 13, 2005
Recording No.: 20050913002000
(as to Parcel "B" and includes other property)
Form No. 14
Subdivision Guarantee (+10-75)
4. Easement, including terms and provisions contained therein:
Recorded: January 13, 1970
Recording No.: 6608278
Guarantee No.: 4361M508623
Page No.: 5
In Favor of: King County Water District No. 90, a municipal corporation
For: water and sewer mains with necessary appurtenances
5. Conditions, notes, easements, provisions and encroachments contained and/or delineated on the
face of the survey recorded under King County Recording No. 7601120366.
6. 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.
7. Road maintenance provisions, and the terms and conditions thereof, contained in instrument:
Recorded: April 29, 1983
Recording No.: 8304291008
8. 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.
9. 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 1itle 42, Section 3604(c), of the United States Codes:
Recorded: September 23, 1986
Recording No(s).: 8609231227 and 8609231228
10. The terms and provisions contained in the document entitled "City of Renton Ordinance No.
4025"
Recorded:
Recording No.:
December 3, 1986
8612031455
11. The terms and provisions contained in the document entitled "Sensitive Area Notice"
Recorded: May 28, 1992
Recording No.: 9205280819
12. Road maintenance provisions, and the terms and conditions thereof, contained in instrument:
Recorded: December 13, 1993
Recording No.: 9312131465
13. The terms and provisions contained in the document entitled "City of Renton Ordinance No.
4612"
Recorded:
Recording No.:
June 21, 1996
9606210966
14. Conditions, notes, easements, provisions and encroachments contained and/or delineated on the
face of the survey recorded under King County Recording No. 9805149004.
Form No. 14 Guarantee No.: 4361M508623
Page No.: 6 Subdivision Guarantee (4MlOM75)
15.
16.
Terms, covenants, conditions and/or provisions contained in an easement serving said premises,
as contained in instrument:
Recorded:
Recording No.:
December 8, 2004
20041208000113
Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment
(Boundary Line Revisions):
No.:
Recorded:
Recording No.:
L04L0055
December 23, 2004
20041223900001
17. The terms and provisions contained in the document entitled "Ordiance 5147"
Recorded: September 15, 2005
Recording No.: 20050915000745
18. The terms and provisions contained in the document entitled "Drainage System Instrallation,
Maintenance and Repair Easement and Related Covenants"
19.
20.
Recorded: October 10, 2005
Recording No.: 20051010001070
Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment
(Boundary Line Revisions):
Recorded:
Recording Informaton:
December 22, 2005
20051222900001
Matters which may be determined upon examination of the final plat.
Form No. 14
Subdivision Guarantee ( 4· 10-· 75)
INFORMATIONAL NOTES
Guarantee No.: 4361-508623
Page No.: 7
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.
Form No. 14
Subdivision Guarantee (4-10-75)
Guarantee No.: 4361-508623
Page No.: 8
SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE
1. Except to the extent that specific assurance are provided in Schectu:e A of this Guarantee, the Company assumes no liability for loss or damage by reason of the followirYJ:
(a) Defects, liens, e11Cumbrances, adverse claims or other matters against the title, whether or not shown by the public records.
(b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes
or assessments, or notices of such proceedings, whether or 11Ct the matte.rs excluded under (1) or (2) are shown by the records of the taxing authority or by the public
records.
(c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether
or not the matters excluded under (1), (2) or (3) are shown by tre public records.
2. Notwithstanding any specific assurances which are providec'. in Schedule A of this Guarantee, the Company assumes no liability far loss or damage by reason of the
following:
(a) Defects, liens, encumbrances, adverse claims or other r.iatters affecting '.he title 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, WrJI/S 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 claims or other matters, wnelher 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 ta the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial er 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 pnority of af't,/ matter shown or referred to in this Guarantee.
GUARANTEE CONDmONS AND STIPULATIONS
1, Definition ofTenns.
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) 11 land": the land described or referred to in Schedule {A) (C) or 1n Part 2, ard
improvements affixed thereto which by law constitute real property. The term "land"
does not include 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 secunty 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 krM)wledge.
(e) "date": the effectiVe date.
2. Notice of Claim t.o be Given by Assured Claimant.
An Assured shall notify the Campany promptly in writing in case knowledge shall
come to an Assured hereunder of any claim of title 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 notice is required; provided,
however, that failure to notify the Company shall in no case prejudice the rrghts of
any Assured under this Guarantee unless the Company shall be prejudiced by the
failure and then only to the extent of the prejudice.
J. No Duty to Defflnd or Prosecute.
The Company shafl have no duty to defend or prosecute any action or proceeding to
which the Assured is a party, notwithstanding the nature of any allegation in such
action or proceeding.
4. Company's Option to Defend or Prosecute Actions; Duty of Assured
Claimant to Cooperate.
Even 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 action or proceeding, interpose a defense, as limited 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 establish the lien rights of the
Assured, or to prevent or reduce loss or damage to the Assured. Ttie Company may
take any appropriate action 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 exercise its rights under this ;;aragraoh, Jt shall
do so diligently.
(b) If the Company elects to exercise its options as stated in Paragraph 4(a) the
Company shall 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 will not pay the fees of any other counsel, nor will tre Company pay
any fees, costs or expenses incurred by an Assured in the defense of those causes of
action which allege matters not covered by this Guarantee.
(c) Whenever the Company shall have brought an action 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 jurisdiction 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 action or proceeding, an Assured shall secure to the
Campany the right to so prosecute or provide for the defense of any action 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
action or proceeding, securing evidence, obtaining witnesses, prosecuting or
defending the action or lawful act which in the opinion of the Company may be
necessary or desirable to establish the title to the estate or interest as stated herein,
or to establish the lien rights of the Assured. If the Company is prejudiced by the
failure of the Assured to furnish the required cooperation, the Company's obligations
to the Assured under the Guarantee shall terminate.
5. Proof of Loss or Damage,
In addition to and a~er the notices required under Section 2 of these Conditions and
StipLiations have been provided to the Company, a proof of loss or damage signed
and sworn to by the Assured shall be furnished to the Company within ninety (90)
days after the Assured shall ascertain the facts giving rise to the loss or damage. The
proof of loss or damage shall describe the matters covered by this Guarantee which
constiMe the basis of loss or damage and shall state, to the extent possible, the
basis of calculating the amount of the toss 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 obligation 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, inspection and copying, at such reasonable times and places as may be
designated by any authorized representative of the Company, all records, books,
ledgers, checks, 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 authorized representative of the Company ta
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 disclosed to others unless, in
the reasonable judgment of the Company, it is necessary in the administration of the
claim. Failure of the Assured to submit for examination under oath, produ::e 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 governmental regulation, shall terminate any liability of the Company under
this Guarantee to the Assured for that claim.
Form No. 1282 (Rev. 12/15/95)
Form No. 14
Subdivision Guarantee (4-10-75)
6. Options to Pay or Otherwise Settle Claims: Termination of Liability.
In case of a claim under this Guarantee, the Company shall have the :ollowing
additional options:
(a) To Pay or Tender Payment of the Amount of Liability or to Purchase the
Indebtedness.
The Company shall have the option to pay or settle or compromise for or in the name
of the Assured any claim which could result in loss to the Assured with1 n the coverage
of this Guarantee, or to pay the full amount of th!S Guarantee or, 1f this Guarantee is
issued for the benefit of a holder of a mortgage or a llenholder, ::-ie Company shall
have the option to purchase the indebtedness secured by said mortgage or said lien
for the amount owing thereon, together with any costs, reasonable attorneys' fees and
expenses incurred by the Assured claimant which were author.zed by the CcJmpany up
to the time of purchase.
Such purchase, payment or tender of payment of the full amount of the Guarantee
shall terminate all liability of the Company hereurder. In the event after notice of
claim has been given to the Company by the Assured the Company offers to purc:1ase
said indebtedness, the owner of such indeotedness shall ~ansfer and assign said
indebtedness, together with any collateral sewrity, to the Company upc1·. payment of
the purchase price.
Upon the exercise by the Company of the option provided for in Paragraph (a) the
Company's obligation to the Assured under this Guarantee for the claimed loss or
damage, other than to make the payment required in that paragraph, shal: terminate,
including any obligation to continue the defense or prosecution of any !itigation for
which the Company has exercised its options under Paragraph 4, and the Guarantee
shall be surrendered to the Company for cancellation.
(b) To Pay or Otherwise Settle With Parties Other Than the Assured o~ With the
Assured Claima,t,
To pay or otherwise settle with other parties for or in the name of an Assured claimant
any claim Assured against under this Guarantee, together with any costs, attorneys'
fees and expenses incurred by the Assured claimant 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,
includirq any obligation to continue the defense or prosecution of any litigation for
which the Company has exercised its options under Paragraph 4.
7, Determination and Extent of Llablltty,
This Guarantee is a contract of Indemnity against actual monetal)' loss or damage
sustained or incurred by the Assured claimant 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 Exclusions 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 principal indebtedness secured by the mortgage of an
Assured mortgagee, as limited or provided under Section 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 with
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, including litigation and the completion of
any appeals therefrom, it shall have fully performed its obligations with respect to that
matter and shall not be liable for any loss or damage caused thereby.
{b) In the event of any litigation by the Company or with the Compc1ny's con~ent,
the Company shall have no liability for loss or damage until there has been il final
determination by a court of competent jurisdiction, and disposition cf all apoeals
therefrom, adverse to the title, as stated herein.
Guaran~ee No.: 4361-508623
Page No.; 9
(c) The Company shall not be liable for loss or damage to any Assured for llabllity
voluntarily assumed by the Assured in settling any daim or suit without the
prior written consent of the Company.
9. Reduction of Liability or Tennination 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 producing this Guarantee for endorsement
of the payment unless the Guarantee has been lost or destroyed, in which case proof
of loss or destruction shall be furnished to the satisfaction of the Company.
(b) When liability and the extent of loss or damage has been definitely fixed in
accordance with these Conditions and Stipulations, the loss or damage shall be
payable within thirty (30) days therealter.
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
claimant
The Company shall be subrogated to and be entitled to all tights and remedies which
the Assured would have had against any person or property in respect to the claim 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 transaction or litigation invotving these rights or remedies.
If a payment on account of a claim 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 principal, interest,. and costs of collection.
12. Arbitration.
Unless prohibited by applicable law, either the Company or the Assured may demand
arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration
Association. Arbitrable matters may include, but are not limited to, any controversy or
daim between the Company and the Assured arising out of or relating to this
Guarantee, any service of the Company in connection with its issuance or the breach
of a Guarantee provision or other obligation. AH arbitrable matters when the Amount
of Uability is $1,000,000 or less shalt be arbitrated at the option of either 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 parties.
The award may include 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 entered in any court having
Jurisdiction 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 Limited to This Guarantee; Guarantee Entire Contract.
(a) This Guarantee together with 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 claim of loss or damage, whether or not based on negligence, or any action
asserting such claim, shall be restricted to this Guarantee.
(c) No amerdment of or endorsement to this Guarantee can be made except by a
writing endorsed hereon or attached hereto signed by either the President, a Vice
President, the Secretary, an Assistant Secretary, or validating officer or authorized
signatory of the Company.
14. Noticesr Where Sent.
Alt notices required to be given the Company and any statement in writing required to
be furnished the Company shall include the number of this Guarantee and shall be
addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92707.
Form Na. 1282 (Rev. 12/15/95)
r I "':"',-,~r r•;;.·,
•
Form No. 14
Subdivision Guarantee
Issued by
Guarantee No.: 4361·508610.
First American Title Insurance Company
3866 South 74th Street, Tacoma~ WA 98409
Title Officer: Shari Workman
Phone: (253)471-1234
FAX· {253)471-5538
, ·· I· ·, >1.'r.,·C{' ,T/t•,,•
Form No. 14
Subdivision Guarantee (4-10-75)
Guarantee No : 4361~508610
Page No.: 1
LIABILITY
FEE
First American
2ND REPORT
Developer Services
Fax No. (253)671-5802
Shari Workman
(253)671-5824
First American Title Insurance Company
3866 South 74th Street
Tacoma, WA 98409
Phn -(253)471-1234 (800)238-8810
Fax -(253)471-5538
sworkman@firstam.com
Vicky L. Willis
(253)671-5834
vlwillis@firstam.com
$
$
SUBDIVISION GUARANTEE
1,000.00 ORDER NO.: 4361-508610
350.00 TAX s 30.80 YOUR REF.: Wedgewood Lane Div. No. 2
First American Title Insurance Company
a Corporation, herein called the Company
Subject to the Liability Exclusions and Limitations set forth below and in Schedule A.
GUARANTEES
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.
LIABILITY EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of
any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the
Assured because of reliance upon the assurance herein set forth, but in no event shall the
Company's liability exceed the liability amount set forth above.
3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence
as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W.,
and the local regulations and ordinances adopted pursuant to said statute. It is not to be used
as a basis for closing any transaction affecting title to said property.
Dated: March 3, 2006 at 7:30 A.M.
• -, I ":,-'r'· ',• ·
Form No. 14
Subdivision Guarantee (4-10-75}
SCHEDULE A
The assurances referred to on the face page are:
A. Title is vested in:
Wedgewood at Renton Inc., a Washington Corporation
Guarantee No.: 4361·508610
Page No.: 2
B. That according to the Company's title plant records relative to the following described real
property (including those records maintained and indexed by name), there are no other
documents affecting title to said real property or any porition thereof, other than those shown
below under Record 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.
Form No. 14
Subdivision Guarantee (4-10-75)
Parcel "A":
EXHIBIT A
LEGAL DESCRIPTION
Guarantee No.: 4361~508610
Page No.: 3
Parcel A of City of Renton Wedgewood Lane Lot Line Adjustment LUA-05-108-LLA as recorded under
Recording No. 20051222900001, in King County, Washington.
Parcel 11 8":
The South half of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast
Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County,
Washington.
Except the West 170 feet thereof.
Parcel 11 C":
The South 30 feet of West 170 feet of the North half of the Northeast quarter of the Northwest quarter of
the Southeast quarter.
Except the East 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded
under Recording No. 3081014.
Parcel "D":
The North 165 feet of the South 330 feet of the Northeast Quarter of the Northwest Quarter of the
Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King
County, Washington;
Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded
under Recording No. 3081014.
Parcel 11 E11
:
The West 170 feet of the North half of the Northeast Quarter of the Northwest Quarter of the Southeast
Quarter of Section 10, Township 23 North, Range 5 East of the Willamette Meridian, in King County,
Washington;
Except the North 82.75 feet;
Also Except the South 141.00 feet;
And Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed
recorded under Recording No. 3081014.
Parcel "F 11
:
The South 141.00 feet of the West 170 feet of the North half of the Northeast Quarter of the Northwest
Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East of the Willamette
Meridian, in King County, Washington;
Except the West 30 feet conveyed to King County for Amelia Schewe Road Extension by deed recorded
under Recording No. 3081014;
And Except the South 30.00 feet thereof.
APN: 102305-9257-07, 102305-9158-07, 102305-9335-03
APN: 102305-9145-03, 102305-9141-07, 102305-9317-05
Form No. 14
Subdivision Guarantee (4-10-75)
RECORD MATTERS:
Guarantee No.: 4361-508610
Page No.: 4
1. General Taxes for the year 20052006. The first half becomes delinquent after April 30th. The
second half becomes delinquent after October 31st.
Tax Account No.: 102305925707
1st Half
Amount Billed: s 2,385.14
Amount Paid: s 0.00
Amount Due: s 2,385.14
Assessed Land Value: s 362,000.00
Assessed Improvement Value: S 34,000.00
2nd Half
Amount Billed: S 2,385.13
Amount Paid: $ 0.00
Amount Due: $ 2,385.13
Assessed Land Value: $ 362,000.00
Assessed Improvement Value: $ 34,000.00
(as to Parcel A)
2. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 102305915807
1st Half
Amount Bi lied: $ 2,050.13
Amount Paid: $ 0.00
Amount Due: $ 2,050.13
Assessed Land Value: $ 341,000.00
Assessed Improvement Value: $ 0.00
2nd Half
Arnau nt Billed: $ 2,050.12
Amount Paid: $ 0.00
Amount Due: $
Assessed Land Value: $
Assessed Improvement Value: $
(as to Parcel BJ
2,050.12
341,000.00
0.00
3. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 102305933503
Amount Billed: s
Amount Paid: s
Amount Due: s
Assessed Land Value: s
Assessed Improvement Value: s
Amount Billed:
1st Half
23.49
0.00
23.49
1,000.00
0.00
2nd Half
0.00
Form No. 14
Subdivision Guarantee ( 4-10-75)
Amount Paid: $
Amount Due: $
Assessed Land Value: $
Assessed Improvement Value: $
( as to Parcel C)
0.00
0.00
1,000.00
0.00
Guarantee No.: 4361 ~508610
Page No.: s
4. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 102305914503
1st Half
Amount Billed: s 3,110.53
Amount Paid: $ 0.00
Amount Due: $ 3,110.53
Assessed Land Value: $ 445,000.00
Assessed Improvement Value: $ 72,000.00
2nd Half
Amount Bi lied: $ 3,110.52
Amount Paid: $ 0.00
Amount Due: $ 3,110.52
Assessed Land Value: $ 445,000.00
Assessed Improvement Value: $ 72,000.00
( as to Parcel D)
5. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 102305914107
1st Half
Amount Billed: $ 1,186.05
Amount Paid: $ 0.00
Amount Due: $ 1,186.05
Assessed Land Value: $ 134,000.00
Assessed Improvement Value: $ 62,000.00
2nd Half
Amount Billed: s 1,186.05
Amount Paid: s 0.00
Amount Due: s 1,186.05
134,000.00
62,000.00
Assessed Land Value: s
Assessed Improvement Value: $
(as to Parcel E)
6. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.: 102305931705
Amount Billed:
Amount Paid:
Amount Due:
/-\ssessed Land Value:
1st Half
$ 1,731.59
5 0.00
1,731.59
.'•1,000.00
Form No. 14
Subdivision Guarantee (4-10-75)
Assessed Improvement Value:
Amount Billed:
Amount Paid:
Amount Due:
Assessed Land Value:
Assessed Improvement Value:
(as to Parcel F)
S 153,000.00
2nd Half
s 1,731.59
$ 0.00
$ 1,731.59
$ 134,000.00
$ 153,000.00
7. Deed of Trust and the terms and conditions thereof.
Guarantee No.: 4361-508610
Page No.: 6
Granter:
Beneficiary:
Trustee:
Wedgewood at Renton Inc., a Washington Corporation
Wedgewood Lane LLC, a Washington Limited Liability Company
First American title Insurance Company
Amount: $3,307,115.00
Recorded: September B, 2005
Recording No.: 20050913002000
(affects a portion Parcel "A" and other property)
8. Deed of Trust and the terms and conditions thereof.
Granter: Wedgewood at Renton Inc., a Washington Corporation
Beneficiary: Wedgewood Lane LLC, a Washington Limited Liability Company
Trustee: First American title Insurance Company
Amount: $6,712,885.00
Recorded: September 13, 2005
Recording No.: 20050913002001
(affects Parcel "B" through "F" and a portion of Parcel "A")
9. Deed of Trust and the terms and conditions thereof.
Granter:
Beneficiary:
Trustee:
Amount:
Recorded:
Recording No.:
Wedgewood at Renton, Inc., a Washington Corporation
Washington Service Inc., a Washington Corporation
Washington Federal Savings
57,770,000.00
November 1, 2005
20051101001313
(affects Parcel "B" through "F" and a portion of Parcel "A")
The lien of said Deed of Trust was subordinated to the lien of the instrument recorded
September 13, 2005 under recording no. 20050913002001 by agreement recorded November 1,
2005 under recording no. 20051101001314.
Modification and/or amendment by instrument:
Recording Information: 20060103001298
Modification and additional Advance Agreement and/or amendment by instrument:
Recording Information: 20060103001299
Form No. 14
Subdivision Guarantee (4~10·75)
10. Easement, including terms and provisions contained therein:
Recorded: July 31, 1905
Recording No.: 34 7794
For: pole line 10 feet wide
Guarantee No.: 4361-508610
Page No.: 7
11. Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road
Extension as granted by deed recorded January 10, 1940 under Recording No. 3081014.
12. The terms and provisions contained in the document entitled "City of Renton Ordinance No.
4612"
Recorded:
Recording No.:
June 21, 1996
9606210966
13. The terms and provisions contained in the document entitled "City of Renton Ordinance No.
5096"
14.
15.
Recorded:
Recording No.:
November 2, 2004
20041102002356
Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment
(Boundary Line Revisions):
Recorded:
Recording Jnformaton:
December 29, 2005
20051222900001
Matters which may be determined upon examination of the final plat.
Form No. 14
subdivision Guarantee ( 4-10-75)
INFORMATIONAL NOTES
Guarantee No.: 4361~508610
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.
Form No. 14
Subdivision Guarantee (4-10-75)
Guarantee No.: 4361-508610
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 Campany assumes no liability for loss or damage by reason of the following:
{a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records.
(b) (1) Taxes or assessments of any taxing authority that lev,es 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 net ::,e rnztters excluded under (1) or {2) are shown by the records of the taxing authority or by the public
records.
(c) (1) Unpatented mining claims; (2) reservations or exceptions 1n patents or in Acts auth:Jrizing the issuance thereof; {3) water nghts, claims or title to water, whether
or not the matters excluded under (1), (2) or (3) are shown by the public recorcs.
2. Notwithstanding any specific assurances which are provided in Schedule A :Jf this Guarantee, the Company assumes no liability for loss or damage by reason of the
Following:
(a) Defects, liens, encumbrances, adverse daims or other m2tte:s affec'::ng the title 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, avenue5, 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 eights er easemerits therein, unless such property, rights or easements are expressly and specifically set forth
in said description.
(b) Defects, !lens, encumbrances, adverse claims 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 ,-'\ssured; o:· (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 orcvideC.
(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 ,eferred to 1n this Guarantee.
GUARANTEE CONDITIONS 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 1n 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 !aw constitute real property. The term "land"
does not include 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 effective date.
2, Notice of Claim to be Given by Assured Claimant.
An Assured shall notify the Company promptly in writing in case knowledge shall
come to an Assured hereunder of any claim of title 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 tile Company may be liable by virtue of this Guarantee. [f 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 notice 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 action or proceeding to
which the Assured is a party, notwithstanding the nature of any allegation in such
action or proceeding.
4. Company's Option to Defend or Prosecute Action.s; Duty of Assured
Claimant to Cooperate.
Even 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 action or proceeding, interpose a defense, as limited in (b ), or to do
any other act which !n its opinion may be necessary or desirable to establish the title
to the estate or interest as stated herein, or to establish the lien rights of the
Assured, or to prevent or reduce loss or damage to the Assured. The Company may
take art,J appropriate action 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 exercise its rights under this oaragraph, it shall
do so diligently.
(b) If the Company elects to exercise its options as stated in Paragraph 4(a) the
Company shall have the right to select counsel of its chOice (subjec: to the right of
such Assured to object for reasonable cause) to represent the Assured and shall not
be liable for and will not pay the fees of any other counsel, nor will the Company oay
any fees, costs or expenses incurred.by an Assured in the defense of those causes of
action which allege matters not covered by this Guarantee.
(c) Whenever the Campany shalt have brought an action ar interposed a defense
as permitted by the provisions of this Guarantee, the Company may pursue art,J
litigation to final determination by a court of competent jurisdiction 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 action or proceeding, an Assured shall sec1Se to the
Company the right to so prosecute or provide for the defense of any action or
proceedirg, and all appeals therein, and permit tile Company to use, at its option, the
name of such Assured for this purpose. Whenever requested by the Company, an
Assured, at the Company's expense, shall give the Company all reasonable aid in any
action or proceeding, securing evidence, obtaining witnesses, prosecuting or
defending the action or lawful act which in the opinion of the Company may be
necessary or desirable to establish the title to the estate or Interest as stated herein,
or to establish the lien rights of the Assured. If the Company is prejudiced by the
failure of the Assured to furnish the required cooperation, the Company's obUgations
to the Assured under the Guarantee shall terminate.
s. Proof of Loss or Damage.
In addition to and after the notices required under Section 2 of these Conditions and
Stipulations have been prOVided to the Company, a proof of loss or damage signed
and SNDm to by the Assured shall be furnished to the Company within ninety (90)
days after the Assured shall ascertain the facts giving 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 Joss 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 obligation 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, inspection and copying, at such reasonable times and places as may be
designated by any authorized representative of the Company, all records, books,
ledgers, checks, 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 authorized 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 disclosed to others unless, In
the reasonable judgment of the Company, it is necessary in the administration of the
claim. 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 governmental regulation, shall terminate any liability of the Company under
this Guarantee to the Assured for that claim.
Form No. 1282 (Rev. 12115/95}
Form No. 14
Subdivision Guarantee (4-10-75)
6. Options to Pay or Otherwise Settle Claims: Termination of Liability.
In case of a claim under this Guarantee, the Company shall have :he ~ollowing
additional optrons:
(a) To Pay or Tender Payment of the Amount of liability or to :iurchase the
Indebtedness.
The Company shall have the option to pay or settle or compromise for or in the name
of the Assured any claim which could result in loss to the As.sured within ~he coverage
of this Guarantee, or to pay the full amount of this Guarantee or, f this Guarantee is
issued for the benefit of a holder of a mortgage or a lienholder, the Company sha/1
have the option to purchase the indebtedness secured by said mortgage or sa,d lien
for the amount owing thereon, together with any costs, reasonable attorr.eys' fees and
expenses incurred by the Assured claimant which were authorizea by the Company up
to the time of purchase,
Such purchase, payment or tender of payment of the full amount of tt1e Guarantee
shall terminate all liability of the Company hereunder. In the event a~er notice of
claim has been given to the Company by the Assured the Company offers to purchase
said indebtedness, the owner of such indebtedness shall transfer and assign said
indebtedness, together with any collateral security, to the Company upon payment of
the purchase price.
Upon the exercise by the Company of the option provided for ir1 Paragraph (a) the
Company's obligation to the Assured under this Guarantee for the claimed loss or
damage, ether than to make the payment required in that paragraoh, shall termir:ate,
including any obligation to continue the defense or prosecution of any litigation for
which the Company has exercised its options under Paragraph 4, and the Guarantee
shall be surrendered to the Company for cancellation.
(b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the
Assured Claimant.
To pay or otherwise settle with other parties for or in the name of an Assured claimant
any claim Assured against under this Guarantee, together with any costs, attorneys'
fees and expenses incurred by the Assured daimant 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,
including any obligation to continue the defense or prosecution of any litigation for
which the Company has exercised its options under Paragraph 4.
7. Detennination and Extent of Liability.
This Guarantee is a contract of Indemnity against actual monetary loss or damage
sustained or incurred by the Assured claimant 'Nho 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 Exclusions 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 princlpal indebtedness secured by t.he mortgage of an
Assured mortgagee, as limited or provided under Section 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 with
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.
a. 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, including litigation and the completion of
any appeals therefrom, it shall have fully performed its obligations witt1 ~espect to that
matter and shall not be liable for any loss or damage caused thereby.
{b) In the event of any litigation by the Company or with the Company's consent,
the Company shall have no liability for loss or damage until there has been a final
determination by a court of competent Jurisdiction, and dispcs1tron of all appeals
therefrom, adverse to the title, as stated herein.
Guarantee No.: 4361-508610
Page No.: 10
(c) The Company shall not be liable for loss or damage to any Assured for liabiUty
voluntarily assumed by the Assured in settling any claim or swt 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 producing this Guarantee for endorsement
of the payment unless the Guarantee has been lost or destroyed, in which case proof
of loss or destruction shall be furnished to the satisfaction of the Company,
(b) \-'v"hen liability and the extent of loss or damage has been definitely fixed in
accordance with :hese Conditions and Stipulations, the loss or damage shall be
payable within thirty (30) days thereaRer.
11. Subrogation Upon Payment or Settlement.
Whenever the Comoany shaii have settled and paid a claim under this Guarantee, al!
right of subrogation shall vest in the Company unaffected by any act of the Assured
claimant.
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 claim 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 transaction or litigation involving these rights or remedies.
lf a payment on account of a claim 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 principal, interest, and costs of collection.
12, Arbitration.
Unless prohibited by applicable law, either the Company or the Assured may demand
arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration
Association. Atbitrable matters may include, 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 connection with its issuance or the breach
of a Guarantee provision or other obligation. All arbitrable matters when the Amount
of Liability is $1,000,000 or less shall be arbitrated at the option of either 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 parties.
The award may include attorneys' fees only if the laws of the state in which the !and is
located permits a court to award attorneys' fees to a prevailing party. Judgment upon
the award rendered by the Arbitrator(s) may be entered in any court having
jurisdiction 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. Uability Limited to This Guaran~ Guarantee Entire Contract.
{a) This Guarantee together with 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) Afr,/ claim of loss or damage, whether or not based on negligence, or any action
asserting such claim, shall be restricted to this Guarantee.
{cl No amendment of or endorsement to this Guarantee can be made except by a
writing endorsed hereon or attached hereto signed by either the President, a Vice
PreSident, the secretary, an AssiStant Secretary, or validating officer or authorized
signatory of the Company.
14. Noticesr Where Sent
An notices required to be given the Company and any statement in writing requited to
be furnished the Company shall irx:Jude the number of this Guarantee and shall be
addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92.707.
Form No, 1282 (Rev. 12/15/95)
MAILBOX REQUIREMENTS
NOTICE FOR ALL NEW PLATS AND SHORT PLATS
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone 425-430-7200 Fax: 425-430-7231
The Post Office wants to be involved in helping you locate your mailboxes before construction
begins. Please take a copy of your plat map along with this form to the City of Renton Post
Office, 314 Williams Avenue South, for their sign-off. Please submit a signed copy of this form
with your application.
Property Location:. _ ____,1c..:)(-'-'l(.c:......:.+--_7.,_J<'-'-"')l..:...__,_t-fo.=..4?::i....::U::.:t:...itr1'11=--'--.:..,/J..:.r/-=£"=--.....:.::A..l:.:C:......_
JUN 11 2cns
Jcoi VAN CAf/FE~
CUSTCME::, SlH'/ cc REPRESENTATIVE
H1c.;J11ANns STATIO'J
Mill UNITEDSTI.I_T_E_S __
POST/.IL SERVICE ---
www usps.com
4301 I\E ,1Ti1 Sr
Ru,·· · W1\ :18059-9998
42~-<2i i'/)C>l I x: 425-227-4307
E1.,,, iD(J. Iv 1.1( ,,mpen@usps.gov
Q:tweblpw/devserv/forms/pJanning/mailbox.doc 09/24/2003
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CONCEPTllAL SITE PLAN
WEDGEWOOD LANE
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SCALE: 1 • = 60'
JO eo 120
Printed: 06-01-2006
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUAOG-065
Receipt Number:
JUN Q 1 2006
,;Ji.J··t.··v~·,. , h ... '\,,.'t ... i. .t:u
R0602751
Total Payment:
06/01/2006 03:50 PM
1,000.00 Payee: PATRICK GILROY· VISA
Current Payment Made to the Following Items:
Trans Account Code Description Amount
5012 000.345.81.00.0009 Final Plat 1,000.00
Payments made for this receipt
Trans Method Description Amount
Payment Credit C VISA
Account Balances
Trans Account Code
3021 303.000.00.345.85
5006 000.345.81.00.0002
5007 000.345.81.00.0003
5008 000.345.81.00.0004
5009 000.345.81.00.0006
5010 000.345.81.00.0007
5011 000.345.81.00.0008
5012 000.345.81.00.0009
5013 000.345.81.00.0010
5014 000.345.81.00.0011
5015 000.345.81.00.0012
5016 000.345.81.00.0013
5017 000.345.81.00.0014
5018 000.345.81.00.0015
5019 000.345.81.00.0016
5020 000.345.81.00.0017
5021 000.345.81.00.0018
5022 000.345.81.00.0019
5024 000.345.81.00.0024
5036 000.345.81.00.0005
5909 000.341.60.00.0024
5941 000.341.50.00.0000
5954 604.237.00.00.0000
5955 000.05.519.90.42.1
5998 000.231.70.00.0000
Visa
Description
Park Mitigation Fee
Annexation Fees
Appeals/Waivers
Binding Site/Short Plat
Conditional Use Fees
Environmental Review
Prelim/Tentative Plat
Final Plat
PUD
Grading & Filling Fees
Lot Line Adjustment
Mobile Home Parks
Rezone
Routine Vegetation Mgmt
Shoreline Subst Dev
Site Plan Approval
Temp Use or Fence Review
Variance Fees
Conditional Approval Fee
Comprehensive Plan Amend
Booklets/EIS/Copies
Maps (Taxable)
Special Deposits
Postage
Tax
Remaining Balance Due: $0.00
1,000.00
Balance Due
.00
.00
.00
.00
.00
.00
.00
.00
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.00
.00
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.00
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.00
.00
.00
City of Renton, Permits
06/01 15:50
SALE RECEIPT
Card #/ExpDate
Clerk:
Sales Tax:
First Name:
Last Name:
Permit 1:
Permit 2:
AVS Response:
CW2 Response:
Approval Code:
Amount:
http://l 0.1.1.231 :88/cgi-bin/auth.cgi
************5663 10/06 K
AALEXANDER
0.00
patrick
gilroy
b060292
lua06065
Street and Zip(5) match
Match
009636
1204.50
Page I of I
JUN Q 1 wa6
tlt(:E:i,/!:u
06/01/2006