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Home My WebLink AboutReport 02 1 of 2I MCCORMICK PLAT •!•Owner: Robert McCormick •!•Consultants: • Courtney Kaylor (McCullough Hill PS) -Attorney • Greg Diener (Pacific Engineering Design) -Civil Engineer • Vince Geglia (TraffEx) -Traffic Engineer • Ed Sewall (Sewall Wetland Consulting) -Wetland Biologist • Rob Ward (GeotechNW) -GeoTechnical Engineer • Russ Gaston (OTAK, Inc) -Geomorphic Evaluation • Glenn Takagi (Glenn Takagi Landscape)-Landscape Architect • Bill Rutledge (Rutledge Maul Architects) -Architect ~ ~z ~o u-~~ OU ~o ~ _J MCCORMICK PLAT EXISTING CONDITIONS •!• Area to be subdivided -7.32 acres •!• Current use • 40 Mobile Homes; One Duplex; Maintenance Building •!• Zoning in King County R-12; 34 lots vested , ·, ..--,·, :,-ic,,,,,,,1-1:-,:, i.,,,,,,,.,.:.,~;01s<1M"!"m,'e!ffi1eiffi,,.,neli~'ilii!"i'l"!'H'"''''·i,,1m;r.1ci'.'l"''M'Wll'11''!"!!1H::i"''~-'"'""""""'"'"'"""''''1''~'!"""'""''""""'"""'l:i•""'"""'"""""e'"' .. ,, .. ,,,,-.,. _ ,,~,,,,, ""'''""" ,,.,,,,,,,,c'-"'"'"'=======cc MCCORMICK PLAT VESTED PLAT •!• Originally Vested in King County (Date of Submittal establishes date of vesting) • Preliminary Plat submitted 04/02/2008 • Determined con1plete 05/16/2008 • 7.32 acres to be subdivided •!• Annexed in City of Renton July 2008. • Agreement to put King County plat on hold and pursue new plat in Renton. ./ Platting -Same process as King County ./ PUD that must demonstrate Superior Design and Public Benefits ilWwlEIM!lliiiliiiiiF I Ill Wi,~llJ!l'l!!!iUiumti!'~'~'i!:L'!::!<"'~ ·: ~~-n-..:=- MCCORMICK PLAT PROPOSED PLAT /PUD LAYOUT •!• Proposed Development • 34 single family dwelling units ,/ Lot Sizes (Range of lot sizes from 2,319 sf. to 3,421 sf.) ,/ Alley Public Access to the alley through the middle of the site. ,/ Park NW corner of the developed area • Recreation Area ,/ Passive and Active • Paved Public Road -Called out on plan as Road A and Road B • Detention and Water Quality Facility • Wetlands, Stream and Steep Slopes in NGPA --··-1~ MCCORMICK PLAT DENSITY •!•Current Zoning R-8 • Minimum Lot Size Required= 2,550 SF (Lot Averaging Permitted) •!• Density Calculations • City of Renton Guidelines = 6.33 dwelling units/ acre v"Maximum Lots Permitted= 42 v"Minimum Lots Permitted= 21 v Proposed Lots = 34 _,,, ··"--,-·· ,--------,--.... -·-·-···-" I '""'")'le!'b"','l:'!'~"·-..... ,.,,_-, ... ' MCCORMICK PLAT MODIFICATIONS •!• Road Section A 40' 25' WIDE ROADWAY ,~ I I I 12.5' WIDE DRIVE LANE(TYP.) <t_ DRIVEWAY I 12.5' WIDE DRIVE LANE(TYP.) t. R.O.W. 6' 0.5' S= 2.0% (MIN.) S= 2.0% (MIN.) t__ __________ ...... ,. ...... ,. .• ,. . .,._,. . .,.. I ROAD A CROSS SECTION NTS Mt Alf.!fjjM,%.,"""".!'!!~'lr""""'C.'·"-l:.'.'. 13.5' ~ 8' WIDE 5' WIDE L:Al'IDSCAPING' SIDEWALK 0.5' MCCORMICK PLAT MODIFICATIONS •!• Road Section B t-33' 11· ' 20' WIDE ROADWAY ' I 12.5' • I i DRIVEWAY 1110' WIDE DRIVE LANE(TYP.) 10' WIDE DRIVE LANE(TYP.) 7' WIDE 5' WIDE i R.O.W. t.W.1oSCAPlNG1 SIDEWALK I I 6' I 0.5' S= 2.0% (MIN.) I S= 2.0% (MIN.) 0.5' '------------····-·-··············-........ I ROAD B CROSS SECTION N7S MCCORMICK PLAT1 /~~HTC~~~E~~~ON I MODIFICATIONS I fg •!•Road A ifc'I:, --~ - i ! (,~- f l I I I 50'-- ;: I I - g I/ ; I 1 ! ( 1 I I I i I 31 62SF I '\_ I 1 ~"oJ.'<~:=~ --= --------,-.-,;-,;•-;, -.,.---... ~. ,~ .. :;.'!: ;>'."\: <';: ... .. , .. ,,, . I .. . -,;.~,..;.f~·,·" 35 3. A 't : ,. MCCORMICK PLAT UTILITIES •!•Water • Certificate of Water Supply Availability Issued by Cedar River Water and Sewer District (CRWS) on 12/14/11 •!•Sewer • Certificate of Sewer Supply Availability Issued by CRWS on 12/14/11 •!• Proposal to connect to each of these two utilities •!• Wells • 2 onsite • 1 to be abandoned • 1 to be utilized for landscape water ••• • MCCORMICK PLAT STORM DRAINAGE •!• Existing Overall Drainage Pattern MCCORMICK PLAT STORM DRAINAGE •!• Allowable Release Rates • 2yr=o.06 cfs • 1ooyr=o. 707 cfs •!• Detention Standards • Level 2 ./ 15,052 cf -dead storage ./ 59,281 cf -live storage •!• Downstream Drainage • To Cedar River *~~:eee~~.-~~~='"~.~~·<F.-:~iii.>L-•E.wM I~ ,;:..:::~-=7-~~~-=I~:.._:_: .. .. --====t~ ----:: c---= = ~ =. ·--~ -=-=-----,-----------~ '.Ol!.. I : :' -1 I _,,_,_,.., _ __ ,_,.,_,_ .. _______ ,__ ~------""-0 ·--- _____ _,., .. _ _ .. __ ... ,., ...... . --""" C'J --....._.,.. ... """'_ rt i1l!, Ii& I !l l 1, \:Dt' II "-i I ~ 'I I • ! u ----- MCCORMICK PLAT STORM DRAINAGE •!• Pond •!• Detention Provided • 15,500 cf -dead storage • 59,500 cf -live storage ElC1S11NC CRAil['\ S.45' DEIENTION DEPTH 100 YEM WA1ER lOP aF WAU.-1;,o.25\ DCJENJJON EL-129\ -4' WA'T!R QUMJTY' DEPTH \ 130 TDP OF BERW-130 120 ,< 110 PCNJ BOTTUll•111!.55 POM:> 8ECT10N A-A NOTE: FLOOD P1.M EUY PER FEIM. • 116 FT (NCM) 1921) CONCRETE RETAININC WAU. &'~HEIGHT SCM.E: 1·-10• SE PlAN YEW LEFT • 119.&7 FT (twJD 1918) -l/1 w 0 w a.. <::( u l/1 0 z ::i _J ~ <::( _J :::, c.. l-a a.. -w ~u oz uo ~u !" . ',,, J 1h11 I! i'l•: ,-------- 1~~.'"'°. ----··--"-·-· ' ' ·-:-\ --f i ' " \ I ,; ·---·-~=' .1 Yid ->1:'.>1Vn::1CX>6V'il. ! ) '-'t ' ' • ' I '\:?: ·1 ' '\ i Ii(\ i ' • 1; ' ' -' .\. ,, " ,, \ \: h ' ' -, ' I' ,! I \\ ' 1 ' ' J ' J , I i ' ! ; • i ,. iii C' j '- 'i· I . ' '' ~ 0 ....J ' ----------------:,: MCCORMICK PLAT PARK 1 1;--) NtW =----.:.--- , '1 / 6 , CROSSWALK -, "' al ', Cl Q ;,,:; ('~ ·, <( i 0 11~-a::---I• ,/ OPEN SPACE PARK DETAIL I I I ' ,-----~--/ ' r 1 PICNIC TABLE I I 34 f ; /_ ,' • I I I ' I I ' , . I , I I I ~ I I I . , v. !/, '' I I 1--' -------------___. ! I I L_ MCCORMICK PLAT PARK I Current Proposal I I Alternate (Illustrative) •.. OPEN SPACE PARK DETAIL PICNIC TABLI= 34 _J____ -- t:.= L=66.2 ---.=--:ir 4:no·!-~ N83' B7' 1 •f --. · x= 63. J ' 37' ~ -·f .. ~;,;.~, • -;1 16 --, • • "'fil' 4 7' .-- :,<>,,_ 9'b a 2 --, r 8i'ACE/f',.../, "'» 1,'°'r-34 1 .... 3400SF ~, ' • 3106SF I I ~,. i; t ____ J t:---~ !" ~ !:----...il' 53' m~~ o ------~ .. ., '" •; /:-:--.,. -:-, -c~~ !!! ,__ __ -, t., ... , .. ! ... I ... MCCORMICK PLAT TRAFFIC •!• Traffic Impact Analysis and Road Improvements • Trip generation • Net increase 6 PM trips • Level of service "C" • No significant impacts • Deceleration lane • School bus pick-up area and turn around loop • Transportation Mitigation Fee -~=~nEOEV<OEC. .. TM'.,ON.-OE.WMAK>A"°""""OFnE .. U<OEC .. ,,,..,,._~, ... ~-~- ~~~~~:=_,~::·~~;:,:C~c-c,,. "l J,f" jl, !l f 1. •l \j Ii ~ !I I I ,---.;--, . z.· .. ·.17.·.· .. ,.f?tSZ: ;-l;=n;··-~r r-= I I ~.I ~11 . · Hf / , ' ~ , 32 31 . ~ 1 ~ , 29 1 V ~ ~ ,ii . f/ < 1 1: r;/__ _J ____ j i l J / ) L -~ [;::::-_] "If <. Ml t---1 --. ...:}---------. . -~1 -1t / '. ~· : • I -r··--, ----!-, ·r --; ""'""' L5 '&2· ·.·. . _ . . ~ I 1 1 . I _ , .. 11 rn ·,· ·.·->. -.-' ·-, I ' ' 21 22 I 23 I 24 25 I If P09 .-";)-.,. ·----~) I ' I r ' "'~.. ._..p .... MCCORMICK PLAT WETLANDS/ STREAM •!• Unnamed Class 3 Stream •!• Wetland A located at SW corner of the Site •!• Wetland B located on the NE corner of the site •!• Requested buffer modification •!• Proposed buffer enhancement ~ ~j _J c::: a... I-~ ~ u Vl -0 ~z c::: <{ 0 _J u 1-u LLJ ~~ :E ~~ _J c:::: a.. I-~ ~ u V') -0 :E z c:::: <:( 0 _J u 1-u L1.J :E ~ 1--,VWRHUID~ . _ i : ' -.. -"' = ~1,i ----,-_ ,---------- ! _____ ;;:\.I~ ··-·. ,, i' _"'"":~ :l\ll\v~., :~11··t ,. ] ·-···-···-. ' . '' ' YC ,lcCJCS j :Hi:i,! I ~ i --.~~'c1 \11:v::1.v,· 1· •'-1,1 ! I' .i ~ ! f I ,; ', I I I I C 0 a: I ''J ! • I I : I ' I I I I ! ~ ......J a.. ~-uz -IO ~ u~ 0 w~ u I--µ:l uo~ (_J w oo ••• • ~ .....I .....I a.. <:( u ~-uz ~Q c:::: w ~ .r " ~ z 13 ~ t i -----t+ti-J,.i,ilj_jLJ t ~ < /, I' 0 1-u 01 u w=======~====~ ~ lJ MCCORMICK PLAT DEBRIS FLOW ANALYSIS •!•Qualifications and • experience • Russ Gaston, PE • Gary Wolff, PE • Brett Jordan, PhD •!• Role in project -conducted Geomorphic and debris flow analysis McCormick Plat G eomorphic and Debris Flow Analysis Pre~red by. 0 1•k. Inc. 10".JO NE rOll\OI Dm·c, Swtc 400 Ki ,kb~J. WA 980.1.1 And I l)·droGro Dn ,gru, U L 1S5~ ~I ~17 We" l>lckins<>n TX TI5l9 Orok l'rc~ffi ""· l 151 1 M•)' 17, 2010 • MCCORMICK PLAT DEBRIS FLOW ANALYSIS •!•Study Area • Summerfield Creek WQ Pond Summerfield Creek • Unnamed Ravine to McCormick Plat • Unnamed Ravine adjacent to McCormick Plat McC ormick P lat D ebris Flow A nalysis Figure I :VJdnky H ap - MCCORMICK PLAT DEBRIS FLOW ANALYSIS •!•Summerfield Creek WQ Pond • Pond outlet and primary overflow to Summerfield Creek • Emergency Overflow Spillway designed to safely convey 100-yr runoff to pond (12.77 cfs) • Emergency overflow for very unlikely event. • Pond outlet and primary overflow completely plugs just before 100- year storm. • No flow attenuation from free- board volume in pond MCCORMICK PLAT DEBRIS FLOW ANALYSIS •!• Geomorphic Condition Types • Storage reach = Depositional • Transport = Sediment Balanced • Source = Erosional •!• Reach Conditions • Reach 1 -Storage to Source • Reach 2 -Transport to Source • Reach 3 -Storage to Transport • Reach 4 -Source to Source • Reach 5 -Storage to Storage • Reach 6 -Transport to Storage /', Headcul 1-2 feel A Headcut 2-4 feet .t. Headcul 10-12 feet ~Lv.tlzone ~ EZJ Relic landslide Alea D Debris now sO<KCe reach -Oebm now transport reach D Oebm now storage re ach Rame watershed 50() ';.,....ic:::::::::::::.. ......... Feet il Vl ' • I-• '. 'I -LL LJ.J z LJ.J co ~ u s: -~ .....I Q,) ~ co 0 ~ ::::) ~ a.. ~ ........... z lJ -Vl ~ LJ.J 0 .....J a.. 0::: ::::s::: 0 u -~ 0::: a::: LJ.J -; Oa_ = ~ ::::) ·a .... ~ :E; V'l 0 MCCORMICK PLAT SUPERIOR DESIGN/PUBLIC BENEFITS •!• Critical Areas • Substantial setback from the steep slope to the south • Wetland Buffers •!• Natural Features • Preserves a stream • Native vegetation will be re- established in these areas •!• Park and Open Space • Provides a 4,188 sf. park as originally proposed • Provides 38,830 sf. of open space; 6,391 sf. of open space beyond that required • Provides 73,405 sf. of buffer area l"t··, -k":::'\:~~ u.~ ... ·-~~ ·-~1,~£_\.. --·,. ~ .. ,.,_ .::....::::....::.--: .... -~ ____ ._,_..,, ~ II.~ MCCORMICK PLAT SUPERIOR DESIGN/PUBLIC BENEFITS •!• Overall Design • Superior Open Space /Recreation Design ./ Large Landscaped Open Space ./ Split Rail Fences ./ Soft Surface Trail System ./ Seating Along the Trail ./ Bus Stop Seating ./ Separate Active Recreation Park II -1!/ I.~/ .'. ~~--_ ~tJ;. 7..-.!lflf-;,; -'> --I ~' >t·-~ II~ Area • Loop Road Design • Site and Building Design ./ Lots are oriented to facilitate the use of solar energy • Alley Loaded Lots Education Experience 2001 to Present 1992 to 2001 1986 to 1992 1979 to 1986 1971 to 1978 Professional Licenses Greg A. Diener P.E. CURRICULUM VITAE Montana State University, Bozeman, Montana B.S. Civil Engineering 1971 University of Puget Sound, Tacoma, Washington Masters of Business Administration 1983 Pacific Engineering Design, LLC Responsible for all work undertaken by Pacific Engineering Design, LLC. Civil Engineering and Land Planning Services are provided. Increasing use of Low Impact Development elements in storm and water quality design to aid in LEED Certification. Pacific Engineering Design Inc. President and project manager for a 20-person civil engineering design firm. Firm provided civil engineering consulting as well as land planning for land development activities. Engineering design includes primarily new multifamily and single family residential projects involving earthworks operations, drainage, detention and water quality design with emphasis on Low Impact Development elements, water main extensions, fire service design, sanitary sewer design. Planning activities involve site planning for small to large master planned projects to assist in determining appropriate land uses along with the highest and best use for particular sites. Pacific Engineering Company Sole proprietor for a 12-person civil engineering firm engaged in design and land planning for land development activities as described above. Johnson Braund Design Group P.S. Inc. Director of Engineering for a multi-disciplined Architecture and Engineering firm of approximately 25 people. Firm engaged in A&E design for primarily multifamily, office and commercial projects. Civil engineering design included land development work as described above. Government work included A&E design work for the Corps of Engineers (Barracks rehab, Battalion Headquarters Buildings, Rifle Range Construction and Upgrade), and U.S. Navy (Housing and Enlisted Club Renovation). U.S. Army Corps of Engineers Fort Belvoir, Virginia Karlsruhe, Germany, and Fort Riley Kansas U. S. Army officer serving in the Corps of Engineers with Construction Engineer Battalions and Brigades in various areas in Europe and the United States. Responsible for construction activities of earthmoving and construction platoons. Projects included Rifle and Tank Gunnery Range construction, Barracks upgrade, Daycare construction. Professional Engineer, Washington Arizona Oregon #18612 #21281 #14363 GLENN L. TAKAGI ASLA Landscape Architect Principal LICENSES Washington State Registered Landscape Architect EDUCATION 1982 BACHELOR OF LANDSCAPE ARCHITECTURE 1 978 University of Washington, Seattle, WA LANDSCAPE ARCHITECTURE IN GREAT BRITAIN PROGRAM 1 978 University of Washington (Edinburgh, Scotland) PROFESSIONAL PRACTICE Glenn Takagi Landscape Architect Seattle, WA Talley Boughton Takagi PS. Seattle, WA Talley and Associates Seattle, WA PROFESSIONAL ASSOCIATIONS American Society of Landscape Architects PROJECT EXPERIENCE 1985-current 1983-85 1978-83 JACKSON STREET HOUSING, Seattle, WA for Low Income Housing Institute (UHi). Rudberg Architecture Group. 61 unit affordable housing project located in Seattle's Central Area. Unit for residential manager and common spaces include library, computer center, classrooms, fitness room, outdoor gathering and gardening spaces. Design emphasizes an urban feel on the street side and a strong residential character on the alley side where it fronts residential units. Currently in Design/ Construction Documents. FRANCIS VILLAGE, Kirkland, WA for St. Andrews Housing Group (SHAG). Ankrom Mosian Associated Architets. A 60 unit transitional housing development in the Totem Lake neighborhood of Kirkland. Project features a roof garden and a recreational climbing wall. A sustainability element is stormwater planters. Currently under construction. MARRIOTT SPRINGHILL SUITES, Issaquah, WA for Marriott Corporation. Baylis Architects. An extensive garden plaza background greets the user as they enter the lobby. Gathering and seating space, enclosure by mounds and plantings, a fire pit, night lighting and courtyard location adjacent to the dining area/ lobby/ indoor pool will insure maximum exposure and enjoyment for staff and residents. Currently in permitting stage. NAVOS MENTAL HEALTH CENTER, Seattle, WA for Highline West Seattle Mental Health Center- NAVOS. DKA Architects. New building (1-3 story 42,000 s.f. and 1-1 story 3,000 s.f.), issues and amenities: parking lot, recreational open space, critical areas slopes, drought tolerant plantings. Second phase of Health Center Campus, firs phase is the Housing portion completed in Fall 2008. Health Center project features bio-retention of storm water, permeable paving, children's play area, connector courtyard with cafe seating, kitchen garden, and critical areas slope plantings. Completion Spring 2011. HAMPTON INN & SUITES, Federal Way, WA for R_9.\@[JiQ_s_p_itil!ity. Abbott Heys and Associates, Architects. New hotel located in commercial campus adjacent to Interstate 5. Landscape goal: presentation of project from street and a stimulating arrangement of plantings for benefit of neighborhood and residents. Completion Winter 2011 . FERN HILL TERRACE APARTMENTS, Tacoma, WA for Multi-Service Centers/ Shelter Resources. Schemata Workshop Architects. Renovation of an existing 26 unit apartment complex to affordable permanent housing. Landscape work included a new terrace-play area of a new community room and modification of existing landscape to a lower maintenance and more user friendly layout. Completion Winter 2011. REGIONAL VETERANS CENTER, Renton, WA for Compass Hpusing Alliance. Baylis Architects. Landscape Architecture for a mixed use facility combining day care, mission based restaurant- classroom mission activities and transitional housing rental units for veterans/ dependents located in downtown Renton. Terrace and perimeter plantings and play area. Completion Winter 2011. RONALD WASTWATER DISTRICT MAINTENANCE FACILITY, Shoreline, WA for Ronald Wastewater District. Kubota Kato Chin Architects. New shop and maintenance operations facility introduced to existing district office site. Surrounding land uses were multifamily and educational requiring sound and visual screening. Native plantings utilized. Completion Fall 2010. NOVA TOWNHOMES, Seattle, WA for Low Income Housing Institute (UHi). CB Anderson Architects. Small townhome development (1 5 units) affordable for-sale housing in the Rainier/ Dearborn neighborhood. Emphasis on utilizing compact private and common spaces (play and vegetable garden area). Completed Spring 2010. TALL FIRS COTIAGES, Kent, WA for Mental Health Housing Foundation. Kovanlenko Hale Architects. Short plat of existing congregate housing parcel to establish 9 new single family housing units. Preservation of existing trees, native plantings, outdoor use space and restoration of a central common area-garden space. Completed Fall 2009. SAMMAMISH RIVER TRAIL CONNECTOR (Marymoor Park}, Redmond, WA for King County Department of Construction and Facilities Management. Worked as sub-consultant/ lead designer to study/ present bike-pedestrian trail routes through Marymoor Park (connect the Sammamish River Trail to the East Lake Sammamish River Trail). Worked with Parks Staff, Friends of Marymoor Park, Public to select and develop 'best' transit of Park. Completion Fall 2009. Construction cost $2,000.000. BRIERWOOD HOUSING, Seattle, WA for CHMHA (Community House Mental Health Agency). Form/ Function Architecture. Congregate housing remodel. Key issues were low maintenance and integration into neighborhood. Completed Spring 2009. BURIEN HEIGHTS APARTMENTS, Seattle, WA for Highline West Seattle Mental Health Center- NAVOS. DKA Architects. New building and parking lot, recreational open space, critical areas slopes, drought tolerant plantings. First part of a campus center. Second part is the Health Center. Housing portion completed in Fall 2008. Health Center project features bioretention of storm water, permeable paving, children's play area, connector courtyard with cafe seating, kitchen garden, and critical areas slope plantings. Completed Spring 2009. RAINIER VIEW APARTMENTS, Fife, WA for Multi Service Centers/ Shelter Resources. Schemata Workshop Architects. Landscape Architecture for a 50 unit 3 story affordable housing project. Ground floor related personal spaces, a fountain-courtyard/ community room and adjacent personal gardening plots. Senior housing; scope-considerations driven with close coordination with residents and adjacent church. Completed Spring 2008. MILL CREEK EAST PLANNED RESIDENTIAL DEVELOPMENT, Mill Creek, WA for_K_AJIMA QEVELOPMENT/ CHAFFEY HOMES. Baylis Architects. Team member of Master Planning a 37 acre site for attached and single family residential housing. Twelve acres of the site are proposed to be retained as wetlands, buffers and a 'hub' located Village Green dedicated to the City as a Park space. Unit mix, street presence/ elevations, automobile circulation/ parking, street frontage and pedestrian linkage to open spaces were key design elements. Construction completed Spring 2008. LOS MEETING AND STAKEHOUSES, Various locations in WA (Mercer Island, Friday Harbor, Bellingham, Silverdale, Monroe, Mill Creek, Sultan, Graham, Gig Harbor, Marysville,Wenatchee) for The Church of Jesus Christ of Latter Day Saints. Hall/ Kienast Architects/ Patrick Harron Associates. Work includes Preliminary Drawings/Hearing Examiner, Conditional Use and Permit Drawings, Construction Observation for new and remodel- addition projects. Ongoing. SAMMAMISH RIVER TRAIL, King County, WA, for King County Department of Construction and Facilities Management. Planning and design for improvements, repair and maintenance of the linear park/trail extending from the City of Bothell to Marymoor Park in Redmond. Ongoing planning, Construction documents and Construction Observation. Basic work includes bridge and trail widening, trail corridor restoration, and mitigation planting. Project cost to date $2,500,000. 2002-2010. NIHONMACHI, Seattle, WA for INTER*IM. Pyatok Architects. Located in the International District, mid-rise housing over underground parking/ commercial space project on steep sloping site. Entry, sidewalk, interior courtyard with play area and roof deck plantings. Completed Spring 2007. DENISE LOUIE CHILD EDUCATION CENTER-Beacon Hill, Seattle, WA for DENISE LOUIE EDUCATION CENTER. Environmental Works Architect. Landscape consultant for developing a Play Area and associated planting requirements for a K-3 school in an urban commercial-residential neighborhood. Creating safe and useful spaces and presentation were key issues in a tight space. Completed Fall of 2005. CENDANT AUTO TURNAROUND, Tukwila, WA for Cendant Corporation/ Sterling Corporation. Blunk Demattei Associates Architects. Renovation of a vacant theater property into a rental maintenance, storage and turn around hub. Street frontage and entry plantings a priority along with parking-car storage perimeter screen plantings. Completed Fall 2005. AMERICAN MARINE BANK, Kingston, WA for AMERICAN MARINE BANK. Larsen Architects. Landscape consultant for a new branch office on the edge of 'Old Town Historic District' of the City of Kingston. A designated 'gateway' to the City, the site incorporates a semi-pubic courtyard. Plants were selected to around a marine theme to compliment the architecture the prominent site. Completed the Spring of 2005. THE LODGE AT SHERWOOD, Sequim, WA for THE LITILEOHN COMPANIES. K. H. Hays Architects. Landscape Consultant for Building Permits. A retirement/ assisted living project incorporating housing and a restaurant pavilion to serve the growing retirement community. The pavilion sited to capture the views of the Olympic Mountains and the building laid out around two major courtyards. An active, sunny, entry space incorporating the project entry/ approach, waterfall and pond and secondary terrace and a contemplative green and a serene north courtyard. A circuit of putting greens is provided around the complex in the perimeter lawn/ landscape. Construction completed Fall 2004. ASCENT AT TALUS PARCEL 16, Issaquah, WA for OLS,ln!:rac_Qfil_ GGLO Architects. Landscape consultant for a Site Development Permit/ Building Permit for townhouse housing (117 units) on a forested hillside site. A residential parcel in a Major Development District (commercial and residential) whose theme is urban oriented with emphasis on creating a sense of community; with trails, linked open space, strict design parameters. A unique feature of project is the boulevard open space of the two main streets. The layout provides for active recreation spaces as well as landscape and visual buffering. Building Permit drawings for underway. Estimated Construction Cost $450,000. Construction beginning Fall of 2004. PINE CITY INN, Seattle, WA for Low Income Housing Institute (UHi) Geise Architects. Rehabilitation of an existing motel into a temporary housing/ shelter project. Interior courtyard parking restructured to accommodate new day room-open space, play area, and revised parking/ planter layout. Street trees and perimeter plantings. Construction completed Winter 2004. BLAKELEY VILLAGE, Seattle, WA for BLAKELEY VILLAGE LLC/ INTRACORP. Driscoll Architects. Landscape Consultant for a mixed use project ( condominiums over retail) adjacent to a major community shopping/ dining complex, a major University, and bordering a regional trail(Burke Gilman). Key issues were compatibility to residential neighborhood, providing community space, providing security yet blending into the trail. Construction completed Fall 2003. Commissioned by Developer to work with local community group to develop adjacent parcel. BLAKELEY CRESCENT PARK, Seattle, WA foi:..Eriends of Blakeley Crescent Park (nQD:J;irofitl. Worked with a Neighborhood Group (funded by Neighborhood Matching Funds, Private Donations) to transform a currently unused, narrow overgrown strip of property bordering the Burke Gilman Trail into a Neighborhood Park. Program elements included ADA access, Overlook Area, Trail Access, site furniture as well as drought resistant plantings. Once park is completed, Seattle Parks Department will take over ownership. Construction completed May 2004. 1 5rH & YESLER HOUSING, Seattle, WA for NIKKEi CONCERNS. Kubota Kato Chin Architects. Landscape and Irrigation Layout, Lighting, Entry Courtyards, and Community Garden for Condominium Project. Clients were sensitive to adjacent/ associated Senior Housing and proximity to a City Park and Church. Construction Completion Winter 2002 RIVERTRAIL, Redmond, WA for I N TRAC O R P. Baylis Brand Wagner Architects. Landscape Consultant to develop attached townhomes adjacent to the Sammamish River. Public access to Sammamish River Trail through development and Open Space were key issues for City/ Developer .. Planting scheme for the streetscape is based on the elements of single family home neighborhood, court entries, sidewalks, etc.. Landscape Construction Cost $1,500,000. Construction Fall 1994-Spring 2000. VILLA ACADEMY PLAY AREA, Seattle, WA for The Villa Academy. Layout and Planting Plans to develop and build a new Play Area for Preschool through Grade 2 classes. Slightly sloped site used to provide experiential play as well as teaching area. Completion Fall of 1999. CENTRAL WAY APARTMENTS, Kirkland, WA, for SECO Development. Driscoll Architects. Landscape and Irrigation Layout, Lighting, Deck Paving Patterns, Ornamental Grading, Site Furnishing selections for a Gateway Project to the Kirkland CBD. Three structure Mixed Use Project over PT slab/ Garage. . Sub-consultant. Construction Cost $1 50,000. Completion Fall of 1999. SI VIEW PARK, North Bend, WA for King County Department of Construction and Facilities Maintenance. Master Plan and Phase One Design Development for Community Park. Creating additional parking to accommodate Community Center/ Pool programs, property acquisition for new entry, play area, restrooms, picnic shelter, renovation/revised athletic field layouts for soccer/ baseball, trails and pathways, street improvements and storm detention for an 8+ acre parcel. Primary Consultant. Estimated Construction Cost 3 .2 5 million. Studies completed Spring 1998. TOWN SQUARE PLAZA, Bellevue, WA for SECO Development Inc/ Town Square LLC. Curtis Beattie Architects. Housing over garage and retail space in the Central Business District of Bellevue. A large interior courtyard of decorative pavers runs the length of the project; one end anchored by a fountain and the other a planted oasis. Two grand staircases provide access to the elevated court. Planting and Irrigation, paver layout, site furnishings and planter pots. Subconsultant. Completion Spring of 1 998. JULIA LEE'S PARK, Seattle, WA, for The Madison Valley Park Foundation. A Private Park open to the Public featuring seating, strolling and arboreta. A small (1 /4 acre) Park sited near a community business core to provide neighborhood focus and open space. Primary Consultant. Construction Cost $190,000. Dedication Spring 1994. TraF~ Vincent J. Geglia Degree Association Membership Occupational Experience Principal, TraffEx NORTHWEST TRAFFIC EXPERTS 11410 NE 124th St.J #590 Kirkland, WA 98034 Phone: 425.522.4118 Fax: 425.522.4311 BSCE University of Buffalo, 1973 Institute of Transportation Engineers, Member 1986 to present. Principal and founder of TraffEx, 2004; a consulting engineering firm specializing in traffic engineering services. Mr. Geglia has designed more than 60 traffic signals, street illumination plans, signal interconnect system, and channelization plans, including the illumination design for six miles of freeway and five interchanges on WSDOT's 1-405 Northup to Bothell HOV lanes project.. Mr. Geglia has been the project engineer responsible for the preparation of over 400 traffic impact analyses for a variety of office, commercial and residential developments in the Puget Sound area. His work has been especially focused on the East Sammamish Plateau. He has prepared the transportation section for several Environmental Impact Statements including Mill Creek Town Center, Sammamish Parkplace, a 1.2 million square foot office complex; The Trossachs, a 491 lot residential development; Beaver Lake Estates, a 94-lot residential development; the University of Washington (UW) Physics and Astronomy building; and the UW Print Plant. He has prepared several traffic studies for the UW including the Harborview R/T Facility, the Memorial Drive entrance realignment, Stevens Way circulation study and a loading dock and access analysis for expansion of the Health Sciences Center. Mr. Geglia also assisted in the development of the Transportation Demand Management Plans for Shoreline Community College, the New Vector Headquarters and the Colby Square office complex in Everett. Senior Transportation Engineer for TP&E from 1986 to 2004. Project Engineer for AESL from 1981 to 1986 Facility Engineer/Master Planner at Fort Drum from 1976 to 1981 Transportation Engineer for New York State Department of Transportation from 1973 to 1976 Statement of Qualifications for A & E Services Sewall Wetland Consulting, Inc. 27&:11 Covington Way SE #2 Covington WA W42 Edgar K. Sewall III, Principal, Professional Wetland Scientist #212 Sewall Wetland Consulting. Inc. Founded: 2004 27641 Covington Way SE #2 Covington, WA 98042 WORK EXPERIENCE Phone: 253--859-0515 Fax: 253--852--4732 2004-Present PRINCIPAL AND SENIOR BIOLOGIST Sewall Wetland Consulting. Inc. Owner and senior biologist for consulting firm comprised of 5 employees. Specializing wetland, stream and wildlife studies for various private and public projects. 1991-2004 SENIOR ECOLOGIST B-twelve Associates, Inc., Kent. WA Duties include identification and delineation of wetlands and streams, wetland analysis reports, Wildlife Habitat Studies, Army Corps of Engineers Permits applications, Monitoring and design of wetland mitigation and restoration projects, Habitat analysis using various methods, Permitting and Environmental Impact Statements. 1990-1991 ENVIRONMENTAL SCIENTIST ATEC Associates, Inc., Norwell, MA Duties include all aspects of wetland work, wildlife habitat analysis, forest management, Phase I and Phase I[ Site Assessments relative to oil and hazardous materials, Environmental Impact Statements, and Project Management. 1989-1990 WETLAND BIOLOGIST Applied Bio-Systems, West Kingston, RI Duties included wetland flagging. mapping, habitat analysis, salt marsh research and other related work for private and state projects throughout Rhode Island. 1987-1989 RESEARCH ASSISTANT University of Rhode Island, Kinston, RI Duties included data collection, vegetation analysis and statistical analysis of forest research plots. EDUCATION 1991 Master of Science in Natural Resource Science, with concentrations in Forest and Wetland Ecology; University of Rhode Island. 1982 B.S. in Nautical Science; Maine Maritime Academy. PROFESSIONAL AFFILIATIONS • Certified Professional Wetland Scientist, Society of Wetland Scientists 1995--Present • Certified Wetland 1987 Manual Delineator, USACOE, Seattle, WA, 1993 • Certified Wetland Biologist for Pierce County, WA, 1992 • Certified Wildlife Biologist for Pierce County, WA, • Certified Preferred Wildlife Biologist King County, WA, 2004 • Certified Preferred Wetland Consultant for King County, WA, 2004 • Certified Wetland Biologist City ofT acorna, WA, 1992 • Member, Society of Wetland Scientists, 1990-present PUBLICATIONS Sewall, III, Edgar K. and James H. Brown, Jr. "Regeneration Patterns in Low Site Oak and Oak Pine Stands After Gypsy Moth Defoliation and Salvage Cutting." Northern Journal of Applied Forestry. 12(3):109--114. September 1995. D. ROBERT WARD, P.E. EDUCATION University of Washington M.S. in Geotechnical Engineering REGISTRATION Professional Civil Engineer -Washington PROFESSIONAL SUMMARY Geotech Consultants, Inc. -Bellevue, Washington Geotechnical Engineer -Principal since 1996 Altinay and Associates Inc. -Seattle. Washington Assistant Engineer PRINCIPAL Geotechnical Engineer Montana State University B.S. in Civil Engineering 03/87 to present. 10/86 to 03/87. Sanderson/Stewart/Gaston Engineering Inc. -Bozeman, Montana Materials Technician and Inspector 06/85 to 09/86. REPRESENTATIVE EXPERIENCE Mr. Ward has been with Geotech Consultants, Inc. for over 24 years, starting as a technician and is now a principal. He has been involved in numerous design and construction projects at Geotech Consultants in the Puget Sound region ranging from single-family residences to multifamily developments to office and commercial buildings. He has performed preconstruction studies on a wide variety of projects and engaged in site inspections and project management during construction. In addition, Mr. Ward has provided hands-on consultation on projects where geotechnical problems have arisen. His professional design experience includes all aspects of geotechnical engineering, such as large earthwork projects, shallow and deep foundations; preload fills to induce preconsolidation of soft soils; roadways over soft soils; conventional and geotextile- reinforclld retaining structures; dewatering and underslab drainage systems; slope stability analysis, and slide repair features including buttresses, soldier-pile walls, and crib walls. As Mr. Ward's work experience increased throughout his career, so has his direct interfacing with clients, design teams, and municipality personnel. He is highly personable and respectful of the needs and concerns of all personnel involved in projects. Mr. Ward believes that computers may solve analytical problems, but personal and direct contact with people still is the most important part of the job. Mr. Ward has extensive, hands-on field experience on projects from Bellingham to Olympia, ranging from houses to apartments to office complexes to utility district projects. He has worked in large forested areas to high density urban areas. Mr. Ward has seen nearly every soil type and condition the Puget Sound has to offer. GEOTECH CONSULTANTS, INC. Russ Gaston, PE, Principal Director of Water and Natural Resources Russ is a principal and senior project manager \-vith more than 24 years of civil engineering -: experience. He specializes in leading multidisciplinary teams on watershed and basin studies to assess and restore habitat, improve water quality, sediment management, and reduce flooding problems. Russ has a long and successful history of overseeing the implementation of CIP HanmiC .,,;,• .• n••c, projects, which have been defined in his studies, and taken from design through construction. His design experience includes drainage infrastructure improvements, stream and wetland habitat restoration, stream and ravine channel stabilization, and surface water BivfPs for site development and transportation projects. Education Bachelor of Science, Civil Engineering (\X''ashington State U niver:-ity, 1987) Registrations • Professional Engineer (\X/ashington, 1997 and Oregon, 2001) Training • IIEc:6 (2003) • HEC-R.AS (2002) XP-SWMM (2001) I ISP!' (1995) Professional Affiliations American Public Worb Association (APWA) Awards • ACEC:-WA, Engineering Excellence Silver Award for Sustainable Dcsign- Boemg Creek Basin Improvements, 2010 • ACEC-WA, Engineering I~xccllence Gold Award for Complexity-Swamp Creek Flood Reduction Improvements, 2007 ACEC-WA, l~ngineering Excellence Silver ,-\ ward for Complcxity- UWR / CC:C: Collorntcd Campus Design & North Creek Selected Project Experience Valley Creek & Kelsey Creek Fish Passage Project; Bellevue, Washington Project Manager-Otak is the prime consultant for this project that includes two fish passage problem areas. The first is a 60-inch CMP perched culvert with an existing rock weir that is not fish passable during low flows. The second problem area is located at the Kelsey Creek Bridge where summer low flows are too shallow for fish passage. \Vork includes alternatives analysis and development, preliminary and final design, and assistance with permit and approval processes. Construction support services may be added at a later date. Valley Estates Bank Stabilization & Culvert Replacement; Redmond, Washington Project Manager-This project provides an opportunity to enhance one of the few spawning locations within the Sammamish River, provide fish passage to approximately 1,800 feet of stream with improved habitat features, and enhance the aesthetics and improve stewardship among the public. The design replaces an existing perched culvert that runs under the Sammamish River Trail, which is a barrier to fish passage in an unnamed stream, with a new culvert that is designed to allow fish passage upstream and to restore habitat connectivity between the Sammamish River and the unnamed stream. The fish passable culvert will be connected to the stream by regrading the lower channel to step up from the culvert to the floodplain using weirs, restoring the channel mouth, and providing fish passage to the tributary stream. A second proposed fish passage improvement will remove the weir that controls the water surface in the in- stream sediment pond. Additional proposed activities include stabilizing the steep, erosion-prone banks of the unnamed stream by bypassing high flows around the stream and the installation of small logs, boulders, and bioengineering to direct erosive flows away from steep banks and diversify in-stream habitat. Native trees and buffer vegetation are proposed to restore in the adjacent open space. The project is designed to be constructed in two phases-construction of the bypass will begin in May 2010, and the stream and bank stabilization improvements will be made during the 2010 fish window. Work includes survey and base mapping, performing background studies including analysis of the watershed (172 acres), developing alternatives, preliminary design, assisting with public involvement, preparing all required permits, final design and construction documents, construction assistance, and post-construction monitoring if needed. East Lents Floodplain Restoration Project; Portland, Oregon Principal-in-Charge-Otak was selected to provide design, engineering, and management services for this project. The primary goal is to reduce flooding of Russ Gaston, PE, Principal Director of Water and Natural Resources Johnson Creek in the Lents neighborhood of Portland. Through the City's Willing Seller's Program, they have acquired 19 acres of floodplain properties. The design concept includes excavation of flood storage along Johnson Creek and restoration of stream, riparian, and floodplain habitat. Hayho Creek Culverts Construction Management; Marysville, Washington Construction Manager-$200,000 construction project replacing two culverts along Hayho Creek in Marysville. TI1e project included boring/jacking one culvert beneath a BNSF active railroad. Scott provided submittal review, site inspection, payment estimation and overall coordination between the contractor and the City. Meadowbrook Pond Sediment Management Plan; Seattle, Washington Project Manager-Russ managed a multidisciplinary team in developing a sediment and water quality management plan for Meadowbrook Pond regional stormwater facility located in the main stem ofT11ornton Creek. Russ evaluated methods of improving sediment collection at locations that are currently maintenance intensive depositional areas. Improvements were targeted at sediment trapping efficiency, operation flexibility, and environmental benefit as measured by dredged volumes, changes in streambed particle size distribution, and life cycle costs. Thirteen years of continuous stream flow was simulated with the HSPF hydrologic model, and used as input into a HEC-6T sediment transport model to evaluate the sediment budget at the facility for alternative dredging and facility schemes. The project approach, methodology, and conclusions of the sediment management plan included the geomorphic assessment and review of three geomorphologists on the project team. Swamp Creek Flood Reduction Improvements; Kenmore, Washington Stream Restoration Manager-Russ was responsible for the design of this multipurpose project that would rehabilitate the Swamp Creek Stream corridor. Primary goals of the project were to reduce flooding of public and private streets and property, restore floodplain storage, remove fish blockages, restore stream and wetland habitat, and provide an aesthetically pleasing urban amenity. Elements of work included relocating reaches of the stream, creating floodplain wetlands, replacing constrictive bridges, raising roads, constructing flood control levee and berm, and retrofitting an instream sediment pond. Russ led the engineering services that included developing continuous flow simulation hydrology (HSPF), hydraulics (HEC-RAS), and sediment transport models (SAM and HEC-6) for the basin; evaluating alternative corridor enhancement concepts; and preparing construction documents for the preferred solutions. Russ also provided construction management and field direction for all of the stream restoration work. This project received an Engineering Excellence Gold Award for complexity, from the American Civil Engineering Council. Wallace Park Sediment Pond Improvements; Kenmore, Washington Principal-in-Charge-This is the second phase of work along the Swamp Creek corridor. Project includes a sediment pond modification in a popular community page 2 Russ Gaston, PE, Principal Director of Water and Natural Resources park. The design focused on improving fish passage and riparian habitat, while maintaining the sediment collect.ion necessary to protect the do"\vnstream system. Stream Culverts Analysis and Design for Phase II of the Uplands Snoqualmie Valley Development Design; North Bend, Washington \Xlater Resource Engineer-Russ was responsible for the design of eight stream culverts, in an environmentally-sensitive and rapidly developing 1ural watershed, as part of a project to improve one mile of logging road into a rural access road. The proposed road crosses an alluvial fan at the base of Rattle Snake Mountain. The streams originate on the northeast slope of the mountain, cross the alluvial fan and access toad, flow into Clough Creek, and finally into the South Fork of the Snoqualmie River. Two of the culverts were designed per state standards in the Washington Administrative Code (WAC) to allow fish passage to habitats in the upper watershed. Shorewood Hills Ravine Stabilization Study and Design, Shoreline, Washington Project Manager-Russ led this study and preliminary design to provide engineering and geotechnical assessment of this eroding ravine. The objective of this study was to qualitatively evaluate the source and extent of channel erosion in this ravine, identify potential downstream impacts to the stream habitat in Boeing Creek, and make permit plans and cost estimates to be constructed as a contractor design-build project. Recommended stabilization measures were successfully built in 2003. North Creek Channel and Flood Plain Wetland Restoration at the UWB/CCC Campus; Bothell, Washington Civil Engineering Manager-Russ managed and designed the civil site improvements and assisted "With permit coordination for this extremely difficult 130-acre site. The riverine ecosystetn was designed to function at the highest level possible, given the current conditions. Urbanization in the North Creek watershed and lowering of Lake Washington had eliminated the possibility of returning this riverine ecosystem back to its historical condition. Site constraints limited the number of stream restoration options. The creek enters and exits the site at locations confined by the I-405 and SR 522 bridge crossings, in addition a 60-inch Metro sewer line transects the site, about six feet of clearance is provided below the streambed. Russ led the engineering design of the stream and wetlands restoration, erosion control, grading) and stormwater management. The objective of the stream restoration was to restore natural morphology (such as meander length, curve radius, bankfull depth, and width-to-depth ratio) to 3,800 feet of North Creek, reconnect the stream to its associated 60 acres of wetlands, restore native plant communities in the floodplain, and improve habitat for aquatic and terrestrial wildlife species. The restoration was based on historical information, regional references for similar streams, reference reaches both onsite and upstream, and the professional judgment of the engineers and scientists on the design team. This project received an Engineering Excellence Silver Award for complexity, from the American Civil Engineering Council .. page 3 Russ Gaston, PE, Principal Director of Water and Natural Resources Juanita Creek Basin Stabilization Study and Design; Kirkland, Washington Project Manager-Russ led the investigation into sources of sediment and erosion in approximately 17 miles of Juanita Creek and its tributaries above NE 124<h Street. The study included using the Corps of Engineers SAM model to evaluate sediment transport rates and stabile channel characteristics, on a reach per reach basis, developing methods and strategies to reduce erosion and provide fish habitat. Methods evaluated include instream and bank, stabilization measures, regional detention facilities, sediment traps/ponds, and source controls. Construction documents were prepared to replace failing twin-culverts and a sediment pond at NE 124,h Street and at NE 122"tl Street, with a fish- friendly culvert and stream habitat enhancement an<l in accordance to the WDFW's design standards and guidelines. Juanita Creek Stabilization at NE 129<h Place Crossing; Kirkland, Washington Project Manager-Russ evaluated three alternate solutions to stabilize Juanita Creek and stop overtopping of NE 129th Place. Russ researched site conditions; evaluated the stream, culvert) and bridge hydraulics; estimated the impacts each alternative would have on the stream's sediment load balance; estimated the implementation cost of each alternative; an<l presented the study results in a technical report. The three solutions included relocating Juanita Creek to align it with the existing cross culvert, relocate the cross culvert to align it with Juanita Creek, and replace the cross culvert with a bridge. Stables Creek Restoration; Snohomish County, Washington Project Manager-Russ was responsible for the design of a restoration project to improve fish passage and enhance stream and riparian habitat along Stables Creek. Fish passage improvements included removing a private pond, that diverted water from the main stream channel, and replacing a collapsed culvert with an new 96-inch fish passage culvert designed in accordance to the WDFWs Design Manual for Fish Passage at Road Crossings (WDFW manua1, using the stream simulation option. Culvert Replacement Design for Fish Passage at Simon Road Crossing; Snohomish County, Washington Project Manager-Russ was responsible for designing a fish passage culvert, in accordance with the Washington Administrative Code (\VAC), lo replace the perched 1:\mn culverts. The t:\vin 72-inch culverts were perched nearly 3.5 feet above French Creek. A series of three log weirs were constructed immediately downstream, of the weir, to back waler into the culverts and allow upstream fish passage. The closest weir was constructed too close to the twrin culverts and high flows have scoured a hole beneath this weir, thus lowering the water that would have backed into the culverts. Jenkins Creek Channel Restoration; King County, Washington Project Manager/Project Engineer-Responsible for an award-winning design to restore over 2,000 feet of Jenkins Creek to a natural stream. Urban development had placed much of the stream into underground pipes and most of the tree cover that shaded the stream had been removed. Responsibilities included page 4 Russ Gaston, PE, Principal Director of Water and Natural Resources project management, hydrologic and hydraulic analpis, coordination with lan\J- usc and utilities, development of alte.rnative alignments and profiles for fish habitat, cost comparison of alternatives, and final design of selected stream improvements. This project received local and national recognition for excellence from the Environmental Protection Agency, the Consulting Engineers Council of Washington, and the American Society of Civil Engineers. (Experience Prior to Otak) Kelsey Creek Stream bank Stabilization; Bellevue, Washington Project Manager~Responsible for hydraulic analysis and final design of a rock wall that was to replace a failing portion of a gabion retaining wall in Kelsey Creek. Work included hydraulic analysis of the flow in the creek, design of the rock wall, and in-stream st.rucrures to improve fish habitat and reduce shear forces at the base of the wall. In-stream structures included turning rocks and boulders, deflector logs, and root-wads. Sunset Creek Channel Improvements; Bellevue, Washington Project Engineer-Responsible for a drainage study and final design to reduce channel erosion and local flooding. Work included a hydraulic analysis of the existing channel, recommendation of alternative solutions to reduce channel erosions and over-bank flooding, and preparation of plans, specifications, and estimates for the selected improvements. Improvements selected included a high-flow bypass system and channel armourment with woody debris and rock material. Flood Damage Repairs to the Tacoma Eastern Railroad; Tacoma, Washington Water Resources Engineer-Assisted the City of Tacoma with flood damage repairs to trestles and track damaged from the February 1996 flood. Russ's work included a fast-tracked reconnaissance and evaluation of the damaged trestles and track, design of protective measures for the trestles, and as a condition of FEl\.1A funding requirements a written design memorandum demonstrating compliance to the U.S. Corps of Engineer's (COE) HEC-11 design standards. Protective measures included heavy riprap revetments for the piers and abutments, and heavy riprap buttress slope protection along eroded channel banks. The flood damaged three trestles on the Tacoma Eastern Railroad. The first involved four to six feet deep scour hole on approximately ten bents for a trestle over the Nisqually River, near Elbe. The trestle is on the Nisqually River, near McKenna, where the flood severely eroded the river banks approaching the trestle and cut a new secondary channel through the projecting right abutment, completely washing out the track,. The third damaged trestle is over the Skookumchuck River, near Centralia, where the flood waters washed out the abutment for a steel bridge and the bridge collapsed into the river. (Experience P,ior lo Otak) PRI Ravine Stabilization; King County, Washington Project Engineer-Responsible for a feasibility study and final design for embankment stabilization between Pacific Raceways International (PRI) and Soos Creek. Stormwater runoff from the PRT racetrack had cut several steep and eroding ravines above the Burlington Northern rail.toad track and then into Soos page 5 Russ Gaston, PE, Principal Director of Water and Natural Resources Creek. The track freguently flooded as the culverts filled with sediment. Work included investigation of the existing drainage system at PRI, hydrologic and hydraulic analysis! recommendation of Best J'vfanagement Practices to reduce sediment and petroleum products from leaving the site, and design of channel stabilization measures in the corroding ravines. (Experieni, Prior to Otak) page 6 C/i/11JJ;/ Transportation Department December 8, 2010 Pacific Engineering Design, LLC Collin Barrett 15445 53'' Ave S Suite 100 Seattle, was 98188 Subject: School Bus Stop 420 Park Avenue North, Renton WA 98057 phone: 425.204.4455 fax: 425.204.4465 trans portal ion@renton. wed net.ed u 16405 SE Renton-Maple Valley Road in King County Dear Collin, Project No: 07093 We spoke regarding the new proposed development located at 16405 SE Renton-Maple Valley Rd. We understand this is preliminary and nothing has been finalized as to a start date for this project development. We talked about during construction there would be no children to pick up, therefore, no reason for us to drive into this site. Once the project is complete, we are able to utilize the neighborhood loop road which you say will be able to accommodate a full size school bus if we choose to do so. Since this is our only means for turning around at our furthest point on the Maple Valley Rd, we need to be able to make a left turn heading west-bound on Maple Valley Highway exiting the development. Thank You. rfu,\J?JlCL C~L~;\OL) Debora Gilroy Assistant Director of Transportation 425-204-4455 425-204-4465 fax debbie.gi I roy@renlo nschools. us %,~ !,~ta:n.i,;,g to /,,,8( • .l~r;imo • McCULLOUGH HILL LEARY, rs Vanessa Dolbee Senior Planner City of Renton 1055 South Grady Way Renton, WA 98057 June 24, 2011 RE: McCormick Plat (LUAl 1-034, ECF, PP, V-1, PPUD) Dear Ms. Dolbee: E :\ 1 uh i +- I represent the applicant Robert McCormick. I am writing to cotntnent on the proposed Determination of Non-Significance-Mitigated ("DNS-M") for this project. The applicant objects to the proposed mitigation measure requiring mitigation for the loss of affordable housing for three reasons. First, the Washington Supreme Court has dete1mined that requiring a property owner to mitigate for the loss of affordable housing is unconstitutional. Robinson v. Seattle, 119 Wn.2d 34, 830 P.2d 318 (1992). In Robi1uo11, the Court shuck down the City of Seattle's Housing Prese1-vation Ordinance, which required the payment of relocation assistance to low income tenants displaced by redevelopment The Court found the ordinance violated the substantive due process rights of the property owner. The Court stated, "solving the problem of the decrease in affordable rental housing ... is a burden to be shouldered commonly and not imposed on individual property owners." Id. at 42. Similarly in the manufacmred home context, the Washington Supreme Court has determined that relocation assistance requirements are unconstitutional. G11imont v. Clark, 121 Wn.2d 586, 854 P.2d 1 (1993). In Guimo11t, the Court found that the Mobile Home Relocation Assistance Act in effect at the time (former RCW 59.21) that required a park owner to contribute money toward relocation costs upon park closing was an unconstimtional taking on tl1e grounds that tl1e law was unduly oppressive and therefore violated park owners' substantive due process rights. Following G11imo11t, RCW 59.21 was amended in 1995 to change the program to what it is now. The state provides financial assistance to manufactured home owners who must relocate due to redevelopment. The relocation fund administered by the state is funded by a $100 fee charged on every transfer of title for a mobile home, as well as otl1er funding allocated by tl1e legislamre. (The program is described on CTED's web site at http://www.cted.wa.gov/site/ 484/ default.aspx.) --, / ) "*··· 701 Fifth Avenue • Suite 7220 • Seattle, Washington 98104 • 206.812.3388 • Fax 206.812.3389 • www.mhsealtle.com Vanessa Dolbee June 24, 2011 Page 2 of2 Second) impacts to current residents are econ01nic ones. Economic impacts are not the proper subject of 1nitigation under the State Enviromnental Policy Act ("SEPA"). Wes! 514, foe. v. Co1111ty efSpoka//e, 53 Wn. App. 838, 770 P.2d 1065 (1989). Third, under SEPA, tnitigation may only be imposed if it: (1) addresses a significant adverse environmental impact of the proposal identified in an environmental document; and (2) is based on a written SEPA policy adopted by the jurisdiction. WAC 197-11-660(1). Here, these requirements ate not met. For these reasons, the applicant requests that the final DNS-M not include the condition relating to tnitigation for the loss of affordable housing. The applicant will continue to work with the City on the issue of mitigation for the loss of the existing housing. However, any mitigation provided is purely voluntary and cannot legally be imposed as a SEPA condition. Thank you for your consideration of these comments. Sincerely, ulA1/htA,f~&v Courtney A. Kaylor cc: Robert McCortnick Greg Diener McCULLOUGH HILL LEARY, Ps Vanessa Dolbee Senior Planner City of Renton 1055 South Grady Way Renton, WA 98057 August 2, 2011 RE: McCormick Plat (LUAl 1-034, ECF, PP, V-1, PPUD) Dear Ms. Dolbee: I represent the applicant Robert McCormick. This letter follows up on the applicant's prior comment on the proposed Determination of Non-Significance-Mitigated ("DNS-M") for this project. As discussed in that comment, state law prohibits the City from imposing a condition on the project in the DNS-M that requires mitigation for the loss of affordable housing. &bi11so1111. Seattle, 119 Wn.2d 34,830 P.2d 318 (1992);Gttimo11t "· Clark, 121 Wn.2d 586, 854 P.2d 1 (1993); WAC 197-11-660(1). The State of Washington provides financial assistance to manufactured home owners who must relocate due to redevelopment. Under this program, qualifying homeowners are reimbursed for relocation expenses by the state, up to $7500 for a one-section and $1200 for a multi-section manufactured home. These payments are provided only after the expenses are incurred by the homeowners, however, and there may be a waiting list for rehnburse1nent. Also, these payments are reduced by the amount of relocation assistance provided by third parties. Despite the fact that it is not legally required, the applicant is willing to voluntarily provide assistance to relocating homeowners in a manner that is compatible with the state relocation assistance program. Specifically, the applicant will agree to pay the homeowners' relocation expenses "up front," subject to later reit11burse1nent by the state, so that the homeowne.ts will have unmediate access to the funds for relocation. Accordingly, the applicant will agree to the following condition: The property owner ("Owner") voluntarily agrees to pay the relocation costs of the homeowners ("Homeowners'') within the Valley View Mobile Home Park ("Park"), subject to the following terms and conditions: (1) The relocation assistance program currently administered by the Department of Commerce pursuant to RCW 59.21 and WAC 365-212 ("State Relocation Assistance Program") must exist at the time nonce of tl1e closure of tl1e Park is provided by the Owner; 701 Fifth Avenue • Suite 7220 • Seattle, Washington 98104 • 206.812.3388 • Fax 206.812.3389 • www.mhseattle.com Vanessa Dolbee August 2, 2011 Page2of2 (2) The Homeowners to whom assistance is provided must qualify for relocation assistance under the State Relocation Assistance Program and the Depatttnent of Commerce must verify the Ho1neowners' qualification; (3) The Owner will pay only those relocation costs for which the State Relocation Assistance Program provides reimbursement; (4) The Homeowner must agree in writing using a form acceptable to the Owner that the right to reimbursement provided by the State Relocation Assistance program is assigned to the Owner. Thank you. Sincerely, c;/M,~ ~(Vv- Courtney A. Kaylor cc: Robert McCormick Greg Diener McCormick Plat Project's Compliance Statement ( / h I /) i + ] -7· ..__-,( \ \. 1. Demonstration of Compliance and Superiority Required. Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section [Renton Municipal Code Section 4-9-150] and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. Purposes ofRMC 4-9-150 The purposes of the City's PUD regulations are: (I) to preserve and protect natural features of the land; and (2) to encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. RMC 4-9-150.A. The proposed PUD is consistent with both of these purposes. The proposal provides a generous setback from the adjacent steep slope to the south of the property (approximately 100 feet between the toe of the slope and residential structures). The proposal also provides buffers from the onsite stream and wetlands, protecting these features. In addition, the proposal includes creativity in the arrangement of the residential lots and structures, resulting in a superior open space design that includes (1) a large landscaped open space area contiguous to the critical area buffer; (3) a soft surface trail system; (3) substantial landscaped open space along the Maple Valley Highway frontage; and (4) a separate active recreation park area. Exhibit A. Comprehensive Plan The proposed PUD is also consistent with the Comprehensive Plan. The land use designation of the project area is Residential Single Family ("RSF"). The zoning of the project area is Residential 8 du/ac (R-8). The proposed project will develop 34 single family residential units in a 7.32 acre site. Actual lot density of this project is 6.42 du/ac (excluding public streets, private access easements and critical areas). The proposal provides housing consistent with this land use designation and zoning as well as the following goals and policies of the Comprehensive Plan: • A community that it healthy and safe, that has cohesive, well-established neighborhoods and a growing diversity of housing to match the diversity of the population with its various needs and wants. Comprehensive Plan, p. 11-1. • [T]here is an objective to increase the supply of single-family housing through infill development. Some of this single-family infill will occur in newly annexed areas of the City, as a way to meet the desired single/multi-family housing mix and provide efficient urban services. Id. • A significant characteristic of the neighborhoods of Renton is their multi-level diversity. Most neighborhoods include households that vary from one another in McCormick Plat Project's Compliance Statement -Page 1 age range or generation, economic level, and place of origin or nationality. In order to respect and protect this quality, the City must allow for a full range of housing types to accommodate the diverse population, from larger, "move up" homes to smaller scale single-family, multi-family, and condominium developments, as well as to traditional single-family houses. Id. • LU Goal 7: Promote new development and neighborhoods in the City that: a) Contribute to a strong sense of community and neighborhood identity; b) Are walkable places where people can live, shop, play, and get to work without always having to drive; c) Are developed at densities sufficient to support public transportation and make efficient use of urban services and infrastructure; d) Offer a variety of housing types for a population diverse in age, income, and lifestyle; e) Are varied or unique in character; f) Support "grid" and "flexible grid" street and pathway patterns where appropriate. g) Are visually attractive, safe, and healthy environments in which to live; h) Offer connection to the community instead of isolation; and i) Provide a sense of home. • Policy LU-9. Encourage infill development as a means to increase capacity for single-family units within the existing city limits. • Objective LU-FF: Manage and plan for high quality residential growth in Renton and the Potential Annexation Area that: 1) Supports transit by providing urban densities; 2) Promotes efficient land utilization; and 3) Creates stable neighborhoods incorporating built amenities and natural features. • Policy LU-140. Pursue multiple strategies for residential growth including ... 2) Infill development on vacant and underutilized parcels in Renton's established neighborhoods ... • Policy LU-146. Small-lot, single-family infill developments and plat should be supported as alternatives to multi-family development to both increase the City's supply of single-family detached housing and provide homeownership opportunities. • Land designated Residential Single Family is intended to be used for quality detached residential development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and McCormick Plat Project's Compliance Statement -Page 2 rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. Comprehensive Plan, p. IX-28. • Objective LU-JJ. Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets, 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. • Policy LU-158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. • Policy LU-168. A range and variety oflot sizes and building densities should be encouraged. • Objective H-D: Encourage the private sector to provide market range housing for the widest possible range of income groups including middle-and moderate- income households. • Policy H-19. Market Renton to housing developers. Superior to Result without PUD The property that is the subject of this proposal was annexed to the City in 2008. Prior to annexation, the applicant submitted a subdivision application to King County. This vested subdivision uses cul-de-sacs rather than a loop road, does not include alley-loaded lots, places lots immediately adjacent to the wetland and stream buffers, does not include a trail system, and has lots immediately adjacent to the Maple Valley Highway frontage. Exhibit B. In cooperation with City staff, the applicant agreed to place this vested application "on hold" and instead pursue a PUD under the City Code. The PUD proposal includes a loop road, locating residential structures approximately I 00 feet from the adjacent steep slope on the southern side of the property. The PUD also has a superior open space design that includes (I) a large landscaped open space area contiguous to the critical area buffer; (3) a soft surface trail system; (3) substantial landscaped open space along the Maple Valley Highway frontage; and ( 4) a separate active recreation park area. Exhibit A. The PUD design is superior to the result without the PUD. Not Detrimental to Surrounding Properties The PUD is not detrimental to surrounding properties. The PUD proposes single family detached residential homes at a density compatible with (less than) that of the existing McCormick Plat Project's Compliance Statement -Page 3 residential subdivision (Summerfield) immediately to the west of the property. The property also includes a natural buffer from this adjacent subdivision. A stream runs along the west side of the property in the Summerfield subdivision. Exhibit A. Under the City Code, the stream and its buffer must be maintained as open space. Accordingly, the stream and its buffer provide a natural buffer between the property and the Summerfield subdivision. The area to the south and east of the property is located in King County and zoned for rural residential development. The stream also runs along the south side of the property, creating a natural buffer on the south property boundary. Id. In addition, natural buffers in the form of off-site undevelopable steep slopes exist on the south and east sides of the property. Id. The Maple Valley Highway borders the north side of the property. Id. Accordingly, the property is buffered on all four sides from adjacent properties. 2. Public Benefit Required. In addition, applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable effects to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development. The proposal provides significant public benefits, which are more specifically described below. The proposal does not have any adverse impacts or undesirable effects. The PUD provides single family detached homes at a density compatible with existing adjacent residential development. Natural features provide buffers from adjacent uses on three sides of the property and the Maple Valley Highway separates the property from adjacent uses on its forth side. Note: Since the PUD application form was prepared, the public benefit provisions of RMC 4-9-l 50D have been amended. This discussion reflects the current language of RMC 4-9-l 50D. a. Critical Areas. Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development The PUD provides a substantial setback from the steep slope to the south of the property. With the PUD, residential structures are set back approximately 100 from the steep slope, greater than provided without the PUD. Exhibit A. The PUD also provides 50' wetland buffers around wetland "A" and wetland "B," a 60' stream buffer for the stream that runs along the south, a 60' to 75' stream buffer for the stream that runs along the west boundary of the site and a 25' steep slope buffer from the steep slope area at the southeast comer of the site. In addition to these buffers, the PUD provides open space contiguous to the wetland and stream buffers in the western portion of the property. The PUD also places the loop road adjacent to the open space and stream buffer, providing increased protection for the resource than immediately adjacent McCormick Plat Project's Compliance Statement -Page 4 residential properties. Exhibit A. Without the PUD, open space would not be provided contiguous to the wetland and stream buffer and residential lots would directly abut these buffers. Exhibit B. b. Natural Features. Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations. This PUD will preserve a stream that runs along the south and west boundary of the site, two wetlands that are located in the southwest and northeast corners of the site and a steep slope area in the southeast corner of the site. The sensitive areas and their buffers form a 50 to 110 feet strip of preserved area along the east, west and south boundaries of the site. Under existing conditions, part of the stream buffer area along the south boundary of the site and part of the wetland buffer area along the east boundary of the site have been developed and are occupied with mobile homes. With this PUD, native vegetation will be re-established in these areas. The project provides a full 97,980 sf of landscaping in excess of the requirements of the City Code. c. Public Facilities. Provides public facilities that could not be required by the City for development of the subject property without a planned urban development This PUD provides a 4188 sf. park, 34,244 sf. of open space and 73,405 sf. of buffer area. This exceeds City Code requirements for the park by 2,488 sf, and open space by 5,509 sf. The total area provided for open space is 111,837 sf. d. Use of Sustainable Development Techniques. Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc. The project will fully comply with all applicable storm water management and building design requirements of the City of Renton. e. Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: i. Open Space/Recreation. (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and (b) Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and McCormick Plat Project's Compliance Statement~ Page 5 public walkways. This PUD provides a 4188 sf. park, 34,244 sf. of open space and 73,405 sf. of buffer area. This exceeds City Code requirements for the park by 2,488 sf, and open space by 5,509 sf. The total area provided for open space is 111,837 sf. The PUD also has a superior open space design that includes: • A large landscaped open space area contiguous to the critical area buffer • Split rail fences that separate the open space and sensitive areas • A soft surface trail system • Seating (benches) along the trail and interpretive signs along the trail • A covered bus stop at the site entrance on Maple Valley Highway (SR-169) • Substantial landscaped open space along the Maple Valley Highway frontage • A separate active recreation park area. Exhibit A. ii. Circulation/Screening. Provides superior circulation patterns or location or screening of parking facilities This PUD provides two public streets, one that provides access to SR-169 and another that loops around the site, and one public alley for lot access. Parking spaces are provided by garages. Two more parking spaces will be provided in front of the garage for each lot. Lot 18 to 34 will be accessed from a public alley, thus, the parking for these lots will be screened from the public street. For other lots, the parking will be screened from the subdivision entrance and from Renton-Maple Valley Road (SR-169) by landscaped areas. This PUD provides better onsite traffic circulation with a looped public street and a public alley than what would be provided without a PUD. A tabletop design will be created for the intersection of Road A and Road 8 and alternative paving will be provided for the crosswalks for pedestrian safety. iii. Landscaping/Screening. Provides superior landscaping, buffering, or screening in or around the proposed planned urban development The PUD also has a superior open space design that includes ( 1) a large landscaped open space area contiguous to the critical area buffer; (2) a soft surface trail system; (3) substantial landscaped open space along the Maple Valley Highway frontage; and (4) a separate active recreation park area. Exhibit A. Landscaping exceeds city standards by 97,980 sf. Street trees will be planted at least one per lot along the frontage of each lot to provide screening. iv. Site and Building Design. Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy. McCormick Plat Project's Compliance Statement -Page 6 The lots within the PUD are oriented to facilitate the use of solar energy. Twenty-seven of the lots (in 3 rows) are north-south oriented and 7 of the lots (in 1 row) are east-west oriented. v. Alleys: Provides alleys for proposed detached or attached units with individual, private ground related entries. Seventeen lots (50%) will be accessed from a public alley and 2 lots will be accessed from a private alley. 3. Additional Review Criteria. A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. Building and Site Design: i. Perimeter. Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. The PUD proposes single family detached residential homes at a density compatible with (less than) that of the existing residential subdivision (Summerfield) immediately to the west of the property. The property also includes a natural buffer from this adjacent subdivision. A stream runs along the west side of the property in the Summerfield subdivision. Exhibit A. Under the City Code, the stream and its buffer must be maintained as open space. Accordingly, the stream and its buffer provide a natural buffer between the property and the Summerfield subdivision. The area to the south and east of the property is located in King County and zoned for rural residential development. The stream also runs along the south side of the property, creating a natural buffer on the south property boundary. Id. In addition, natural buffers in the form of off-site undevelopable steep slopes exist on the south and east sides of the property. Id. The Maple Valley Highway borders the north side of the property. Id. Landscaped open space is provided between the project's lots and Maple Valley Highway. Accordingly, the property is buffered on all four sides from adjacent properties. ii. Interior Design. Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the nse of varied materials, architectural detailing, building orientation or housing type; e.g., single family, townhouses, flats, etc. The project will comply with all applicable design guidelines adopted by the City. See Exhibit C (Conceptual Elevations). b. Circulation. McCormick Plat Project's Compliance Statement -Page 7 i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. This PUD provides two public streets, one public alley and one private alley for onsite access. The two public streets (one locates at the entrance to the SR-169, and the other loops around the site) have curb, gutter and sidewalk. The streets accommodate emergency vehicle access and the traffic generated by the project. The project will not result in any significant adverse traffic impacts. ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. Sufficient sight distances are available at the entrance to the SR-169 and along the two public streets. The two public streets have curb, gutter and sidewalk to provide separation of vehicles from pedestrians. Only one entrance is provided for access to the SR-169; half of the lots are accessed from the public alley. All these provide limited driveways on busy streets. The SR-169 frontage is a five lane street with a median turning lane and two travel lanes at both sides. The PUD will provide a new right turn deceleration lane for access to the site from the SR-169 and a right turn taper for access to SR-169 from the site eastbound. The entrance street to the site is designed with less than 12% slope with landing and vertical curve transition at both ends. The looped street around the site is designed with less than 8% slope with landings at intersections with the entrance street and the public alley. iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. The two public streets (one locates at the entrance to the SR-169, and the other loops around the site) have curb and gutter on both sides. The entrance street has sidewalks at both sides and the looped street has sidewalk at the inner side only. In addition, the project has a trail system with connections to the project sidewalks. These sidewalks and trail system provide a system of walkways which tie residential areas to open spaces, park and to the shoulder of the SR-169. The project also provides a school bus stop on SR-169. iv. Provides safe, efficient access for emergency vehicles. McCormick Plat Project's Compliance Statement -Page 8 The entrance street has a pavement width of26'. The looped street also has a pavement width of26'. These two streets meet the requirement for emergency vehicle access. c. Infrastructure and Services. Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. Utility services including water, sewer, storm, power, telephone will be provided. Other utility services may also available. d. Clusters or Building Groups and Open Space. An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. The buildings within the subdivision are clustered. They are divided into three groups. One north-south oriented group (17 lots) is enclosed by the looped street. Another north- south oriented group (10 lots) is aligned along the frontage of the SR-169. One east-west oriented group (7 lots) is aligned along the east side of the looped street. In addition, the PUD has a superior open space design that includes (I) a large landscaped open space area contiguous to the critical area buffer; (3) a soft surface trail system; (3) substantial landscaped open space along the Maple Valley Highway frontage; and (4) a separate active recreation park area. Exhibit A. e. Privacy and Building Separation. Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. The project provides a wetland and stream buffer and substantial additional landscaped open space on its west side, providing privacy between the homes in the Summerfield subdivision and the project. The project provides a substantial landscaped area along its north frontage with SR-169. The south and east sides of the project have critical areas buffers and are surrounded by undevelopable steep slopes. Thus, the project provides screening and privacy on all four sides. Within the subdivision, five foot side yard setbacks are provided. Also, wood fences will be used to separate the single family lots and provide screening. f. Building Orientation. Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. McCormick Plat Project's Compliance Statement -Page 9 The buildings are divided into 3 groups. One north-south oriented group ( 17 lots in two rows) is enclosed by the looped street. Another north-south oriented group (IO lots in one row) is aligned along the frontage of the SR-169. One east-west oriented group (7 lots in one row) is aligned along the east side of the looped street. The topography of the site is ascending from north to south. All the buildings will have views to the Cedar River. g. Parking Area Design. Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. Parking spaces are provided by garages. Two more parking spaces will be provided in front of the garage for each lot. 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C.:::·;!f.~~~"a: / NEW CHANNELIZATION RIGHT TURN LANE 0 lg ~ + 0 0 I ---:) (, ' ) L~I i;___:_ I 50' I '/ ir 1 I 3162SF I \ ?'\ 015 ,"-':::::--.::::-- A RORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., RGE. 5 E,, W.M. • PLANT LEGEND • Existing Trees · to Remain (approx. drip Bne) Acer griseum / PAPERBARK MAPLE Cercis canadensis · / EASTERN REDBUD Corn us 'Eddies White Wonder'/ DOGWOOD Acer c. "Queen Elizabeth'/ HEDGE MAPLE Pyrus c. 'Cleveland Select' / FLWG. PEAR min. 2" cal. . mill. 2" cal. Thuja o. 'Emerald Green'/ ARBORVITAE min. 6'0" hgt. Calocedrus decurrens / INCENSE CEDAR min. 6'0" hgt. Pinus contorta/ SHORE PINE Thuja plicata/ WESTERN RED CEDAR ' i. ' i • RIP RAP ~ERGEN O'tE""kGJ PATH - 6' HIGH V IN L C Arctostaphy!os media/ KINNICK!NNICK min. one gal. Cl.iQS ----a-~-CHAIN --LIN K-EEN Buxus · s. '.Suffruticosa'. / BOXWOOD · Daphne b. 'Carol Mackie' / ROCK DAPHNE Hemerocallis 'Hyperion' / DAY LILLY Hydrangea quercifolia / OAKLEAF HYDRANGEA · llex c. 'Convexa' / JAPAN. HOLLY Kalmia I. 'Ostbo Red' / MOUNTAIN LAUREL Miscanthus s. 'Yaku Jima' / MAIDEN GRAsS Myrica californica/ PACIFIC WAX . MYRTLE min. min. min. min. min. min. min. min. two two one two two two two two gal. cons gal. cans gal. ' I -, c,ons gal. cons gal. C('jnS gal. cons gal. cons gal. cans Nandina d. 'Sienna Sunrise' / HEAVENLY BAMBOO min. two gal. cans Pinus m. 'Pumlllo' / MUGHO PINE min. two gal. cb ns Rhododendron 'Bow Bells'/ 'Cilpinense' ........ Sarcococca humilis / LOW .SARCOCOCCA min. min. two gal. cans one gal. cons · AROUND TO 0 - 1 o-0 ,1. WATE R LINE PER ASBUILTS M CEDAR RIVER ATER & SEWER DI s RlCT . . . . . . . . . . . . . . . . . . . . . . . . . . Acer ginnala/ AMUR MAPLE Thuja plicata/WESTERN RED CEDAR ,A,Jr". Comus alba/ SIBERIAN DOGWOOD Epimedium v. 'Sulphureum' / BISHOPS CAP () 0 ® 0 • 0 (j Gaultheria shallon/ SALAL Holadiscus discolor/ OCEANSPRAY Patentilla f. 'Moonlight'/ CINQUEFOIL . Poly,s.tichum munitum / SWORD FERN Mahonia repens / CREEPING MAHONIA .Myrica californica/ PACIFIC WAX MYRTLE Ribes s. 'King Ed. VIII'/ FLWG. CURRANT Sympharicarpus albus/ SNOWBERRY min. min. min. min. min. · min. min. min. . . min. min. min. min. 1-1/2" col. 6'0" hgt. two gal. cons two gal. cons one gal. cans two gal. cans two gal. cans one gal. cqns one gal. cons two gal. cans two gal. cans two gal. cans ® ® ® Vaccinimum ovatum/ EVERGREEN HUCKLEBERRY min. two gal. cans Salix lasiandra/ PACIFIC WILLOW Thuja plicata/WESTERN RED CEDAR Acer circinatum/ VINE MAPLE . Cornus stolanifera/ RED TWIG DOGWOOD Gaultheria shallon/ SALAL min. min. min. min . min. 1· cal. 4'0" hgt. two gal. cons two gal. cons.- one gal. .. cans Myrica californico/ PACIFIC WAX MYRTLE e Polystichum munitum / SWORD FERN min. two gal. cons : min. one gal. @ Rubus parviflorus/ THIMBLEBERRY min. two gal. @ · Rubus spectabilis/ SALMONBERRY min. two gal. Q Sambucus racemosa/ RED ELDERBERRY min. two gal. • Plant sizes are specified per the American Standard for Nursery Stock, Publication-May 2, 1986 sponsored by the American Association of Nurserymen, Inc. ! cans cc;ins ctjns ' cans SlRE.111 MOE) ' \ • . 'o • o .. • o Qo OoO (jog ----.:....r /'-../ 0 0 0 0 0 . ooo O@ · 0 Oo" ® ® . ® ®()o ®• ® ®®Qo oo®®.· @® ®®® ooooR 40' O' TYPICAL SHRUB LAYOUT~ WETLAND/ STREAM BUFFER i 7 : ,..-· ) / ' ' '~--'.;'"-r-~ '., / / PROPOSED 40 ' O' TYPICAL SHRUB STEEP SLOPE/ I ' ' AND A PORTION OF THE SE 1/4, SEC. 24, li"WP. 23 N., RGE. 5 E., W.M. I ' -r . I -, IGHT4'1JR/H,\NE ___ r -'[ __ LAYOUT- PERIMETER ' . I ! ,r I ' I I ' ' BUFFER ' I I r· -, -3-• 7 I I . I ' .! ' -' i I T ----- " "' - - ? 1~ ~-~ • , · .J'T '_.) NEW r ' I ! I ' ' -25 r I I I ~ -----~-- - - 'I ' . ' ---- --- -· J:YAL MITIGA:fll;)N PLAN-. ea B (Pre~ed by 's~well nsUl tstingJ FOR{'.!-ANTING . . ' -. ,· ' i 0 20 ' ' 40 SCALE: l" .. 40 O" ! ! .,, ' ---- l , YELLOW STRIPING'-~- ,-:--'-,~W'.'.'.H'.'.'.ITE'-.':'.LA":"E DIVIDER STRIPING . \a ·ur•E ·. -· 80 ' i ... '------ I -'" -I -+--1 __ , ------ / ,.- .f I I / / / I ___.. . ' ~ND BU~. ---- -- Glenn Takagi Landscape Architect 18550 Firlands Way N. . --:, . -- Suite #102 Shoreline, WA 98133 --(2061542,6100 FAX: (206) 546-1128 I- <( _J 0:. ~ () -~ ~ 0 () u ~ PROJECT NO.: DRAWN BY : ISSUE DATE: SHEET REV.: z 0 1-z w Ct:'. u. 0 ~ -() XXX GT 3.30.11 X.X.X -----·-- CONCEPTUAL .LANDSCAPE Pc,AN · . tY of Renton Plann i ng Division 5 2011 · •. REVISIONS: A PORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., ·AGE .. 5 E., W.M. AND A PORTION OF THE SE 1/4, SEC. 24, TWP. 23 N., AGE. 5 ..... , W.M. . ' ' ' ' . - y--i---i---. --I ,' I I 7 -ri--~- I --1 I I I --- I I I I I . I -:::----------,~ --7---T---7---- I I \ \ I I I I I I , I I I I I / I / I / I / -------1-~----~_--L __ L_:_1_' -- -,-----+--' -' I I I I I I I I I I - -~ -"1 I ' '-~ I I I / ----- ~: SUMME FIEL \ _\ / .. I I .----/ • -·--{ --.---->-·---. --' . - ' ' ~ ~ I . / /· \---i-· I I \ /. I I I \ . v/ . I . I I . I . . . . ' . ' ', '\ I I \,, \ --·--------. I _,--~ --- _J__ ______ --1--\ -I \ I ' I I ' I ' I I I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ' ' ' ,. ' ' ' ', ' ' ' ', ' .·TRACT PARCEL#= . . 885690TRCT ' ' ',, ........................ -....................... ------', ', ',, ', ---' .............. _ --------------- . 500' RADIUS _J • ' ' ------ -------- \ j ' \ \ i ' . ;, \ I I I __ I ' I I I ------I "'""-----,---,-~~ AQUA BARN RANCH PARCEL f: I I . I I I I I I . I I --Q.1-. __ ---__ ~ ________ 2~423059011 -~------ ' ' ' I I I I . I =•·-\. . -I : . I - I i t·-· . . ~ ,.,-. ·-:.-. . I ' i ' ! I I I I I I I I I I I I I I . I . I I AQUA BARN .RANCH ' . I I I I I I I I I I I I PARCEL f:. 2423059013 I I I I I I I I I ' I . I . ' i I .· .. I ! I / I r. 1 I ! I / ,, I · · I I"· I ,, /1 I ,' , 1 ···· I I . / : ,+ -· I I ' I I i I I I I ' /' I /' ' I /// . I / / : I f //,' 1. I ,' .. , . . '. I /,,' -----: I ,,,, ----------I , , -,,,,..,,..,.,..,.,.,,,.,.. ---I _,. --/ ---/ ----------------t _______ L ____________ j _____________________ . I I I ·1 ' ' i ' I I I CEDAR RIVER PARK PARCEL t=· 2423059100 . CEDAR RIVER PARK TRAIL --------- 80 0 40 80 GRAPHIC SCALE 160 I I I ! I ! I ' ' I ' i I I I E ' 0 1 o · • I OJ i ~ 5i I . ....... 0 ! 1 Cd I OJ a. I g 11 ~ OJ 1' --(YJ .. co ~ 0) u. <I: 0~ bl <If I t-,.. ::;:::; r-1 .... ' ~ i Cl) '"' . <O Cl) 0 • . C\I Q) ~> .. <I: ~o 0 a: £. C') 0... I{) -. -.-, ---' I-< ..J ~ ~ 0 -~ a: 0 0 0 ~ PROJECT NO.: 07093 DRAWN BY: ISSUE DATE: 05-17-2010 .SHEET REV.: 09-08-2010 NEIGHBORHOOD DETAIL MAP ' I ! ! • ' ' REVISIONS: ' . . . '' --i ' ' ' . . ' ' A PORTION OF THE SE 1/4, SEC. 23, TWP. 23 N., AGE. 5 E., W.M. AND A PORTION OF THE SE 1/4, SEC. 24, TWP. 23 N., AGE. 5 E., W.M. ---------------------- ------~ 1 o• D.I. WATER LINE PER ASBUILTS FROM -CEDAR RIVER WATER & SEWER DISTRICT L- o.1. ---· : I I j r I 1 1 I : .. JI . .,. ... / -, ', / ·,. / / • / -.,.· ,,. .,.,, WETLANd BOUNDAR ' . ' . ' '· ' LEGEND - 310 PROPERTY BOUNDARY LOT LINE ROAD CENTERLINE EXISTING EASEMENT PROPOSED EASEMENT FINISHED GRADE CONTOUR EXISTING GRADE CONTOUR EXPOSED WALL HEIGTH .. ' ' . ''·\c , • SANITARY SEWER MANHOLE W/ SS MAIN CATCHBASIN (SOLID LID) W/ ST LINE PIPE DIRECTION NEW FIRE HYDRANT WATER BEND WITH CONC. BLOCKIING AND PROPOSED ASPHALT PAVEMENT D PROPOSED SIDEWALK ''\/V'vr ··· OPEN SPACE PABK-- -----,._., . ' 'r ·""'' 19 ') ,. '···--... -\~?J;, STREAM RUNS THR .18" CPEP GUT_ IN HA PIPE -- .,-: _____ ,, . .t ·rn -··-/' ----.. NOTE: ROOF_DRAiNS AND FOOTING DRAINS .c.-->PROF'OSED RESIDENCES ;cWILL BE CO YARD DRAINS OR C~TCH BASINS A CORNER OF THE LOTS TYPE 2 CB W/ SOLID LID TYPE 1 CB W/ FRAME & GRATE YARD DRAIN SURF ACE FLOW ARROWS I • .. ,, -{ I I I - . ··1- ...• >· ' C-.•, _,,·, ' •"' ' 1 ' .. '" -· ---.,·,·-··. __ :. '. ,,. -· ,, ... . -·' ; . '' . . ·~-- ., -. 23 / STREA M rnJNS THFOUCH ./ H }" Cf -'C P CUT IN H_t,Lf ·- 1 1 ·, "' ', .,, ' ~5 ' ··: STREAM RUN 1[2• CMP CUT IN ,·.1 (' . ··. ·. 6 . - ~ 26 I .I I ;, RI JNS T~IR()\ JC.H /\ . --:-::-7" --=-: ." ' " ' ' ' 27 \ .. •. ' •, _8 · .. ---·"·" ~ 14 /-I I I -- I -/16-- • • ~- \ \'' I ·,. -.... "-,,._-, ........ - '-.,. ., " :',. ;.:,-:"-,~"-'; ' I ' ·, . ., . I / "/ / '•,;- -/ ' - _____ . __ _ IPING ------- ·------------- ----·--' ---·-·--~ __ __, .. -·-. ·- ----, ! ._, " ,,.,, ___ . -· -· .. ,• 50' WETLAND BUFFER . ,, '. ' ' ---. 1,i; ·, '·., l , ' 30 0 10 20 30 60 SCALE 1'•30' I ~ 0 -~ a: 0 0 0 ~ E 0 0 ~~ <O 0 -"' I 0. <X) . <X) :it ~~ ~ -~ ~ X 00 "' O'> LL <r: ~: ~i Cf) ,..., . <O Cf) 0 ~~ .. <( ~o 0 a: .c C') 0... I() PROJECT NO.: 07093 DRAWN BY: ISSUE DATE: SHEET REV.: 05~17-2010 09-08-2010 SITE PLAN i ' I !