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HomeMy WebLinkAboutReport 0100000 o e� + O OO if III 0 o e� + O OO O PL EASENT PATH PROPERTY CONCEPTUAL M/T/GATION PLAN REVISIONS n n A . ro + + ,.,. REVISIONS n n A . ro 2t1jr 8 Ap p, 4a❑ �m1S�i px-- mlp� v y iMm O FF❑"�"� � & �� g� '111 R� � i 7 yyR�sm Jig jig AAAA 1p �3�j Pr L❑am �' nAmh� Ir V ggg 1N ;o; � PZ. AI A �� 0 o HIMy �191H PV� 91 8 Ap p, -- FFFkkk J 9 I '111 R� � i yyR�sm I9 VS Ip _ y E O d A1 p6 q�R � ° yy Wa�.Wwp.W.>• hi M g3y�i���$�aobU�� s a Pr S? T A�j��S N• ���P k 1 ' � HOLEV�A P017 ArAN P.F, xu �:1rr.Av V - NILE a�T NE. �... � HIWH AVE 8E _ .. I 'nd a -- FFFkkk J 9 I '111 R� � i I9 VS Ip _ y .,...Sp��+ - Ir � � ? IJ / $ n. 3 i �❑ �* xy PA& -O AVE, NE, j J 9 I 1 R� � i I9 VS Ip _ y ]N F PUO SITE PLAN PLEASANT PATH PLEASANTPATH, LLC �p{15 A'C 116nr ST Syd]E )!A9 /.,N.1IANLI WASfMVGRIY 98v7.LF C^ rrVV]] yeas w. vf.Resml� �11E3lGN ENGINEERING - ILANNING � SVR✓ErlNG Y O 1 5 Q QUINCY AVE NE - O w o 0 7 n CD - ` � Qp NORTH Z - -- cz— CD 'J Q 0 — D m z n=- Pleasant Path y Renton, Washington 98059 z Ci p 9 . . . . . . . . . . . . . . . kIrMi-T, . 47% CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: May 15, 2017 To: City Clerk's Office From: Gillian Syverson Subject: Land Use File Closeout PIPacP rmmnlete the following infnrmatinn to facilitate Droiect closeout and indexing by the Citv Clerk's Office. F(file) : Pleasant Path Cottages PUD mber: LUA12-000182, ECF, PP, PPUD nces: N/A N/A Project Manager: Vanessa Dolbee Acceptance Date: December 12, 2012 Applicant: Greg Sparhawk, GPS Design, Inc. Owner: Robert Johnseine Contact: Greg 5parhawk, GPS Design, Inc. PID Number: 1123059010, 1123059092 ERC Determination: N/A Date: N/A Appeal Period Ends: N/A Administrative Decision: N/A Date: N/A Appeal Period Ends: N/A Public Hearing Date: N/A Date Appealed to HEX: N/A By Whom: N/A HEX Decision: N/A Date: N/A Appeal Period Ends: N/A Date Appealed to Council: N/A By Whom: Council Decision: N/A Date: N/A Mylar Recording Number: Project Description: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,396 square feet to 4,843 square feet all accessed via a private road. In addition to the 14 lots, 6 tracts are proposed for open space, landscaping and fire access, access, wetlands, and parking. Overall the development would result in a net density of 3.65 dwelling units per acres. The site is currently developed with a single family home and contains a wetland. Following development 10 of the 18 trees on site are proposed to be retained, excluding trees located with the wetland and its buffer. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. Planner placed the project on hold pending receipt of additional Information. The applicant did not submit the requested information and so the project was later moved to 'canceled' status. See also PRE14-000332.Aerial photo indicates significant encroachments into site from abutting residences to the southeast. Boundary Issues will need to be resolved prior to proceeding with another proposed land division. Location: 650 Nile Ave NE, Renton, WA 98059-4805 Comments: Denis Law Cit of. Mayor f r v 00 t DO r I -r - Community & Economic Development Department July 2S, 2014 C.E."Chip"Vincent, Administrator Greg Sparhawk GPS Designs 634 91h Avenue Kirkland WA 98033 SUBJECT. "Null and Void Notice Pleasant Path Cottages/ LUA12-000182, ECT,PP,PUD Dear Greg Sparhawk: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 — Expiration of Complete Land Use Applications, the application submitted on December 12, 2012 has been inactive for ninety (90) days or more and an administrative decision has not been made. According to our records, a "Final" notification (enclosed) was mailed on August 27, 2013, stating additional information was necessary in order to continue processing the submitted application: As of February 27, 2014 the information had not been received by the City of Renton and, therefore, this project is now null and void. If you have any questions, please contact me at (425) 430-7314. Sincerely, Vanessa Dolbee Current Planning Manager cc: Robert Johnseirie / Owner(s) Party(ies) of Record Renton City Hall • 1055 South Grady Way •. Renton, Washington 98057 . rentonwa.gov Denis Law Mayor August 27, 2013 Department of Community and Economic Development C.E.' Chip"Vincent, Administrator Greg Sparhawk GPS Designs 634 9th Avenue Kirkland WA 98033 SUBJECT: "Final' Notice Pleasant Path Cottages / LUA12-000182, ECF,PP,PUD Dear Greg Sparhawk : The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-100C.4 — Expiration of Complete Land Use Applications, the application submitted on December 12, 2012 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a public hearing. According to our records, an "On -Hold" notification (enclosed) was mailed on May 1, 2013, stating additional information was necessary in order to continue processing the submitted application. As of the date of this letter, the requested information has not been received. Therefore, this is your final notice, if the City of Renton Planning Division does not receive a written request to continue processing the application and the requested information within six (6) months of the date of this letter the application shall be null and void. If you have any questions, please contact me at (425) 430-7314. Sincerely, Vanessa Dolbee Senior Planner Enclosed: "On -Hold" Letter—dated: May 1, 2013 cc: Robert Johnseine / Owner(s) Rohini Nair, Plan Reviewer Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov UjW STATES POSTAL SERVICE First -Class Mail Postage & Fees Paid USPS Permit No. G-10 0 q,-ncipr- PIPAse orint vour name, address, and ZIP+4 in this box 0 ii[T.T MW Department of Community & Economic L Development 1055 South Grady Way Renton, WA 98057 ■ Complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. ■ Print your name and address on the reverse so that we can return the card to you. ■ Attach and to the back of the mailpiece, Or on t if space permits. 1. Article tc: C _ a A. Signaydre I X (V1�7 )],Agent ❑ Addressee B. Received ley (PInted Name) , C. Date of Delivery different from item 1? ❑ yes fry address below: ❑ No .3. Service Type ,Certified Mail ❑ Express Mail ❑ Registered ❑ Return Receipt for Merchandise ❑ Insured Mail ❑ C.O.D. a4. Restricted Delivery? (Extra Fee) ❑ yes 2. Article Number 7008 1830 0004 8759 1689 - (Transfer from sen P5 Form 3811, February 2004 Domestic Return Receipt 102595-02-M-1540 Denis Law it Mayor May 1, 2013 Department of Community and Economic Development. C.E."Chip"Vincent, Administrator Greg Sparhawk GPS Designs, LLC 534 9th Avenue Kirkland, WA 98033 SUBJECT: "On Hold" Notice Pleasant Path Cottages PUD, LUA12-000182, ECF, PP, PPUD Dear Mr. Sparhawk: The Planning Division of the City of Renton accepted the above master application for review on December 12, 2012. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before July 30, 2013 so that we may continue the review of the above subject application: • The Preliminary Technical Information Report (TIR) provided with the application evaluated the 2005 King County Surface Water Design Manual. The City of Renton has adopted the 2009 King County Surface Water Design Manual; therefore the submitted TIR shall be updated accordingly (see attached comments from Development Services for further information). In addition, the TIR was not amended to reflect the changes in the revised plan set. The updated TIR should address the current proposal. Once updated, please submit 4 copies of the updated TIR to the City. The 2009 KCSWDM provides many options for BMPs. Your proposal includes rain gardens on the individual lots as one BMP. The rain gardens have typically been proposed to be located in the rear of each lot. Based on past experience, rain garden maintenance has been a challenge when located in the rear yard of single family lots. Without maintenance, the rain gardens would not provide the appropriate stormwater mitigation. In addition, the location in the rear yard removes a large amount of usable open space for the individual lots, which is typically used for such activities as gardening, patios, play structures, etc. Based on past experience and site design considerations the City recommends you either move the rain gardens to the front yards or analyze utilizing a different BMP for the overall project. Renton City Hall • 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov A Mr. sparhawk Page 2 of 2 May 1, 2013 • the provided plans do not accurately reflect the required street cross sections and layout for both the internal roadway and along Nile Ave. NE. Please see details in the attached memorandum and e-mails from Rohini Nair. Plan sets shall be updated according to the attachments. • Upon updating the roadway cross section, the new right-of-way areas would impact project density. As such, the applicant shall submit an updated density worksheet identifying compliance with R-4 density. Once modifications to the proposed project have been completed please submit 5 copies of all updated plan sets and one reduces 8.5 x 11 copy of all large plan sets. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, I ([Vu Vanessa Dolbee Senior Planner cc: Robert.Johnseine / owner(s) Parties of Record Rohini Nair, Pian Reviewer DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 26, 2013 TO: Vanessa Dolbee, Sr. Planner FROM: Rohini Nair, Plan Reviewer SUBJECT: Utility and Transportation Comments Pleasant Path PUD 650 and 684 Nile Ave NE LUA 12-000182 I have completed a preliminary review for the above -referenced 14 -lot PUD proposal. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: This site is not located in the City of Renton water service boundary. It is located in the Water District 90 area and a Certificate of Water Availability is required and shall be submitted to the City of Renton. The site is not located in the Aquifer Protection Zone. SANITARY SEWER: There is an existing 8" sewer main in NE 6th Place on the west side of Nile Ave NE. See City of Renton sanitary sewer drawing #S-3187 for details. There is an existing 8" sewer main in the parcel south of and adjacent to this parcel. See City of Renton sanitary sewer drawing 4S-3004 for details. STORM: There are existing storm drainage facilities in Nile Ave NE. See City of Renton drawing # R3187. There is a privately maintained facility onsite; see drawing R-3486 for details. CODE REQUIREMENTS Water 1. Meets conceptual approval. The project is within the water service area of King County Water District No. 90 (WD#90)). The applicant shall obtain a certificate of water availability from WD#90 to verify if there is sufficient fire -flow to meet the fire flow demand of the development as determined by Renton Fire Prevention. Pleasant Path PUD LUA12-000182 Apri! 29, 2013 2. The number and location of fire hydrants must be approved by Renton Fire Prevention Dept. 3. The applicant shall provide the City with a copy of the civil plan for the on-site and off-site water main improvements as approved by WD#90. Sanitary Sewer 1. Meets conceptual approval. Plans t meet minimum city standards subject to review at construction permit stage. 2. This proposal is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per connection and shall be paid at the time a construction permit is issued. 3. Sanitary Sewer System Development Fee (SDC) is based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. Storm 1. Meets conceptual approval. Afinal TIR complying with the City adopted 2009 King County Surface Water Manual and City Amendments is required to be submitted during construction permit review. 2. Any storm structure located in the public street shall be designed to be capable of H 20 loading. 3. Surface water system development fee is $1,120.00 per new lot, Fees are payable prior to issuance of the construction permit. Transportation 1. Installation of curb, gutter, sidewalk, and street lighting on the full frontage of the parcel being developed is required. The improvements on Nile Ave NE, which is a Collector per City code, shall be an 8 foot planter strip and a 5 -foot sidewalk to match the existing sidewalks on Nile Avenue NE. An additional 5.5 feet right-of-way dedication may be required on Nile Ave NE depending on final survey and approved transition design. 2. The proposed internal street of this PUD will be a public street and will have standard public intersection radius entrances (35' turning radius) instead of the driveway approach type of entrance that is shown in the current submittal. 3. The proposed road section includes a 12 foot travel lane with 6 foot wide on -street parking on one side with fire department approval. The road will have two pull out lanes for a minimum of 50 linear feet on both the north and south sides of the looped road for emergency use only, 4. The internal street will have 0.5 foot wide curb on both sides of the road. An 8 -foot planter strip and 5 -foot sidewalk will be provided on the outer side of the loop road. An 8 foot wide planter and a 5 foot wide sidewalk are proposed on the south side in the frontage of lots 13 and 14. At all locations, the planter shall be located between the curb and the sidewalk. 5. The cross section of the internal road of the PUD should label the street as public and provide the ROW width varying from 26 feet to 32 feet. No parking signs will be installed on portions of the internal street where parking will be restricted. 6. Turning movement of the emergency vehicles is to be considered when designing the looped road and all must meet City of Renton Fire Department approval. Pleasant Path PUD LUA12-000182 April 29, 2013 7. The public street must meet minimum pavement layer thickness as per City of Renton standards which include 4 inches of asphalt over 6 inches of crushed rock. Per City code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. 9. All new electrical, phone, and cable services and lines must be.underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Adequate easement and/or locations must be available for the private utilities with the minimum required separations. 10. Traffic Impact Fees—The transportation impact fee is applicable on new houses and payment is due at the time of issuance of the building permit. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer, 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. Vanessa Dolbee From: Rohini Nair Sent: Wednesday, May 01, 2013 2:47 PM To: Vanessa Dolbee Subject: FW: Pleasant Path PUD comments Attachments: Pleasant Path PUD revision comments.doc; 148th AVE SE - Nile Street section rough skecth. pdf Follow lip Flag: Follow up Flag Status: Flagged Hi Vanessa, These are the additional questions that we had when reviewing the currently submitted TIR. Please include this also if you did not sent the comments out a€ready. IF you already sent it out, then please let me know and I can send this directly. 1. Are there currently 2 separate discharge points from the site. Are the discharges currently conveying within a quarter mile? Is the proposal to change the natural drainage course of the east basin? An adjustment to core requirement #1 may be required 2. Provide calculations for wetland hydrology. Calculations shall include runoff draining to the wetlands under developed conditions. 3. Provide calculations showing how wetland hydrology is being maintained. 4. Include a detail summary of the existing and developed conditions. The summary shall include area (per lot) to be impervious (before and after BMP cresit is applied), roadways, patios, areas draining to the wetland, etc. 5. First percent change (KCRTS output file) shall be negative or cera. 6. All new conveyance system elements, both onsite and offsite, shall be analyzed, designed, and constructed according to section 1.2.4.3 and chapter 4 of the 2009 surface Water Design Manual as amended by the City. 7. Required ROW improvements are considered part of the project site, therefore shall be included in the conveyance, flow control and water quality treatment sizing calculations. B. Include in the TIR sizing of the proposed rain gardens. 9. Source control is required per chapter 1 of the 2009 KC5WDM as amended by the City. 10. Spill control is required per section 1.2.4 of the 2009 KCSWDM as amended by the City. 11. A declaration of covenant allowing the City access to inspect the facility and assigning maintenance responsibility of the BMPs to the property owners will need to be recorded. The City will review the covenant. After approval, the City will record the covenant Thanks Rohini From: Rohini Nair Sent: Wednesday, May 01, 2013 2:35 PM To: Vanessa Dolbee Subject: Pleasant Path PUD comments Hi Vanessa, I am sending you the Pleasant Path PUD comments as attachment to this email. Sincerely Rohini Pleasant Path PUD Review Comments 1. Revised TIR must be submitted to the City referring to the 2009 King County Surface Water Drainage Manual and City of Renton Amendments. The site falls under the Flow Control Duration Standard (forested conditions). An updated geotech report is to be included. All plans in the TIR and the geotech report should show the currently proposed site layout. The geotech report must include information on water table and soil permeability with recommendations of appropriate flow control BMP options. 2. The easement and covenant should refer the City of Renton and not King County. 3. Label the water, storm, and sewer pipes and main line in 148`" Ave (Nile Street) and in the internal road in the plan sheet. 4. Provide clarifications regarding the ROW width on 148`h Ave ( Nile Street) based on the rough sketch that is attached with this document. Approximately 5.5 feet of ROW dedication on 148th Ave (Nile Street) was mentioned in the preapp letter and the initial LUA permit review comments mentioned by Arneta Henninger. Show and label the ROW dedication in the plan sheet and street section. Show and label the centerline of the ROW and the centerline of the paved road in the street section_ 5. The internal street is a public street and will require standard intersection radius entrance to the internal public street instead of the driveway approach type shown in the current plans. 6. Flip the sidewalk location and the landscape planter location. The planter is to be located between the curb and sidewalk. The 5 feet wide sidewalk should not include the Q.5 feet wide curb. The parking lane width in the section of the internal street is to be labeled as 6 feet instead of the currently shown 8 feet. 7. The internal public street will require a curb and gutter. Inverted crown is not allowed. 8. The minimum width of sidewalk is 5 feet. The pdf drawing sent tome showed a 4 feet wide sidewalk in front of lots 13 Ind 14. Informational comment Consider the easement and or location of the private utilities and the minimum separation between the utility pipes. TLS t f C a �7 �,�r, f CN -t -6-P j:L / fc ; 914-S6 D _ j-CCM,DTar7Ly �-- � _ � 7-o Bpi C L_(� r� - �? O , � U-6; 4 's 1<c- -r C- X110 7)fwr r Vanessa Dolbee WAJ2--LM182— From: kmb@coredesigninc.com Sent: Monday, April 29, 2013 4:29 PM To: Vanessa Dolbee Cc: gregs@gpsdesigns.com; Ibh@coredesigninc.com Subject: re -.Quick question_ pleasant path Follow Up Flag: Follow up Flag Status: Flagged The total length of the trail is 1265' long. 1067' are in Tract B (Wetland/Buffer) 199' are in Tract C (Landscape/Fire Access) Assuming the trail is 5' wide (our plans don't specifically say): Total area is 6,325 sf, 5,335 sf being in Tract B, and 995 sf in Tract C. There is 158 If in the Wetland or 790 sf 324 If in the Wetland Buffer or 1,620 sf Leaving 585 if of Trail in Tract B outside of wetlands and buffers or 2,925 sf Let me know if this helps or if you need anything else. Kevin Boston 14711 NE 29th Mace. Suite 101 s Bellevue, A 98007 Tel 425.885.7877 s Fax 425.885.7963 Sent from my Windows Phone From: gregoU sparhawk Sent: 4/29/2013 3:59 PM To: Core - Lafe B. Hermansen Subject: Quick question_ pleasant path Lafe, can you get this info over to Vanessa? Crgor,, Sp.arfiavvk, m,,i, iicarb t€Ii IC IN .vww.gpsdesigns.corn This e-mail from gps designs and any attachments to it are confidential, copyright protected, and use by the intended recipient may also be ,privileged. If you have received it in error please notify the sender and delete it from your system. If you are not the intended recipient you must not copy it or use it for any purpose nor disclose or distribute its contents to any other person. All communications may be subject to interception or monitoring for operational and/or security purposes. Please rely on your ovvn virus checking as the sender cannot accept any liability for any damage arising from any bug or virus infection. ----- Forwarded Message From: Vanessa Dolbee <VDolbeeCd�Rentonwa.gov> To: "gregory sparhawk (aregs@gPsdesigns.com)" <gregs(a)gpsdesigns.com> Sent: Monday, April 29, 2013 3:53 PM Subject: Quick question_ pleasant path G reg, am working on the SEPA review for Pleasant Path and have the following question: What is the area of the trail and how long is the trail? And what is the area of the trail located in the wetland? Buffer? Outside wetland and buffer? Thank you, Vanessa Dolbee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall - 6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 April 11, 2013 Department of Community and Economic Development. C.E."Chip"Vincent, Administrator Greg Sparhawk GPS Designs, LLC 634 9th Avenue Kirkland, WA 98033 SUBJECT: "Off Hold" Notice Pleasant Path Cottages PUD, LUA12-000182, ECF, PP, PPUD Dear Mr. Sparhawk Thank you for submitting the additional materials requested in the January 9, 2013 letter from the City. Your project has been taken off hold and the City will continue review of the Pleasant Path Cottages PUD project. The Preliminary PUD has been rescheduled for ERC on May 6, 2013 and is tentatively scheduled to go before the Hearing Examiner on May 28, 2013 at 10:00 a.m. If you have any questions, please contact me at (425) 430-7314. Sincerely, GL- Lam a ` Vanessa Dolbee Senior Planner cc: Robert Johnseine / Owner(5) Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 11, 2013 TO: Plan Review, Fire & Emergency Services and Community Services FROM: Vanessa Dolbee, Senior Planner'P' SUBJECT: LUA12-000182 Pleasant Plath Cottages PUD The applicant has updated their site plan to reflect Comments from the City during the first two week comment period, Changes include, road modifications, parking modifications, open space modifications, utility amendments, including others. Please review the attached update plan sets and provide your comments in Energov by April 26, 2013. Thank you. h:lecdlptan ninglcurrent p1anning1prc'jects112-000182. vanessalre-rout memo 12-000182.docx Denis Law City Qf � Mayor \� Oi a January 9, 2013 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Greg Sparhawk GPS Designs, LLC 634 9th Avenue Kirkland, WA 98033 SUBJECT: "on Hold" Notice Pleasant Path Cottages PUD, LUA12-000182, ECF, PP, PPUD Dear Mr. Sparhawk: The Planning Division of the City of Renton accepted the above master application for review on December 12, 2012. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before April 8, 2013 so that we may continue the review of the above subject application: • if wetland changes are proposed for a non-exempt activity, the applicant shall evaluate alternative methods of developing the property using the following criteria in this order and provide reasons why a less intrusive method of development is not feasible: a. Avoid any disturbance to the wetland or buffer; b. Minimize any wetland or buffer impacts; c. Restore any wetlands or buffer impacted or lost temporarily; and d. Compensate for any permanent wetland or buffer impacts by one of the following methods: i. Restoring a former wetland and provide buffers at a site once exhibiting wetland characteristics to compensate for wetlands lost; ii. Creating new wetlands and buffers for those lost; and iii. In addition to restoring or creating a wetland, enhancing an existing degraded wetland to compensate for lost functions and values. The study provided by Sewall Wetland Consulting evaluated the above criteria. However, the justification that avoidance of wetland fill (paper fill) is "economically not feasible" is not a valid reason for wetland impacts. Please re- evaluate the wetland fill taking into consideration avoidance as the first priority. Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov — 0 Mr. Sparhawk Page 2 of 3 January 9, 2013 RMC 4-9-150E.1. requires that open space be concentrated in large usable areas and may be designed to provide either active or passive recreation. The PUD development standards require 50 square feet per unit of common space. This space can be incorporated with the open space on a case-by-case basis if the Reviewing Official finds that the stormwater facility utilizes the techniques and landscape requirements set forth in "The Integrated Pond", King County Water and Land Resources Division (http://www.kingcounty.gov/environment/waterandland/stormwaterLdocumen t_s/integrated-pond.aspx) or an equivalent manual or the surface water features serves areas outside the planned urban development and is appropriate in size and creates a benefit. Based on the initial review of the proposed site plan and. the TIR the Concentrated Open Space which doubles as a rain garden does not meet the techniques and landscape requirements set forth in The Integrated Pond, King County Water and Land Resources Division nor does it serve areas outside the PUD. Therefore, the open space and/or rain garden shall be re- designed. • The following comments were received from the Development Services Division. a. The proposed internal street will be a public street. The internal street will have an 18 -foot pavement section with an 8 -foot planter strip and 5 -foot sidewalks both sides. Hence, the right-of-way will be 44' in width. b. Installation of curb, gutter, sidewalk, and street lighting on the full frontage of the parcel being developed is required. The improvements in Nile Ave NE, which is an Arterial Collector per City code, shall be an 8 -foot planter strip and a 5 -foot sidewalk. An additional 5 -foot right-of-way dedication will be required on Nile Ave NE. Modifications to street standards are permitted though the PUD process however staff has determined that they could support the above modifications in lieu of the proposed modifications. Please re -design the PUD to be consistent with the staff supported road standards and/or submit justification for the design submitted. Once modifications to the proposed project have been completed please submit 5 copies of all updated plan sets and one reduces 8.5 x 11 copy of all large plan sets. it Mr. Sparhawk Page 3 of 3 January 9, 2013 At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact meat (425) 430-7314 if you have any questions. Sincerely, Vanessa Qolbee Senior Planner cc: Robert Johnseine / Owner(s) Roann Consulting, LLC / Party of Record Arneta Henninger, Pian Reviewer Kayren Kittrick, Development Engineering Supervisor Feil Watts, Development Services Director Jennifer Henning, Current Planning Manager DEPARTMENT OF COMMUNITY Mil o, in � AND ECONOMIC DEVELOPMENT M E M a R A N D U M DATE: January 3, 2013 TQ: Vanessa Dolbee, Planner FROM: Arneta Henninger, Plan Review , �w SUBJECT: Pleasant Path 14 -Unit Cottage PUD 650 & 684 Nile Ave NE LUA12-000182 PARCEL 9 1123059092 & 1123059010 I have completed a preliminary review for the above -referenced 14 -unit individually owned cottage PUD proposal with a recreation center, located on the east side of Nile Ave NE in the vicinity of NE 7th PI, all in Sect. 11, Twp 23N Rng 5 E. The project site is located south of, but not adjacent to, Olympus Villa on NE 7th PI. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: This site is not located in the City of Renton water service boundary. It is located in the Water District 90 area and a Certificate of Water Availability is required and shall be submitted prior to formal application. It is not located in the Aquifer Protection Zone. SANITARY SEWER: There is an existing 8" sewer main in NE 6th PI on the west side of Nile Ave NE. See City of Renton sanitary sewer drawing #S-3187 for details. There is an existing 8" sewer main in the parcel south of and adjacent to this parcel. See City of Renton sanitary sewer drawing #S-3004 for details. STORM: There are existing storm drainage facilities in Nile Ave NE. See City of Renton drawing # R3187. There is a privately maintained facility onsite; see drawing R-3486 for details. CODE REQUIREMENTS WATER 1. A water availability certificate is required from Water District 90. 2. Domestic and fire service, serving the proposed development, is required. 3. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street Pleasant Path -- LUA 12-000182 Page 2 of 3 January 3, 2013 intersections (also capable of delivering a minimum of 1,000 gpm). This distance is measured along the travel route. SANITARY SEWER 1. Installation of a sanitary sewer main is required, so as to minimize the length of the individual side sewers. 2. Plans need to indicate how sanitary sewer will be provided to each unit with an individual sewer service line. The current plan submittal shows lots 8 and 9 on a dual side sewer, which is not allowed. 3. Per code, sanitary sewer needs to extend along the full frontage of the parcel being developed. 4. This proposal is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per connection and shall be paid at the time a construction permit is issued. 5. Sanitary Sewer System Development Fees (SDC) are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS 1. Installation of curb, gutter, sidewalk, and street lighting on the full frontage of the parcel being developed is required. The improvements in Nile Ave NE, which is an Arterial Collector per City code, shall be an 8 -foot planter strip and a 5 -foot sidewalk. An additional 5 -foot right-of-way dedication will be -required on Nile Ave NE. 2. The proposed internal street will be a public street. The internal street will have an 18 -foot pavement section with an 8 -foot planter strip and 5 -foot sidewalks both sides. Hence, the right-of-way will be 44' in width. 3. Per City code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet. 4. All new electrical, phone, and cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 5. Traffic Impact Fees —The base fee for the year 2013 is $717.75 per new house, due prior to issuance of a building permit. STORM DRAINAGE 1. A conceptual drainage plan and report is required to be submitted with the formal application for the project. A drainage control plan designed per the King County Surface Water Manual 2009 is required. 2. The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be handled. 3. Note that any storm structure located in the public street shall be designed to be capable of H 20 loading. 4. Surface Water SDC fees are $1,120 per lot. These fees are collected at the time a construction permit is issued. H:\CED\P]anning\Current Plan ning\PROJECTS\12-00o182.Vanessa\Plan Review Comments LUA 12-000182.docx Pleasant Path — LUA 12-000182 Page 3 of 3 January 3, 2013 GENERAL 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. H:\CED\Planning\Current Planning\PRQJECTS\12-000182.Vanessa\Plan Review Comments LUA 12-000182.docx City of ton Department of Community & Economic —elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: P1qv COMMENTS DUE: DECEMBER 26,2-012 APPLICATION NO: LUA12-000182, ECF, PP, PPUD DATE CIRCULATED: DECEMBER 12, 2012 APPLICANT: Greg Sparhawk, GPS Designs, LLC PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Pleasant Path Cottages PUD PROJECT REVIEWER: Arneta Henninger SITE AREA: 197,762 square feet EXISTING BLDG AREA (gross): 1,700 square feet LOCATION: 650 & 684 Nile Avenue NE PROPOSED BLDG AREA (gross) 45,200 square feet SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants Lond/shoreline Use Animols Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major Information impacts impacts Necessary Housing Aesthetics Li hVGlore Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment I0, 000 Feet I4, 000 Feet C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas or areas where additional information is needed to properly assess this prgl Signature of Director or Authorized Representative we have expertise and have identified areas of probable impact — r:� 0 Date City of ..__iton Department of Community & Economic elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: g t r� COMMENTS DUE: DECEMBER 26, 2012 APPLICATION NO: LUA12-000182, ECF, PP, PPUD DATE CIRCULATED: DECEMBER 12, 2012 APPLICANT: Greg Sparhawk, GPS Designs, LLC PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Pleasant Path Cottages PUD PROJECT REVIEWER: Arneta Henninger SITE AREA: 197,762 square feet EXISTING BLDG AREA (gross): 1,700 square feet LOCATION: 650 & 684 Nile Avenue NE PROPOSED BLDG AREA (gross) 45,200 square feet SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland. Following development 18 of the 22 trees an site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information impacts impacts Necessary !-cousin Aesthetics Light/Glare Recreation Utilities Trans ortation Public Services Historic/Cultural Preservation Airport Environment I0, 000 Feet I4, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatipn is negded to properly assess this proposal. Signature of Director or Authorized'2epreseritative Date City of ,...ton Deportment of Community & Economic, lopment ENVIRONMENTAL & 0EVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMFNT: COMMENTS DUE: DECEMBER 26, 2012 Maw— APPLICATION NO: LUA12-000182, ECF, PP, PPUD DATE CIRCULATED: DECEMBER 12, 2012 APPLICANT: Greg Sparhawk, GPS Designs, LLC PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Pleasant Path Cottages PUD PROJECT REVIEWER: Arneta Henninger SITE AREA: 197,762 square feet EXISTING BLDG AREA (gross): 1,700 square feet LOCATION: 650 & 684 Nile Avenue NE PROPOSED BLDG AREA (gross) 45,200 square feet SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone_ The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland_ Following development 18 of the 22 trees on site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS element of the Probable Probable More Environment Minor Major Information Impacts impacts Necessary Housing Aesthetics Li hVGlare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional �orTQ'rkion is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DEPARTMENT OF COMMUNITY d �,ity0f� AND ECONOMIC DEVELOPMENT DATE: M E M O R A N D U M December 18, 2012 TO: Vanessa Dolbe FROM: Bob Mac Oniei 4 SUBJECT: Pleasant Path Cottages, LUA-12-000182-pp Format and Legal Description Review I have reviewed the above referenced final plat submittal and have the following comments: Note the City of Renton land use action number and land record number, LUA-12- 000192-PP and LND-10-0498, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please nate that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city as soon as possible after the initial final plat submittal. Note said addresses and the street name on the plat drawing. hAfile syAnd - land subdivision & surveying recordsl1nd-14 - plats14498(pleasant path cotlages)1rv121218.doe Page 2 of 4 12/18/2012 On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton "APPROVALS" blocks for the City of Renton Administrator; Public Works Department, the Mayor, City Clerk and the Finance Director. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature fines as required. Remove references to density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. hAfile sysllnd - land subdivision & surveying recordsllnd-10 - plats10498(pleasant path cottages)1nn-121218.doc Page 3 of 4 12/18/2012 There needs to be language regarding the conveyance of the various tracts created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of any tracts containing stormwater detention facilities, if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning such tract ownership of the detention area applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners' Association (HOA) for a detention/wet vault facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Otherwise, use the following language on the final plat drawing: Lots 1 through 20, inclusive, shall have an equal and undivided ownership interest in "Tract A". The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language regarding ownership and maintenance responsibilities is required for other the other tracts as well. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. For the wetland/open space tract please include the following Native Growth Protection language: NATIVE GROWTH PROTECTION EASEMENT The Native Growth Protection Easement (NPGE) on this [type of document] identifies the steep slopes. The creation of the Easement conveys to the public a beneficial interest in the land within the Easement Area. This interest shall be for the purpose of preserving native vegetation for the control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat, The Easement imposes upon all present and future owners and occupiers of the Easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the Easement area. The vegetation with the Easement area may not be cut, pruned hAfile sysllnd - land subdivision & surveying recordslind-10 - plats10498(pleasant path cottages)1rv12121.8.doc Page 4 of 4 12/18/2012 covered by fill, removed or damaged without express written permission from the City of Renton, provided however, that the owners of underlying property may install landscaping. The right of entry herein shall apply to the agents, representatives and employees of the owners or subsequent owners of the underlying property. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street: dedication process, include a current title report noting the vested property owner. hAfile sysllnd - land subdivision & surveying recordsllnd-10 - plats10498(pleasant path cottages)1rv121218_doc City of ___.-ton Deportment of Community & Economic lopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 26, 2012 APPLICATION NO: LUA12-000182, ECF, PP, PPUD DATE CIRCULATED: DECEMBER 12, 2012 APPLICANT: Greg Sparhawk, GPS Designs, LLC PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Pleasant Path Cottages PUD PROJECT REVIEWER: Arneta Henninger SITE AREA: 197,762 square feet EXISTING BLDG AREA (gross): 1,700 square feet LOCATION: 650 & 684 Nile Avenue NE PROPOSED BLDG AREA (gross) 45,200 square feet SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size_ Lots would range in size from 3,236 square feet to 4,873 square feet all accessed via a private road_ In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major Information impacts impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Elementof the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Housing Aesthetics Li hVGlore Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet V u J V �J V B. POLICY -RELATED COMMENTS (/ f L- C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to -properly assess this proposal. �2 " Signature of Director or Authorized Representative Date City of .menton Deportment of Community & Economic _ _ _lopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: e ; on COMMENTS DUE. DECEMBER 26, 2012 APPLICATION NO: LUA12-000182, ECF, PP, PPUD DATE CIRCULATED: DECEMBER 12, 2012 APPLICANT: Greg Sparhawk, GPS Designs, LLC PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Pleasant Path Cottages PUD PROJECT REVIEWER: Arneta Henninger SITE AREA: 197,762 square feet EXISTING BLDG AREA (gross). 1,700 square feet LOCATION: 650 & 684 Nile Avenue NE PROPOSED BLDG AREA (gross) 45,200 square feet SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. A. ENVIRONMENTAL IMPACT (e.g. Nora -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information impacts impacts Necessary Eorth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation utilities Trans ortotion Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet In 6r-;�.. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Represe Date City of .._..ton Deportment of Community & Economic lopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:CI f cc - COMMENTS DUE: DECEMBER 26, 2012 Forth APPLICATION NO: LUA12-000182, ECF, PP, PPUD DATE CIRCULATED: DECEMBER 12, 2012 APPLICANT: Greg Sparhawk, GPS Designs, LLC PROJECT MANAGER: Vanessa Dolbee 1 PROJECT TITLE: Pleasant Path Cottages PUD PROJECT REVIEWER: Arneta Henninger �O Animals Environmental Health SITE AREA: 197,762 square feet EXISTING BLDG AREA (gross): 1,700 square feet fid' LOCATION: 650 & 684 Nile Avenue NE PROPOSED BLDG AREA (gross) 45,200 square feet SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size_ Lots would range in size from 3,236 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Forth A fr Water Plants Land/Shoreline Use Animals Environmental Health Energy/ NoturolResources Element of the Probable Probable More Environment Minor Major information impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utflfties Transportation Public Services historic/Cultural Preservation Airport Environment 10, 000 Feet 14, Opo Feet S. POLICY -RELATED COMMENTS 54- Ij C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which vire have expertise and have identified areas of probable impact or areas where additional infor oti n is needed to properly assess this proposaL Signature of Director or Authorized Representative Date FIRE & EMERGENCY SERVICES DEPARTMENT City M E M O R A N D U M DATE: December 14, 2012 TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Pleasant Path Preliminary Plat Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. Credit will be granted for the removal of the one existing home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrants within 300 feet of some of the proposed buildings but not all. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 20 -feet wide fully paved, with 25 -feet inside and 45 - feet outside turning radius. Fire access roadways shall be constructed to support a 30 -ton vehicle with 322 -psi point loading. City of nrnton Department of Community & Economic elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F71* ri- COMMENTS DUE: DECEMBER 26, 2012 APPLICATION NO: LUA12--000182, ECF, PP, PPUD DATE CIRCULATED: DECEMBER 12, 2012 APPLICANT: Greg Sparhawk, GPS Designs, LLC PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Pleasant Path Cottages PUD PROJECT REVIEWER: Arneta Henninger SITE AREA: 197,762 square feet EXISTING BLDG AREA (gross): 1,700 square feet LOCATION: 650 & 684 Nile Avenue NE PROPOSED BLDG AREA (gross) 45,200 square feet SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland_ Following development 18 of the 22 trees on site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Environment Minor Impacts Probable More Major Information Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS Plement of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housin Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet C. CODE -RELATED COMMENTS ` -S' We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative 7 Date City of Renton Department of Community & Economic Wc✓elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Z-'- c COMMENTS DUE: DECEMBER 26, 2012 APPLICATION NO: LUA12-000182, ECF, PP, PPUD DATE CIRCULATED: DECEMBER 12, 2012 APPLICANT: Greg Sparhawk, GPS Designs, LLC PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Pleasant Path Cottages PUD PROJECT REVIEWER: Arneta Henninger SITE AREA: 197,762 square feet EXISTING BLDG AREA (gross): 1,700 square feet LOCATION: 650 & 684 Nile Avenue NE PROPOSED BLDG AREA (gross) 45,200 square feet SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. o s w 36 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, stormwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3.9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. A. ENVIRONMENTAL IMPACT (e.g. )Von -Code) COMMENTS Element of the Probable Environment Minor impacts Probable More Major information Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Airport Environment 10, 000 Feet 14,000 Feet B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts impacts Necessary Housing Aesthetics Li ht/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and hove identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ' 2t f:7�1v� 12.%I2 -f1-- Signature Dire or or Authorized Representative Date �T.a11�_1 r fI l-jl NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) A Master AppilcIII, n has been tiled and accepted with the Department of f ommunity & EI or III Devel.Pment jCFDI- Fit an.ling Divlslon of the City of Renton. The f0 -Ing briefly, describes [he applleation ane the necessary Publlc Approvals. NATE of NO FILE OF APPLICATION: December 12, 29i2 LAND USE NUMBER: LUA12-0191 E'4, ECF, PP, PPUD PROJECT NAME: Pleasant Palh CLttggei PUD PROJECT DE5CRIPTION; The a ,iicant iS regV ing SEPA Environmental Reil Prelimtna}' P".a: -d P pe rehminary Planned Urban Development aparoyal for a 14 u , ce1-,age development I,. the Residential lour (R-4( ing un Rs r r neu on P t aI- The site is ;ocated at 650 & 684 Nile Avenue NE and is 4.54 acres If site. Lois ­,Id ange in site tram 3,236 square feel to 4.873 Square feet ab accessed via a pi are road- m edditicn to the 14 bis, 9 tracts are proposed for open span, srnrmwater, sidewalk, access, wetlands, asd parking, Overari the development wOLltl result in a net density of 3.9 dwelling toils per acres, The site is currently developed with a ingle firri home and conra3ns a wetland- Fo l lmwtng dove lopment is of the 22 trees o site a e pr oSed t0 be r,tainetl- With the applit.tho a wetland study and in IlI91tiorL plan, a stormwaler tepon and a geotechnical report have been provided. Frontage improvements woultl be p: ovided along Nile Avenue. PROJECT IOCATION: 650 1694 Nile Avenue HE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -hl As the Lead Agency, rhe City of Renton has determined :hat sigmfican: a ental impacts a unlikely to result from the proposed project. There Rare. a permuted under the RCW .3.21C 110, the City OF Renton 15.01E the DirEt al DNS -M proeesS to give Holl,, that a DNS. Mis likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a sloi to m,nent period- There will be no "mmenl period folic wi ng the i55na n re .' the Threshold Delelm'matien .t h'on- 5ignifrtanc Mtigated(DN5-Mj-A14-dayapPeal ii will rPhl the lssuanee of the DN5-M. PERMIT APPLICATION DATE' Nov, tuber 211, 2012 NOTICE OF COMPLETE APPLICATION: Uecembe- 12, 21112 APP"CANTf PRCUECT CONTACT PERSCN: Greg Spa'ha Wk, GPS Designs, LLC; 634 9" A—ii,e; Kirkland, WA 93033; End: grsgsLZgPsdeslgns.c.m Perml Csl Kii Requested: Envlr.nmai 15EPA) Revlew, Prellminary Plat Review; Preliminary Planned Urban Development Review Other Fermlts whkI may he required: B.Iiding, Construct .m and Sign Pemnlis Requested Studies: Wetland Assessment, Drainage, and Geotachnleal Reports Location where APPlication may I, revfewetl: Department Uf Community & Economl[ Development ICED) - Planning Division, Sralh Floor Renton Pty Rall, 1055 South Grady Way, Remen, WA 99D57 If y0D would like 1. he made a pa ny of record to -scowl fuR'er information on lh-s proposed Project, complete this Form and return 10: City of Serino, CED -Panning Dwis .n, 195550, Gra..y Way, Renton, WA 9B057. NamelFee No., Pleasant Path Cottages PUDfLUAt2-0G018I, ECT, PP, PPUD NAME', _ MAILING ADDRE55' TELtPNONE ND, Citg5tatel2ip', PG BLit HEARING: h'- } nq s nLbgIY s[I eJRI=d ict Feb I9 2,22 6efCfe t e 2 rvlrn eat,9 E m e n _ton ll Chart 5g $ 11',3 p,m. on the nth "cot of novo R,nron Clty frail 1pcatec at 11155 South Gra,:, way, Ca N5151 ENCY OVERVIEW: 2nning/Land Use: The ._Meet sill is designated Residential L.w Density (RED) en the Cir, of Fenln-.. Cemoreheni ve Land 115e Vap and Residential -d (R d( dwelling uri ,e au n the r ti 20^S,g y ­ Err ru ental El nm nts that Evalual4 the Purposed Proi Fnvlron Menta' (SEPP) Checklist Dere lopment Regulatlans Used For Project Mlllitis : The project will be subject to the Cilyrs SEPA ordinance, Renton Mvnidpal Code 5,0icoi 4-2-110A, 4-3-059, 4-7-080. 4-9 15D and olre- appllcabie mels and regulations as sporoprlate. Proposed Mltfgah., Measures: The F.Ilpwing Miliga[ion Measure, WII' likely he Imposed o,- the pr.ph,,d project. -nese recommended Vidal Measures address Project impacts not covered by existing codes and regulations as cued above. • The opplkanr shop comply with the rerommendorlons included in the Cnklwl Area; Report, prepared Lt, 5ewo0 Wetipnd Consurrinp, Inc, dared Ort.ber 9, 2032 The in sas"nt shad "i 'I the re mrnendprions Included in the Georeehnical Fnpineering SEudy prepared by CEO Group ra.rthwest, I4r., doted November 6, 7012. Comments on the above application must be submitted in writing to Vanessa Dalbee, Senior Planner. CEO- Planning Dlvlsi 1455 South Grady Way, Renton, WA 98057, by 5:00 PM on December 26, 2012. This matter Is also Nodallvrly scheduled for a Dubuc hearing On February 19, 2Cl2, at 1:30 pool C0-11 Chambers, Seventh Floor, Renton Clly Rall, 1055 South Grady WaY, Rentor.. If you are I'teresled in attending the hearing, please contact Ilk Planning Dwision w ensure that the hearing has not been rescheduled at 1425) 439-7282. IF comments cannot be aubmrtled In waling by the dale Indicated above, YOU may still appear at the hewing and present your comments on the proposal before the Hearing Examiner. If you have nuestion5 abnnt this Prep ... I, or Wish t9 be made a party .f record and receive addkional 'mfor•nall.n by mail, please euntael the projeot manager. Any... who submits written comments IF aut.natic i become a party of record and will be notified of any decrsinn on this proje[:. CONTACT PERSON: Vanessa Polbee, Senor Planner; Te;: (425) 430-7314; Eml ardolbeepG rentonwa_gov PLEASE EASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR MOM FILE IDENTIFICATITI e so +�' '•tar} �c ILlr� i"��I r r- h CERTIFICATION I I, hereby certify that copies of the above document were posted in -1)— conspicuous places or nearbSte"scribed erty n Date: ��� ��f Signed STATE OF WASHINGTON j 1 SS COUNTY OF KING certify that I know or have satisfactory evidence that I- C� signed this instrument and acknowledged' to be hi Jhe� free and voluntary act for the uses and purposes men�ipn't d4atbe instru ent. Dated: { Nota ubli and far the State of Washington ` �7 ,gam �'9 �1_ v' i `;.teary (Print): �1 G _ y+ `rent expires- j ��'1� P 1; 0A 1;11 -iirlilifl CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 12th day of December, 2012, 1 deposited in the mails of the United States, a sealed envelope containing Accpetance Letter, Notice of Application, Environmental Checklist, and Reduced Site Plan documents. This information was sent to: Name Representing Agencies See Attached 300' Surrounding Property Owner - NOA only See attached Greg Sparhawk -- Accpt Ltr Contact/Applicant Robert Johnseine — Accpt Ltr, NOA Owner Roann Consulting, LLC Party of Record (Signature of Sender): STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to e his/her/their free and voluntary a ifor'fhe uas and p�.rposes mentioned in the instrument. Dated: 17 -17 ry Public in and Notary (Print): �\ My appointment expires: ' Project Name: Pleasant Path Cottages PUD Project Number: LUA12-000182, ECF, PP, PPUD template - affidavit of service by mailing e State of Washington AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** WDFW - Larry Fisher* Muckle -shoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 — 172nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Sery-, MS -240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp- of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template - affidavit of service by mailing oq2 RENTON CITY OF ZIV NIR+SARINA T BERNSTEIN JASON E+STACEY 1055 S GRADY WAY 615 NILE AVE NE 5614 NE 6TH PL RENTDN, WA 98055 RENTON, WA 98059 RENTON, WA 98059 HU HONGGANG HO ELAINE CHING-MAN LEE BRANDON V+YEN-LINH P 677 PASCO PL NE 613 QUINCY AVE NE 618 PASCO PL NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 BEARDSLEE SHELLY & THOMAS LINS ROSENEIDE SOARES+DELIR RYBERG MICHAEL+TABITHA 647 ORCAS AVE NE 659 ORCAS AVE NE 600 ORCAS AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 TONG WAI-KUEN ELVINA+KUHN CAMWEST OLYMPUS VILLA LLC IYER PRASHANT+SETH POOJA MARCIA S 9720 NE 120TH PL 5626 NE 6TH PL 603 PASCO PL NE KIRKLAND, WA 98034 RENTON, WA 98059 RENTON, WA 98059 BEALS AARON C+HEIDI L KOBATA DAREN T+ANITA M WINDWOOD HOMEOWNERS ASSOC 621 PASCO PL NE 625 QUINCY AVE NE PO BOX 3506 RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98056 WINTERMYER EDWARD OH YOUNG H+SOOK N BEYAZ LEYLA 12050 148TH AVE SE 627 PASCO PL NE 631 QUINCY AVE NE RENTON, WA 98059 RENTON, WA 98059 RFNTON, WA 98059 HARRIS MICHAFLJ+VALERIE K METCALFE CURTIS W RODRIGUEZ RAMON JR+SUSAN L 658 PASCO PL NE 604 NILE AVE NE 624 0RCAS AVE NF RENTON, WA 98059 DUVALL, WA 98019 RENTON, WA 98059 PANG TUREN+MONA RACINE MARC A+KIMBERLY G CHAVEZ GUADALUPE 5914 NE 7TH ST 653 PASCO PL NE 631 ORCAS AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 LE THOMAS REN NE MARK & AUDREY VANFLANDERN KEVEN D+JENNIFE 622 NILE AVE NE 606 ORCAS AVE NE 600 PASCO PL NE TUKWILA, WA 98188 RENTON, WA 98059 RENTON, WA 98059 WEGNER BRETT+MARY K WONG ALICE KIKUE MOE RONNIE D+KATHLEEN M 665 NILE AVE NE 619 QUINCY AVE NE 618 ORCAS AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 DEA ROGER CHEN SHU YU COLEMAN JAY A+JANETTE M 900 N 27TH PL 624 PASCO PL NE 655 ORCAS AVE NE RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98059 TAYLOR TODD D KING COUNTY SULLIVAN CAROLE J+JOHN 637 ORCAS AVE NE 600 KC ADMIN BLDG 626 MT BAKER AVE NE RENTON, WA 98059 SEATTLE, WA 98104 RENTON, WA 98059 GUTHRIE ROBET P PALANCHUK GEORGIY&NATALYA TSE CHUN HIND 643 ORCAS AVE NE 715 NILE AVE NE MAK PO HA RENTON, WA 98059 RENTON, WA 98059 5908 NE 7TH ST RENTON, WA 98059 ZHU YULING DINCA GABRIEL+ROXANA CHAN LOUISE YIN LEE 615 PASCO PL NE 616 NILE AVE NE CHAN HOI CHING RENTON, WA 98059 RENTON, WA 98059 671 PASCO PL NE RENTON, WA 98059 ELLIS PARK HOA CARLIN CHRISTINE+JULIANNE POWERS JACK M+DENISE T PO BOX 2982 612 ORCAS AVE NE 703 NILE AVE NE RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98059 LI BAOMIN SHETH SUMITRA G+RASNA S MIRONYUK ROMAN+NADYA 661 ORCAS AVE NE 606 PASCO PL NE 651 ORCAS AVE NE RENTON, WA 98059 RENTON, wa 98059 RENTON, WA 98059 BALZER JERRY R+DEASON JOLI S SHAMROCK HIGHLANDS SOLIVEN LAWRENCE P+KHANH C 659 PASCO PL NE 632 MT BAKER AVE NE 665 PASCO PL NE RENTON, WA 98059 KIRKLAND, WA 98034 RENTON, WA 98059 YANG LI -CHUAN J CREWS RICHARD E+NORMA R BOSCH GABRIEL T+ANNA L 1159 SILVER CANYON DR 5920 NE 7TH ST 607 QUINCY AVE NE SAN JOSE, CA 95120 RENTON, WA 98059 RENTON, WA 98059 HA TAM XUAN JOHNSEINE ROBERT A KEODALAH OUN+JAHN 5632 NE 6TH PL 9805 NE 116TH ST#7499 609 PASCO PL NE RENTON, WA 98059 KIRKLAND , WA 98034 RENTON, WA 98059 AWESOME YAH CHURCH DUONG HIEN+HUYNH LOC NELSON ROSEMARY A 702 NILE AVE NE 630 ORCAS AVE NE 15419 SE 112TH ST RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 n of NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: December 12, 2012 LAND USE NUMBER: LUA12-000182, ECF, PP, PPUD PROJECT NAME: Pleasant Path Cottages PUD PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review, Preliminary Plat and Preliminary Planned Urban Development approval for a 14 unit cottage development in the Residential four (R-4) dwelling units per net acres zone. The site is located at 650 & 684 Nile Avenue NE and is 4.54 acres is size. Lots would range in size from 3,236 square feet to 4,873 square feet all accessed via a private road. In addition to the 14 lots, 9 tracts are proposed for open space, storrnwater, sidewalks, access, wetlands, and parking. Overall the development would result in a net density of 3,9 dwelling units per acres. The site is currently developed with a single family home and contains a wetland. Following development 18 of the 22 trees on site are proposed to be retained. With the application a wetland study and mitigation plan, a stormwater report and a geotechnical report have been provided. Frontage improvements would be provided along Nile Avenue. PROJECT LOCATION: 650 & 684 Nile Avenue NE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS -M process to give notice that a DNS - M is likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non - Significance -Mitigated (DNS -M). A 14 -day appeal period will follow the issuance of the DNS -M. PERMIT APPLICATION DATE: November 28, 2012 NOTICE OF COMPLETE APPLICATION: December 12, 2012 APPLICANT/PROJECT CONTACT PERSON: Greg Sparhawk, GPS Designs, LLC; 634 91" Avenue; Kirkland, WA 98033; Eml: gregs@gpsdesigns.cam Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat Review; Preliminary Planned Urban Development Review Other Permits which may be required: Building, Construction, and Sign Permits Requested Studies: Wetiand Assessment, Drainage, and Geotechnical Reports Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Pleasant Path Cottages PUD/LUA12-000182, ECF, PP, PPUD NAME: MAILING ADDRESS: City/State/Zip: TELEPHONE NO.: PUBLIC HEARING: Public hearing is tentatively scheduled for February 19, 2012 before the Renton Hearing Examiner in Renton Council Chambers at 1:30 p.m. on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: Zoning/Land Use: The subject site is designated Residential Low Density (RLD) ori the City of Renton Comprehensive Land Use Map and Residential -4 jR-4) dweiling units per acre on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project: Environmental (SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, Renton Municipal Code Sections: 4-2-110A, 4-3-050, 4-7-080, 4-9-150 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant shall comply with the recommendations included in the Critical Areas Report prepared by Sewall Wetland Consulting, Inc., dated October 9, 1011. • The applicant shall comply with the recommendations included in the Geotechnical Engineering Study prepared by GEO Group Northwest Inc., dated November 6, 2012. Comments an the above application must be submitted in writing to Vanessa Dolbee, Senior Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on December 26, 2012- This matter is also tentatively scheduled for a public hearing on February 19, 2012, at 1:30 p.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has rot been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON; Vanessa Dolbee, Senior Planner; Tel: (425) 430-7314; Eml: vdolbee@rentonwa.gow PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION - I 2311!11 7. ■dj I11T y M 3'' V aurd7...k+. 't is yl 55 ..._.1x -.. f air - 1 m O ' wY - a_ 14 ! 4 i445Y1'. :...•75( �til1�119.!�� Denis Law Mayor citylo.: Department of Community and Economic Development December 12, 2012 C.E."Chip"Vincent, Administrator Greg Sparhawk GPS Designs, LLC 634 9t" Avenue Kirkland, WA 98033 Subject: Notice of Complete Application Pleasant Path Cottages PUD, LUA12.-000182, ECF, PP, PPUD Dear Mr. Sparhawk: The Planning Division of.the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on January 14, 2013. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on February 19, 2013 at 1:30 p.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7314 if you have any questions. Sincerely, - r"al�—D d1j Q., Vanessa Dolbee Senior Planner cc: Robert Johnseine / Owner(s) Roann Consulting, LLC / Party of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentanwa.gov Denis Law citOw. Mayor f December 12, 2012 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Gayle Morgan Routing Coordinator Issaquah School District #411 805 2"d Avenue NW Issaquah, WA 98027 Subject: Pleasant Path Cottages PUD LUA012-000182, ECF, PP, PPUD The City of Renton"s Department of Community and Economic Development (CED) has received an application for a 14 -unit cottage development located at 650 & 684 Nile Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention by either email to vdolbee@rentonwa.gov, or fax at (425) 430-7300, or mail to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057, by December 26, 2012. Elementary School: Middle School: High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No Any Comments: Thank you for providing this important information. if you have any questions regarding this project, please contact me at (425) 430-7314, Sincerely, fvw,,�-D 61be-P, Vanessa Dolbee Senior Planner Encl. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov i i i 4 17 - C)( iM , V low City of Renton LAND USE PERMIT F���MASTER APPLICATION PROPERTY OWNER(S) NAME: Robert Johnseine ADDRESS: -qc� ^) I f b `3 5 t k tvzk_lA%j CITY: Bethell WA ZIP: -v3 TELEPHONE NUMBER: 425.785.2870 APPLICANT (if other than owner) NAME: Greg Sparhawk COMPANY (if applicable): GPS Designs, Ilc ADDRESS: 6349th avenue CITY: Kirkland WA ZIP_ 98033 TELEPHONE NUMBER: 425.495.7241 CONTACT PERSON NAME: Greg Sparhawk COMPANY (if applicable): GPS Designs, Ilc ADDRESS: 634 9th avenue CITY: Kirkland WA ZIP: 98033 TELEPHONE NUMBER AND EMAIL ADDRESS: 425.495.7241 gregs@gpsdesigns.com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Pleasant Path Cottages PROJECTIADDRESS(S)ILOCATION AND ZIP CODE: 650 Nile Avenue NE & 684 Nile Avenue, 98059 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 1123059010 & 1123059092 EXISTING LAND USE(S): Single Family Residential & Vacant Land PROPOSED LAND USE(S): Single Family Residential -Cottage EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential low density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: R-4 PROPOSED ZONING (if applicable): SITE AREA (in square feet): 197,762sf (4.54ac) SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: None SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 11,761s.f. PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) 4 units per net acre NUMBER OF PROPOSED LOTS (if applicable) 14 NUMBER OF NEW DWELLING UNITS (if applicable): 14 D:1_gpsdesignsl12-PleasantPathlppudl4_PP_masterapp,_12_0910.doex - I - 03111 )JECT INFORMATION con...iu NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 7 $4.8mil SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 42,000gsf SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 3,200 sf (garages and community bid SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 0 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. X WETLANDS 30,927 sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) 1123059010 = POR OF 5W 1/4 OF NW 1/4 OF 5W 1/4 DAF BEG AT NE COR OF SD SUBD TH S 00-16-11 W 329.77 FT TH N 87-5424 W 525.15 FT TO € LN OF W 130 FC OF SD SW 1/4 TH N 00-17-36 E 87.84 FT TO N LN OF S 414 FT OF SD SUBD TH N 87-54-24 W 100.03 FT TO E LN OF W 30 FT OF 5D SW 1/4 TH N 00-17-36 E 244.5 FT TO N LN OF SD SUBD TH N 87-40-54 E 624.96 FT TO BEG LESS N 100 FT OF W 267.96 FT THOF LESS C/M RGTS AKA POR PARCEL A KCSP 175040 REC AF 4 7503280518 1123059092 = N 100 FT Of E 267.96 FT OF W 297.96 FT OF SW 1/4 OF NW 1/4 OF SW 1/4 LESS C/M RGTS AKA POR PARCEL A KCSP 175040 REC AF #17503280518 I, (Print Name/s) Washington th {pile representati act f r a Of STATE OF WASHINGTON ) AFFIDAVIT OF OWNERSHIP r —�G VySF "'3 � , declare under penalty of perjury under the laws of the State of one) the current owner of the property involved in this application or the authorized n (please attach proof of authorization) and that the foregoing statements and answers herein itha in all respects true and correct to the best of my knowledge and belief. Date Signature of Owner/Representative Date ) SS COUNTY OF KING } I certify that I know or have satisfactory evidence that signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. Dated Notary PVNC stift of va NI Loon LWA A DAA0*11 wh AXw*M*W Eq*" *A 27, 20flY a D:� gpsdes 4 1 Public in and for the State of Washington Notary (Print): z_ it expires: - 2 - 03/11 PLANNING DIVISION WAIV OF SUBMITTAL RE-QU-.--::MENTS. FOR LAN USE APPLICATIONS This requirement may be,waived by: 1. Property Services PROJECT NAME:jc2 - - -- --- ----- - --- 2. Public Works Plan Review 3. Building DATE. 2 4. Planning . H:10EDUafalForms-Templaies\Self--Help HandoutslPlanninglwaivemfsubmittairegs.xls OW09 PLANNING DIVISiON WAIVER - SUBMITTAL REQUIRE NTS This requirement may be waived by: 1. Property Services 2- Public Works Plan Review 3- Building 4, Planning PROJECT NAME: DATE: /l f H:1GED1DatalForms-Te-mplates15elt-Help HandoufsTianninglwalvercfsubmittalregs.xis 06109 PREAPPLICATION MEETING FOR PLEASANT PATH 650 NILE AVE NE CITY OF RENTON Department of Community and Economic Development Planning Division PRE12-045 June 28, 2012 Contact Information: Planner: Vanessa Dolbee Public Works Reviewer: Arneta Henninger Fire Prevention Reviewer: Corey Thomas Building Department Reviewer: Craig Burnell Phone: 425.430.7314 Phone: 425.430.7298 Phone: 425.430.7024 Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the .project manager (planner) to have it pre- screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT ci or M E M O R A N D U M DATE: lune 14, 2012 TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Pleasant Path Preliminary Plat 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrants within 300 feet of some of the proposed buildings but not all. A water availability certificate is required from King County Water District 90. 2. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single family unit. This fee is pfd prior to recording the plat. Cawr;+.r up�«:r%- Ho•w� 3. Fire department apparatus access roadways are required to be a minimum of 20 -feet wide fully paved, with 25 -feet inside and 45 - feet outside turning radius. Fire access roadways shall be constructed to support a 30 -ton vehicle with 322 -psi point loading. Access is required within 150 -feet of all points on the buildings. Proposed roadway does not meet this requirement. Dead end streets that exceed 150 -feet in length require an approved turnaround. City of, DEPARTMENT OF COMMUNITY �1��� ,• AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 26, 2012 TO: Vanessa Dolbee, Planner FROM: Arneta Henninger, Plan Review 4W SUBJECT: Utility and Transportation Comments For: Pleasant Path 14 -Unit Cottage PUD 650 Nile Ave NE PRE 12-045 Parcel 1123059010 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision -makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above -referenced 14 -unit cottage PUD proposal, located on the east side of Nile Ave NE in the vicinity of NE 7th PI, all in Sect. 11, Twp 23N Rng 5 E. The project site is located south of, but not adjacent to, Olympus Villa on NE 7th Pl. The following comments are based on the pre -application submittal made to the City of Renton by the applicant: WATER: • This site is not located in the City of Renton water service boundary; it is located in the Water District 90 area. A Certificate of Water Availability is required and shall be submitted prior to formal application. • This site is not located in the Aquifer Protection Zone. • The project will need to provide domestic and fire service to serve the proposed development. • Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections. • All fire hydrants need to be brought up to current code if not existing. Pleasant Path PRE 12-045 Page 2 of 2 June 26, 2012 SANITARY SEWER: • This site is located in the City of Renton sanitary sewer service boundary. • There is an existing 8" sewer main in NE 6th Pl. See City of Renton sanitary sewer drawing#5-3187� for details. • There is an existing 8" sewer main in the parcel south of and adjacent to this parcel. See City of Renton sanitary sewer drawing #5-3004 for details. • Plans need to indicate how sanitary sewer will be provided to each unit with an individual sewer service line. Per code, sanitary sewer needs to extend along the full frontage of the parcel being developed. • This proposal is located in the East Renton Special Assessment District (SAD 0002). These fees are $316.80 per connection and shall be paid at the time a construction permit is issued. • Sanitary Sewer System Development Fees (SDC) are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: w • The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontage of the parcel being developed. • The proposed internal street does not meet current standards for either private or public streets- " -w -T-4 The project cannot be approved with the proposed configuration without access in compliance with City codes. • All new electrical, phone, and cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • Traffic mitigation fees apply. STORM DRAINAGE: • There are existing storm drainage facilities in Nile Ave NE. See City of Renton drawing # R3187. • A conceptual drainage plan and report is required to be submitted with the formal application for the project. A drainage control plan designed per the King County Surface Water Manual 2009 is required. • The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be handled. • The Surface Water SDC fees are $1,012 per lot if individually owned or $0.405 per square foot of new impervious area if lots are not individually owned. These fees are collected at the time a construction permit is issued. GENERAL: • All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical Control Network. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. H:\CED\Planning\Current Planning\PREAPP5\12-045.Vanessa\PIan Review Comments PRE 12-045.doc DEPARTMENT OF COMMUNITY AND 5 ECONOMIC DEVELOPMENT City of M E M O R A N D U M DATE: June 28, 2012 TO: Pre -Application File No_ 12-045 FROM: Vanessa Dolbee, Senior Planner SUBJECT: Pleasant Path PUD — 650 Nile Ave. NE General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 650 and 684 Nile Avenue NE. The project site contains two tax parcels totaling 4.50 acres in area. The pre -application packet indicates the proposal is to construct an environmentally sensitive cottage community utilizing the Planned Urban Development (PIED) standards. The community would contain 14 cottage units and would require wetland fill and re-creation. The proposal includes common parking, courtyard space and a community building and a trail through the critical areas. Access to the site would be directly off of Nile Avenue NE, however each unit would be reach via a pedestrian connection from a common parking area. Current Use: The property is currently developed an existing single family home and two accessory structures. Zoning/Density Requirements: The subject property is zoned Residential - 4 dwelling units per acre (R-4). There is no minimum density in the R-4 zone and the maximum density is 4.0 du/ac. The site is also located within the City's Residential Low Density comprehensive land use designation. Use: Single Family residential units are allowed within the R-4 zoning designation. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-4 standards" herein). h:\ced\planning\current plan n ing\preapps\12 -045.va nessa\12 -045 (r-4 pleasant path, pud, wetlands).doc Pleasant Path, PRE12-045 Page 2 of 7 June 28, 2012 Type of Standard R-4 Minimum Standard Minimum Density None Maximum Density 4 du / net acre Lot Size 8,000 square feet Lot Width 70 feet for interior lots. 80 feet for corner lots Lot Depth 80 feet Min Front Yard 30 feet Side Yard 5 feet Rear Yard 25 feet Min Side Yard Along -A -Street 20 feet Lot Coverage 35% or 2,500 SF, whichever is greater. Impervious Surface 55% Height 30 feet Landscaping On -Site Street Frontage 10 ft *Except for walk and driveways. In those cases, 10' of landscaping shall be required where buildings are not located. Tree Retention 30 % of significant trees Parking — Each lot is required to accommodate off street parking for a minimum of two vehicles. See additional parking layout requirements below under the PUD review criteria. Planned Urban Develo ment There are two principal purposes of the planned urban development regulations. First, it is to preserve and protect natural features of the land. Second, it is 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. Planned Urban Development Standards RMC 4-9-150 states that in approving a planned urban development, the City may modify any of the standards of chapters 4-2, 4-4, and 4-7 RMC and RMC 4-6-060, except as listed in subsection B3 of this Section (i.e. uses, density, and procedures). All modifications including but not limited to lot sire and setbacks will be considered simultaneously as part of the planned urban development. h:\ced\planning\current plan ning\preapps\1Z-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc Pleasant Path, PRE12-045 Page 3 of 7 June 28, 2012 Zoning/Density Requirements — RMC 4-9-15OB_3 states that the number of dwellings units shall not exceed the density allowances of the applicable base or overlay zone or bonus criteria in chapter 4=2 or 4-9 RMC_ The subject property is zoned R-4 with a maximum density of 4 du/ac. The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. Since the area of public and/or private streets on site was not provided with the pre -application materials, the density cannot be calculated. This information must be provided with a formal land use application. Common Open Space — Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. 1_ Open space must be at least 10 percent of the development site's gross land area. Open space may include, but is not limited to the following: ✓" a. A trail that allows opportunity for passive recreation within a critical area buffer (only the square footage of the trial shall be included in the open space area calculation, or b. A sidewalk and its associated landscape strip, when abutting the edge of a critical area buffer and when a part of a new public or private road, or c. A similar proposal as approved by the reviewing official. v' 2. Additionally, a minimum area equal to fifty square feet per unit of common space or recreation area shall be provided in a concentrated space. 3. Stormwater facilities may be incorporated with the open space, common spate, or recreation area on a case-by-case basis if the Reviewing Official finds: a. The stormwater facility utilizes the techniques and landscape requirements set forth in The Integrated Pond, King County Water and Land Resources Division, or an equivalent manual; or b_ The surface water feature serves areas outside of the planned urban development and is appropriate in size and creates a benefit. Private Open Space — Each residential unit in a planned urban development shall have usable private open space (in addition to parking) for the exclusive use of the occupants of that unit. The private open space shall be well demarcated and at least 15 feet in every dimension. Decks on upper floors can substitute for the required private open space. For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least 60 square feet in size with no dimension less than 5 feet. PUD Decision Criteria The City may approve a planned urban development only if it finds that the following requirements are met. Demonstration of Compliance and Superiority Required — Applicants must demonstrate that a proposed development is in compliance with the purposes of the Planned Urban Development and with the Comprehensive Plan. The proposed development shall be superior to that which would result without a planned urban development and that the development will not be unduly detrimental to surrounding properties. h:\ced\planning\current planning\preapps\12-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc Pleasant Path, PRE12-045 Page 4 of 7 June 28, 2012 Public Benefit — In addition, applicants shall demonstrate that a proposed development will provide identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts 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: 1. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or 2_ 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; or 3. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or 4. 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.; or S. 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: a. Open Space/Recreation: i. 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 ii. Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or b. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or c. Landscaping/Screening Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or d. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or e. Alleys: Provides alleys for any proposed single family detached, semi -attached, or townhouse units. Additional Review Criteria — A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: 1. Building and Site Design: a. 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. h:\ced\planning\current plan ning\preapps\12-o45.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc Pleasant Path, PRE12-045 Page 5 of 7 June 28, 2012 b. 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 use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc. 2. Circulation: a. 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. b. 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. c. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. d. Provides safe, efficient access for emergency vehicles. 3. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. 4. 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. 5. 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. G. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. 7. 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. 8. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and h:\ced\planning\current plan ning\preapps\12-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc Pleasant Path, PRE12-045 Page 6 of 7 June 28, 2012 sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. Significant Tree Retention: A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of 6 -inch caliper (at chest height) trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. Trees planted to meet landscaping requirements count toward the tree replacement ratio. Critical Areas Critical areas have been identified on the subject property. The site contains wetlands. As noted above, regulated wetland areas will need to be deducted from the gross property area for the purpose of calculating density. 6A IT I The applicant will be required to submit, as part of a formal land use application a wetland report delineating and classifying the wetland on site. As a part of the application materials �s�cew.tirT�•'►� the applicant has proposed to fill a portion of the wetland an site and balance the fill with f:v d~ -f a^ i L. recreation on the east end of the property. As proposed there would he impacts to the wetland and buffer, therefore a mitigation plan should also be submitted. City staff may require secondary review of the wetland and mitigation plan, at the expense of the applicant. Additionally, a trail is proposed to be developed through the wetland and around the site. A Critical Areas Exemption would be required for the trail area located in the wetland and the buffer of the wetland. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the number of proposed units and the presence of critical areas. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements irl Com► „1�-TThe project would require Preliminary Approval of a Planned Urban Development, a pPreliminary Plat and Environmental (SEPA) Review. The project may also require a Critical ��. 1p,*V1reo Exemption. A Preliminary Planned Urban development may be considered simultaneously with any other land use permit required for a proposal, including environmental review, preliminary plat, and critical area exemption. Where merged, the review criteria for all of the applications shall be considered simultaneously with the planned urban development criteria. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the City's Hearing Examiner for a decision. The Hearing Examiner's decision would be subject to two-week appeal periods. h:\ced\planning\current planning\preapps\12-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc Pleasant Path, PRE12-045 Page 7 of 7 June 28, 2012 The application fees include the following: • Preliminary Planned Urban Development - $2,000.00 • Preliminary Plat - $4,000.00 + Environmental 'SEPA' Review - $1,000.00 • Critical Area Exemption — No Charge + Final Planned Urban Development $1,000.00 *Note: all land use permits have an additional 3 percent Technology Surcharge Fee. Once Preliminary Planned Urban Development approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final PUD review. The developer shall, within 2 years of the effective date of action by the Hearing Examiner to approve the preliminary plan, submit to the Planning Division a final development plan showing the ultimate design and specific details of the proposed planned urban development or the final phase or phases thereof. Upon application by the developer, the Hearing Examiner may grant an extension of the approved preliminary plan for a maximum of 12 months The Final PUD is an administrative review process with an estimated time frame of 6 weeks. Building permit applications are required to be submitted within 6 months of Final PUD approval. Additionally, the developer shall complete the approved planned urban development or any phase thereof included in the approved final plan within 2 years from the date of the decision. Other Fees In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat (the project will be credited for the existing home). • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, • A Parks Mitigation Fee based on $530.76 per new single family lot payable prior to P,r recording; • A Fire Mitigation Fee based on $488.00 per new single-family lot payable prior to recording; and, 1.4- 5.A�.ro.ve • A li.6 t School District Impact Fee based on =er each new single-family residence payable prior to issuance of building permits. & - Kv*tv'�, A handout listing all of the City's Development related fees in attached for your review. h:\ced\planning\current planning\preapps\12-045.vanessa\12-045 (r-4 pleasant path, pud, wetlands).doc II O � m j Sl1 4 m O E5 ._ rn m ._ w ti W ._ C14 V C C N m is m O O O D V U) rJ4 N y �. Jd o! JFJ❑Fy011 m on z o mell El z U t = �: I _ m• Q I tmw .y, N E Ln o – E °m- o _n E'mmc w N G c F m U W m 9 �! '!t� n a O N Q D c r. 4A .1 wm I� O Co CL o� G L O iii tv -mm�-w - r c N k C14 LN, - a a r. L !'LoN I t — � It �1 fix. ,,�„r t��} �• � � � _� ¢ , he D7 - 02 T23N R5E W 1/2 ZONING MAP BOOK F7 - 14 T23N R5E W 1/2 PW TECHNICAL SERVICES PRINTED ON 11/13/09 E7 m: ao:.m.�la . QaPti� .a.larar».n �1 - guxa•Rntl to aurrtr xcvracy.ard o bautl m 3ie h.0 nbrm.lim ..�I.tle o of me sale alw.. rl.s m.a e.+s••a.a ro. arvewwwmok 4 200 400 Feet 11 T23N R5E W 112 1:4800 5311 DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 197,762 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements" Critical Areas' Total excluded area: 3. Subtract line 2 from line 1 for net area 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned 6. Divide line 5 by line 4 for net density, square feet 11,761 square feet 30,927 square feet 2. 42,688 square feet 3. 155,074 square feet 4_ _3.56 acres 5_ 14 units/lots 6. _3.9 dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deductedlexcluded. ** Alleys (public or private) do not have to be excluded. D:l_gpsdesigns112-PleasantNthlppud113_PP density_ 12_0410.doe - i - 03108 W cM or Renton W TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter' on project site: 1. 22 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers 4 trees Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 4 trees 3. 18 trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. 6 trees 5_ List the number of 6" or larger trees that you are proposing5 to retain 4: 5. 18 trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. -12 trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7_ inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. Inches per tree 9. Divide line 7 by line 8 for number of replacement trees6: (if remainder is .5 or greater, round up to the next whole number) 9. trees Measured at chest height. z. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. ' Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). 4_ Count only those trees to be retained outside of critical areas and buffers. The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-1301i7a 6. Inches of street trees, inches of trees added to critical areaslbuffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. D:l_gpsdesignsll2-PlcasantPathlppud119_PP_TTeeRetention Worksheet_ 12_0910.doc 12108 i PROJECT NARRATIVE Pleasant Path Cottages 650 Nile Avenue Renton WA 98059 Project name, size and location of site 14 unit Pleasant Path Cottage project is the development of 4.5 acres near the corner of Nile Avenue and Northeast 6th Street in Renton. Land use permits required for proposed project Preliminary PUD, Environmental Review, Preliminary Plat Zoning designation of the site and adjacent properties Land currently zoned R-4, low density residential, properties at full perimeter also are zoned R-4. Current use of the site and any existing improvements Land currently is used as single family with aging improvements. existing gravel access drive off of Nile Avenue. Special site features (i.e. wetlands, water bodies, steep slopes) Approximately 314 of an Acre of the site is classified as wetlands, this divides the property roughly in half isolating access to the rear portion of the property Statement addressing soil type and drainage conditions The King County Soil Survey shows the site containing Alderwood gravelly, sandy loam (AgC). Proposed use of the property and scope of the proposed development Current planning includes 14 single family homes with 28 total parking spaces, and including a small community facility. Waif of parking spaces would be located within three separate garage structures_ a public accessed pathway and boardwalk will provide a trail across the wetlands and around the site. For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots. 14 Lots, approximately 3,400s.f., with a total Net Acreage for the site of 3.71 AC, net density of 3.9 units/Acre Access The main access to the new project will be a looped road off of Nile Avenue_ Proposed off-site improvements (i.e. installation of sidewalks, hydrants, sewer main, etc.) As part of this project we will be improving the frontage along dile Avenue in coordination with the public works plan for street and utility improvements. i Total estimated construction cost and estimated fair market value of the proposed project Estimated Construction Cost for the project is $4.8 mil, with currently anticipated market value of the project estimated at $6.2 mil. Estimated quantities and type of materials involved if any fill or excavation is proposed there will be an overall cut of 1700 CY and fill of 700CY, netting 1000CY taken offsite to a city approved location. Number, type and size of any trees to be removed 22 significant trees on site with an estimated 6 significant trees will be removed. 8" Pine, 12" Pine, 14" Catalpa, 18" Catalpa, 12" Alder, 18" Alder Explanation of any land to be dedicated to the City There are no plans for any dedication of land to the City. Any proposed job shacks, sales trailers, and/or model homes We will have a job shack on site for the first portion of site construction. When the site improvements are complete and a model home is in place, the job trailer will be removed. Any proposed modifications being requested (include written justification) While the density of our project is appropriate to the site, the presence and location of the wetland requires us to request modification from the R-4 lot size standards. We are asking for the following modifications to put this land to its highest, best use appropriate to its zoning. Additional impacts and improvements Typical grading will take place on the western side of the property. A public access boardwalk will cross the wetlands and access the open space at the eastern side of the property. standard proposed min density none none max density 4 du/Ac 4 du/Ac lot size 8,000sf 2,500sf check lot width 70' int 180' corn 30' check lot depth 80' 60' check min front yd 30' 15' check side yard 5' 5' check rear yard 25' 20' check lot coverage 35% or 2,500 35% or 2,500 check impervious 55% 55% check height 30' 30' check landscaping on-site frontage 10' 5' check tree retention 30% 30% Additional impacts and improvements Typical grading will take place on the western side of the property. A public access boardwalk will cross the wetlands and access the open space at the eastern side of the property. Additional impacts and improvements (cont.) The buffer averaging we're using will take the building lots up to 25' from the wetland. each building site has an additional minimum setback requirement of an additional 5'. this creates a 30' MINIMUM offset between any potential construction and the wetland area. Pleasant Path Cottages 650 Nile Avenue Renton WA 98059 8. Statement of Project Compliance 1. Demonstration of Compliance and Superiority Required: The Pleasant Path Cottages, proposed Planned Unit Development, has been assembled in response to the intent of the Renton Comprehensive Plan, with respect to the existing Natural Conditions. The proposed 14 lot Pleasant Path Cottage project is the development of 4.54 acres of land currently zoned R-4, on Nile Ave north of NE 4th street. The project design is consistent with the scale and density of adjacent properties, and will add high quality homes in quality environments to the neighborhood. The natural conditions of this site isolate the eastern 1/3rd of the property and render the overall . Without this PUD the owner would only be able to fit approximately 8-10 lots on a parcel where he is allowed 14 by right of the net density. The property currently has an approved preliminary plat which utilizes a wetland crossing. The owner has decided to increase the number of lots by pursuing a cottage type of community and eliminating the access to the eastern, isolated portion of the site. 2. Public Benefit Required: a. Critical Areas: A small portion of the existing wetland buffer will be impacted and additional wetland will be created. this proposal retains the natural condition of the eastern portion of the site. b. Natural Features: Development as we have proposed it retains the majority of significant trees on site. c. Public Facilities: While this is a small project, it's development will trigger frontage improvements along Nile Avenue. d. Overall Design: 1. Open Space/ Recreation: The proposed design clusters the development on the western portion of the property, retaining the open space to the east and the existing wetland. ii. Circulation/Screening: The proposed site provides a nature path/boardwalk that crosses through the wetland to the open space at the east. iii. Landscaping/Screening: The development will see the integration of rain gardens throughout the developed portion of the site and the enhancement of the naturals areas including removal of areas of invasive species and enhancement of areas with native species. iv. Site and Building Design: The homes are clustered along a loop road accessed off of !Vile Avenue. the homes will be built per the proposed architectural guidelines. The homes will be served by detached garage structures that allow the homes to be more pedestrian in character. each home will have a large front porch and will be sited close to the pedestrian path or sidewalk to encourage community interaction. v. Alleys: There is a single short alley that serves to access garage spaces. 3. Additional Review Criteria: a. Building and Site Design: L Perimeter: The homes will be designed in a traditional manner with a focus on human scale and orientation that helps strengthen the community bond. Ill. Interior Design: As these are private homes, the interiors will be individually controlled. b. Circulation: This community provides a loop road for ease of access for emergency vehicles. we are working on the street design to encourage a very slow traffic pattern within the site. c. Infrastructure and Services: In developing this property we will extend water lines for additional fire hydrants per city requirements. All other utilities needed are located at or directly adjacent to the property and will be extended onsite as needed. d. Clusters or Building Groups and Open Space: The homes have all been clustered to the western portion of the site to retain the wetland and open space to the west. e. Privacy and Building Separation: While these homes have very small side yard separations, the front porch is oriented to encourage community interaction, but the rear porches and private yards help to provide privacy. f. Building Orientation: All homes are oriented to strengthen the sense of community toward the interior of the project. They also therefore offer rear private areas, some of which focus on the natural wetland area. g. Parking Area Design: i. Design: Half of the parking is proposed to fall within three separate structures. The garages will be designed to be complimentary to the architecture and will be screened with the use of vegetation, including vine ladders. i ii. Adequacy: Parking is being provided per zone requirements. It is our experience that the proposed number of spaces is in line with the typical demand for a project of this type. h. Phasing: There is no phasing planned for this project. variations sought within the R4 zoning district standard proposed min density none none max density 4 du/Ac 4 du/Ac lot size 8,000sf 2,500sf check lot width 70' int! 80' corn 30' check lot depth 80' 60' check min front yd 30' 15' check side yard 5' 5' check rear yard 25' 20' check lot coverage 35% or 2,500 35% or 2,500 check impervious 55% 55% check height 30' 30' check landscaping on-site frontage 10' 5' check tree retention 30% 30% Pleasant Path Design Guidelines Architectural design These standards and guidelines describe the desired architectural features such as type of exterior materials, front porch requirements, arrangement and design of windows, placemenf of garages, etc. They also address location, orientation and relationships of buildings; pedestrian circulation and safety; and character and qualities of landscaping. These guidelines are established to ensure that the design concepts and aesthetic standards established for the benefit of all residents will be maintained. The guidelines are to preserve the curb appeal of the homes. As an overriding principal, Single-family residential projects should incorporate: • High quality architectural design; • Innovative use of resource conserving material; • Sound construction methods; • Green building techniques including reuse and recycling of materials for remodels; and • Universal design principles. General Massing Every single family dwelling in Pleasant Path shall contain a minimum of two thousand square feet (2,000 SF) of heated Floor area. Unconditioned spaces such as porches, storage areas, decks and patios do not count toward the minimum square footage requirement. Every single family dwelling in Pleasant Path shall contain a maximum of three thousand, two hundred square feet (3,200 SF) of heated floor area. Units must incorporate a method of facade modulation at a minimum of 2' in depth. A variety of complimentary Northwest styles is encourage with the architectural design, but at no time should the community have any less than three separate floor plan models_ A single plan may be used if the front elevation and roof style offer sufficient variation as to not appear as a modified copy and provides for a minimum of three (3) distinctly unique home styles. The use of porches, verandas, courtyards, patios and/or outdoor living and circulation are required. Such projections must be designed as integral elements of the building using compatible forms and materials. Vinyl and aluminum covered porches are not permitted. All roof projections, including chimneys, flues, vents and other equipment must be grouped and concealed in chimney -like structures compatible in height with the structure from which they project. Wood chimney chases are not permitted. Windows and Doors must cumulatively make up a minimum of 30% of the street facing fogade area. Page 1 of 6 Entries and Porches porches are integral element to street facade and must be sized for practical use. Covered porches must be a minimum of 5' in depth, a minimum of 12" from grade and covering a minimum of 75% of the front of the home on the first floor, are required in Pleasant Path to create an elegant arrival sequence and perspective from the public street to the front of the house. Columns, handrails, exterior trim, cornices, window detailing, exterior lighting fixtures, front door and surround and other architectural elements must be well incorporated into the dwelling. Columns on front porches should be a minimum of 10" in diameter with appropriate base and cap detailing. Columns or pilasters, either complete or engaged (where one part of its surface is in contact with a wall plane), and in the wall plane, should occur at a change in wall plane, or at a corner of the dwelling. Exterior Materials the building material should be appropriate to the style, but also must be quality and low maintenance Pleasant Path is intended to be a compatible blend of architectural styles with a Northwest traditional flavor. suggested exterior materials include painted cement fiberboard, brick masonry, plaster/stucco, and cast stone lintels or features. Other materials will be considered if appropriate for the proposed architectural style. Vinyl siding, vinyl soffits, vinyl window shutters, Page 2 of 6 painted concrete masonry units, exterior insulation finish system (EIFS) or imitation brick products such as brick file will not be allowed. Wall decorations, shutters, bay windows, flower boxes, balconies, and other wall appurtenances shall be simple, functional and well integrated with the total design. Brick, stone, and other types of masonry or masonry veneer shall be detailed as masonry bearing walls, especially at openings. Proper masonry detailing allows the building to be more pleasing to the eye because masonry openings and corners appear to be structurally supported. Stone and brick used on exterior walls shall not terminate at exterior corners. Openings in a brick or stone facade shall have a stone lintel, a stone or brick arch, or a brick soldier course. Window and door openings shall be classified as masonry openings. A vertical change of materials from stone or brick to another material shall occur at an interior corner or shall not occur within four (4) feet of an exterior corner. Horizontal changes of material from brick or stone to another material shall include a stone cap or a brick sill; the cap or sill shall project from the face of the building. If the horizontal change occurs with non -masonry siding material it shall be executed with the use of a Band, band course, band molding, belly band, belf course, or similar horizontal element of relatively slight projection and minimum 8" face marking a division in the wall plane and adding architectural interest to a fapade or elevation. Roofs roofs are a blend within the community but should remain complimentary throughout pleasant path. Roofs shall be carefully designed in color, material and shape so they help to integrate the structure with the landscape. The goal is to select roofing materials that are dark in color so that the roof recedes into the landscape. Roofing materials shall be non -reflective and fire retardant; Architectural series composition fiberglass shingles, painted standing seam metal roofs, natural or manmade slate are acceptable roof materials. Roof eaves of at least twelve inches (12") with a fascia depth of at least five inches (Y) must be provided_ A variation in roof styles, and roof orientation, is encouraged based on the selected architectural styles of the homes but must maintain a minimum roof pitch of 6:12 and a maximum pitch of 16:12. Gable ends of roofs must incorporate architectural details such as a window, decorative vent, decorated verge boards, trusses, false beams, corbels, brackets, or other decorative elements. Roof appurtenances shall be integral parts of the architecture of the building. Dormers and skylights create interest and add interior light, but they shall integrate with the overall exterior design. Dormers generally shall be gable, shed, hop or derivative types. Page 3 of 6 Diverters, gutters, downspouts and similar accessories, if used, shall be designed within the total roof shape_ Exterior Colors The exterior colors and materials should blend together to create an attractive and harmonious result. Trim colors should complement the exterior wall color, and the use of a traditional color palette is encouraged. A minimum of six (6) paint palettes are required throughout the community and at no time should the same color palette be used on adjacent homes or homes directly facing one another. hoof vents, skylight housings, plumbing vents, etc. should be located so as not to be visible from the street and painted to match the adjacent roof color. i f Windows and Doors windows hold a high level of importance and should he appropriate to the style of homes. Windows should utilize insulated glass. Removable exterior storm windows are not acceptable. Mutton patterns on doors, windows, transoms and sidelights should be compatible and window style and mutton pattern should be consistent on all elevations. Shutters, if provided, must be proportional to the window, operable and have appropriate exterior hardware. The design, materials and style of the front door should enhance the architecture of the home. All windows and doors must have soldier course brick lintels (not running bond), decorative crown molding, precast lintels or other appropriate trim treatment. Glass may be coated or tinted to control solar heat, but reflective mirrored appearance is not permitted. Window trim or surround (casing) at least three and one-half inches (3.5") wide that completely surrounds the window, either with or without a sill beneath the window. The exterior finishes of windows and doors shall be of wood, anodized finish, fiberglass or vinyl. Window frame and sash should provide sufficient detail to match architectural style of home, regardless of material. Rear Porches and Decks Rear patios and decks should be designed with substantial and proportional railings decking, joists and support columns. The size and configuration of the porch or deck should be architecturally compatible with the dwelling. Single level deck support columns, if visible, should Page 4 of 6 be a minimum of 12" x 12" if masonry, or 6"x 6" treated wood. Unusable. Handrails, balusters and columns should be stained or painted to match the trim color of the house if treated wood. Wrought iron or decorative metal railing may be used if compatible with the architectural style of the dwelling. HVAC Equipment Air conditioning and heating equipment must be located in the side yard or rear yard of a lot and be visually screened from view from the public street. Screening should extend from existing grade to the top of the equipment. Acceptable screening materials include brick masonry, painted wood lattice or evergreen plant materials Satellite Dishes, Antennas, Solar Panels Permanent equipment attachments of any kind or character (including but not limited to television or radio antennas, satellite or microwave dishes, solar energy related systems, water heating equipment or other similar equipment) to the roof or exterior walls of any dwelling or placed on any lot are subject to Architectural Design approval of the device and the location. Overhead or exterior wiring on exposed exterior surfaces is discouraged. Any such attachments shall be located or positioned so as to minimize visibility from the public street. Homeowners who install satellite dishes are encouraged to select colors that will blend into the background against which it is mounted. Homeowners must accept responsibility if their placement of a satellite dish involves a safety issue. Mailboxes and House Numbers Cluster mail boxes will be located in the open space in Pleasant Path and mailbox maintenance will be the responsibility of the Pleasant Path Property Owners Association. House numbers identifying a dwelling must be four inches (4") or smaller and applied in a location adjacent to the front door. Exterior Lighting Exterior lighting such as decorative wall sconces, eve mounted spotlights, landscape lighting, etc. are acceptable if positioned so as not to create glare or excessive spill over onto an adjacent lot. Lot owners are encouraged to significantly reduce exterior lighting levels after 12:00 am. Lighting in parking areas shall use shielded low pressure sodium (LPS) lamps, have a height of 20 feet or less and shall not be visible from any point outside the developed footprint. The lighting shall be positioned and shielded such that the point source of light or any reflective surface of the light fixtures is not visible outside of the developed area. The light emanating from such fixtures may not directly or indirectly illuminate the area outside of the developed footprint. Car and other vehicle parking areas shall be designed or positioned such that vehicular headlights do not cast light outside the developed footprint. Native dune vegetation, and/or other ground -level barriers may be used to meet this objective. Minimal temporary lighting during construction should only be used for security and safety. The lights should be completely shielded and low -mounted. Low pressure sodium lights or low wattage yellow "bug" type bulbs (480 lumens or less) shall be used. The lights should not directly or indirectly illuminate any area outside the construction site. Page 5 of 6 Landscaping Landscaping shall be required on each lot within Pleasant Path and must be designed to enhance the residence as well as the adjacent property. The Architectural Review Committee has the authority to approve, modify or disapprove specific landscape plans for individual lots and HOA common areas. A detailed landscape plan indicating plant materials and sizes, structures, driveways, planting beds, fences, decks and other site features shall be required with Final Submittal for review and approval. All approved landscaping elements must be installed prior to occupancy unless specific variances are approved based on seasonal constraints_ Specific Lot landscape minimums are as follows: a) All lawn areas are to be sod. b) All lot areas are to be irrigated utilizing public water. Private wells or access to the HOA common area ponds for individual lot irrigation is not permitted. c) Foundation plantings are required of the perimeter of all structures. d) All planting beds and natural areas to remain must be mulched, preferably with hazelnut shells. e) A minimum of two trees (3" minimum caliper) must be installed in the front yard of each lot. f) The Property Owners Association will maintain the grass, irrigation and public street trees between the sidewalk and the back of curb adjacent to each lot. The Lot Owner will be responsible for all re -grading, re -sodding, free replacement and irrigation repairs necessitated by construction activities on his lot. Domestic Refuse At least one (1) trash container must be located at all times inside each private garage for all domestic refuse. The trash container shall be emptied regularly and its contents properly disposed of. Outbuildings The design of the separate garage parking structures must be consistent with the main homes. Garage doors shall be of a carriage style design with appropriate hardware. These will be decorative or "architectural" garage door with or without windows, and including patterning relief at least five-eighths inch (518") deep over the door(s) surface, excepting the window area if windows are present. Any Gazebos or cabanas shall be detailed similar to the porches of the main homes with equal materials. Page 6 of 6 Construction Mitigation Description Pleasant Path Cottages 650 Nile Avenue Renton WA 98059 Our preliminary schedule for this project is to start in May or June of 2013. We expect construction will last approximately 12 months utilizing city standard hours and days for new residential construction. At this time we are not requesting any special consideration for longer work hours. The construction access to the new project will utilize Nile Avenue. At the exit we will be providing a hose down area to minimize transporting mud and dirt onto Nile Ave. The current site design indicates minimal cut. Haul of materials will be along major developed roads and will be to a city approved site to be determined at permit review. During dry periods the site will be sprayed to minimize the effects of dust on surrounding properties. Traffic will be controlled with the use of signs notifying construction activity and through flaggers when heavy equipment needs to be present in the Right of Way for extended periods of time. It is not expected that this will happen as all loading and storage is expected to be handled on-site. PLANNING DIVISION ENVIRONMENTAL CHECKLIST City of Renton Planning Division 1.055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.210 RCW, requires all goverrtmeptal agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. if you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, evert if you pian to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. -1- DA_gpsdesigns1i 2-PleasantPathlppudlPP-envchfst.doc 06/09 A. BACKGROUND 1. Name of proposed project, if applicable: Pleasant Path Cottages 2. Name of applicant: Gregory Sparhawk 3. Address and phone number of applicant and contact person: GPS Designs, 634 9th ave, Kirkland, WA 98033 4. Date checklist prepared: September 9 2012 5. Agency requesting checklist: City of Renton, Planning 6. Proposed tinning or schedule (including phasing, if applicable): Construction Spring 2013 through Spring 2014 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. a wetland mitigation report has been done 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None 10. List any governmental approvals or permits that will be needed for your proposal, if known. Final Plat and Building Permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. We wish to build a 14 unit cottage community on this property. These will be 2 story single family homes built to meet the design guidelines provided with this PPUD. each unit will be provided with 2 parking spaces. This community will also be provided with a small community building and an on-site trail and boardwalk. -2- D:t gpsdesigns\12-PleasantPathVpudlPP-envchlstdoc 10111 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. if a proposal would occur over a range of area, provide the range or boundaries of the sites). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Property is used as a single family parcel located at 650 Nile Ave in Renton. Parcel Numbers 1123059010 & 1123059092 Legal Descriptions 1123059010 = POR OF SW 1/4 OF NW 1/4 OF SW 1/4 DAF BEG AT NE COR OF SD SUED TH S 00- 16-11 W 329.77 FT TH N 87-54-24 W 525.15 FT TO E LN OF W 130 FT OF SD SW 1/4 TH N 00-17- 36 E 87.84 FT TO N LN OF S 414 FT OF SD SUBD TH N 87-54-24 W 100.03 FT TO E LN OF W 30 FT OF SD SW 1/4 TH N 00-17-36 E 244.5 FT TO N LN OF SD SUBD TH N 87-40-54 E 624.96 FT TO BEG LESS N 100 FT OF W 267.96 FT THOF LESS CIM RGTS AKA PDR PARCEL A KCSP 175040 REC AF # 7503280518 1123059092 = N 100 FT OF E 267.96 FT OF W 297.96 FT OF SW 1/4 OF NW 1/4 OF SW 1/4 LESS CIM RGTS AKA POR PARCEL A KCSP 175040 RECAF #+7503280518 B. ENVIRONMENTAL ELEMENTS EARTH a. General description of the site (circle one); flat, rolling, hilly, steely slopes, mountainous, other Building site is gently sloped toward Nile Avenue, wetlands cross the center of the site adjoining to existing wetlands to the parcel to the south. b. What is the steepest slope on the site (approximate percent slope?) no steep slopes are present C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The King County Soil Survey shows the site containing Alderwood gravelly, sandy loam (AgQ. No d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. 1,700 c. y. of cut is expected, 700 c. y. of fill will be utilized, cut to go to city approved site. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. -3- D'1_gpsdesignslt 2-PleasantPath%ppud%PP-envchlst.doc 10111 While there is little concern of erosion on such a flat site, we will be taking precautions during construction with fencing, as well as carrying out excavation and foundation work during the dry summer months. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 29% will be paving and building h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: We will be providing water detention vaults per code, rain gardens will also help reduce run-off volumes. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Standard construction related emissions during and then typical residential emissions for single family homes when complete None b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. C. Proposed measures to reduce or control emissions or other impacts to air, if any: During dry times we will spray the area to minimize the impact from dust; we will also provide a washout area to reduce transmittal of mud and dirt off site. 3. WATER a, Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. there are wetlands present on site 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. yes, the project will require minimal wetland mitigation as we are proposing a small amount of work within the existing wetland buffer. -a- D A_g psdesi gns112-Pleasant Pathlpp u d1PP-envch I st. doc 10111 r None Ie No No lR None 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. 5) Does the proposal lie within a 100 -year flood plain? If so, note location on the site plan. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. b. Ground Water: 1.) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the systems) are expected to serve. C. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Dain and adjacent surface drainage. We will be providing a detention vault per code along with rain gardens around site to aid with detention. No 2) Could waste material enter ground or surface waters? If so, generally describe. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: rain gardens located around site 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other _ 5 - 10111 DA_9psdesigns112-PleasantPathlppudlPP-envchlst.dor- X shrubs X grass pasture crop or grain X wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? 6 significant trees will be removed. We will also be removing invasive species throughout the site to provide native landscaping. None C. List threatened or endangered species known to be on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Native plants will be used 5. ANIMALS None No a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other- ?? hawk, crows, pigeons Mammals: deer, bear, elk, beaver, other - ?? deer, cocoons, vermin Fish: bass, salmon, trout, herring, shellfish, other - none b. List any threatened or endangered species known to be on or near the site. C. Is the site part of a migration route? If so, explain d. Proposed measures to preserve or enhance wildlife, if any: Notive plant species and removal of rubbish will provide a better habitat. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Gas will be used for conditioning spaces, Electric will be used for fighting. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. -6- D:l_g psde s i g n s112 -P I vasa n t P athV pad T P-anvch I st. d oo 10/11 Homes are not significant enough too impact adjacent properties solar access. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Appliance and fixtures will be high efficiency. Low -e glazing and covered porches to help reduce heat gain within units. 7. ENVIRONMENTAL HEALTH fie None a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 1) Describe special emergency services that might be required. 2) Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic Noise 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term impact would construction related noise, Long term impact would be related to typical single family residential noise 3) Proposed measures to reduce or control noise impacts, if any: Construction will be limited to hours allowed by city for noise disruption 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Site currently has two single family residences, perimeter properties are also single family neighborhood. b. Has the site been used for agriculture? if so, describe. Is -7- D:1_gpsdesigns112-PleasantPathSppudlPP-envchlst.doc 10111 C. Describe any structures on the site. Aging homes and Outbuildings d. Will any structures be demolished? If so, what? three buildings will be demolished and removed. e. What is the current zoning classification of the site? FMI f. What is the current comprehensive plan designation of the site? Low Density Residential g. If applicable, what is the current shoreline master program designation of the site? n/a h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Wetlands exist in the middle of the property. i. Approximately how many people would reside or work in the completed project? Approximately 35 people will reside here. j. Approximately how many people would the completed project displace? None, two homes are vacant rental properties k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: This site has limited ability to be fully developed with existing code due to wetland bisecting site. we are proposing a cottage development that is compatible with the overall zoning in the area. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 14 single family homes are being proposed b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 2 rental properties will be eliminated. _8_ 10111 DA_gpsdesigns%12-PleasantPathlppud\PP-envchlst. doc C. Proposed measures to reduce or control housing impacts, if any: Housing will be created, not reduced. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 30' maximum height in this zone will be retained b. What views in the immediate vicinity would be altered or obstructed? Limited territorial views may be impacted for neighbors. C. Proposed measures to reduce or control aesthetic impacts, if any: We are providing design guidelines to require a high level of architectural design. detached, clustered garages allow for large front porches and pedestrian oriented homes. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? This project will produce typical Single Family Residential lighting, much of this will be noticeable at typical time of pre -dawn and post -dusk. No b. Could light or glare from the finished project be a safety hazard or interfere with views? C. What existing off-site sources of light or glare may affect your proposal? Neighboring homes d. Proposed measures to reduce or control light and glare impacts, if any: site lighting will be provided with shielded streetlamps and lower level bollard path lighting. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Four parks are within 2 miles. b. Would the proposed project displace any existing recreational uses? If so, describe. No -9- D:1_g psdesigns112-PleasantPath1ppud\PP-envchlst.doc 10/11 C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: We will be providing a walking trail on site. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None present C. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. All access will be from Nile Ave. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? RT 111 on NE 4th, approximately 113 Mile south. C. How many parking spaces would the completed project have? How many would the project eliminate? 28 parking spaces, 4 will be eliminated d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? New loop road will be provided on site to access homes. iM e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? if so, generally describe. f. How many vehicular trips per day would be generated by the completed project? if known, indicate when peak volumes would occur. 14 units will create approximately 60 trips per day most likely increasing loads at typical rush- hour tunes. g. Proposed measures to reduce or control transportation impacts, if any: -10- 10111 D:_gpsdesigns\12-PleasantPathVpudlPP-envchlst.doc None provided as this fits within the existing zoning modeling for the parcels allowed density. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Emergency services may increase slightly for added residential units; however development of this site will remove fire/life safety risks currently existing on aging residential property. b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. All utilities listed are either on-site or directly adjacent to our site. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Temporary power will be needed during construction. Homes will have typical residential utility needs. C. SIGNATURE I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issul in reliance upon this checklist should there be any willful misrepresentation or vyillfulpack of full disclosure on my part. Proponent Signature: Name Printed: Date: -11- DA_gpsdesigns112-PleasantPathlppudTP-envchlst.doc 10111 �tJlttplJicor�� h . - _ Sewall Wetland Consulting, Inc. 77 27641 Covington Way SE #2 Phone: 253559-M15 Covington WA MA2 Fax:25_M52-4M October 9, 2012 Robert Johnseine 9805 NE 716th Street, Suite 7499 Kirkland, Washington 98034 RE: Critical Areas Report— Pleasant Path SWC Job#A6-209 1.0 INTRODUCTION This report describes jurisdictional wetlands on the 3.93 acre proposed Picasant Path Plat located on the east side of Nile Avenue NE (148`x' Avenue SE) in the City of Renton, Washington (the "site"). Specifically, the site consists of two abutting irregular shaped parcels (Parcels # 1123059010 & 092) located in a portion of the SW 1/4 of Section 11, Township 23 North. Range 5 East of the Willamette Meridian in King County, Washington. L jpT Kc— wr_ nm at A P Ivl, lntn V' Z r 3' m �. u hE ;n� 'T m - pl' Y Ire St. m NE oqi F. NE 8;, It NE 001 U, W Eth St �'N c, NE 7i•, NE -tr st �n v NE I.1, 3' � 5£ :1Ffh S! j St- 17T,, C1 s'E e55m 5, Ftp R:,:1:� � i-Irli Gencp F?n SE SIL 7'-L r;F ;tn ai Nti ithP k_ b Vicinity Map SITE S B;n � fii L SF i^'. T S• NE Bm S•. r� 41h St r;E 41 r. SS yr S:zR� 5rn PI m SS t25tn SI o' — z � rir a�: s: � 1•i r i m rr 5^ S, a m UC O,t�a^ 3 Ni ar^ h:. 4s m rf5 ro NE 41h kl le 1 NE 4m at lla h -q 4th Sheat Northe" 4th Sb. Nord*&il 4m Bte t SE 12M St z W, 1,1 PI P.IE 3.d _n 4 tat 31d Ct n T NE 3ra 5' n i NE 2,, PI Vicinity Map Pleasant Path,`4A6-209 .Sewall Wetland Consulting, Inc. October 9, 2012 Page 2 The site consists of an undeveloped parcel containing both forest and pasture areas. The site is proposed to be subdivided into 11 single family residential Lots with associated roads and infrastructure. 2.0 METHODOLOGY The site was originally delineated by Sewall Wetland Consulting in 2006 and 2007. This is documented in the attached "Johnsein Property — Revised Wctland Analysis Report and Conceptual Mitigation Plan dated October 10. 2006 and revised June 20, 2007. This was reviewed and accepted by the City as part of the previous submittal on this project between 2009-2010 (City of Renton File No LUA09-120 (L07S0018)). Ed Sewall of'Sewall Wetland Consulting, Inc. inspected the site in October of 2012 to confirm the findings regarding the delineation of this wetland remain the same using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland determinations and delineations. The site was also inspected using the methodology described in the Corps o_fEngineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24, 2010, as required by the US Army Corps of Engineers. Soil colors were identified using the 1440 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). The Washington State Wetlands Identification and Delineation Manual and the Corps of Engineers Wetlands Delineation Manual/Regional Supplement all require the use of the Pleasant Pathlt A-209 Setivall 6Vetland Consulting. Inc. October 9, 2012 Page 3 three -parameter approach in identifying and delineating wetlands. A wetland should support a predominance of hydrophytic vegetation, have hydric soils and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultative (FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part". Anaerobic conditions arc indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12.5% of the growing season may or may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation; oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas. 3.0 OBSERVATIONS 3,2.2 Wetlands As described the 2007 report, a single Category 2 wetland is located on the eastern side of the site. The delineation of the wetland remains the same as in 2007 with a well- defined edge. According to the criteria in City of Renton Municipal Code (RMC) Chapter 4-3-050.M.1, Wetland A would be classified as Category 2 wetland. Category 2 wetlands are defined in the Code as follows; H. Category 2: Category 2 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are not Category 1 or 3 wetlands; and/or (h) Wetlands that have heron rookeries or osprey nests, but are not Category 1 wetlands; and/or (c) Wetlands of'any size located at the headwaters of a watercourse, i.e., a Welland with a perennial or seasonal outflow channel, but with no defined influent channel, but are not Category 1 wetlands; and/or (d) Wetlands having minimum existing evidence of human -related physical alteration such as dikingg, ditching or channelization; and/or Pleasant Path.•'4.46-209 Seticall 47etland Consulting, Inc. October 9, 2012 Page 4 Wetland A best meets this rating as a wetland with minimum evidence of human related physical alteration, but not meeting the criteria of a Category I or Category 3 wetland. Typically, Category 2 wetlands have a 50' buffer measured from the wetland edge. 4.0 PROPOSED PROJECT The proposed project is the construction of a 14 lot subdivision with associated access road, and storm water facility, all located along the western side of the site. In addition and at the request of the City, a walking trail for residents will pass through the wetland and buffer to allow access to the open space on the east side of the site. In order to allow a reasonable density of lots on the site, the project proposed a combination of paper fill and buffer averaging to allow the site to be developed in a manner that economically feasible yet still protects and enhances the critical area and its buffer. As a result, it is our intention to "paper fill" 19 l sf of Category 2 wetland so as to have the minimum 25' buffer, as well as average 11,509sf of buffer as depicted on the attached conceptual mitigation plan. Impacts to wetlands and buffers must be justified through a mitigation sequence as detailed in City of Renton Code. This sequencing requires addressing the following criteria; a. Avoid any disturbances to the wetland or buffer; As detailed above, avoidence of the wctland and its buffer is economically feasible as it would eliminate all the lots (total of 5) along the west side of the site, which is > 1/3 of the project. The application of this project also negates the need to cross the wetland with a road that was already approved in the King County approval of this plat prior to annexation. b. Minimize any wetland or buffer impacts; The project has been designed to minimize the impact by leaving the entire east side of the site undeveloped with the exception of the trail. The buffer will be reduced to the minimum allowed by Code (50%) and transferred to the eastern side of the wetland. This buffer is already functionally recued on the west side where the proposed reduction will occur, as it has been converted to lawn and other portions are covered with blackberry. The small amount of paper fill proposed is being proposed to meet the minimum 25' buffer criteria. The wetland creation proposed on the east side of the wetland will compensate for this impact and will restore some of the overall wetland size that has been reduced in the past off-site to the south. The trail is being proposed through the buffer and wetland at the request of the City. The trail has been designed at a minimum width (4') to create a functional nature trail through Pleasant Path:"996-209 S'eivall Wetland Consulting, Inc. October 9, 2012 Page 5 the critical areas. The trail will be constructed on "pin piles" through the wetland, which is generally not considered a wetland impact. c. Restore any wetlands or buffer impacted or lost temporarily; and Restoration of this wetland in this location would not be feasible due to the fact it is generally not degraded. d. Compensate fbr any permanent wetland or buffer impacts by one of the following methods: i. Restoring a former wetland and provide buffers at a site once exhibiting wetland characteristics to compensate,for wetlands lost; This is not feasible on this site as there is no former wetland to restore. ii. Creating new wetlands and buffers for those lost; and As previously described and is depicted on the attached Conceptual Mitigation Plan, the proposed project will compensate for the "paper fi I1" of 191 sf of Category 2 wetland at a 3:1 ratio by creating 818sf of wetland along the east side of the existing wetland edge. This area will be excavated out and brought to grade with 12" of topsoil to an elevation matching the existing wetland. As depicted on the attached Conceptual Mitigation Plan, 818sf of area will be excavated out to a similar depth to the existing wetland to intercept the surficial groundwater table and create conditions favorable to create wetland hydrology. This area will then be graded back at a slope no steeper than 3:1 (horizontal:vertical). The area will then be planted with a mix of native trees, shrubs and herbaceous species and will also include several habitat features (logs) to increase its habitat function. The goal will be to create at least 818sf of area meeting all three wetland criteria (hydric soils, hydrophytic vegetation, and wetland hydrology) as specified in the Washington State Wetlands Identification Manual (WADOE, March 1997). As described in Code; "Any applicant proposing to alter wetlands may propose to restore wetlands or create new wetlands, with priority first for on-site restoration or creation and then second, within the drainage basin, in order to compensate for wetland losses. Restoration activities must include restoring lost hydrologic, water quality and biologic functions". Additionally, Code states" Where feasible, created or restored wetlands shall be a higher category than the altered wetland. In no cases shall they be lower". Code specifies the following mitigation ratios for wetland impacts; i. RATIOS FOR WETLANDS CREATION OR RESTORATION: Wetland CategoryVegetation Type CreationlRestoration Ratio Pleasant Path: 4A6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 6 Category 1 Forested 6 times the area altered. Scrub -shrub 3 times the area altered. Emergent 2 times the area altered. Category 2 Forested 3 times the area altered. Scrub -shrub 2 times the area altered. Emergent 1.5 times the area altered. Category 3 Forested 1.5 times the area altered. Scrub -shrub 1.5 times the area altered. Emergent 1.5 times the area altered. Buffer averaging will be utilized for the western buffer of Wetland A. In addition, the remaining 25' buffer of Wetland A along its west side will be enhanced to increase its functional value and remove exotic blackberry. Enhancement of this area will include hand removal of blackberry, and installation of a native conifer understory as well as native trees and shrubs in areas that are completely covered in blackberry. This will restore a native shrub stratum in this area through removal of the exotic blackberry and will also initiate the return of a conifer component to this forested area which is not present at this time. As requested by the City, a recreational trail will pass through the buffer and over the wetland along its south end, and then with a loop on the eastern side of the site outside the buffer. The areas of buffer impact from this bark covered 4' path will be compensated through the use of buffer averaging and as allowed by Code. Code allows trails through the outre part of the wetland buffer. In order to access the east side of the site the trail will cross the wetland using pin piles to eliminate any impacts to the wetland except for the small cross section of the pin pile. The resulting wetland creation and buffer enhancement area will be monitored for 5 years as required by Code. If you have any questions regarding this report. please call us at (253) 859-0515 or at esewall(iDsewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 Attached: Johnsein Property Revised Wetland Report June 20, 2007 Pleasant PathAtA6-209 Sewall Wetland Consulting, Inc, October 9, 2012 Page 7 REFERENCES Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWS/OBS-79-31, Washington, D. C. Daubenmire, R. 1959. A canopy -coverage method of vegetational analysis. Northwest Science 33:43-64. Diers, R. and J.L. Anderson. 1984. Development of Soil Mottling. Soil Survey Horizons, Winter 1984, pg 9-15. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. City of Renton Municipal Code Hitchcock, C. and A. Cronquist, 1976. Flora of the Pacific Northwest. University of Washington Press, Seattle, Washington. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc. Publ. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988. Pleasant Path 90-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 8 1.0 CONCEPTUAL MITIGATION PROJECT OVERVIEW To compensate for the paper fill of a 191 sf Category 2 wetland, it is proposed to create 81 8s of wetland along the east side of Wetland A, a Category 2 wetland, as well as enhance the averaged buffer along the west side of the wetland. 2.0 MITIGATION CONCEPT AND GOALS 2.1 Mitigation Concept The mitigation proposal is to enlarge the existing Category 2 wetland on the site by 81 88f and enhance 9,930sf of the western buffer area. The wetland and buffer enhancement areas will be densely planted with native vegetation. The use of diverse native plantings are expected to significantly improve the overall function of the wetland and buffer as it will remove dense thickets of exotic blackberry as well as add emergent and shrub plant communities into what is now, a single class forested wetland. 2.2 Mitigation Goals 2.2.1 Create 81 8sf of forested wetland. 2.2.2 Enhance 9,930sf'of the western wetland buffer and will consist of exotic vegetation removal and replanting with native tree and shrub species. 3.0 CONSTRUCTION SEQUENCE The construction sequence of this project will be implemented as follows: 3.1 Pre -construction meeting 3.2 Construction staking 3.3 Construction fencing and erosion control 3.4 Clearing and grading 3.5 Stabilization of mitigation area 3.6 Plant material installation 3.7 Construction inspection 3.8 Agency approval 3.9 Monitoring inspection and reporting 3.10 Silt fence removal 3.11 Project completion 3.1 Pre -construction Meeting A pre -construction meeting will be held on-site prior to commencement of construction, to include the biologist, the City, and the contractor. The approved plans and specifications will be reviewed to ensure that all par -tics involved understand the intent of Pleasant Path/-AA6-209 Sewall wetland Consulting, Inc. October 9, 2012 Page 9 the construction documents, specifications, site environmental constraints, sequences, and inspection requirements. 3.2 Construction Staking The limits of clearing and grading near the critical areas will be marked in the field by a licensed professional land surveyor prior to commencement of construction activities. 3.3 Construction Fencing & Erosion Control All erosion control measures adjacent to the critical areas, including silt fencing and orange construction fencing, will be installed. Erosion control fencing will remain around the mitigation area until clearing, grading and hydroseeding are complete in upland areas outside the critical areas. 3.4 Clearing & Grading Clearing and grading in and near the existing sensitive area will be per the approved Final Mitigation Plans. 3.5 Stabilization of Mitigation Area All graded areas in the wetland or buffer will be stabilized with native hydroseed mix or mulch upon completion of grading. Orange construction fencing and erosion control fences will be restored (if necessary) and placed around the critical areas. 3.6 Plant Material Installation All plant material will be planted by hand per detail and Construction and Planting Notes. The Mitigation Plan specifies the required size, species, quantity, and location of plant materials to be installed. The contractor will re -seed or over -seed all hydroseeded areas disturbed during the planting process. Upon completion of the planting, the erosion control fencing will be restored and repaired. Plant substitutions or modifications to locations shall be approved in writing by the Owner's biologist prior to installation. 3.7 Construction Inspection Upon completion of installation, the biologist will conduct an inspection to confirm proper implementation of the Mitigation Plan. Any corrections, substitutions or missing items will be identified in a "punch list" for the landscape contractor. Items of particular importance will be soils in pits, pit size, plant species, plant size, mulch around pits, and tree staking. Upon completion of planting, if installation or materials vary significantly from the Mitigation Plan, the contractor will submit a reproducible "as -built" drawing to the Owner. 3.8 Agency Approval Following acceptance of the installation by the City, the biologist should prepare a letter granting approval of the installation. Pleasant Patti/4A6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 10 3.9 Monitoring The site will be monitored for 5 years to insure the success of the mitigation project. 3.10 Silt Fence Removal Erosion control fencing adjacent to the mitigation area will remain in place for at least one year, and/or until all areas adjacent to the mitigation area have been stabilized. The City may recommend that the fencing remain in place for a longer duration. 4.0 CONSTRUCTION AND PLANTING NOTES 4.1 Site Preparation & Grading 4. 1.1 The Landscape Contractor will approve existing conditions of subgradc prior to initiation of any mitigation installation work. The Landscape Contractor will inform the Owner of any discrepancies between the approved construction document and existing conditions. 4.1.2 The General Contractor will flag the limits of clearing with orange construction fencing and will observe these limits during construction. No natural features or vegetation will be disturbed beyond the designated "limits of clearing". 4.1.3 The Landscape Contractor will hand grub all blackberry varieties onsite. Weed debris will be disposed of off site. 4.1.41'he wetland area will be excavated to the depths shown on the Final Mitigation Grading Plan and brought to grade with 9" of topsoil. The biologist will be on-site to confirm the grading is acceptable for planting. 4.2 Plant Materials 4.2.1 All plant materials will be as specified in the plant schedule. Only vigorous plants free of defects, diseases and infestation are acceptable for installation. 4.2.2 All plant materials will conform to the standards and size requirements of ANSI Z60.1 "American Standard for Nursery Stock". All plant materials will be native to the northwest, and preferably the Puget Sound Region. Plant materials will be propagated from native stock; no cultivars or horticultural varieties will be allowed. All plant materials will be grown from nursery stock unless otherwise approved. 4.2.3 All nursery grown plant materials will be in containers or balled and burlapped. Bare root plantings will be subject to approval. Pleasant Path/#A6-209 Sewall Wetland Consulting, Inc. October 9. 2012 Page I l 4.2.4 All plant materials stored on-site longer than two (2) weeks will be organized in rows and maintained by the contractor at no additional cost to the owner. Plant materials temporarily stored wil I be subject to inspection and approval prior to installation. 4.2.5 Substitution requests must be submitted in writing to the Owner and approved by the Owner's biologist in writing prior to delivery to site. 4.2.6 All plant materials will be dug, packed, transported and handled with care to ensure protection from injury. All plant materials to be stored on site more than 24 hours will be heeled into topsoil or sawdust. Precautionary measures shall be taken to ensure plant materials do not dry out before planting. Wetland plants will be shaded and saturated until time of installation. Immediately after installation the mitigation planting area will be saturated to avoid capillary stress. 4.2.7 The contractor will verify all plant materials, the quantities shown on the planting plan, and the plant schedule. The quantity of plant materials shown on the plan takes precedent over the quantity on the plant list. 4.3 Plant Installation 4.3.1 All plant materials must be inspected prior to installation to verify conformance of the materials with the plant schedule including size, quality and quantity. Any plant or habitat materials deemed unsatisfactory will be rejected. 4.3.2 All plant materials delivered and accepted should be planted immediately as depicted on the mitigation plan. Plant materials not planted within 24 hours will be heeled -in per note 3.2.6. Plant materials stored under temporary conditions will be the sole responsibility of the contractor. Plants will be protected at all times to prevent the root ball from drying out before; during, or after planting. 4.3.3 All planting pits will be circular with vertical sides, and will be sized per detail on the mitigation plan and filled with pit soils approved by the Owner's biologist. if native soils are determined to be unacceptable by the Owner's hiologist, pit soils will be amended with Cedar Grove mulch or equivalent. 4.3.4No fertilizers will be used within the wetland. in buffer areas only, install "Agriform", or equal plant fertilizer to all planting pits as specified by manufacturer. Fertilizers are allowed only below grade in the planting pits in the buffer areas. No sewage sludge fertilizer ("SteerCo" or "Growco") is allowed in the mitigation area. 4.3.5 All containerized plant materials will be removed from their containers carefully to prevent damage to the plant and its roots. Plants removed from their containers will be planted immediately. Pleasant Path/4A6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 12 4.3.6All plant materials will be placed as shown on the approved mitigation plan. If the final installation varies from the approved mitigation plan, the contractor will provide an electronic as -built of the installed conditions. All plant material will be flagged by the contractor. 4.4 Planting Schedule and Warranty 4.4.1 A fall -winter installation schedule (October 1St - March 15th ) is preferred for lower mortality rates of new plantings, if plant installation occurs during the spring or summer (March 15th - Oct. Is' ) a temporary irrigation system will be required, unless the area can be sufficiently hand -watered. 4.4.2 All disturbed areas will be mulched or seeded with native mixes as specified on the plans, as soon as the mitigation area grading is complete. The seed must be germinated and a grass cover established by October 1't. If the cover is not adequately established by October IST, exposed soils will be covered with approved erosion control material and the contractor will notify the Owner in writing of alternative soil stabilization method used. 4.4.3The installer will warrant all plant materials to remain healthy and alive for a period of one year after final acceptance. The installer wil I replace all dead or unhealthy plant materials per the approved plans and specifications. 4,5 Site Conditions 4.5.1 The installer will coordinate with the Owner and the Owner's biologist for construction scheduling. 4.5.2 Landscape installation will begin after the City acceptance of grading and construction. The Owner will notify the Owner's biologist of acceptance of final grading. 4.5.3 Silt fences will be installed as shown on the approved mitigation grading plans. The installer is responsible for repair and replacement of silt fences disturbed during plant installation. No equipment or soils will be stored inside the silt fences. 4.5.4 After clearing and grading is complete in the mitigation area, exposed soils will be seeded or mulched. Orange construction fence will be placed around the mitigation area to prohibit equipment and personnel in the mitigation area. 4.5.5 Final grading will be based upon soil conditions found during excavation of the mitigation area. Pleasant Path/gA6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 13 4.5.6A11 plant material will be planted with suitable soils per planting details. Soils from planting holes will be spread and smoothed across the mitigation area. 5.0 MAINTENANCE PROGRAM This maintenance program outlines the program, procedures and goals for mitigation of the stream and buffer impacts at the mitigation site. This maintenance program will be the responsibility of the project owner through the duration of its ownership of the mitigation area, or throughout the duration of the monitoring period, whichever is longer. The maintenance contractor will complete the work as outlined below. 5.1 Maintenance Work Scope 5.1.1 To accomplish the mitigation goals, normal landscaping methods must be modified to include: a. No mowing or trimming of ground cover or vegetation in the mitigation area. b. No placement of fertilizers in the mitigation area. C. No placement of bark mulch or equivalent in the mitigation area, except as noted in the planting details. d. No placement of grass clippings, landscape debris, fill or ornamental plant materials in the mitigation area. 1.2 Work to be included in each site visit: a. Remove all litter including paper, plastic, bottles, construction debris, yard debris, etc. b. Remove all blackberry varieties and scotch broom within the mitigation area. All debris is to be removed from site and disposed in an approved landfill. c. Repair silt and/or permanent fencing and signage as needed. 5.1.3 Work to be completed on an annual basis includes: a. Areas containing Himalayan blackberry should be controlled by hand cutting the blackberry and treating the remaining cut stems only with a glyphosphate herbicide such as Roundup or Rodeo (applied by hand, not sprayed). b. Replace dead or failed plant materials. Replacement plantings are to be of same species, size and location as original plantings. Plantings are to be installed during the dormant period. C. Remove tree staking and guy wires from all trees after one year. 5.2 Maintenance Schedule The Owner will conduct all items listed in the Maintenance Work Scope on an annual basis. Additional work may be required per the Monitoring Report and as approved by the City Biologist. Additional work may include removal of the grasses around each shrub and tree, installation of wood chips at each shrub and tree base, reseeding the mitigation area, re -staking existing trees and erosion control protection. Pleasant Path/#A6-209 Sewall Wetland Consulting, Inc. October 9, 2012 Page 14 5.3 Watering Requirements 5.3.1 If plantings are installed within the dormant period throughout the winter months (October through March 15`h ), watering is not required. However, watering will be encouraged if plants mortality rises due to dry conditions. 5.3.2 If plantings are installed during the summer months (March through October 1" ), a temporary irrigation system will be required, unless the area can be sufficiently hand - watered. The temporary irrigation system may be removed after the first year providing the plantings are established and acclimated to on-site conditions. 5.4 Close-out of Five -Year Monitoring Program Upon completion of the monitoring program and acceptance of the wetland mitigation by the City, the maintenance of the project will be reduced to include removal of litter and debris, repair of perimeter fencing and signage, removal of noxious weeds and undesirable vegetation, and repair of vandalized areas. 6.0 WETLAND AND BUFFER MONITORING PROGRAM 6.1 Sampling Methodology The created wetlands and their associated buffers will be monitored 4 times the first year, and once per year for years 2-5, as required by the City. Monitoring will be conducted using the techniques and procedures described below to quantify the survival and relative health and growth of plant material. A monitoring report submitted following each monitoring visit will describe and quantify the status of the mitigation at that time. The monitoring schedule will be determined after the plant installation has been completed. Typically, the first monitoring visit occurs 3 months after the installation sign -off. 6.1.2 Vegetation The vegetation monitoring consists of two tasks. The first is the inspection of the planted material to determine the health and vigor of the installation. All the planted material in the stream and buffer will be inspected during each monitoring visit to determine the level of survival of the installation. 6.1.3 Hydrology Monitoring of hydrology within the created wetlands will be conducted to confirm that wetland hydrology has been created. Two sampling points will be established within the created wetlands. At these points monitoring wells will be installed to determine the level of surface or groundwater in these areas. Pleasant Path' A6-209 Sewall wetland Consulting, Inc. October 9, 2012 Page 15 6.2 Standards of Success 6.2.1. Evaluation of the success of the mitigation project will be based upon a 100% plant survival for all planted vegetation at the end of Year I ; 90% at the end of Year 2; 85% at the end of Year 3; and 80% at the end of Year 5. 6.2.2. Up to 20% of any stratum can be composed of desirable native volunteers when measuring cover. 6.2.3. No more than 10% cover of non-native or other invasive, e.g., Himalayan blackberry, Japanese knotweed, evergreen blackberry, reed canary grass, Scots broom, English ivy, morning glory, etc. Is permissible in any monitoring year. Bond -holders are encouraged to maintain mitigation sites within these standards through the monitoring period, to avoid corrective measures. 6.2.4 Wetland hydrology will be considered to be successfully attained when inundation or saturation within 12" of the surface is present for 2 continuous weeks or more in the growing season (March 15 -Oct 15) in the 818sf of wetland creation. 7.0 CONTINGENCY PLAN 7.1 A contingency plan can be implemented if necessary. Contingency plans can include regrading, additional plant installation, erosion control, modifications to hydrology, and plant substitutions including type, size, and location. 7.2 Careful attention to maintenance is essential in ensuring that problems do not arise. Should any of the site fail to meet the success criteria, a contingency plan will be developed and implemented with the County approval. Such plans are prepared on a case-by-case basis to reflect the failed mitigation characteristics. 7.3 Contingency/maintenance activities will include, but are not limited to: -Replacing all plants lost to vandalism, drought, or disease, as necessary. -Replacing any plant species with a 20 percent or greater mortality rate with the same species or similar species approved by the City Biologist. -Irrigating the stream area only as necessary during dry weather if plants appear to be too dry, with a minimal quantity of water. -Reseeding stream and buffer areas with an approved grass mixture as necessary if erosion/sedimentation occurs. -Removing all trash or undesirable debris from the wetland and buffer areas as necessary. r JOHNSEINE PROPERTY REVISED W ETLAND ANALYSIS REPORT AND CONCEPTUAL NQTIGATION PLAN KING COUNTY, WASHINGTON Prepared For; Robert Johnseine 9805 NE 116"" Street #7499 Kirkland, WA 98034 October 10, 2006 Revised June 20, 2007 Job 4A6-209 Sewall Wetland Consulting, Inc. Phone: 253-859-0515 1103 W. Meeker Street Fax: 253-852-4732 Kent, WA 98032 Sewall Wetland Consultin 1103 W. Meeks(Sl Su1e 1 Q1 Phone: X15 Kenk WA98W-5751 Faoc 253-8524732 JOHNSEIN PROPERTY REVISED WETLAND ANALYSIS REPORT AND CONCEPTUAL MITIGATION PLAN KING COUNTY, WASHINGTON L 1.0 INTRODUCTION 1.1 Location This report describes the jurisdictional wetlands located on the Johnseine Property. The 3.93 acre property is located within the urban growth area along the east side of 148`' Avenue SE (parcels 1123059010, 1123059092) in unincorporated King County, Washington. Formerly known as &12 WeUand Consulting, Inc Pe: Johoseine Properly SWC Job# A6-209 Cklober 10, 2006 Revised June 20, 2007 Pa8e 2 of 9 1.2 Existing Conditions The property contains a single family home with several out buildings. The western half _ of the property is maintained lawn, the eastern half of the property is comprised of a forested area which appears to be at least 3rd growth mixed deciduous. The south and east side of the site is bordered by high density development. The property is bordered by a single family to the north, and is bordered to the west by single 14$'' Avenue SE. Ra Johnseine Property SWC Job# A6-209 October 10, 2006 Revised June 20, 2007 Page 3 of 9 2.0 METHODOLOGY On July 20, July 28, and August 3, 2006, August 7, 2006 and again on May 30, 2007, Sewall Wetland Consulting Inc. inspected the site for jurisdictional wetlands and streams using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the King County, the City of Renton and the State of Washington for wetland determinations and delineations. The Washington State Wetlands Identification Manual as well as the 1987 Federal Manual requires the use of the three -parameter approach in identifying and delineating wetlands. A wetland should support a predominance ofhydrophytic vegetation, have hydric soils and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultative (FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part." Anaerobic conditions are indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12.5% of the growing season may or may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas. 3.0 OBSERVATIONS 3.1 Existing Site Documentation Prior to visiting the site, a review of several natural resource inventory maps was conducted. Resources reviewed included the King County Soil Survey, King County Sensitive Areas Folio: Wetlands, King County Sensitive Areas Folio: Streams, City of Renton Inventory and the National Wetland Inventory. 3.1.1 King County Soil Survey According to the King County Soil Survey, the site contains Alderwood gravelly, sandy loam (AgQ, which typically occurs on slopes of 6-15 percent. Alderwood soils are moderately well drained, and were formed undcr conifers, in glacial deposits. According to the publication "Hydric Soils of the United States," Alderwood soils are not considered Hydric or wetland soils. Re: Johnseine Property SWC Jobb A6-209 October 10, 2006 Revised Junc 20, 2007 Page 4 of 9 3.1,2 King County Sensitive Areas Folio: Wetlands and Streams According to the King County Sensitive Areas Folios, there are no wetlands or streams located on or within 300 -feet of the property. There is a wetland identified as 23b, this wetland appears to be located farther than 300 -feet away and associated with a larger wetland area dear Highway 900. Ding County Sensitive Areas Folio: Wetlands 3.1.3 City of Renton Inventory According to the City of Renton Streams and Lakes Inventory (figure 4-3-050Q4) and the " City of Renton Wetland Inventory (figure 4-3-050Q5), there are no streams, Lakes or Wetlands located on or near the property. Re: Johmseine Property SWC Joni A6-209 October to, 2006 Revised June 20, 2007 Page 5 of 4 3.1.4 National Wetland Inventory According to the National Wetland Inventory, there is a PFOC (palustrine, forested, seasonally flooded) wetland located near the center of the property. Ivatlonal Welland Invento �, 1 _J�.. 4 r SITE • =. f F4- P55G-_j' .Bk g ' 333 24 ti 3.2 Topography The site varies in elevation with high points along the western and eastern property boundary. A low depressional draw near the center of the property extends from the. -- southern property boundary to the northern property boundary. USGS Topographic Map Re" Johascine Property SWC Job# A6-209 Oclober 10, 2006 Revised June 20, 2007 Page 6 of 9 3.3 Uplands The upland portion of the site is typical of disturbed urban areas sites. The western portion of the property appears to have been historically cleared and graded in association with the existing single family residence. The eastern portion of the property has a deciduous forested canopy predominantly comprised of red alder (Alnus rubra) with a shrub underbrush dominanted by Himalayan blackberry (Rebus armeniacus). Other species located within the upland areas include beaked hazelnut (Corylus cornuta), red elderberry (Sambucus racemosa), holly (Ilex sp.), and snowberry (Symphoricarpos albus), Soil pits excavated within the upland areas of the site generally revealed a 16 -inch layer of gravelly, silt loam. Two recorded data points within upland areas revealed colors of I OYR 316 and l OYR 413. These areas were dry within 16 -inches of the soil surface during the time of our field investigation. 3.4 Wetland AJB Wetland AIB was flagged with pink "Wetland Delineation" flagging labeled A-1 through A-12 (western wetland edge) and B-1 through B-14 (eastern wetland edge.) Wetland AIB is located near the center of the property and extend off-site to the north of the property and to the south of the property. Wetland AIB is a scrub -shrub and emergent wetland located near the center of the property. Although there are some tree species located within the wetland there are not enough trees greater than 20 -feet tall to comprise a forested wetland class. Dominant vegetation within Wetland AB includes black cottonwood (Populus balsamifera), red alder (Alnus rubra), salmonberry (Rubus spectabihs), hard hack (Spiraea douglasii), Re: Iohnscine Property SWC Job# A6-209 October 10, 2006 Revised lune 20, 2007 Page 7 of 9 Himalayan blackberry (Rubus armeniacus), reed canary grass (Phalaris arundinacea), manna grass (Glyceria elata), skunk cabbage (Lysichitum americanum), soft rush (Juncus effusus), and buttercup (Ranunculus repens). Soil pits excavated within the wetland revealed a silt loam A -horizon with a color of 10YR 211; an underlying sandy, silt loam B -horizon revealed a color of 5Y 512. Soils within the wetland were typically saturated within 12 -inches of the soil surface during the time of our site visit According to the United States Fish and Wildlife Service (USFWS) wetland classification method (Cowardin et al. 1974), Wetland A/B would be considered a PSS 1C (palustrine, scrub -shrub, broad-leaved deciduous, seasonally flooded), and PEM1 C (palustrine, emergent, persistent, seasonally flooded) wetland. According to the King County Code (KCC §21A.24.380), and subsequent site visit with King County DDES staff, Wetland A/B is considered a Category 2 wetland based on an overall score of 61 (Water Quality 26, Hydrologic 20, Habitat 15) on the adopted Department of Ecology Wetland Rating Form for Western Washington. Typically, Category 2 wetlands with habitat scores less than 20 points and located within the urban growth area have 100 -foot buffer measured from the wetland edge. A 15 -foot building setback line (BSBL) is measured from the buffer edge. Wetlands located within the urban growth area may receive a 25 -foot buffer reduction if all criteria pursuant to §21A.24.325 are followed. According to the City of Renton Municipal Code (RMC §4-3-050(B)(7)), Wetland A/B would be considered a Category 2 wetland due to is size being greater than 2,200sf and J' not being classified as a Category I or Category 3 wetland. Typically, Category 2 wetlands have a 50 -foot buffer measured from the wetland edge (RMC§4-3-050(Mx6). 3.6 Wildlife and Habitat per Renton Study Requirements Research for wildlife species included field investigations and research of the Washington Fish and Wildlife habitat inventories. The site can be broken into two distinct vegetative communities based on the site visit and review of the aerial photographs provided by Icing County I -map and the City of Renton 2003 aerial photo. (Note: these sketches are not to scale and do not represent surveys of the mapped vegetative communities.) Re:Johnseine Property SWC Job# A6-209 October 10, 2006 Revised June 20, 2007 Paga 8 of 9 No threatened or endangered species were observed during the time of our site visits. Likewise, no identifiable visual signs of any endangered or threatened species were observed on the property. A search of the Washington Department of Fish and Wildlife Habitat and Species Map for King County and Vicinity did not reveal any Endangered, Threatened or Sensitive species located on or near the site. The inventory does reveal a State Candidate Species site located approximately 2 miles to the northeast of the site_ 4.4 Proposed Project The proposed project is a single family subdivision. The project proposes to reduce the 100 -foot critical areas buffer to 75 -feet by providing the mitigation measures set forth by KCC §21 A.24.325. In addition, in order to ensure the possibility to gain future access to the eastern portion of the property, a 20 -foot wide road easement will cross Wetland A B. The use of the 20 -foot wide access easement is not anticipated and other access options Re- Johrmwine Property SWC Jobg A6-209 October 10, 2006 Revised Ririe 20, 2007 Page 9 of 9 or being pursued; however, in the event that other options fail, the 20 -foot easement would provide access. The location of the easement has been moved further to the south to a narrower portion of the wetland to reduce potential future impacts to Wetland AIB. The easement road crossing would impact 1,422sf of Wetland AIB and 3,252sf of critical area buffer. As mitigation for the potential impacts to the Category 2 wetland, new wetland area would be provided along the existing wetland edge. Wetland creation would be conducted at the required 3.1 ratio (creation to impact). As mitigation for impacts to the 100 -foot critical areas buffer, 3,253sf of buffer will be added adjacent to the critical area buffer. The buffer addition area is comprised of alder trees with a shrub underbrush. Any Himalayan blackberry within the buffer addition area will be removed and the area will be restored with native tree and shrub species. See Sheet W-1 for mitigation plans without the construction of the 20 -foot access easement. See Sheet W-2 for mitigation plans with the construction of the 20 -foot access easement. Upon acceptance of the conceptual mitigation plans (see Sheet W-1 and W-2); a final mitigation plan will detail the plant species, size, location, and monitoring requirements of the degraded areas within the reduced wetland buffer. Prior to the construction of any portion of the access easement within the critical areas, a final mitigation plan will be submitted for review and approval to King County. If you have any questions or need any additional information please contact our office at 253.859.0515 or by e-mail at awillAsewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. J. Aaron Will Wetland Scientist FilaA5-209 Johnscine Property wa.doc ' I Wstlrad aa+aa cr lamb[[_ WKFar.d ohne Mn�rs�r WE17.Ah-6 IW'inVC FnTUt--R'itSCERN WASH7NGTO:+f Does the wetland unit being rated meet any of the criteria below? j v i T-Updalad July2006 w teweare acrma. and,gnW�li* m arra[ i Ifyou attswer M m any of the gaesdom Wwyou will need m prtxmt the weama Name oFwetaod (if ar.owa): 6 1 Date oFdte visit: �T a.mding to the rcgdatiotts nY�g tke 9—i.1rberac[criatirs fowl in the wetland. t Raced by Trained by Ecology? Yes}�+r'�o_ Date ofnining SEC: A TWNSHP: �tA RNGE: -ts VTrR in App ndm D? Yes_ Nox Map of wetland unit: Figure_ Estimated silo — 7Jr.atot�or Endangered artfmat otplaarrpsfes (I/F �iesJ? SUMMARY OF RATING Cateppry based on FUNCTIONS provided by wttland I_ II, III_ IN aim ri:tc aedte or federal daabase. Scare for Rater Qaaiity Ftmctiond ti'Fpy coScor Gi< a 1—SWI!E J� SP2, Ifas the wd)and unit bead dacwnenradas hdhirarforay Stare luted for Hbilat fmtrtianaCatrltae }][rralptrd Or Endangered drtimd dfKty/ lV TOTAL more for Funcriou SFI. Hes the Wrlfand uai! darn deewrcatred w a l Eityfor nny Frd�lfy listed 7Jr.atot�or Endangered artfmat otplaarrpsfes (I/F �iesJ? Fa the purposes of this raring rysteay "docdmented" means the wetard is oa the \ � aim ri:tc aedte or federal daabase. J� SP2, Ifas the wd)and unit bead dacwnenradas hdhirarforay Stare luted }][rralptrd Or Endangered drtimd dfKty/ For the purposes of this rating system, "dochmx bW means the rwetl-W U as rho appropriate amrc dat:bec. Note: WedLodm with Stare tilted plan[ epKies ate c e otized es Care or T Natural ETeriti a R'allands ace P t9 of dare furan , SP3. Dourhe vmfandxnir conMirc indrv7duaU afPrion'ry rpeciu lured by the t1DFW for the Nate? SPA. Dou the , 11—d xnir hen e a lxal t ftmnee W addition to itrfwtcd.n ? Fm exaretplq the —0—d hu beee identified in d. %b.e1L - Mester Pmgta.� the Critical Ares O 4inaaee, or m a local managteIIrent plan as having special significance. Category hued on SPECIAL CHARACnFUSTTCS of wetland I� T[_ Docs not Apply_ To comalefe the nut �art_of rhe dale sheer uou + 0 need so determine the Jl��I� HvdroAeomaraltic Class offhe weflond berms rafed Final Category (dwom the `highest" category fma above) 3LJ The Aydrogcomorphic clusification groups wetlaudt inn those that function m pilar ways_ This simplifies She questions needed to saswet how well the wetland f urcfi a . The Hydrngeou o phis Stitnmaryef bade iafororerlea ahoae the wetlaed unit Claw of • weriud can 4 de[eratmed wing the kry hclmv. See p. 24 fm mare dew7ed iastru.^tions oa classifying wetlands. pslaattre be remfana] i yfatsrA 17—k-lic Wetland ltivrrtac l.ako-&ia e 1Hatu[s Forest slope { Nwe of the above I Ch«kif unit hu multiple riGM eiaers �ete Wdaod RatitR Parra-vednn Wath!." 1 Avert 2001 —2 Vr'<iland Ru.nj Fo.rn -wsnnT Waahinteoe 2 A &-7:04 Wct>ten $ wcetmrd rseoo or nrrnba .Cimssificatinn of Wetland Units in Wester¢ Wxshilagtou k. water level¢ in the enfie trot wudly controlled by tides (i.e. otcept during floods)? NO to 2 YES - the wedmdelau is Tldal Fringe If yea, is me salinityof me water daring periodo of ¢¢oval law Ilow below 0.3 opt (puts per tboaamd)? YES- Prmbm1tr TSdal Ftfage NO-SalMaler Tldal?Ylegr (Eat¢arlae) lfyow watfined can be dasrffredaz a Frohwoler 71'dcl MAP asr rhrjw,ror for,RiaerLee wr�rda. ff ll it Safrrwrer Tidal fringe it u ratrd as an Ear uririt wulmrd. Wetlands Butt urea¢ capod esmarvw m etas fim nod evened tdiliom o{ rias nt+og ayaten ae cilSed Silt Water Tidal Fringe m the Hydrogwmmphic Clasvtfii.adnn. P4nwiue wetlands were rmtagrciaed aepvately in Poe a+rtin moos, and this sepualam is being kept in d- revision To.ammo wasuktry behveea edition, the trap "E4tunioc' wetland is kept pli,p note, bowe,rer, Ibn the ebuackmvtks that define Category J and 12 esttmtue ' wenamds have changed (xx p. ). i TW eaves spetlaad unff is pat sed prxipitativa is she oolY aourca (>9074) of wet« to it fymryO C* vo sod sarfice waft rvnoH t and cl o aeea a{ water to rias tenii (/N�O Ba to } YES - The wetland class ig Plus If yonr wetland cane be classified u a "Efate" wetlmi, use the former for Deprnsioaal wetlands. 3, Does the entre wetland =it Pec' both of the following eriWix? The vegetated pre of the wetland is m the sb m ofa body of pemnamt open wafer (without Loy vewlriim on the ntrfwe) at leant 28 wise (9 ha) in size: At lease 30% of the upro waw nen is deeper th— 6,6 A (2 m)? 0 ga to 4 YES - The wetland than is lAkc hi ge (l.rrcnstrLe P}lagr) 4- Dee, Ste entire.wedand sante meet all of the following nutria? _The watlaod to m a slope (n;ope cert be woy Sradmall, _Tho watt tbwa through the wetland in ane dkeelion (toidiaeetioasl} and my uy cemea from soupa it eery flow sub—f.., u al.ee[paw, err in a swak withoal dis�ct banks. The water kavcc the wetland withoat Ma, hapeak&d7 NOTE: S 1aa *'era doer rwtpartd U rkrx ypa of wetfaruGr ere pr orcnrionally fn v yeruaR and s1 uw deprersfow or behard hwn,aoekr (deprerriarrr are navaffy <JR draaraYer and kav Bran 1 f r detp). otos YES- The wetland class is Slope Weil LadnaSKammihW _ ._ { S. Does the emus wetland amt meet all of the following criteria? _ 7be unit is in a WIV, or glee¢. charmcl, whe,e it bels im d ted 6y ove:bank flooding from Bat stream or neer The werb.>,k ponding occurs.t ieaatoaee every two years - NOTE: The rr4rrfne ml: can cmr2a(n drprexiow Mw aref{tfed wirh ware who the i_ir faad;or. o m 6 YES -The wedand dans is Rtseriae 6. is Ibe retire wetland unit in a topogrrpt& dgnvm io¢ in which water ponds, os is radiated to the surface, it some tixue dttnng the year. 77h me r rhar y wrier, efp, n4 u higi o t! ma JA, fnferlor afNe ­' a wetland clans is Depressimul 7. is slu enure wetland unit located to ¢very pat area with act obvious depression and no ovcabamk flooding. Tb. emit docs wt pend mrfire water mote than a few mcbcs, The urst seem¢ to be I wmetined by high gen dwater in the area, The wetlatd may be ditched, but baa no obvious ¢¢feral outkt. NO -go tog YES- The wetland el— is Depr-Aomaf g. You wedattd unit seems to be difficult to classify and probably eootiiw uveal dil7'ecent HUM slaws. For example, seeps at ch. base ofa stop. may grade into a vii crme floodplain, m a small stsean with. a dqx sew..l rood" bas a zcme of Aoodiag ¢Sang its sides. GO 13ACK AND IDENTIFY WIDCH OF THE HYDROLOGIC REGSdts DESCMED IN QUF-TMNS t-7 - APPLY TO D1FF1i M AREAS IN THE UNff (make a tough rkdch to help you decide). Ux the fallowing table to -sd-fi2y the appropd tic olav to vee far tic rating system if you Lave several HOM claaaea present wiNn yom wcklmd NOT9 Uac e.s table only if the class thq is mcoasareuded in the second column repr a 1874 or more of the Mml ere¢ of dee wetland unit being rated. H the arra of rhe class Bated in whoa¢ 2 is lean then 113% of the emi.R classify the wc[land ususg the cines that rcf= mbz more than 90%ofthe fatal uea. Sfo +R;verirre Rivaine $}n + ion¢] ressiooal glop, 4 Lakc-frinzcIrko-fi� c Depensi +Rhwioe along stream Doprosaictrail DeIxemov-1 rlmko- c nrat Salt Water Tidal Fringe and aM other class of fteshwneec Tmil u FSTUARDJE n ad- weflartd wetlnrsda with special chnmct ". If you are canble mill to detaeumv wbich of the drove aimia apply w your wedand, m dym ha.e mare Chao 2 FfCM sues. idin a wetland boundary, classify the w.flaod q D pr zloaal for the.6ng. walaadReda, Perm-rclan waanramn 3 Aarmt 700A weslxdRevue, Form-.."nern wmin.tstm, l Aurum 2004 vmawo 2 '-i_ 2 1 Werlssdrm.e ano•,ibr, . WWdgamea surd= I A'etlssd Ra®y Pam -velar Wuhmmsn 5 Augur 2061 vgyen 2 I D 3, Dae G, wetiaW read bare dw2gtgLQ to red>tce Oaadia; -4 eel -w D 1 -Rees the wedana n>dt bare the ieutlai to improve wAktguinr. E'Y.1 Cb.r.eevi.tioa oF.arfaae water flow; out of tb. wtd.nd D3.I Ch. eritiu-f-,henter 11—um at the-didmit -- Llan is. dM dm xd> ha -f- rev%scoff nlm -fid) 3 U.t u e dcpm;rim w*. rf- vat¢ k.Yltq ft(a. oudd) u k W e torn® dy d.wcz& DR highly momiaoa pamnrndY dowiM w�a -� �- Gml has a mo.elOw-d a d1$.WY -.W5 -K n.fica owl (P 1 7)oil b .'6af' 4cpremm {Q. 76A 6Ar m e. Rol d-, aim pam I reef.. LaRue a.d ll.4i..^a¢'dcpr.moA(Q.7mkry],uolbc}lm d..ti atitb pammma mpc. ud p ab.lw a.Mr.t paftcl md/n mala v —.&d" diuh Poc,a it ...avkm• arr.t.atl.t odbr.Od w.04 le filch Pb -t (((dlfckLmal�°�y�°1t'�8ca<wdw iMa-m✓rMrFj'f0 s t1 The ad 2 echo below the ear6cc is duC t.yal u eLy o< osy.udn ( MRCS '7 NO n-0 D 13 (',hIIifOttlf4"A of penisoml VcyeLLhan(�CfQGSt fhruh..Adln 1e.ettC w.idm c1aL) Wedaad du p4wI. ]� wetl.ad hu Ptu=irnrnt, m�xV-4 ti -1- 112 of arta �� m�earar.jraM rh., J lF«+^aa�r warQ a. d.9mao.r (��yJ, wedma hu prssctmt, mDaua vegetadoa > -1128 Af uea pofaa - I of paodioy ase 3 h m mom above V.e pa'f+we or bonam of ooncl Paints - 7 Wel-d h.o pms-e t, yagr+ud vrC.sadod <Ir20 Atm ma -0 -. D14 Cb.xac><rietfcs ofaewoLL Poo�zar innstdatioa. fhb L .Aearm oflh[ r.alro.d.a.fr shat fr pandedfm of 1.-12 maand, BwdHar ow i_Maks M.rlrs of p..dinz helviea 2 A w 13 A Gam -b.. ar butt. of nm2ei iota 3 D , rnerbu Aviny rh. pre. no nw m.o.e rh. am .bar it prma��dy pautcd EsrYm;ee a ML.. - .t last 0.5 It m 1 3 b it-- oc m bAdsm W autlel mh - vrhea �em�irio.3 a.vofl � f A.M .e..an+GY Pa � fi X taN 4ca A! w'edmd l�-,1-4 Are+rasomllY padded i.y/ ww anofa:land Pia -2 Acv .e+doa+nYF"*� 4<Y, [oeaVa .fwedaad wntcr P i t.- 1 )� Tow f -D I Add tSs prn.rtr ee the b—: oboes �'`-111 I -1 1 I Mut. o[ ..diu Imad=Pad Pcints -d O z burl tie wada.d mk lane 4e j,MgCkjjn1 to IispMve.Yaur Quality} (re p- l01 D 3 3 CAAtnbutian of—land rut b AMF ID die w.ta-bed Acs a YES if Yon Imdw a bdicve One ae p.]I n tr m tra.mdeswr m .,aGce wa.n f F,rr rta:s rhe n.re 0h. arm n`aprrrcam boon —t+—,..>e wav m ch. —kcsd r4minj o<m me mtlFaad lh.d nvyld otGawin .nt&ax w.ecr arnlity io .tre.m., ].kcs or w rhe ana A/rAe f".Y �Atmd,.alsaownp+d�en<!wa me ..dead. Nor. f.h:cA v/d. f !%etre[ aAndara.+ The rue; of rlr hum u kn d..n 10 ti.- th. — of m l Pro.ide rAe sA.....,.. of pafln.a.ua..[.u.lr ma haHpatlueone mminyfram revere! IVII The um fthe basin i. 0 w 100 t®n the ana old.. nuie puuo 3 ra.ea.r, bw arryAaCM .a.rrrawsWd q.mltJy ar opyvromrry. Tbrarraofdwbs_inuantadd Mtimatheare.oft.eua;t Points -0 -. tTAma=r*.wcelmd nwirsm 1304 1 t:anit emit U iG the FL-�7S c1iW -tnq - 5 - lhmras4 aluP'rr ®.drys, m wrdmd Total far D3 Add thepmorb in chs 5Arvahove - Tilled Gdmmrsh.davt4kl50tofwd, d - AAomtew¢mn Wlvcl diwitrya vla wrtl.Ad and des devel.p.d sea.,.rddmo.l oar. � (xe p. 11 Answec 1'BS sf nu vas n is . laati®;o the.vaf�ed where de flood ate.age, or ?iai..oaae, tolfoolem arc rimae l5o k afwalmd malap� � = Ot6m� b t.dby pardwwbiyb a plw�hmv. a ..moat 7/ Yu 2 NO 'lien ] ES �� TOTAL- Water Q.ality F..dioae M.dtiply the score ftom DI by D2 .ming laro du mW adv ooaoallM by ..CwY.ue such u AAad Yate, tido Cru. dee J Add reorr m table do . I I A'etlssd Ra®y Pam -velar Wuhmmsn 5 Augur 2061 vgyen 2 I D 3, Dae G, wetiaW read bare dw2gtgLQ to red>tce Oaadia; -4 eel -w D D3.I Ch. eritiu-f-,henter 11—um at the-didmit -- U.t u e dcpm;rim w*. rf- vat¢ k.Yltq ft(a. oudd) Lent hu .n.4 -d mky t -oL UM.9* -.*.W pmmmdy dowing Aml -� ll.4i..^a¢'dcpr.moA(Q.7mkry],uolbc}lm d..ti atitb pammma mpc. ud ...avkm• arr.t.atl.t odbr.Od w.04 le filch Pb -t {ffd4cA L.aip-.0.+oulyflv..A(paa rd.u'ieasdauthfis.vb.r7 '7 Q 3.2 Dc'P4 of wrt➢c+tad. SA,n f ..df. Emmnh fA. Acrphr afpandinQ above Ju 6aao. glens .dle. Far.rdv wirh m�earar.jraM rh., J lF«+^aa�r warQ a. d.9mao.r (��yJ, of paodioy ase 3 h m mom above V.e pa'f+we or bonam of ooncl Paints - 7 Tae ..dead u .'be.dwattY wdl-d' pumb - 5 i_Maks M.rlrs of p..dinz helviea 2 A w 13 A Gam -b.. ar butt. of nm2ei iota 3 ML.. - .t last 0.5 It m 1 3 b it-- oc m bAdsm W autlel mh - U.ut i.11.1 fy.. Ie Q. 2 at Q, 7 an key) bat las —11 dopressvou w dl; .-f- ttud tap wntcr P i t.- 1 Mut. o[ ..diu Imad=Pad Pcints -d D 3 3 CAAtnbutian of—land rut b AMF ID die w.ta-bed F,rr rta:s rhe n.re 0h. arm n`aprrrcam boon —t+—,..>e wav m ch. —kcsd w rhe ana A/rAe f".Y The rue; of rlr hum u kn d..n 10 ti.- th. — of m l The um fthe basin i. 0 w 100 t®n the ana old.. nuie puuo 3 Tbrarraofdwbs_inuantadd Mtimatheare.oft.eua;t Points -0 1 t:anit emit U iG the FL-�7S c1iW -tnq - 5 Total far D3 Add thepmorb in chs 5Arvahove I IC) rf D 4.9aea the arctlapd unit h.•e the somrtualtsto .sant, Laodirq rad gvelm' (xe p. 11 Answec 1'BS sf nu vas n is . laati®;o the.vaf�ed where de flood ate.age, or RduetiaA m .ami vdariry, rt Pv^m helps pmle[I dor estreat propety aeW ;quasi. rraauxes Lam Grading m.xr.riv. aoNor wo.in Go -a. AA.wrs NQ if mr wamec .ming laro du mW adv ooaoallM by ..CwY.ue such u AAad Yate, tido Cru. dee rwe, —i - ft. 4R Yea mtinas tha more dm 90Y. of the wowt io the wnhmd is ham gtonad-W m afeu nhde dam.Ciag Z,mmdn &maty d«. rot occur. S--hLAafJ.;b1hwM b.dframr. °Ofoppa' by WP1. - - Wvjs d >r m t k -d% ftl of. liver «sncam tWt hs. doadmi poo/Meta - Wed.ndda."•m. rirec or.hram dh hn daadi., problems-�,fAyrY - Wcd.pd W m seller .ed irgA.md. smSee emoffYe.LLrSILL[ pd�3t otlurriu flow mtA ; dva a We.m th.t h.. doodmC p.vbl®a �+Plirf -peter Z YES multi !i if NO muiti lift is 1 -- ] TOTAL , flydralozk 11 .. tlooe M.tl4 d..cost from D 3 by D 4 Add scare fa fabld on p. f 2-6 w J.ad R, -,g Farm---Wa.tiagwn 6 Aop»t2004 YaAvn 2 titiruand n.me «ar,nG�_ H IA 1ptcrmoaiw of hahiars fwy. 71) Dccidc Som the dvg—lbci . whmkel intertiperaioo hetweca Cawardie rege4rtaa dasaca (d—''hod io H 1.1}, ar dre clalta cad iter-pevxd area {Gan include opev vats w mudflats) u tight medium, low, craooc." qwwp Naae - 0 points Low - 1 paint rTiruderate - 2 poin6 [Arian bmdtd chx¢¢elsl High - 3 points NOTE, lfyw have four or more clasats or ffiree tion c]asee, and open mtcr the it .txa .• -. i H 1 , Socod Hatstat Patura: lsrny 77) uuxr+�ewlrer�¢r�rra�¢ro><prarear;w,her,•�r¢„d fl�ear,r,aarler,�awl�e cagwe8a Jperrurye:,r�¢a.ta lGe,resr mrumn. e, dovvoecL weedy dcbsie within be, wetland (>iia diameacraed d n long). 1yf,Srandia$ aaagi {dlirKter al ehG honatn S 4 mdua) is Sbe w.rl-..A Undncw h• ^r. arc p,cs for n Ieal 1.5 ft {2m) andror overtaagmg veymadm r -Amends u Irase 3 3 N (lmS env a slrmm {m duet} m, w svffiguour xieh tte unit fu at kaat J3 ft {ISIrn? ! _satle weep hanks of fine mawial th.t might 6e t�edby beaver orat¢slzae i deaoing (>i0dsg+nc skp=) 09 nig. of r—t-bc '. - ItMty —p--1 ! : alvxG, or trop that cave nonyve nrned grryaawel AI kaa is arc of d i; deemed pmieemt vcgcadoa r# xoody tic -nos We punt in area tlnt arc pernunmdy « auwnally i.•••e.•••t (anucn¢rsJbr eat -W4 dy arnybf8lanaJ I I—ve pion wvakm ebm75% ofew wedacd a to Wh stratum ofplana 3i Nolr.. 71, 20% "red u mrryprwLrg a/,ha,riammr onynre 78 v j H 1, TOTAL Sooee - po tW foe pmnding habiat 1 /.l.r rlw ..•..... R.... fAl ! iIr ] Hi i fJr l FIf T wClmd Ronny Fmm-wcnanWWinp to Ao"7u04 ..pion 2 H 1. Dod2 the W.Mand tmlt here the RohctUt b psv.idr tlidlut tar many sperw: H l.] (uep 77J Chetic erre rypnv ylwgcnrMecrurcryrrsedrla✓deficnd r7'�»erdlnl-Stu rlvuAof616r wcA aiur a'A aaY m uo,+d r 1 DS6 of Jrr we¢ ljwvr u sarallo than 1.3 xres Agnmcted llmagrot Plan" *Sanhhhsnb (aces whrtt 170%eoverY �v4parr¢tcd {uear rrhue trees love>3a;t, aoTerY gene .a has ¢forurrl efuss thank {/ Amb, herbeeeoua, The rum Ma lost bu l am of 3 mea Ccs=", ap6-canoPy. &a each gar W xaR witlm me formed poygan .[dd rhe ,¢rnrirr aJrraor¢rion abrrcmerdrat4"ai1fY lJperr hove: a stm�wea of spore 3 surswreaPoma 2 aIIVM paw - I cta I ahrwtrpa oin4 - o- .2 M*MzMiOW—A 71) Uree1 pie ryPrn al*aam mares (GJadwperiodr) pr -W -0,* Lk- —d—d. The waste re=Ymeh¢rm cora wore fMn ldSd afrhr xsr!¢ndor Y. pcnm mnnl (sot lrYlfO' dacrrgrlpvar lh}"droPa'od`I �� o' pe,�nmtly IIuodsd imLe 4arm«e scot �3 --$r,aamady ftoaded o< moadated _ em Oia9 i d 4Oraas _Wy flooded a mw&kd wiml-1 10 �Sae—*d rreii' tYPe p— Pomea PermmmdY Boavisg st:csm rn rive � m rrdja t ra, roc xrdand -~ Sc.- ay & vmg etrram in. er 4—, m, the wdi..d Z L.+yrda[c rral.+d -1 pataa �Frakwass+ p/ef wednn{ - 2 Peh-b H 13. BiGha�N,9lffipet ]A � Cuay she n�ba of plant qu+a m me wethmd Thal cover u kart to R'_ {d ff rnrpaeehm 1 olrhe wwe +roe.[ ran 6e mnMncd ra ni.el <xe ,tx dwv6arC) 7ou dp a¢r Garr daa�erhrspocra. 1I rosrero-yls. Conudun7kwlr Da +rarradar rra,,,�. ar4a4aa�n.Arr• H)vu mriated- > i 9 >➢cdn . poioe - 2 1 Lid ryuir.T bol¢w V)aaa'r'Qii1 5-19' < 3 aponn pwala - II A real r r page ,T Wa-d Kf nY Fvm_r— Wertisgean 13 Aoiwot 2m _2 titiruand n.me «ar,nG�_ H IA 1ptcrmoaiw of hahiars fwy. 71) Dccidc Som the dvg—lbci . whmkel intertiperaioo hetweca Cawardie rege4rtaa dasaca (d—''hod io H 1.1}, ar dre clalta cad iter-pevxd area {Gan include opev vats w mudflats) u tight medium, low, craooc." qwwp Naae - 0 points Low - 1 paint rTiruderate - 2 poin6 [Arian bmdtd chx¢¢elsl High - 3 points NOTE, lfyw have four or more clasats or ffiree tion c]asee, and open mtcr the it .txa .• -. i H 1 , Socod Hatstat Patura: lsrny 77) uuxr+�ewlrer�¢r�rra�¢ro><prarear;w,her,•�r¢„d fl�ear,r,aarler,�awl�e cagwe8a Jperrurye:,r�¢a.ta lGe,resr mrumn. e, dovvoecL weedy dcbsie within be, wetland (>iia diameacraed d n long). 1yf,Srandia$ aaagi {dlirKter al ehG honatn S 4 mdua) is Sbe w.rl-..A Undncw h• ^r. arc p,cs for n Ieal 1.5 ft {2m) andror overtaagmg veymadm r -Amends u Irase 3 3 N (lmS env a slrmm {m duet} m, w svffiguour xieh tte unit fu at kaat J3 ft {ISIrn? ! _satle weep hanks of fine mawial th.t might 6e t�edby beaver orat¢slzae i deaoing (>i0dsg+nc skp=) 09 nig. of r—t-bc '. - ItMty —p--1 ! : alvxG, or trop that cave nonyve nrned grryaawel AI kaa is arc of d i; deemed pmieemt vcgcadoa r# xoody tic -nos We punt in area tlnt arc pernunmdy « auwnally i.•••e.•••t (anucn¢rsJbr eat -W4 dy arnybf8lanaJ I I—ve pion wvakm ebm75% ofew wedacd a to Wh stratum ofplana 3i Nolr.. 71, 20% "red u mrryprwLrg a/,ha,riammr onynre 78 v j H 1, TOTAL Sooee - po tW foe pmnding habiat 1 /.l.r rlw ..•..... R.... fAl ! iIr ] Hi i fJr l FIf T wClmd Ronny Fmm-wcnanWWinp to Ao"7u04 ..pion 2 R'ct4ud torte a vlvvba $ 2, E7oo the wetland ■nk Lave the apportealay id pm"de iabkM for many .pedes? --g-2.l _ZMER{owl. ldJ l'7.6Ne rhedeaafpdok ata, beer r yresara 6a"W. f b ff fweL d tide 1A, hephur scorsng creel.. rMr eypXn >° the -111 dd m G rrari fn rh. ,abet. See torr for J4?nuion of - 100 m (3308) of=66, 2y eaduu*cd wFW ed area., FOrky ilea; Or OpeltWaua >95% afcacvmkcmr-c. No suv bees uc wy)>m thc.mdisnabe6perl.fb%ft. (se5atirely 7 _df.m.bod .lav aid+. ea-P.rmi, m lod.apkt, m d.f:y huwm We) P.Eals -S — t00m(33dh)a!R]aavely wt�.mbcd vcp.trted arras, !eery aeas.m ope'•watcr> 5a% eueomferwo. Paletr-4 - 50m (1704) efsel¢v* mt6hcd vcgebted neat. cocky ares, or opo xatu195% crro.®f- Poleta - A 100.v(33Mg of U&.1y mA'atwbed 1pblod nae, rocky ncaa, '.pea Wats> 25% .acaafamw. - Poiatr - 3 - 50 m U Soh) of rc1ae5rolY �lirt,uhed relebted aaf,rocYy yeas. a apes ram fos > 50M Polep - 3 3f bWer don tial m.d .eP -f%- critesla .trove ' - N pavedaw(etxptpavcd mils). 6w7d'mpa mdm 25 m(IDA) ofwd[.rd>93% [dgbl .o mvdaab: V --i-& w lawn arc 03C PaEvu - 2 No pevod;++ 1.LdbW*ir61n 50m efwdl..d for>50%r¢cvmfwsace. [ag}e w ..chat. Faac.g. w 6� ort OK. ffo'y aR•>ml is hvLa, u' 2 - Yegebsed buff., ase ,:Z wide (6.6h) fwmae tb.a 95% of N. c'awmf-- (eg 0Z1.d !!tide, Pa.seg, b.Nri.e�nck er�vdm edge.fwedwd Paleu - a. BaBu des votmect WY ofd -mettle abw'e-;-----_.. .__. Palen - l .__N2.2.1lsthe-deed pat of. eJstivery mdArAf dwd mhevka v.phtd ewrida (•A- r4es ga-d) ale is M ised 150 a wi k, ha d Oast 30% tote of shrub., f -M evd3ve nadistab.d pniric, that 00eveet, d cawai.a, other wcdmd. w oodutwbed oplaoM>nat ne d !aa 250 - m aa? (damn d rip- earridan, hw.sly reed grave! raad.. yavcd meet, ..e -M-d brwka u th. wnWd} YES-apr.btr (go4.H7.3) goer H221 H211ls m. ,yebed pal of. ra.tw.ery>mai.imwd vegcbsed ooaidar (caa r4 -a w cpkc d) [bet u m lead 50 told, bei M Iwo 30%covrrof abrobs w foo, , and eaaoom m cAo , attic w.dm& w uofia� uplw& dot are d ltut 25 ave. m rte? OR a Litt►frMpe xcelm4 if a don oarmw u cpm.nwh=d eorr.'dos u la the tlrraai0v about? YPS-3P.kb (go w H3.3i ND I2.7 H 2.2-3 Is fiat Wedsvd: Withia5 mi(fIm) Of a WKkesh .salt WaW wblap OR P-ro -ff,jr 3 mi af.lnle field a.p•.wr• (>l0.ww] OR 110 witbP l ob ofa laix grate thio M10 .av7 vac - s aatat O NO- B voseu TOW for W eti-d lune err aurba Which of&b f.Eo-W pcioriry b.bieew eidd. 3368(106m)ofd. x- md.mi(7 NOTE. -vi, s.nno-riau do nor hove m be rd.AVdy nwdlr0abad 7nar. erc AFW defwrcvns. Chili -6yo-local DFF61,Z lose ffib.,e ere may Vgta ons. Slip.rlaa Th nee dycm[ w.s�tic ryieems rviu, 9awmg w.� �.I eevtrms alemeao of bcth wulg, and terrestt ecosyweva which =or.* iaau:seae task other. ___,,lspm Scads: PV+e ra,>.�ea .bed• ofa.pa, �.,..... des 0 E m (3 .ms), (.'lil>:: 0,aru d- 7 6 m (25 A} j.o -A ^•m helow 50M H. _Old-gr..rm f.r : (old-v-th weal of C-.& -0 sb." d loot 3 q- 3pft-. !Daviel .-M.Yered emooy'ids ocatiw.l small opmivga; -th d lett 20 tree.!. (8 acw'uae)> 91 us )32 m) dbb or a 200 yon of age. Af.lure forests, Sued. with aysaapc diameter. ncccdeg 53,m (21 ut) dbh; cro-Dura may be ku ibar Id0•A; aexn cover rvay be lea that 1001%: duay. d� t -,-bow of sa.g., avd qr tv Of lugc dovved -lee ial i. g= -Uy lea ohm del favvd to old, gnwih; Ea - 200 y- old wet of the CL.cadc out P -IA.: Rd fi, b mdu0abed arsis (aa indicted by doz fi-o ofvative plateal where S,-- aver., Into [4m me oat -1 clamp pled 0 -Laity. Tales: Homogewus arca Of rock rubbk nafmg in avenge .ix 0 ,.15 - 2.0 m (0.5 - 6.5 ft .� 'mposcd oibasal4.4d. ...d'w aedimwwy rock, io"Wieg dVp P sNdn avd mmc uilw fp. id.y bc-.cured -th cLLM. _Cava: A vernally oa aukj avity, mem, void, w aysaew .f i.� passages Dreg•. wkdee Oak: '.Delmas Snide ofpmt Deka wk,'wmlfa..woOiatiam xirec -'9' '­p of tk act -q-.at of th. auad x 25%. vrhm MI" 01.a Space: A psiw* .pwica,widm wimia or is.A)ao-E W dre open space and wee it for b-6.9 svgnl.r f.41.9; L i -die opev .poo f--fi-u, 'sridof'maxting od-peuriry hrbltma, cel-i.dy ih- dW rvaald orbg7ue be iulawd: aadra, d.c epees tp- u m lsabt.d rem 1 of natter.1 habitat larpa th- k ha (I O armrc.1 -d i. -r-&d by urhu d.velapwse ary,'Esrury-lke: Deeper r tidal babitaol and ,ry,xO ddal wwifinds, ukuapy aeei- mcl0s.d by lead but -h vpe pa+dy ,.b. -..d w p..h. ao,e.a to the vpev oeov, avd xhich « -a is .l Ecus vcave aivdy dL[-d by fieehwuaa srmo8f vw the!nide The s.L ty�auy b, Periodically i -ao d wove shat of the aped otos by e -P -doe. - Alovg some low-etw:syy ceasdiaea fie is appreciable dilesivv of .d waw, B t-i- h.blbl a w.,4 ups - tied [.reward 1. whet{ Deet -chive calb me.e.ve Scat !lam 0.5ppt- duriap rhe period d --le -vd lox does [veh.dm berm crh si sad lagaom. 7.lariodFtearly. 36-H- Shw,li a iv.bad. tbcmwdidA avdm.btidal ansa of b...1-. -d -y d. iulode are baekshase andadjarmrl co p.veaa of the tar OdU I ,d .pc (e.g_ .Lff. snags, ®nuc boa, deme, me.7am) the nc irvpmmt to abwel- uso.iar,d ash.vd w5dhfe and &a%. tnbau to sbwc3me favdtoa (eg.. savdkockrioy seavisweet, eOtiwo, -0A"6-' er.riao coetrop. Ifwtda0d has 3.r mar: primiiy habitat, - f palvu if wes:.d hu S prsor*y heli,. - 3 potau Ifxett.edha. l priority hahiw Ipolae Na kabib-0Poivb N'7,Ahv.gerared w.rf....A, ase by d.fw . k p-rft> ApWu f bW m. nor bieludcd 4 0- Jut Nee by ..rrla,dr a.e uM-d k. evwvr -X l.4j Wts7R4Pdiaf Pani-Ww—WAL-st. 15 Avp.ut 20W Wetlodkmiag Fmm - 'alae Wesli V- Ib A.gud2004 yernm 2 no n V I . - weu.ne naerm p numb¢ vJaAand n.n,e or,umbs_ - 132.4W-�t•.,,r, „ytv� rci,oa,e Ne o.• as,c*wncn ofrRe ta.dscap. narhe werlm�erlwa ZiC 12 Is the we m umt at east Wm m a,fle meets al cam two 0 following dove eowdilions7 YES - Gregory l NO - Calegoryit Jf p)(seap-ul •Phot art Y k.A 3.11W wcn.nda wAi- u mac, and IM conoeedoa, berortev them Cat 17 ,ebdrek _dhvAj djLgia pang bomm wdl.4OX, a.'v ]de abo,e with wow cultivation, Zn g, ted foe Less thm L0°/, my of noq-zztive pLant bofeag, to corm tiam jb, ld NOT Im bievned by paved ewd+, SII, Lklds, m 014a devdayraeot- points - 5 The wetlamd a Laks&m3c ea a hke with lack d•^^t —.od then ate 3 odx Wo -mope ,non tl,eo ICy vfdm wetland lieu d,e wLeea d should bo given a d,wl r Crdmda wid i� V. Dale 7aun oe .[dml 3 olbet -d-ds r Ld. K m t, BUT mt Ceemeed- 6e1, eta p°mn- rating eiew.bed T6. wedmd u lko-hmr w a Lake wllh Amvb. and rouo arc 3 °then Iako-Ftiage mlatively ondisbvixd upper rm-hwith naevc spxies would be a ne L.d Within %.alk peiaft - 3 Tb= kat loaf L Wtil dllthia No Ek. pemv-2 Tbrs W- WcUxWft,ridir. K MD- poLnis _ _ II 2. TOTAL Scale nppurumiry fm providing habitat 1 _ Aad thesmres am h7.l.ff2-7 X7.3 X2I ___ TOTAL for H I [roropage 14 Total 5oare Tor Idabttal [ruetloaa ^add rhe poin4 far 1t I, H 2 and mco[d We [caralt oa j 3 CATEGORIZATION BASED ON SPECIAL CRARAC'rMS"(7(S Please deter -imine if the wed4xd meets the afir5utes dumbed below and eirde the epproprrate answers and Categdry. SC 1.0 Estuuioe watha-.-7771 dt (.-p. 66) Does the wel4nd ml meet file fallawiog caitc i- for Eatoarim wetlands? - The dominant wa�e,,egi,ne u tidsl, - - Vegemted, and -- With ■ sdmzy greater than 0.5 ppL 1 YES - Go to SC I A NO SC I.I Is the wetland unit within a National Wildlife Refuge, National Park Nadon.l Em -y Raservc, Nabual Asea Fo;"ea ✓`Yate Pati or Fduratio..L Cal. l Environmenml, w Sciendtro Reserve designated under WAC 332-30.1517 YFS-Ce1cgmJ NOp lobC 12 d dL l and 1 fdtc - --- - ZiC 12 Is the we m umt at east Wm m a,fle meets al cam two 0 following dove eowdilions7 YES - Gregory l NO - Calegoryit C*L i -Thewetla,rd is sel.tively undismrbcd 9 N diking, ditching, fidingr Cat 17 - cultivation, Zn g, ted foe Less thm L0°/, my of noq-zztive pLant species. If the trop-vni t sp." rwapy- an; the unty species dim cov I ,non tl,eo ICy vfdm wetland lieu d,e wLeea d should bo given a d,wl Drak mdng f1R1}- The area of Spwfim would be mod ■ Category Ir while the rating mlatively ondisbvixd upper rm-hwith naevc spxies would be a ILII Caoegory L Da an4 bawevar, exclude the area of Spartina in ' dvtcnniuiag the siu thsabold of I acre. j - Ai Ieasc Y. of the landward Mdp oftbewed-d has . L00 R Iwtiu of I s!vub, forst, at ua-grated or =-mooed grassland. - The wcda..d has u least 2 oftbe folio%* natures: tidal channels, depressiors with open water. or -fig— frashwatar wedands. Wnlmdtt�{F--wftO=W-bigmn 17 August7W4 I Holm 2Rating Form-weaaSlWuliLnl,aL 16 A�gwt ?4cN Recorded data �, inundation saturation watermarks drift Lines sediment deposits ,drainage pattern Wetland hydrology criteria met: Yes Basis: fir+ Comments: SUMMAR Y OF CRITERIA Soil Temp. at 19.7" depth: Growing Season?:, Hydrophytic vegetation: -Yo Hydric soils: Y etland hydrology: YD Data point meets the criteria of a jurisdictional wetland?: Yes 10 Mapped Soil Series: Alderwood On Hydric Soils List?: Yes Drainage Class:_ moderately well drained Depth(0 in) Matrix color Redox concentration color Texture Ik/in., 10t iZ '-!I Sr# lots+ ILin,_ S S� a- _ r.� r�,' `Ya' �! 6 } S. h r; 1� 4M ..� _ in. _,. _in. Organic soil , Histic epipedon Hydrogen sulfide_, gleyed , redox concentrations K, redox depletions_, pore lzningsiron concretions_, manganese concretions_, organic matter in surface horizon (sandy soil)_, organic streaking (sandy soils)_, organicpan (sandy soil)_. Hydric soil criteria met 02 No Basis: Comments: HYDROLOGY Recorded data, inundation saturation watermarks drift lines, sediment deposits , drainage patterns . Wetland hydrology criteria me No Basis: M a 5 %' ..� ✓ aF�e� Comments: SUMMARY OF CRITERIA Soil Temp. at 19.7" dept Growing Season?:� Hydrophytic vegetation: Ilii Hydric soils:.&NWetland hydrology Data point meets the criteria of a jurisdictional wetland?. No ni"AU ,vvr Recorded data, inundafiansaturation ,watermarks , drift lines_, sediment deposits drainage patterns . Wetland hydrology criteria met: Yes o Basis:, _ Comments: SUMMARY OF CRITERIA Soil Temp. at 19.7" depth: Growing Season?:19N Hydrophytic vegetation: Y� Hydric soils: Y! etland hydrology: i'W Data point meets the criteria of a jurisdictional wetland?: Yes City of Renton P4anntn9 Division RE CCE V ED PLAT NAME RESERVATION CERTIFICATE TO: ROBERT JOHNSEINE 9805 NE 116TH ST, STE 7499 KIRKLAND, WA 98034 PLAT RESERVATION EFFECTIVE DATE: November 19, 2012 The plat name, PLEASANT PATH has been reserved for future use by GREGORY SPARHAWK. I certify that 1 have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire November 19, 2013, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. .1k 31J �� 1 Deputy Auditor co uI-]t]� � } fi�r�trt , AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN %,4%y v1 ntimon City of Renton Planning Division Planmirng [Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 NOV 2 g 2012 STATE OF WASHINGTON ) RIECE EQ COUNTY OF KING ) >Q-CC..WC-� sf^rZ H"k— being first duly sworn on oath, deposes and says: 1. On the _� day of NOvk0AW 20_L , I installed public information sign(s) and plastic flyer box on the property located at a 5 o j J t>x �&v r _ _ for the following project: Project name '_o?WtrzT_ z ah Q itis\ VE'. --- Owner Name 2. 1 have attached a copy of the neighborhood detail map marked with an "Xn to indicate the location of the installed sign. 3. This/these public information sign(*) was/were constructed and installed in locations in conformance with the requirementsi of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Sighs Installation" handout package. SUBSCRIBED AND SWORN to before me this`a7 STAT COMMd�IS5l4�1 EnFIF��`� NOTARY PUB residing at Signature day of �3 V , 24 in and for the State of Washington, My commission expires on i Z d 1 L-0' H:%CED\Data\Forms-TemplateslSelf-Iielp Handouts\Planning\pubsign.doc - 3 - 03112 RECEIPT EG00001333 Citvof e BILLING CONTACT Roann Consulting, LLC 9805 Ne 116Th St, 7499 Kirkland, WA 98034 REFERENCE NUMBER FEE NAME TRANSACTION TYPE PAYMENT METHOD AMOUNT PAID LUA12-000182 PLAN - Environmental Review Fee Payment Check #1675 $1,000.00 PLAN - Preliminary Plat Fee Fee Payment Check #1675 $4,000.00 PLAN - Preliminary PUD Fee Fee Payment Check #1675 $2,000.00 Technology Fee Fee Payment Check #1675 $60.00 Technology Fee Fee Payment Check #1675 $150.00 SUB TOTAL $7,210.00 TOTAL $7,210.00 Printed Ow November 28, 2012 Prepared By: Vanessa Dolbee Page 1 of 1 SEC. TWP. 23 N.. RGE. 5 E., W. M. :.•! r �` - ., , t �,, ..... � -- ��. ----Od2 .... a7S:Y. 1/4, ..... ..... ". -���. SCALE: 1 = 40 n/ 0_20 40 B4 %FFER AVERAGING NOTE 1. THE ORIGINAL 50' BUFFER PROVIDED 39,111 SF. OF PROTECTION FOR THE ON-SITE WETLAND. 2. THE PROPOSED 25' WE5TERN BUFFER AND "15' EASTERN BUFFER PROVIDE 38,093 5.F. OF PROTECTION FOR THE ON-SITE WETLAND. 1618 SF - LESS THAN THE 50' BUFFERS. 3. WE HAVE INCREASED THE 777' BUFFER IN ONE AREA TO PROVIDE THE ADDITIONAL 1,618 SF. of BUFFER BASIS OF BEARINGS NOO'11'30°E BETWEEN THE MONUMENT& FOUND IN PLACE AT THE WEST QUARTER AND SOUTHWEST SECTION CORNER OF SECTION 11-23-5 PER THE PLAT OF WINDWOOD DIVISION 3, REF. 1. i s DATUM NAVD 88, PER CITY OF RENTON VERTICAL CONTROL BENCHMARK TOP OF THE MONUMENT AT THE WEST 1/4 CORNER OF SECTION II -23-5, CITY OF RENTON POINT NO. 2101 EL.= 512.01 FEET (OR 156.060 METERS) REFERENCES 1. THE PLAT OF WINDWOOD DIVISION 3 RECORDED IN VOLUME 158 OF PLATS, PAGE& 22 THROUGH 21, UNDER RECORDING NO. 2001022200016r5. NOTES I. ALL TITLE INFOF�MATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO TITLE INSURANCE COMPANY SHORT PLAT CERTIFICATE ORDER NO. 1225689, DATED JANUARY 12, 2001 AND SUPPLEMENTAL COMMITMENT NUMBER 1 THERETO DATED FEBRUARY 16, tool. W PREPARING THIS MAP, GORE DESIGN HAS CONDUCTED N0 INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY THE REFERENCED CHICAGO TITLE CERTFICATE. CORE DESIGN HAS RELIED WHOLLY ON CHICAGO TITLE'S REPRESENTATIONS OF THE TITLE'S GGNZ kTION TO PREPARE THI5 SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT ExTENT. 2. THI5 SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITION5 EXISTING ON AUGUST 23, 2006. ALL SURVEY CONTROL INPICATED AS 'FOUND" WAS RECOVERED FOR THIS PROJECT IN AUGUST, 2006. 3. PROPERTY AREA = 197,975±SQUARE FEET (4.5449±ACRES). 4. ALL DISTANCES ARE IN FEET. D. THIS IS A FIELD TRAVERSE SURVEY. A SOKKIA FIVE SECOND COMBINED ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND D15TANCE RELATION5HI1-5 FbETWEEN THE CONTROLLING I"tONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAG 332-130-0907. ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO t-1ANUFACTURER'5 SPEGIFICATIONS- 6. UTILITIES OTHER THAN THOSE SHOLLN MAY EXIST ON THIS SITE. ONLY T1405E UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SUF5ACE ARE SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE 5HO+LN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCAT1oNS BUT MAY GoNTAIN BENpS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. CORE DESIGN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. SITE STATISTICS SITE AREA 191,914± OF. (4.54* ACRES) SETBACKS -- LOT 0 AREA .. . I y ri^ ® (PROPOSED) SIDE - 5 FEET I I j I I 7 4.ti:..l...� c 3r7% w •4.+'43bF' " I �I 39096E I ' � 35116E � �f., 39526F' I I ""cam REAR - 10 FEET MIN. LOT 2 r I 499a EXISTING ZONING R-4 t' I SCALE: 1 = 40 n/ 0_20 40 B4 %FFER AVERAGING NOTE 1. THE ORIGINAL 50' BUFFER PROVIDED 39,111 SF. OF PROTECTION FOR THE ON-SITE WETLAND. 2. THE PROPOSED 25' WE5TERN BUFFER AND "15' EASTERN BUFFER PROVIDE 38,093 5.F. OF PROTECTION FOR THE ON-SITE WETLAND. 1618 SF - LESS THAN THE 50' BUFFERS. 3. WE HAVE INCREASED THE 777' BUFFER IN ONE AREA TO PROVIDE THE ADDITIONAL 1,618 SF. of BUFFER BASIS OF BEARINGS NOO'11'30°E BETWEEN THE MONUMENT& FOUND IN PLACE AT THE WEST QUARTER AND SOUTHWEST SECTION CORNER OF SECTION 11-23-5 PER THE PLAT OF WINDWOOD DIVISION 3, REF. 1. i s DATUM NAVD 88, PER CITY OF RENTON VERTICAL CONTROL BENCHMARK TOP OF THE MONUMENT AT THE WEST 1/4 CORNER OF SECTION II -23-5, CITY OF RENTON POINT NO. 2101 EL.= 512.01 FEET (OR 156.060 METERS) REFERENCES 1. THE PLAT OF WINDWOOD DIVISION 3 RECORDED IN VOLUME 158 OF PLATS, PAGE& 22 THROUGH 21, UNDER RECORDING NO. 2001022200016r5. NOTES I. ALL TITLE INFOF�MATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO TITLE INSURANCE COMPANY SHORT PLAT CERTIFICATE ORDER NO. 1225689, DATED JANUARY 12, 2001 AND SUPPLEMENTAL COMMITMENT NUMBER 1 THERETO DATED FEBRUARY 16, tool. W PREPARING THIS MAP, GORE DESIGN HAS CONDUCTED N0 INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY THE REFERENCED CHICAGO TITLE CERTFICATE. CORE DESIGN HAS RELIED WHOLLY ON CHICAGO TITLE'S REPRESENTATIONS OF THE TITLE'S GGNZ kTION TO PREPARE THI5 SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT ExTENT. 2. THI5 SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITION5 EXISTING ON AUGUST 23, 2006. ALL SURVEY CONTROL INPICATED AS 'FOUND" WAS RECOVERED FOR THIS PROJECT IN AUGUST, 2006. 3. PROPERTY AREA = 197,975±SQUARE FEET (4.5449±ACRES). 4. ALL DISTANCES ARE IN FEET. D. THIS IS A FIELD TRAVERSE SURVEY. A SOKKIA FIVE SECOND COMBINED ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND D15TANCE RELATION5HI1-5 FbETWEEN THE CONTROLLING I"tONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAG 332-130-0907. ALL MEASURING INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO t-1ANUFACTURER'5 SPEGIFICATIONS- 6. UTILITIES OTHER THAN THOSE SHOLLN MAY EXIST ON THIS SITE. ONLY T1405E UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SUF5ACE ARE SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE 5HO+LN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCAT1oNS BUT MAY GoNTAIN BENpS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. CORE DESIGN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. SITE STATISTICS SITE AREA 191,914± OF. (4.54* ACRES) SETBACKS FRONT - 5 FEET LOT 0 AREA LOT GOVERACsE PROPOSED USE (PROPOSED) SIDE - 5 FEET LOT I 4,843 S.F. 3r7% NUMEsER OF LOTS 4 SANITARY SEWER PROVIDER REAR - 10 FEET MIN. LOT 2 3509 SF. 499a EXISTING ZONING R-4 191,974 SF. STREET - 10 FEET LOT 3 3,511 SF. 45�e CLASSIFICATION 155AQUAH 5CHOOL DISTRICT DEDUCTION:}; GARAGE - 5 FEET LOT 4 3,952 S.F. 4351 - N(A FIRE D16TRICT KING COUNTY FIRE DISTRICT 10 PRI VA t Ie ACCESS EASEMENTS: LOT 5 3,TgT S.F. 45% LANE) IN CRITICAL AREAS 30,706 5ETBACKS FRONT - 15 FEET LOT 6 3,424 S.F. 535% LAND IN CRITICAL AREA 38,093 (ZONING)* SIDE - 6 FEET LOT 1 3,533 S.F. 48`0 BUFFERS 6,023 S.F. REAR - 5 FEET LOT 8 4,006 6.F. 42% PUBLIC STREETS N/A 30' STREET SIDEYARD - 15 FEET LOT 9 4,495 SF. 36T. LOT 10 3,690 SF, 46% PRIVATE ACCESS EASEMENT 12,122 S,F, (TRACT D) RECREATION AREA $ LOTS X 390 SGL FT. -- 3,120 SQ. FT. LOT 11 3,910 S.F. 44% DENSITY PROPOSED 3.65 DU/AC REQUIRED DENSITY ALLOWED 4.00 DU/AC RECREATION AREA 6,023 SQ. FT, PROPOSED USE SIN 7AG FAMILY RESIC)ENTIAL PROVIDED CO DENSITY CALCULATIONS SANITARY SEWER PROVIDER CITY OF RENTON GROSS ARBA JF PROPERTY: 191,974 SF. WATER SUPPLY KING COUNTY WATER DISTRICT 90 SCHOOL DISTRICT 155AQUAH 5CHOOL DISTRICT DEDUCTION:}; PUBLIC STREETS; N(A FIRE D16TRICT KING COUNTY FIRE DISTRICT 10 PRI VA t Ie ACCESS EASEMENTS: 12,122 SF. TELEPHONE SERVICE CENTURY LINK CRITICAL AREAS: 30,863 5F. ELECTRICITY PROVIDER PUGET SOUND ENERGY TOTAL ExCUL1DED AREA: 42,1384 Sr-. NATUR4L GAS PROVIDER PUGET SOUND ENERGY NET AREA: 158,215 5F. LANDSCAPE AREA 6,023 S.F. ALLOWED BUILDING HEIGHT 30' NET ACREAGE: 3.55 AC. PROPOSED BUILDING HEIGHT 30' NET DENSITY (ALLOWED): 14 (3.55 x4 = 14.2) WETLAND AREA 30,106 SF. PROPOSED UNITS: 14 UNITS * SETBACKS REFLECT THE R-8 STANDARD AS ALLOWED BY RENTON CODE SECTION 4-2-110A, NOTE IO. LOT 12 4,812 SF. 369. LOT 13 3,396 5F, 505 LOT 14 4,406 S.F. 3890 TAX PARCEL/SITE ADDRESS TAX PARCEL= 1123059092, 1123059010 SITE ADDRESS: 12204 140th AVE - 5,E. LEGAL DESCRIPTION PARCEL A: LOT A OF KING COUNTY SHORT PLAT NUMBER 1-75040 RECORDED UNDER RECORDING NUMBER -15073280518, IN KING COUNTY, WASHINGTON, EXCEPT THE NORTH 100 FEET OF THE WEST 261.96 FEET THEREOF. PARCEL 5! THE NORTH 100 FEET OF THE WEST 2ro1.9ro FEET OF LOT A OF KING COUNTY SHORT PLAT NUMBER 115040 RECORDED UNDER RECORDING NUMBER 7503280518, IN KING COUNTY, WASHINGTON. z 6E 178TH ST— } Q leu z 6E f36T14 8T 5E. 144TH 5T VICINITY MAP SCALE: i"=1200' OIUNER/APPLICANT PLEASANT PATH, LLC 9805 N.E. 116TH ST., SUITE 1499 KIRKLAND, WASHINGTON 98034 CONTACT: ROBERT JOHN5EINE PHONE: (425) 785-2810 ENGINEER/PLANNER/SURVEYOR uta •Pit4 C7 oma. Z O a oho w pm, oN a k � ujw � m co Z � Q Z z a z a 0 W Q a 9 Z w w Z Lu Z Lu V V ZQ �� y>♦ �- Q WW �C Q V CORE DE51GN INC. MAWtor 14111 N.E. 29TH PL-, SUITE 101 BELLEVUE, wasHlNGroN 98001 P'n-nning Divit, orr z CONTACT: ROBERT STEVENS, P.E. - ENGINEER MICHAEL CHEN - PLANNER k L �i KENNETH W. SHIPLEY, P.L.5. - SURVEYOR O d PHONE: (425) 885-1817A 716- n1 SHEET INDEX ' I PRELIMINARY PLAT W 2 BOUNDARY 8 TOPOGRAPHIC - > fx rL O HE . u r ' Z 0r 3 PUD 517E PLAN 11, .� � < d 4 PRELfMINARY ROAD 4 GRADING PLAN o 0 o Q 5 PRELIMINARY TREE INVENTORY PLAN SHEET OF 6 PRELIMINARY LANDSCAPE PLAN 1 1 6 PLAT NAME RESERVATION XXXXXXX PROJECT NUMBER CITY OF RENTON FILE NUMBER XXXXXXX 06083 TREE LEGEND A ALDER AP APPLE C CEDAR CW COTTONWOOD M MAPLE P PINE CB TYPE 1 RIM 517.10 12" IE E 515.07 CB TYPE 1 RIM 518.30 12" IE W514.97 12" IE 5 514.90 a F- aq 4 EXTRUDED-: CO TYPE 1 CURB RIM 516.35 12" IF E 512.78 CB TYPE 1 RIM 51.12 12" IF N 5133 . 12 12" IE W 512.94 m c CB TYPE 1-,� RIM 514.01 12" !E S 510.41 12" IF PJ 510.46 EXTRUUE!)-: CURB 1011 - FOUND SURVEY MARKER AS NOTED �- -�- Z FOUND CONCRETE 0 MONUMENT WITH FE PUNCHED 2" BRASS DISK 7 � � DO',hN 1.6' IN CASE 30' 30' 30 30' I� Q ! 1 - L r� .L W f� 0 :n Q 00 It ,I � I CID TYPE 1 R,M 509.94 i 12" IE N 506.64 12" IF SW 5C6.74 CU TYPE 17 '. RiM: 588.37 ' 12" IE NE 505.22 II 12" IE SW 505.22 - S.E. 173Rn CTS I E 515.97 PIPE SCALE: 1 " - 40' D 20 4o as SEC. 11, TWF 23 N., HUS'. 5 t., W M. LEGEND Q FOUND SURVEY MARKER AS NOTED WATER VALVE FIRE HYDRANT Z TELEPHONE RISER 0 TYPE 1 CB W/ VANED GRATE FE TYPE 1 CB W/ SOLID LID 41 GAS VALVE I -Q-* STREET LIGHT SEWER CLEANOUT FOUND SURVEY MONUMENT (AS NOTED) MWI FOUND QUARTER CORNER OW&N FOUND 5ECTIQN CORNER I M WATER VALVE ® MAIL BOX 1 GUY ANCHOR 2. DEED OF TRUST AND SANITARY SEWER MANHOLE ® TREE TYPE ESTATE WATER METER no SEWER CLEANOUT 1 BLOW OFF (p AIR VAC, BASIS OF BEARINGS NOO'17'30"E BETWEEN THE MONUMENTS FOUND IN PLACE AT THE WEST QUARTER AND SOUTHWEST SECTION CORNER OF SECTION 11-23-5 PER THE PLAT OF WINDWOOD DIVISION 3, REF. 1. DATUM NAVD 88, PER CITY OF RENTON VERTICAL CONTROL BENCHMARK TOP OF THE MONUMENT AT THE WEST 1/4 CORNER OF SECTION 11-23-5, CITY OF RENTON POINT NO. 2101 LEGAL DESCRIPTION PARCEL A: LOT A OF KING COUNTY SHORT PLAT NUMBER 175040 RECORDED UNDER RECORDING NUMBER 7503280518, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 100 FEET OF THE WEST 267.96 FEET THEREOF. PARCEL B: THE NORTH 100 FEET OF THE WEST 267.96 FEET OF LOT A OF KING COUNTY SHORT PLAT NUMBER 175040 RECORDED UNDER RECORDING NUMBER 7503280516, IN KING COUNTY, WASHINGTON. NOTES EL.= 512.01 FEET (OR 156.060 METERS) 1 ALL TITLE INFORMATION SHOWN QN TH15 MAP HAS BEEN EXTRACTED ` _ 12" CCNC. PIPE I I I s IE 515.51 F 12" PVC PIPE IE • G_ 514-93 FENCE CROSSES L 2" PVC PIPE IE 256.4 'N'LY FROM 514.53 CCRNER NC FOUND 5/8" REBAR ',V'ITH �• YELLOW PLASTIC CAP 4 FENCE 1.2' SOUTH OF FROFERTY CORNER "JONES FENCE CROSSES FRCPERTY LINE FENCE 1.9' SOUTH OF C-36 SURVEY PT." h 155.? E'LY FENCE 1.4' NORTH OF PROPERTY LINE ;. .::.......... FROM CORNER PROPERTY LINE i 12"'GONG PIPE ' - N.... L ,C; 2 �!E 51394 f - IF S W. ? % f!. dV. } �4 ..... _ :..: .4 FENCE 0' SOU IH OF N- L 4 CEDAR N . -05 PERT LIPES:IY. 1/4, SEC 14'�VFHEDGE 874058"W 7 625.00 �4 B v ` ... 5 BUILDING FENCE 0.6' F _ '3F y - 3 VHF I S. OF 1 I • S FE CE CROSSES P I7 105.4 ,^PLY NG CONCRETE T COVERED, ROM CORNER •�$�J � 12' CONC. PIPE PATIO \ 7 BRICK WALL Q.3' EkST WALL 0.3' E 513.70 \ i P' OF PROPERTY CORKERuj F'LY FRCM c� i: �� � • � 25' BUFFER AREA `1- � ' '� r ? 1 L ,(10,707 S. F.) p' , 2t PP W1 OHP- -� ( TRANEFORPAER ' , •' � � / 8 O SCAR :. ......:.... . • .. FER \. 75' OF j.. �FCtJNU 1/2" REBAR HEDGE I VITH YELLOW PLASTIC }2" CONC. PJPE S GS1'R •A 1;? C ONPPROPERTYBLINE' } / \ J2 �r \ \ • F ,2 BRICK Y FROM R MLL�O.2' E'L��' 1 -..•''' - FOUND 1 '2" R - EBAR WITH -` "� \ RICK EAST OF YELLOW PLASTIC CAP - \ I� N`J AREA ` 8 NALP .i D 223 _ 1 : 5' BUFFER s PROPERTY UNE "TRIAD 35. 21402, ;I \ 27,386FS.F.) P rn -----'1309.....1.9 2Q Or,'.. A' 7 .,. � �GFE '. 2' wic. PIPE ; \ BUILD NG 1:° \ ( �: f PROPERTY LINE 51173 \ I BUILDING I V) { --f � �� �• / 11 FENCE LINE C,7' NCRTH OF �RGPERTY COIJNER - \2S' \ ; p' NLS y FOUND 1/2" Y2EBAf3 > \ \eT( 4v (NCI. SURVEY CAP) \ �0 0.1' -WEST OF 1; i \Fcp • 0 -....... PRCP€RTY CGRFIER F 1 f FENCE CROSSES G1a',. ) WETLANC7 FOUND 1/2" REBAR WITH YELLOW PLASTIC CAP 22.4. E'LY FROM• / q 'z � (UNREADABLE}, ON CORNER /f PROPERTY LINE i FENCE CORNER 1.4' ' 5001H AND 1.4' WEST 1" m N87'S4`28"1+. • 100.05 OF PROPERTY CORNER �$ / / �� ' • +� 2y N. UNE. S. 114', • P �� `! r Nk . -W. 5'HYdF ALF • A. • • N.W. 1 4 S. W, 5z 1/4, crc. 11-23-05 •� $_ �S• KD' CLYFRGM.....Ft.. ...... ............... ' �> BUILD,Nc e 12" CONIC. PIPE \ FOUND 1/2" REBAR WITH E 507.97 w \ ROCKERY 0.5' EAST CF ' �CULVERT OUTLET C7 ( YELLOW PLASTIC CAP _ \ • �� PROPERTY LINE "TRIAD 22335, 21402, Cl FEN ft CORNER \ 18094, 19620 ON BURIED n 2�„ 0.5' NORT11 OF PROPERTY LINE FENCE LINE 0.5' WEST '- 41. PROPERTY: UtIE I I BRICK OF PROPERTY CCRNER 0 . G y' FENCE CORNER FENCE CORNER ! LANDSCAPE 0-2 NORTH OF 0 4' tiORTH OF BRICK{WALL 0.3' s. rJALL PROPERTY LINE �PROPERTY LINE 1 4 E'LY FRCM R , 1 '..� ��FCUND 1/2" REBAR WITH 6'VBF........ 4'V2Fx ` - N87. 54 2$W 525.00 OF PROPERTY CORNER ORANGE PLASTIC CAP BRICK WALL Y 3' EAST 6' V"8 Fh'OOD DECj (C.5S OF FL)�"MEAGE OILMAN & ASSOC. FENCE CORrJER FOUND REBAR 'AITH YELL0IV 1- I I j FOUND 5/8" REPAR FOUND 5%a" REBAR WITH 29276/32.43A/351.15/3681t" 0.2' SOUTH OF m CLEANOUT ORANGE PLASTIC CAP I PLASTIC CAP "MEADS GILMAN & PROPERTY LINE I oI: I WITH ORANGE PLASTIC x� 0.1 EAS AND 0.1 SOUTH ' ASSOC, 29276/32434/ 8"IE 510.81 CAP "MEADE GILMAN & "MEADE CILMAN & ASSGC. OF PRpPERTY COR, 35145/368t1" 0.1 SOUTH OF 12 �I I al ASSOC. 29276/32434/ 29278/32434/35145/36811" 30� PROPERTY COR. is I 351 4 5/3681 1" 0.1 0.1 SOUTH OF FRCPERTY LINE i [. nl 30' ....... FOUND PUNCHED 3" �ERASS SURFACE DESK lo" r'11 `j 14 - - - I• - 15' SEWER SOUTH OF PROPERTY ;1<C EASEMENT LINE + REC. NO. EL; hS PARK 200302040013763D 10' WATLR =t - i . EASEMENT "` 1�' PER PLAT I ?_.;S(Grt013 14 W Z Q d U cn Q C7.. FROM CHICAGO TITLE INSURANCE COMPANY SHORT PLAT CERTIFICATE ORDER NO. 1225689, DATED JANUARY 12, 2007 AND SUPPLEMENTAL COMMITMENT NUMBER 1 THERETO DATED FEBRUARY 16, 2007. IN PREPARING THIS MAP, CORE DESIGN HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY THE REFERENCED CHICAGO TITLE CERTIFICATE. CORE DESIGN HAS RELIED WHOLLY ON CHICAGO TITLE'S REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT. 2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON AUGUST 23, 2006. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN AUGUST, 2006, 3. PROPERTY AREA = 197,974± SQUARE FEET (4.5449± ACRES). 4, ALL DISTANCES ARE IN FEET. . . ....5. THIS 15 A FIELD TRAVERSE SURVEY. A SCKKIA FIVE SECOND COMBINED _ ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND --DISTANC RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS FOUND 1/2" SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE YELLOW PLA - "1RIAD 2233,SPECIFIED IN WAC 332-130-090. ALL MEASURING INSTRUMENTS AND 8094. t964_QUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING TO PROPERTY cdv1ANUFACTURER'S SPECIFICATIONS, 6. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON, UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CDNTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. CORE DESIGN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. FOUND 4"X4" CONCRETE MCNUN.EIREFERENCES WITH 2" BRASS DC 1`'K WITH 5 RI E Ca C LD1 TO I i , THE PLA F W NDWOOD DIVISION 3 RECORDED 1N VOLUME 98 OF STAMPED "22335" PLATS, PAGES 22 THROUGH 27, UNDER RECORDING NO. 20010222000766, 0.6' IN CASE SCHEDULE B EXCEPTIONS 1, GENERAL TAXES AND CHARGES: 1ST HALF DELINQUENT MAY 1, IF NOT PAID, 2ND HALF DELINQUENT JUNE 1, IF NOT PAID. YEAR: 2012 AMOUNT BILLED: $4,155.65 AMOUNT PAID: 02,077.63 AMOUNT UNPAID: $2,077.82 TAX ACCOUNT NO,: 112305-9010-04- LEVY 12305-9010-04 LEVY CODE: 2133 ASSESSED VALUE OF LAND: $264,000.00 ASSESSED VALUE OF IMPROVEMENTS: $50,000.00 2. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: ROBERT A. JOHNSEINE, AS HIS SEPARATE ESTATE a k TRUSTEE: RAINIER TITLE BENEFICIARY: NORTH COUNTY BANK ORIGINAL AMOUNT: $525,00.00 DATED: AUGUST 7, 2006 RECORDED: AUGUST 8, 2005 RECORDING NO.: 20060808000810 RECEIVER'S ASSIGNMENT OF THE DEED OF TRUST: ASSIGNEE: WH€DBEY ISLAND BANK RECORDED: APRIL 4, 2012 RECORDING NO.: 20120404000007 3. RESERVATION OF ALL COAL AND MINERALS: RECORDED: NOVEMBER 30, 1962 RECORDING NO.: 5513395 THIS EXCEPTION DOES NOT REFLECT CURRENT OWNERSHIP OF SAID MINERAL RIGHTS. 27 4, ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR OTHER SERVITUDES, IF ANY, BUT OMMITTING RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR OR NATIONAL ORIGIN, DISCLOSED BY THE SHORT PLAT RECORDED UNDER RECORDING NO. 7503280 1i�. 4i c G- FOUND CONCRETE ................ .......... RIGHTS AND BENEFITS, IF ANY, WHICH MAY B ° D15CLOSED BY THE RECORDED Wuj MCNUM.ENT WITH 2" DOCUMENT(S) ABOVE AFFECTING LAND OUTS, TH Q A C 3 IN BRASS DISK WITH � .... ............... \ } O Z scRI�ED "x° STAMPED SCHEDULE A. ra��i1��� 35145" DOWN 0.4' IN 10 Q O CASE C��' 2� AFFIDAVIT OF CORRECTION SHORT SUBDIVISION APPLICATION NO. 175040 �� . • RECORDING NO. 7505200562 a Z U 5. CITY OF RENTON, WASHINGTON ORDINANCE NO.M' R Ti' IZI kRMS AND b CONDITIONS THEREOF: o 0 o L� ILL RECORDED: JUNE 21, 1996 LL „_.M. j RECORDING NO. 9606210966 z z 0 6. CITY OF RENTON, WASHINGTON ORDINAI`� l jJ' 54 91. V EL N� LIT 4 CONDITIONS THEREOF: �-�j�� RECORDED: AUGUST 6, V�306 SHEET OF RECORDING NO.: 200906000472 n EXEMPTIONS 1-6 ARE SITE WIDE AND ARE NOT MAPPED. L 6 PROJECT NUMBER 06083 +11 N 0 � z,o o_ o m Q w co V ti a a k V•l 4 ^ C,4 o a ua �co L to _z Z Z Z z a �W v LLJQ Z 4' Ur O W rZ V Z uu 27 4, ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR OTHER SERVITUDES, IF ANY, BUT OMMITTING RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR OR NATIONAL ORIGIN, DISCLOSED BY THE SHORT PLAT RECORDED UNDER RECORDING NO. 7503280 1i�. 4i c G- FOUND CONCRETE ................ .......... RIGHTS AND BENEFITS, IF ANY, WHICH MAY B ° D15CLOSED BY THE RECORDED Wuj MCNUM.ENT WITH 2" DOCUMENT(S) ABOVE AFFECTING LAND OUTS, TH Q A C 3 IN BRASS DISK WITH � .... ............... \ } O Z scRI�ED "x° STAMPED SCHEDULE A. ra��i1��� 35145" DOWN 0.4' IN 10 Q O CASE C��' 2� AFFIDAVIT OF CORRECTION SHORT SUBDIVISION APPLICATION NO. 175040 �� . • RECORDING NO. 7505200562 a Z U 5. CITY OF RENTON, WASHINGTON ORDINANCE NO.M' R Ti' IZI kRMS AND b CONDITIONS THEREOF: o 0 o L� ILL RECORDED: JUNE 21, 1996 LL „_.M. j RECORDING NO. 9606210966 z z 0 6. CITY OF RENTON, WASHINGTON ORDINAI`� l jJ' 54 91. V EL N� LIT 4 CONDITIONS THEREOF: �-�j�� RECORDED: AUGUST 6, V�306 SHEET OF RECORDING NO.: 200906000472 n EXEMPTIONS 1-6 ARE SITE WIDE AND ARE NOT MAPPED. L 6 PROJECT NUMBER 06083 +11 N Q: U Z V•l ^ a L �v�j0 Z �W v ��1 Q:4 O W j 27 4, ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR OTHER SERVITUDES, IF ANY, BUT OMMITTING RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR OR NATIONAL ORIGIN, DISCLOSED BY THE SHORT PLAT RECORDED UNDER RECORDING NO. 7503280 1i�. 4i c G- FOUND CONCRETE ................ .......... RIGHTS AND BENEFITS, IF ANY, WHICH MAY B ° D15CLOSED BY THE RECORDED Wuj MCNUM.ENT WITH 2" DOCUMENT(S) ABOVE AFFECTING LAND OUTS, TH Q A C 3 IN BRASS DISK WITH � .... ............... \ } O Z scRI�ED "x° STAMPED SCHEDULE A. ra��i1��� 35145" DOWN 0.4' IN 10 Q O CASE C��' 2� AFFIDAVIT OF CORRECTION SHORT SUBDIVISION APPLICATION NO. 175040 �� . • RECORDING NO. 7505200562 a Z U 5. CITY OF RENTON, WASHINGTON ORDINANCE NO.M' R Ti' IZI kRMS AND b CONDITIONS THEREOF: o 0 o L� ILL RECORDED: JUNE 21, 1996 LL „_.M. j RECORDING NO. 9606210966 z z 0 6. CITY OF RENTON, WASHINGTON ORDINAI`� l jJ' 54 91. V EL N� LIT 4 CONDITIONS THEREOF: �-�j�� RECORDED: AUGUST 6, V�306 SHEET OF RECORDING NO.: 200906000472 n EXEMPTIONS 1-6 ARE SITE WIDE AND ARE NOT MAPPED. L 6 PROJECT NUMBER 06083 +11 N SIU 11. 1 wy. 21 N., HUE. 5 it. I W. M. ........... - - -------- NDj . . . ....... F3O4RDWALK. . . ...... ............... 5�;FFER 31 42' X 7 _ F7r I 5F. --s- w00% 515'x15 C4 r. . . ...... �J 6 .......... ....... 75' BUFFER AREA (27.3M 'S.F.) 9�,! B DG,� L TRACT A 1z Ch -EN &PACE T F F PROPOSED. SOFT 26� - - ----------- - SURFACE TRAIL ...... 6-. BLDCs.. 12 $F Aq E irg ii 2L-,: 1� V As, TRACT 8 UJETLAND/BUF�:Ek j 4 . ............ lu rir;-. A �] 4 A qi 270' r! . -'N. N,E, S 14 U', / `� .. �W. 42' -C. 11-23-05 ...... — 1/4 0 vi 4F, 5 1 4. SE . ...... Z ....... ........ PROPOSED ............... .... . WALK BOARD 1,112 SF.1,112 SF. N.E. 6TH PLACE' jv .............. O BLDG---' 5L_F_;G, 12 10 12 SP, r OPEN 5FAC z 14 T .... ........... 45 Al - Y. .......... 000w, Tfl VA O IL NOTES 1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO TITLE INSURANCE COMPANY 6H0R-r FLAT CERTIFICATE ORDER NO.1227roae, DATED JANUARY 12, 2007 AND SUPPLEMENTAL COMMITMENT NUMBER I THERETO DATED FEBRUARY 16, 2001, IN PREPARING THIS MAP, CORE DESIGN PAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR 15 CORE DE6Jr:;k AWARE OF ANY TITLE Iseurms AFFECTING THE SURVEYED PROPERTY OTI­IER THAN THOSE 5140 ON THE MAP AND D15CLOSED BY THE REFERENCED CHICAGO TITLE CERTIFICATE. CORE DESIGN HAS RELIED WHOLLY OR r_PIr_Ar3O TITLE'S REPRESENTATIONS OF THE TITLE'S CONDITION To PREPARE TH15 SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT FX7ENT. 2. THJ5 SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON AUGUST 23, 2006. ALL SURVEY CONTROL INDICATED A5 "FOUND" WAS RECOVERED FOR THIS PROJECT IN AUeU5T, 200ro. 3. PROPERTY AREA -- i91,9151SQUARE FEET (4.5449±ACRES). 4. ALL [157ANC-Eb ARE IN FEET. 5. THIS 15 A FIELD TRAVERSE SURVEY. A SOK<A FIVE SECOND coMmKEiD ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATION5H[F& BETWEEN THE CONTROLLING MONJMENTA71ON AS SHOWN, CLOSURE RATIOS OF THE TRAVERSE MET OF, EXCEEDED THOSE SPECIFIED IN WAC 332-130-0130. ALL MEA5JRING INSTRUMENTS AND EQUIFI`ENT ARE MAINTAINED INADJU5TMIENT ACCORDING To MANUFACTURER'5 SPECIFICATIONS. &. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON TH15 SITE. ONLY THOSE UTILITIES UJfTH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. UNDEf;?r4pauND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE 51-IOLLN,45 STRAIGHT LINES BETWEEN 5URFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FRcl-1 PUBLIC RECORDS. CORE IDE51GN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. SITE STATISTICS SINGLE FAMILY RESIDENTIAL TAX PARCEL. 1123059092, 1123059010 Z BUILDING AREA SITE AREA 197,9-144: SP. (4-54± ACRES) SETBACKS FRONT - 5 FEET LOT 0 AREA LOT COVERAGE KING COUNTY WATER DISTRICT 130 LEGAL DESCRIPTION (PROPOSED) SIDE - 5 FEET ... ......... 4,843 S.F. . .......... Num5i=-F, OF LOTS 14 REAR - 10 FEET MIN. ... ....... • 4'20'a ........ ............. ....... ......... ........ STREET - Ic FEET LOT 3 3,511 sp. 41��% ... ... PARCEL B; GARAGE - 5 FEET L�NE, S.W. j/4 . ........ ....... .... 3,952 S.F. 439'. LANE) IN CRITICAL AREAS ...... 2- 4T_ .. ....... . .... :W. 1/4, SEC. 4_1 r -.......... k: .............. . ........ . ......... .. 3,191 S.F. 45% ... 30,093 (ZONING) SIDE - 5 FEET LOT ry LOT 1 3,424 5P. 3,533 S.F. 53% 40% BUFFERS REAR - 5 FEET LOT 6 4,0�* B.F. 42% PUBLIC STREETS ............. STREET SIDEYARp - 15 FEET LOT 9 4,495 Sr-. 313% PRIVATE ACCESS EASEMENT F. WETLANr_) A 25 ,�ER AREA LOT 10 LOT 11 ........... - - -------- NDj . . . ....... F3O4RDWALK. . . ...... ............... 5�;FFER 31 42' X 7 _ F7r I 5F. --s- w00% 515'x15 C4 r. . . ...... �J 6 .......... ....... 75' BUFFER AREA (27.3M 'S.F.) 9�,! B DG,� L TRACT A 1z Ch -EN &PACE T F F PROPOSED. SOFT 26� - - ----------- - SURFACE TRAIL ...... 6-. BLDCs.. 12 $F Aq E irg ii 2L-,: 1� V As, TRACT 8 UJETLAND/BUF�:Ek j 4 . ............ lu rir;-. A �] 4 A qi 270' r! . -'N. N,E, S 14 U', / `� .. �W. 42' -C. 11-23-05 ...... — 1/4 0 vi 4F, 5 1 4. SE . ...... Z ....... ........ PROPOSED ............... .... . WALK BOARD 1,112 SF.1,112 SF. N.E. 6TH PLACE' jv .............. O BLDG---' 5L_F_;G, 12 10 12 SP, r OPEN 5FAC z 14 T .... ........... 45 Al - Y. .......... 000w, Tfl VA O IL NOTES 1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM CHICAGO TITLE INSURANCE COMPANY 6H0R-r FLAT CERTIFICATE ORDER NO.1227roae, DATED JANUARY 12, 2007 AND SUPPLEMENTAL COMMITMENT NUMBER I THERETO DATED FEBRUARY 16, 2001, IN PREPARING THIS MAP, CORE DESIGN PAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR 15 CORE DE6Jr:;k AWARE OF ANY TITLE Iseurms AFFECTING THE SURVEYED PROPERTY OTI­IER THAN THOSE 5140 ON THE MAP AND D15CLOSED BY THE REFERENCED CHICAGO TITLE CERTIFICATE. CORE DESIGN HAS RELIED WHOLLY OR r_PIr_Ar3O TITLE'S REPRESENTATIONS OF THE TITLE'S CONDITION To PREPARE TH15 SURVEY AND THEREFORE CORE DESIGN QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT FX7ENT. 2. THJ5 SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON AUGUST 23, 2006. ALL SURVEY CONTROL INDICATED A5 "FOUND" WAS RECOVERED FOR THIS PROJECT IN AUeU5T, 200ro. 3. PROPERTY AREA -- i91,9151SQUARE FEET (4.5449±ACRES). 4. ALL [157ANC-Eb ARE IN FEET. 5. THIS 15 A FIELD TRAVERSE SURVEY. A SOK<A FIVE SECOND coMmKEiD ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATION5H[F& BETWEEN THE CONTROLLING MONJMENTA71ON AS SHOWN, CLOSURE RATIOS OF THE TRAVERSE MET OF, EXCEEDED THOSE SPECIFIED IN WAC 332-130-0130. ALL MEA5JRING INSTRUMENTS AND EQUIFI`ENT ARE MAINTAINED INADJU5TMIENT ACCORDING To MANUFACTURER'5 SPECIFICATIONS. &. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON TH15 SITE. ONLY THOSE UTILITIES UJfTH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. UNDEf;?r4pauND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE 51-IOLLN,45 STRAIGHT LINES BETWEEN 5URFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FRcl-1 PUBLIC RECORDS. CORE IDE51GN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. SITE STATISTICS SINGLE FAMILY RESIDENTIAL TAX PARCEL. 1123059092, 1123059010 Z BUILDING AREA SITE AREA 197,9-144: SP. (4-54± ACRES) SETBACKS FRONT - 5 FEET LOT 0 AREA LOT COVERAGE KING COUNTY WATER DISTRICT 130 LEGAL DESCRIPTION (PROPOSED) SIDE - 5 FEET LOT I 4,843 S.F. 35?% Num5i=-F, OF LOTS 14 REAR - 10 FEET MIN. LOT 2 3,509 S.F. 4'20'a EXISTING ZcNlNc3 R-4 1=XCEP7 THE NORTH 100 FEET OF: THE WEST 261.96 FEET STREET - Ic FEET LOT 3 3,511 sp. 41��% CLASSIFICATION PARCEL B; GARAGE - 5 FEET LOT 4 3,952 S.F. 439'. LANE) IN CRITICAL AREAS 30,106 SETf3Ar_KS FRONT - 15 FEET LOT D 3,191 S.F. 45% LANE-.) IN CRITICAL AREA 30,093 (ZONING) SIDE - 5 FEET LOT ry LOT 1 3,424 5P. 3,533 S.F. 53% 40% BUFFERS REAR - 5 FEET LOT 6 4,0�* B.F. 42% PUBLIC STREETS N/A STREET SIDEYARp - 15 FEET LOT 9 4,495 Sr-. 313% PRIVATE ACCESS EASEMENT 12,122 Sr-, (TRACT D) 06083 LOT 10 LOT 11 3,690 S.F. 3'910 OF. 467 44% DENSITY PROPOSED 3.65 DU/Ac LOT 12 4,812 SF. 36% TAX PARCEL/SITE ADDRESS LOT 13 3,396 5F. 50T. DENSITY ALLOWED 4.00 DJ/Ar- LOT 14 4,406 5F. 359. PROPOSED USE SINGLE FAMILY RESIDENTIAL TAX PARCEL. 1123059092, 1123059010 Z (COTTAGE) CO uj SITE AIDDRES.5� 12204 146th AVE. S.E. SANITARY SELUER PROVIDER CITY OF RENTON Z UJATER -SUPPLY KING COUNTY WATER DISTRICT 130 LEGAL DESCRIPTION SCHOOL DISTRICT ISSAaUAH 9r_W00L D19TRICT PARCEL A- FIRE [DISTRICT KING COUNTY FIRE DISTRICT 10 1-07 A OF KING COUNTY SHORT PLAT NUMBER 115040 RECORDED UNDER RECORDING NUMBER 1503280518, IN TELEPHONE SERVICE CENTURY LNIK. KING COUNTY, WASHINGTON; ELECTRICITY PROVIDER PUGET SOUND ENERG=Y 1=XCEP7 THE NORTH 100 FEET OF: THE WEST 261.96 FEET NATURAL GAS PROVIDER FUGET SOUND ENERGY THEREOF. LANDSCAPE AREA 6,023 SF, PARCEL B; L> THE NORTH 100 FEET OF THE WEST 261.96 FEET OF LOT A ALLOWED BUILDING HEIGHT 30, OF KING COUNTY SHORT FLAT NUMBER 115040 PROPOSED BUILDING I4EInI­IT 30' RECORDED UNDER RECORDING NJMF3i=-R 1503280518, IN Lu KING COUNTY, WASHINGTON. WETLAND AREA 30,106 S.F. Z OPEN SPACE (PUD) OPER SPACE REaLIIREP 19,19I S.F. (191,914 X OD OPEN SPACE PROVIDED 111,536 SF. (TRACT A) CONCENTRATED OPEN SPACE 700 S.F. (14 X 50 SFJ/2 REQUIRED CONCENTRATED OPEN SPACE 1,650 S.F. PROVIDED SCALE: 1 40' 20 40 80 OASIS OF BEARINGS NOO'11'30"rz BETWEEN THE MONUMENTS FOUND IN PLACE AT THE WEST QUARTER AND SOUTHWEST SECTION CORER OF SECTION 11-23-5 PER THE PLAT OP UJIKQW00�:) DIVISION 3, FEF. 1. DATUM NAYD 85, PER CITY OF RENTON VERTICAL CONTROL BENCHMARK TOP OF THE MONUMENT AT THE WE -57 1/4 COFNER OF SFr_7tON 11-23-5, CITY OF RENTON POINT NO. 2101 EL.= 512,01 FEET (OR 156,060 METERS)' REFERENCES I. THE FLAT OF LUINDWCOD DIVISION RECORDED IN VOLUME I98 OF PL.AT5, PAGES 22 1ROU(-j!4 UNDER RECORDING NO. 20010222001 166. ST VICINITY MAP SCALE. P=1200' OUNER/APPLICANT PLEASANT PATH, LLC 9805 N.E. 116TH 5T, SUITE 14139 KIRKLAND, WASHINGTON 9aO34 CONTACT: ROBERT �F64w F_ PHONE: (425. NA19 of Renton ENGINEER/PLANNER/, R—YEWIR . . CORE DESIGN INC. a jf,'kf il Y bivision 14711 N.F. 29TH PL., 5JITE 101 BELLEVUE, WASHINGTON 138001 CONTACT: ROBERT STEP 1.15 PE, - ENGfNEER LAFE HE �TLA5.'- NER' KENNETHFWMASN OR' �..L 5. '-�&VEYOR PHONE- (425) 88E-1871 PARKING ANALYSIS PARKING Frz=lfi))Ej c nn PARKING PROPOSED 2e (HNAGE, t(_,cmp, f;?AaT) STALL SIZE: 13.0'x 15.5' COMPACT IO.O'x 20.0' GARAGE SETBACKS REFLECT THF R-8 STANDARD AS ALLOWED BY RENTON CODE SECTION 4-2-110A, NOTE 10. JrJ 0 Z %4 CO uj Fav q Z K CL w Ln < k jQ Q. L4 co Iti W z *4 k o 0 L> CLLA O Z uj Lu Z 0 Z 0 LLJ JrJ Q %4 Z < jQ Q. L4 '� W LOU *4 k o JrJ Z < LOU o 0 L> tL Z 0 Z 0 SHEET OF 3 6 PROJECT NUMEEIR 06083 SEC. 11, TWF 23 N., MUt. 5 t., W.M. APPROXIMATE EARTHWORK CUT. 1, 700 C FILL: 700 CY AREA OF WORK: 84,687 S. F. NOTE: ALL IMPORT OR EXPORT OF MATERIAL FROM THE SITE SHALL BE FROM A CITY APPROVED LOCATION 4 16:Y1a5' COMB/NA T7pN: W1 TF QUALITY/DETENTION VAULT 4 } MAX. WS FLEV. 513 23 OUTLET ELEV 507.23 .`1 , • ,.Es : i- ---- 1 :• �: y.. �! 5 :,> sla.a BOTTOM FLEV. 502.73 r -- AREA 'i . t .:,.... .......... :\ \` ..�..........r 7 7 3�3r�F5R A , in .. ..... pm TfZ4CT A t {4r.. r OPEN 6FAGE i i • 14x, acv o !a i. _ •I/ tRq� :v � j iIl�.: -�_� it I•�,,- ��r' � � � _ � m: Zvi �` .... .,.?..... .... 27 X11T COMB/NA TION WA TE ; ? I �• :<:. TRACT B EX. NA TUBAL w �.: _ rti..._ * t <= wET�ANv�ER'•-, DRAINAGE TVP. t QUALITY VE-tFIVRON VAULT S 1 % ( r t.: MAX. WS FLEV. 571.56 : L 4 ,� .'' _ `_. . ; � : ourLFT FLF�! 505.56 Am f .- -.. ... BOTTOM FLEV 501.06 ; 1 , :. �— 4 _ .: ..� <}S wETL4ND3.1 1.5.• 1 PA VEMc NT t'.a�eca � 1 d • TAPER sts 0 r {: �-�' ���lr'�;AGGI=ea � ..._.r._—. _-,�.� _; ;�vi'• ! � � , ' 1/4 y — — / ---------------- PV PC 516.0'- 517.0 PG f. PC 51ii5 518,5 12 soi N.E. BZH PLACEr- .: ...........:. f I J ... r f �::n i TF' • '` iii BF ,. �. 15' PUBLIC p W WA TER c� •EA SEMEN T ~t '' 1 RAINGARDEN ON VA T� LOTS (T::::..PRI N8` 5`28 YP.�).... .... . 77�A/L .....--- :a • PROPO : SOUTH ;...: ESD X600'i ,5,5,9 RAINGARDEN 0{ --:..... .............. PRIVATE LOTS TYR) .......... ... EXTEND ROAD TO fWL W/DITI 30' R. 0. W. 22 2. 5.5' EXTS77NG PAVEMENT V5 2 f ASPHAL T CONGREIE PAVEMENT 1 4' THICK GEMENT CONC SIDEWALK (6" 7NICK /N DRIVENAYS) CEMENT CONCRETE VERTICAL CURB AND GUTTER 148THAVE, S. E. SECTION NO SCALE 5' PAIII('1NG 0.5 2)' 34' TRACT ROAD CONSTRUC77ON 10.5' 10' 10' CE,00T EXTRUDED ASPHAL T t 5" THICK CVAV & 6Y/TIER PA I�MENT CONC. SIDEWALX (TVP) PRIVATEACCESS TRACT NO SCALE SCALE: 1 " = 40' \ 0 26 40 30 OWNER/APPLICANT u ro PLEASANT PATH, LLC w Z !: 9605 N. L: 11 s TH 5T, SUI TE 7499 p Q �: — KIRKLAND, WASHINGTON 96034 o� 5 Ci CONTACT.' ROBERT XHNSEINE Q W e� PHONE' (425) 785-2870 Z rx Lw Lu ENGINEER/PLANNER/SURVEYOR a ? Z w CORE DESIGN INC. o o m u, 14711 N.E. 29TH PL., SUITE 101 1 a -i > 6ELEYUE, WASHINGTON 98007 N oc CONTACT' ROBERT 57EVENS, P. E. - ENGINEER x MICHAEL CHEN - PLANNER LE (.0 KENNETH W. SHIPLEY, P.L.S. --- SURVEYOR PHONE' (425) 86,5-7877 wz � s BASIS OF BEARINGS NOO'17'30"E BETWEEN THE MONUMENTS FOUND IN PLACE AT THE WEST QUARTER AND SOUTHWEST SECTION CORNER OF SECTION 11-23-5 PER THE PLAT OF WNDWOOD DIVISION 3, REF. 1. DATUM NA VD 88, PER CITY OF REN TON VERTICAL CONTROL BENCHMARK TOP OF THE MONUMENT AT THE WEST 114 CORNER OF SEC77ON 11-23-5, CITY OF RENTON POINT NO. 2101 EL.= 512 O1 FEET (OR 156.060 METERS) LEGAL DESCRIPTION L 0 T 'A ; SEC. 11, TWR 2.3 X RGE. 5 E„ W. N. LEGEND 30' 1 ' 30 B ..47 Li 1 a ......... ............. ...... 1210 G � PEN 5P C j .. 54' LU a z # a'UaQ LU PLEASANT PATH, LLC 9805 N.E. I%?TH ST., SUITE 1499 u v a KfRKLAND, WASHINGTON 98034 � � • a 0 z u ai C1 C z ENGINEER/PLANNER/SURVEYOR a m q z z CORE DESIGN INC. _Uj z a BELLEVUE, WABH1NGTON 98001 EXISTING TREES TO 8E RETAIKED": CONIFER DECIDUOUS t EXISTING TREE5 TO BE REMOVED*: CONIFER ,\ DECIDUOUS ; X~ F DRfPLINE5 OF TREES ARE ESTIMATES AND USER FOR PLANNINGs FURF'06ES ONLY. I 'I SCALE: 1" = 40' �0 40 so Q STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT J SHUA PE ININGTON BEAR CERTIFICATE N0, 938 C7 OMER/APPL IGANT a z # a'UaQ LU PLEASANT PATH, LLC 9805 N.E. I%?TH ST., SUITE 1499 u v a KfRKLAND, WASHINGTON 98034 � � CONTACT: ROBERT JOHNSEINE PHONE: (425) 185-2870 a 0 z u ai C1 C z ENGINEER/PLANNER/SURVEYOR a m q z z CORE DESIGN INC. 14111 N.E. 29TH PL., SUITE 101 z a BELLEVUE, WABH1NGTON 98001 Qz� CONTACT: ROBERT STEVENS, P.E. - ENGINEER in Cy LAFE 13. NERMAN5EN - FLANKER z KENNETH W, SHIPLEY, P.L.S. - SURVEYOR PHONE: (425) 885-1871 w ((�Dj Li z z z W Ilii E fA- LL u.r's T fon n MA.o 7 ME DD Z., :Z 0. V V 0 V LU �a �• Q Qz� Q C 4 Z ❑ j m � Li z z v W Ilii E fA- LL ❑ V C ❑ ❑ j m � Li z z Ir Q Ilii E fA- LL ❑ ❑ ❑ Q SHEET OF 5 6 PROJECT NUI�ABEF 06083 SEC. 11, TWR 23 N., RGE. 5 E., W. M. PRELIM/NARYSTREET TREE SCHEDULE PRELIMINARYPLANTSCHEDULE MEDIUM SHADE/ORNAMENTAL TREE STREET TREE (MEDIUM TO LAFi x3=) SUGGESTED SPECIES: SPACING: - SIZE: INC:1.15" 4O' O.C. AVER4CsCAL., 10' HT. R-4 - KOELREUTERIA PANICULATA / GOLDF-NRAfN TREE - E - BETULA PAPYRIFERA / PAPER BIRCH 5UGriE5TFr) SPECIES: - CERCIDIPHYLLUM JAPONICUM / JAPANE=uE KATSURA TREE - ACER RI 5RUM / IED MAPLE - FRAXINUS F'ENNSYLVANICA / GREENASP - TILIA CORDATA / LITTLELEAF LINDEN MEDIUM SHRUBS - SIZE. I0-24" HT. - 5PACING: ±3' O.C. MIN. SUGGESTED SPECIES: - GAULTHERIA SHALLON / 54LAL - MAHONIA AG2UfFOLIUM / OREGON GRAPE HOLLY - E5CAL.LONIA LANGLEYEN515 'APPLE BLO55OM` / APPLE 5L055OM ESCALLONIA - R05A RL;GOSA / RUGOSA ROSE - RHODODENDRON PJM / PJM RHODODENDRON - 5YMPOORICARPOS ALBUS / SNOWBERRY I I SCALE: 1 " = 30' STREET TREE CALCULATIONS STREET TREE REQUIREMENTS (PER RMC 4-4-010): I TREE PER 40 LF. STREET FRONTAGE - TOTAL AMOUNT OF PUBLIC STREET FRONTAGE: aTS LF. - TOTAL STREET TREES REQUIRED: b (231 LF/40) - TOTAL STREET TREES PROVIDED: I STREET TREE GENERAL NOTES 1. STREET TREES SHALL ESE INSTALLED PER ALL APPLICABLE RMC 4-4-070 REGULATIONS. 2. STREET TREES OUT OF THE PUBLIC RIGHT-OF-WAY E3E SHALL BE MAINTAINED BY ADJACENT LANDOWNER UPON OCCUPANCY. MAINTENANCE FOR STREET TREES WITHIN THE PUBLIC RIGHT-OF-WAY SHALL 5E THE RESPONSIBILITY OF THE CITY OF RENTON. 3. DRIVEWAY LOCATIONS FOR INDIVIDUAL LOTS TO BE DETERMINED; FINAL STREET TREE LOCATIONS SHALL BE ADJUSTED AS NECESSARY. TRI=ES MAY BE SPACED AT IRREGULAR INTERVALS TO ACCOMMODATE DRIVEWAY ACCE55 AND REQUIRED SIGHT DISTANCES. 4. STREET TREES LOCATED IN SITE TRIANGLES AT STREET INTERSECTIONS SHALL E,E LIMBi=D UP TO 8' HT. MIN, STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITEC7 *SHUANNINCTWARE CERTIFICATE NO. 938 LANDSCAPE GENERAL NOTES 1. ALL LANDSCAPING TO BE INSTALLED PER RMC 4-4-070 Q14 LOW SHRUBS REQUIREMENTS. - SIZE= 12-15" HT, - 6PACINC2s: ±2' O.C. MIN. 2. ANY VEGETATION LOCATED IN -SIGHT TRIANGLES AT STREET INTERSECTIONS SHALL NOT EXCEED 42" IN HEIGHT. SUGGE5TED SPECIES; - ERICA CARNEA / HEATHER 3. IRRIGATION 15 OPTIONAL: IRRIGATION DESIGN FOR - VIBURNUM :"1AVIDtl / DAVID15 VIBURNUM PROJECT TO BE BY BIDDER DESIGN. W Z - AZALEA 'CsUMPO' / CYUMPO AZALEA Q - MAHONIA REPENS / CREEPING= MAHCNIA 4.IRRIGATIc�f� f�F, N��Es4p� [� J���TW KING COUNTCOUNTY5TANDARDS Ad- f3 5 [j5�I l0. °o°a9000°0� W r31'-COUN�COV�I�.. - SIZE: I GAL. MIN. ff Planning D ivi'sion - SPACING: ±IS" O.C. MIN, SUC:GsESTED SFECIES: - ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK COTONEASTER - HYPERICUM CAL C�INUM I/ 5TB.� HNNS 0RTARSERRY COTONEASiER �'s AR(2 7 6A - RU5U5 CALYCINOZIE5 / CRINKLE LEAF CREEPER - FRAGARIA CHILOENSIS / SANT7 STRAWBERRY F SYMBOLS, SPECIES, LOCATION t QUANTITIES SHOWN ARE nt\�v GENERAL IN NATURE. FINAL LAYOUT AND SPECIES SELECTION ��- WILL BE DETERMINED IN THE FINAL LANDSCAPE PLAN. STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITEC7 *SHUANNINCTWARE CERTIFICATE NO. 938 W � � w ❑ ❑ Q PN' R z U o D O ry D- LLJ Z z o J u �: IL r Vn 2 Li o © n a SHEET OF 6 6 PROJEC r NUME3ER 06083 v Q14 %4 %4 R W Z Z� Q v W � � W � � w ❑ ❑ Q PN' R z U o D O ry D- LLJ Z z o J u �: IL r Vn 2 Li o © n a SHEET OF 6 6 PROJEC r NUME3ER 06083