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Home My WebLink AboutMiscI I D.R. STRONG CONSULTING ENGINEERS J------------------------------------ (I 'II II I II I :1 I, I ··11 t . I il :1 ,I: ,I, I, c I II \ / u~ ./".\ I I I I I I I I I I • I • I I I '. I • TECHNICAL INFORMATION REPORT for SADDlEBROOK Preliminary Plat 13426156'· Avenue SE Renton, Washington DRS Project No. 12040 Renton File No. Owner/Applicant PNW Holdings LLC 9675 SE 36 tn Street, Suite 105 Mercer Island, WA 98040 Report Prepared by I~I D. R. STRONG Consulting Engineers, Inc. 10604 N.E. 38th Place, Suite 232 Kirkland WA 98033 (425) 827·3063 ©2012 D. R STRONG Consulting Engineers Inc. Report Issue Date August 27,2012 c· fty Of Rent Planning O ... On IVISlon Sf!' -4 2012 I I I I I I I I I I I I I I I I I I I TECHNICAL INFORMATION REPORT SADDLE BROOK Preliminary Plat TABLE OF CONTENTS SECTION I ....................................................................................................................... 1 Project Overview .......................................................................................................... 1 Predeveloped Site Conditions ...................................................................................... 1 Developed Site Conditions ........................................................................................... 1 Natural Drainage System Functions ............................................................................. 2 SECTION II .................................................................................................................... 1 0 Conditions and Requirements Summary .................................................................... 10 SECTION III ................................................................................................................... 12 Off-Site Analysis ......................................................................................................... 12 SECTION IV .................................................................................................................. 13 Flow Control and Water Quality Facility Analysis and Design .................................... 13 Existing Site Hydrology (Part A) .............................................................................. 13 Pre-developed Hourly Time Step Modeling Input .................................................. 14 Pre-developed Hourly Time Step Modeling Output ................................................ 14 Developed Site Hydrology (Part B) ......................................................................... 16 Developed Site Area Hydrology .............................................................................. 16 Developed Hourly Time Step Modeling Input ......................................................... 17 Developed Hourly Time Step Modeling Output ...................................................... 17 BYPASS Hourly Time Step Modeling Input ........................................................... 18 BYPASS Hourly Time Step Modeling Output ......................................................... 18 Performance Standards (Part C) ................................................................................ 20 Flow Control System (Part D) ..................................................................................... 20 Flow Control BMP Selection ................................................................................... 20 Flow Control Facility Design Output.. ...................................................................... 22 Water Quality Treatment System (Part E) .................................................................. 29 SECTION V ................................................................................................................... 31 Conveyance System Analysis and Design ................................................................. 31 SECTION VI .................................................................................................................. 33 Special Reports and Studies ...................................................................................... 33 SECTION VII ................................................................................................................. 34 Other Permits, Variances and Adjustments ................................................................ 34 ©2012 O. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page i of ji City of Renton I I I I I I I I I I I I I I I I I I I SECTION VIII ................................................................................................................ 35 ESC Plan Analysis and Design (Part A) ..................................................................... 35 SWPPS Plan Design (Part B) ..................................................................................... 36 SECTION IX .................................................................................................................. 37 Bond Quantities, Facility Summaries, and Declaration of Covenant .......................... 37 Stormwater Facility Summary Sheet .......................................................................... 38 SECTION X ................................................................................................................... 40 Operations and Maintenance Manual ....................................................................... .40 APPENDICES ............................................................................................................... 41 Appendix "A" Adjustment 2012-03 ............................................................................. 42 List of Figures Figure 1 TIR Worksheet... ................................................................................................ 3 Figure 2 Vicinity Map ....................................................................................................... 6 Figure 3 Drainage Basins, Subbasins, and Site Characteristics ...................................... 7 Figure 4 Soils ................................................................................................................... 8 Figure 5 Predevelopment Area Map .............................................................................. 15 Figure 6 Post Development Area Map ........................................................................... 19 Figure 7 Detention & Water Quality Facility Details ....................................................... 30 ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page ii of ii City of Renton I I I I I I I I I I I I I I I I I I I SECTION I PROJECT OVERVIEW The Project is the subdivision of two existing parcels zoned R4 (4.36 ac. total) into 14 single-family residential lots, per the City of Renton's (City) subdivision process. The Tax Parcel Numbers are 3664500260 and 3664500261. The Project location (Site) fronts on the east side of 156th Avenue SE (156 th ) and the west side of 158th Avenue SE (158 th ) at 13426 156th Avenue SE. Although the Site drains in two directions, an adjustment has been granted to combine the drainage into one detention pond designed to Level Three Flow Control Standards (Adjustment 2012-03). The Project will meet the drainage requirements of the 2009 King County Surface Water Oesign Manual (Manual), as adopted by the City. PREOEVELOPED SITE CONDITIONS Total existing Site area is approximately 189,797 s.f. (4.36 ac). Total proposed Project area is 200,420 s.f. (4.60 ac) which includes 10,623 s.f. (0.24 ac) for the right-of-way frontage improvements on 156 th and 158th. The Parcels are currently developed with two single-family residences,out buildings and a gravel driveway. The remainder of the Site is lawn, landscaping, scattered trees and horse pasture. The 4.36 acre parcel is situated atop a ridge and discharges runoff into two subbasins. TOA West is approximately 1.78 acres and discharges to 156 th Avenue SE while TOA East is comprised of the remaining 2.58 acres and discharges to 158th Avenue SE. The discharge elevation of TOA West is approximately six feet lower than that of TOA East. These two flowpaths converge at a point approximately 3,000 feet downstream of TOA West and 4,900 feet downstream of TOA East at the corner of 156 th Avenue SE and SE 144 th Street. For the purpose of hydrologic calculations, the entire Site is modeled as till forest. DEVELOPED SITE CONDITIONS The applicant is seeking approval to create 14 lots with lot sizes ranging from approximately 9,400 s.f. to 11,734 s.f. All existing improvements will be demolished or removed during plat construction. The 14 single-family residences combined with their driveways will create approximately 61,230 s.f. (3.12 ac) of impervious area. The proposed 53-foot right of way will be improved with 26 feet of pavement, vertical curb, gutter, 8-foot planter strip and 5-foot sidewalk. The half street frontage improvements on 156th will consist of 17 feet of pavement, vertical curb, gutter, 8-foot planter strip and a 5-foot sidewalk. The half street frontage improvements on 158 th will consist of 16 feet of pavement, vertical curb, gutter, 8-foot planter strip and a 5-foot sidewalk. The improvements from right-of ways and private access tract will add approximately 39,130 s.f. (0.90 ac) of impervious surface. The Project will result in a total of 2.54 ac of new impervious surfaces. The remainder of the developed Site (2.06 ac) will consist of landscaping and lawns. The Project has gained approval to combine runoff from TOA East with that of TOA West and construct one drainage facility in Tract A. As a condition of this adjustment, the Project drainage facility is required to adhere to Level 3 Flow Control Criteria. ©2012 D. R. STRONG Consulting Engineers Inc. Technicallnfonnation Report Saddlebrook Preliminary Plat Page 1 City of Renton I I I I I I I I I I I I I I I I I I I The Project has gained approval to combine runoff from TDA East with that of TDA West and construct one drainage facility in Tract A. As a condition of this adjustment, the Project drainage facility is required to adhere to Level 3 Flow Control Criteria. The Project is required to provide Basic Water Quality treatment and Level 3 Flow Control, per the 2009 KCSWDM (Manual). All surface water runoff from impervious surfaces will be collected and conveyed to a storm detention/water quality pond located in Tract "A. NATURAL DRAINAGE SYSTEM FUNCTIONS The Site topography slopes from the center of the site to the southeast and southwest. The vegetation consists of lawn, landscaping, scattered trees and horse pasture. Site runoff travels southeasterl~ and southwesterly and sheet flows off the site to conveyance systems in 1561 and 158th. A review of the SCS soils map for the area (see Figure 4, Soils) indicates Alderwood gravelly sandy loam with 6 to 15 percent slopes (AgC). Per the Manual, this soil type is classified as "Till" material. The SCS Soil series descriptions follow Figure 4. In evaluating the upstream area, we reviewed King County IMAP aerial topography and. imagery and conducted field reconnaissance and have concluded that upstream tributary area for the Site is negligible. The upstream properties developed portions drain in southeasterly and southwesterly directions almost directly to the respective rights of way and the areas producing runoff that may enter the Site are densely vegetated. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Infonnation Report Saddlebrook Preliminary Plat Page 2 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 1 TIR WORKSHEET King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET iPart·"1'" PRCDJECT CDWNER~AND;';'" , . ''.i 'PRCDJE(11)~NGftJ~E~"i;'.",,~,:;;:':: . "ic' ".~~rt:2~,PRO. ~sH,".O<?~TI?N.· :tt:!P:'J"-(~''';'''''''> ~:"~~"~"~" ~"1~J;:"~'nl<>L>~ _ ';' ~l ~,... :·~~~d;';'·h_. _ ~~ '~~¥. ·t~.~, _ _.kh DESCRIPTION'''¥' . .. '" .. ~', "~i:~ ... h_~_. ,~"",f: .:,.;.....-::-':'-~' '1:'. "'.4~', ~~'~:')~"' . ./'. .~:.~ L ... __ .. ~ .• ,.'" ' __ 0.,..';' •• t.. __ .1~'_ : .... ,1; _".-:':' ." Project Owner: PNW Holdings LLC Address/Phone: 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040 Project Engineer: Maher A. Joudi, P.E. Project Name: Piper's Bluff Location: Township: Range: Section: 23 North 05 East 14 D. R. STRONG Consulting Engineers Inc. Address/Phone: 10604 NE 38th Place, Suite 101 Kirkland WA 98033 (425) 827-3063 Community: Newcastle Drainage Basin Lower Cedar River ©2012 O. R. STRONG Consulting Engineers Inc. Technicallnfonnation Report :Piiif~bTI'lERRE\{IEWSAND RERMITS"', I" 'i, ~~~:+:~~ ~,~ :.<~~j::;:':.. _~~~_~"::.: ~f ~'_, ::~ :~,'~~:' _":~':'''' (: '~,~ 1:' ,.,." r+ J' :> '-~~ .~. [J DFW HPA Management 0 COE404 0 DOE Dam Safety 0 FEMA Floodplain 0 COE Wetlands Saddlebrook Preliminary Plat 0 0 0 0 Shoreline Rockery Structural Vault Other: Page 3 City of Renton I I I I I I I I I I I I I I I I I I I o Stream: o Critical Stream Reach o Depressions/Swales o Lake: ________ _ o Steep Slopes Soil Type: Alderwood (AgC) Slopes: 6-15% ~Additional Sheets Attached: Erosion Potential: Erosive Velocities: Slight Slow SCS Map and Soil Description, Figure 4 Part 8~DEVEI!OPMEi\FIi;~IMITA'fIONS"~1:f'"'I!:"!;'t" :~,. : 'r~I,:·,~!~::;;;'i:· ,. -:·:f~~"*)..&..;!~),~w:.e l;-r.~ ,:~:·:r~. ~' .: y ',~' .::fi :': :: REFERENCE ~ Level 1 Downstream Analysis None _____________ _ ~ Geotechnical Engineering Study o Environmentally Sensitive Areas o Level 2 Off-Site Stormwater Analysis ~ Levell Traffic Impact Analysis o Structural Report o Additional Sheets Attached MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ~Sedimentation Facilities ~Stabilized Construction Entrance ~Perimeter Runoff Control ~Clearing and Grading Restrictions ~Cover Practices ~Construction Sequence o Other ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION ~Stabilize Exposed Surface ~Remove and Restore Temporary ESC Facilities ~Clean and Remove All Silt and Debris ~Ensure Operation of Permanent Facilities DFlag Limits of SAO and open space preservation areas o Other Saddlebrook Preliminary Plat Page 4 City of Renton I I I I I I I I I I I I I I I I I I I :i¥~ft:,19:" ;S4t~~~G ~l\f'{A,J~R,$Y:~l,~foJ1\"'l: ;"ii''''fJ~r .. ~+;.~~ ;:. '~i/!',!ji~ . {<::;:.;";-:',, ,;;",',/'~i' .. ; .::~~: " .. '1"t~ _k.'}' c,~c.:!~~"~l. ~"~_~~~,Jr:',f",~:.,* . .".~;>, :,;.:,,,.,,, c' ~.·~k" '_' , __ ".,e : ~', iI',..-.: "'<;." ",',.', -. ,1' ~ __ .,:, .:. ... _ " 1!1 _:;.,.'.t., '}. ',/ j,,., ._ ";1>-• o Grass Lined B Tank 0 Infiltration Method of Analysis: Channel Vault 0 Depression KCRTS ~ Pipe System 0 Energy Dissipater 0 Flow Dispersal Compensation/Mitigatio 0 Open Channel 0 Wetland 0 Waiver n of Eliminated Site 0 Dry Pond 0 Stream 0 Regional Storage ~ Wet Pond Detention N/A Brief Description of System Operation: Runoff from impervious surfaces will be collected and conveyed to the detention facility. From there it will be discharged to the conveyance system in 15Sth Avenue SE. Facility Related Site Limitations: Reference Facility Limitation ,part·11'~\· STROc:rURfo,.[ ANALYSIS'I;;! ... , '~.: ~~'. .{>';-!;~':' '.';~ ":1$''1&''~:~'' ;,:.~_ ~'1\". "f;, ':~t'~~l~~: ''''-~ >"~::','; o Cast in Place Vault ~ Retaining Wall o Rockery > 4' High o Structural on Steep Slope o Other: ....... P~rF12, ;::~;t..sEMgN'fSIT:Rf..C"'$:·:~I.J\~ "" .• ,. ". '" . '" ... "... '~'"'' ....~. ~. "'.,\.,," .' ,",._,,:,"'1\"" ~ ,", l. "," 1.' '/!',. " ".-•. ~ . .;r . ,,,.'""" '_ ,-,. ,:';;'J,' " ~.;;' , ' ... , .•• ' _ ... -. I"~,;_~.::i>;~.,~ ..... , • ' .> _." "," ~ Drainage Easement o Access Easement o Native Growth Protection Easement ~ Tracts o Other: .:part·13TSlqt::J~:r9FE:PIT-'i!~9Fl;sgJqN.At:.'ENGINE:ER,<;~ "J,: ':Z~:"l> '". . ":""' . • '1Il:<-"f'1~";:;"""~ "">"''''~'I,,':~''~' '4~r~·"'.'~;·l~. ,_ ;j.yf.\~ \!.il~"~jil(_ .. t~ ~--~,.I~J~'" ~.H-,h'I'lIIrf:W~':9~~''''-.':':.;";',,,~ &-,,, %1 .' :~,0.11\";.,~,.,.:.:.........;_::.-.. :a.... .. ~.,..:_::.~",:.. .... _,,._~~ .... -:~, ~~_. _:~" -'-'~ , ' '.-~..L:.IO>-~~~.-:'~~ I or a civil e ineer under my supervision have visited the site. Actual site conditions as observed ere incorporated into this worksheet and the attachments. To the best of my kn Ide the information provided here is accurate. ©2012 D. R STRONG Consulting Engineers Inc. Technical Information Report Si nedlDate Saddlebrook Preliminary Plat Page 5 City of Renton I I I I I I I I I I I I FIGURE 2 VICINITY MAP The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this I map. Any sale of this map or information on this map is pro,hibited except by written permission of King County. I I I I I I ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat PageS City of Renton I I I • I I I I I I I I I I I I I I I FIGURE 3 DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS ©2012 D. R. STRONG Consulting Engineers Inc. Technicallnfonnation Report Saddlebrook Preliminary Plat Page 7 City of Renton I .. .. H II .. I I I I I I I I I I I I I ~~>-", , ". "''' "-""." ii I ' V' ,,.,, "~ ""'''' n y' "'-" i f' •• -~,." U , " ,,. ,~ ,.-""''' , , •• , .. _ •• _. 'VA WEST IDA EAST "_ •• _"" r · -x' 1\ 2.58 AG. ~ ~ . GO ~ ... , ,,''''' I', , , 11: 78 f\§':l.;,. --1\ ~, --AI ""~f">-&--__ " l.,J.,:)." ~ " JC " .. I ;1 (d.:) I: '_~'i-;ci'1\M~M ~ '( -"-,,' .-,1 \111 ,'II~'?I"'" I,· In 0 t--J, J.-. ,Y';y' -n I ..., _ , I 1'1 I , n ~ "e "~ "0" /' " " '''' ", , r ---=]r-"" -" r -1:' -, r::, 7-'~"', }' .., .--"<)1 ,,~ , -:T;' " 1 '-I I 'So, --, I I I I I _ -' . n' I I _ ' " I I I I I -: ~ ~ , IJ.J -': " .. ' 'o,. -rr, 9 "!' '" / " "!' , , , ',J ~ ;';'i ( rt l\j, ;r.=~~, 's· I I 7 I J \ 6 I I " I I 4 I I " 3 I I 2 I I 1 I "1 i'C ~~. 1 ,,";~"'"~" 'I", I,' 5 " ".. , , , , , ;,-~ I "I~ 00 ,', "." "" u" " ", " : .... 1].. , " g I ~ ~. lll'~ '~" "." , .~;r ... ,. ... , , , , " ; "':" ····i· "::~'.r "'''''''''''Rmm ::;;: i~ \ (. lL _....J' L -r·.L.J., L --'~ -jJ L - - -_..J L - - -_..J L,. ___ ..J L -,. __ ..J L... ___ ....J " I UPSTREAM END TO '« -,~" , I ~ ~ " 1 IY UJ ~. DETENTION POND .,., ~'~ , k-~... 1 ~ r-; . !11>1, , , .... f"';. >;: l' I_ .. ' __ ~" , '~, .-, \ I ~. ~, \. D 1 ... N.) -4.\ ~ III '" , ~. 0 0 ",J'L '....L '"'" "~ "" ~ ';,:-, r' "'.'".. • lrF0 'I ""'"", " 0 u .. .~, ...,. ~ """ .Me .1.,I.! L' ,~ .kC ~ "-,,, • (. , • £:; ,,"' ,.. ~J -.. L.. _ .<~ _ L\:., .',.. -. ',.,' _ ol~ '. • ---:4 N , ...... ,,-, " '.-" ROAD 'o~ ·IL " L .' :I~ I "" I t.1 ~,~ 1.1! ".L' . .,:j, ... L.1... -' ..h.L J.. l' -" ..1. ...L'..t:::,...L ~.J "" I\. I1(Jj , '~ '\, 'i' . 'iI'" ' 'T' ,'-,.L... .L...,' '\r .' r' '~I! 4' . ' , I 1 'l,'" ~ ::::--.~ 'AA' -.....; < .'" __ , __ " 1-_ I , = ~ , 'I ., " :--It'-,, ,_ I ~' , ' '.', :--...'~ -. I , . ' . ' . . X I .. ' " , ;;;: V) I i\' " -2 ...... -.~ I:" I' --r I - --,"7-I I - - - -I I 7-- -I ,-- - -., • 1\ IV) " 1" ~\ \ I I I I 1 .. / I I I V I I I I il'l ~ f'll II I 1 ~. -, ",-' ~\--------j ~ -'''''-.:!1.''''r-l I I I -1 I I 1./ 'f-! '1 • ... . ~7' '.~ -(] 9" 10 I " 11 " 12 l 1 13 " 14 / >f f • 0 IW..l1 ~, 1 niAcn"'A o. , , I ': ' , 'I. 1 : : I' ~ ~.I~lIl."f ~,I"i.111 " 'll~-~.;~fUtl~l\l!1 " I I I I I I I I # ~ ,1::01' I I I. ~" I I ~.. I I I I I I"~ I I '~~~AA'"~"ak""'" ; ~\l .. , , , 'LL 'L ~""."'. ~ , ,j '1\\ .. '-.J -.J -.J L -.J:::..., ..J -,,?,' ","0 .~ , I' ' II' ,. ,". .. 1 '" ,---~.,. , '0" )(12 "'~ I' 'i ' . , -... ....IL' , , , •• .... r LI~""" . ~ __ • , '" 0' ~ j If)~~~i' "-i-d"~ -, a -~.. ..~, ,.W''' 'T' ~ ""'" ' ';; ,',", .. "I" ;: ,'Q.V • .' ~"I~ ~ I' ~" -I. '..... . "''''''''''''''',-.,E . " .. ... , " :;;: 11 ~ ~ k t-~~~~!o ;~;~TlNG' CONSTRUCTlOFiNF, g ""OW,"-~' J~ I EXISTING AND CONSTRUCTION ' Il" ',\:!';'~,~.:;~~:' AND DEVELOPED RUNO u , • )1 1 1 '-iRUNOFiF EXIT SITE HERE low,." H"" __ , 0 i!l,o i 'I I J 12" Ci'f' 1(~4Q5.76 --1 h "" , " LEGEND NORTH SITE BOUNDARY GRAPHIC SCALE =-= co BASIN BOUNDARY o 30 60 120 fQ til ~ ~I ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ '" '" ~ i ~ Q8 !; ~ II.~'·.'.· ~l; fD ,,'I !Ii 0 , ' I ~ - ~:::<:-:~ ~ i::: ..... CI) 'C[ ~ .,.J ~ Q.,: 0 ~ ~ Q: ~ ~ (jlJJ~ ;:: ~ C/) 0 ;!is iii ~ I' -!:l;;e ~ i':'! <:!Jj:t .,.. '«::>: CIj ~ ~~~ ... -" ~ C/)lO~ O Q!i~o !lllOI' C) ~~rfi ~ !fi ... a: LLi ~ C/) ~ Q!i Q ~ ~ ~ -~ DRAFTED B~ CIM DESIGNED 8Y: IIAJ PR(}.£CT CNGlNEER: lIN DA Tf:: 0427..,,2 PRO.ECT NO.: r204D I I I*' "I ~4 .... R: \2012\O\12040\3\Drowings \Plots \PP\Report 1 INCH = 60 FT. ,-... " ..... , .. "-.".,, .. \1 8/27/2012 11:53:3~ AM PDT FIGURE: :s ] ) 2012, CoR STRONG CONSULTING ENGINEERS INC. I I I I I I I I I I I I I I I I I FIGURE 4 SOILS AgC-Alderwood gravelly sandy loam, 6 to 15 percent slopes Map Unit Setting Elevation: 50 to 800 feet Mean annual precipitation: 25 to 60 inches Mean annual air temperature: 48 to 52 degrees F Frost-free period: 180 to 220 days Map Unit Composition Alderwood and similar soils: 95 percent Minor components: 5 percent Description of Alderwood Setting Landform: Moraines, till plains Parent material: Basal till with some volcanic ash ©2012 D. R. STRONG Consulling Engineers Inc. Technicallnfonnation Report Saddlebrook Preliminary Plat Page 8 City of Renton I I I I I I I I I I I I I I I i I I I Properties and qualities Slope: 6 to 15 percent Depth to restrictive feature: 24 to 40 inches to dense material Drainage class: Moderately well drained Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0. 00 to 0.06 inlhr) Depth to water table: About 18 to 37 inches Frequency of flooding: None Frequency of ponding: None Available water capacity: Very low (about 2.5 inches) Interpretive groups Land capability (nonirrigated): 4s Typical profile o to 12 inches: Gravelly sandy loam 12 to 27 inches: Very gravelly sandy loam 27 to 60 inches: Very gravelly sandy loam Minor Components Norma Percent of map unit: 1 percent Landform: Depressions Bellingham Percent of map unit: 1 percent Landform: Depressions Seattle Percent of map unit: 1 percent Landform: Depressions Tukwila Percent of map unit: 1 percent Landform: Depressions Shalcar Percent of map unit: 1 percent Landform: Depressions ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 9 City of Renton I I I I I I I I I I I I I I I I I SECTION II CONDITIONS AND REQUIREMENTS SUMMARY The Project must comply with the following Core and Special Requirements: o C.R. #1 -Discharge at the Natural Location: An adjustment has been granted to allow for combination of runoff from two basins into one; Adjustment 2012-03. o C.R. #2 -Offsite Analysis: Analysis is included in Section III. The Analysis describes the Site's runoff patterns in detail. o C.R. #3 -The Project is located in the Level 2 Flow Control area but per the approved drainage adjustment, must adhere to Level 3 Flow Control Standards. A detention pond will provide flow control as required. The Project is required to match durations for 50% of the two-year peak flow up to the full 50-year peak flow. Also match developed peak discharge rates to predeveloped peak discharge rates for the 2-year and 1 O-year and 1 OO-year return periods (KCSWDM, Sec. 1.2.) Furthermore, the Project must meet the Flow Control BMP requirements as specified in Section 1.2.3.3 of the Manual. The Project will utilize the reduced impervious surface credit to meet this requirement. o C.R. #4 -Conveyance System: New pipe systems and ditches/channels are required to be designed with sufficient capacity to convey and contain (at minimum) the 25-year peak flow, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. Pipe system structures and ditches/channels may overtop for runoff events that exceed the 25-year design capacity, provided the overflow from a 100-year runoff event does not create or aggravate a "severe flooding problem" or "severe erosion problem" as defined in C.R. #2. Any overflow occurring onsite for runoff events up to and including the 100- year event must discharge at the natural location for the project site. In residential subdivisions, such overflow must be contained within an onsite drainage easement, tract, covenant or public right-of-way. The proposed conveyance system was analyzed using the KCBW program, and is capable of conveying the 100-year peak storm without overtopping any structures or channels. This analysis will be performed at time of construction plan preparation. o C.R. #5 -Erosion and Sediment Control: The Project provides the nine minimum ESC measures. o C.R. #6 -Maintenance and Operations: Maintenance of the proposed storm drainage facilities will be the responsibility of the City. An Operation and Maintenance Manual will be included in Section X at the time of construction plan preparation. o C.R. #7 -Financial Guarantees: Prior to commencing construction, the Applicant must post a drainage facilities restoration and site stabilization financial guarantee. For any constructed or modified drainage facilities to be maintained and operated by the City, the Applicant must: 1) Post a drainage defect and maintenance financial guarantee for a period of two years, and 2) Maintain the drainage facilities during the ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 10 City of Renton I I I I I I I I I I I I I I I I two-year period following posting of the drainage defect and maintenance financial guarantee. o C.R. #8 -The Project is located in the Basic Water Quality Treatment area. The combined detention/wetpond facility will accommodate this requirement. o S.R. #1 -Other Adopted Area-Specific Requirements: Not applicable for this Project. o S.R. #2 -Floodplain/Floodway Delineation: Not applicable for this Project. o S.R. #3 -Flood Protection Facilities: Not applicable for this Project. o S.R. #4 -Source Control: Not applicable for this Project. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 11 City of Renton I I I I I I I I I I I I I I I I I I SECTION III OFF-SITE ANALYSIS An offsite Level One Downstream Analysis was prepared by D.R. STRONG Consulting Engineers Inc. and is included in this Section. ©2012 D. R. STRONG Consulting Engineers Inc. Technicallnfonnation Report Saddlebrook Preliminary Plat Page 12 City of Renton I I I I I I I I I I I I I I I I I I I LEVEL ONE DOWNSTREAM ANALYSIS for SADDLE BROOK Preliminary Plat 13426 1561h Avenue SE, Renton, Washington DRS Project No. 12040 Renton File No .. ___ _ Owner/Applicant PNW Holdings LLC 9675 SE 36t~ Street, Suite 105 Mercer Island, WA 98040 Report Prepared by [~) D. R. STRONG Consulting Engineers, Inc. 10604 N.E. 38th Place, Suite 232 Kirkland WA 98033 (425) 827-3063 ©2012 D. R. STRONG Consulting Engineers Inc. Report Issue Date August 27,2012 I I I I I I I I I I I I I I I I I I I lEVEL ONE DOWNSTREAM ANALYSIS SADDLE BROOK TABLE OF CONTENTS TASK 1 DEFINE AND MAP THE STUDY AREA ......................................................... 1 TASK 2 RESOURCE REVIEW ..................................................................................... 5 TASK 3 FIELD INSPECTION ..................................................................................... 15 Upstream Tributary Area ............................................................................................ 15 General Onsite and Offsite Drainage Description ...................................................... 15 TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS ... 16 Drainage System Description ..................................................................................... 16 Downstream Path TDA East ................................................................................... 16 Downstream Path TDA West .................................................................................. 17 TASK 5 MITIGATION OF EXISTING OR POTENTIAL PROBLEMS ... ~ ..................... 24 List of Figures Figure 1 Vicinity Map ....................................................................................................... 2 Figure 2 Site Map ............................................................................................................ 3 Figure 3 King County iMap Topography ......................................................................... .4 Figure 4 Streams and 100-Year Floodplains and Floodway ............................................ 6 Figure 5 King County iMap Wetlands ............................................................................... 7 Figure 6 King County iMap Erosion Hazard Areas .......................................................... 8 Figure 7 King County iMap Landslide Hazard Areas ....................................................... 9 Figure 8 King County iMap Seismic Hazard Areas ........................................................ 1 0 Figure 9 FEMA -Flood Insurance Rate Map ................................................................. 11 Figure 10 King County iMap Drainage Complaints ........................................................ 12 Figure 11 USDA King County Soils Survey Map ........................................................... 13 Figure 12 Downstream Map ........................................................................................... 19 Figure 13 Downstream Table ......................................................................................... 20 ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page i of i City of Renton I I I I I I I I I I I I I I I I I I I TASK 1 DEFINE AND MAP THE STUDY AREA This Offsite Analysis was prepared in accordance with Core Requirement #2, Section 1.2.2 of the 2009 King County Surface Water Design Manual (Manual). The Site is located at 13426 156th Avenue SE in Renton, Washington. See Figure 1, Figure 2, and Figure 3 for maps of the study area. ©2012 D. R. STRONG Consulting Eng"lneers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 1 City of Renton I I I I I I I I I I I I I I I I I I I I SITE FIGURE 1 VICINITY MAP The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 2 City of Renton I I FIGURE 2 I SITE MAP I I I I I I I I I I I I I I I ©2012 D. R. STRONG Consulting Engineers Inc. Page 3 I Level One Downstream Analysis Saddlebrook Preliminary Plat City of Renton an-o:tIWf':I t9IJG' J.ZBTiZt 0 CCOfJ6 VM "ONV'1>n/DI ZU# '1d IIIIJe !!IN taJ(Jl B~S S~NNnd fn/33NJ0N3 S/J33NIDN3 DNU 7nSNOa DNO/JJ.s "/J"O ~ , • ~ ;, ~~=iiiii!!) ~ ~ 8 ;, ~------- -----, , I , I , I I , I , \ I I , \ , , , \, , , \ \ \ \ I I , , , \ , , \ , , \ , \ / / ) If / / , , , 101 I "'~g ~~. " ," .~ , :0':" • w. -.. -.. -.. ~- , , , , I , @ I , , \ \ \ / / .. S'(S'( 7'1N'I3.LISddO d'lW3.LIS .1 tnd AHtfNlIIiI113Hd )JOOH83700tfS I , , , , \ , , , , , , , , , , , , , '0· ~~i I' ." ~ , • w , \ , , , , , , , , , - , , \ , \ I I I '! ~ ON ~ aii 2"'~" ~ ;,.-"!!J, ~. i ~.1~~ ~~~-• ~ ~ , w , \ , , ~ ~ ~ \ \ / '\ / '-~ J -/ , , , , , , , , , , , / , , / , / " , , \ \ \ , \ , \ , , , r-~-"-x-+ I I & ' , X , , 5§ 11 "w ~~ '" -< •• , .-, , , I - I I \ \ I I I - / , " ~ \ , , , - ;j • § a N I ~ I-UJ ti: ..J « ~ (.) a rJJ <0 !:2 a " <0 :c :c 0 0-(.) ~ Z a ~ (9 '" Z a ~ ;l:;::;1 s~s , , , zitvi ~~~ .. < ';01010 !!!!o!!!! -- --- I I I I I I I I I I I I I I I I I I I FIGURE 3 KING COUNTY rMAP TOPOGRAPHY ~ Hlghllghlad Feature 1-_1 County Boundary X Mountain Peaks Contours (5ft dar1<) IV' 1GD;1OG;1000 j'/Olhot Legend HIghways Streets "'-Hlgh..., ~.N ..-o Parcels ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat CJ Lakes and Large Rlve ... j'/ Streams Page 4 City of Renton I I I I I I I I I I I I I I I I I I I TASK 2 RESOURCE REVIEW o Adopted Basin Plans: May Creek Basin Action Plan was adopted in April 2001. o Floodplain/Floodway (FEMA) Map: No floodplains exist on site, See Figure 9. o Other Offsite Analysis Reports: None available at this time. o Sensitive Areas Folio Maps: See Figures 4-8 for documentation of the distance downstream from the proposed project to the nearest critical areas. Included, are sections of the King County Sensitive Areas Folio which indicate the following: o Figure 4 Streams and 100-Year Floodplains and Floodway: There is a Class 2 Stream within one mile of the Site along the downstream path. o Figure 5 Wetlands: There are no mapped Wetlands within one mile of the Site along the downstream path. o Figure 6 Erosion Hazard: There are mapped Erosion Hazard Areas within one mile of the Site along the downstream path. o Figure 7 Landslide Hazard: There are mapped Landslide Hazard Areas within one mile of the Site along the downstream path. o Figure 8 Seismic Hazard: There are no mapped Seismic Hazard Areas within one mile of the Site along the downstream path. o DNRP Drainage Complaints and Studies: As shown in Figure 10,there are no drainage complaints within 1 mile of the Site along the downstream path. o Road Drainage Problems: None noted. o USDA King County Soils Survey: See Figure 11. o Wetlands Inventory: Vol. 3South (1990) -The wetland inventory revealed no additional wetlands within the downstream path. o Migrating River Studies: None are applicable to the site. o Washington State Department of Ecology's latest published Clean Water Act Section 303d list of polluted waters: None listed along the downstream path. o King County Designated Water Quality Problems: None at this time. o Adopted Stormwater Compliance Plans: None applicable to this site. o Basin Reconnaissance Summary Reports: None available at this time ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 5 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 4 STREAMS AND 100-YEAR FLOODPLAINS AND FLOODWAY ~ Hlghfigh1sd ""atun! ,-_, County Boundary ~ X _lnPaak. Highway. j'/ SlnIats ;V ~ -" . ......... 0 iV ...... ;V 0 Parcel. [!§) ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Legend SAOSlnlam CloD' ClalsJ Panmniat Ctass21a1mDnid CloD. u_ Lake. and Largo Rivers Streams 100 Vaar floodplain Saddlebrook Preliminary Plat Page 6 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 5 KING COUNTY IMAP WETLANDS ~ Highlighted Feature ~ -I County Boundary I- x Mountain Peaks 0 Highway. D Stre.ts ;./ tJ:? -1m! (cont) ©2012 D. R. STRONG Consulting Engineers Inc. level One Downstream Analysis Legend ....-.... Pareals Lakes and Large Rivers Streams SAO WeUand Saddlebrook Prelimi~ary Plat Page 7 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 6 KING COUNTY IMAP EROSION HAZARD AREAS ~ Hlghlightad Feature ~ -I County Boundary IV I- X Mountain Peaks 0 Highways 0 Snata ,N V# "-W;g (coni) ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Legend -.- Parcels Lake8 and Large Rivera Straams SAO El'OIion Saddlebrook Preliminary Plat Page 8 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 7 KING COUNTY IMAP LANDSLIDE HAZARD AREAS ~ ~ HlghllghtDd F •• tun> -I County Boundary I- X Mountain Peak. 0 Highway. [J Stre ... ;V v.f -~ (coni) ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Legend -load Parcel, Lakos and Largo Rivera Streams SAO Landollda Saddlebrook Preliminary Plat Page 9 City of Renton I I I I I I I I I I J I I I , I ,I I FIGURE 8 KING COUNTY (MAP SEISMIC HAZARD AREAS ~ ;;# Highlighted Feature -I County Boundary IV I- X Mountain Peaks 0 Highways D Slrae'" ;/ ~ -~ (cont) ©2012 D. R. STRONG Consul1ing Engineers Inc. Level One Downstream Analysis Legend -...... Parcels Lakes and Large ItiV8rti Streams SAOSellmic Saddlebrook Preliminary Plat Page 10 City of Renton I I I I I I I I I I I • I I I I I FIGURE 9 FEMA -FLOOD INSURANCE RATE MAP ZONE X 14 SO!JTHfA.ST !¥Jlli!l D LEGEND SPEO-\I ruxm It"'lARO "RCA." INUNj'J,\lW UY I~NI-YtAR flOOD ZONt AH fI.ot! r~i"~' •• 1 ~) , "'l , ..... ,"1' , ... ." d "".'''1):.' 1>"". I'j,.~r ... ,~,~ ... . ,"'-VI""",,",. ION! AO 1i".1 ,I.,."" ." I ,,, I ",1 '"".,U~ oJ • ., I~ ... ,., .I",""A 1m,,",'. 4"~.0!I" <I'l~'" .\0-1",,,,,,,,'<1. r,~ ~"".,,/ .~"I L., Ib<l"," \ .. ~d • .,. ..... , d,lI ........ ,.l 'lON( A" To> ",. ,m"" "., IN"" I' .. · .. ," ,h.1 I,,· , ... h.d (l, •• 1 1""''''''"' ~"'.", _~ """"".,_"" •• ' b.t.< •• "'~ ... "" rI. .......... .r ZONE V {".'''.d ~,"", .... It ,,4"~' ""'.',1 i .... ",,~ .. 1."'10 , .. ["".. iIo •• 1 ..... .>1><> ... , ... ,~ ........ d ZONE \IE I ,,1>1,\1 ~,,"I ,,"" ,~, .. ,~ t,. ... nI ' .. "" ... , ..... , !>,'". 1 •• >tI " ... ~ri, ... "' .. ¥, ........ J flOQ()W!W AR[A" IN ZONE AI Oni[R fLOOD ARMS ZONf lC ~ ..... ~ '\QIJ.}N' Ikoud, .lIN> ,~ 10:>-\'0'. 11.<.<l ..... "'<'f,,!,:," ""'''' .. Ii ~ .... ~ ••• I J" ... ," "ilh dl,"""," "tt' •• I,,,,, U ... n 1 ,..tw". ",110: ~",I ...... pM .. ~to.'<l l~ 1", ...... I""" 1~ fk>o<l OTHER ARrAS ZONE X ZONE D I,,,,,, In ",hi,h ~, .. I h.IUm.. .". ...... Ioo.......-od ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis '""" '3OT" ,m" I - Saddlebrook Preliminary Plat \ Page 11 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 10 KING COUNTY IMAP DRAINAGE COMPLAINTS E:SI S.IOClad PI',,~I. ",_1 CoIIIIy IIoundary x Mountain Poaks Highway. # li1cori>arolad "",' Slreota (conll l.egand #..."V-~~ o PaRolo . D Lllkoo and LIIrgo Rlv.ro ,M Streams E) orolnago Complalnla ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 12 City of Renton I I I I I I I I I I I I I I I I I I • FIGURE 11 USDA KING COUNTY SOILS SURVEY MAP .. ".,. AgC-Alderwood gravelly sandy loam, 6 to 15 percent slopes Map Unit Setting o Elevation: 50 to 800 feet o Mean annual precipitation: 25 to 60 inches o Mean annual air temperature: 48 to 52 degrees F o Frost-free period: 180 to 220 days Map Unit Composition o Alderwood and similar soils: 95 percent o Minor components: 5 percent Description of Alderwood Setting o Landform: Moraines, till plains ©2012 D. R. STRONG Consulting Engineers Inc. level One Downstream Analysis Saddlebrook Preliminary Plat Page 13 City of Renton I I I I I I I .1 I I I I I I I I I I I o Parent material: Basal till with some volcanic ash o Properties and qualities o Slope: 6 to 15 percent o Depth to restrictive feature: 24 to 40 inches to dense material o Drainage class: Moderately well drained o Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0.00 to 0.06 in/hr) o Depth to water table: About 18 to 37 inches o Frequency of flooding: None o Frequency of ponding: None o Available water capacity: Very low (about 2.5 inches) Interpretive groups o Land capability (nonirrigated): 4s Typical profile o 0 to 12 inches: Gravelly sandy loam o 12 to 27 inches: Very gravelly sandy loam o 27 to 60 inches: Very gravelly sandy loam Minor Components Norma o Percent of map unit: 1 percent o Landform: Depressions Bellingham o Percent of map unit: 1 percent o Landform: Depressions Seattle o Percent of map unit: 1 percent o Landform: Depressions Tukwila o Percent of map unit: 1 percent o Landform: Depressions Shalcar o Percent of map unit: 1 percent o Landform: Depressions ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 14 City of Renton I I I I I I I I I I I I I I I I I I I TASK 3 FIELD INSPECTION UPSTREAM TRIBUTARY AREA In evaluating the upstream area, we reviewed King County IMAP aerial topography and imagery and conducted field reconnaissance and have concluded that upstream tributary area for the Site is negligible. The upstream properties developed portions drain in southeasterly and southwesterly directions almost directly to the respective rights of way and the areas producing runoff that may enter the Site are densely vegetated. GENERAL ONSITE AND OFFSITE DRAINAGE DESCRIPTION The 4.36 acre parcel is situated atop a ridge and discharges runoff into two subbasins. TDA West is approximately 1.78 acres and discharges to 156 th Avenue SE while TDA East is comprised of the remaining 2.58 acres and discharges to 158th Avenue SE. The discharge elevation of TDA West is approximately six feet lower than that of TDA East. These two flowpaths converge at a point approximately 3,000 feet downstream of TDA West and 4,900 feet downstream of TDA East at the corner of 156th Avenue SE and SE 144th Street. Runoff from the developed Site will be collected and conveyed by a typical catch basin! pipe network to a detention pond in the southwest corner of the Site. The pond will discharge to the conveyance system in 156th Avenue SE. ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 15 City of Renton I I I I I I I I I I I I I I I I I I I TASK 4 DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS DRAINAGE SYSTEM DESCRIPTION The downstream analysis is further illustrated and detailed in the Downstream Map and Downstream Table located in Appendix A. The downstream area is located within the Cedar River; more specifically the Lower Cedar River sub basin. The downstream area was evaluated by reviewing available resources, and by conducting a field reconnaissance on July 12, 2012 under overcast conditions. Downstream Path TDA East Point "A" is the natural discharge point of this subbasin. Runoff exits the Site as sheet flow to the southeast. From Point "A" to Point "8", runoff heads southeast as sheet flow and into a roadside ditch. (0' -±10') From Point "8" to Point "C", runoff travels southerly as channel flow. The grass-lined channel is approximately 3 feet wide and 2 feet deep. The water depth was 2 inches at the time of analysis. (±1 0' -±25') From Point "C" to Point "0", runoff continues south as pipe flow via a 12-inch Lined Corrugated Polyethylene (LCPE) Pipe. The pipe discharges into a channel at Point "0". (±25' -±55') From Point "0" to Point "E", runoff travels southerly as channel flow. The grass-lined channel is approximately 3 feet wide and 2 feet deep. The water depth was 3 inches at the time of analysis. (±55' -±1 00') From Point "E" to Point "F", runoff continues south as pipe flow via a 12-inch LCPE Pipe. The pipe discharges into a channel at Point "F". At the point of discharge, the water depth was 6 inches at the time of analysis. (±1 00' -±130') From Point "F" to Point "G", runoff travels southerly as channel flow. The grass-lined channel is approximately 3 feet wide and 2 feet deep. The water depth was 6 inches at the time of analysis. (±130' -±155') From Point "G" to Point "H", runoff continues south as pipe flow via a 12-inch Reinforced Concrete Pipe (RCP). The pipe discharges into a channel at Point "H". At the point of discharge, the water depth was 6 inches at the time of analysis. (±155' -±190') From Point "H" to Point "I", runoff travels southerly as channel flow. The grass-lined channel is approximately 3 feet wide and 2 feet deep. The water depth was 3 inches at the time of analysis. (±190' -±31 0') From Point "I" to Point "J", runoff heads east as pipe flow via a 12-inch Corrugated Metal Pipe (CMP). This is located near the intersection of 15Sth Avenue SE and SE 2nd Place. The Pipe tees into a 15-inch LCPE Pipe heading south on the eastern side of 15Sth Avenue SE. (±310' -±340') ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 16 City of Renton I I I I I I I I I I I I I I I I I I I From Point "J" to Point "K", runoff is directed south as pipe flow via a 15-inch LCPE Pipe. The pipe connects to a Type 2 Catch Basin located near the intersection of 158th Avenue SE and SE 2 nd Place. (±340' -±370') From Point "K" to Point "L", runoff heads east as pipe flow via a 15-inch Ductile Iron Pipe (DIP). The pipe connects to a Type 2 Catch Bain. (±370' -±440') From Point "L" to Point "M", runoff heads east as pipe flow via a 15-inch DIP. The pipe connects to a Type 1 Catch Bain. (±440' -±650') From Point "M" to Point "N", runoff heads east as pipe flow via a 15-inch DIP. The pipe connects to a Type 1 Catch Bain. (±650' -±BOO') From Point "N" to Point "0", runoff heads east as pipe flow via a 15-inch DIP. The pipe connects to a Type 1 Catch Bain. (±BOO' -±950') From Point "0" to Point "P", runoff heads east as pipe flow via a 15-inch DIP. The pipe connects to a Type 2 Catch Bain located near the intersection of SE 2 nd Place and 160th Avenue SE. (±950' -±990') From Point "P" to Point "Q", runoff is directed south as pipe flow via a 24-inch DIP. The pipe discharges into a roadside ditch along the west side of 160th Avenue SE. (±990' - ±1100') From Point "Q" to Point "R", runoff continues southerly as channel flow. The grass-lined channel is approximately 4 feet wide and 2 feet deep. (±1100' -±1560') Qualitative analysis of the downstream path continued through the conve~ance system in 160th Avenue SE, then west through the conveyance system in SE 144 h Street. The analysis was concluded at the intersection of SE 144th Street and 156th Avenue SE which was found to be the point of convergence with the downstream path from TDA West. (±4925') Downstream Path TDA West Point "A" is the natural discharge point of this subbasin. Runoff exits the Site as sheet flow to the southwest. From Point "A" to Point "B", runoff heads southwest as sheet flow and into a Type 2 Catch Basin located along the east side of 156th Avenue SE. (0' -±15') From Point "B" to Point "C", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±15' -±1 05') From Point "C" to Point "0", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±1 05' -±330') From Point "D" to Point "E", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 2 Catch Basin. (±330' -±345') From Point "E" to Point "F", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 2 Catch Basin. (±345' -±360') From Point "F" to Point "G", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 2 Catch Basin. (±360' -±435') ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 17 City of Renton I I I I I I I I I I I I I I I I I I • From Point "G" to Point "H", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 2 Catch Basin. (±435' -±480') From Point "H" to Point "I", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 2 Catch Basin. (±480' -±555') From Point "I" to Point "J", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 2 Catch Basin. (±555' -±595') From Point "J" to Point "K", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±595' -±61 0') From Point "K" to Point "L", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±610' -±750') From Point "L" to Point "M", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±750' -±850') From Point "M" to Point "N", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±850' -±925') From Point "N" to Point "0", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±925' -±1025') From Point "0" to Point "P", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±1025' -±1185') From Point "P" to Point "Q", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±1185' -±1215') From Point "Q" to Point "R", runoff continues south as pipe flow via a 12-inch PVC Pipe. The pipe connects to a Type 1 Catch Basin. (±1215' -±1350') Qualitative Analysis of the downstream path continued along 156th Avenue SE. The analysis was concluded at the intersection of 156th Avenue SE and SE 144th Street which was found to be the convergence point with the downstream path from TDA East. (±3010') ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 18 City of Renton I I I I I I Q I I I I I I I I I I I I ©2012 D .. R. STRONG Consulting Engineers Inc. Lever One Downstream Analysis FIGURE 12 DOWNSTREAM MAP SaddJebrook Preliminary Plat Page 19 City of Renton I I I I I I I I I I I I I I I, I I I I TDA WEST .m II II I /,,-/.-" I"'-~ ~I: TDA EAST '" , --"' , !W~'\_-l ' , , ~ IAlllbi II Jp Q R VERGENCE POINT I ., ffi ~ • g 15 iii ~ ~ ~ "'''' .. ~ q~ ~5 III .,~ l! ~ ! ~8 !H m fi ~ • Ii 0 ~ ~ III~ NORTH GRAPHIC SCALE o 175 350 700 I,· "\ I' ,,%Ii"'''' W,*, I -S&;-~ -o· 1 INCH = 350 FT .... ~ :>.. ~ ~ 0.. ~ ;!l] ~ ~ ..... ~ rd ~ ~ a: g: iii ::c !2 ~ o ~ 1£ o go m lI,j a Q ~ DRAFTUJ BY: CIZ4 DESIGNED BY: lIN PRO.£CT ENGINEER: IIAJ DA TE: 0B.21.2OJ2 PRO.ECT NO.: 12tH{) R:\2012\O\12040\3\Drowings\PJots\PP\Report F1gures\Ol-3DSJ1G12.dwg 6/27/2012 12;18;48 PM PDT III RGURE: 12 -~ COPYRIGHT © 2012. D.R. SlRONG CONSULTING ENGINEERS INC. n - ------ Basin: Cedar River ----- FIGURE 13 DOWNSTREAM TABLE TDA EAST Subbasin Name: Lower Cedar River .. ----I!!!!I - Subbasin Number: N/A -~X~~ciIC-~ii=~~:if~~::.~ : ·:~~~·,8,:~i,n~~~~~~~~o~n~t-.:~ r~!pp'~;-; ~!t~fi~ ~-~~~I~~~::e~ 1~i~~;~~~F~ ~~,?~\~~~~~~~~~~;i~i~P ~-.-.... ~. ~ ,-, ~-~~"">-""'_-"" -.-.o;-~~"'"'!_-~~-"_--'-.~-_"' ........... -.).~1r~=."-,,'!> ,,""--~'""~-"":' ,~_-~,,,,.'~: ,'_; __ , •. -,-;:, __ .--~,~ "~",,-""'~ -'_-'C_"' ___ "_ .0 __ ,_'" ~"'- "" .; t~-:"-,-· "Type:. sh~et flow, ~ "? ~'-a _ i' "'~ .,. -~: ~h " -• ~'" ' ~'-' "-r,'~ , ,1 :tConstridions~' under",-capacity, "'pondirm. _ -Jribuljny ~areai 'likelihoo:d--:ioCprob:!~m;.:: '~zf~;~i~~:'j\~~1i~~~~k.~"'V:JE~;:(:;~,~~~~~~t~\rtt~?~'~"t; A A-8 8-C C-D D-E E-F F-G G-H H-t I-J J-K Natural Discharge Sheet flow across southeast property Point corner Southeasterly Sheet Sheet flow into roadside Ditch Flow Southerly Channel I Trapezoidal Channel: 2' Deep, 3' wide Flow Southerly Pipe Flow 12" LCPP to a ditch - Southerly Channel Trapezoidal Channel: 2' Deep, 3' wide Flow I Southerly Pipe Flow 12" LCPE Pipe to a ditch I I I Southerly Channel Trapezoidal Channel: 2' Deep, 3' wide Flow I Southerly Pipe Flow 12" RCP to a dijch I Southerly Channel Trapezoidal Channel: 2' Deep, 3' wide Flow Easterly Pipe Flow 12" CMP to a Tee I I Southerly Pipe Flow I 15" LCPE Pipe to a Type 2 C8 ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat ±O' ±10' ±25' ±55' ±100' ±130' ±155' ±190' ±310' ±340' ±370' I None Observed I None Anticipated None Observed I None Anticipated None Observed I None Anticipated None Observed None Anticipated None Observed None Anticipated I None Observed I None Anticipated None Observed None Anticipated None Observed None Anticipated None Observed None Anticipated I None Observed I None Anticipated I None Observed I None Anticipated Page 20 City of Renton I Standing Water 2~ Deep Standing Water 2" Deep Standing Water 3-Deep I Standing Water 6-Deep At South End of Pipe Standing Water 6-Deep Throughout Channel Standing Water 6-Deep Standing Water 3-Deep I Trickle Flow I Trickle Flow ----- ----- K-L Easterly Pipe Flow 15" DIP to a Type 2 CB ±440' L-M Easterly Pipe Flow 15" DIP to a Type 1 CB ±650' M-N Easterly Pipe Flow 15" DIP to a Type 1 CB ±800' N-O Easterly Pipe Flow 15" DIP to a Type 1 CB ±950' O-P Easterly Pipe Flow 15" DIP to a Type 2 CB ±990' P-Q Southerly Pipe Flow 24" DIP to a Roadside Ditch ±1110' Q-R Southe~y Channel Trapezoidal Channel: 2' Deep, 4' wide ±1560' Flow ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat ------ None Observed None Anticipated None Observed None Anticipated None Observed None Anticipated None Observed None Anticipated None Observed None Anticipated None Observed None Anticipated None Observed None Anticipated Page 21 City of Renton No Flow No Flow No Flow No Flow No Flow No Flow No Flow --- - - ----- --- ------ --- TDAWEST Basin: Cedar River Subbasin Name: Lower Cedar River Subbasin Number: N/A . ~yj)1!i21~1 .~. ·Elrai~,~ge"·'l'~.,···. !i>r~iq~g~C::0I11R0!1!lnt,ft; :'S}~j:>e,:: .~;pisian~e:'.' :·:~""5iisting.' ~\: >7~bte~ti~I;r::: ;;'Q,9SE1(v~W)n,~~Qf:fieLd'irJsp~t;:!9r. " . .q.o.mp.9n~n,"ype,., ~j • p.ll~.9nptlon.:.o· I': .. :. . .• '" ,F[o.rn:~ltE1,,·:grobl.l!ms • ';'" ,Propl,elll.s; c. ; .. res0l!r.~er~.vI~'t"~L()rr~!\lp~nl .' ',' ·.Name,and$ize'· .. '.' '.' '·Oiscnar·e'·; ..... ,. v· ... "'''',:'l''\.}. ' ........ ;'.. .,.,.C·,S -'I"~ .".'" __ ~ 'I~~_~ -_, ___ '. __ • -.,...._~"<__ --~ .. ~ __ . ;-..... ~", ___ 'J._.~."_'.'_."., .. ~. ~ "-'_ -! \yp~:; ,-st'le_et ,fl~w,) "-~_ -. -_ ,.' .'~:, '~,~:.-. ~~ . 'I' '_ ~ 7~' "-~-~;'. ':; (' qon~triaio~~f, .. U.~d_~r.<' _CP_~~Cjty:,;'PsmQing" 'tritlUta~~ ~re.~t: 1!~lIh~!,d-'<?f -pro~I~~( .~, 'i" ,- _ ~wale;' .?!re,am, d~':l_~~age"_l3asin, v~getation. gpvE!r, ' '-,'~ %,,_.i -~ -1!4,ijli:=J ,3)g.~_·'; ,.:~y~rfoPPin.gLfli?~iQg,-~a~~-it_~t'QX>;!fg~~j§~ ~ :;Qy~r{l6~, pat~~a~,_pQ,iemi~nm~~~,: ,,:! -_ e-__ ch. '. . " ". ,--.-- -• _ '_' ,--: --_ '_' .' --" ,..-~ -. --l : cl:la.nnel,-pJp~" ~ ._"., .:' depth, ty~ of sensitive area; volume ~. ~ " """ -k _ ~~. ~.;1, __ :..:, (testfudi.on"t. sco~uring, _-.banl<'. sloughing, ~,.-'~ -.... , -,'~ $' .-., '---: ",,'~ - -~ '-',',-" --• ~'~ ....:: ... -;>r ~ .--, '_, " ;: ~ _~ -\ --' __ ,. .. -_-~ :' "'" -_ -'", "-~: • ,--= ,o.._ .:;, 'c' --, ~ .. -~,Rond; Size>,diameter ''''~-r-'t-'~" ... • , -~ , ~ ·sedimentation,~'incision.~other,erosion"·: -,.~-. ,;, 5~ _" "-~. S~~a1/~re~~':}-,:r 1>1',:; .. -.,.."':. :.~. ,_ ~_ ,_ ,,-' ::-; .-;' _ ;'.:~:~--'">::''' =-~"t-<::"~ ,,-,!:~ ,~---i-.=,=~-;;::'''_ ,~1-;=;~." :~':i -,;,.';; "H_ . See,inap, ',''''' <-', -r.c '--t- "'- Lf" A Natural Discharge Sheet flow across southwest property I I ±O' I None Observed I None Anticipated POint corner I I I I A·B Southwesterly Sheet Sheet flow into a Type 2 CB I I ±15' I None Observed I None Anticipated Flow B-C Southerty Pipe Flow 12" PVC to a Type 1 CB ±105' None Observed None Anticipated Trickle Flow C-D Southerly Pipe Flow 12" PVC 10 a Type 1 CB ±330' None Observed None Anticipated Trickle Flow D,E Southerly Pipe Flow I 12" PVC to a Type 2 CB ±34S' None Observed None Anticipated Trickle Flow E-F Southerly Pipe Flow 12" PVC to a Type 2 CB ±360' None Observed None Anticipated Trickle Flow F-G Southerly Pipe Flow 12" PVC to a Type 2 CB ±43S' None Observed None Anticipated Trickle Flow G-H Southerly Pipe Flow 12" PVC to a Type 2 CB ±480' None Observed None Anticipated No Flow H-I Southerly Pipe Flow 12" PVC to a Type 2 CB ±SSS' None Observed None Anticipated No Flow I-J Southerly Pipe Flow 12" PVC to a Type 2 CB ±S9S' None Observed None Anticipated No Flow J-K Southerly Pipe Flow 12" PVC 10 a Type 1 CB ±610' None Observed None Anticipated No Flow K,L Southerly Pipe Flow 12" PVC to a Type 1 CB ±7S0' None Observed None Anticipated No Flow L-M Southerly Pipe Flow 12" PVC to a Type 1 CB ±8S0' None Observed None Anticipated No Flow ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 22 City of Renton - ------ ----- ---- M-N Southerly Pipe Flow 12" PVC 10 a Type 1 CB ±92S' None Observed None Anticipated No Flow N-O Soulherly Pipe Flow 12" PVC 10 a Type 1 CB ±102S' None Observed None Anticipated No Flow O-P Southerly Pipe Flow 12" PVC 10 a Type 1 CB ±118S' None Observed None Anticipated No Flow P-Q Southerly Pipe Flow 12" PVC to a Type 1 CB ±121S' None Observed None Anticipated No Flow Q-R Southerly Pipe Flow 12" PVC to a Type 1 CB ±13S0' None Observed None Anticipated No Flow ._---------~------------L __ ------------ ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 23 City of Renton .. -- I I I I I I I I I I I I I I I I I I I TASKS MITIGATION OF EXISTING OR POTENTIAL PROBLEMS A review of the King County Water and Land Resources Division -Drainage Services Section Documented Drainage Complaints within one mile of the downstream flow paths revealed no complaints within the last ten years. The project should not create any problems as specified in Section 1.2.2.1 of the Manual and therefore is not required to provide Drainage Problem Impact Mitigation subject to the requirements of Section 1.2.2.2. Project runoff from both TDA's will be combined, collected and released per the Manual's requirements to accommodate Level 3 Flood Problem Flow Control and Basic Water Quality requirements. During construction, standard sediment and erosion control methods will be utilized. This will include the use of a stabilized construction entrance, perimeter silt fencing, and other necessary measures to minimize soil erosion during construction. R:1201210\12040\3IDocumentsIReportslPreliminaryILeveI1 DS 12040.docx ©2012 D. R. STRONG Consulting Engineers Inc. Level One Downstream Analysis Saddlebrook Preliminary Plat Page 24 City of Renton U I I I I I I I I I I I i I I I I I I I SECTION IV FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN EXISTING SITE HYDROLOGY (PART A) KCRTS was used to model the peak runoff from the Site. Per Table 3.2.2.b of the Manual the soil type is modeled as "Till" for the Alderwood gravelly sandy loam SCS classification as shown in Figure 4. Soils. The entire Site is modeled as "Forest." Results of the KCRTS analysis are included in this section. Area Breakdown Till Forest 200420 4.60 ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 13 City of Renton I I I I I I I I I I I I I I I I I I I PRE-DEVELOPED HOURLY TIME STEP MODELING INPUT: PRE-DEVELOPED HOURLY TIME STEP MODELING OUTPUT: Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak (CFS) 0.290 2 2/09/01 18:00 0.079 7 1/06/02 3:00 0.215 4 2/28/03 3:00 0.007 8 3/24/04 20:00 0.128 6 1/05/05 8:00 0.223 3 1/18/06 21:00 0.188 5 11/24/06 4:00 0.371 1 1/09/08 9:00 Computed Peaks ©2012 D. R STRONG Consulting Engineers Inc. Technical Information Report -Peaks Rank (CFS) 0.371 1 0.290 2 0.223 3 0.215 4 0.188 5 0.128 6 0.079 7 0.007 8 0.344 Saddle brook Preliminary Plat Return Period 100.00 25.00 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 Prob 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Page 14 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 5 PREDEVELOPMENT AREA MAP ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddtebrook Preliminary Plat Page 15 City of Renton SS/.I1l -, RIIoI .. S03.7J IE 8" PVC S.~494.SO r<>.j'j . ~~_~~.47 ~ I~r-I'"" '" ~ . -, Iffi \ W1- , , , 12" CONe 1t-50J.e.8 ' "-~ , ~ ~ :i :;: ~ ~:i::g " II'! " 1..--:-"....'3'_ ~(.':ln.." ~¥'<.A __ -.' I,. \!L-rot. ' -. -, ~:, ~~'~'~ }y" >y<>s(Y?Q< w _._~ Il' ~'li0 ~~, .0< (X) ,,_ I )< N~ x,x,x.><x ", xx x " ~<X~)«.>< ,x. -Y ~~ . x ' _ x "xx I ~ x-x )\?V)(~ ~ ~ J )(><K; x "( xx -x x X 'Xx x; >t' >t')(' _.J,';"r . '~. . \ ,~ )< -~x , )< . ~ h':><.> :)<)::.)<./-N )< ;;xv..;q:.)' J<0, "'-,-e •• m."" I , ~. I:X !i()< IE Ii" P" .. C " ...... 2.81 1 4t,; I ~X:~~. " , ~ ".~'''_'''''m~ Ol-l-;::' if x x'X'X \ qiil ~~ ~ VQ<, oi-K ~x . "x )()(~ "f K' " XX; f,<~' , \ t y 11, ,~~_~ ~~S0<S ~\ ~., 1 )':0'«-." )( ": )( )( Xx' " ~ :7<. XX ~ ~ f--- x ~ 1«; ~ ~'> ~ x')( 'F 'X xxs< XX: ? ~c '~19<. W \ '''''------J ~ ":l')~ 'v _ c";:::::1: >--I ~~.' , j>~ ~)< ~ II i . "~ r). >0 x: " " • ~'.,1 , " x)< ,:)W~ , f,' ~ ~ . >< ;)< ?<x xx~ x -x "'" , "l_______ I. .,' " 'V f<x, ~ , ,l 1 i!>< ~. , [rj 1---, ' , . ~ ,'!>.<;' "x ~6'Vi~ ~.x . X ' I)I,:X x x )< ~ .)< , ,I I! tb< r" 'xx· ,'X' ~ '. . ~(0. ~ ~~~~_ . ~ ~, )( )( )< x ,.)1' )1 Y x ,~ X) . ", .~ >(>< XJ\) ~~ X ~ >0:VX ><y ,IY')X.)< "»x,, x (X) !x:' ' X 'y: ~. ~''7;. 0<0 1\ , " ~ b( . \ Y.~~'!&' xxx. I 1<' .Ix' \ x0 A' -, "'0xY , ,~, ,)% ~> ~~x )OX-{1t mm' ,x ;)< x,: . 'Y3tx ~,~ (J'p-• I I. ~~/-~.... ~ RJY-~~ ~ ~ \ ... -- e" PVC N •• ·Hl.5J I I n'Pt: u ce \ ~ 8" PVC W _473 63 I RIIo\.o489.40 I!" PVC i"47J:5J ~ IE 12" PVC N.-4PlS.57 , -IE 12" PVC $._4M.74 IE 4" CPP E.-486.78 r-Jr I, ~ AREA BREAKDO WN TOTAL EXISTING SITE AREA: TOTAL PROJECT AREA: TOTAL PROJECT DEVELOPMENT AREA: 189,797 S.F. (4.36 ACRES) 200,420 S.F. (4.60 ACRES) 200,420 S.F. (4.60 AC) MOOELED AS TILL FOREST x ~ ~~ :)< X Ii ,-:' )('X 'X 'X 'X x)< x & x ~ xQQ< ~ . , ::.. -".;.... '-~ 'SHED' ..... ~ LEGEND = == = PROJECT BOUNDARY f88l TILL FOREST V''J''''~ I-- .,"" x , , I-- ~ ,f' NORTH GRAPHIC SCALE o 30 60 120 I· ""''''\''o. '1.1 ·F "",,I 1 INCH = 60 FT. '" !Ii ~ (5 ~ \!)\!) ~~ I!:s "'!(,! <':0 tio ... ~ ).. I I ~ ~ q~ : ~ ~ ffi ~ ~ ~ u ~ (I) is! ~ u~ • ~ 0 ~ I a:: ). ~ 8~~ ;;;;; a!JJ ~ !!=:: Cl::::S ~ ;::J r:l r5 ~ ~ :S::s: ~ Q:: J::" ~ " -I!:!;X: s: .... _ J-;: ~ CI) l8 :;::- "" (!) ..... 0 g ~~~ a:: ~~~ ffi 8 ~ DRAFTFO 8Y: CII4 DESIGNED 8Y: IIAJ PRO.£CT ENGINEER: lIN DATE: f1IJ.27~fl PRO.ECT NO.: ,/lOtI() R: \2012\0\12040\.3\Orawings\PJots\PP\Report Figures\0I-.3flG512040.d'llg B/27/2012 11: 55: 45 AM POT AGtJR£.: 5 J COPYRIGHT © 2012, O.R. STRONG CONSUL l1NG ENGINEERS INC. I I I I I I I I I I I I I I I I I I I DEVELOPED SITE HYDROLOGY (PART B) DEVELOPED SITE AREA HYDROLOGY KCRTS was used to model the developed peak runoff from the Site. The soil types are unchanged from the pre-developed conditions. The portions of the Site within the proposed clearing limits tributary to the proposed detention vault were modeled as "Till Grass" and Impervious as appropriate. Results of the KCRTS analysis are included in this section. Area Breakdown RD In, Collected Lot Area Impervious (45%) Pervious ROW Impervious Pervious Tract A Impervious Pervious Totals Impervious Pervious (Till Grass) Bypass ROW Impervious Pervious Lots, Tract A Impervious Pervious Totals 136063 61228 74835 35190 35190 0 20747 10374 10374 106792 85208 7120 3936 3184 1305.00 0.00 1305.00 3.124 1.406 1.718 0.808 0.808 0.000 0.476 0.238 0.238 2.452 1.956 0.163 0.090 0.073 0.030 0.000 0.030 Impervious 3936 0.090 Pervious (Till Grass) 4489 0.103 ©2012 D. R. STRONG Consulting Engineers Inc. Saddlebrook Preliminary Plat Technical Information Report Page 16 City of Renton I I I I I I I I I I I I I I I I I I I DEVELOPED HOURLY TIME STEP MODELING INPUT: DEVELOPED HOURLY TIME STEP MODELING OUTPUT: Flow Frequency Analysis Time Series File:rdin.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak (CFS) 0.769 6 2/09/01 2:00 0.613 8 1/05/02 16:00 0.928 3 2/27/03 7:00 0.647 7 8/26/04 2:00 0.783 5 10/28/04 16:00 0.815 4 1/18/06 16: 00 0.940 2 10/26/06 0:00 1. 57 1 1/09/08 6:00 Computed Peaks ©2012 D. R. STRONG Consulting Engineers Inc. Technicallnfonnation Report -Peaks Rank (CFS) 1. 57 1 0.940 2 0.928 3 0.815 4 0.783 5 0.769 6 0.647 7 0.6l3 8 1. 36 Saddlebrook Preliminary Plat Return Period 100.00 25.00 10.00 5.00 3.00 2.00 1. 30 1.10 50.00 Prob 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Page 17 City of Renton I I I I I I I I I I I I I I I I I I I BYPASS HOURLY TIME STEP MODELING INPUT: BYPASS HOURLY TIME STEP MODELING OUTPUT: Flow Frequency Analysis Time Series File:bypass.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.031 5 2/09/01 2:00 0.024 8 1/05/02 16:00 0.037 2 2/27/03 7:00 0.025 7 8/26/04 2:00 0.030 6 10/28/04 16:00 0.033 4 1/18/06 16:00 0.036 3 10/26/06 0:00 0.064 1 1/09/08 6:00 Computed Peaks ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 0.064 1 100.00 0.037 2 25.00 0.036 3 10.00 0.033 4 5.00 0.031 5 3.00 0.030 6 2.00 0.025 7 1.30 0.024 8 1.10 0.055 50.00 Saddlebrook Preliminary Plat 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 Page 18 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 6 POST DEVELOPMENT AREA MAP ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 19 City of Renton I I I I I I I I I I I I I I I I I I I ~ ~ '« i!: :g ..... [Z] ~ D • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • tF?jfcrtl"" • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • AREA BREAKDOWN TOTAL EXISTING SITE AREA: TOTAL PROJECT AREA: LOT AREA (COLLECTEO): IMPERVIOUS: TILL GRASS: ROW AREA (COLLECTED): IMPERVIOUS: TILL GRASS: mACT A AREA (COLLECTED): IMPER VlOUS: TILL GRASS: BYPASS: IMPERVIOUS: TILL GRASS: • • • • • 189,797 S.F. (4.35 ACRES) 200,420 S.F. (4.60 ACRES) 135.063 S.F. (3.124 AC) 61,228 S.F. (1.405 AC) (45%) 51,840 S.F. (1.718 AC) 35,191 S.F. (0.808 AC) 35,191 S.F. (0.808 AC) o 20,747 S.F. (0.475 AC) 10,373 S.F. (0.238 AC) 10,374 S.F. (0.238 AC) 8,425 (0.193 AC) 3,935 (0.090 AC) 4,490 (0.103 AC) LEGEND em = "'" PROJECT BOUNDARY ~ ~ '« i!: ~ ..... NORTH GRAPHIC SCALE o 30 60 120 I . . (" .. 10., '¥. ",oO "F "I 1 INCH = 60 FT. OJ ill !II <5 ifi ~~ I!:s OJ!!.l o:~ ciS .... ~ >- ~ I I i. ~ ~h ~n !u (I) i ~ m fi ~ ~ ~ 0 ~ I a:: G :51: 0 II.! ;;: ~ 5~~ ~ ~~~ jj:f :J: ~ :x: Q:: ~ '« ~ a.: (j) i!: s: !O • ~ 6l ~~ o Q.: co j;:; o 9 ~rn a::: ~ ..... [t m ~ ~ ~ ORM7rn BY: CIM O£SlGNED BY: IIAJ PRO.£CT ENGINEER: IIAJ DATE: 04».2tnR PR()'£CT NO.: r2DfD R: \2012\O\12040\3\Drowings\Plols\PP\Reporl F1gures\01-YlG612040.dwg 8/27/2012 II: 56: 56 AM PDT FlGUR£: 6 J COPYRIGHT@2012. O.R. STRONG CONSULTING ENGINEERS INC. I I I I I I I I I I I I I I I I I I I PERFORMANCE STANDARDS (PART C) The Project is required to adhere to Level 3 Flow Control criteria. The Level 3 performance criteria requires that the developed condition's durations must match the predeveloped durations ranging from 50% of the two-year peak flow up to the full 50- year peak flow and also match developed peak discharge rates to predeveloped peak discharge rates for the 2-year, 10-year and 100-year return periods (KCSWDM, Sec. 1.2). The Project was evaluated for onsite infiltration and dispersion of roof downspout runoff. The lots have insufficient space to allow for infiltration or dispersion of roof runoff and will utilize the reduced impervious footprint BMP option. The Basic Water Quality Treatment goal is to remove 80% of TSS for flows or volumes up to and including the WQ design flow or volume. Conveyance criteria for the Project require that all new pipes be designed to convey and contain (at minimum) the 25-year peak flow. The conveyance system design will be analyzed at time of final engineering. FLOW CONTROL SYSTEM (PART D) The Site will utilize a detention vault meeting the Level 3 Flow Control Criteria. The King County Runoff Time Series (KCRTS) software was used to size the detention facility. The detention vault design information is included in this section. FLOW CONTROL BMP SELECTION Subdivision projects are required to mitigate for impervious surface equal to a minimum of 10% of each lot area by use of Flow Control Best Management Practices (BMP's). The reduced Impervious Surface Credit BMP as described in Appendix C, Section C.2.9 of the KCSWDM will be utilized for the Project. The maximum impervious surface coverage allowed per zoning code for the total lot area 55%. Lots 1-14 inclusive shall be restricted to a maximum impervious coverage equal to 45% of each lot area. A restricted footprint covenant shall be recorded on the face of the final plat map. This satisfies the flow control BMP requirements in Section 1.2.3.3 and 5.2 of the 2009 KCSWDM. ©2012 D. R. STRONG Consulting Engineers Inc. Technical1nformation Report Saddlebrook Preliminary Plat Page 20 City of Renton I I I I I I I I I I I I I I I I I I I MAXIMUM ALLOWABLE RESTRICTED LOTNO. LOT AREA I IMPERVIOUS AREA PER CODE IMPERVIOUS FOOTPRINT 1 10690 r S880 4811 2 9400 5170 4230 3 9400 5170 4230 4 9400 5170 4230 5 9400 5170 4230 6 9400 5170 4230 _.- 7 9400 5170 4230 8 11734 6454 5280 9 9445 5195 4250 10 9437 5190 4247 11 9429 5186 4243 12 9421 I 5182 4239 13 9413 I 5177 I 4236 14 10704 I 5887 4817 "._---_ .. _---. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 21 City of Renton I I I I I I I I I I I ., I I I I I I I FLOW CONTROL FACILITY DESIGN OUTPUT Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Orifice # Height (ft) 1 0.00 2 3.25 3 4.50 Detention Pond 3.00 H:IV 123.40 ft 61. 70 ft 7614. sq. ft 15573. sq. ft 0.358 acres 5.00 ft 490.00 ft 53451. cu. ft 1. 227 ac-ft 5.00 18.00 3 Diameter (in) 1.10 2.30 2.19 ft inches Full Head Discharge (CFS) 0.073 0.190 0.092 Top Notch Weir: None Outflow Rating Curve: None Pipe Diameter (in) 6.0 6.0 Stage Elevation Storage Discharge Percolation Area (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 490.00 O. 0.000 0.000 0.00 0.01 490.01 76. 0.002 0.003 0.00 0.02 490.02 153. 0.004 0.005 0.00 0.03 490.03 229. 0.005 0.006 0.00 0.05 490.05 382. 0.009 0.007 0.00 0.06 490.06 459. 0.011 0.008 0.00 0.07 490.07 536. 0.012 0.009 0.00 0.08 490.08 613. 0.014 0.009 0.00 0.09 490.09 690. 0.016 0.010 0.00 0.19 490.19 1467. 0.034 0.014 0.00 0.29 490.29 2255. 0.052 0.018 0.00 0.39 490.39 3055. 0.070 0.020 0.00 0.49 490.49 3865. 0.089 0.023 0.00 0.59 490.59 4688. 0.108 0.025 0.00 0.69 490.69 5522. 0.127 0.027 0.00 0.79 490.79 6367. 0.146 0.029 0.00 0.89 490.89 7225. 0.166 0.031 0.00 0.99 490.99 8093. 0.186 0.033 0.00 1. 09 491. 09 8974. 0.206 0.034 0.00 1.19 491.19 9867. 0.227 0.036 0.00 1. 29 491.29 10771. 0.247 0.037 0.00 1. 39 491. 39 11688. 0.268 0.039 0.00 1. 49 491. 49 12617. 0.290 0.040 0.00 ©2012 D. R. STRONG Consulting Engineers Inc. Saddlebrook Preliminary Plat Technical Information Report Surf (sq. ft) 7614. 7625. 7636. 7647. 7669. 7680. 7692. 7703. 7714 . 7826. 7939. 8052. 8166. 8281. 8397. 8513. 8631. 8748. 8867. 8986. 9106. 9227 . 9348. Page 22 City of Renton I I 1. 59 491.59 13558. 0.311 0.041 0.00 9471. 1. 69 491.69 14511. 0.333 0.042 0.00 9593. I 1. 79 491. 7 9 15477. 0.355 0.044 0.00 9717. 1. 89 491. 89 16454. 0.378 0.045 0.00 9841. 1. 99 491.99 17445. 0.400 0.046 0.00 9966. I 2.09 492.09 18448. 0.424 0.047 0.00 10092. 2.19 492.19 19463. 0.447 0.048 0.00 10219. 2.29 492.29 20491. 0.470 0.049 0.00 10346. 2.39 492.39 21532. 0.494 0.050 0.00 10474. I 2.49 492.49 22586. 0.519 0.052 0.00 10602. 2.59 492.59 23653. 0.543 0.053 0.00 10732. 2.69 492.69 24733. 0.568 0.054 0.00 10862. 2.79 492.79 25825. 0.593 0.055 0.00 10992. I 2.89 492.89 26931. 0.618 0.056 0.00 11124. 2.99 492.99 28050. 0.644 0.056 0.00 11256. 3.09 493.09 29182. 0.670 0.057 0.00 11389. I 3.19 493.19 30328. 0.696 0.058 0.00 11523. 3.25 493.25 31022. 0.7l2 0.059 0.00 11603. 3.27 493.27 31254. 0.717 0.060 0.00 11630. 3.30 493.30 31603. 0.726 0.065 0.00 11671. I 3.32 493.32 ' 31837. 0.731 0.072 0.00 11698. 3.35 493.35 32189. 0.739 0.081 0.00 11738. 3.37 493.37 32424. 0.744 0.093 0.00 11765. I 3.39 493.39 32659. 0.750 0.107 0.00 11792. 3.42 493.42 33014 . 0.758 0.119 0.00 11833. 3.44 493.44 33251. 0.763 0.123 0.00 11860. 3.54 493.54 34443. 0.791 0.139 0.00 11996. I 3.64 493.64 35650. 0.818 0.152 0.00 12133. 3.74 493.74 36870. 0.846 0.164 0.00 12271. 3.84 493.84 38104. 0.875 0.174 0.00 12409. 3.94 493.94 39352. 0.903 0.184 0.00 12548. I 4.04 494.04 40614. 0.932 0.193 0.00 12688. 4.14 494.14 41890. 0.962 0.202 0.00 12829. 4.24 494.24 43180. 0.991 0.210 0.00 12970. I 4.34 494 . 34 44484. 1. 021 0.218 0.00 13112. 4.44 494 .44 45802. 1. 051 0.226 0.00 13254. 4.50 494 .50 46600. 1. 070 0.230 0.00 13340. 4.52 494.52 46867. 1. 076 0.233 0.00 13369. I 4.55 494.55 47269. 1. 085 0.238 0.00 13412. 4.57 494.57 47537. 1. 091 0.246 0.00 13441. 4.59 494.59 47806. 1. 097 0.256 0.00 13470. I 4.61 494.61 48076. 1.104 0.268 0.00 13499. 4.64 494.64 48481. 1.113 0.282 0.00 13542. 4.66 494.66 48753. 1.119 0.293 0.00 13571. 4.68 494.68 49024. 1.125 0.298 0.00 13600. I 4.78 494.78 50392. 1.157 0.319 0.00 13745. 4.88 494 .88 51773. 1.189 0.336 0.00 13891. 4.98 494 . 98 53170. 1. 221 0.353 0.00 14037. 5.00 495.00 53451. 1. 227 0.355 0.00 14067. I 5.10 495.10 54865. 1. 260 0.832 0.00 14214 . 5.20 495.20 56294. 1.292 1.690 0.00 14362. 5.30 495.30 57737. 1. 325 2.800 0.00 14511. I 5.40 495.40 59196. 1.359 4.110 0.00 14661. 5.50 495.50 60669. 1. 393 5.590 0.00 14811. 5.60 495.60 62158. 1. 427 7.030 0.00 14962. 5.70 495.70 63662. 1.461 7.570 0.00 15114. I 5.80 495.80 65181. 1. 496 8.070 0.00 15266. ©2012 D. R. STRONG Consulting Engineers Inc. Saddlebrook Preliminary Plat Page 23 Technical Information Report City of Renton I I I I I I I I I I I I I I I I I I I I Hyd 1 2 3 4 5 6 7 8 Hyd 1 2 3 4 5 6 7 8 5.90 495.90 6.00 496.00 6.10 496.10 6.20 496.20 6.30 496.30 6.40 496.40 6.50 496.50 6.60 496.60 6.70 496.70 6.80 496.80 6.90 496.90 7.00 497.00 Inflow Outflow 1. 57 0.35 0.77 0.27 0.93 0.20 0.77 0.20 0.82 0.14 0.48 0.07 0.61 0.06 0.65 0.05 66715. 1. 532 68265. 1.567 69830. 1.603 71410. 1. 639 73006. 1. 676 74618. 1.713 76246. 1. 750 77889. 1.788 79548. 1.826 81223. 1. 865 82914 . 1. 903 84621. 1. 943 Peak Stage 5.00 4.61 4.16 4.13 3.57 3.32 2.98 2.01 Elev 495.00 494.61 494.16 494.13 493.57 493.32 492.98 492.01 R/D Facility Tributary Reservoir Outflow Inflow Inflow 0.35 0.06 ******** 0.27 0.03 ******** 0.20 0.04 ******** 0.20 0.03 ******** 0.14 0.03 ******** 0.07 0.02 ******** 0.06 0.02 ******** 0.05 0.02 ******** Route Time Series through Facility Inflow Time Series File:rdin.tsf Outflow Time Series File:rdout POC Time Series File:dsout Inflow/Outflow Analysis Peak Inflow Discharge: 1. 57 CFS Peak Outflow Discharge: 0.355 CFS Peak Reservoir Stage: 5.00 Ft Peak Reservoir Elev: 495.00 Ft 8.540 0.00 8.990 0.00 9.410 0.00 9.820 0.00 10.210 0.00 10.590 0.00 10.950 0.00 11.300 0.00 11. 640 0.00 11. 970 0.00 12.290 0.00 12.600 0.00 Storage (Cu-Ft) (Ac-Ft) 53448. 1.227 48051. 1.103 42110. 0.967 41822. 0.960 34772. 0.798 31889. 0.732 27883. 0.640 17649. 0.405 POC Outflow Target Calc 0.37 0.37 ******* 0.28 ******* 0.21 ******* 0.21 ******* 0.15 ******* 0.08 ******* 0.07 ******* 0.07 at 6:00 on Jan 9 in at 11: 00 on Jan 9 in Peak Reservoir Storage: 53448. Cu-Ft 1.227 Ac-Ft Add Time Series:bypass.tsf 15419. 15573. 15728. 15883. 16039. 16196 . 16354. 16512. 16671. 16830. 16991. 17152. Year 8 Year 8 Peak Summed Discharge: 0.371 CFS at 10:00 on Jan 9 in Year 8 Point of Compliance File:dsout.tsf Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ©2012 D. R. STRONG Consulting Engineers Inc. Technicallnfonnation Report Saddlebrook Preliminary Plat Page 24 City of Renton I I ---Annual Peak Flow Rates--------Flow Frequency Analysis------- I Flow Rate Rank Time of Peak - -Peaks - -Rank Return Prob (CFS) (CFS) (ft) Period 0.285 2 2/09/01 20:00 0.355 5.00 1 100.00 0.990 I 0.056 7 1/07/02 4:00 0.285 4.64 2 25.00 0.960 0.203 3 3/06/03 22:00 0.203 4.16 3 10.00 0.900 0.046 8 8/26/04 8:00 0.202 4.13 4 5.00 0.800 0.073 6 1/08/05 3:00 0.143 3.57 5 3.00 0.667 I 0.143 5 1/19/06 0:00 0.073 3.32 6 2.00 0.500 0.202 4 11/24/06 8:00 0.056 2.97 7 1. 30 0.231 0.355 1 1/09/08 11: 00 0.046 2.01 8 1.10 0.091 I computed Peaks 0.332 4.85 50.00 0.980 Flow Frequency Analysis Time Series File:dsout.tsf I Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak -Peaks Rank Return Prob I (CFS) (CFS) Period 0.296 2 2/09/01 20:00. 0.37l 1 100.00 0.990 0.07l 7 1/05/02 16:00 0.296 2 25.00 0.960 I 0.213 3 3/06/03 19:00 0.213 3 10.00 0.900 0.066 8 8/26/04 2:00 0.212 4 5.00 0.800 0.076 6 1/08/05 3:00 0.150 5 3.00 0.667 0.150 5 1119/06 0:00 0.076 6 2.00 0.500 I 0.212 4 11/24/06 6:00 0.07l 7 1. 30 0.231 0.37l 1 1/09/08 10:00 0.066 8 1.10 0.091 Computed Peaks 0.346 50.00 0.980 I Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence Probability CFS % % % I 0.004 32147 52.425 52.425 47.575 0.476E+00 0.012 6957 11.345 63.770 36.230 0.362E+00 0.020 6220 10.144 73.914 26.086 0.261E+00 I 0.028 5093 8.306 82.220 17.780 0.178E+00 0.036 4537 7.399 89.618 10.382 0.104E+00 0.044 2617 4.268 93.886 6.114 0.611E-01 0.052 1897 3.094 96.980 3.020 0.302E-01 I 0.060 1460 2.381 99.361 0.639 0.639E-02 0.068 53 0.086 99.447 0.553 0.553E-02 0.076 38 0.062 99.509 0.491 0.491E-02 I 0.084 26 0.042 99.552 0.448 0.448E-02 0.092 15 0.024 99.576 0.424 0.424E-02 0.100 8 0.013 99.589 0.411 0.411E-02 I 0.108 13 0.021 99.610 0.390 0.390E-02 0.116 12 0.020 99.630 0.370 0.370E-02 0.124 20 0.033 99.662 0.338 0.338E-02 0.132 34 0.055 99.7l8 0.282 0.282E-02 I 0.140 22 0.036 99.754 0.246 0.246E-02 0.148 26 0.042 99.796 0.204 0.204E-02 0.156 17 0.028 99.824 0.176 0.176E-02 I 0.164 9 0.015 99.839 0.161 0.161E-02 ©2012 D. R STRONG Consulting Engineers Inc. Saddle brook Preliminary Plat Page 25 Technical Information Report City of Renton I I I 0.172 15 0.024 99.863 0.137 0.137E-02 0.180 13 0.021 99.884 0.116 o . 116E-02 I 0.188 9 0.015 99.899 0.101 0.101E-02 0.196 13 0.021 99.920 0.080 0.799E-03 0.204 19 0.031 99.951 0.049 0.489E-03 I 0.212 11 0.018 99.969 0.031 0.310E-03 0.220 4 0.007 99.976 0.024 0.245E-03 0.228 4 0.007 99.982 0.018 0.179E-03 0.236 4 0.007 99.989 0.011 o .114E-03 I 0.244 2 0.003 99.992 0.008 0.815E-04 0.252 0 0.000 99.992 0.008 0.815E-04 0.260 1 0.002 99.993 0.007 0.652E-04 I 0.268 0 0.000 99.993 0.007 0.652E-04 0.276 2 0.003 99.997 0.003 0.326E-04 0.284 1 0.002 99.998 0.002 0.163E-04 I Flow Duration from Time Series File:dsout.tsf Cutoff Count Frequency CDF Exceedence Probability CFS % % % I 0.004 32207 52.523 52.523 47.477 0.475E+00 0.013 6975 11.375 63.898 36.102 .0.361E+00 0.021 6155 10.038 73.935 26.065 0.261E+00 I 0.029 5108 8.330 82.265 17.735 0.177E+00 0.037 4656 7.593 89.858 10.142 0.101E+00 0.046 2506 4.087 93.945 6.055 0.606E-01 0.054 1832 2.988 96.932 3.068 0.307E-01 I 0.062 1360 2.218 99.150 0.850 0.850E-02 0.071 151 0.246 99.397 0.603 0.603E-02 0.079 60 0.098 99.494 0.506 0.506E-02 I 0.087 31 0.051 99.545 0.455 0.455E-02 0.096 19 0.031 99.576 0.424 0.424E-02 0.104 8 0.013 99.589 0.411 0.411E-02 0.112 13 0.021 99.610 0.390 0.390E-02 I 0.121 14 0.023 99.633 0.367 0.367E-02 0.129 21 0.034 99.667 0.333 0.333E-02 0.137 29 0.047 99.715 0.285 0.285E-02 I 0.146 23 0.038 99.752 0.248 0.248E-02 0.154 26 0.042 99.795 0.205 0.205E-02 0.162 17 0.028 99.822 0.178 0.178E-02 0.170 9 0.015 99.837 0.163 0.163E-02 I 0.179 14 0.023 99.860 0.140 0.140E-02 0.187 13 0.021 99.881 0.119 o .119E-02 0.195 12 0.020 99.901 0.099 0.995E-03 I 0.204 10 0.016 99.917 0.083 0.832E-03 0.212 16 0.026 99.943 0.057 0.571E-03 0.220 12 0.020 99.962 0.038 0.375E-03 I 0.229 7 0.011 99.974 0.026 0.261E-03 0.237 5 0.008 99.982 0.018 0.179E-03 0.245 3 0.005 99.987 0.013 0.130E-03 0.254 2 0.003 99.990 0.010 0.978E-04 I 0.262 1 0.002 99.992 0.008 0.815E-04 0.270 1 0.002 99.993 0.007 0.652E-04 0.279 1 0.002 99.995 0.005 0.489E-04 I 0.287 0 0.000 99.995 0.005 0.489E-04 ©2012 D. R. STRONG Consulting Engineers Inc. Saddlebrook Preliminary Plat Page 26 Technical Information Report City of Renton I I I I I I I I I I I I I I I I '. I I I 0.295 2 0.003 99.998 0.002 0.163E-04 Duration Comparison Anaylsis Base _File: predev.tsf New File: dsout. tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Tolerance------- Cutoff Base New %Change Probability 0.064 0.95E-02 0.77E-02 -19.0 I 0.95E-02 0.081 0.63E-02 0.49E-02 -22.3 I 0.63E-02 0.098 0.50E-02 0.42E-02 -15.8 I 0.50E-02 0.116 0.37E-02 0.38E-02 2.6 I 0.37E-02 0.133 0.29E-02 0.30E-02 6.9 I 0.29E-02 0.151 0.22E-02 0.22E-02 -2.2 I 0.22E-02 0.168 0.15E-02 0.17E-02 14.4 I 0.15E-02 0.185 0.10E-02 0.12E-02 21. 0 I 0.10E-02 0.203 0.62E-03 0.86E-03 39.5 I 0.62E-03 0.220 0.34E-03 0.38E-03 9.5 I 0.34E-03 0.238 0.21E-03 0.18E-03 -15.4 I 0.21E-03 0.255 o . 16E-03 0.98E-04 -40.0 I 0.16E-03 0.272 o . 11E-03 0.65E-04 -42.9 I o .l1E-03 0.290 0.16E-04 0.16E-04 0.0 I 0.16E-04 Maximum positive excursion = 0.014 cfs ( 7.5%) occurring at 0.189 cfs on the Base Data:predev.tsf and at 0.203 cfs on the New Data:dsout.tsf Maximum negative excursion = 0.018 cfs (-18.6%) occurring at 0.098 cfs on the Base Data:predev.tsf and at 0.080 cfs on the New Data:dsout.tsf and at 0.206 cfs on the New Data:dsout.tsf ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Base New 0.064 0.061 0.081 0.069 0.098 0.080 0.116 0.119 0.133 0.138 0.151 0.150 0.168 0.177 0.185 0.195 0.203 0.210 0.220 0.221 0.238 0.234 0.255 0.242 0.272 0.249 0.290 0.296 %Change -3.7 -14.9 -18.6 3.0 3.3 -0.5 5.2 5.3 3.8 0.2 -1. 6 -5.1 -8.6 2.1 Page 27 City of Renton I I I I I I I I I I I I I I I I I I I PEAK PLOT lep;m:.;!:!~~ f',!~~~~~,RTi¥:.~"-;-=~~.:;~~~f!c:~---~":2:i::~±""/~'~_~_.0....t:1~~~':::.~~ i·:.~~iSW -! -.Aih!l£0~:~q,4-':'1!.:~:"~~~t~~':'::":_~~1 Retum Period ' 2 5 10 ~ ~ 100 I n II ~ I~ j dl o rdout.pks in SEi&-Tee • dsout pks <) pr",d<;ovpks R '" 0 , , 0 • • ",.~------------------------------------------------------------------------------- 0 • • 0 00 "'':1-------------------------------------------- o "''-'---~------"------~-----:.,------."----~--~--.,,...--....,,.----~-----:.,------~----~--~ , 2 10 20 30 "0 50 60 70 80 00 filS 98 ~ CtmuIa\Ne Prool!lbliity DURATION ANALYSIS N ~ 0 !- ~ N 0 • N ~ 0 0 N '" ~ Ii> 0 !;]. J ~ 0 ~ 0 1l 0 ~ l! 0 , i i i i i i Iii i i i ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report i ,~ " \" ~ i i iii i i i i i i Iii i Probability Exceedence Saddlebrook Preliminary Plat -- i i , i t I i I _,..; ":'"0 rdOl1_dur o dsOlt du'" target au- ~ i i i , i i, i ,," Page 28 City of Renton I I I I I I I I I I I I I I I I I I I WATER QUALITY TREATMENT SYSTEM (PART E) The Project is located in the Basic Water Quality Treatment area. The treatment goal is 80% removal of total suspend solids for a typical rainfall year, assuming typical pollutant concentrations in urban runoff. A combined detentionlwater quality pond will accommodate this requirement. Rainfall (R) of the mean annual storm = 0.47 in. From KCSWDM Fig. 6.4.1.A Area of impervious surface (Ai) = 106,793 s.f. Area of till soil covered with till grass (Atg) = 85,208 s.f. Area of till soil covered with till forest (Atf) = 0 s.f. Area of outwash soil covered with grass or forest (Ao) = 0 s.f. Volume factor (I) = 3 N/A From KCSWDM Sec. 6.4.1.1 Calculations Units Notes Volume of runoff from mean annual storm (Vr) -4598.782 c.f. -(O.9Ai oj. O.25Atg oj. O.10Atf oj. O.01Ao) • R/12 Minimum Wetpool volume required (Vb) = 13,796 c.f. =1· Vr ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 29 City of Renton I I I I I I I I I I I I I I I I I I I FIGURE 7 DETENTION & WATER QUALITY FACILITY DETAILS This will be provided at time of final engineering. ©2012 D. R. STRONG Consulting Engineers Inc. Technicallnforrnation Report Saddlebrook Preliminary Plat Page 30 City of Renton I I I I I I I I I I I I I I I I I I I SECTION V CONVEYANCE SYSTEM ANALYSIS AND DESIGN Per C.R. #4 of the KCSWDM, the conveyance system must be analyzed and designed for existing tributary and developed onsite runoff from the proposed project. Pipe systems shall be designed to convey the 100-year design storm. The Rational Method will be used to calculate the Q-Ratio for each pipe node. A conveyance system consisting primarily of pipes and catch basins has been designed for the Project. Onsite runoff will be collected by the multiple catch basins. Pipes are typically twelve-inch diameter LCPE material. The pipes will have a minimum slope of 0.50%. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 31 City of Renton I I I I I I I I I I I I I I I I I I I BACKWATER ANALYSIS A backwater analysis will be provided at time of final engineering. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 32 City of Renton I I I I I I I I I I I I I I I I I I I SECTION VI SPECIAL REPORTS AND STUDIES The following report and studies have been provided with this submittal. 1. Traffic Impact Analysis -TraffEx, Inc. August 10, 2012 2. Critical Areas Study -Sewall Wetland Consulting, Inc. August 20,2012 3. Geotechnical Engineering Study -Earth Solutions NW LLC, August 21,2012. 4. Arborist Report -GreenForest, Inc. August 27,2012. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 33 City of Renton I I I I I I I I I I I I I I I I I I I SECTION VII OTHER PERMITS, VARIANCES AND ADJUSTMENTS Approved Drainage Adjustment 2012-03 (See Appendix A) ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 34 City of Renton I I I I I I I I I I I I I I I I I I I SECTION VIII ESC PLAN ANALYSIS AND DESIGN (PART A) The Erosion and Sedimentation Control Design meets the nine minimum requirements: 1. Clearing Limits -Areas to remain undisturbed shall be delineated with a high- visibility plastic fence prior to any site clearing or grading. 2. Cover Measures -Disturbed Site areas shall be covered with mulch and seeded, as appropriate, for temporary or permanent measures. 3. Perimeter protection -Perimeter protection shall consist of a silt fence down slope of any disturbed areas or stockpiles. 4. Traffic Area Stabilization - A stabilized construction entrance will be located at the point of ingress/egress. 5. Sediment Retention -Surface water collected from disturbed areas of the Site shall be routed through a sediment vault or sediment traps prior to release from the Site. The sediment vault or traps will be installed prior to grading of any contributing area. . 6. Surface Water Control -Interceptor berms or swales shall be installed to control and intercept all surface water from disturbed areas. Surface water controls shall be installed concurrently with and/or immediately following rough grading. 7. Dewatering Control-Will be provided as needed. 8. Dust Control -Dust control shall be provided by spraying exposed soils with water until wet. This is required when exposed soils are dry to the point that wind transport is possible which would impact roadways, drainage ways, surface waters, or neighboring residences. 9. Flow Control -Runoff collected in the sediment vault will discharge to the permanent detention vault outfall system. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 35 City of Renton I I I I I I I I I I I I I I I I I I I SWPPS PLAN DESIGN (PART B) Construction activities that could contribute pollutants to surface and storm water include the follciwing, with applicable BMP's listed for each item: 1. Storage and use of chemicals: Utilize source control, and soil erosion and sedimentation control practices, such as using only recommended amounts of chemical materials applied in the proper manner; neutralizing concrete wash water, and disposing of excess concrete material only in areas prepared for concrete placement, or return to batch plant; disposing of wash-up waters from water-based paints in sanitary sewer; disposing of wastes from oil-based paints, solvents, thinners, and mineral spirits only through a licensed waste management firm, or treatment, storage, and disposal (TSD) facility. 2. Material delivery and storage: Locate temporary storage areas away from vehicular traffic, near the construction entrance, and away from storm drains. Material Safety Data Sheets (MSDS) should be supplied for all materials stored, and chemicals kept in their original labeled containers. Maintenance, fueling, and repair of heavy equipment and vehicles shall be conducted using spill prevention and control measures. Contaminated surfaces shall be cleaned immediately following any spill incident. Provide cover, containment, and protection from vandalism for all chemicals, liquid products, petroleum products, and other potentially hazardous materials. 3. Building demolition: Protect stormwater drainage system from sediment-laden runoff and loose particles. To the extent possible, use dikes, berms, or other methods to protect overland discharge paths from runoff. Street gutter, sidewalks, driveways, and other paved surfaces in the immediate area of demolition must be swept daily to collect and properly dispose of loose debris and garbage. Spray the minimum amount of water to help control windblown fine particles such as concrete, dust, and paint chips. Avoid excessive spraying so that runoff from the site does not occur, yet dust control is achieved. Oils must never be used for dust control. . 4. Sawcutting: Slurry and cuttings shall be vacuumed during the activity to prevent migration offsite and must not remain on permanent concrete or asphalt paving overnight. Collected slurry and cuttings shall be disposed of in a manner that does not violate ground water or surface water quality standards. The complete CSWPPP will be submitted at the time of final engineering. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 36 City of Renton I I I I I I I I I I I I I I I I I I I SECTION IX BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 1. Bond Quantity Worksheet -will be submitted at final engineering 2. The Stormwater Facility Summary Sheet is included in this section 3. Declaration of Covenant-will be provided prior to final engineering approval. ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 37 City of Renton I I I I I I I I I I I I I I I I I I I STORMWATER FACILITY SUMMARY SHEET Development, __ -""S""ad""d""I"'e""b""'roo<:o,.,k"--____ Date August 27. 2012 Location 13426 156th Avenue SE. Renton. Washington ENGINEER Name Maher A. Joudi, P.E. Firm D. R. STRONG Consulting Engineers, Inc. Address 10604 NE 38'" Place, #101 Kirkland, WA 98033 Phone (425) 827-3063 Developed Site: 4.60 acres Number of lots 14 Number of detention facilities on site: _-:-_vaults _...J1,--pond DEVELOPER Name Firm PNW Holdings LLC Address 9675 SE 36'n Street, #105 Mercer Island, WA 98040 Phone (206) 588-1147 Number of infiltration facilities on site: ___ vaults ___ vaults ___ tanks _--,-_tanks Flow control provided in regional facility (give location),_-:--:--_-:---:-_--=::--_-::-__ -:-- No flow control required, ___ Exemption number D ownstream D . ralnage B . asms Immediate Major Basin Basin Lower Cedar River Cedar River Number & type of water quality facilities on site: biofiltration swale (regular/wet! or continuous inflow?) .,------",-sand filter (basic or large?) ___ sand filter, linear (basic or large?) ___ CONTECH Stormfilter _-:-:-_combined detentionNVQ vault ___ sand filter vault (basic or large?) X combined detention/wetpond ___ stormwater wetland ___ compost filter ___ wetvault (basic or large?) ___ filter strip ___ Wetvault ___ flow dispersion ___ pre-settling pond ___ farm management plan ___ flow-splitter catchbasin ___ landscape management plan ___ oil/water separator (baffle or coalescing plate?) ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddle brook Preliminary Plat Page 38 City of Renton I I I I I I I I I I I I I I I I I I I .,..,-_,-catch basin inserts: Manufacturer-:-:::-_,-----,--______________ _ -;--;-----,;-pre-settling structure: Manufacturer __________________ _ DESIGN INFORMATION INDIVIDUAL BASIN Water Quality design flow Water Quality treated volume Drainage basin(s) Onsite area (inlcudes frontage) 4.60 Offsite area Type of StoraQe Facility Vault Live Storage Volume (ree uired) 62,622 Predev Runoff Rate 2-year 0.128 . 10-year 0.223 100-year 0.371 Developed Runoff Rate 2-year 0.799 (includes bypass) 10-year 0.964 100-year 1.634 Type of Restrictor Frop-Tee Size of orifice/restriction No.1 0.96 No.2 1.91 NO.3 2.22 ©2012 O. R. STRONG Consulting Engineers Inc. Technical Information Report Saddtebrook Preliminary Plat Page 39 City of Renton I I I I I I I I I I I I I I I I I I I SECTION X OPERATIONS AND MAINTENANCE MANUAL Excerpts from the 2009 KCSWDM will be provided at final engineering. ©2012 D. R. STRONG Consulting Engineers Inc. Technicallnfonnation Report Saddlebrook Preliminary Plat Page 40 City of Renton I I I I I I I I I I I I I I I I I I I ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report APPENDICES Saddlebrook Preliminary Plat Page 41 City of Renton I I I I I I I I I I I I I I I I I I I APPENDIX "A" ADJUSTMENT 2012-03 ©2012 D. R. STRONG Consulting Engineers Inc. Technical Information Report Saddlebrook Preliminary Plat Page 42 City of Renton I I I I I I I I I I I I I I I I I I I PUBLIC WORKS DEPARTMENT M E M 0 RAN DUM DATE: August 16 , 2012 TO: "J Arneta Henninger, Plan Reviewer FROM: U~-Ron Straka, Surface Water Utility Supervisor, x7248 STAFF CONTACT: Hebe Bernardo, Surface Water Utility Engineer, x7264 SUBJECT: SadlUebroolt Plat Adjustment 2012-03 The City of Renton Surface Water Utility has completed review of the adjustment request for the Saddlebrook Plat in accordance with City adopted 2009 King County surface Water Design Manual (KCSWDM) and City Amendments tl) the 2009 KCSWDM. Our review of the information leads us to understand that the applicant's engineering is requesting an adjustment from the 2009 King County Surface Water Design Manual to core requirement #1 (section 1.2.1), Discharge at the Natural Location. Our review of the Information provided by the applicant engineer on August 13, 2012, provides the following findings: 1. The proposed project has not completed the process preliminary plat approval or SEPA review. 2. The site is located in two existing parcels (3664500260 and 3664500261) with a total area of 4.36 acers. Parcels are situated atop a ridge and discharges runoff into two subbasins. Tributary Drainage Area (TDA) West is approximately 1.78 acres and discharges to 156th Avenue SE while TDA East is comprised of the remaining 2.58 acres and discharges to 158th Avenue SE. The discharge elevation of TDA West Is approximately six feet lower than that of TDA East. These two flowpaths converge at a point approximately 3,000 feet downstream of TDA West and 4,900 feet downstream ofTDA East at the corner of 156th Avenue SE and SE 144th Street (convergence point). 3. The proposal is to collect much of the runoff from the project site (4.36 acres) and direct it to a single combined detention and water quality facility located in the west portion of the site. The allowed release would then discharge through an existing conveyance system into the right-of-way of 156th Avenue SE where it continues to go south and converges with TDA East in SE 144th Street. I I I I I I I I I I I I I I I I I I I Jan lilian Page 20f4 August 16, 2012 4. No downstream analysis has been completed and submitted to the City for review. However, a preliminary field recognizance of the downstream drainage system was completed by the applicant and applicant's engineer. Findings were discussed in the adjustment letter. Preliminary analysis demonstrated that the downstream path from TDA West is mostly comprised of a constructed conveyance system from the site to the convergence point. This conveyance system is made up of grass and rock-lined ditches as well as culverts, pipes, and catch basins. 5. King County drainage complaints in the area were reviewed and the basin draining to the conveyance system was determined using King County iMAP. This resource review revealed an overall basin size of approximately 73.5 acres and no relevant drainage complaints in the last 15 years downstream ofthe Site. 6. To analyze the Impact of the discharge· rate, the King County Runoff Time Series Software was used to examine the overall site In a forested condition, TDA West's existing condition, and the 73.5 acre basin in a forested condition as well as a full build-out condition (undetalned,based on KCSWDM Table 3.2.2.0 for 4.0 DU/GA, 42% impervious). TDA West (in its existing condition) generates approximately 0.29 cfs of runoff for the 100-year return interval. The total site, when analyzed for the forested condition, will generate approximately 0.35 cfs of runoff for the 100-year return interval. The existing conveyance system downstream of the proposed plat would receive a net increase in runoff of 0.06 cfs, which is less than 0.1 cfs. The total drainage basin currently generates 5.93 cfs and 23.59 cfs, for forested and build-out conditions assuming no flow control, respectively. Based on these understandings, findings, and per section 1.2.1 of the 2009 Surface Water Design Manual as amended by the City, the adjustment to allow the diversion of runoff to a single combined stormwater flow control and water quality treatment facility draining ~o SE 156th Avenue Is approved with the following conditions: 1. A level one downstream analysis in accordance with section 1.2.1 ofthe 2009 KCSWDM as amended by the City shall be submitted to the City for review. Based on this analysis, the City may require the completion of a downstream analysis and/or improvements to the downstream system. H;\Flle Sys\SWP -Surface Water ProJects\SWP-27 -Surface Water Projects (CIP)\27-3129 Renton Stormwater Manual\ADJUSTMENTS\2012\2012-3 Saddlebrook.doc\HBah I I I I I I I I I I I I I I I I I I I Jan lilian Page 3 of4 August 15, 2012 2. The proposed combined detention and water quality treatment facility to be constructed on the northwest corner of the site shall be designed as a level 3 flow control for the entire site In using the two basins as the existing (forested) site conditions. The stormwater facility shall be designed In accordance with section 1.2.3 of the 2009 KCSWDM. 3. Surface water discharge from the west basin is required to follow Its existing drainage course. 4. Water quality treatment in accordance with section 1.2.8 of the 2009 KCSWDM shall be provided for all targeted surfaces prior to discharging from the site. The water quality facility shall be sized based on the entire proposed subdivision draining to the facility Including any required frontage Improvements. 5. The release rate from the detention facility will be based on ail of the tributary area being directed to the facility. 6. The volume of the stormwater detention facility shall be based on ail flows directed to the facility at full development under current zoning. The detention volume shall be sized using Level 3 Flood Problem Flow Control Standards In the 2009 KCSWDM. The pre-developed condition runoff rates for the sizing of the facility shall be based on the entire site using forested as pre-developed site conditions. The TIR shall include ail required documentation detailed in chapter 2 of the 2009 KCSWDM for the sizing of the facility. 7. Additional storm drainage requirements identified by the City cif Renton as part of the SEPA review process or preliminary plat approval may apply to this project. Please note that the approval of this adjustment does not relieve the applicant from other conditions that may be stipulated in future city, state, or federal permits/requirements. Notes to applicant: 1. Ali lots within the Saddlebrook Plat are required to provide flow control BMPs In accordance with figure C.1.3.A of the 2009 KCSWDM. Flow control BMP credits In accordance with section 1.2.3 of the 2005 KCSWDM may be used to reduce the size of the required flow control facility. The feasibility to implement full dispersion BMPs and full infiltration BMPs shall be verified first. If implementation of fulrdisperslon BMPs and full infiltration BMPS are not feasible alternatives, then any of the BMPs listed In figure C.1.3.A shall be provided. The selected flow control BMP to be implemented on each lot shall be shown on the construction plans. Drainage calculations for the sizing of the proposed BMPs to be constructed on each lot shall be included in the TIR. H:\File Sys\SWP -Surface Water ProJects\SWP·27 -Surface Water Projects (CIP)\27-3129 Renton Stormwater Manual\ADJUSTMENTS\201Z\201Z-3 Saddlebrook.doc\HBah I I I I I I I I I I I I I I I I I I I Jan lilian Page 4 of 4 August 16, 2012 Construction of the proposed flow control BMPs may be differed for construction on the lot at time of building permit. If you have any questions about this adjustment, please contact Hebe Bernardo or me. Attachments cc: lys Hornsby, P.E., Utility Systems Director Kayren Kittrick, Development Engineering Supervisor Vanessa Oolbee, Planner File H:\FJle Sys\SWP -Surface Water ProJects\SWP-27 -Surface Water Projects (CIP)\27-3129 Renton Stormwater Manual\ADJUSTMENTS\2012\2012-3Saddlebrook.doc\HBah I I I I I I I I I I I I I I I I I I' I D. R. STRONG CONSUL liNG ENGINEERS August 13.2012 Project No. 12040 City of Renton Development Services 1055 South Grady Way Renton Washington 98057 Re: Saddlebrook. PRE12·050 Surface Water Design Manual Standards Adjustment Request To whom it may concern: We are writing to formally request approval for an adjustment from the 2009 King County Surface Water Design Manual and City of Renton Amendments (KCSWDM) for the proposed Saddlebrook Subdivision (Project). The requested adjustment. if approved. will result in one City of Renton maintained detentionfwetpond facility (Facility). located at the southwestern corner of the site. serving the two Threshold Discharge Areas (TDA). Background The 4.36 acre parcel is situated atop a ridge and discharges runoff into two subbasins. TDA West is approximately 1.78 acres and discharges to 1561h Avenue SE while TDA East is comprised of the remaining 2.58 acres and discharges to 15810 Avenue SE. The discharge elevation of TDA West is approximately six feet lower than that of TDA East. These two flowpaths converge at a point approximately 3.000 feet downstream of TDA West and 4.900 feet downstream of TDA East at the corner of 15610 Avenue SE and SE 1441h Street (convergence point). Adjustment Requested KCSWDM 1.2.1: Core Requirement #1: Discharge at Nalural Location All surface and storm waler runoff from a project must be discharged at the naturat location so as not to be diverted onto or away from downstream propertIes. The manner In which runoff Is discharged from the project slle must not create a significant adverse Impact to downhill properties for drainage systems. Intent: To prevenl adverse impacts to downstream properties caused by diversion of flow from one (towpath to another and to discharge In a manner that does not significantly Impact downhill properties or drainage systems. Diversions can cause greater impacts (from greater runoff volumes) than would otherwise occilr from new development discharging runoff at the natural location. Diversio!ls can atso Impact properties Ihat rely on runoff water 10 replenish wells and ornamental and fish ponds. The adjustment requested will require diverting runoff from TDA East (2.58 acres) to TDA West and utilizing one detention facility designed to meet Level 3 flow control criteria. 10004 N.E. 3S!rl Place Suite 232 K(rkland, WA98033·3063 Phone; (425) 827·3003 Fax: (425) 827·2423 Toll Free: (BOO) 962·1402 wWW,dtstrong.oom EngIneers Surveyors Landscape Architects I I I I I I I I I I I I I I I I I I I City of Renton Development Services August 13. 2012 Page 2 of 3 Justification The City of Renton Amendments to the SWDM Section 1.4.3 states that approval of adjustments is based on the following criteria: 1. The request produces a compensating or comparable result that is in the public interest, AND 2. Meets the objectives of safety, function, appearance, environmental protection, and maintainability based on sound engineering judgment. In general, combining drainage facilities where possible allows for land area to be utilized as usable space rather than encumbering that land with utilities. One facility can meet the same objectives of safety, function, appearance, environmental protection and maintainability provided that no drainage problems are exacerbated or created in either basin. Field reconnaissance and document research reveals that the downstream path from TDA West is mostly comprised of a man-made conveyance system from the site to the convergence point. This conveyance system is made up of grass and rock-lined ditches as well as culverts, pipes and catch basins. It does not appear that there are any man-made or natural features such as ponds or natural wetlands that rely on upstream runoff for sustainability. It appears that allowance to divert runoff away from TDA East would meet the City of Renton criteria for approval of drainage adjustments. . In analyzing the potential impacts to the conveyance system in 156th Avenue SE (discharge location for TDA West) caused by diverting runoff from TDA East, the conveyance system from the site to the convergence point was observed. King County drainage complaints in the area were reviewed and the basin draining to the conveyance system was determined using King County iMAP. This resource review revealed an overall basin size of approximately 73.5 acres and no relevant drainage complaints in the last 15 years downstream of the Site. The downstream path from TDA West to the convergence point is fully comprised of a man- made conveyance system made up of grass and rock-lined ditches as well as culverts, pipes . and catch basins. Therefore, the diversion of volume of runoff is a negligible Impact; more important is the rate at which runoff discharges from the site. To analyze the impact of the discharge rate, the King County Runoff Time Series Software was used to examine the overall site in a forested condition, TDA West's existing condition, and the 73.5 acre basin in a forested condition as well as a full bUild-out condition (undetained, based on KCSWDM Table 3.2.2.0 for 4.0 DU/GA, 42% impervious). Analysis of the basin in a forested condition is an ultra-conservative approach assuming all existing and fulure build-out would be detained 10 Level 3 flow control standards, while the laller scenario would assume full build-out with no detention. TDA West (in its existing condition) generates approximately 0.29. cIs of runoff for the 1 ~O-year return Interval. The total site, when analyzed lor the forested condition, will generate approximately 0.35 cIs of runoff for the 1 DO-year return interval and the total drainage basin currently generates 5.93 cfs and 23.59 cfs, for forested and build-oul conditions, respectively. I I I I I I I I I I I I I I ,I I I • I City of Renton Development Services AugUS113,2012 Page 3 of 3 The proposal to adhere to Level 3 flow control criteria would limit the discharge from the Facility to match the predeveloped forested condition for the site thus limiting the maximum peak discharge to 0.35 cfs. Therefore, it appears that the conveyance system would see a net increase in runoff of 0.06 cfs. This equates to a maximum one-percent (1%) increase in . discharge rate to the receiving conveyance system when compared to a forested basin and 0.25 percent (0.25%) increase when compared to flill bllild-out (undetained). It is important to note that given the current limited bllild-out, the existing undetained impervious surfaces and the likelihood that the future developments will be required to adhere to Level Two flow control criteria, it would be safe to assume that the actual basin runoff is somewhere between the two land-use coverage scenatios. Given the lack of known drainage complaints along the downstream path coupled with increased flow control and a negligible increase in discharge rate, it appears that approval to divert runoff to TDA West would rneet the City of Renton criteria for approval of drainage adjustments. The proposal provides a comparable result that is in the public interest as well meets· the objectives of safety, function, appearance, environmental protection, and maintainability based on sound engineering judgment. Thank you for your time and consideration in this matter. If you have any questions or concerns with regard to this matter, please do not hesitate to contact me. Sincerely yours, D. R. STRO('? Consulting Engineers Inc. ~ )f;;;-("" / (' Maher A.I Joj, P.E. 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IVA po6J5U-U4T I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I KCRTS Modeling for Saddlebrook DRS Project No. 12040 City of Renton Project No. PRE12·050 Owner/Applicant PNW Holdings LLC 9675 SE 36 th Street, Suite 105 Mercer Island, Washington 98040 P,ep8lOdby D. R. STRONG Consulting Engineers, Inc. 10604 N.E. 38th Place, Suite 101 Kirkland WA 98033 (425) 827-3063 I I I I I I I I I I I I I I I I I I I KCRTS MODELLING Modeling input Land·cover Entire Site Till forest (ac) 4.357 Till Grass (ac) 0.000 Till Pasture (ac) 0.000 Wetland (ac) 0.000 Impervious (ac) 0.000 Scale Factor: 1.00 Time Step: Hourly Data Type: Reduced Project location: Seatac Total Area: 4.357 TDA Basin Basin West Forested Bulldout 0.000 73.490 0.000 0.000 0.000 . 42.624 1.566 0.000 0.000 0.000 0.000 0.000 0.218 0.000 30.866 1.00 1.00 1.00 Hourly Hourly Hourly Reduced Reduced Reduced Seatac Seatac Seatac 1.784 73.490 73.490 I I I I I I I I I I I I I I I I I I I Modeling results Entire Site Flow Frequenoy Analysis Time Series File:wholesitehistorio.tsf Projeot Location:Sea-Tao ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks (CFS) (CFS) 0.275 2 2/09/01 18:00 0.352 0.075 7 1/06/02 3:00 0.275 0.204 4 2/28/03 3:00 0.211 0.007 8 3/24/04 20:00 0.204 0.121 6 1/05/05 8:00 0.178 0.211 3 1/18/06 21:00 0.121 0.178 5 11/24/06 4:00 0.075 0.352 1 1/09/08 9:00 0.007 Computed Peaks 0.326 TDA West Flow Frequency Analysis Xime Series File:tdaweatexisting.tsf Projeot Loaation:Sea-Tao Rank Return Prob Period 1 100.00 0.990 2 25.00 0.960 3 10.00 0.900 4 5.00 0.800 5 3.00 0.667 6 2.00 0.500 7 1.30 0.231 8 1.10 0.091 50.00 0.980 ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Ret.urn Prob (CFS) (CFS) Period 0.148 4 2/09/01 15:00 0.292 1 100.00 0.990 0.088 7· 1/05/02 16:00 0.158 2 25.00 0.960 0.158 2 2/27/03 7:00 0.150 3 10.00 0.900 0.061 8 8/26/04 2:00 0.148 4 5.00 0.800 0,090 6 1/05/05 8:00 0.142 5 3.00 0.667 0.150 3 1/18/06 16:00 0.090 6 2.00 0.500 0.142 5 11/24/06 3:00 0.088 7 1.30 0.231 0.292 1 1/09/08 6:00 0.061 8 1.10 0.091 Computed Peaks 0.248 50.00 0.980 I I I I I I I I I I I I I I I I I I I Basin Forested F~o\'1 Frequency Analysis Time Series File:basinforested.tsf Project Location:Sea-Tao ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 4.63 2 2/09/01 18:00 1.26 7 1/06/02 3:00 3.43 4 2/28/03 3:00 0.122 8 3/24/04 20:00 2.04 6 1/05/05 8:00 3.56 3 1/18/06 21:00 3.00 5 11/24/06 4:00 5.93 1 1/09/08 9:00 Computed Peaks Basin Buildout Flow Frequenoy Analysis Time Series File:basinbuildout.tsf Projeot Looation:Sea-Tao -----Flow Frequency Analysis------- --Peaks Rank RetUrn Prob (CFS) Period 5.93 1 100.00 0.990 4.63 2 25.00 0.960 3.56 3 10.00 0.900 3.43 4 5.00 0.800 3.00 5 3.00 0.667 2.04 6 2.00 0.500 1.26 7 . 1.30 0.231 0.122 8 1.10 0.091 5.50 50.00 0.980 ---Annual Peak Flow Rates--------Fl.ow Frequency Ana1ysio------- Fl.ow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 11.30 5 2/09/01 2:00 23.59 1 100.00 0.990 6.54 7 1/05/02 16:00 13.74 2 25.00 0.960 13.74 2 2/27/03 7:00 12.33 3 10.00 0.900 6.49 6 8/26/04 2:00 11.90 4 5.00 0.800. 10.38 6 10/28/04 16:00 11.30 5 3.00 0.667 11.90 4 1/18/06 16:00 10.38 6 2.00 0.500 12.33 3 10/26/06 0:00 8.54 7 1.30 0.231 23.59 1 1/09/08 6:00 8.49 8 1.10 0.091 Computed Peaks 20.31 50.00 0.980 I I I I I I I I I I I I I I I I I I I PUBLIC WORKS DEPARTMENT MEMORAND DATE: August 16 , 2012 TO: Arneta Henninger, Plan Reviewer --------_. ------ -------~ FROM: Ron Straka, Surface Water Utility SlJ!)enlisclr,.~:n~~8-__ i .. _ .. _. __ ~_ .. _-.J Hebe Bernardo, Surface Water Utility Engineer, x7264 STAFF CONTACT: SUBJECT: Saddlebrool{ Plat Adjustment 2012-03 The City of Renton Surface Water Utility has completed review of the adjustment request for the Saddlebrook Plat in accordance with City adopted 2009 King County Surface Water Design Manual (KCSWDM) and City Amendments to the 2009 KCSWDM. Our review of the Information leads us to understand that the applicant's engineering is . requesting an adjustment from the 2009 King County Surface Water Design Manual to core requirement #1 (section 1.2.1), Discharge at the Natural Location. Our review of the Information provided by the applicant engineer on August 13, 2012, provides the following findings: 1. The proposed project has not completed the process preliminary plat approval or SEPA review. 2. The site Is located in two existing parcels (3664500260 and 3664500261) with a total area of 4.36 acers. Parcels are situated atop a ridge and discharges runoff into two subbasins. Tributary Drainage Area (TDA) West is approximately 1.78 acres and discharges to 156th Avenue SE while TDA East is comprised of the remaining 2.58 acres and discharges to 158th Avenue SE. The discharge elevation of TOA West is approximately six feet lower than that of TOA East. These two flowpaths converge at a point approximately 3,000 feet downstream of TDA West and 4,900 feet downstream ofTDA East at the corner of 156th Avenue SE and SE 144th Street (convergence point). 3. The proposal is to collect much of the runoff from the project site (4.36 acres) and direct it to a single combined detention and water quality facility located in the west portion of the site. The allowed release would then discharge through an eXisting conveyance system into the right-of-way of 156th Avenue SE where it continues to go south and converges with TDA East in SE 144th Street. I I I I I I I I I I I I I I I I I I I Jan lilian Page 2 014 August 16, 2012 4. No downstream analysis has been completed and submitted to the City for review. However, a preliminary field recognizance ofthe downstream drainage system was completed by the applicant and applicant's engineer. Findings were discussed In the adjustment letter. Preliminary analysis demonstrated that the downstream pat h from TDA West is mostly comprised of a constructed conveyance system from the site to the convergence point. This conveyance system Is made up of grass and rock-lined ditches as well as culverts, pipes, and catch basins. 5. King County drainage complaints In the area were reviewed and the basin dra./nlng to the conveyance system was determined using King County iMAP. This resource review revealed an overall basin size of approximately 73.5 acres and no relevant drainage complaints in the last 15 years downstream ofthe Site. 6. To analyze the impact of the discharge rate, the King County Runoff Time Series Software was used to examine the overall site in a forested condition, TDA West's existing condition, and the 73.5 acre basin In a forested condition as well as a fuli build-out condition (undetained, based on KCSWDM Table 3.2.2.0 for 4.0 DU/GA, 42% impervious). TDA West (in its existing condition) generates approximately 0.29 cfs of runoff for the 100-year return interval. The total site, when analyzed for the forested condition, will generate approximately 0.35 cfs of runoff for the 100-year return Interval. The existing conveyance system downstream of the proposed plat would receive a net increase in runoff of 0.06 cfs, which is less than 0.1 cfs. The total drainage basin currently generates 5.93 cfs and 23.59 cfs, for forested and build-out conditions assuming no flow control, respectively. Based on these understandings, findings, and per section 1.2.1 of the 2009 Surface Water Design Manual as amended by the City, the adjustment to allow the diversion of runoff to a single combined stormwater flow control and water quality treatment facility draining to SE 156th Avenue is approved with the following conditions: 1. A level one downstream analysis In accordance with section 1.2.1 of the 2009 KCSWDM as amended by the City shall be submitted to the City for review. Based on this analysis, the City may require the completion of a downstream analysis and/or improvements to the downstream system. H:\File Sy.\swP -Surface Water Projects\SWp·27 • Surface Water Projects (CIP)\27·3129 Renton Stormwater Manual\ADJUSTMENTS\2012\2012·35addlebrook.doc\HBah I I I I I I I I I I I I I I I I I I I Jan Jlllan Page 3 of 4 August 16, 2012 2. The proposed combined detention and water quality treatment facility to be constructed on the northwest corner of the site shall be designed as a level 3 flow control for the entire site in using the two basins as the existing (forested) site conditions. The stormwater facility shall be designed in accordance with section 1.2.3 of the 2009 KCSWDM. 3. Surface water discharge from the west basin is required to follow its existing drainage course. 4. Water quality treatment in accordance with section 1.2,8 of the 2009 KCSWDM shall be provided for all targeted surfaces prior to discharging from the site. The water quality facility shall be sized based on the entire proposed subdivision draining to the facility including any required frontage improvements. 5. The release rate from the detention facility will be based on all of the tributary area being directed to the facility. 6. The volume of the stormwater detention facility shall be based on all flows directed to the facility at full development under current zoning. The detention volume shall be sized using level 3 Flood Problem Flow Control Standards in the 2009 KCSWDM, The pre-developed condition runoff rates for the sizing of the facility shall be based on the entire site using forested as pre-developed site conditions. The TIR shall include all required documentation detailed In chapter 2 of the 2009 KCSWDM for the sizing of the facility. 7. Additional storm drainage requirements identified by the City of Renton as part of the SEPA review process or preliminary plat approval may apply to this project. please note that the approval of this adjustment does not relieve the applicant from other conditions that may be stipulated in future city, state, or federal permits/reqLlirements. Notes to applicant: 1. All lots within the Saddlebrook Plat are required to provide now control BMPs in accordance with figure C.1.3.A of the 2009 KCSWDM. Flow control BMP credits in accordance with section 1.2.3 of the 2005 KCSWDM may be used to reduce the size of the required flow control facility. The feasibility to implement full dispersion BMPs and full Infiltration BMPs shall be verified first. If implementation of full dispersion BMPs and full Infiltration BMPS are not feasible alternatives, then any of the BMPs listed in figure C.1.3.A shall be provided. The selected flow control BMP to be implemented on each lot shall be shown on the construction plans. Drainage calculations for the sizing of the proposed BMPs to be constructed on each lot shall be Included in the TIR. H:\File Sys\SWP -Surface Water ProJects\SWP-27 -Surface Water ProJects (CIP)\27-3129 Renton Stormwater Manual\AOJUSTMENTS\2012\2012-3 Saddlebrook.doc\HBah I I I I I I I I I I I I I I I I I I I Jan lilian Page 4 014 August 16, 2012 Construction of the proposed flow control BMPs may be differed for construction on the lot at time of building permit. If you have any questions about this adjustment, please contact Hebe Bernardo or me. Attachments cc: Lys Hornsby, P.E., Utility Systems Director Kayren Kittrick, Development Engineering Supervisor Vanessa Dolbee. Planner File H:\File Sys\SWP -Surface Water Projects\SWP·27 -Surface Water Projects (CIP)\27-3129 Renton Stormwater Manual\ADJUSTMENTS\2012\2012·3 Saddlebrook.doc\HBah Form No. 14 Subdivision Guarantee Issued by Guarantee No,: 4209-1942808 City of Renton Planning Division SEP - 4 2011 First American Title Insurance Company 818 Stewart Sf, Ste 800, Seattle, WA 98101 Title Officer: Lavonne Bowman Phone: (206)728-0400 FAX: A"rst American ntle Form No. 14 Guarantee No.: 4209-1942808 Page No.: 1 Subdivision Guarantee (4~10~75) First AmericaJlJJ. First American Tille Insurance COmpany 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax ~ LaVonne Bowman (206) 336-0728 lavbowman@firstam.com Peter Child (206) 336-0726 pchild@firstam.com King County Title Team Two 818 Stewart St, Ste. 800, Seattle, WA 98101 Fax No. (866) 561-3729 Kelly Cornwall (206) 336-0725 kcomwall@firstam.com Curtis Goodman (206) 615-3069 cgoodman@firstam.com Kathy Turner (206) 336-0724 kturner@firstam.com PLEASE SEND AJ-L RECORDING PAC~G.ES TO 81~. STEW~.!{T ST, STE. 800, SEATTLE, WA ~8101. LIABILITY FEE $ $ SUBDIVISION GUARANTEE 1,000.00 ORDER NO.: 350.00 TAX $ 33.25 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company 4209-1942808 Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES PNW Holdings LLC herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. A'rst American Title Form No. 14 Subdivision Guarantee (4~ 1() 75) Dated: August 07,2012 at 7:30 A.M. First American Title Guarantee No.: 4209-1942808 Page No.: 2 Form No. 14 Subdivision Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: MICHAEL J. PERRY, AS HIS SOLE AND SEPARATE PROPERTY Guarantee No.: 4209-1942808 Page No.: 3 B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any porition thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: LOTS 1 AND 2, KING COUNTY SHORT PLAT NO. 976093, RECORDED UNDER RECORDING NO. 7612010798, IN KING COUNTY, WASHINGTON. APN: 366450-0261-04 and 366450-0260-05 First American Title Form No. 14 Subdivision Guarantee (4-10-75) RECORD MATTERS: Guarantee No.: 4209-1942808 Page No.: 4 1. General Taxes for the year 2012. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 366450-0261-04 1st Half Amount Billed: $ 736.04 Amount Paid: $ 736.04 Amount Due: $ 0.00 Assessed Land Value: $ 102,000.00 Assessed Improvement Value: $ 7,000.00 2nd Half Amount Billed: $ 736.03 Amount Paid: $ 0.00 Amount Due: $ 736.03 Assessed Land Value: $ 102,000.00 Assessed Improvement Value: $ 7,000.00 Affects: Lot 1 2. General Taxes for the year 2012. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 366450-0260-05 1st Half Amount Billed: $ 2,351.99 Amount Paid: $ 2,351.99 Amount Due: $ 0.00 Assessed Land Value: $ 284,000.00 Assessed Improvement Value: $ 68,000.00 2nd Half Amount Billed: $ 2,351.98 Amount Paid: $ 0.00 Amount Due: $ 2,351.98 Assessed Land Value: $ 284,000.00 Assessed Improvement Value: $ 68,000.00 Affects: Lot 2 3. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Michael J. Perry, an unmarried man, as his separate estate Equity Network LLC, A Washington Limited Liability Company Ticor Title Company $237,807.72 September 23, 2008 20080923000291 First American T7t1e Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4209-1942808 Page No.: 5 According to the public records, the beneficial interest under the deed of trust was assigned to Equity Trust Company Custodian FBO Kenneth E. Mills IRA No, 41888, as to an undivided Forty Five percent (45%) interest, Equity Trust Company Custodian FBO Jerry Evans IRA No. 58162, as to an undivided Eighteen percent (18%) interest, Terrance B. Evans, a married man as his separate estate, as to an undivided Fifteen percent (15%) interest and Kenneth E. Mills and Jessatha M. Mills, husband and wife, as to an undivided Four percent (4%) interest; and Equity Trust Company Custodian FBO Jerry Evans Roth IRA No. 90574, as to an undivided Eighteen percent (18%) by assignment recorded September 30, 2008 and October 31,2011 as 20080930000439 and 20111031000972 of Official Records. A document recorded August 04, 2011 as 20110804001209 of Official Records provides that Robert N. Faber was substituted as trustee under the deed of trust. 4. Judgment. In Favor of: Against: Amount: Dated: Filed: Judgment No. (if applicable) : Case/Cause No.: State of Washington Michael J C Perry $1,700.00, together with interest, costs and attorneys' fees, if any February 01, 2010 February 01, 2010 10-9-03388-8 08-1-02922-7 Attorney for Judgment Creditor: King County, Prosecuting Atty 5. Lien for Utility Service in favor of City of Renton Against: Lucille Perry Amount: $498.20 Recorded: April 23, 2012 Recording Information: 20120423000670 Affects: Lot 1 6. Lien for Utility Service in favor of City of Renton Against: Lucille Perry Amount: $498.20 Recorded: Recording Information: Affects: April 23, 2012 20120423000671 Lot 2 7. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Michael J. Perry, an unmarried man Grantee/BenefiCiary: PNW Holdings, LLC, a Washington limited liability company Trustee: First American Title Insurance Company, a Corporation Amount: $250,000.00 Recorded: August 10, 2012 Recording Information: 20120810001229 First Amedcan Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4209-1942808 Page No.: 6 8. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat No. 976093 recorded under recording number 7612010798. 9. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 8102099006. 10. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 9712159015. INFORMATIONAL NOTES A. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. First American Tltle Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4209-1942808 Page No.: 7 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided In this Guarantee, the Company assumes no liability for loss or damage by reason of the foliowlng: (a) Defects, liens, encumbrances, adverse cialms or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions In patents or In Acts authorizing the Issuance thereof; (3) water rights, cialms or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse cialms or other matters affecting the title to any property beyond the lines of the land expressly described In this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps, or any structure or Improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth In said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result In no loss to the Assured; or (3) which do not result In the Invalidity or potential invalidity of any judicial or non~judiclal proceeding which Is wlth!n the scope and purpose of the assurances provided. (c) The Identity of any party shown or referred to In this Guarantee. (d) The validity, legal effect or priority of any matter shown or referred to In this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. The following terms when used In the Guarantee mean: (a) the "Assured": the party or parties named as the Assured In this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to In this Guarantee, and Improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to In this Guarantee, nor any right, title, Interest, estate or easement In abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security Instrument. (d) "public records" : records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly In writing In case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or Interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liabllity of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall In no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation In such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured. Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth In Paragraph 3 above: (a) The Company shall have the right, at Its sole option and cost, to Institute and prosecute any action or proceeding, Interpose a defense, as limited In (b), or to do any other act whIch in Its opInion may be necessary or desirable to establish the title to the estate or Interest as stated hereIn, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not It shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise Its rights under this paragraph, It shall do so diligently. (b) If the Company elects to exercise Its options as stated in Paragraph 4{a) the Company shall have the right to select counsel of Its choIce (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses Incurred by an Assured in the defense of those causes of act/on which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or Interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, In Its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at tts option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall gIve the Company all reasonable aid In any action or proceeding, securing eVidence, obtaining witnesses, proseaJtlng or defending the action or lawful act whIch In the opInion of the Company may be necessary or desirable to establish the title to the estate or Interest as stated herein, or to establish the lien rights of the Assured. If the Company Is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shan terminate. S. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts gIving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent poSSible, the basis of calculating the amount of the loss or damage. If the Company Is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be requIred to submit to examination under oath by any authorized representative of the Company and shall produce for examination, Inspection and copying, at such reasonable times and places as may be deSignated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertaIn to the loss or damage. Further, If requested by any authorized representative of the Company, the Assured shall grant Its permiSSion, In writing, for any authorized representative of the Company to examIne, Inspect and copy all records, books, ledgers, checks, correspondence and memoranda In the custody or control of a third party, which reasonably pertain to the loss or Damage. All information deSignated as confidential by the Assured provided to the Company, pursuant to this Section shall not be disclosed to others unless, In the reasonable judgment of the Company, It Is necessary in the adminlstratfon of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested Information or grant permission to secure reasonably necessary Information from third parties as required In the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Form No. 1282 (Rev. 12/15/95) First American Title Form No. 14 Subdivision Guarantee (4-10-75) 6. Options to Payor Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to payor settle or compromise for or In the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, If this Guarantee Is Issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the Indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attomeys' fees and expenses Incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said Indebtedness, the owner of such Indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for In paragraph (a) the Company's obllgation to the Assured under thIs Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, Including any obligation to continue the defense or prosecution of any litIgation for which the Company has exercised Its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellatiOn. (b) To Payor Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To payor otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee, together with any costs, attomeys' fees and expenses Incurred by the Assured claimant whIch were authorized by the Company up to the time of payment and which the Company Is obligated to pay. Upon the exercise by the Company of the option provided for In Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, Including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised Its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee Is a contract of IndemnIty agaInst actual monetary loss or damage sustained or Incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth In this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The Uablllty of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated In this Guarantee; (b) the amount of the unpaid principal Indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these ConditIons and Stipulations or as reduced under Section 9 of these Conditions and StIpulations, at the time the loss or damage Assured against by this Guarantee occurs, together with Interest thereon; or (c) the difference between the value of the estate or Interest covered hereby as stated hereIn and the value of the estate or Interest subject to any defect, lien or encumbrance Assured against by this Guarantee. 8. limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter Assured against by this Guarantee In a reasonably diligent manner by any method, Including litigatIon and the completIon of any appeals therefrom, It shall have fully performed Its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no lIabll1ty for loss or damage until there has been a final determInation by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. Guarantee No.: 4209-1942808 Page No.: 8 (c) The Company shall not be JJable for loss or damage to any Assured for liability voluntarily assumed by the Assured In settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shalf reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shaIJ be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, In which case proof of loss or destructIon shall be furnIshed to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and StipulatIons, the loss or damage shall be payable withIn thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest In the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been Issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary In order to perfect this rJght of subrogation. The Assured shall permit the Company to sue, compromise or settle In the name of the Assured and to use the name of the Assured in any transaction or litigation Involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered Its principal, Interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration AssocIation. Arbitrable matters may Include, but are not Ilmlted to, any controversy or claim between the Company and the Assured ariSIng out of or relating to this Guarantee, any service of the Company In connection with its Issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of UabJilty Is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is In excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules In effect at Date of Guarantee shall be binding upon the parties. The award may Include attorneys' fees only if the laws of the state In whIch the land Is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbltrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the l1tle Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guaranteej Guarantee Entire Contract. (a) This Guarantee together with all endorsements, If any, attached hereto by the Company Is the entire Guarantee and contract between the Assured and the Company. In Interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a wrIting endorsed hereon or attached hereto signed by either the PreSident, a Vice PreSident, the Secretary, an AssIstant Secretary, or validating officer or authorized Signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement In writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First AmerIcan Way. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rev. 12/15/95) A'rst American Title First American Title 113.82 ;J:,2 15076' 0020 '" 29 • LOT 2 0.44 AC 9035 First American Title "' .. " ." PAR, 1 o. 0 00 -0 JANETT'S RENTON BOULEVARD TRACTS VOL 17-60 0.26" 0251 ~l" 0285 390001 0250 (SP) PAR. 2 366450 KC 7612010798 366450 KCSP577011 (5. P. ) 7711160735 .,. om LOT 1 LOT 3 1098915 SE' 5 2.52 N:; 0240 31700. 0245 6 4.1 AC 0260 1. 36 AC 0278 7 ": ~, • ~i ~ , " :",i SltNSITlVE ARijA 12 13 14 First American Title After Recording Mail To: MOGREN, GLESSNER & ROT! P.S. Attorneys at Law P.O. Box 90 E2360il28 08/21/2008 18:0' KING COUNTY, lolA 20080821001273.001 Renton, WA 98057-0090 TAX $10.00 SALE $0.00 PAGE-001 OF 001 QUIT CLAIM DEED THE GRANTOR, JEFF GAIDJIERGIS, Executor of the Estate of LUCILLE M. PERRY, Deceased, King County Probate No. 07-4-02105-9 KNT, for and in consideration of his distributive share, conveys and quit claims the following described real property situated in King County, Washington, to MICHAEL J. PERRY, as his separate estate, including any interest therein which Grantor may hereafter acquire: Lots I and 2, King County Short Plat No. 976093, recorded under Recording No. 7612010798, in King County, Washington. Tax Account Nos. 366450-0261-04 and 366450-0260-05. DATED this JL day of August, 2008. Estate of LUCILLE M. PERRY STATE OF WASHINGTON ) ) ss COUNTY OF KING ) . ON THIS DAY personally appeared before me JEFF GAIDJIERGIS to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged to me that he signed the same as his free and voluntary act and deed, for the uses and Pllrposes therein mentioned. First American Title First American Title 20080821001273.002 GIVEN und~fJlll&-b.l!nd and official .seal this If> day of August, 2008. eef~: tINE ~'-... . . First American Title eee "'v.;; ....... ~ A:=" ~I ~ •• ;.;.~SIO,;~~(O "-\"A . C 'A _ ~ ::tl8 NOT'~ :<0\0' -;-~IV(aL4!=~.~Q~''''.,,;..e''''''_.';-c...'':--'-'; T lU-C"-"--c:=o.:::::::..-__ ~: 'VIr 't. \-13 ~ :;. ~ i -.... !:l:rn ~ Notary Public in and for the State "t '!? '" "'lIeLlC j I of Washington, residing at Renton. ",~",~·.0~1-\'l. .{~l My Conun. expires: /-;:"1 -\ 'Z.. QP"·'.u ..... ~~~ ." . IV A""'~ /111 'i#'''''''''~111I11 First American Title . , AFTER RECORDING RETIJRN TO: Name: Address: City/State/Zip: Trust Accounting Center P. O. Box 730 Amicortes WA 98221 DEED OF TRUST (for lISe in the State of Washington only) TICOR TITLE File No.: ~731 / /'I{-< (; Title Order No.: Ticor Title #6416759,1 {p-flv Y:>@I;"''- Reference Numbers· of Related Documents: . .i. Abbreviated Legal Desc:Lots I and 2, KCSPNo. 976093, Rec. no. 7612010798 . '1 THIS DEED OF TRUST, mede this 12th day of September Michael J. Perry, an unmarried man. as his separate estate who •• address is 13426 156thAvenue SE,Renton WA 98059 Ticor Title Company . who.e address i. 600 SW 39th Street, Ste 100, Renton Wa 98057 Equity Network LLC, A Washington Limited Liability Company whose address is PO Box 67; Snohomi.h WA 98291 ,2008 between ,GRANTOR, ,and , TRUSTEE, ,and BENEFICIARY WITNESSETH: Grantor hereby bargains, sells, and conveys to Trustee in trust, with power of sale, the following described real property in King County, Washington: Lots 1 and 2, King County Short Plat Number 976093, recorded under recording Number 7612010798, In King County, Washington. Assessor'. Property Tax PareeVAccount Number(.): 366450·0261-04 and 366450·0260·05 ADDITIONAL TERMS AND CONDITIONS ATTACHED AS EXHIBIT 'A' AND BY TIllS MENTION BECOME A PART HEREOF. 20080923000291.001 which real property is not used principally for agricultural or fanning purposes, together with all the tenements, hereditaments, md appurtenances now or hereafter thereUIito belonging or in any wise appertaining. and the rents. issues and profits thereof. This deed is for the purpose of securing perfonnance of each agreement of Grantor herein contained, and payment of the sum of Two Hundred Thirty Seven Thousand Eight Hundred Seven ·and 721100 . Dollars ($ 237,807.72 ) . with into.rest. in accordanCe with the terms of a·promiss~ry note of even date herewith,payable t.o Beneficiary. or order, and made by Grantor, and all renewals, mQdification,s, and extensions thereof, and also such further sums as may be edvm>ced or loaned by Beneficiary to Grantor, or any of their SUccessors or assigns, together with interest thereon at such rate as shall be agreed upon. Pa~e 10f3 First American Title First American Title 20080923000291.002 To protect the security of this Deed of Trust, Grantor covenants anQ. agrees: ). To keep the prope~ in good ,condition and repair; to pennit no waste thereof; tQ com'p1ete an building, structure, or improvement being built·or about to be built thereon; to restore promptly any building, structure, or improvement thereon which may be damaged or destroyed; and to comply with all laws, ordinances, regulations, covenants, conditions and restrictions affecting the property. 2. To pay before delinquent aU lawful taxes and assessments upon the property; to keep the property free and clear of all other charges,liens, or encumbrances impairing the security of this Deed of Trust. 3. To keep all bUildings now or hereafter erected on the property descnbed herein continuously insured against loss by fire or other hazards In an amount not less than the total debt secured by this Deed of Trust. All policies shall be held by the BenefiCiary, and be in such companies as the Beneficiary may approve and have loss payable first to the Beneficiary, as its interest may appear, and then to the Grantor. The amount collected \Ulder any insurance policy may be 8{>plied upon any indebtedness hereby secured in such order as fhe Beneficiary shall detennine. Such ~pplication by the Beneficiary shall not cause discontinuance of any proceedings to foreclose this Deed of Trust. In the event offoreclosure, all rights of the Grantor in insurance policies then in force sIt.all pass to the purchaser at the foreclosure sale. ' 4. To defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee, and to pay all costs and expenses, including cost oftitle search and attorney's fees in a reasonable amount, in any such action or proceeding, and in any suit brQught by Be~eficfary to foreclose this Deed of Trust. 5. To pay all costs, fees and expenses in connection with this Deed of Trust, including the expenses of the Trustee incurred in enforcing the obligation secured hereby and Trustee's and attorney's tees actually incurred. as provided by statute. 6. Should Grantor fail ,to pay when due any taxes. assessments. insurance' premiums, iiens, encumbrances or other charges against the property hereinabove described, Beneficiary may pay the same, and the amount so paid, with interest !II the rate set forth in the note secured hereby, shall be added to and become a part of the debt secured in this Deed ofTrnst. .' IT IS MUTUALLY AGREED 1HA T: I. In the event any portion of the property is taken or damaged in an emmen! domain proceeding, the entire amount of the award or such portion as may be necessary to fully satistY the obligation secured hereby, shall be paid to Beneficiary to be applied to said obligation. 2. By acceptitig payment of any sum secured hereby after its due date, BenefiCiary does not waive its right to require prompt payment when due ofan other sums so secured or to de<>lare default for faUure to .so pay. 3. The Trustee sbaU reconvey all or any· part of the property covered the this Deed of Trust to the person entitled thereto, on written request of the Grantor and the Beneficim:y. or upon satisfaction of1he obligation secured and written request fon:econveyance made by the Beneficiary -or the person en~tled thereto. 4. Upon default by GIantor in the payment of any indebtedness secnred hereby or in the performance of any agreement contained herein, all sums ,secured hereby shall immediately becottre due and payable at the option of the Beneficiary. In such event and upon written request of Beneficiary. Trustee shaH sell the trust property. in accordance with the Deed ofTrus! Act of the State of Washington, at public auction to the highest bIdder. Any pelson except Trustee may bid at Trustee's sale. Trustee sban apply the proceeds of the sale as follows: (1) to 'the expense of the sale, including a reasonable Trustee's fee and attorney's fee; (2) in the obligation secured by this Deed ofTrust; end (3) the sUIplu., if any, shall be distributed to the persons entitled thereto. 5. Trustee shall deliver to the purchaser at the sale its deed, without warranty, which shall convey to the purchaser the interest in the property which Grantor had or had the power to convey at the time of his execution of this Deed of Trust, and such as he may have acquired thereafter. Trustee's deed shall recite the facts showing that the sa1e was conducted in compliance with all the requirements of law and of this Deed of Trust. which recital shan be _prima facie evidence of such compliance and conclusive evidence thereof in favor of bona fide purchaser and encumbrancers for value. File #2731 Page 2 of3 First American Title First American Title 6. The power of sale confenod by this Deed ofTrust and by the Deed of Trust Act of the Slate of Washington is not.an exclusive remedr; Beneficiary may cause this Deed of Trust to be foreclosed as a mortgage. 7. In the event of the death. incapacity, disability or resignation of Trustee, Beneficiary may appoint in writing a successor trustee, and upon the recording of such I;lppointment in the mortgage records of the county in which this Deed of Trust is recorded, the successor trustee shall be vested with all powers of the original trustee. The trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of any action or proceeding in which Grantor, Trustee or Beneficiary shaIt be a party unless such action or proceeding is brought by the Trustee. 8. This Deed of Trust applies to, inures to the benefit of,' and is binding not only on the parties hereto, but on their heirs. devisees, legatees, administrators. executors and assigns. The term BeneficiaI)' shall mean the holder and. owner of the note secured hereby ether or not named as Beneficiary herein. State Ofwasbj:$tp~n ) County of -:>j;.di:"'l"~-I-;:J---.-" I certilY that I know or ave satisfactory evidence that ~M~i~'11a=:.I"J:c. p~eny:!!.!:-7-;-::-""";:---:--:="""""'-"":":-; is/are the person(s) who appe8!ed before me, and.said person(s) acknowledged that ~ sisned this instrument and acknowle~ itio !e his free and voluiltary a.ct for the uses and p ses mentio~eu In thIS instrum<:nt. aIed: "4" t~ File #2731 First American Title ",,'\\\\1\111/ .::$'~ .. \..EYV"I 11111/ .::: "" !I..,'''\\\\I\II, It: :: ;:y :§,oVa ~Ptt~/l I/. E!g g"'11 ,,~R.. ...~ ... ~ .,... ""of! 0 ~ ,.,. " ~ ~I& it .'" ~ 0 ~ .,.. :::0 .. CI == L , ~~.., '~PJ='r-~ 'Z ~ . pue f5§ 1= ~ '1'1 11 ,\'b ~~'~ = 1"/ d'~'III"\\\\~'''''*''''O ~.:: 1111 1"1;" OF ~ #' tI11\\\\\\\""" . Notary Pubh i f ashington ReS'dinga'~M~~~~~~~~~= My appointment expires Page30f3 20080923000291.003 First American Title File #2731 EXHIBIT 'A' Attachment to Deed of Trust wherein Michael 1. Perry is Grantor and Equity Network LLC is Beneficiary DUE ON SALE CLAUSE, 20080923000291.004 It is acknowledged that all unpaid balances of principal and accrued interest together with any unpaid late charges shall be due and immediately payable in full if Grantor sells, conveys, or assigns Grantor's interest in any portion of the real estate herein described prior to complete satisfaction of the debt herein described. LATE PAYMENT PENALTY, It is acknowledged that the late payment pen8ity is ten percelit (10%) or the payinent due if payment is· not received within ten (10) days after its due date. Said late tee shall be paid in addition to the regular principal and interest payment and shall not apply towatds either principal reduction or accrued interest. End Exhibit 'A' J1LInitial l1!J-Initial First American Title First American Title AFTER RECQRDING, RETURN TO: Trust Accounting Center PO Box 730 Anacortes, WA 98221 ASSIGNMENT OF DEED OF TRUST FileNo. 2731 Title Order No.: Ticor Title Company #6416759-1 Reference Numbers of Related Documents: Abbreviated Legal Description:Lots I and 2, KCSPNo. 976093, Rec. NQ. 7612010798 For value received, the undersigned, hereby grants, conveys, assigns and undivided whose address isclo pO Box 67, Snohomish WA 98291 all beneficial interest under that certain Deed of Trust, dated September 12, 2008 executed by GRANTOR(S), 20060930000439.001 TRUSTEE, o\Mortgages, at page __ Records of Kmg County, Lots 1 and 2. King County Short Plat Number 976093, recorded under Recording Number 7612010798, in King County, Washington. Assessor's Property Tax Parcel/Account Number: 366450-0261-04 and 366450-0260-05 Together with note or ootes therein described or referred to, the money due and to become due thereon, with interest, and all rights accrued or to accrue under said Deed of Trust. State of Washington } County of Snohomish On this ~t.-f!::: day of y?rnbP.c . .;J.ooB. ~efore me, the undersigned, a Notary Public in and for the State of W 1JlgtOD, duly commissioned and sworn, penonaUy appeared DONNA L. HOUGNON to me known to be the Authorized Agent ofEQVITY NETWORK LLC the company that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntruy act and deed of said company, for the uses and purposes therein mentioned, and on oath stated that she is authorized to executo the said instrument and"that the seal affixed (if any) Is the corporato seal of said company" SIDNEY E. DUKE. NOTARV PUBliC First American Title First American Title Electronically Recorded 20111031000972 SIMPLIFILE ADT 17.00 RETURN ADDRESS: Page 001 of 004 10/311201112:58 King County, WA HART AND WINFREE (RNF) P.O. BOX 210 SUNNYSIDE WA 98944 ASSIGNMENT OF DEED OF TRUST Reference #1 of related documents: De",1 of Trust, recorded as Auditor's File No. 20080923000291. Reference #2 of relAted documents: Assignment of Deed of Trust, recorded as Auditor's File No. 20080930000439. GRANTOR: 1. GRANTEE: 1. EQUITY TRUST COMPANY Custodian FRO Jerry Evans IRA No. 58162, holde,' of an undivided thirty-six percent (36%) of tire beneficial Jnterest before the elTectlveness of this Assignment, and holde,' of an wldlvlded elglrteen percent (18%) of tire beneficial inte,"est after' the elTectiveness of tlrls Assignment. EQUITY TRUST COMPANY Custodian FIlO Je,'ry Evans Roth IRA No. 90574, hoiller of 91, undivided eighteen percent (18%) of the beneficial u,terest ofte," the elTectlveness of tills Assigrunent. Legal Description (abbreviated): LOTS 1 & 2, KING COUNTY SHORT PLAT NO. 976093. Additional (complete) legal description is on page 2 ofllocumen!. Assessor's P,"operty Tax Parcel Nos. 366450-0261-04 & 366450-0260-05 Assignml!nto/Deedo/Tl'ustIPage J of4 14 G:\Forj'e(tur/!s\Mills, Ken· Perry DOT Foreclosure #23J0253'IAsslgmnellt ojDfll!doJTrosll110J3.docx First American Title First American Title For value received. the ullde.~igned as Beneficiary, Equity Tl"lIst Company Custodian FBO Jerry Evans IRA No. 58162, holde,' of an nndlvlded thirty-six percent (36%) of the heneficial hlterest before the effectiveness of this Assignment, and holder of an wtdlvlded eighteen percent (18%) of the beneflclallnterest after the effectiveness of thls Assignment, bereby grants, conveys, assigns and transfers to Equity Trust Company Custodian FBO Jerry Evans Roth IRA No. 90574, holder of an undlvlded eighteen percent (18%) of the beneficial Interest after the effectiveness offhls Assignment, whose address is 16801 NE 3S 1H PLACE, BELLEVUE. WA 98008, as to an undivided eighteen percent (18%) interest under that certain Deed of Trust, dated September 12, 2008, executed by MICHAEL J. PERRY, Grantor, to TlCOR TITLE COMPANY, Tn.stee, and recorded on September 23, 2008, under Auditor's File No. 20080923000291, records of King County, Washington, describing land therein as: LOTS I AND 2, KING COUNTY SHORT PLAT NUMBER 976093, RECORDED UNDER RECORDING NUMBER 7612010798, IN KING COUNTY, WASHINGTON. Assessor's Property Tax Pal'ceI Nos. 366450-0261-04 & 366450-0260-05 Together with an undivided eighteen percent (18%) interest in the note or notes therein described or referred to, the money due and to become due thereon, with interest, nnd all rights accrued or to accrue under said Deed ofTrus!. .lj). DATED this '7)/) day of October, 2011 EQUITY TRUST COMPANY CUSTODIAN FBO JERRY EVANS IRA NO. 58162. "oldel' of an undivided thirty-six percent (36%) Interest before the effe<t1veness of this Endorsement, and holder of an wldlvlded eighteen percent (18oio) Interest after the effectiveness By: Print Nrune:tI!\,U1lj mmmtf4lt~ CI1S'1a1 iOxl !'ibo $1'j61(g t 1~·I'I\.t\()l V1Mt lll-trrt'st Its: GAIL PRIBAN16 CORPORATE ALTERNATE SIGNER AssigJtmeJ,t of Deed of Trust I Page 2 of 4 14 0; IF or!eltu,.esl.Mflla, Kell • Perry Dar Foreclosure N23L0253W3sigllmelll oj Deed ojTrwll110I3.docx First American Title First American Title 111is AssiglUnent of Deed of Trust as to an undivided eighteen percent (18%) interest ill Ihe beneficial interest is hereby acknowledged and accepled. i!l- DATED this '/fJ day of October, 2011. EQUITY TRUST COMPANY CUSTODIAN FDO JERRY EVANS ROTH IRA NO, 90574, lIolder ofRn undlvllled elgllleen pCl'cent (18%) Interest after tile efTeclivene •• oftlli. Endorsement. By: P;illl Name:t}Wmwrt6llJ j>.tnij fyS-hitllo 1\ flJ;o&-q061t 1~·h.tntllvltlAd In+t'l'fst Its: IVill PRIBANI(' . . CORPoAAT!'! ALTERNATE SIGNER Assignment of Deed of TrustlPage 30/4 14 G:\For/eltures'IMJIb, Ken -Perry DOT Forec/osw'e 1J2310253l4ssiIPlnlelli qfDeeJ oJTnul J11013.Jocx First American Title First American Title STATE OF OHIO COUNTY OF LORAIN ) )ss ) ~IL PRUlANIG I certify Ihal I know or have salisfactory evidence Ihal ___________ _ is the person who appeared before me, and said persons acknowledged that he signed this instrument, on ~ath stated that he was authorized to execute the instrument and acknowledged it as the n G" f Equity Trust Company Custodian FBO Jerry Evans IRA No. 58162, to be Ule free an volunlary acl of such party for Ihe uses and purposes menlioned in Ule instnllnellt. Daled: OClobe~ 2011. • V :,0(' TAYLOR -: Nocary P::l:":c. State of Ohio • My C,:o;mmissioo Expires Jwne 30. 2016 STATE OF OHIO COUNTY OF LORAIN ) ) ss ) Printed Name I certify that I know or have satisfactory evidence that ___ CWl. __ I1_R_'_B __ ~=JC:..... __ _ is the person who appeared before me, nnd said persons acknowledged that he signed this instn~ll:lt: oath s~ted that he was authorized to execute the instrument and acknowledged it as th _ nbtV-~\IIr of Equity T",st Company Custodian FBO Jeny Evans Roth IRA No.905 4, to be the free and volwltary act of such party for the uses and purposes mentioned in the instrument. Dated: October 1!2. 2011. N T BLIC in nd for the Stale o[Ohio. I . /}./)~ III My a~intmellt expires: .l.f'-I_»=~_\.f!-",-___ _ Y.lcki Taylor Printed Name Assignment o/Dl!ed of Truu/Pagt 40/4 14 G:1FarJeltureslMiIls, Ken -Perry DOT Forec/oSloY! #13102J3lAssigmntnl a/Deed o/Tmsf J I JOJ3.docx First American Title First American Title RETURN ADDRESS: HART AND WINFREE (RNF) P.O. BOX 210 SUNNYSIDE W A 98944 nCOR TITI..E \llllllllil'IIII' ~!~A~~A~~400J~09 PAGE-001 OF 008 06/04/2011 15~~4 KING COUNTY I lR,-\1 "'Ci)'1 APPOINTMEN1' OF SUCCESSOR TRUSTEE Pursuant to the Revised Code of Washington, Chapter 61.24 Reference #1 of related documents: Reference #2 of related documents: GRANTOR: 1. PERRY, MICHAEL J. CURRENT BENEFICIARY: Deed of Trust, recorded under Auditor's File No. 20080923000291. Assignment of Deed of Trust, recorded under Auditor's File No. 20080930000439. 1. EQUITY TRUST COMPANY Custodian FBO Kenneth E. MIlls IRA No. 41888 2. 3. 4. 5. EQUITY TRUST COMPANY Custodian FBO Jerry Evans IRA No. 58162 EVANS, TERRANCE B. MILLS, KENNETH E. MILLS, JESSA THA M. SUCCESSOR TRUSTEE: 1. FABER, ROBERT N., Attorney Abbreviated Legal Description: TlCOR TITLE COMPANY has placed . t f record as a customer thiS documcn ° liability for thE counesy and acceal.diP.lStynoofthe document accuracyorv 1 Lots 1 and 2, King County Short Plat Number 976093. Additional (complete) legal description Is on page 7 of document. Assessor's Property Tax Parcel Number: 366450·0261·04 & 3664511-0260·05 First American Title First American Title .' KNOW ALL MEN BY THESE PRESENTS: Michael J. Pe"y, all IlIInUI"ied mon, as his separate estate, is the GRANTOR, and Ticor Title CompallY, is the TRUSTEE, and Equity Trust Company Custodian FBO Kenneth E. Mills IRA No. 41888, as to an untUvided Forty Five percent (45%) interest, Equity Trust Company CustotUan FBO Jerry Evans IRA No. 58162, as to an untUvided Thirty Six percent (36%) interest, T~ance B. Evans, a married nUln as his Separate Estate, as to all ullliivided Fifteen percent (15%) interest, and Kenneth E. Mills alld Jessatha M. Mills, Husband and Wife, as to an untUvided Four percent (4%) interest, is the present BENEFICIARY, under that certain Deed of Trust dated the 12th day of September, 2008, and recorded under Auditor's File No. 20080923000291, records of King County, State of Washington. The beneficial interest under said Deed of Trust was assigned to the present beneficiary by assignment dated the 2611> day of September, 2008, and recorded under Auditor's File No. 20080930000439. The property encumbered by said deed of trust is set forth on Exhibit "A" attached hereto and incorporated by reference. The undersigned, who are the present beneficiaries under said Deed of Trust, desire to appoint a new trustee in the place and stead of the original trustee named above. NOW, THEREFORE, the undersigned hereby appoints Robert N. Faber, whose address is 910 Franklin Avenue Suite I, Post Office Box 210, Sunnyside, Washington 98944, as Successor Trustee under said trust deed, and said Successor Trustee shall have all the powers of the original Trustee, effective immediately. This appointment is deemed a resignation of the original trustee pursuant to RCW 61.24.010(2). SIGNATURES ON FOLLOWING PAGES First American Title First American Title .' DATED: '7 -'7 -,2011. EQUITY TRUST COMPANY CUSTODIAN FBO KENNETH E, MILLS IRA NO, 41888 UndiVi~erest BY:~ • Print Name: .Iamle Reed Its: '~6EPRe::;II)ENJ • STATE OF OHIO County of Lon~-n ) ss ) This is to certify that on this '7 "1;y of Jo{t~ 2011 personally appeared before me .famie Reed (Name), the 'ltCEPRES N:r (Title) of EQIDTY TRUST COMPANY the Company that executed the within 'lnslrumenl and acknowledged the same inslrumenl to be the free and voluntary acl and deed of said Company for the uses and purposes therein mentioned and on oath. stated that they were authorized to execute the same and that the seal aftixed J if any, is the seal of said Company_ GIVEN under my hand and official seal on the date above stated. LORIOKES Notary PubliC, State of OhIo My commIssion expIres October 24. 2014 b6V\dQl NOTARY PUBLIC in and for the State of Ohio. My Appointment Expires: lo -'fp(' Itt WfiO't45'J Printed Name First American Title First American Title "I om signing below aDd paying aD additional $50 rocordlng fee (as provided I. RCW 36.18.010 and referred to as an emergency nonstandard document), because thi.! document does DOt meet margin aDd forbtntting requirements. Furthermore, I bereby understand that the re~rding process may COYer up or otberwlse obscure .ome po"::!e ten oftbe original dornm •• I ••• result ortills request." d/1 ~ ~ Signature of Requesting Party ~~ . Note to submitter: Do Dot ,fEn above nGl' Dav additional $50 fCfl if the document mcd!j mnrldnltot'IDattin£ requirements " " . -------------- First American Title First American Title .' DATED: =k~=¥F:....x:.....2011. STATE OF OHIO ) to. ' )os Cowtly of M uJ ) Tl)is is to certify that on this ~ day of q ,n 'JJ 2011 personally appeared before me awl PBIBANIf: (Name), the -< ~ (Title) of EQllTY TRUST COMPANY the Company that executed the within instrument and acknowledged the same instrument to be the free and volwttary act and deed of said Company for the uses and purposes therein mentioned and on oath stated that they were authorized to execute the same and that the seal affixed, if any, is the seal of said Company. GIVEN under my hand and official sea on the date above. ed. ~' . ) NOTARYPUBD" .. in an 0 First American Title First American Title .' ~4~ TERRANCE B. EVANS STATE OF WllStt/rVG712/IJ COUNTY OF O/Clt-NOG 1M! ) ) 55 ) I certify that I know or have satisfactory evidence that Terrance B. Evans, a married man as his separate estate, is the person who appeared before me, and said person acknowledged that he signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. Dated: >Jut'!" c;, ,20 II. NOTAR UBLIC in and for the State of Wt?<J"flJ~ M~ APPointmj~~ Jljl! Prmt Name: h; owl I First American Title First American Title .' STATE OF WAfu©TON COUNTY OF H ) ) ss ) ~;? ~< , ;;;?z ;::Q5~e!Z- SSATHA M.LLS I certify that I know or have satisfactory evidence that Kenneth E. Mills and Jessalha M. Mills, husband and wife, are the persons who appeared before me, and said persons acknowledged that they signed this instrument and acknowledged it to be their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: j'J::3 G . 20 II. KYLE JOSEPH MAl( STATE OF WASIflNG'roH NOTARY PUBLIC I.IY COMMtSS~ EXPIRE!! 07·25011 NOTAR P LIe i d for the State of . My Ap intme~ Expires: Er 2)· Q.,,{( Print N e:~ c...:1P {. tUJ,,= First American Title First American Title .. EXHIBIT "A" Legal Description Lots 1 and 2, King County Short Plat Number 976093, recorded under recording Number 7612010798, in King County, Washington. Assessor's Property Tax Parcel Number: 366450-0261-04 & 366450-0260-05 First American Title First American Title City Of Renton Finance Department 1055 5 Grady Way Renton,WA 98055 Friday, April 06, 2012 NOTICE OF LIEN FOR UTILITY SERVICE NOTICE IS HEREBY GIVEN that the City of Renton, State of Washington, has and claims a lien for utility service charges and penalties against the following described premises situated in Renton, King County, Washington. In addition, said lien also secures coilection costs and future utility charges incurred against said premises. Grantor/Reputed Owner!s): LUCILLE PERRY Account NO.: 39295·0 Lien Amount: $498.20 (Through December 30, 2011) Service Address: 13430 156TH AVE SE Parcel No.: 3664500261 legal: 6 lJANEnS RENTON BOULEVARD TRSPARCEll KC SP 976093AF 7612010798 SO PlAT OAF LOT 6 9LK 2 JANETTS RENTON BLVDTRS Pursuant to Renton Municipal Code, Title VIII, Chapter 1, 8-1-8, Chapter 2, 8-2-1, Chapter 4, 8-4-12 and Chapter 5, B-5-16, and Revised Code of Washington, Chapter 35, "Such charges and penalties shail be a lien against the herein above described real properties." I, Iwen Wang, Finance and Information Technology Administrator of the City of Renton Finance/IT Division, King County, Washington, hereby certify that the above referenced account is delinquent In the sum stated. Iwen Wang FIT Administrator City of Renton Phone: (425) 430·6852 First American Title Page 1 of 1 First American Title City Of Renton Finance Department 1055 5 Grady Way Renton, WA 98055 Friday, April 06, 2012 \ ~\\\ ~\\ \~~ \~\ \\\ \~I \\\\\ ~\\\ \~ ~~ \\~ \\\\ \I \\\~ ~~ \\~ 20120423000611 RENTON cITY OF l 62.00 PAGE-0~n OF 001 04/23/2012 11:14 KING caUNTY I \J~ NOTICE OF LIEN FOR UTILITY SERVICE NOTICE 15 HEREBY GIVEN that the City of Renton, State of Washington, has and claims a lien for utility service charges and penalties against the following described premises situated in Renton, King County, Washington. In addition, said lien also secures collection costs and future utility charges incurred against said premises. Grantor/Reputed Owner(s): LUCILLE PERRY Account No.: 39296-0 lien Amount: $498.20 (Through December 30,2011) Service Address: 13426 156TH AVE SE Parcel No.: 3664500260 legal: 6 2lANETTS RENTON BLVD TRSPARCEL 2 KC SP 976093Af 7612010798 SO PLAT OAF TRS TAX POR PAR EX UNO RCW84.36.381 THRU .389 NOTINCLUDEO Pursuant to Renton Municipal Code, Title VIIi, Chapter 1, 8-1-8, Chapter 2, 8-2-1, Chapter 4, 8-4-12 and Chapter 5, 8-5-16, and Revised Code of Washington, Chapter 35, "Such charges and penalties shall be a lien against the herein above described real properties." I, Iwen Wang, Finance and Information Technoiogy Administrator of the City of Renton Finance/iT Division, King County, Washington, hereby certify that the above referenced account is delinquent in the sum stated. Iwen Wang FIT Administrator City of Renton Phone: (425) 430-6852 First American Title Page 1 of 1 First American Title Fm§1I' AMERICAN AFTER RECORDING MAIL TO: PNW Holdings, LLC 9675 5E 36th Street, SUite 105 Mercer Island, WA 98040 Fired for Record at Request of: Spateabtl¥elhlslneforR~~seClll1 FirSt American Title Insurance Company ~URl'XSY.8BCOIIDING 0!It . . NO LIABItm FOR VALlIll'l'Y ANlJ I OR . A.c.GUIlACY ASSUllfJl BY PIRIIT AI/il:UCAlII Short Form 1'I'IU !Joi81JlWICl COMPAJOV . DEED OF TRUST File No: 4243-1901657 (BS) Date: July 3D, 2012 Grantor(s): Michael J. Perry, an unmarried man Grantee(s): PNW Holdings, LLC, a Washington limited liability company Trustee: First American Title Insurance Company, a Corporation Abbreviated Legal: LOTS 1-2, KING COUNTY SP NO. 976093, REC. 7612010798, KING COUNTY Additional Legal on page: 1 Assessor's tax parcel/Aerount Nos: 366450-0261-04 and 366450-0260-05 THIS DEED OF TRUST, made this ThirtIeth day of July, 2012, between Michael J. Perry, an unmarried man, as GRANTOR(S), whose address Is 13426 156th Avenue SE, Renton, WA 98055, and First American Title Insurance Company, a Corporation, as TRUSTEE, whose address Is 11400 SE 8th St, Ste 250, Bellevue, WA 98004, and PNW Holdings, LLC, a Washington limited liability company, as BENEFICIARY, whose address Is 9675 SE 36th Street, Suite 105, Mercer lsland, WA 9804O. Grantor(s) hereby Irrevocably grants, bargains, sells and conveys to Trustee In trust, with power of sale, the following described property In King County, WashIngton: LEGAL DESCRIPTION: Real property In the County of King, State of Washington, described as follows: LOTS 1 AND 2, KING COUNTY SHORT PLAT NO. 976093, RECORDED UNDER RECORDING NO. 7612010798, IN KING COUNTY, WASHINGTON. TOGETHER WITH all the tenements, hereditaments and appurtenances, now or hereafter thereunto belonging or In anywise appertaining, and the rents, Issues, and profits thereof and all other property or rights of any kind or nature whatsoever further set forth in the Master Form Deed of Trust hereinafter referred to, SUBJECT, HOWEVER, to the right, power and authority hereinafter given to and conferred upon Benefidary to collect and apply such rents, Issues and prOfits. Page 1 cf4 LPB 20-05 First American Title First American Title A.P,N.: 366450-o161~04 Deed of Trust M continued File No.: 4243~1901657 (8S) THIS DEED IS FOR THE PURPOSE OF SECURING PERFORMANCE of each agreement of Grantor(s), Incorporated by reference or contained herein and payment of the sum of two hundred fifty thousand dollars and zero cents dollars ($250,000.00) according to the terms of the purchase and sale agreement dated June 5, 2012 of even date herewith, payable to Beneficiary or order and made by Grantor(s); all renewals, modifications or extensions thereof, and also SUCh further sums as may be advanced or loaned by Beneficiary to Grantor(s), or any of his/her/their successors or assigns, together with interest thereon at such rate as shall be agreed upon. By executing and delivering this Deed of Trust and the Note secured hereby. the parnes agree that all provisions of Paragraphs 1 through 35 Inclusive of the Master Form Deed of Trust herelnaiter referred to, except such paragraphs as are specifically excluded or modified herein, are hereby Incorporated herein by reference and made an Integral part hereof for all purposes the same as if set forth herein at length, and the Grantor(s) hereby makes said covenants and agrees to fully perform all of said provisions. The Master Form Deed of Trust above referred to was recorded on the twenty·fifth (25th) day of July, 1968, in the Official Records of the offices of the COunty Auditors of the following counties in Washington in the book, and at the page designated after the name of each county, to-wit: A copy of such Master Fonm Deed of Trust is hereby furnished to the person executing this Deed of Trust and by executing this Deed of Trust the Grantor(s) acknowledges receipt of such Master Form Deed of Trust. The undersigned Grantor(s) requests that a copy of any Notice of Default and of any Notice of Sale hereunder be mailed to him at the address hereinbefore set forth. Page 2 or 4 LPB20.(J5 First American Title First American Title A.P.N.: 36645CH)1151-G4 Deed of Trust -Olntinued File No,; 4243-1901657 (BS) WITNESS the hand(s) and seal(s) of the Grantor(s) on the day and year first above written. sellers STATE OF Idaho ) COU~ OF JjrxJ..kI'I(JA. ;-SS On this C3 day of July, 2012, before me personally appeared Randy J. Gaidjiergis to me known to be the Individual who executed the foregoing instrument as Attomey In Fact for Michael J. Perry and acknowledged that he/she signed the same as his/her free and voluntary act and deed as Attomey In Fact for said principal for the uses and purposes therein mentloned, and on oath stated that the Power of Attomey authorizing the execution of this instrument has not been revoked and that the said principal Is now living, and Is not Incompetent. , GIVEN under my hand and official seal the day and year last above written. (/J /Z2... d--. . /. ~6 fW_MU'K. r. 1(#.l[X)<Ud<./J First American Title SHANNON L. BRICKWEOEL Notary Public Stat. 01 Idaho Page 3 of 4 Notary Public il).. and for ttle State of Idaho Residing at: c.p i4-,1f 0 My appointment expires: lR / I ;-/15 LPB 20-05 First American Title .. A.P.N.: 366450-0261-04 Deed of Trust • continued Rle No.: 4243-1901657 (85) (Do Not Record) REQUEST FOR FULL RECONVEYANCE To be used only when all obligations have been paid under the Note and this Deed of Trust. To: mUSTEE The undersigned is the legal owner and holder of the note and all Indebtedness secured by the within Deed of Trust. Said note, together with all other Indebtedness secured by said Deed of TNst has been fully paid and satisfied; and you are hereby requested and directed, on payment to you of any sums owing to you under the terms of said Deed of Trust, to cancel said note above mentioned, and all other evidences of Indebtedness secured by said Deed of TNst delivered to you herewith, together with the said Deed of TNst, and to reconvey, without warranty, to the parties designated by the terms of said Deed of TNst, all the estate now held by you thereunder. Mail Reconveyance to: Dated: -'-__________ _ By ___________ _ By ___________ _ By ___________ _ By ____________ _ Do not losa or desb'oy this Deed ofTrust OR ntE NOTE which It secures. Both must be delivered to the Trustee before cancellation wlll be made. Page 4 of4 lPB20·0S First American Title First American Title :'.= ~ "" 0 ", :- '" .... : => N .... . ~ " .-,. ~ 0 0 ~, " 0 0 . ., r:- ~r- w ~ ~ , 1 : I I • f I t 1 , 1 ! I , [ E t I , , • ; 1 ! 1 I SHO R T P L AT N 0 _'~J -"'/~":..:"::..;9:..::3~ __ S.~ T.2:2... ll.~ KI NG COUNTY, WASHINGTON LEGAL This &p.ce t •• ~rv.d tOI APPROVAL TtJcrJrdtt,'5 u_e • .:':! Wlp.!IIrtment of PJ.annJngo and CODlClunl ty Dovcrlopment BuIlding and Land DevoJopment Division EXlSmnt:ld MJd approvod thIs .3....2. da!l of Building, Land Dovelopment DIVJSJ~ DePJIrtrntmt 01 plJbJJto Werk!; £ulI'unud and approvad this /t 7"1/ day ot rJlod {or r~oord at the r"quest 01: Lue.1I1! AA t{."1 ~~ ... 2h DJI'OC'tor . .. -c./o TAiI£.''''.oJ ,:,;"'''':' DepartlllCnt 01 Asses$MCnts d •• of I.!.C.tt.. :.i.. /l,tJ:.r i!L .... J~ .... .J" (rb"~~ l: •• JltUlIf!d lJnd approved £.Ius -.,'? £.If' dc-rlEe., j!>fR. J9..zlL Return to: IJulUil'l9 , Land Drwolopmmt 450 KC AbrinistNti<>n Bldg B •• ttl., ~ .. hingtcn USI0' DESCRIPTION HARLEY H. HOPPE DopUf'i AJoses$or TOTAL AR£Ar Lot 6 f Block 2, Janetta Renton aoul~Yard Tracts as recordc:d in Volume 17. Page 60. in Kine county Washington. PARceL '1. The South 76 feet of the ~:CGt HtO {aet.o! Lot 6. ~ R1 nton Blockr of Janetts Boulevard Tract6.a~ recorded in Volume 17. Pege GO, king CountJ Washington. PARC£L .2, Lot~. Blect. Z, Janetts Renton Boulav4rd Tra'tG as recorded in Volume 17. Page GO, King County WaBhington~ C except the Soutn 76 feet Of tho West l~D teut. Map 'On Filo 'n Vault J'''IJCt / 01 First American Title ; · < .. J , : · · · : · :. .- First American Title I; , • : :. [ · i ; ~ i 1 , I \ ! 1 • ! I I i f t i I t ! ! t ! I \" , ',/, J " I I : ~ I - , I < ; , : , ~ • '~2: . , 1': I" .•• ". Cl. ~ r, I~·"" '. Short Pl •• 110' 9 Y "0'7 3 First American Title I. # z! :. , [',.< .. , ./ <D &"11 ' ... , l. <f b,.., L .. ~ ", " , ...... "l . ' Mtlp on File In Vault fJ " ,. . , , Dlro"'ctlon/ Vv -.---+t---- SCAlf" = o First American Title ---_._-----_._-_ .. _--=---_:--:-:------~:.:-=---==-.---==--~-- ! ~ 1 DECLARATION: Know nll men by these presents that we, the undersiGned, owner(s) in Icc ~impl~ (and contract purchasor(s)lof the l~nd herein described do hereby make a short subdivision thereot pursuant to ROW 58.11.060 and doclare this sbort plat to be the graphic representatIon of same, and that said short sub~vislon is made with tbe free consent and in accordance with the des1re of the owner(s). In witnoss wboreot we h~vc set our handa and seals. Hn. LucUl(' M. I'e.ry Name Name Nome Nt .. :Ile Nome STATE OF WASJUNG'rON,l IS. CQLlnt"y Ol._~Y.l~,~·c,-___ 1 to 1M knOtm to bit Chit !ncUvldulil de!lcri,bed In Bnd ":.,, o,uCLIted ths tlith~ and foxogoJllg In::tZi!lZItfnt, and ac.tnCW'ledgad that the slgnad the .,..me IJ!1 her frae IInd'voJtzntary ..... r .. md rf_d, for tho use. and pur~orcJn JnQt:Itloned. ----• _ • 01 VE~ under .lIlY hiU1d and o!lIr:JaJ seal this -!L ~V ot OctclJer .' .n12..- --A1 ' "",-, ' Yf/-t-h-!L-.D ~_ NotarJI Pr.tblJ r: in lind far the Sr~e 'DI "i.2shJn!1ton. TO.$ldlng at Renton ' • STA.E OF WASHINGTON,!" t -• COunty at ____ _ ! I On thJs <fag pc-uonal1v dv~.rGd b%ro mo ________________ _ i ! to /lID known to bo the Jmllvldual de:ft:rlbed In and who erecutcd the within and loro~lng ! lll:ltrumcnt, Gild ,ar:A:IlWJo~S'l!d th4t ____ signed the .arm ,U ____ freo Md voluntDZ'!/ l IIct jUld deed, tor the wrcs and ~urp03o:l therojn .mcnt!onl!'d. GIVEN undor ~ h4r1d -'lid oEflcl.IJJ Ileal this __ cIa!l oC _______ " 1' __ , MO- Sbort Ph' Numbor <'176':: 2' "! First American Title Notery PubJir: In lind lor tho Stllto oE h'a!"hJngtoll. residJlIg .t " ., " ;.,/ .... / ... ~::.:~/. ,~' ...... :,: .. ,~. _.,- .,' :.". /",/'" ,//' .. ' ,'/' .. /' ....... . ,; " .' I~ 11 ." .' ... --"._ _ s.E. 128th ST. .. ," .. / .. .. ~. 8102099006 ~~. I~ ••• :: •••• ,.,... ;>4-r .-i ", "r"'(}~·'Z(;·w 1$3T.,I1 (n.tnJ 1/ fl :-:\ .. :" .' ~"I!J~D1M ;: -:~t.~~ -~-~~DtM ·"·---·~<1/·><~/f~··::·=.;··) [r;Zr-" <. . " ~ .. """""! .... ". ", "" ... ", ;.' ,.' ;! .,.' •. ".~ ,' ..... ,' ~ "".,'o<mll~O"",".,.I.DT"'LOCK', \··:::/:;;/:z./,)/.:.·J fE~~=-, ~ OCr- B'" I '.H' - '~:. N""~'J~ __ ";'_.\, -"'.\-.,(":;''' ...•. ::. ":.:~:., 26-206 ~~.~ .,./ ... /, •. ". ' .• l' -.. r.., > .. Irl.. _,'-'7..5n ~ PT. .. ~l~:i ./ .. ~~:.~./' ~ .>' ... ;i .;. .,t' .... ...::., """,. u. ~~ r~ ··'it :::·:,,,.:·;/ .. ~, . ." -,'- .. " ..... -...... , ..• " ... {/~~~~~:::.:~:~} ···,:,i· .~ .. ' .. ,,; .. ;; !!.6~(U·~/·w 1 ~:::JI t!:.:aI .~: '--;t" ... :: /:-.... - : ... -· .. ·~l.. ~; .... ---y:GENQ S.£. .136,( ST. ,;",.tJo, ~) '.~.~';" a:.;~1 .: .::' -&L ',:,.v... -:~ ;tt;.:;:;:: 1)'1!i.Low ~~o'~A~\~~~~;:) /'>"'\ . r7 ~ .. -.. _ .... - ;"co ... ~~8mzQ99~ ..... ·_~flhL...l~ ,,_ 26 "s,,,,y.~ ... ...-,, WA."t'HlI ~. eUA.8TAIN t':I.,,,,. tl. IfL~QJ1 ... JAME' & nC,C' I.,t. "_...c-A o_ "8 ...... ~n 1l1li_--"'..-. __ .......... .. ......... ___ ... ....-01 .. ....... -.. Jd III ......... ., "81M nurrHlfB .-W"" 111ft E. ('1.'6 (ooftIooIo ....J!l.'-~ ~ """"'(;,~"':='"'BOU'KOARY SURvE4 .iF '" ';; . ./,/"'" .,/ ""EF.5-_. -:~::'~fL-i:.:,/(·/] First American Title , • I i , i J First American Title First American Title :'..= ~ '"' c:> --, :- '-" .... : :::> N .... • J .-. ~ 0 0 '. ."7 0 0 . ., ro-o.., i 0-6 ~ ~ : l · , i , ~ I • , · • \ I I ~ ! E t 1 • • • • 1 I 1 ! SHO R T P L A T NO _'!...' ...!.·/~.c.:o:..:'j:.::3~ __ S . ...!.:!.... T. 2., ll.~ KI NG COUNTY, WASHINGTON LEGAL this .p~ce r ••• rved lot APPROVAL recDrdttr'tI U_t :' .... v £.tIp.!Irtmcnt of PJannjn~ lind COllCunJt/J Dovolopment BuJlding And Land DevoJopment DIvision EJt4J:UnK and .pproVDd t.his ..!aJ2. day of Di!p.!Irtrnent 01 PubJ1C' fior" E)(4rrunud and appro\ltld this /t 7"" day of 'JJed {or r~t:Ord ,u. the r"qu~t 01: lUGII/c' AI/ I"~ "1 ~~ ."zt D'toctor .. -c./(> -rAl!.l' ........ ~& .... 1 r Dt1p.1TtIIlCnt of Asses.menf.S do" of ,~c.~" ~l. ILtJ!.r ilL ... ,o...,.,...J", (ror'~{ ~1C.mJnlfd lind apptovt:d Llus 4 z.II' "'&' Return tol BuiUi"l1 4 Land D"".!"P" .... 450 XC Adm.i ...... ltm Bldg S.attle, ~ .. 'ington 88704 DESCRIPTION HARLEY H. HOPPE TOT/;L ARtA: Lot 6.block 2. JanettD p.enton aoul~vard Tracts as rccordtd in Volume 111 Page 60, in Kine county Washington. PARCEL '1. The South 1ij fect of the WeGt ISO [eetto! Lot 6, ~ R~nton Blockr of Janetts Boulevard Tracts,~5 recorded in Volume 17. Poge 60, king Count/ Washington. PARCtL 12t Lot 6, Block 21 JanettG Renton Bculavard Tra~tG fta recorded in Volume 17. Page SOt King County Washington. C except the South 76 fect Of the West ISO fact. &lap on Fllo In V.un /'iJfJlt J 01 First American Title , : ~ 1 : -. : " .. First American Title I; , • • ;. ; [ , i i ! I , ! ! i i t I ! ! t , I \' , ,I' " " Z .P <.. n , : - , -i , . , I , t 4~ . , ,,' I"." ,,0 (f, < f'\ I:"'" " short Pl_. /lo, 9 ;/ 6 C '7 := First American Title ~ *2: :. -, l:' , .. ' .. ~"I' ~ .. 4. , ,/ <D \.'1I,r' L .. i .. , 1".1 •• "l 'Z < " .' , , l.~# (. 1'01 .... " t, J" •••... ~ .....• ~. &",D "'''.~T$ Mop on File In Vault N " I DlrDctlon," Vv -... ---1---- o = Z. .3 1'4'./U __ 0( __ : First American Title ---=-=-.--:-------------=--=-----:-:-:------.' .. __ :......,..,.., ----"' ... "---== ~---.. ~=-- I ~ 1 i i ! , j I i , ; co ~ b => N '""' .- DECLARAT ION: Know all men by these presents that we, the undersigned, owner(s) in fcc 61mplp {and contract purchn.sor(s)l of the la.nd herein descdbed do hereby make a short subdivision tbereof pursuant to ncw 58.17.060 and doclare this short plat to be the grarblc representation of samo, and that said short subJivision is made with the freo consent and in accordance with the desire of the owner(s). In witness whereof we have set our hands and seals. MrG. Lucl11~ H. Ferry Nome Nr .. :ne STATE OF IfASlIlNGTON.l"- countv OI_Y.l~"nc,-_-,_1 Nome i'hune to at! knoom to blt the 1ndJvJ.dual d_c::rlbed J.n lind ,,:.0 oxecuted tho wjthbl and t'Ql:o~J1I9 Instl'Wlllrnt. and lIc.knDlo'led!1od that ~signed the saJIe 4$ ~Iree and'voJuntary ", .. ,. ..tnd d_d, tor tblt writS and purposes tho¥oi-n mentloned. .. • ' 01 VE~ under my hand lind oUlr::J.al seal thls ...!!-dill} of Oct~bCt' W " .19~ '1ft)~l'-.D ~ ____ , NQtlll'!/ PublJr:: in and for the St:ue'oi li:JsbJngton, rosJ.dln9 at Reaton " STA"i'E OF WASHINGTON,t l1. County ot ____ _ On thJ.1I da!J J*rsoMIJ!I dl'Pellrctd baloro _________________ _ to ~ known to be the !ndJvldual descrLbed In and who eXDcutcd the u1thln and rorcgoJng In,,trumcnt, and acJcnofllcl!,~d tb4e ___ "lgn06 c:.hlt sarru alJ ____ trt!t! .and voluntDry .~ and deod, tor cha u.cs and purposes theTa!n mcntlaned. GIVEN under tfI.J hand .Ind ottIt:1aJ lHlltl thlll __ cr.a!l ot _______ "' ,, __ , .." Notary PubHf: In and 101' the State of W"I'h1ngton, rcsldJng at First American Title ", : To: RE: PR: NWEST PNW Holdings LLC 9725 SE 36th ST STE 214 Mercer Island, W A 98040 Attention: Justin Lagers Your Reference No.: Property: First American First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phone: (206)728-0400! Fax: Final Invoice Invoice No.: Date: Our File No.: Title Officer: Escrow Officer: Customer ID: Ofc: 4209 (874) 874 -420962000 08/20/2012 4209-1942808 Lavonne Bowman 5524272 13426 156th Ave SE, Renton, W A 98059 Liability Amounts Owners: Lendcrs: $1,000.00 Buyers: Michael Perry Sellers: DescriptIon of Charge Invoice Amount Guarantee: SubdivisionIPlat Certificate Sales Tax INVOICE TOTAL Comments: Thank you for your business! To assure proper credit, please send a copy oj this Invoice and Payment to: Printed On: 812012012,8:18 AM Attention: Accounts Receivable Department 818 Stewart St, Ste 800 Seattle, WA 98101 Requester: ADEC $350.00 $33.25 $383.25 Page: 1 SADDLEBROOK PLAT TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. Justin Lagers· PNW Holdings, LLC. 9675 SE 36th St., Suite 105 Mercer Island, WA 98040 Prepared by /llf/!lifgz TRAFFIC EXPERTS 11410 NE 124th St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 August 10,2012 City of Renton . Planning Division SEP -4 2012 August 10, 2012 Mr. Justin Lagers PNW Holdings, LLC. 9675 SE 36th St., Suite 105 Mercer Island, WA 98040 Re: Saddlebrook Plat -City of Renton Traffic Impact Analysis Dear Mr. Lagers: NORTHWEST TRAF"F"IC EXPERTS 11410 NE 124th SI. #590 Kirkland, WA 98034 Phone: 425.522.4118 Fax: 425.522.4311 We are pleased to present this traffic impact analysis report for the proposed 14 lot Saddlebrook Residential plat located on two parcels between 156th Ave. SE and 158th Ave. SE and north of SE 2 nd PI. in the City of Renton. The scope of this analysis is based upon the preliminary plat site plan and the City of Renton Policy Guidelines for Traffic Impact Analysis for New Development. Our summary, conclusions and recommendations begin on page 5 of this report. PROJECT DESCRIPTION Figure 1 is a vicinity map showing the location of the site and study area. Figure 2 shows the preliminary site plan. The site access street runs from the 156th Ave SE to 158th Ave SE. The site access street will have curb, gutter and sidewalk on both sides. Curb, gutter and sidewalk will also be installed on the site frontage on 156th Ave. SE and 158th Ave. SE as shown on the site plan. Development of the Saddlebrook plat is expected to occur by the year 2014. Therefore, for purposes of this study, 2014 is used as the horizon year. Two existing single family residences within the project site will be removed with this development. Page 1 Saddle brook Plat TRIP GENERA TlON AND DISTRIBUTION The 14 single-family units in the proposed Saddlebrook Plat are expected to generate the vehicular trips during an average weekday and during the street traffic peak hours as shown below: Time Period Trip Rate Trips Trips Total Trips per unit Entering Exiting 67 67 Average Weekday 9.57 134 50% 50% AM Peak Hour 0.75 3 S 11 25% 75% PM Peak Hour 1.01 9 5 14 63% 37% A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the study site. The trip generation is calculated using the average trip rates in the Institute of Transportation Engineers (ITE) Trip Generation, Eighth Edition, for Single Family Detached Housing (ITE Land Use Code 210). These trip generation values account for all site trips made by all vehicles for all purposes, including resident, visitor, and service and delivery vehicle trips. Figure 3 shows the estimated trip distribution and the calculated site-generated traffic volumes. The distribution is based on existing traffic volume patterns, the characteristics of the road network, the location of likely trip origins and destinations (employment, shopping, social and recreational opportunities), expected travel times, and previous traffic studies. EXISTING PHYSICAL CONDITIONS Street Facilities The streets in the study area are classified per the City of Renton Comprehensive Plan as follows: NE 4th St. (12S th St. SE) 156th Ave. SE 15Sth Ave. SE Page 2 Principal Arterial Minor Arterial Local access Saddlebrook Plat 156th Ave. SE has a speed limit of 35 mph and consists of two 12 ft. lanes and a shoulder approximately six feet wide in the vicinity of the proiect site. There is curb, gutter, landscape strip and sidewalk on the west side of 156t Ave SE starting in the area approximately across from the project site running south to SE 2nd Place. There is a left tum lane for southbound left turns from 156th Ave. SE to SE 2nd Place. 156'h Ave SE is straight and flat at the Site Access St. with excellent sight distance in both directions. 158th Ave SE has a speed limit of 25 mph and consists of two lanes with a pavement width of approximately 25 ft. and unpaved shoulder. There is no curb, gutter or sidewalk except for a section north of the project site along the east side of the street. 158'h Ave SE is straight and flat at the Site Access St. with excellent sight distance in both directions. EXISTING TRAFFIC CONDITIONS Traffic Volumes Figure 4 shows existing, future without project and future with project PM peak hour traffic volumes at the proposed Site Access St.l156 th Ave. SE and Site Access St.l158th Ave SE intersections. The proposal generates less than 30 PM peak hour trips and no other intersection or street segment in the City of Renton will experience an increase of 5% in traffic volumes due to this development. Therefore, only the Site Access .St.l156'h Ave. SE and site Access St.l158'h Ave intersections require a level of service (LOS) analysis per the City of Renton Policy Guidelines for Traffic Impact Analysis for New Development, PM peak hour traffic counts were performed on 156th Ave SE and 158,h Ave. SE on Tuesday, August 2,2012 and are included in the Technical Appendix. Level of Service Analysis Level of Service (LOS) is a qualitative measure describing operational conditions within a traffic flow, and the perception of these conditions by drivers or passengers. These conditions include factors such as speed, delay, travel time, freedom to maneuver, traffic interruptions, comfort, convenience, and safety. Levels of service are given letter designations, from A to F, with LOS A representing the best operating conditions (free flow, little delay) and LOS F the worst (congestion, long delays). Generally, LOS A and B are high, LOS C and D are moderate and LOS E and Fare low. Table 1 shows calculated level of service (LOS) for existing and future conditions including project traffic at the pertinent street intersection. The LOS was calculated using the procedures in the Transportation Research Board Highway Capacity Manual The LOS shown indicates overall intersection operation. At intersections, LOS is Page 3 Saddle brook Plat determined by the calculated average control delay per vehicle. The LOS and corresponding average control delay in seconds are as follows: TYPE OF A B C D E INTERSECTION < >20.0 and Signalized 10. >10.0 and >35.0 and >55.0 and 0 ~20.0 ~35.0 ~55.0 ~80.0 Stop Sign Control ~10 >10 and ~15 >15 and ~25 >25 and ~35 >35 and ~50 .0 FUTURE TRAFFIC CONDITIONS WITHOUT THE PROJECT Figure 4 shows projected 2014 PM peak hour traffic volumes without the project. These volumes include the existing traffic volume counts plus background traffic growth. The background growth factor accounts for traffic volumes generated from other approved but unbuilt subdivisions and general growth in traffic traveling through the area. A 3% per year annual background growth rate was added for each year of the two year time period (for a total of 6%) from the 2012 traffic count to the 2014 horizon year of the proposal. The 3% per year growth rate should result in a conservative analysis since the growth in traffic volumes has remained relatively flat the last several years. FUTURE TRAFFIC CONDITIONS WITH PROJECT Figure 4 shows the projected future 2014 PM peak hour traffic volumes with the proposed project. The site-generated PM peak hour traffic volumes were added to the projected future without project volumes to obtain the future with project volumes. Table 1 shows calculated LOS for future with project volumes at the study intersections. The study intersections operate at an acceptable LOS of A and B for future 2014 conditions including project-generated traffic. Page 4 F >80. 0 >50 Saddlebrook Plat TRAFFIC MITIGA TlON REQUIREMENTS The City of Renton requires a Transportation Mitigation Fee payment of $75 per new daily trip attributed to new development. Two existing single family residences on site will be removed with this development resulting in a net increase of 12 single family homes. The net new daily trips due to this development are 115 trips (12 units x 9.57 daily trips per unit). The estimated Transportation Mitigation Impact Fee is $8,625 (115 daily trips X $75 per daily trip). SUMMARY, CONCLUSIONS AND RECOMMENDA TlONS We recommend that the Saddlebrook Plat be constructed as shown on the site plan with the following traffic impact mitigation measures: o Construct the street improvements includin~ curb, gutter and sidewalk for site access street and site frontage on 156t Ave. SE and 158th Ave. SE. o Contribute the approximately $8,625 Transportation Mitigation fee to the City of Renton. No other traffic mitigation should be necessary. If you have any questions, please call 425-522-4118. You may also contact us via e-mail at vince@nwtraffex.corii or larrv@nwtraffex.com. Very truly yours, Vincent J. Geglia Principal TraffEx Page 5 Larry D. Hobbs, P.E. Principal TraffEx TABLE 1 PM PEAK HOUR LEVEL OF SERVICE SUMMARY SADDLEBROOK PLAT TRAFFIC IMPACT ANALYSIS , EXISTING 2014 WITHOUT 2014 WITH INTERSECTION 2012 PROJECT PROJECT Site Access St! 156th Ave. SE. NA NA WB (B 13.8) Site Access St! 158th Ave. SE. NA NA EB (A 8.9) * Number shown is the average control delay in seconds per vehicle for the worst approach or movement which determines the LOS for an unsignalized intersection per the Transportation Research Board Highway Capacity Manual (XX) LOS and average control delay WB westbound approach EB eastbound approach Page 6 .. w .c Z " "" '" ¥ ~ w ~ .5 < z .g 1i '" 5 ~ '" 0 ... PI & ----==SEJ28Ih SI.-___ -" I NE 3td Ct NHmt 51 SE 2nd St SUndCt S~ ,391h PI Sf \l2nd 5t SE 133td N[ I" 51 ~ " ~ SE 12811> SI ~ Sf 3Jd PI 41h PI Sf 130th 5t ~ ~ '" £ ~ NE 2nd PI ~ w '" ~ '" .c ~ SE 5th 5t SE 7th SI N & S£ 13 hI 51 ~ ~ SF. 1341hSI SEI351h 51 ;;; ~ w 0. '" ~ 0: " -'" ~ '" ~ Saddlebrook Plat -City of Renton Vicinity Map I' l[/!7fdtflffxr TRAFFIC EXPeRTS 5E 13SIh $1 Sf l!61h 51 51 Figure 1 , I ! r I 8 ~ --, -I I I I I 7 I I ; I I I I -. , ---L I -. , -. I . - I I I I I 6 I I I ; I 5 4 I I --. , -.. -. Saddlebrook Plat· City of Renton Site Plan I , --, - I I I I I I I 3 I I I I I I I I . -'. -, --- I I 2 ---. - I I 1 I I I I , Figure 2 "' '" ~ '< i!: ~ .. w oS II 1Z/!:r!]t~jJ '" z ~ v ~ ~ ~ i I .10 z " ... 0 .g t' T"RArrtC EXPERTS « I I :lI ~ '" 0 '" 50% , " ~ ~ '" PI 2. ~ 20% .c ~+-3 .. -2 ~ · .:. =::-.: SE.12ath St:::=-==-·· . .. -.c , · SE lZllth 51 ~. -. --. ------NE3rdCl 4 -+ 'I ----- '#.C"') t 1 -+ ... ~ .... ~ z ~ ~ '" ~ " IS N ., ~ SE 130th St 'G'-~ « 0 ""j,t ~ lo( •• ;1;' " <fl. N ;j e ~ ~ & ~ ::: I.C) "'N SE 131st St >-l:l "" .. ~ '-j , ~ Q ~ ~ '" N[ 2nd 51 51: U],nd Sl -5 ... ... " '" &i Nf 2nd PI l> '" ;j -SE 133rd si I !!l ~ L.. prOjectv NE 101 PI NE '" 51 0 Site 2 w SF. !3~lhS, " '" 1 « ~ Sf 2mi St '" SE 1351h 51 t « Sf 135th 51 .c ;;; SE 7.rui' Ct > ~ ~ SUnd PI N w U w ~ Sf !.loth 5. '" '" ~ ~ 0: ~ ~ '" .c m ;; ,> Sf 3m PI ;< <fl. ~ ~S~4thPI '" S SE ~rh S. '" 0 ~ n~5thPl ~ :ll "" 'ill: 139th PI ~ .c Iii-• « :2 , '0 -C N ! !!l SE 7th SI !I,~b'JO<l<! Halllh .. o '" I ... '-2 CD'1 I r ON Site Access/156th Ave '" 0 2 J I PM Peak Hour Traffic Volume JeD Legend 0'"'" I Enter 9 ~ 0 15% Percentage of Project Traffic Exit 5 Total 14 Site Access 158th ave -3 PM Peak Hour Traffic Volume Saddlebrook Plat· City of Renton Figure PM Peak Hour Trip Generation and Distribution 3 ·C·:.,,-_-::SE"28Ih 51 -_ NE'3rd Ct w Z o ~ -= SE 128\h SI' ~. j SE .130lh SI ~ NE2nd SI 5E,tl2nd 5, w '" ~ ;; ~ :: N C 2nd'PI -., - SE 133ro si I ~ NE I" $, 1 Site UJ -q>' Project..... Nf 'n PI " ~ ~ SE 2nd 51 SE2nd CI Existing Site Access /156th Ave Future without Project Site Access 1156th Ave ~ & 5F.'!J'n 51 > .. SE 1341h 51 5E 135\1' 51 ~ ~ Project Traffic S ita Access 11 56th Ave SE .,51h SI SE 13l;lh SI Future with Project Site Access 1156th Ave Site Access 158th ave Site Access 1SBth ave Site Access 158th ave Site Access 158th ave +-3 Saddlebrook Plat -City ot-Renton PM Peak Hour Traffic Volumes Legend PM Peak Hour Traffic Volume Figure 4 TECHNICAL APPENDIX ~ Prepared for: TraffEx Traffic Count Consultants, Inc, Phone: (253) 926-6009 FAX: (253) 922-7211 E-Mail: Te;:m@TC2In c.com WBE/[)BE Intersection: 156m Ave SE & SE 2nd PI Date 01 Count: Tues 8/0712012 Location; Rentl>o, Washington Checked By: Jess Time From North on (SB) From South on (NS) Flam East on (W8) From West on (ES) Interval Interval 1561hAvcSE [56th Ave 51::: SE 2nd PI SE 2nd PI Total Ending at T L S R T L S R T L S R T L S R 4:15 P 0 l 69 l 2 l " , 0 l 0 , 0 0 , , '54 4:30 P , 2 60 3 0 2 " l 0 2 2 , 0 , 0 • III 4:4~ P • , 96 2 , • " , 0 , , l , 0 , • m 5:00 P 0 3 80 0 , , " 7 0 , , , 0 , l • [76 5:15 r • 2 '30 , 2 3 57 7 0 l 0 2 0 0 0 • 209 5:30 r 2 to "3 , , , 44 , 0 6 0 , 0 0 , • 262 5:45 P , , [7, 0 0 l "' 8 0 6 0 0 0 0 0 • 289 6:00 P 0 • [8, , , • 64 8 0 • 0 l 0 0 0 2 27' 6:15 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:30 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (!:45 P 0 0 0 0 0 0 0 0 0 0 0 0 '0 0 0 0 0 7:00 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Survey 12 3D 98' " 8 25 .79 45 0 26 • 2l , 2 6 II 1666 Peak 1I0ur: 5:00 PM .. 6:00 PM --" - Total 7 I 21 I 68\ f l • 1 " 1 25' 1 24 o 1 " 1 0 1 6 o 1 o 1 1 I 14 1034 ~roach ", 289 25 " 1034 "101 IV 1.0% 1.4% "" "" , " Pllf 0.89 0 -I ~ 156th Ave SE 1 965 1 GLJ ~ c~· .,p<>-l r---·-, , 0 ,Bike SE 2nd PI ) IlK! 1 " [:::X:::J',' SE 2nd PI 1 .. 1 ped!=~~] ~ I2sl r-2-Bike 0 " 1 "I 1 "I -"--0 .Bike L_~.J -'-5:00 PM " 6:00 PM t"o--jred W " I'EO. N S £ W ;"""'''''-'1 " 1 '" 1 ,. ~ I.OPIII' Peakllour Volume Acr,,,,.· Pedi __ -,,--" INT 01 +-f--0 Hikcl __ 9._J PIIF %IIV INT 02 0 EB 0;' INT 03 ---. 0 ~ ~ Check WB ",. INT ()4 0 In: ]034 NB 1.4% INT 05 0 1 1003 I Oul: 1034 SB 1.0% INT 06 NO PEDS 0 156th Ave SE TIot. 0.89 1.1% INT 07 0 6lcycl" From: N S E W ICondition~: 1 INT OS , IN101 =L..1 I 0 INT 09 0 INT02 0 INT 10 0 INT03 0 INT11 0 INT ()4 0 INT 12 0 INT 05 0 0 INT 00 0 S ccial NOles INT07 1---------0 The south leg of 1561h Ave SE was under INT08 0 construction from 4-5: 15PM. INT 09 0 INT 10 0 INT 11 0 INT 12 -,..----0 0 0 01 00 TRA12096M O1p Prepared for TraffEx Traffic Count Consultants, Inc. Phone: (253) 926-6009 FAX: (253) 922-nt1 E-Ma'I: Tem@TC2inc.com WBEIDBE Intersection: 15~lh Ave SE & NE 1st PI Date 01 Counl: Tues 810712012 Location: Renton. Washington Time Interval ErulinR at From North on (SB) 15111h Ave SE T L 5 R From South on (NB) From East on (WB) 158tbAveSE NE hi PI Checked By: Jm From Weaton (EB) o TLSRTL SRTLSR Interval Total 4:15 P o I 10 0 0 0 3 0 0 0 0 I 0 0 0 0 15 4:3(1P r-"0-t-"'-t-"2C-r-0~r-0~r-0"-r-~4C--t-"0C-r-'0-lr--"'---t--,0--t-"2C-t-"O~-CO~t-~O~-"O~ ____ "'O~ __ i 4:4SP r-"0-t-,4-t-"')L-r-0~r-0"-r-0"-r--"3Cc-t-"0C-r-~O~r--"2---t--,0--t--C'-t-"0~-C0C-t-~0-l-"0~ ____ ~2)L-__ i s:oop r-"0-t-"'-t~4C-r-0~r-0~r-0~r--"'c--t-"0C-r-~0-lr--"'---t--~0--t--C'-t-,0~-"0~t-~0-l-"0~ ____ l'2C-__ i 5: IS P r-"0-+..1.)-+--!8c-r-0~r-0~r-"0-+ __ 10c--+..l0c-r-~0-"r--,0,----+ __ ~0 __ t-CO~+-"0'-j-"0!-+-~°-l-"°'-j~ __ l' C' ---t 5:30 P 1--"0-+--,,0-+--:.'"' +_O~I--0~1--"0+ __ -" __ -+-"0'-1--'0-lI---,o,-+ __ "0 __ +-"2C-+-"0'-1-C0~f-'0'-1--'0'-1,-__ "14'---i 5:4SP 1--"0-+--:.'-+-"6C-1-0~I--0~1--"0-+ __ "4C--+--" __ I--~O'-I---'O'-+ __ "0 __ +--'0~+-"0'-1-C0~f-~0'-1--'0'-1I---"'2C---i 6:00P r-"0-t-"'-t-"'O~r-0~r-0"-r-"0-t--")C--t-"OC-r-~O'---r---'O'----t--"O--t--C'-t-"O~-CO~t-~O~--'O~r---"""---i 6:1SP r-"O-+-"0-t-"OCcr-0~r-"O-+-"O-+ __ lOCc-+-"OCcr-~OC-r--,OC--+ __ "O __ t-_O~+-"0'-j-"O~t-~O'-!-"0~r-__ 10C-__ i 6:30 P r-"O-+-"O-+..lOCcr-0~r-0~r-"O-+ __ lOCc-+-"OCcr-~o'---r--'O'----t __ "O __ t-_O~+-"0'-j-"O~t-~0~--'O~r-__ 10C-__ i 6:4SP f-"O-+-"O-+..lOCcr-0~r-"O-+-"O-+ __ JOCc-+--'OCcr-~o'---r--,oc--+ __ ~O __ +-_O~+-Jo'-j-CO!-+-~O,-!--'O'-!r-__ JOCc __ i 7:00P 0 (I 0 0 (I 0 0 (I 0 0 0 0 0 0 0 0 0 Tutai Survey () Tutai () I 7 I 29 I 0 Approach )6 'VoHV ro, PUF N E W '''''' ~.-I--' INT02 '''''' INTt14 --t 4 INT05 +-'-'-f---I :::-l-,[--:~: __ 1-_ -1.... INTIO t I-- INTII =-.- INT12 S ecial Nutes 23 Peak Hour: 4:00 PM " 5:00 PM 01011510 , o o 4 , o 4 , " o o , o o o o o 11 15 "" 158th Ave SE I 56 I ,------1 1 " l~.=.~.=j::e 4:00 PM '" 5:00 PM ::f~~:,--! I ~ ~ 158th Ave SE BIc:yc:l .. From: N 5 E w INTOI (I INT 02 0 INT03._ 0 ''''~III~IO INT05 0 INTD6 0 INT~ I I INToa 0 ::~ -------------: INT II 0 INT 12 0 01 112 olojolo 60 60 ", 0.0% 0_65 NE 1st PI ~ 1.0 PHF Peak Hour Volume PHf %I{V 0.,' '" 0111: EB I---I----'"~ .• '----I WB f---r---""O"~--I 60 NBr::::~=~oJ~'==l 6(1 SB~ nfa r:;;;ii;;;;:::JT Int. 0.65 0.0% konditio"'" I TRA12096M 02p HCM Unsignalized Intersection Capacity Analysis 5: Site Access St & 156th Ave SE t 8/10/2012 ~M~ov~em~e~nt~~ ______ ~W~B~L~~W~BR~~N~B~T __ ~N~BR~_S~B~L __ ~S~BT~ ________________________ ~I Lane Configurations ¥ _ to <f Volume (veh/h) 1 2 276 2 3 748 Sign Conirol Stop Free Free ~ra~e-_ 0%· 0% Peak Hour Factor 0.89 0.89 0.89 0.89 Hquiiyiiow rate (vph) 1 2' 310 2 Pedestrians L.a.ne. Wi~th (ft) Walking Speed (ft/s) p'?rc~n_t ~1Q.ckage Right turn flare (veh) M~~aDfype ' Median storage veh) ppstre.?n1 signal (ft) pX, platoon unblocked "C, CODfllCting volume vCl, stage 1 conf vol yQ.T ~a~ 2 conf vol' vCu, unblocked vol tC, ~n9ie(sj tC, 2 stage (s) iF (s) . pO queue free % ,M ,apa9ty (vehlh) Direction, Lane # yol~I11~Total Volume Left Y()iufTl~R!ght cSH i£OIurii~io_ Qapacity Queue Length 95th (ft) Qojitroigelay(s) Lane LOS Apll.ro~ch Delay (s) Approach LOS Intersection Summary Average Delay j~te-rsection' Capacity l!tiliiaJlon Analysis Period (min) Baseline 1158 311 1158 311 6.4 --6.2 3.5 3.3 99 100 218 734 WB 1 NB 1 3 3.1g 1 0 21 410 1700 0.01 0.18 . 1 0 1~.!l· 0.0 B 13.8 0.0- B SB 1 ~44 3 o 1259 0.00 o '0:1-.. , A 0.1 0% 0.89 0.89 3 '-~O 31? - 312 4.1 2.2 100 1259 A Synchro 7 -Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: Site Access St & 158th Ave SE .P ~ '\ t ! <t' ~ovement EBl EBR NBl NBT SBT SBR lane Configurations ¥ of l> Volume (vehlh) 2 6 f6 35 3 Sign Control Stop Free Free Grade"" . 00;, 00/0 0'/0 Peak Hour Factor 0.65 0.65 0.65 0.65 0.65 0.65 HourlifT£w rate (vph) 3 0 g 25 54 5 Pedestrians ~ane Wfciih(ft) WalkingJ'peed (ft/s) Percent lllQckage Rig~t t~rnflare (veh) "None None 1'Aedian type Median storage veh) iip§tre~m signal(ft) pX, platoon unblocked vC, co"iiictfng volume 84 56 -S8 vC!. s~a.ge 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 84 56 58 te, sin9le (~) 6.4 6~ 4.1 tC, 2 stage (s) tF (s) -3.5 33 .-2.2 pO queu.e free % 100 100 100 cM cap'acity (vehlh) 922 1"[16" 1556 ~irection, lane # EB 1 NB 1 SB 1 Volume Tgtal 3 26 §~ Volume left 3 2 0 Volume Right 0 " 6 --5-- cSH 922 1558 1700 Y.QIUI119 t9 9ap~city QJJQ 0.9.Q _" O~03 Queue length 95th (ft) 0 0 0 ContrQfDel~y (s) 8.9 0.4 .<f·Q lane lOS A A Approach ~Delay (s) 8.9 0.4 0:0 Approach lOS A Intersection Summar~ Av~~ag~_Delay 0.4 Intersll2lion Capacity Utilization. . -1330G Ic:ln~vel of~ervjce_ Analysis Period (min) 15 Baseline A 8/10/2012 Synchro 7 -Report Page 2 '\ --------------- - - -, lAND USE PUBLIC HEARING S~GN~IN SHEET gJt~ Saddlebrook Prelimsnary P!at/lUA12-011 ~.9) ~ PLEASE PRINT LEGiSt Y ~ \ ADDRESS Phone # with area code V Email NAME (including City & Zip) (optional) (optional) .s~\\.~\'C:... .:s I\. '-\ J. e.. (' \/53t~ f I 3::106 fl . 1.:1';;) -51<.( -3R <+ 3> / '-" /sl/3l/ 15u, AvE ;;; E ~H(}CK' f/f{L-L 17F~;,) , 7'g&>S.:;7 425-5~-oB~ ~f."-Jf)CL\.j 10 ~ IGt-/ 1<5,5 VAt',MA-fllJl.-~ Nl: lifzC; .917.011 7 , -~ -~ . November 13, 2012 · :, PARTIES Of RECORD Saclldlellnook Preliminary Plat LUA12-077, ECF, PP Justin Lagers PNW Holdings LLC 9675 SE 36th Street ste: #105 Mercer Island, WA 98040 tel: (206) 588-1147 eml: justin@pnwholdings.com (applicant / contact) Diana Nacu Palanciuc 120 Yakima Avenue NE Renton, WA 98059 (party of record) Updated: 10/30/12 Michael J. Perry 13436 156th Avenue SE Renton, WA 98059 (owner) b W~V'6 0 \~ ~ \~\% ~ Charles Mill & Cathy Deering 13434 156th Avenue SE Renton, WA 98059 tel: (425) 306-0808 (party of record) IS-':) V~A-U~N£ ~J WtA-q~Q~'1 (Page 1 of 1) Va~lessilDolbee From: Sent: To: Subject: Here's her address: HIGH, GWENDOLYN 155 Yakima Avenue NE Renton, WA 98059 From: Vanessa Dolbee Judith Subia Wednesday, November 07, 2012 12:34 PM Vanessa Dolbee RE: Saddlebrook Preliminary Plat Sent: Wednesday, November 07, 2012 12:29 PM To: Stacy Tucker Cc: Judith Subia Subject: RE: Saddlebrook Preliminary Plat Stacy, --,-~,,-,,--. I sent Gwen a PDF of the report via e-mail so I think we are ok from that stand point. Judith, once you have a chance to give me the address, I will take it upstairs. Thank you. . Vanessa Va{6ee CED, x7314 From: Stacy Tucker Sent: Wednesday, November 07, 2012 12:25 PM To: Vanessa Dolbee Cc: Judith Subia Subject: RE: Saddlebrook Preliminary Plat I've already sent the file upstairs in preparation of the hearing on Tuesday and the HEX staff report mailing was done yesterday. Ifshe wants a copy of the report, I will have to use your copy from your file and please forward the address for Gwendolyn up to the City Clerk's office to Cindy. Thank you. From: Vanessa Dolbee Sent: Wednesday, November 07, 2012 11:15 AM To: Stacy Tucker Subject: FW: Saddlebrook Preliminary Plat Stacy, Can you please add Gwendolyn High (Planning Commissioner) to the POR list for Saddlebrook Preliminary Plat. Judith I believe has here mailing address (Judith can you please send that to Stacy?) Thank you, 1 Vanessa ([)o{6ee CEO, x7314 From: Gwendolyn High [mailto:gwendolynhigh@hotmail.comj Sent: Wednesday, November 07, 2012 10:59 AM To: Vanessa Dolbee Subject: RE: Saddlebrook Preliminary Plat Wait! I though the hearing was the 13th? That is what is on my calendar. Yes, please add me to POR. Since I am next door, doesn't that automatically add me to the POR? Since I got the initial notice, I thought I was already on the POR. I will read the report ASAP. Thanks so much for the heads-up, Vanessa. I don't know.how I could have gotten the date wrong. Oh! I think I have the notice in my bag ... Yep. It says November 13th! (attached). Shouldn't we have gotten revised notice if the date changed? Gwendolyn From: VDolbee@Rentonwa.gov To: gwendolynhigh@hotmail.com Date: Wed, 7 Nov 2012 09:00:55 -0800 Subject: Saddlebrook Preliminary Plat Gwendolyn, I do not have your name on the party of record (POR) list for the subject subdivision. However, I know you live next door and may be interested in this project. Would you like to be added to the POR list? Lastly, I thought I would attached a copy of the Hearing Examiners Report for your information. Let me know if you have any questions. Have a great day, 'Vanessa Cf)o{6ee 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 2 PROJECT ....... E o , ! i '" !' , l r " ;g .. ~ I, ,., ~ i 01 . , i i-' In , ! ' ~ .. , ~ :A , , ~; .... ~ ~i~ ,,-I :::tJ r~ ""'" , ~ , ri , !i .... ' -- !' " ; ......, ~ , ~ , Be .... ,. ~ ! I:; t.) 11 , Ii" -, I'"'"" '" '\\ j ~ !'1 ~ '" ~, r< /-" , " i' ~ _.-___ .... JO_ ... !IIIII: II"" . " II" V> rn -0 I .... -0 0 ~~ ::l -, 0 .3- 0::0 <' ('I) (ii' ::l -, .... o 0 ::J ::l 8 SADDLEBROOK '0 Ii, \_: ~ " " §! ;;: Ci " ~ " " ~ '" @)(I (J~ , ! q~ ; i I~ ~ II ! 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W.M .. ~~-'-:!ll::: ___ lLWll ~:l.JaJ _ JIT I t\~ ~lli:rl U llL W f -\ -Ir= ~ -4i~ !-r-I I J rit= IT* I! iii I I it IU i rrr~I'3drnsT1tD ~ I "HtaHrl r- l ! ! 11 f-~-"'SHT-~~ c::::: I J1SF-Yfjl I 1, r- --'1 -~~. t--LJ" -1 I-Ih I I ,~ I, J=-c!:::!: i-p I r-! ~ ~'~"~r-Ie- , ~ ---"'1~"-:::'.j :I R ~i r-I' I Ii/, ,! !Ul 111~r i '-J.-I~/f I 1_ I ,. ~ II 1 I >JF)If= RIc-' 1 1 ' I r-,--l~ ~Ll * -jj§, 1-~ 1 I§] II : jj;t ~IH I I I" r ~r--r-~ fr=---'----fr= ~ -1 i ~"Jt--I _Jfi, _ruB 1\ \ \ I \[ l l,~~8~11 I J'f l~i=M'~ l' =m ' II ~H~ I IIIIR+-lr\ IWrQIRIl City of Renton Planning Division SEP -4 2011 ~[grG[gOW'[g[Q) NOTE: ......... _"" .... ___ ... _on. __ """',.,._, J:l J~ D.R.STRONG CONSULTING eNGINEERS -------... ---... -0_.-'___ . ~ ~ -.. ........ -.. BY I o..rr 1"""'1--..., -- ~~-,I@ -"'-I ~ CITY OF ~ RENTON I .. -:.. I IWIM ~~ _ DopL SAODLEBROOK PREUMINARY PLAT NEK3Ii!lOROOOO OETAI. MAP ® NORTH SADDLEBROOK ~ eo ~ ,~ .~ !~ ~ ~ ~ i I 5ADtUBI<OOK , , " il , '. . ~~ ... "'c. !' i .' ". ~,~ "~ ~~ U~a 156THAVE SE a;j~ , ~§1Ji . f~ ~L, !~ '''l •• n , . , , I I, I-- I -I ,I I I I I' -I I • • I I • ,. I' ... C, ·h. of Renton \., , ' ' n Planning OIVISIO • I , . ~ • " S£? -4 10\1 '. I ' . 1805 -136TH PLACEN,E" SUITE 201 BELLEVUE,W.A 98005 , PHONE (425) 284-3300 OR (425) 449-4704' fAx (425) 449-4711 • I I I I I I I I I I I I I I I I I I I PREPARED FOR PNW HOLDINGS, LLC June 28, 2012 Revised August 21,2012 -=::--' C~~~~~;~~~~;;;;:>~ __ ___ -------Stephen H. Avril Staff Geologist Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT SADDLEBROOK 13426 -156TH AVENUE SOUTHEAST RENTON, WASHINGTON ES-2441 Earth Solutions NW, LLC 1805 _136 th Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 I I I I I I I I I I I I I I I I I I I -Important Information About Your leal Report -Subsurface plOD/ems are a prmc/pal cause of cons/lUc/lOn deliys, cost overruns, claims, and disputes .-The following mformatlon IS plOvlded to help you manage your (Jsks Geotechnical Services Are Performed 101' Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients, A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared so/e/yfor the client No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it And no one -no/even you -should apply the report for any purpose or project except the one originally contemplated. Read tile Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnical Engineering Report Is Based on A Unique Set 01 Project-SpecUic Factors Geotechnical engineers consider a number of unique, project-specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Untess the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: o not prepared for you, o not prepared for your project, o not prepared for the specific site explored, or o completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: o the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, o elevation, configuration, location, orientation, or weight of the proposed structure, o composition of the design team, or o project ownership. As a general rule, a/ways inform your geotechnical engineer of project changes-even minor ones-and request an assessment of their impact Geotechnica/ engineers cannot accept responsibility or liability for problems that occur because their reports do not conSIder developments of which they were not inlormed. Subsurllce COnditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was pertormed. Do not rely on a geotechnical engineer- ing report whose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. iVlost Geotechnical Andings Are Prolesslonal Opinions Site exploration identifies subsurtace conditions only at those points where subsurtace tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurtace conditions throughout the site. Actual subsurtace conditions may differ-sometimes significanUy- from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are IUtIt Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual subsurtace conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observation. A Geotechnical EngJneerlng Report is SUbject to Misinterpretation Other deSign team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstructibn conferences, and by providing construction observation. Do Not Redraw the EngJneer's n.ogs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurlace conditions by limiting what they provide lor bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, but preface it with a clearty written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct addilional study to obtain the specific types of infonmation they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to pertonm additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsibility Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations' many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoemllronmental Concerns JUte iIIot ClDverelB The equipment, techniques, and personnel used to pertorm a geoenviron- mental study differ significantly from those used to pertorm a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. UnantiCipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional ASSistance Yo Deai wItID iVlold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surtaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surtaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in·this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- formed in connection with the geotechnical engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report wi/l not of Itself be sufficient to prevent mold from growing in or on the strocture Involved. Rely, on Vour ASFE-iVlember Geotechncial . Engineer lor Additional Assistance Membership in ASFE!The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. ASFE fbi 0111 PDDPII on IDrib 8811 Colesville RoadlSuite G106, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: info@asfe.org www.asfe.org CopyrlOht 2004 by ASFf, Inc. Duplication. reproduction, or copying of this document, In whole or in pari, by any means whatsoever. is strictly prohibited, except with ASFE's specific written permission. Excerpting, quoting, or otherwise extnJcting wording from this document is permitted only with the express written permiSSion of ASFE, and only for purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnical engineering repOri. Any other firm, individual, or ather entity that so uses this document without beIng an ASFE member could be committing negligent or intentional (fraudulent) misrepresentation. IIGER06045.0M I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I June 28,2012 Revised August 21,2012 ES-2441 PNW Holdings, LLC 9675 Southeast 36th Street, Suite 105 Mercer Island, Washington 98040 Attention: Mr. Justin Lagers Dear Mr. Lagers: Earth Solutions NW LLC • Geotechnical Engineering • Construction Monitoring • Environmental Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Residential Development, Saddlebrook, 13426 -156th Avenue Southeast, Renton, Washington". In general, the site is underlain by layers of topsoil and fill soil transitioning to native soils consisting primarily of firm sandy glacial till deposits. Loose topsoil was observed at all the test locations in variable thicknesses ranging from four inches to twenty-eight inches. In our opinion, the proposed residential buildings can be supported on conventional continuous and spread footing foundations bearing on competent native soils, re- compacted native soils, or structural fill. Competent soils suitable for support of foundations should be encountered at depths of between one to three feet below existing grades at most locations. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material will be necessary. Light groundwater seepage was observed at the majority of test pit locations. The seepage was observed to be perched at the glacial till contact. In our opinion, light perched seepage should be expected during grading activities. Recommendations for foundation design, site preparation, drainage, and other pertinent recommendations are provided in this study. We appreciate the opportunity to be of service to you on this project. If you have questions regarding the content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC ~~ .. Stephen H. Avril Staff Geologist 1805 -136lh Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS ES-2441 INTRODUCTION .................................................................. . General ..................................................................... . Project Description ...................................................... . SITE CONDITIONS ................................................................. . Surface ....................................................................... . Subsurface .................................................................. . Fill. ................................................................... . Topsoil. ............................................................. . Native Soil ......................................................... . Geologie Setting ................................................. . Groundwater ................................................................ . DISCUSSION AND RECOMMENDATIONS ................................. . General ....................................................................... . Site Preparation and General Earthwork .......................... . Wet Season Grading ............................................ . In-situ Soils ................................................................... . Imported Soils .............................................................. . Structural Fill. ............................................................... . Foundations ............................................................... . Seismic Design Considerations ..................................... . Slab-On-Grade Floors ................................................... . Retaining Walls ........................................................... . Drainage .................................................................................. . Infiltration ...................................................................... . Excavations and Slopes ......................................................... . Utility Trench Backfill. ................................................... . Pavement Sections ...................................................... . LIMITATIONS ....................................................................... . Additional Services ...................................................... . Earth Solutions fNV. LLC PAGE 1 1 1 2 2 2 2 2 3 3 3 3 3 4 5 5 5 5 6 6 6 7 7 7 8 8 8 9 9 I I I TABLE OF CONTENTS I Cont'd ES-2441 I GRAPHICS I PLATE 1 VICINITY MAP I PLATE 2 TEST PIT LOCATION PLAN PLATE 3 RETAINING WALL DRAINAGE DETAIL I PLATE 4 FOOTING DRAIN DETAIL I APPENDICES I Appendix A Subsurface Exploration Test Pit Logs I Appendix B Laboratory Test Results I I I I I I I I Earth Solutions NW. LLC I I I I I I I I I I I I I I I I I I I General GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT SADDLEBROOK 13426 -156TH AVENUE SOUTHEAST RENTON, WASHINGTON ES-2441 INTRODUCTION This geotechnical engineering study was prepared for the proposed residential development to be constructed east of 156 th Avenue Southeast and north of Southeast 2nd Place in Renton, Washington. The purpose of this study was to explore subsurface conditions across the site and develop geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study included the following: o Conducting subsurface explorations within accessible portions of the development envelope; o Laboratory testing of soil samples obtained from the subsurface exploration; o Engineering analyses, and; o Preparation of this report. The following documents/maps were reviewed as part of our report preparation: o Preliminary Site Plan prepared by D.R. Strong Consulting Engineers dated June 15, 2012; o Geologic Map of the Renton Quadrangle, Minard 1965, and; o King County USDA Soil Conservation Survey (SCS). Project Description We understand the subject site will be developed with 14, single family residences, access roadways, and associated utility improvements. The remainder of the site will be developed with general landscaping and a storm water retention pond. We anticipate the residential structures will be constructed near existing site grades using a slab-on-grade configuration. Grading activities will likely involve cuts and fills of less than ten feet to establish the final design grades. Stormwater will be conveyed to a retention pond located in the southeastern portion of the subject site. BUilding construction is anticipated to consist of relatively lightly-loaded wood framing and slab- on-grade floors. Perimeter foundation loading is expected to range from approximately one to two kips per foot. Slab-on-grade loading is expected to be on the order of 150 psf. I I I I I I I I I I I I I I I I I I I PNW Holdings, LLC June 28,2012 Revised August 21,2012 ES-2441 Page 2 If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to confirm that our geotechnical recommendations have been incorporated into the plans. SITE CONDITIONS Surface The site is located on the east side of 156th Avenue Southeast, and north of Southeast 2nd Place in Renton, Washington. The approximate location of the property is illustrated on Plate 1 (Vicinity Map) included in this study. The site is rectangular in shape and consists of several adjoining tax parcels. The site is currently occupied by a single family residence and outbuildings at the west side of 156th Avenue Southeast. The majority of the east side of the subject site is being used as a horse paddock. The site is bordered to the north by existing residential parcels, to the east by Yakima Avenue Southeast, to the south by residential development, and to the west by 156th Avenue Southeast. The existing site topography generally descends gently to the east as a result of past grading activities; with elevation change on the order of less than ten feet. Vegetation across the site consists primarily of field grass. Subsurface An ESNW representative observed, logged and sampled six test pits excavated using a trackhoe and operator provided by the client. The approximate locations of the test pits are depicted on the Test Pit Location Plan (Plate 2). Please refer to the test pit logs provided in Appendix A for a more detailed description of the subsurface conditions. The soil conditions within the proposed development envelope consist primarily of firm native glacial till-type deposits overlain by topsoil and layers of silty sand fill soil in variable thicknesses. Fill Fill was encountered during our fieldwork at all test locations except at test locations TP-2 and TP-3; where the topsoil layer was observed to be approximately 24 to 28 inches thick. Fill was observed at all other test locations which consisted of medium dense silty sand (Unified Soil Classification SM). The fill soil transitioned to dense to very dense silty sand with gravel (SM) weathered glacial till material at the remainder of the test locations. The fill was observed in thicknesses ranging from one and a half to two feet. Topsoil Topsoil was encountered at all test pit locations extending to depths of between about nine to twenty-eight inches. Areas of thicker topsoil are likely the result of past grading activities where organic laden material was spread over the site for leveling purposes throughout usage as a cattle/horse pasture. Topsoil is not suitable for use as structural fill nor should it be mixed with material to be used as structural fill. Topsoil or otherwise unsuitable material can be used in landscaping areas if desired. Earth Solutions NW. LLC I I I I I I I I I I I I I I I I I I I PNW Holdings, LLC June 28,2012 Revised August 21, 2012 Native Soil ES-2441 Page 3 In general, underlying the fill and topsoil, dense to very dense native silty sand with gravel (SM) was encountered extending to the maximum termination depth of about six feet below existing grades. The native soil consists of weathered glacial till transitioning to unweathered glacial till material. Geologic Setting The referenced geologic map resource identifies Vashon subglacial till (Qvt) deposits across the site and surrounding areas. The referenced SCS soil survey identifies Alderwood gravelly sandy loam series soils across the entirety of the site. Alderwood soils formed in glacial till and typically present a slight to moderate erosion hazard and slow to medium runoff. The soil conditions observed at the test pit locations are generally consistent with glacial till deposits. Groundwater Perched groundwater was observed at several test pit locations during the fieldwork (June 2012). Perched seepage should be anticipated in general site excavations at the contact between the weathered and unweathered glacial till material. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. DISCUSSION AND RECOMMENDATIONS General In our opinion, construction of the proposed residential development is feasible from a geotechnical standpoint. The proposed residential buildings can be supported on conventional continuous and spread footing foundations bearing on competent native soils, re-compacted native soils, or structural fill. Slab-on-grade floors should be supported on dense native soil or structural fill. Competent soils suitable for support of foundations should be 'encountered at depths of between one to three feet below existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material will be necessary. Organic fill should be removed and replaced with structural fill. Recommendations for foundation design, site preparation, drainage, and other pertinent geotechnical recommendations are provided in the following sections of this study. This study has been prepared for the exclusive use of PNW Holdings, LLC and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profeSSion currently practicing under similar conditions in this area. Earth Solutions NW, LLC I I I I I I I I I I I I I I I I I I I pNw Holdings, LLC June 28,2012 Revised August 21, 2012 Site Preparation and Earthwork ES-2441 Page 4 Site preparation activities will involve removal of existing structures, site clearing and stripping, and implementation of temporary erosion control measures. The primary geotechnical considerations associated with site preparation activities include building pad subgrade preparation, underground utility installations, and preparation of pavement subgrade areas. Temporary construction entrances and drive lanes, consisting of at least 12 inches of quarry spalls can be considered in order to minimize off-site soil tracking and to provide a stable access entrance surface. Erosion control measures should consist of silt fencing placed. along the down gradient side of the site. Soil stockpiles should be covered or otherwise protected to reduce soil erosion. Temporary sedimentation ponds or other approaches for controlling surface water runoff should be in place prior to beginning earthwork activities. Topsoil and organic-rich soil was encountered generally within the upper approximately nine to twenty-eight inches at the test pit locations. Topsoil and organic-rich soil is not suitable for foundation support, nor is it suitable for use as structural fill. Topsoil or organic-rich soil can be used in non-structural areas if desired. Over-stripping of the site, however, should be avoided. A representative of ESNW should observe the initial stripping operations, to provide recommendations for stripping depths based on the soil conditions exposed during stripping. Subgrade conditions expected to be exposed throughout the proposed building and pavement areas will likely be comprised of silty sand deposits. Loose organic or otherwise unsuitable material should be removed from foundation areas and replaced with structural fill. After the completion of site stripping and rough grading activities ESNW recommends a proofroll utilizing a fully loaded solo dump truck in order to determine the suitability of the exposed native soils for support of foundations and roadways. ESNW should be retained during this phase of earthwork to observe the proofroll and other earthwork activities. The soils exposed throughout subgrade areas should be compacted to structural fill speCifications prior to constructing the foundation, slab, and pavement elements. The subgrade throughout pavement areas should be compacted as necessary and exhibit a firm and unyielding condition when subjected to the proofrolling with a loaded solo dump truck. Structural fill soils placed throughout foundation, slab, and pavement areas should be placed over a firm base. Loose or otherwise unsuitable areas of native soil exposed at subgrade elevations should be compacted to structural fill requirements or overexcavated and replaced with a suitable structural fill material. Where structural fill soils are used to construct foundation subgrade areas, the soil should be compacted to the requirements of structural fill described in the following section. Foundation subgrade areas should be protected from disturbance, construction traffic, and excessive moisture. Where instability develops below structural fill areas, use of a woven geotextile below the structural fill areas may be required. A representative of ESNW should observe structural fill placement in foundation, slab, and pavement areas. Earth Solutions NW, LLC I I I I I I I I I I I I I I I I I I I PNW Holdings, LLC June 28,2012 Revised August 21, 2012 Wet Season Grading ES-2441 Page 5 The high moisture sensitivity of the site soils expected to be exposed during excavations will make grading during periods of rain and/or snow difficult or impossible. Mass grading should take place during the late summer months when conditions are more favorable. If grading takes place during the wetter winter or spring months, a contingency in the project budget should be included to allow for export of native soil and import of structural fill as described below. In-situ Soils The soils encountered throughout the majority of the test sites have a high sensitivity to moisture and were generally in a moist condition at the time of the exploration (June 2012). In general, soils encountered during site excavations that are excessively over the optimum moisture content will require moisture conditioning (aeration) prior to placement and compaction. Conversely, soils that are below the optimum moisture content will require moisture conditioning through the addition of water prior to use as structural fill. If the in-situ soils are determined to not be suitable for use as structural fill, then use of a suitable imported soil may be necessary. Imported Soils Imported soil intended for use as structural fill should consist of a well graded granular soil with a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of 5 percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Structural Fill Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be placed in loose lifts of 12 inches or less and compacted to a relative density of 90 percent, based on the laboratory maximum dry density as determined by the Modified Proctor Method (ASTM 0-1557). Soil placed in the upper 12 inches of slab-on-grade, utility trench, and pavement areas should be compacted to a relative compaction of at least 95 percent. Additionally, more stringent compaction specifications may be required for utility trench backfill zones, depending on the responsible utility district or jurisdiction. Earth Solutions f'NV. LLC I I I I I I I I I I I I I !I I I I I I PNW Holdings, LLC June 28,2012 Revised August 21, 2012 Foundations ES-2441 Page 6 Based on the results of our study, the proposed residential structures can be supported on conventional spread and continuous footings bearing on competent native soils, re-compacted native soils, or structural fill. Based on the soil conditions encountered at the test sites, competent native soils suitable for support of foundations should be encountered at depths of between one to three feet below existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill, may be necessary. If subgrade conditions warrant, a woven geotextile fabric should be placed at the subgrade prior to placement of structural fill. Provided foundations will be supported as described above, the following parameters can be used for design of new foundations: o Allowable soil bearing capacity 2,500 psf o Passive earth pressure 350 pet (equivalent fluid) , o Coefficient of friction 0.4 A one-third increase in the allowable soil bearing capacity can assumed for short-term wind and seismic loading conditions. The above passive pressure and friction values include a factor-of- safety of 1.5. With structural loading as expected, total settlement in the range of one inch and differential settlement of about one-half inch is anticipated. The majority of the settlements should occur during construction, as dead loads are applied. Seismic Design Considerations The 2009 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. Based on the soil conditions observed at the test sites, Site Class D, from table 1613.5.2, should be used for design. In our opinion, the site is not susceptible to liquefaction based on the relative density of the native soils and the lack of a shallow groundwater table. Slab-en-Grade Floors Slab-on-grade floors for residential buildings constructed at this site should be supported on a firm and unyielding subgrade. Where feasible, the existing native soils exposed at the slab-on- grade subgrade level can be compacted in place to the specifications of structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of 5 percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is to be utilized it should be a material specifically designed for use as a vapor barrier and should be installed in accordance with the manufacturer's specifications. Earth Solutions NW, LLC I I I I I I I I I I I I I I I I I I I PNW Holdings, LLC June 28,2012 Revised Aug ust 21, 2012 Retaining Walls ES-2441 Page 7 Retaining walls must be designed to resist earth pressures and applicable surcharge loads. The following parameters can be used for retaining wall design: o Active earth pressure (yielding wall) o At-rest earth pressure (restrained wall) o Traffic surcharge for passenger vehicles (where applicable) o Passive resistance o Coefficient of friction o Seismic surcharge 35 pcf (equivalent fluid) 55 pcf 70 psf (rectangular distribution) 350 pcf (equivalent fluid) 0.4 6H (where H equals retained height) Additional surcharge loading from adjacent foundations, sloped backfill, or other loads should be included in the retaining wall design. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least 18 inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall, and connected to an approved discharge location. A typical retaining wall drainage detail is provided on Plate 3. Drainage Perched groundwater should be anticipated in site excavations. Temporary measures to control surface water runoff and groundwater during construction would likely involve interceptor trenches and sumps. ESNW should be consulted during preliminary grading to identify areas of seepage and to provide recommendations to reduce the potential for instability related to seepage effects. In our opinion, foundation drains should be installed along building perimeter footings. A typical foundation drain detail is provided as Plate 4. Infiltration Based on the presence of glacial till (hardpan) deposits and perched groundwater, in our opinion infiltration on the site or individual lots is not feasible. Earth Solul;ons NW. LLC I I I I I I I I I I I I I I I I I I I PNW Holdings, LLC June 28,2012 Revised August 21, 2012 Excavations and Slopes ES-2441 Page 8 The Federal Occupation Safety and Health Administration (OSHA) and the Washington Industrial Safety and Health Act (WISHA) provide soil classification in terms of temporary slope inclinations. Based on the soil conditions encountered at the test pit locations, the weathered native soils encountered in the upper approximately three feet of the test pit locations and where fill and/or groundwater seepage is exposed are classified as Type C by OSHAIWISHA. Temporary slopes over four feet in height in Type C soils must be sloped no steeper than 1.5H: 1V (Horizontal:Vertical). Dense native soils encountered below about three feet and where no groundwater seepage is exposed would be classified as Type A by OSHAIWISHA. Temporary slopes over four feet in height in Type A soils must be sloped no steeper than 0.75H:1V. The presence of perched groundwater may cause caving of the temporary slopes due to hydrostatic pressure. ESNW should observe site excavations to confirm the soil type and allowable slope inclination are suitable for the exposed soil conditions. If the recommended temporary slope inclination cannot be achieved, temporary shoring may be necessary to support excavations. Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with vegetation to enhance stability and to minimize erosion. A representative of ESNW should observe temporary and permanent slopes to confirm the slope inclinations, and to provide additional excavation and slope recommendations, as necessary. Utility Support and Trench Backfill In our opinion, the soils anticipated to be exposed in utility excavations should generally be suitable for support of utilities. Organic or highly compressible soils encountered in the trench excavations should not be used for supporting utilities. The native soils are moisture sensitive and will therefore be difficult to use as structural trench backfill if the moisture content of the soil is high. Moisture conditioning of the soils will likely be necessary prior to use as structural backfill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable City of Renton specifications. Groundwater· seepage should be anticipated within utility trench excavations. Caving of the trench sidewalls due to hydrostatic pressure may occur and temporary shoring may be necessary. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To provide adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted as recommended in the "Site Preparation and Earthwork" section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade conditions will require remedial measures such as overexcavation, placement of a geotextile and thicker crushed rock or structural fill sections prior to pavement. Earth Solutions NW. LLC I I I I I I I I I I I I I I I I I I I PNW Holdings, LLC June 28,2012 Revised August 21, 2012 ES-2441 Page 9 For lightly loaded pavement areas subjected primarily to passenger vehicles, the following preliminary pavement sections can be considered: o Two inches of hot-mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; o Two inches of HMA placed over three inches of asphalt treated base (ATB). For relatively high volume, heavily loaded pavements subjected to moderate to high, loaded truck traffic, the following preliminary pavement sections can be considered: o Three inches of hot-mix asphalt (HMA) placed over six inches of crushed rock base (CRB), or; o Three inches of HMA placed over four and one half inches of asphalt treated base (ATB). The HMA, ATB and CRB materials should conform to WSDOT specifications. All soil base material should be compacted to at least 95 percent of the maximum dry density. Final pavement design recommendations can be provided once final traffic loading has been determined. If areas of seepage are exposed in roadway excavations, drains should be installed in these areas to allow removal of the water. Specific recommendations and details for roadway drainage can be provided upon request. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final deSign with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW, LLC I I I I I I I I I I I I I I I I I I I I .1 Reference: • 1 \&4T~ A,V st King County, Washington Map 657 By The Thomas Guide Rand McNally 32nd Edition Vicinity Map Saddlebrook -13426 -156th Avenue S.E. Renton, Washington NOTE: This plate may contain areas of color. ESNW cannot be Drwn. GLS Date 06/27/2012 Proj. No. 2441 responsible for any subsequent miSinterpretation of the information resulting from black & white reproductions of this plate. Checked SHA Date June 2012 Plate 1 I I I I I I I I I I I I I I I I I I I :-----1----IIT~-~-I--------I ------------I -0- uJ vi 1 :1 : 8 7 1 6 I I I I I I I ~ '------1_ _ _ I. 1 5 4 3 2 1 I I TP-41 I -o-J. 1 ~ I 1 -------- I TP-1 -D-TP-2 LEGEND TP-1-0 1 1 -Approximate Location of ESNW Test Pit, Proj. No. ES-2441, June 2012 ---I 1 I Subject Site L __ _ 12 Proposed Lot Number NOTE: The graphics shown on this plate are not intended for design purposes or precse scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and f or proposed site features. The information illustrated is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be o 50 m 1"=100' LI 1 00 200 U Scale in Feet uJ vi IJ..J ::J as ~ :r: I- 00 !:Q Test Pit Location Plan Saddlebrook -13426 -156th Avenue S.E. Renton, Washington responsible for any subsequent misinterpretation of the information DlWn. GLS Date 08/13/2012 Proj. No. 2441 resulting from blacl< & white reproduclions of this plate. Checked SHA Date Aug. 2012 Plate 2 I I I I I I I I I I I I I I I I I I I 18" Min. <l~-I 0°0000 °00 0<> 0 0° «) <> cO 0 0 0 '" 00 0 00 <> 0 obo 0°0 <> 0 000 °0° ~ 00 0 <> 0 0 <> 0 <> o 0 0 0 o <> 0 0° 0 '0 °0 <> o 00 <> 0 o 0 <> 0 0 00() 00 <> <> o <> 0° ~ NOTES: o Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. Structural Fill o Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING o Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rock. LEGEND: Free Draining Structural Backfill 1 inch Drain Rock RETAINING WALL DRAINAGE DETAIL Saddlebrook -13426 -156th Avenue S.E. Renton, Washington Drwn. GLS Date06/28/2012 Proj. No. 2441 Checked SHA Date June 2012 Plate 3 I I I I I I I I I I I I I I I I I Slope Il> · . · . . . . . · ..... · . . . .. .. · ..... · . . . . . · .... . · .... . · .... . · .... . · .... . · .... . -~ 2" (Min.) Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: o Do NOT tie roof downspouts to Footing Drain. o Surface Seal to consist of "'" .",_"'.r/' ............. rI'-".".",.", .......... "". "'.". .... ". ............. 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native sailor other low permeability material. 1" Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING FOOTING DRAIN DETAIL Saddlebrook -13426 -156th Avenue S.E. Renton, Washington Drwn. GLS Date 06/28/2012 Proj. No. 2441 Checked SHA Date June 2012 Plate 4 I I I I I I I I I I I I I I I I I I I APPENDIX A SUBSURFACE EXPLORATION ES-2441 The subsurface conditions at the site were explored by excavating a total of six test pits across accessible portions of the property. The subsurface explorations were completed on June 14, 2012. The approximate test pit locations are illustrated on Plate 2 of this report. Logs of the test pits are provided in this Appendix. The test pits were excavated to a maximum depth of six feet below existing grades. Earth Solutions NW. LLC I I I I I I I I I I I I I I I I I I I Earth Solutions NWLLC SOil CLASSIFICATION CHART IIIlAJOR DIVISIONS TYPICAL DESCRIPTIONS COARSE GRAINED SOILS MORE THAN SO'll OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF MATERIALIS . SMALLER THAN NO. 200 SieVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE SAND AND SANDY SOILS MORE THAN 50% OF COARSE FRACTION PASSING ON NO. 4 SIEVE SILTS AND CLAYS SILTS AND CLAYS CLEAN GRAVELS (LITTLE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LITTLE OR NO FINES) SANDS WITH FINES (APPRECIABLE AMOUNT OF FINES) LIQUID LIMIT LESS THAN SO UQUIDLIMIT GREATER THAN SO HIGHLY ORGANIC SOILS GW GP GM GC SW SP SM SC ML CL OL MH CH OH PT WELL-GRADED GRAVELS. GRAVEL- SAND MIXTURES. LITTLE OR NO FINES POORLY-GRADED GRAVELS. GRAVEL -SAND MIXTURES. LITTLE OR NO FINES SILlY GRAVELS. GRAVEL -SAND- SILT MIXTURES CLAYEY GRAVELS. GRAVEL -SAND- eLA Y MIXTURES WELL-GRAOED SANDS, GRAVELLY SANDS. LITTLE OR NO FINES POORLY-GRADED SANDS. GRAVELLY SAND. LITTLE OR NO FINES SILlY SANDS. SAND -SILT MIXTURES CLAYEY SANDS. SAND -CLAY MIXTURES INORGANIC SILTS AND VERY FINE SANDS. ROCK FLOUR. SILlY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO MEDIUM PlASTICITY, GRAVELLY CLAYS, SANDY CLAYS. SILTY CLAYS, lEAN CLAYS ORGANIC SILTS AND ORGANIC SILlY CLAYS OF LOW PLASTICITY INORGANIC SILTS. MICACEOUS OR DIATOMACEOUS FINE SAND OR SllTY$OILS INORGANIC CLAYS OF HIGH PLASTlCrrY ORGANIC CLAYS OF MEDIUM TO HIGH PlASTICITY. ORGANIC SILTS PEAT. HUMUS. SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. I I I I I I I I I I I I I I I N iii Ii! is '" I ~ " .... z <5 a: '" I i ~ ~ ~ ~ I c: I ~ ~ w z I w '" Earth Solulions NW TEST PIT NUMBER TP-1 • 1805 136th Place N.E., Suite 201 PAGE 1 OF 1 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT PNW Holdings PROJECT NUMBER 2441 DATE STARTED 6/14/12 COMPLETED EXCAVATION CONTRACTOR Client Provided EXCAVATION METHOD LOGGED BY SHA CHECKED BY NOTES Depth of Topsoil & Sod 12": field grass w a. r ~ffi ~¢? WID w-.J::;; Q A." ~z TESTS 0 MC = 30.40% ~ SM Me= 10.40% 3.0 SM 4.0 6/14/12 PROJECT NAME Saddlebrook -13426 -156th Avenue S.E. PROJECT LOCATION Renton, Washington GROUND ELEVATION ~5",0",5C!.fI,--__ GROUND WATER LEVELS: TEST PIT SIZE ______ _ AT TIME OF EXCAVATION -.:-=-'-__________ _ SHA ATENDOFEXCAVATlON-.:-~ ____________ _ AFTER EXCAVATION MATERIAL DESCRIPTION TOPSOIL Brown silty SAND with gravel, medium dense to dense, moist (Fill) Brown silty SAND with gravel, very dense, moist (Weathered Till) -light iron oxide staining Test pit terminated at 4.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 4.0 feet. 504.0 502.0 501.0 I I I I I I I I I I I I I I I I I I I Earth Solutions NW 1805 136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT PNW Holdings PROJECT NUMBER DATE STARTED -'62!./1.!.'4!C/1!.<2'-__ _ COMPLETED -,6~/1~4L.!/1£2 __ _ EXCAVATION CONTRACTOR ..lC,dli'!!e!!!ntuP:rrQ'ov(!!id;!le!l!d'--______ _ EXCAVATION METHOD ______________ _ LOGGED BY -'S!!:H~A'__ ___ _ CHECKED BY -'S"'HA= ___ _ NOTES Depth of Topsoil & Sod 22"-24"; field grass w "- J: ~ffi h:i2' wID w--':2 Q "-::> ::Oz ..: (J) TESTS vi ti vi ::> TEST PIT NUMBER TP-2 PAGE 1 OF 1 PROJECT NAME Saddlebrook -13426 -156th Avenue S.E. PROJECT LOCATION GROUND ELEVATION ~5",0",5-"fl~ __ GROUND WATER LEVELS: TEST PIT SIZE _____ _ ATTIMEOFEXCAVATION~~ __________ ___ ATENDOFEXCAVATION~~ ___________ _ AFTER EXCAVATION - MATERIAL DESCRIPTION SM -perched seepage -becomes very dense MC = 10.00% seepage Bottom of test pit at 5.0 feet. I I I I I I • Earth Solutions NW 1805 136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT PNW Holdings PROJECT NUMBER 2441 DATE STARTED -'6"""'14!!.'-"12'---__ _ COMPLETED -'6"-'1 .... 4"-"1£2 __ _ EXCAVATION CONTRACTOR ~C"I",ie"-n"-t.<:P"ro"v"id,,,e,,,d ________ _ EXCAVATIONMETHOD _______________ _ LOGGED BY -'S"'HA=-_____ _ CHECKED BY -'S"'H"'A"---__ _ NOTES Depth of Topsoil & Sod 2.5': field grass W 0. J: ~ffi ~= w'" TESTS w---'::0 0 0.::> ::Oz « '" 0 0 CIi <3 I" 0.0 CIi ~--' :j " • , .' TOPSOIL !,'~ TPSL<'II" ~-~ ,I 1.1, ~ 2.5 TEST PIT NUMBER TP-3 PAGE 1 OF 1 PROJECT NAME Saddlebrook -13426 -156th AVenue S.E. PROJECT LOCATION Renton, Washington GROUND ELEVATION -,5",0",5-"ft~ __ GROUND WATER LEVELS: TEST PIT SIZE _____ _ AT TIME OF EXCAVATION -==--___________ _ AT END OF EXCAVATION -= ______________ _ AFTER EXCAVATION -- MATERIAL DESCRIPTION 502.5 Brown silty SAND with gravel, very dense, moist (Weathered Till) SM •. 0 -light perched seepage Test pit terminated at 6.0 feet below existing grade. Groundwater seepage encountered at 2.5 feet during excavation. Bottom of test pit at 6.0 feet. 499.0 I • Earth Solutions NW TEST PIT NUMBER TP-4 1805 136th Place N.E .• Suite 201 PAGE 1 OF 1 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT PNW Holdings PROJECT NAME Saddlebrook -13426 -156th Avenue S.E. I PROJECT NUMBER 2441 PROJECT LOCATION Renton, Washington DATE STARTED 6/14/12 COMPLETED 6/14/12 GROUND ELEVATION 505 ft TEST PIT SIZE EXCAVATION CONTRACTOR Client Provided GROUND WATER LEVELS: I EXCAVATION METHOD AT TIME OF EXCAVATION LOGGED BY SHA CHECKED BY SHA AT END OF EXCAVATION -I NOTES Del2th of To~soi1 & Sod 9": field grass AFTER EXCAVATION - UJ <1. U :r: ~ffi ui I(!) ~= UJIn TESTS <.i <1.0 MATERIAL OESCRIPTION UJ--':::E ui ~-' 0 <1.::> :::Ez ::> (!) « Ul 0 I I , , , TOPSOIL TPSL". ,II, 504.0 .-:-1.0 SM~ Brown silty SAND with gravel, medium dense, moist (Fill) I 2.0 503.0 I MC = 14.70% Brown silty SAND with gravel, very dense, moist (Weathered Till) -very light seepage SM 4.5 -becomes unweathered 500.5 Test pit terminated at 4.5 feet below existing grade. Groundwater seepage encountered I at 2.5 feet during excavation. I Bottom of test pit at 4.5 feet. I I I I N iii iii e-I o '" on :> e-z <3 I ~ '" ;; ~ N ~ ~ ~ I ~ c: r ~ ~ ~ I w z w '" I I I I I I I I I I I I I I I I I I I Earth Solutions NW 1805 136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT PNW Holdings PROJECT NUMBER DATE STARTED --,6,,-/1,,4!C/1!..<2~ __ _ COMPLETED -,6,,-1,,14!!./1!..<2~ __ _ EXCAVATION CONTRACTOR -,C"-I",ie,,,n,,-t .::P"ro"v"id"e"d _______ _ EXCAVATION METHOD ______________ _ LOGGED BY -'S"'HJ!A"-____ _ CHECKED BY -'S"'H"'A'-__ _ NOTES Depth of Topsoil & Sod 4": field grass w a. I ~ffi u; u [2 wID u IC) -'::E u; 0.0 w-~-' 0 a.'" ::Ez '" C) « (J) TEST PIT NUMBER TP-5 PAGE 1 OF 1 PROJECT NAME Saddlebrook -13426 -156th Avenue S.E. PROJECT LOCATION GROUND ELEVATION -'5,,0"'5-"11'--__ GROUND WATER LEVELS: TEST PIT SIZE _____ _ AT TIME OF EXCAVATION -='--__________ _ AT END OF EXCAVATION -='--___________ _ AFTER EXCAVATION - MATERIAL DESCRIPTION Brown silty SAND with gravel, very dense, moist (Weathered Till) SM Test feet below existing grade. No groundwater Bottom of test pit at 3.5 feet. during excavation. I I • Earth Solutions NW TEST PIT NUMBER TP-6 1805 136th Place N.E .• Suite 201 PAGE 1 OF 1 Bellevue, Washington 98005 Telephone: 425-284-3300 CLIENT PNW Holdings PROJECT NAME Saddlebrook -13426 -156th Avenue S.E. I PROJECT NUMBER 2441 PROJECT LOCATION Renton, Washington DATE STARTED 6/14/12 COMPLETED 6/14/12 GROUND ELEVATION 505 It TEST PIT SIZE EXCAVATION CONTRACTOR Client Provided GROUND WATER LEVELS: I EXCAVATION METHOD AT TIME OF EXCAVATION - LOGGED BY SHA CHECKED BY SHA AT END OF EXCAVATION - NOTES De~th of T oQsoil & Sod 8": grass AFTER EXCAVATION - I I w a. U >-<1: u; J: I-w Ie> 1--wID 0 a.¢: 0.0 MATERIAL DESCRIPTION w-...J::!! u; ~...J 0 a.", ::i ::!!z e> < (J) 0 I h"PSL '-' , 0.' TOPSOIL 504.5 Brown silty SAND with gravel, medium dense to dense, moist SM I ',3.0 -Weathered Till 502.0 Test pit terminated at 3.0 feet below existing grade. No groundwater encountered during excavation. I Bottom of test pit at 3.0 feet. I I I I I I N " :;; ... " " I '" " ~ " ~ " I ; N ~ ~ \!! ;: I !:: ~ ~ ~ W z I w " I I I APPENDIX B I LABORATORY TEST RESULTS ES-2441 I I I I I I I I I I I I I I I Earth Solutions NW. LLC I I til Earth Solutions NW GRAIN SIZE DISTRIBUTION ' .. " ~r, 1805 -136th Place N.E., Suite 201 -~ \, 1-' I, '-_\~:', ·H Bellevue, WA 98005 Telephone: 425-284-3300 CLIENT PNW Holdings, LLC PROJECT NAME 13426156th Ave SE I PROJECT NUMBER ES-2441 PROJECT LOCATION Renton u.s. SIEVE OPENING IN INCHES I U.S. SIEVE NUMBERS I HYDROMETER 6 4 3 2 1.5 1 ~ 1/2318 3 4 6 810 1416 20 30 40 5060 100 140200 I 100 I I r\1 I I I I I I 95 I 90 \ 85 80 I 75 70 I I 65 t-:r: .,\ C) 60 ~ I'" >-55 '" ~ a: w 50 z I u: t-45 z w ir u 40 a: I I I w \ a. 35 30 1\ \ 25 20 1\ ~ 15 10 I 5 0 100 10 1 0.1 0.01 0.001 I I GRAIN SIZE IN MILLIMETERS I COBBLES 1 GRAVEL I SANO J SILT OR CLAY I coarse I fine I coarse medium I fine I Specimen Identification Classification LL PL PI Cc Cu g I " w r " " 0 TP-3 6.0ft. Brown silty SAND with gravel, SM :I I 00 :> r z " ~ Specimen Identification 0100 060 030 010 %Gravel %Sand %Sil! %Clay .. " I " V N 00 W .0 TP-3 6.Oft. 19 3.02 0.252 33.5 51.9 14.6 W N 00 I z ;:; " I I I I I EMAIL ONLY I I I I I I I I I I I I I I I I I REPORT DISTRIBUTION ES-2441 PNW Holdings, LLC 9675 Southeast 36th Street, Suite 105 Mercer Island, Washington 98040 Attention: Mr. Justin Lagers Earth Solutions WY, LLC I I I 'I •• AT EARTH SOLUTIONS 'NW , OUR,MISSION IS TO I ~ HONOR OUR COMMITMENTS I ~ PROVIDE INNOVATIVE SOLUTIONS THAT CREATE VALUE I ~ RECOGNIZE THAT OUR POWER AND EFFECTIVENESS l LIES WITH OUR PEPPLE ~ TREAT ALL FAIRLY AND ' I, HONESTLY , ~ DEDICATE OURSELVES To I BRINGING OUT THE BEST IN EVERYONE ~ MAINTAIN AN ATMOSPHERE I OF PROFESSIONAL. FRIENDLY CUSTOMER RELATIONS I ~ CONTINUE TO SEEK OPPORTUNITIES FOR I LEARNING AND GROWTH ~ MAINTMN A CLEAN, WELL ORGANIZED WORK , II ENVIRONMENT ~ IMPLEMENT CONSISTENT, -I RELIABLE ACCOUNTING PROCEDURES I ~ BE A RESOURCE TO THE COMMUNITY I I