Loading...
HomeMy WebLinkAboutReport 1 - 1 of 20 0 .... II : .... ... -- • .... -----~- 11 - ·. -- :I :1 --· ; -- \ • \i ·-· ::~::-.: --· •. '° ... 0 N 0 ... 13 .. Ill :I , -· ____ _/ T NOTES, ~ ~·~&.;ll'll.fl!t'""»...,r =-"'"•~ -~~C.C:-7'~,,.. tov~ . __.,..,..........., ~~,..., ...... ...,.......~ • ~ ........ JCIIIIC...l""""'--~"""'".-i ...... ,~~ .... .,..,..__ .... ~ • ~ ..... .-.e "'5,4 --~ )w....-....i;;w,.,~ ··" ~ .......... J -t n",n~ Preliminary Plat Modification Exhibit ...-:"::'; .. SUMMIT HOMES RENTON PROPERTIES \ C N YON TERRA CE A PORTION OF THE S.E. 1/4 OF THE S.W. 1/4, OF SEC. 33, T23N, R5E, W.M. DEDICATION KNCW ALL PEOPLE BY THESE "RESENTS THAT \IE THE UNOERSIGNED 0_,ERS OF INl!REST IN THE LANO eER£8Y SUBOl"1DED, HEREBY DEQ.ARE "THIS Pl.AT TO BE THE CRAPHIC REpq[S(/<TATION OF THE SUBOMSION MAOE HEREBY ...,..0 DO HEREBY DEDICATE TD THE USE OF Tl£ PUBUC FORE'-Ol ALL STREETS ANO AVO..UES NOT SHOWN AS PRIVATE HEREON ...,..D DED1CA1E THE USE THEREOF FOR ALL P\JBUC PURPOSES NOT INCONSISTENT IOITH THE USE IHER(OF l'OR PUBUC HIGHWAY PURPOSES, ANO ALSO THE RICHT TO MAKE All NECESSARY SlOP(S FOR CUTS ANO nus UPON TH£ LOTS SHOWN THEREON IN THE EASEMENTS ANO TRACTS 'SHOWN ON THIS Pl.AT FOR ALL P\JBUC ?URPOSES AS INDICATED THEREON. INCLUOIOoC BUT NOT LIMITED TO PARKS, OP(N SPACE, PEOESlR1.U. ACCESS. UTIUTIES .U.D DRAINAGE UNLESS SUCH EASEMENTS OR TRACTS ARE SP(CFlCALL Y IDENTIFIED ON THIS Pl.AT AS BEIHC DEDICATED OR CONVEYED TO A PERSON OR ENTITY OTHER THAN THE PUBLIC IN WHICH CASE \IE DO HEREBY 0£DICATE AhO CONVEY SUCH STREETS. EASEMENTS. OR TRACTS TO THE PERSON OR ENTITY IOENTIFIED AND FOR THE PURPOS£ STATED, 1'\JRTHER, THE UNOERSIGNEO OWNERS OF THE LAND HEREBY SUB0l"1DED, WIJVE fOR !ME)jS£l.V£S, THEIR HEIRS .U.D ASSIGNS .U.D ANY PERSON OR ENTITY OERMNC Tin.£ Fl!OM Tl<E UNDERSIGNED. ANY AND All CLIJWS FOR DAMAGES AGAINST THE CITY OF RENTON, ITS SUCCESSORS •ND ASSIG>IS 'IIHICH MAY BE OCC,\SIONEO BY THE ESTABUSHWENT, CONSTRIJCTION, OR MAINTENANCE OF ROADS AAO OR ORIJNAGE SYSTEMS IOITl<IN Tl<IS SIJBOMSION OTHER THAN Cl.Al.IS RESIJL "lNC FROM IN"DEOUA TE MAINTENANCE BY THE CITY OF RENTON FURTHER, n<E UNDERSlc;NED OWNERS OF THE LAND H(R(IIY SU801"1DED AGRE£ FOR THEMSEl. VES, THEIRS HEIRS ANO ASSIGNS TO INDEMNIFY ANO HOlD THE CITY OF RENTON, ITS SUCCESSORS ANO ASSIGNS HARMLESS FROM ANY DAMAGE "'CLUOING .U.Y COSTS OF DEF'ENSE, CLAWED BY PERSONS WITHIN OR WITHOUT 'lHIS SUll(X"1SION TO ~AVE BEEN CAUSED BY ALTERATIONS OF TH£ CROUND SURFACE. VEGETATION, DRIJNAGE, OR SURf"ACE OR SUB-SURFACE WATER nows WllHIN 11-<IS SUBOl>J'SION OR BY ESTA8USHMENT, CONSTRUCTION OR MAINTENANCE OF THE ROADS 'MTHIN THIS SIJBOMSION, PflO-.,OCO ntS WIJVER AND IND01Nlf1CATION SHAU. NOT BE CONSTRUED AS RELEASING THE CITY OF RENTON, ITS SUCCESSORS OR ASSIGNS FROM UABIUTY FOR DAMAGES, INCLUDtNG THE COST OF DEF'ENSE, RESIJLffiC IN 'IIHOLE OR IN PART FROM THE NEGUGENCE Of lHE CITY OF RENTON. ITS SUCCESSORS. OR ASSIGNS. UPON RECORDING OF MS PL.AT TRACTS ARE HEREBY Gil AN TEO ...,..0 CONVEYED TO THE SUMMIT HOMES HCIMEOWNER'S ASSOCIATION (HOA) FOR OPEN SPACE ANO RECIREATIO,. TRAC-tS ~EREBY GllANTEO ANO CONVEYED TO THE HOA FOR OPEN SPACE. TRACT IS HEREBY GllANTEO ...,..0 CONVEYED TO THE HOA AS NATIVE GllOWIH PROTECTION AREA TRACTS, O'ltkERSHIP ANO WIJNTD<ANCE OF S1JO TRACTS SHAu. BE THE RESPONSIBILITY OF 1H£ HOA. IN THE EVENT THAT THE HOA IS DISSOLVED OR OTHERWISE FALS TO MEET ITS PROPERTY TAX 08UGA'110t<S AS E"1DENCEO BY NON-PA'NENT OF Pl!OffRTY TAXES FOR A PERIOD OF 18 MONTHS, THEN EACH LOT N lHIS PLAT SHALL ASSUUE ANO HAVE AN EOUAL ANO UNDl"'DED OWN(R-"'TD!EST N TH( TRACTS PRE"10USL Y D'M<ED BY THE HOA AND HAVE THE A TTENOANT FINAACIAL ANO WIJNTENANCE RESP0NS181Ul1ES. THIS PLAT IS SUB.l:CT TO THE DECLARATION OF COVENANTS, CONDITIONS, ANO RESlR1CT10NS FOR SUMMIT HOMES UNDER RECORDING NUMBER ------- THIS SUBOMSION. OEOtCA TION. WIJ\'ER OF CLA .. S AGREEMENT TO HOLD HARMI.ESS IS WADE WITH THE "l!EE CONSENT ANO N ACCORDANCE WITH THE DESIRES OF SAID OIINERS. IN 'MTNESS 'IIHEREOf, 'IIIE SET OUR HANOS ANC SEALS BY, ITS ACKNOWLEDGEMENTS STATE OF----- COUNTY OF ) \ ss ) ON THIS DAY PEl'ISONALLY APPEARED BEFORE ME TO WE KNOWN TO BE T1-'E IHDl"10UALS DESCRIBED !N AND -..;o EXECUTED THE lllllHIN mo FOREGOING INS11'\JMENT AND AO<N°"'-EOCED THAT HE/Sh[ SICNEO THE SAME AS HIS/HER FREE AND VOLUNTARY ACT ANO DEED, FCII M USES AND PURPOSES THERCN MENTIONED. GIVEN UNOER MY HAND Al() OfFIC1A.. SEAL THIS __ D•Y OF -----20_, SIGNATURE OF NOTARY, ______ _ P'ltNTEO NAWE OF NOTARY, _____ _ RESIOING AT, __________ _ MY APPOOHMEN T EXPtRES: _____ _ KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED ANO APPROVED MS ___ DAY OF ___ , 20 __ KING COUNTY "5SESS0R DEPUTY KING COUNTY ASSESSOR LAND SURVEYOR'S CERTIFICATE HEREBY CERTIFY THAT THIS Pl.AT OF SU-IT HOMES IS BASED UPON AN ACTUAL SURVEY AAD SUB0l'i1SION OF SECTION 33. TOWNSHIP 23 NORTH, RANGE 5 EAST. WM .. THAT THE COU!ISES ANO OISTANCES ARE SHOWN CORRECTLY THEREON; THAT THE MONUMENTS WILi. BE SET AND THE LOT AND BLOCK CORNE/IS Will. BE STAKED CORRECTLY ON THE GROUND. PAUL T RJCE. PLS, 40101 RECORDING CERTIFICATE "-.ED FCII RECORD THIS ----DAY OF -----, 2016 AT----M IN BOOK __ OF __ AT PAGE_ AT lHE REQUEST OF •AUL T. RICE. SUPERINTENDENT OF RECCIIDS CITY OF RENTON APPROVALS CITY OF RENTON PUBUC WORKS DEPARTIMENT EXAMINED AAD APPROVED THIS ---DAY OF ___ , 20 __ , ~ISTRATOR CITY OF RENTON MAYOR EXAMINED AND APPROVED lHIS ---OAY OF ___ , 20 __ , MAYOR A TlEST· "Cl"'TYc--=CLER="'K ___ _ CITY O F REN TON FINANCE DIRECTOR'S CERTIFICATE I HEREBY CERTIFY THAT !HER( ARE NO DELINQUENT SPECIAL ASSESSMENTS ANO THAT ALL SPECIAi. ASSESSMENTS CERTIFIED TO THE CITY TREASURER FOR CCIU..ECTION ON ANY PROPEPTY HEREIN CONTIJNEO OEDICA TEO FOR STREETS. ALLEYS OR OTHER PUBUC USES ARE P IJO ,N F\JU. THIS ___J)AY OF 20_- f'l<ANct: DIRECTOR KING COUNTY FINANCE DIVISION CERTIFICATE HEREBY CERTIFY lHAT U. PROPERTY TAXES ARE PIJO, THAT THERE NO DELIHOOENT SPECIAL ASSESSMENTS CERTIFIED TO ntS OFFICE FOR COI..L£CTION ANO THAT AU. SPECIAL ASSESSMENT'S CERTlflED TO THIS OFFIC( FOR COI..L£CT10N ON ANY OF THE PROPERTY HEREIN CONTAINED DEDICATED AS STREETS, ALLEYS, OR FCII ANY OTHER P\JBUC USE. ARE P 1JO IN FUu.. THIS ---~·AY OF ___ -20~ MANAGER. F'NANCE Dl"SION OEP\JTY LEGAL DESCRIPTION PARCEL A, LOTS X, Y, AND Z. KJNG COUNTY BCX;NDARY UNE AD,JJSTMENT NUWBER l 06L0093, RECORDED UNDER RECORDIHC NUMBER 20070419V00019. IN I\ING COUNTY. WASHINGTON . TOGETHOl WITH A N0N-£l<CLUS1VE EASEMENT FOR ROAD AS DISCLOSED BY INSTRUMENTS REcaiOED UNDER RECOROtNG NUMBERS ~99 AAO 8805310993. PARCEL B, TRACT 5 OF NORTH'IIIESTERN GAR0EN TRACT'S. Of"1St0N 5, ACCORDING TO "CHE PLAT n<EREOF, RECORDED IN VOLUME 47 OF PLATS. PAGE 90, IN ~ING COUNTY, •ASlilNGTON: EXCEPT THE WEST 150 Fn:T lHEREOF, AS MEAS\JREO ALONG THE SOUTH UNE OF SIJO TRACT 5: TOGETHER WITH THE NORTHERLY 30 FEET ~ THAT PORTION Of TRACT 5, OF SA() NORTH\IESTERN GARDEN TRACTS OtV. NO 5, DESCRIBED AS FOU.OWS; BEGINNING A' THE NORTHEAST CORNER OF TRACT • OF SAIO NORTH-.ES'JERN GAROEN TRACTS DIV. NO 5; THENCE SOUTH 1'08'10" WEST ALO<G TH( WEST LINE OF SAID TRACT 5, A DISTANCE OF :20 FII": THENCE SOUTH 89"3-&'J9" EAST, 150 FEET; THENCE NORTH 1'08'10" EAST, 150 FEET TO THE NORTH L.oNE OF SAIC> TRACT 5: THENCE NORTri s9·34•39• 'IIIEST ALONG SAIi) UI'£, 103.JS FEET TO AN ANGLE POINT: THENCE SOUTH 0'25'21" 'IIIEST, 30 FEET, THENCE NORTH 89'34'39" WEST, ~ 89 FEET TO 'l'!E POINT OF BEGlt,NING VICINITY MAP ~DOWL 8"420 154111 AVMUe NE Redmond Wash"'OIM 98052 425-86~2670 DATE: 05-06-2016 PRO..CCT No.: 13586.01 Fil£ No : S306-07A SCALE, N A SHEET 1 of 7 ·- I: R VU./'"""-CAN YON TER ACE A PORTION~ THE S.E. 1/4 ~ THE S.W. 1/4, ~ SEC . JJ, T2JN, R~. W.M. CITY OF RENTON ADDRESSING SYSTEM SURVEY NOTES 1_ AVE NUES RUN NORlli ANO SOUlli (-----A~ NE) IHIS SIJR1,£Y WA S PERFORijED FROM OEct:MBER, 201J TO SPElf:MSER, 2016. ALL WONlJMEHTS SHO\WI HEREON AS FOUND MONUM£NTS WERE 'IISITEO DURING 2. STREE'TS RUN EAST AND IIICST (N.E. ------ST.) THE COURSE OF THAT SURVEY. 3. PLACE -· PARAU£LS AI.O<UES 4. WAY -P ARAU.ELS STRmS WEASUREMENTS >!£RE MADE ~1\i A TOPCON ll205 TOTAL STATION C.Al.6RATE0 5. COURT -DEAD EHO ST'f1£ET AT AN N.G.S. BASE1JNE ~THIN THE LAST YEAA. AND A HIPEI!+ GPS UNIT, 8. ODO NUMBERED A00RESS£S -\OEST ANO SOUl\i 7. EVEN NUMBERED AOORESSES -EAST ANO NORlli PROC£DURES USED IN llilS SURVEY WERE FlELD TRA\1£RSE MEETING OR 8. NUMBERS CET LARGER GCING NORlli AND EAST EXCEEDING STANDARDS SET BY WAC JJ2-1J0-090 CITY OF RENTON UTILITY EASEMENT PROVISIONS FLOW COHT!'OL BMP"S 1. MAX. ·MPCJMOUS LOT AREA ~(85S LOT I <--FOCI) Cl LOT AREA) now~.., 1 1 ,,.. ' 300'.)2 l tevelTren<:hW/P•rf.Pi .... 2 4331 I 2815.2 I ~vel Trench W/ Perl. Pi- l -I 2Sll96 I t.n.l Trench W/Perf. Pi~ 4 4468 i 29042 I levelTrend,W/Perf. Pl,.., s 3115 I 2479.8 ',.,_.el Trench W/ Perf Pina 6 S'61 I 37447 level Trtnch W/ Perf. ,, ..... PRIVATE EASEMENTS 7 Sl24 I 34(,06 lrttl T1ench WI Perf Pl- a I '><13 I 1531.S Le-.el Trench W/ Perf Pu~ , 9 I «:00 I 1600.0 l"°"~ Trench WI Perl. Pfrw, 10 I «:00 ~o lf'Yf'I Trench 1#/ Perf p, .... II J'll1 2590.3 l.evef Trtnch WI Perl P,.-12. S909 3840.9 l.e\,el Trench WI Pe-rf. Pl- I 13 53)1 3445.7 L.r.-el TreN:h W/ p.,.tf PIP' 14 6Q 4163.9 Ltv.i Tref'ICh W/ Petf. "'- ' 15 I «l)() 2600.0 lrvefTrenchW/Perl. Pi .... EXISTING EASEMENTS PER TITLE REPORT 16 4IJIS 2655-3 ~I Trench W/ Perl'. P'IDI! J) EASEMENT FOR ROAOWA Y, STREET. SIOE WAU<S, UllUTIES. STORM ORAI\IS f 17 S073 3297.S ~ITre-nd'IW/Ptff.PhM!, ANO 0 1\iER USES, RECORDED "ARCH 18. 1974 UNDER RECORDING NO. i IB 56'.ll 3645.l , Levwl r,-.nd, w/ Pf!lrl_ "n. 7403180427. I 19 I 4503 29VO I le-vet Trench WI Perl. Pina 4) EASEMENT FOR ROADWAY ANO UTIJTY PURPOSES, RECORDED AUGUST 9, 20 4133 2686.S 1~::~:::~:::~=1 1978 lJ'lOER RECORDING NO 780!!090599 ll 4!>11 I 10162 5) EASEMENT FOR INGRESS AND EGRESS FOR ROAD ANO UTJ.JTIES. RECORDED 72 I 5418 I 3Sll7 I Level T,eno, WI hrf. P,,-WAY 31, 1981! UNDER RECOROINC NO. 8805JI099J 23 1 4973 j 32325 level Trench W/ Perf. Pi-6) ACREEMEHT FOR ESTABIJSHIIE~T OF EASEMENT FOR STORW WATER RUNOFF L..NE. OATEO WARCH 6, 2008 UNOER RECOROING NO. 20080306=2. 1• 1 S'l62 ' 3485.3 le~I Trench W/ Perf . Pio. 7 AND 25) AGREEMENT RECAROING ESTAl!USHMENT OF EASEMO<T FOR STORM 25 I 3920 I 2SOB.O le\oel Tr•nch W/Perf. Pi~ llfATrR F•OUTIES. DATrO SEPTEMBEl'I 27, 201J, UNDER RECORDING NO. 26 I 3920 I 2548.0 level Trl!'nd1 W/ Pe-rf Pi,... 20' .l0927001468. 21 I mo I :zs.t&O l...,., Tr•r.ch W/ Pe rf. P.p,e 21J !.A~tld HlR f.UC,RIC l ~AN::iMl~SIUN UNt GKANIU) I D l'UGt.T SOlJNO 28 I CS48 I 29562 Levo!T,•nd\_~ PO\IIEJ> .t UQiT COMPANY, DATED .JJL Y ~5. 1949. UNDER RECOROINC NO. 3919394 .,. I -I 304;.9 lr.te4 Trend, W/ Pert Pl,... 22) USEMENT FOR EXTrNSION ~ SE 1881\i STREET DATED SEPTEMB£R e, lO I 411,7 I im.6 Ln .. Trt'nch W/ Pflf Pi ..... 1973 UNDER RECORDING NO. 7.J090e0131. ! 31 I 3921) j 2 .... 0 Lewi TrefX'h W/ Pffl Pl-2J) EASEMENT FOR WATER MAINS RECORDED MARCH JI. 1978 AN O APRIL 19, 32 I ?910 ' 2548.0 LrYel Tretleh W/ Perl p,ja. 1978 UNDER RECORDIN G NC"S 780JJ1D029 ANO 7!!04190061 ' 33 ]947 2565.1 lf'Wf Trerxh WI Perf. Pin. 24) EASEMENT FOR WATER WAJ~S RECORDED MARCH JI. 1978 ANO MA Y 2e, ; )4 .en, 2713.1 lJt'l'd Trt>nch W/ Perl """ 19~8 Ul<OER REOORDING NO"S 7803JIOOJI ANO 78052601g() 27) SUB..ECT TO SOOS CRCEI< Y,A TER AND SEWER DISTRICT. SEWER SPEOAL I 35 5117 3326.l ~ Trench W/ Perf. Pl.,.. CONhENCTION CHARGE I :zg7, RECOR0£0 FEBRIJARY 25. 2008 UNO€R I 36 4161 2?1)4.J I lt'~l ?rench Wl Perl. Plf!! 1 R€COROING NO, 20080225000496 i 37 •162 271J5.3 1 Lewi Trench W/ Pe rl. ,. .... 33) PI.JCP SOUND ENERGY EASEMENT RECORDED UNDER RECORDING NO. 38 4235 1752.1 I Lewi Trench W/ Pert. Pl--: 20150501000626 39 4184 2719.6 1 Le,w•I Trend, W~ SURVEY CONTROL TABLE 40 4zzg . 27489 I ll'o'el "Trench W/ Pert. Pina " 4137 2689.: I Leve-I TrenOIW/ Perf. Pl SOURCE OF DATA, WGS SUR'IEY CATA WAAEHOUSE -~VEY CONTROL PCJNT 42 3968 ! 25791 I lf'Wi Trenct, Wt Peri . Pl...., STANDARD DATA SHEETS 43 I ]943 I 2563.0 i l~I T,t'nd,, W/ Perf. Pi ..... .;QRIZONTAL DAT\JW WASHIN CTO>I STATE PLANE COORDINATE SYSTEM -NORlli .. "918 I 2546.7 level T,ench W/Perf. P,- ZONE. NAO 19eJ /91 "T 3893 I 2Sl0.S lev•I Tr•nch W/ Pt'rf P,pe ~~ I .. I zs1,.2 lnel Tr•ndt W/ P•rf Pi~ l 3AS1S OF BEARING. NORTH 89'Jl"09" \OEST, EST A8USHD BY INVERSE BETWEEN 47 I 3143 I 2"91.0 lPYel Trench W/ Ptrf pr;,... NGS POINT OE.SICNA TION 58oe A.'ID !>809 .. I )1119 -, 2482.4 lavtl Trench W/ Perf ,.,.,. t '3AS1S ~ COORDINA TtS. ~ _,na 26'1S.7 Leve-Trt-ftCh WI Perf Pi- : so 4139 I l69l.4 Levt'I Trtrlt"h W/ Perf Pipe . POl~T DESICNA TION· 5808 ...l!.. •211 . 274L7 Lfove-1 Trt-nch W/ Pe rf. Pr,o. t 2" BRASS OISK Vlllli PUNCH IN CONCRETE MONUMENT IN CASE AT 1\i£ 52 3797 2468.1 lPYt"I Trench W/ Perl Pl,... IN'ERSECllON OF SE 192ND STR(ET ANO 124TH AVENUE SE. I SJ I l817 2481.l lt'Y~ Trench W/ Perl. '1....,. NORTl1tNC· 159.851 S84 I ,.. I 5221 )393.7 .._..,..Trench~~ l (AS11NC, l,J08,148.J46 I 55 I SlS4 llSO.l l~~ Trench W/ Pert. 111-< POINT DESIGNATION 5809 I 56 I ms 3337 a i,.y,1 Trel'ICh W/ Perl Pr, ... : ,. SOUARE CONCRETE MONUMENT 1111TH LEAD AND TACI< IN ~ 49';2 32188 i Lewt Trench W/ Ptrf. Pi-~ CASE AT THE INTERSECTION OF SE 192ND STREET -'NO 1161\i I lr,,el Trench W/ Perl Pio. ~ AV!:NVE SE. SIi 4951 3218.2 : hORllilNC, 159,872.526 (PUBUSHED) 59 8241 5356.7 I O.soe~.!.~ < HORTHING: 159.872.525 (MEASURED) 60 4307 2199.1:) j D:m.rla Trench ; EASTING, 1.J05,505.J69 (PUBU~EO) 61 427'9 l7Bl.4 . Ou,o.tu• Tr.nch l ~ EASTIN(} 1,305.505.4 27 (MEASURED) 62 4004 262U Ols~rnf T,ench I 63 3985 25903 Di UNi l"Uli Trench REFERENCE DOCUMENTS r " 4361 2Ul7 I o.s-rsa Trt>Oeh ; 1) PLAT OF NORllilOEST!RN GAROCN TRACTS DIV ~r-.,., 28548 I OlsMirsilt T~nd, ! NO 5. RECORDED IN VOLUME ' 66 4804 31226 ! 0.spel"lll!Trench I 4 7 OF Pl.).TS, PACE 90. RECORDS OF K1NC COUNTY. WASHINGTON 67 I SlJJ 3316.S ; Omterul ""rench 2) RECORD OF SURVEY FOR RAVENNNA DEVEI.OPMENT LLC. RECORDED UNOER k ,MC COUNTY RECORDING NUMBER 2ooeo&D9900009 68 I 5244 )41]16 ' OISMrsalTrench , J) RECORD OF SURVEY FOR MAR>'IN YIEHRMAN , RECORDED UNDER KING COUNTY 69 I 416() 3159.0 I On,Df!n.al T~ndl ! RECORDING NUMBER 20080909900003 10 4455 2895.B I 0t~--.... Trench 4) BOUNDARY LINE ADJUSTME}IT NUMBER L06l009J, RECORDED UNOCR KING 71 I 5096 3312.4 11..n'el Tr•ndl W/ Perf Pin. ; COUNTY RECORDING lfJMl!ER 20070419900019 I 5) BOUNDARY LINE ADJUSTMENT NUUIIER fOR RA\IENhA DEVELOPMENT LLC • 72 "'° 2179.S I tewelTrend'IW/Perf.Ptra. • RECOROED U>t)ER KING COUNTY RECORDING NUMl!ER 20060711900004 5) PLAT OF AUR1A WOOOS. RECORDED IN VOLU ME 220 OF Pl.).l'S, PACE 78-92, ,a l.l~W.-H ~DOWL DATE. 05 06 2016 ~ RECORDS OF KING COUNTY, WASH'1GTON \)LT~~ BY: .INM J 7 ) RECORD OF SUR\,f;Y FOR WASHINGTON f'£DER11l. RECORDED UNDER KING ~ PRo..ECT No.: 13586 01 COUNTY RECORDIN G NUMl!ER 201 JOJ2 1 !IOOOOI ~ 8) PLAT OF COlDEH HIU.S. RECORDED IN VOLUME 104 OF PLATS, PACE ~8. F'I.E No., SJ08-078 RECORDS '::F KING COUNTY, WASHINGTON SCAI.£. NIA I 9 ) BOUNDARY UNE AO"-JST\IENT NUMBER FOR WA TT BERNTSON. RECORDED '~# SHEET U'<OER KING COUNTY RECORDING NUMBER 20060411900021 8-420 154111 Avenue NE ~ 10) SUB0t"1SION GUAR ANTEE ,ssuED B Y O!ICACO TITLE INSURANCE COMPANY, ~~ • ..;,,y Redmond Washonglon 98052 2 of 7 c=1rnncA re: NO 0019 18.}-06, DATED -'UCUST 1J. 2015 425-a69-2670 ' .. CANYON TERRACE .--1 , L_ __ __.__ L EGEND PROJECT BOUNOARY ------PROPERT'f Ll'IE -• -• -ctNTtRIJNE -------SECTION LINE -EASEMENT Ll'IE J:tf SECTION COR'O ~ NORTH 1/4 CORNER . ~ c .. SED ROAD MONUMENT • PROPERTY CQ!NER SET (5/8" REB AR W/CAP. t.S I 40101 • PROl'ERTY CORNER rQINO ("S NOTED) M MUSURfD OIMENSION (C) COMPV TED O<MENSION (I) OIMENSION '"ROM REF OOC , 8 FOUND MQ;,UMOIT ID # A PORTION~ 100 0 ·oo 200 THE S.E. 1/4 ~ THE S.W. 1/4, ~ SEC. 33, T23N, R5E, W.M. SCAU: IN f"EET I• LOTX MONUMENT REFERENCE TABLE .s:i:MllQl...l PfSC81PDON sni&llL.A 8 FNO. 1/r REIi""' w/CAP. LS ' 40018/18898 & L!'.l. FNO. 1/2" FIEIIAR W/CAP, LS I 11891 8 £ n«>. 1/2° REBAR W/CJv'. "CNW 40016" _£ & FNO. 1 /2" REBAR. NO CAP, 0. 2' S Of Ll'IE £ FNO. s;e· REBAR, NO C,-P. 0.8" W Of LINE I I I ~~-«~C) I \ -~-'),e'3t~ 21~J4"/C.J) ( 1 I I , \ LOTY PESCBf'DON FND. 1/2" REBAR, NO CAP, 0.15' W Of LINE FNO S/8" REBAR W/CAP. lS # 19635 0.1' E .t< 0.7' S Of CORNER FND. S/11" REBAR W/CAP, LS I 1811911 O.J' S Of CORNER I \ I \ \ I \ ~DCWL 05-08-2016 BY: PRO.ECT No.. 13586.01 F1lE No., SJ06 •07C 8420 15'th A v.,.... NE Redmond. Waahlngton 98052 •25-8611-2670 SCAIL 1·-100· SHEET 3 of 7 ·-' I L_ __ ---- LEGEND ---ORO..CCT BOUND"1!Y -··-PROP(Rn' LINE -• -• -COITIJU1'1E -·••-SECTION U"E -··-RIGHT~ w•Y LJNE -··-P<lOPOSc..l LOT LINE -------EASEMEt,T LINE ~ SECTION C~NER ~ I W) (C) (() NORTH 1 /• CORl',ER c•SEO ROAD MONUMEN T MEASURED DIMENSION CCMPUTED DIMENSION DI MENSI()< f'ROM REF DOC. I CANYON TERRACE A PORTION~ THE S.E. 1/4 ~ THE S.W. 1/'4, ~ SEC. 33, T23N, R5E, W.W. I \ .. "' .. ., .. ., ., ., .. 100 "' i .. t. -·-,_, ·- 0 100 SCALE IN FEET I I I I \ I I I I I \ \ I \ I \ \ \ I \ I I 200 \ I \ I I C2 CJ :, C7 co Cl CIC en c,2 C1J C14 C15 C18 C17 "" c,, C20 C>i C2> C:7 C28 CJO CJ> C4l C-T-182.98" ·--,., .. IU"' 770.,0 A-41'::t,o· 14 28 218 50 1!1.o151e39• 58 '-" 218:iiO •12"'02·,o· I.~ I 21B.,O ;),,,,UCt!)6• IJ.14 '!71~ o-2·4e·20· '·" 771.:IO .. 2~·0,· I oo.e. 211.50 6oa87t,'5,I. 41.1,!i 271.!'JC, J.r'J1''2"' 6'.01 :rn.,o ... 15,"2(,'0C. "" 220.>c .... "St·•1· ,,~, J2.l~ .... ,..:\6. I ·• .a 12.J !O b,o,7"J.3'~J· I oov I ,~oo I .. ,,.,.,.. .... 11e~ I •2e1.n2· .,,. f ~.30 .... ,5"z•· 2l.s1 I •!.00 .. ~o·,a· 71001 HM> .. 5~"2••:· . ,. 1221.,0 .. nrl.!· UM :Z:ZJ.,O ~·r~ '/0.65 2~-~ 6oa!l'Oii3• 22-J.S I ID..50 a.,·4,f,43• .• ,o q~ e.80""4'0Y" gs.no !2.:!.~ ... 11·49·5.5• .la.SB. I 27 ,o A,,.80'34'5,S- 4.1,J'r. 21.50 .. 9,i,2•30• JI .... 00.00 6oa23"'T2'J6" ,. 32 90.00 ... !,A'.l!l"02' 7129 -:-0.00 A-S8"2''20" I l!U9 12a,o ... g~·,,· 20.00 >1<1.00 .a...2"5Cl·19· 72 ,. J7000 b,,11t1o'1~· CANYON TERRACE A PORTION Of THE S.E. 1/<I-Of THE S.W. 1/4, Of SEC. 33, T23N, R5E, W.M. EASEMENT LEGEND i 10' Ula.lTY [ASDC)IT 15· V11UTY EASID€Nf s· unurv EAS£M[)lt --~~f!-_01_· __ _ ··-1_J _____ -~. '1' f'ND. 7" IIUSS ___I -----~-~-------;\ =~..: '40 0 <40 80 , SCAU: IN FEET LOT2 K. C. SHORT PLAT #278113 S01'5' J7"w ci:.f''"'"' Open Space ~ \_J. Tract_K • _ c:~ ~.,_ --<, ••. ----I . '74 83' \ \ . \ \ I I I I ,'1: ~.~ If)_,.... =~ z .,, .-... ~ ;:;. ' . . I ,r------~ ,_J ~DOWL 842015'4th Avenue NE Redmond Waatungtoo 96052 425-a6!>-2670 DAlE: 05-06-2016 PRo.EC No.. 13Se6.01 FU: No.. S306-07E SCALE 1• •<40' SHEET 5 of 7 CANYON TERRACE A PORTION Of lliE S.E. 1/4 Of lliE S.W. 1/4, Of SEC. 33, T2JN, R5E, W.M. ,--~------------------.~~-I c_.... I ~""'iltt' ftoct.u. O..~o co• 17000 .,.,"f>4·ll· I ("2 ,,.1, 170.00 ._,,..,~oc· '"' oc ... Z:0.tio b-2J"2'1'};• C'4 10000 .. 2,.,.,•:r C$O 8 .19 l<)Ol)C) .. 2'"20'4&· C!l6 1·uo 1,0.00 ""''OJ'55· C57 I ~-·g 19000 a,.10"'!,A·M· 1 t:51 .... 10000 ~2'4.C..'12'" """ 49.U 2C4 .. .1i,.1}"~4'2.J. ""' 12•.121204'°1 ...... 5•31• ..,., '.:.8 68 I , .. 9 50 I •&'52'~7'" 1 .,., ,., ,, 1•i.50 I ,-9~·~· "'J ,.12 Hi.$0 6,,,J't!r&e· (84 .. ,. .... ti-Wll'U• :.:.6,, .. ,., .... ... OJ":.7''1' cu , • .;,:a .;;,,.!aO I .. oc,"."'•1 · cu ~·· I 20• ~ I .. ocr.t-O"l!I ' """ 5.0, , ,,o.oo I ..onu ... 1· ·! . .. 0 «); "0 ::l -z NGPA Tract ' ' NQ1·55·~5"E J I JO.OD' r··--- EASEMENT LEGEND 1 10" lml1'Y ,,..._, "' JTIJTY t.A5Dll!Nl 5° Ull.JTY ~T 'O' 5AHJTAlt'f' SOIO EAStMCHT 1 (/ WA 1tRUAIN CASlMJr4 r ,O' STCR.I DR.t.NACE 'l'ltACT 20' PfffVA l£ ACCESS EA!l'.MEHT C.A80N OUTrAU. EA!ICJi,l[NT ~01'55'57'~ 0 40 SCAI.[ .N tU. T 80 ~DOWL 8"20 1 ~th Avenue NE Redmond. Wahongtoo 98052 425-869-2670 ·----. - OAT[: 05-06-2016 B Y· JNM PRo.£CT 1'o.: 13586.01 f'ILE No.. SJ06-07G SCALE: 1"•40" SHEET 7 of 7 CANYON TERRACE A PORTla-4 Of THE S.E. 1/4 Of THE S.W. 1/4, Of SEC. 33, T23N, R5E, W.M. ,-----·----•--~-~-~-- cs Cl C7 C8 Ct C1<) C,6 C17 c,, .:2.a en CJO CJI e,:. CJJ CJ• = tJ6 CJ? CJ8 CJD C40 C<I C'2 C<J cu c,~ I c .. C47 c .. I C•t c,o 13.1• ,.,, ,. .. 2"48'20. I 979 2:71.S,O a.-2"04·c·· I 40.0' 271!10 ~r2, . ..,.. I 4:.95 111.:,0 A-1.,r·:t 81.0, :!28,. .. 1~"2tl"oa" 27 65 220.,0' l)a.6"59"41° 2J.t1 1noe "1'° I •~"2,·,2· l ~J2 t,000 1 .. 3,4-3&"(J2° I 1121 7000 40.,0 2"'1.,0 ,C.81 m,o JSl.27 l>.00 ,06> ··-~ I 5(lC2 I ,a 38 12",. I :: •. e, 128 50 I 1!..e.1 12&,.~ 120001.)90001 I 4800 17000 48.:!5 37000 49 2& j 310.00 4&.&I J l70J)O ... ,. J,0.00 ,0.1) J70.00 27.73 19.50 11.0l I 2.n.5(1 J7"'' 12.l!i,O ''"" 2.S,.,O Ja.42 l~-~ l7.J2 12~-'° l~l8 i 23'.,0 .. ,,'2a·oc· t.i.6~V'•W a.2"'51'11· 6-7'2t·01· 6-on:S"·T 6,,,7'J7'42" o-r12··r •no·3,e· .. ,~n•r .a,,.111-:zso·· ..... J7'Je' .)i,,,ril'06" A,,,,V,J":.3· •9'2C'4i" .. 9"0,t,J~ a.yu·30· >pen Space Tract I 0 80 SCALI: IN FUT EASEMENT LEGEND NGPA Tract L Tract B Storm Water Facility ,-, 400')' ••·.oo Roede I I ,-· ''--'-,-,'""'·'"-I U I 2'2 I ~ .. a I . I~ ;;; J I ~ __J 15.!0 29.~· ~DOWL ~20 15'111 Avenue NE Redmond, Wnh,ngton 98052 4 2s-8611-2670 A DATE: 05--06-2016 BY, PRO.ECT No.. 13:186.01 fll.E No.. S306-07F SCAL£ 1"•40' SHEET 6 of 7 L CANYON TERRACE SUBDIVISION • ;~~'im11rn ~'-'-~II ..... ... -l I "\ "~;\~\.-,}~,-·u1Nr11srKn 1-~--~ ~·~\!:·~~.t.111,.!•:, '.i •'.".--\. ":i~-C ·~~ .. •:J ••• --~· !i I I IHI l ll I ~ CJrfOI """°'" 'NIClU INQ.....a:OIN THE ~lt.¥A(;l ...........,.,"-""" HONCSP'llOfKT I I I I I I I I I I f I ', \f,t,11 I &!!'-'~'.\it.~.,..,;._..,.,.. , ' ., I I I I I EXISTING CONDITIONS S(.ALL 1-.100- t, '· , I""'-""'""' .,.. I t#jl(,AltJ(.. I [ l.M'<C<W'OMf[O ~.!.°'!!'!_ ~ ~- ... -~SlldhSI-Soudt kJ,....,.WAj$)JJ p 42$.~'2.ll4l -·-s rn-.e .:~. [ •••I i z ~ 0 . ~ -u lS, VJ z -t::' -<D i::; i-: ,0 0 z ;; CQ z ::i 9 ~~;cn S?~ VJ0.QU)i':.O l ~z<C~c;,ig ~ , -.· UQWO•~ ~ ,J ~1-:l?O~ --<a::<C"z ·. > . S,20W~~ ~r _ 7 ,/_,,~ ~i8~~~ . I. ~ ,-· z a:: ~ 11·' '-'"", 0 <( -:·· / --a. U) J._ ,.-,--· •. ~ w iii ,;J._::_y / a::0 !. 1-" a. 3 ..4 ---u UJ I .. u J ~ • i VICINITY MAP.S li1 ~~HR xYI 4CMJ ~·~ ~Hr.r.T.!tNP.M-. I ~ I IMPA(. TS Al«J lATlGA Tk)f,4 PlNI , &: .L MIT1GA 110N Pt.ANllNO PlAN ' I~ ; 9Cttf0ult C ~~1 ,t l,IT1(.Afl()f,,lptAAllNQPlAH "' ~"" .. CU.I .. PlANT l•SJALLA110N ~ • ~ 'I !a:!i 9PE<-lflCATIOho ""°0E'"'-> ~ 6 :·(J •i i ~ TCMPORARYIRlaGATIONP\.AH ! i • fli 111 ! ~ ""'°""'"' "°'" ,; __ I 'i ~., ... ~_,_~ ta·~~ n t f.r.f. ;j;r: r'!ltlJ,. ~·· ~1A?~~tii .._t ttL.q., NOTES ___ . _ c .-Tk.N. AktAS ut.U'olEATEO BY TIE WAT(R$U(0 COWPAhY bt. !Wl.l"'l 2001'-2014 i, M..Hw'£Y AE<:EMD F~ l P'4R ..... HR9•, DRAFT • NOT FOR CONSTRUCTION ........ --- N1tfJ<q7~· c.+, ........ 1,i',,...,aq ..... I · . a:AtflliCCD'("l ..... .a,. ,, PROA.Cl ~ft M.. l i ':::':~): NL;: ~~j ~:.. ... ... ,1; 14012 1 :·:1 Stfi rNtMW:R: .! W1 OF6 : 0 ~ "T1 ~ z 0 ~ "T1 0 :I) () 0 z Cl) ~ .:I) 'C 'gl z t""'1 '\ --~. ---: -~: __ :.. --__ ... --' .. ----... _--_-: 1-=----rt-·:--=--::-;=----;-:----.~----~-..::::.:.:- 1 -~'---"< - I -~ I ' . "·--CANYON TERRACE SUBDMSION ::-~ t~~ MITIGATION PLAN • I ii +=-i PREPARED FOR MEAD & HUNT, INC. HI : ~:: SITE ADDRESS: :: ,-""-< PARC EL NOS: 619900-0240, -0241 . -0260. -01 0 1 & 619960-0180 fr i;: .. ~ RENTON , WA 98058 I I ·x , • I _..:,.__ .;\ l, " -... ... ' ""C , s; ~ z m --+-I I " ~---.. --l _.,,,,,,.,. • I ~ -;. .... ------+• SI -I --------! .., .. --- I I .. I I •l • .J l --------~r II \ \ \ ,-,----; ~ I \ ; i i \ I I I I I I • I I I I I I I I I 1 '. t I I , r I ( r PLANT INSTALLATION SPECIFI CATIONS ~AAJ...!!l!Ii OUo\l l TY~ 1. PlANTS ANDKEDSSHAl.l MUTOACXUroTHC SPE0f'ICA0c.w.&$0F FEOE.klll $IA •I:: AM.I LOCAL v,w~ Rf~ INSHCTION FOR Pl ANT OIS[ASC ~ INSE.CT {,UfollROl, 2. PI.AH"TS5'~ll[ HEAI..Ttf'f' \M",.()R()US N">Wfll·FOfcME.O 'NtlHwt.ll 0t.Yll0Pt.O ft8HOUSROOT SY&llWS t-AEl FRoM OE.AO 8AAh( h(S (,H Ail)()Tlt. P\.Nfff, IN LEN ~L K WELL fOUATEDAHOOf C.OOOCOLOA.. PV,NTS ShAI..L BE HAIIT \JATl:0 10 THE uurotx~ o,,.~...a::.H T AL CONOfflON~ 1111101Niik..t4 lttEY\IAll M'PlAHtrOltiAROf...r:D-OH .. .i. fo'\Nillb N«>SUOS!tf~ lit t-HE.l FAOMW,,M,1,Lt c.AU:at.D l'I' T(wP(R.At\JA[ E-.Tf.lfMES l.N'.K OR (X<;[&ft Of M(jSTUA:( .... Sl.C IS cASLASC. N«l ME.CKA.l«A.. IN..l.lRY ,t. fAFfS ~Tit DAMA(.£0 CAOOKfll MU TIPllF OR 8AO,(E"f L.£AD(.RS 'Mll IC AUCCTEO. WOODY Pl.ANTS 'MTH ~ OJ1. TH( IWtK OH bUN SCALO'MLL 8E kCJfC. lCO. ~ NOMC"'-~ATUAC: P\Mll kAMt.SSHAil COHFOAM I OFlOAA Ot fHl PM::lftCNOftl H'INl.ST BY .. IOiCOCKAMJCfU«X.l:Sl Ut4Vf:RYTYCJI ""AbtPt<.TON PRUS 197JA,N()'()A 1'0AFIELO G{j[)[. TO THC COMMON WCTLAHO PlAHT5 OF WCST[AH \111~,illt(}TOHU~Okl•M't:.SIE.kNOOlQOft EO SNWUK.AA COOKf .. SEATn f AUC>lt&ON SOCIFTY. 1817 O(RN TK>Ni, 1. P't.AATM"I..AHT MAT[f,W.5. Pl.Ahl! AMJ PlNfl W.llRIALS ~l lHc:.ltH.lt.. AHYl.M. Pl.MIT MAlEAIH.. U:,l.DOJ.I 1Hl PROJLCT. Tt'IS INCUJ("lt:SBUT ISNOT UMrEOTOCONTMNER GRl)'l\'N 8a.80A IAHt.kOOTPtAHTlt ltvL $T~ES ,v,() fASC..ala.$1WATl1U1:TU8C.~ CORMS atJl.8$ lTC.~·~ Pl.U06 ""4UU"llk8 J., COk"'T'*4.A~ 0-INTlil/t4:A~PtltHT<,Ak£.THOS( Wtt()6{ ROOTBAl.lS ARf' EHCI..ORO tN A fl'OT QA &*iv IN 'Nt.CH lH,1.l Pl.Nol <,AEW 8il&l>T1 1Ulk.iH:S 1 IT l:S Tttf CONTRACTOA'5RESPohS1elt 1TV TOOITMN 5P£0J1£DMAT£MAi.SINK:Nlil¥:1:lr SPCCW...~ MAAIU:1l"'K,f)Jt0Ttt(H~tl-NT\MiJS1a£ ~iN OHOl.R 10 SUPP\. V SPf.C1FllD MATl...___S. 1., 8U6STIT ulloN OF PLANT OR sno MA T[l4A4.S NOT OH THE. Pkl.).,l.CTUST'Mll lwt')l 11[ Plk .. lrLDI.H.lSSAUT1~0 p.j~OH()bV I I* Cfl V()f Ft1:.N l<:lfl4 1 If PAOOf IS iUM,tTTfO TkAT A.kV PtNfl 0A !,EfO MATEAIAl ~Clfk.Dl!ioJ+,TOBT.lht.af A~'M.1.K. (;(».iSloEAEO FOA Ulf. ()I, fttE fwEAf1t.ST EOI..A'"A.L(NT SIZE. 0A N. '[RNA.RV[ SP£C1£S 'MTtl COAAlSPONllMGADJUSTMC."'11 Of CONTkACT Pf4U, .t. WOtPAOOF-... 8C 50ISTAN'IIATEOAA0SlJ8MITTEO .... WHITIN(.; 10 !Ht PMOtlS!IIOfofAl.AT U.A.Sl JOOAYSPRKlR ro 5,TAHT ~ ~o(UH{)fR Tl4::.$f(.TIOH, ~c;Tl()N 1. PlAH1S AhD SC.LOS sttAU. IN. SULl:CT ro lhSPl.C 110H AHO AJ,lt>R()\/1\, ev lHl F(f;STQAAlk)J,,J PROF-fS~ f-OH CONFORMAHCF TO SPfQA("..ATIOhS FITUFA A.J TIME Of OUJYEAY OH-Mil OH A J Tl1f. ~R'S NURSCM'I'. ~"'-. OI P\.AHI 0A SUOWtTER&AI.$ "'I Nf'r' TIME StW..l HOl NP.wt Tl• IUBSEQl..:kl AIOtl r Of IHSPlClWlNN..:J kE Ji:.<;'11,;)N OUfft., ~$~ Of. lHE WUHK. 2. P\.ANTS OR SC.C0$1NSPE:CICO ON StTI; AHO R[J(CTEO FOA NOT Kt.TlHOSPt.C)Fk,;An (.JNSMUSI Bt. HlMOvlO IMM£rwAT(l't fAt.M SITE OARC~Jo\GC',f"D,\HQ A£MOV£0AS 500N AS PO&Slblt.. J. Tttt.AbloAATk.JN~E.~0,,..,...WAYE.Ll:.CTtOl~Cl P\.AHT MAICAA..SAT rtt[ Pl.ACE~ GRONTit. AFTrR 1"4f'(Ck)HANQM:((.PTMIU: ~t1ERE.STOAA.ltUN PROf(~ MAY AHl,.tRC TII( 1k$PECT£D P\AHTS 8' LA8t.lEDNt0 lllfat.f4Vta fOH PH()Jt.Cr 508::i11T0110N Of Tlf[S[ Pt.ANTS IMTlt omEA l ~S (V£N OF TitE SAME lt't.l..k.S ANO SUL b UN,1£.(,LPIABLL ~LMl.NT Of PlANIS 1, Pt..AHTl:i, Stw...l t;VhfONW TO ~8 SPf.C**:0 Uhl[~ IWBSTITUTIONSNJI/£ MA.DC A.S OUTw«D INTIISC'.O,.,TRACT, 2. Hlk.ti f NtO ~lAD OO,•tN~S Sf'tClftlD RU l.M TO MNN BOO'r' Of, Pt ANI AN) NOT IRA,HOt QA ROOT TIP ro TIP. Pl.ANT UMt.Jot5k.JNS a.t"'-U Bf. ~O #Hl:N ll'iEIM IIRAHCttES (JIii AoQTS AA£ 1M ft1CIR "*{)AMA,l POSI~ .1. WHu••r:. A RANC.t:. ()f sue lS UVUI ttO P\.AAT Sk'.l.L ac LESS ltW.. THE ......... ~t;Nf{)AT lEAST~Of, 'lt1E PlolriNTS Sl1AL.l 8C AS LAAG( AS Tit[ MCCXAH Of' TI-C SIZE RAN("L il~ It-T1~ $1Z£ H.IH.a IS I;(' '10 11' Al LE.AST'°' Of PL.NHS MUST Bl IS' fAlU sorw.tTfo\i...i. ~OP\.ANT ......c>SCEO SOUA(·[S I. ,,.THIN4SOAYSAFTCJIA.1111,ARQQFTHCCONTRA,C.T $UBMITA COW'li:11: Lbl Of-PlANr H.obt:.l:.U W.lt:flN..SP'ffOtJO"'i.t:O TOBE ~OOfMohSTRATINOCONFOAMAM':f IMTHTUE HE.OI.Jf\t.ML"'IJS SPU.JfkD. INClUOC ThC hAMCS N<} M.'°'*-SSES Of All GA()iN("R$N«>NURSE.'*S.. ~IQAJlt-t:::Alh I. Pl.ANT AHO SCCO MA.TCRIALS ilST-SI.JaYT O()CIJWUoiTA'Jl('.,N 'IOPMOtl~11,llEA$1 .J00MSPt4(»1TOSJ AAT0t- 'WOR:t< UNO(A lf•SSfCTION TiiATPlAAT AK:JSffO MAll~S tiAil'E. Bl;_fNOflOLMEO. ARRA"K.£ PftOCfOURf fuR 1-.SPCCll~ OF P\.AHT N«J !£ED MATE.AW. v.fTH PROn:SSIONAl AT TIMI QI SUIM,IS!,k)H. 2. HAvt C<)flt.l Of VtNJOH"S Oft ~NS tt.YOk.'t:S OR P,\i,;,(l""(a 51.IPSFOAAl.l Pt1'NnAM"Jt.EfOIOHS1Tf OUHM:. lliSlAU.ATluN. INVulCE ORl"ACKlhlea SUP5ttOU...D UST SPt.C1£S IV' lfJ[NllflC" HAM£ OuAAITITY N"1:J DATE Ol.U\ILHLD WC) Gt.NEOC OHKilNlf U~Tl hH)RMATlON WAS PfiE.-t<JUlt. 'r' kEOUb TU~ OE.LIVlkY ~ 6 STc..Ji,W,,E NOl!lt-K;A.TK~ (.()NTRA(:lOH MUbl N)llt-Y ~E:SSIC)NM 41t ~ OH ~E: tN MNN¥ E Of OEUVEIW.S SO THAT l"ROFES90hA.l. MAY AH.RANGC 11.ANle,...;AM.l lHtNHANU.HH.,;,•.kt:t-lJI.LV 10 I~ IH\Jfll< 0A .,.. .. .I L.Mlt.l~·~IS.N«>Sf..t.OS!oi.tW.ll1A.Vt.UURMl..t 1-H~ lA8HSSTAl'INt,C(,RR(Cfl(llNllflC ~~::1/t, T[N Pt.U(,;tf11f Of-CONfAlhE:"4 (aHON"I fl'lAlollSININOl'w10UAL POTS ~L8ElAbElEO. Pl.AHTSSUPPU£01NH,.TS A.Ar~ IO,(LS ~ OM BUIIIULlS stW..L t~Vl Qt.L L.AB("l PUI GAOuP WJ/ol,t,klt,Nl'I' i'."lNlf o\Hllbt.lOV.~lV P\ANT5 ANO SHDS WU$1 I{ GUAAAhTCCO TO 8E. TRlJ[ TO sekhllt-K ~AN0M'l<lfll0Sl.£t. ANO JOBE.rit:AllHVANO CJ/ISJAlkf (IF~ c.HowTk. Rffl\A(.fJilf "IT L PlANl50RSl.L0Sh0I tOUkOMt.llh:.AlLOf' 11• HtOUl~t.U CONl1 k"'6$ ~I 1tt. AtMOVt.OH~tM SIU: ANO R£P\.N..£01MMEOL.-.T[l VAT TI•E PAOff SSl()l,W. '$ IA'K~Tk.JN. 2. Pl"'"'l'TS NOT SlJR~ "*'IC, AFTER ONE 'r'EAA TO 8£ REPLACED.. l SU OLD ARC AS rOUND IIAR£ N 1 C.R ON£. Vt.AA TO BC Rf-ijffOEO. Pl.Mil NC> Sc.EU MAlUtA.L """"-L PlA,N'1'"!:.,A>f{)~fl~M1A41 ll'Nllfi.~kYOWOn'"l l"I N.CONOANLE. 'f!IIIT it GOOD t10k11f.UL 11.MM. PRA<: l"k.ES UNO(R i...t.JMAT1'.. cc ... on~ 9Mk..AA TO OR l,t()i,(I;, '>t.vt:.Ht. lhAN ltlOSC Of II•[ PROJfCJ Sllli. l. Pl,.,..1$AM)W:t.USMW.LM:: I~ l0SPlUt.SANO'-ARlt1Y 0RSU8s.Pf<1£S. HOC\A TIVAASOR ,.,,.,.fOVA.Rlf.TIESSHl<lL If USCO UNLESS Y"CdftE.D AS .5l.lC.h. OUANTITlES ~E P\>.Nl Ubl ONA.U..I.Alf>,vot "luf>LN-Jl>AAOfllMT 1Ch£DU.CS. AUOl IM.A1Mt"II 1. cc:,,,,.,,..,...fi.~K>.hlS ·~llU.bf'llAiSJt Pl.AN! kCA>T "'4.lft ~5l tiOl.CI n.1'..0H£H 1111,1t("1 TI-E Pt.A.NI ht RE~,O FMOMTH!POt [).(.CPT TriATASMAllAtr«)IJhTULOOSC 8(1L W.V 8{ ON THI: TOP()F THl R()(>f8AU. J. PlAkTS MLIST NOl 81' ROOT-8.."ilJNO' Tl•fHE ~l 8F M.) CIMCL.1"1<)~1Sfl'Hl~Nl i"l ,.,....,Pt.AN' th~<.;llD. I,. AO()f&Al..lS TI..._T UA,r( (.RAl:.,-fOOA 8ACK[NV.U[N RtMO\lt.O H-.JU HM:.C~l .... ~EA stWJ. BE RE.IC1£D FOAINSPE.CffON. t P\..Nll,.,..C,&t.U1Mt,\lt."4ALS *-~.-...,.._~r~nw-tlTNJ Milll'lfOft-.iUit4l(0l'·----lL,._ ...,......., ...... ~ .. ,-~......:.c..!• ,~,~-·l -1. 1. TRAHSPORTAfl()H. DURlf+..o SIIPPIN(i Pt.Nolf$ N4l) IUD$ ..... ~~ tx~::~~~~~~f=~~~:::'JL ;fl~:~ ... ANDPN_\i'[_~JIOt,jO/fOAMAG,ETOIARI( BRANCHES ~ROOT ~ ~{-;(!b.''t ,... .. n..-..PIIQu ..... ,,v, __ ..... 2. :::~=~S~=~Pl.ANT$AhOS([O$~\Ai.l8C ~-~~) ~~~a~:r;:_. Ot.Uvt'1lO~Cl0bt.10f"l.Nll~A.5POSS1BlL Pl.Nollb .: MX:11; ... ~Tt:IH14Qll(Mnt. ANO SHOS IN SIOAAGE MUSI 8f PAvTECTfO ~T AA'V 4_ , WhOlno..n .. TISOOI .. WtcNlALIOIIIORCONIINUCO .,r.], .... ~ ,.,..._,.,_ H(ALTHAHOVl{.()A. , ... !If. '10.',.\.t~. .l. HANOLINC.·P\Akl ..... l[RIM.SSIW.LN018(hAHIX.(DIVTH( i-~~~"'1".f~~:-' ~s,~ aAlL eox OAOTiifRPR()T(CIM$1'RU(:T\,IA( EltC:EPf ~ ·t-~'"'1 ,i!J ~"!"'': "17 ... ,:1 ,(1UC-.,r.A(),,H)IP11W.W lA\.H< UM8bOAFo1..IAGiE8U,ONlVBYJHE:COhl'**-R • N"\ ..... ~Th~ L ... tJirt--'-...C .... 11-..il(aot"ito~1AfltllJ'I ~lHOOJ~IS~Bt.Kt.,..ltNIIUNIJU.SUhlll .. ·~"!· .-j -~~.;:. ot1 .. 1-.$TUl f t-. ' •. t . .._ ,,. • -~ \. ' ~ ..... -'r:, I . .. ~,... I 'ril ,. ,.....,,..,~ ... 'IWJIOllRtU" ....... ...,o, .... t NC,,. ~t1l'r.-,"I:··· J _ t..., ,.~ ,\ f ••UNh';l111, .... 1Mf-.tlJrM> ,--11'\AHlllt..flU•"""l ~':,!J__....,,, '·\ ·•. ~N .itcO(iftl(lt 1mW,itttl"I k,haM>Oll,·lllfll.H.• wir•i.t•"-'-~ j:i · ~.\ •, '\Ii 'I) Mu ..... , .... ~ .... K .... _.. ....-·-·· ~~ ... ,·~ .. r;-··\·." r _ ..... .., .. \ ti ~~~=::~~1,:11tr1-a. =-=.:.lOl«AHI l.~1" -~M'\'~~"\ =~.(~toll -t.: ..•.. -::~IM-..M-t_ff_D. =:!:.-~'vfl& '-I ~ L'' / \\ 1 _. I -"""''"'"'' .... '"-"'"" . .,.. .. ~-... , l{ =; I -Alf ,,-twbtutw.aMV....H>,a ~MC>""TP ,.\ \• ~ ' .--.)~f l' -, ,, -........... DMOtlf.LtDAUt":i..a. J l T ~ ~ l.:.._ 'I ; p T""' ~ ~ ~-MtW•it.l..a~oU&JlJ/f'-4tt.><:U~.._... •.t ~ 1, 1Biw11~-1rt1 .. ~ ........ , ....... , ... ,. .... _. 1 r ~1"'"nf23._,'t-. -· ~[ .. _ .. c,~~-- f~11 r1r1~ "~ 1·~;,t'" ...... ,..... ......... AIIP.A..fC)I'\.,., u r \' '/' ~t·... ... ..... ,.., ......... :> ... '"~] \, ·11• & ' ,\ •1.;. 1.,:...Y, ~--l I~,) ~~-,,-,,.,,.,., .. ,_., t , · 'r ~' -i. ";; 1\' -'1 ii-. .:r, ';r' ,J L 1~~~~~11 1,~'::\'.9::!!~:,m ~. _ f .: 'f, \ J,, _,...,...,. ...... l i l1VM'41'\..,., .... , v ... 1:U.••j..,.. ,.."TCtll"*C ( 1 , CONTAINER PLANTING DETAIL k*NTI ·~ ( 2 , B&B PLANTING DETAIL .,.......,.,._"f" -c..~••to,_..'ll ,. -~T~M ~Hh DRAFT -NOT FOR CONSTRUCTION MITIGATION PLANTING PLAN (CONT.), PLANT INSTALLATION DETAILS AND NOTES l:K.N..fl ... '1(/ ~"' ., • ~~ ·-·-h-- ~ 11, W/\ 11 RSll!il " l .,,: \ ~' lSO~&r-~ i.J.~INA-Ll) QS.1.21~1 --hc;rc&o •• , z 0 -r:n ,--- u ~ i I <D ,,!> ~ ..,: -0 z 0 coZ::, 9 ::>~;~g :8 r:nn.cw9i ..Ll z<a: uowc;;< <i=!EC"'.~ ci::<a:<<;>z ci::s.20w~l? ..Llt::u_t-N Z f-<::i:c<ni~ z ~ ~ 0 <( ~ ~ fu : a: 0 n. z u u:l ~~!~'I l ,~,ill . @ a ~ " ~I .. . .. ~ iH ••I ! ! ~IJ!{l-•'t' t. it(l•,~,~1 ;,i1§1s1h1~ '.fi r~;;Tt ft1~11i}'i ,t.jJlti., ~ ~ l.1-1 u ~ I I Shl(rSUl: ~--t'l...,.1:&"ira.M , 1 ··1 9['Mf~1. \ PRO.JC Cl MANAGER: N. f :1; 'LJE.~OC Nl·W 1 ~·, OfWHI> Mf ~ Ct£~Ut NL.AS • JOtihUWl..l< "'i 140121 q $tCEI NIM8t.R: W4 OF6 0 ::0 )> ,, -t z 0 -t ,, 0 ::0 () 0 z en -t • ::0 •c . () . -t 5 .z ... I ~ m ;;I z :I 0 i!l ! I ~ ~ ~ ~ J CANYON TERRACE SUBDIVISION MITIGATION PLAN PREPARED FOR MEAD & HUNT, INC. SITE ADDRESS: PARCEL NOS: 61~240. -0241 , -0260. -0101 & 619960-0180 RENTON . WA 98058 ~ -i G) )> ::::1 0 z z 0 -i m C/) 0 :;o )> "Tl -j I z 0 -j "Tl 0 :;o () 0 z CJ) -j ·~ '() ::i 0 ~ w CANYON TERRACE SUBDMSION I~ MITIGATION PLAN ; I tJ PREPARED FOR MEAD & HUNT, INC. • ,f f, SITE ADDRESS: .. "' ~f PARCEL NOS: 619900-0240 -0241 -0260 -0101 & 619960-0180 ' f i [ RENTON. WA 98058 ~ ... _ ->--- CANYON TERRACE SUBDIVISION: SEWER MAIN EXTENSION --·:=- [ . • -== - I I -==:::: :. " -" -: .. ...:.~ .. = , .:=. - --:· -. VICINITY MAPS PURPOSE: WETLAND RESTORATION DUE TO PROPOSED UT ILITY CONNECTION. DATUM: ADJACENT PROPERTY OWNERS : I. SEE JARPA APPLICAT ION 1 ~ PROJECT AREA "'T.::. . -- ·--- --I .. --=:· ~ -. ·- l • --· ·- l ··~ .:.:=• .:::• .'; ,. ~ / . .. ___ .. _. APPLICANT: MEAD S HUNT, INC. REFERENCE #: SITE LOCATION ADDRESS: SHEET INDEX 1. COVER SHEET 2. EXISTING CONDITIONS 3. IMPACTS AND MITIGATION PLAN 4. IMPACTS AND MITIGATION: SEWER MAIN PLAN AND SECTION EXCERPT FROM CIVIL PLANS 5. MITIGATION PLANTING PLAN 6. PLANT INSTALLATION SPECIFICATIONS AND DETAIL 7. MITIGATION NOTES (SHEET 1 OF 2) 8. MITIGATION NOTES (SHEET 2 OF 2) EXECUTIVE SUMMARY THE APPROVED CANYON TERRACE SUBDIVISION WILL REQUIRE LINEAR TRANSPORTATION, STORMWATER, AND SEWER LINE CONNECTION IMPROVEMENTS TO ALLOW FOR CONSTRUCTION AND MANAGEMENT OF THE PLANNED SITE DEVELOPMENT. AL THOUGH THE SUBDIVISION LOTS ARE ALL LOCATED OUTSIDE OF CRITICAL AREAS , THE ACCESS ROAD AND STORMWATER OUTFALLS WILL INCUR WETLAND BUFFER IMPACTS; THE SEWER LINE EXTENSION WILL CAUSE TEMPORARY WETLAND IMPACTS. COMPENSATORY MITIGATION IS PROPOSED FOR ALL CRITICAL AREA PROJECT IMPACTS. THIS JARPA PLAN SET DOCUMENTS 3,500 SF OF TEMPORARY WETLAND IMPACTS, AS WELL AS ADJACENT BUFFER IMPACTS, AND PROPOSED RESTORATION FOLLOWING INSTALLATION OF A SEWER LINE. l --=-=--=========:,; PROPOSED: WETLAND MITIGATION NEAR: RENTON, WA COUNTY : KING COUNTY SHEET : I OF 8 AT: Soos CREEK DATE: 0 9 /05/2014 REV: 11 /20 /2011. PARCEL NOS : 619900-021.0, -021.1. -0260, -0101 S 619960-0180, RENTON, WA 98058 a ----- ~ \r .. / / \ 11"' / ~· '\ t' / c;; ~ I l I I I I r•.,.:, I ,=--;: ~ c-·-;: J_j t!'!R _, --- "! '" •"r 1 -. .,._ ~.,,, . ,.,. w en w ~ I ~ ~ N ~ ?c{ \, 0 > "( > ; " EXISTING CONDITIONS SCALE 1 "=20' ~ •' \ \ \ ~-, .. i I "" u t .T .... \ ,- ' \ \ \ t,P-4 ' . ~ \ \ • .L--~~l--- ,ti1--1 <~ BPA EASEMENT LINE ~\ ~ ~ -:;-; (EASEMENT IS EAST OF LINE) :..----~ , ~ EXISTING STANDARD BUFFER ( 100·-0·) 1 ~,\LA-\~~~ 1--.· ---Y,---\ I .:.------' fall-£-WETLA~ A I ' -- /-, ---_ SURVEYED ---r-_\--,.,, .,-.... 1 ~ --MAY , 2012 ~ r ---~ -yJ----------Vi-----t "" ,-p " ~ ---------I _ _, __ L I yJ-------------~ ~ / -------~ -----:~ \~ ~ ,,-.::=--~ --EXISTING MANH~ --t \ ,_... _,}-\---\ . ----'"'u;.---~ -----:-:----~ --yJ---~ ------------,· --- ------------_.0.J--------~ ~ ~ . --------~ \ \ 11.--~ ""' _.0.J------y---~~---· ~"_) ,, ..----.-~ \ \ 11.--,--::::-,-\ ~ ---y---~--· ---~ ------" ~ -----~ \ ------:-:--· ::::--------yJ----\ -1--- . \ \ l -~ ---------------. ~------_.-..,,,,. ... -. ... 11 .. ···--··· ~ ->.>'.2 ~fl. --~ --~ -·-- \ ~ SE 192ND ST8EET \ ,,, . " ... cl ,;, -d :~ \ \ \ \ \ \ IN: RENTON _. REF #: APPLICANT : MEAD B H UNT, INC . PROPOSED: WETLAND MITIGATION DUE TO DATE: OQ /05/2014 REV 11/20/2014 JI ~ AT : CANYON T ERRACE SU8DIVIS I ON PROPOSED UTILITY CONNECTION . SHEET : 2 OF 8 2<Y 4~ •• 'im , '\ ~ <I t \U -.it -- 0 )1 ,,. rr ,,. \ ' I (/) . •i', (/) I . I I BUFFER LOSS AREA ' \ \ M Sl: 192ND STREET I'." (0 t \ ------r---------=-----~ I r IMPACTS AND MITIGATION PLAN SCALE 1 "=20' ft·, u .. , .. }J--....-, ~ , ___ -_,-r -t. ---r PROPOSED MODIFIED BUFFER (ENDS AT EXISTING ROW) -\ ;:;---\\__.--~ TEMPORARY BUFFER IMPACTS j..1..-~ j \ ~ \---- .:---------fo1-\\ -~~'., -r-:----~\ J ·. -------:-: ~ \ , I PROPOSED GRADING ---p1.L--\l i ,--r:-_\---- OCCURS IN WETLAND _ ----------' ~ _ BUFFER ONL y fal.1--NEW SEWER LINEEXTENSION -r ~ ~ TO EXISTING MANHOLE, \ -- / ~ TEMPORARY WETLAND -t . . DISTURBANCE, 3,500 SF _ ~ / ----~ ~' \ IL--\l.\--'1' ~ ~\\IL------~ -'-'~ _,W, \- / ~ -. , \ 1 ~-r: TRENCH, SEE DETAIL ~\ ------~ I NEXT SHEET. ---r ___.-; ---~ -~ ~ ---;- M · PERMANENT BUFFER IMPACTS I M· BPA EASEMENT LINE (EASEMENT IS EAST OF LINE) \ ~ : }( -\ \ \ \ [[ !!:!;_ R ENTON R EF #: A PPLI CA NT : ME AD 8 HUNT, INC. PROPOSED: W ETLAND MITIGA TI ON DUE TO DATE: 0"Q/05/2Ql l. ~EV: 11/20t201l. l~ ~ AT: C AN YON TERR AC E SUBDI VISION P RO POSED UT ILIT Y C ONNE CT ION . S HEET : 3 OF 8 II 20' \ •• It)~~ TRENCH CROSS SECTION TRENCH DAM DETAIL -t-:~~ ~~<;?<;? 400 +-4' ---1'- (0 ,..... : N I 0 ,..... LU r -;t--4· : CD 4' NATIVE WETLAND TOPSOIL NATIVE SOIL IF SUITABLE OR IMPORTED FILL I' DEEP 5/8" CRUSHED ROCK/ SANDY BEDDING MATERIAL 10• PIPE "' UNDISTURBED SOIL 4' WIDE GRAVEL, 6 11 DEEP ,r Y 12" MIN. :,,t .,_ -_J ~ II z UJ .... > in11 -+ EXISTING PROFILE PROPOSED PROFILE / APPROX. 250 CY NATIVE SOIL TO BE REMOVED AND RETURNED AS SHOWN IN ~ .... ~ ,.... ... :I:~~ ~7~ x2> UJ-z a::_ 390 380 370 360 1 3~ 8 TRENCH DETAIL TRENCH DETAIL 0 50 100 8 SEWER EXTENSION PROFILE Scale: 1" = 50' IMPACTS AND MITIGATION: SEWER MAIN SECTION AND PROFILE EXCERPT FROM CIVIL PLANS SCALE AS NOTED IN: RENTON REF #: APPLICANT: MEAD & HUNT, INC. PROPOSED: WETLAND MITIGATION DUE TO DATE: 09/05/201£. REV: 11 /20/201£. AT: CANYON TERRACE SUBDIVISION .. PROPOSED UTILIT Y CONNECTION. SHEET: 4 OF 8 I ,, I ' ;.>I If" .,. : _J --t_ t./J J . I '( ) +, + + it + + +I + + \ + + + + 1 t + + '+ + + + + + +I I + + + + + + + + + + + + • + + + Ii f\+ + + / f . + + + + • + + I ~ +, + + ... + + + ;r + , (· + + .,,+ + + T \ + + + t + + \ + + + + + + + + + + MITIGATION PLANTING PLAN SCALE 1 "=20' II IN: RENTON REF #: APPLICANT , MEAD 8 HUNT, INC AT~ CANYON TERRACE SUBDI\IISION ., •( .,.. \ / PLANT SCHEDULE '' ~ I ',' f'"'~, ~j r;.:- 1 TREES PSEUDOTSUGA MENZIESII / DOUGLAS-FIR SALIX SCOULERIANA / SCOULER'S WILLOW SHRUBS ACER CIRCINA TUM / VINE MAPLE CORYLUS CORNUT A/ BEAKED HAZELNUT (J MYRICA GALE / SWEET GALE R ROSA GYMNOCARPA / BALDHIP ROSE ~ ., ,/11" t • , ,u.-, (•; -· (D ~ ._.,,_, ROSA PISOCARPA / SWAMP ROSE RUBUS PARVIFLORUS / THIMBLEBERRY RU BUS SPECT ABILIS / SALMONBERRY SPIRAEA DOUGLASII / SPIRAEA QTY SIZE 3 5 GAL. 6 2 GAL. 6 2 GAL. 7 2 GAL. 12 5 17 6 12 37 1 GAL. f 1 GAL. 1 GAL. I 1 GAL. I 1 GAL. r:i~ G VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY 13 VIBURNUM TRILOBUM / HIGHBUSH CRANBERRY 12 1 GAL. I 1 GAL. 1 GAL. -~ .. PROPOSED: WETLAND MITIGATION DUE TO DATE: 09/05/2014 ~V: ll(l0/201£.J ~ PROPOSED UTILITY CONNECTION. S HEET: 5 OF 8 20' \ •• PLANT INSTALLATION SPECIFICATIONS GENERAL NOTES QUALITY ASSURANCE 1. PLANTS SHALL MEET OR EXCEED THE SPECIFICATIONS OF FEDERAL. STATE, AND LOCAL LAWS REQUIRING INSPECTION FOR PLANT DISEASE AND INSECT CONTROL. 2 . PLANTS SHALL BE HEAL THY, VIGOROUS, ANO WELL.f'ORMED. WITH WELL DEVELOPED. Fl!ROUS ROOT SYSTEMS. FREE FR~ DEAD BRANCHES OR ROOTS. PLANTS SHALL BE FREE FR~ DAMAGE CAUSED BY TEMPERATURE EXTREMES, LACK OR EXCESS OF MOISTURE, INSECTS, DISEASE. At«> MECHANICAL INJURY. PLANTS IN LEAF SHALL BE WELL FOLIA TEO AND OF GOOD COLOR. PLANTS SHALL BE HABITUATED TO THE OUTDOOR ENVIRONMENTAL CONDITIONS INTO WHICH THEY WN..L BE PLANTED (HARDENED-OFF). 3. TREES WITH DAMAGED. CROOKED, MULTIPLE OR BROKEN LEADERS WILL BE REJECTED, WOODY PLANTS WITH ABRASIONS OF THE BARK OR SUN SCALD WILL BE REJECTED. 4. NOMENCLATURE: PLANT NAMES SHALL CONFORM TO FLORA 0~ THE PACIFIC NORTHWEST BY HITCHCOCK ANO CRONQUIST UNIVERSITY OF WASHINGTON PRESS. 1973 Af\VIOR TO A FIELD GUIDE TO THE COMMON WETLAND PLANTS OF WESTERN WASHINGTON & NORTHWESTERN OREGON, ED. SARAH SPEAR COOKE SEATTLE AUDUBON SOCIETY 1997. DEFINITIONS 1. PLANTS/PLANT MATERIALS. PLANTS ANO PLA"IT MATERIALS SHALL INCLUDE A"IY LIVE PLANT MAfERIAL ANO SEEDS USED ON THE PROJECT. THIS INCLUDES BUT IS NOT LIMITED TO CONTAINER GROWN. B&B OR BAREROOT PLANTS· LIVE STAKES AND FASCINES {WA TILES): TUBERS. CORMS, BULBS. ETC.: SPRIGS, PLUGS, SEEDS AND LINERS. 2. CONTAINER GROWN. CONTAl"IER GROWN PLANTS ARE THOSE WHOSE ROOTBALLS ARE ENCLOSED IN A POT OR BAG IN WHICH THAT PLANT GREW. SUBSTITUTIONS 1 . IT IS THE CONTRACTORS RESPONSIBILITY TO OBTAIN SPECIFIED MATERIALS IN ADVANCE IF SPECIAL GROWING, MARKETING OR OTHER ARRANGEMENTS MUST BE MADE IN ORDER TO SUPPLY SPECIFIED MATERIALS 2 SUBSTITUTION OF PLANT MATERIALS NOT ON THE PROJECT LIST WLL NOT BE PERMITTED UNLESS AUTHORIZED IN WRITING BY THE RESTORATION CONSULT ANT 3, IF PROOF IS SUBMITTED THAT ANY PLANT MATERIAL SPECIFIED IS NOT OBTAIN/IBLE. A PROPOSAL WILL BE CONSIDERED FOR USE OF THE NEAREST EQUIVALENT SIZE OR ALTERNATIVE SPECIES, W ITH CORRESPONDING ADJUSTMENT OF CONTRACT PRICE. 4. SUCH PROOF WILL BE SUBSTANTIATED AND SUBMITTED IN WAITING TO THE CONSULTANT AT LEAST 30 DAYS PRIOR TO START OF WORK UNDER THIS SECTION. INSPECTION 1 PLANTS SHALL BE SUBJECT TO INSPECTION ANO APPROVAL BY l HE RESTORATION CONSUL TANT FOR CONFORMANCE TO SPECIFICATIONS, EITHER AT TIME OF DELIVERY ON.SITE OR AT THE GROWER'S NURSERY. APPROVAL OF PLANT MATERIALS AT At-lY TIME SHALL NOT IMPAIR THE SUBSEQUENT RIGHT OF INSPECTION At«> REJECTION DURING PROGRESS OF THE WORK. 2 . PLANTS INSPECTED ON SITE AND REJECTED FOR NOT MEETING SPECIFICATIONS MUST BE REMOVED IMMEDIATELY FROM SITE OR RED-TAGGED ANO REMOVED AS SOON AS POSSIBLE. 3. THE RESTORATION CONSUL TANT MAY ELECT l O lfllSPECT PLANT MATERIALS AT THE PLACE OF GROWTH. AFTER INSPECTION AND ACCEPTANCE, THE RESTORATION CONSULTANT MAY REQUIRE THE INSPECTED PLANTS BE LABELED AND RESERVED FOR PROJECT. SUBSTITUTION OF THESE PLANTS WITH OTHER INOI\/IOUALS. EVEN OF THE SAME SPECIES AND SIZE. IS UNAC CEPTABLE. 1. PLANTS SHALL CONFORM TO SIZES SPECIFIED UNLESS SUBSTITUTIONS ARE MADE AS OUTLINED IN THIS CONTRACT. 2. HEIGHT ANO SPREAD DIMENSIONS SPECIFIED REFER TO MAIN BOOY OF PLANT ANO NOT BRANCH OR ROOT TIP TO TIP. PLANT DIMENSIONS SHALL BE MEASURED WHEN THEIR BRANCHES OR ROOTS ARE IN THEIR NORMAL POSITION. 3. WHERE A RANGE OF SIZE IS GIVEN, NO PLANT SHALL BE LESS THAN THE MINIMUM SIZE ANO AT LEAST 50% OF THE PLANTS SHALL BE AS LARGE AS THE MEDIAN OF THE SIZE RANGE. (EXAMPLE: IF THE SIZE RANGE IS 12" TO 18" AT LEAST 50% OF PLANTS MUST BE 15" TALL.). SUBMITTALS PROPOSED PLANT SOURCES 1, WITHIN 45 DAYS AFTER AWARD OF THE COIHHAC I . SUBMII A COMPLETE LIST OF PLANT MATERIALS PROPOSED TO BE PROVIDED DEMONSTRATING CONFORMANCE WITH 1 HE REQUIREMENTS SPECIFIED. INCLUDE THE NAMES Af\V ADDRESSES OF ALL GROWERS At«:> NURSERIES. PRODUCT CERTIFICATES 1. PLANT MATERIALS LIST -SUBMIT DOCUMENTATION TO CONSULTANT AT LEAST 30 DAYS PRIOR TO START OF WORK Ut«:JER THIS SECTION THAT PLANT MATERIALS HAVE BEEN ORDERED. ARRANGE PROCEDURE FOR INSPECTION OF PLANT MATERIAL WITH CONSULTANT AT TIME OF SUBMISSION. 2 . HAVE COPIES OF VENDOR'S OR GROWERS' INVOICES OR PACKING SLIPS FOR ALL PLANTS ON SITE DURING INSTALLATION. INVOICE OR PACKING SUP SHOULD LIST SPECIES BY SCIENTIFIC NAME QUANTITY, At«:> DATE DELIVERED (ANO GENETIC ORIGIN IF THAT INFORMATION WAS PREVIOUSLY REQUESTED). DELIVERY. HANDLING & STORAGE NOTIFICATION CONTRACTOR MUST NOTIFY CONSULTANT 48 HOURS OR MORE IN ADVANCE OF DELIVERIES SO THAT CONSULTANT MAY ARRAl'«iE FOR INSPECTION. PLANT MATERIALS 1. TRANSPORTATION -DURING SHIPPING, PLANTS SHALL BE PACKED TO PROVIDE PROTECTION AGAINST C LIMATE EXTREMES. BREAKAGE ANO DRYING . PROPER VENTILATION ANO PRtVtNTION OF DAMAGE TO BARK BRANCHES, ANO ROOT SYSTtMS MUST BE tNSURtD. 2. SCHEDULING ANO STORAGE • PLANTS SHALL BE DELIVERED AS CLOSE TO PLANTING AS POSSIBLE. PLANTS IN STORAGE MUST BE PROTECTED AGAINST At-l'f CONDITION THAT IS DETRIMENTAL TO THEIR CONTINUED HEAL TH At«:> VIGOR. 3. HAt«:lLING • PLANT MATERIALS SHALL NOT BE HANOI.ED BY THE TRUNK, LIMBS, OR FOLIAGE BUT ONLY BY THE CONTANER, BALL. BOX OR OTHER PROTECTIVE STRUCTURE. tXCtP I BAHtROO T PLANTS SHALL BE KEPT IN BUNDLES UNTIL PLANT ING AND THEN HANDLED CAREFULLY BY THE TRUNK OR STEM. 4 . LABELS -PLANTS SHALL HAVE DURABLE, LEGIBLE LABELS STA TING CORRECT SCIENTIFIC NAME ANO SIZE. TEN PERCENT Of CONTAINER GROWN PLANTS IN lf\VI\/IOUAL POTS SHALL BE LABELED. PLANTS SUPPLIED IN FLATS, RACKS, BOXES, BAGS OR BUNDLES SHALL HAVE ONE LABEL PER GROUP. CONSULTANT'S DISCRETION. 2. PLANTS NOT SURVIVING AFTER ONE YEAR TO BE REPLACED. PLANT MATERIAL GENERAL 1. PLANTS SHALL BE NURSERY GROWN 1N ACCORDANCE WITH GOOO HORTICULTURAL PRACTICES UNDER CLIMATIC CONDIT IO"IS SIMILAR TO OR MORE SEVERE THAN THOSE OF THE PROJECT SITE. 2. PLANTS SHALL BE TRUE TO SPECIES AND VARIETY OR SUBSPECIES. NO CUL TIVARS OR NAMED VARIETIES SHALL BE USED UNLESS SPECIFIED AS SUCH. QUANTITIES SEE PLANT LIST ON ACC~PAt-l'flNG PLANS ANO PLANT SCHEDULES. ROOT TREATMENT 1. CONTAINER GROWN PLANTS (INCLUDES PLUGS): PLANT ROOT BALLS MUST HOLD TOGETHER WHEN THE PLANT IS REMOVED FROM THE POT. EXCEPT THAT A SMALL AMOUNT OF LOOSE SOIL MAY BE ON THE TOP OF THE ROOTBALL. 2. PLANTS MUST NOT BE ROOT-80Ut«>: THERE MUST BE NO CIRCLING ROOTS PRESENT IN At-lY PLANT INSPECTED. 3. ROOTBALLS THAT HAVE CRACKED OR BROKEN WHEN REMOVED FROM THE CONTAINER SHALL BE REJECTED. SEED MIX SPECIFICATIONS GRASS SEED MIX PROTIME 504 UPLAND MIX, AVAILABLE FROM WWW.PROTIMELAWNSEED.COM, OR EQUIVALENT APPLY PER MANUFACTURER RECOMMENDATIONS. €'itfl'CUSTOM EMERGENT SEED MIX AVAILABLE FROM SUNMARK SEEDS CO., PORTLAND. OR APPLICATION RATE: 22 LBS PER ACRE SPECIES SCIRPUS MICROCARPUS JUNCUS EFFUSUS JUNCUS ENSIFOLIUS JUNCUS TENUIS %BY WEIGHT 25% 25% 25% 25% RfM<WE mOM POT & ROUGH-UP ROOT BALL BfrORE NST ... LLING , UNTANGLE AND STAAIGHTEN CIRCLING ROOTS · PR\JhE F NfCfSSAAV. F PlmT IS EXCEPTK>'W.LV ROOT~. 00 NOT Pl.ANT °''40 RET\JflN TO NURSERY FOR AN ACCEPT "8LE AI.TER ... TIV£ WARRANTY PLANT WARRANTY PLANTS MUST BE GUARANTEED TO BE TRUE TO SCIENTIFIC NAME At«> SPECIFIED SIZE. ANO TO BE HEAL THY AND CAPABLE OF VIGOROUS GROWTH. ~ c• MUlCH DEPTH RNO "S SPEClfED. !!OLD 8"CK MULCH FROM TRU"IKISTEMS. ~ FNISH GAAOE AS SP!oCIFIED ~~-~f,/ -· ~ ~0..AMH&'.>fD A"f)T II lfO A.~sPfCIFIFO. 1....,_ '.Tfi-:,--'/' zo't·--.frt .). /.,,,,,---RE,..OVEOEBRISAl«>LARGFROCKSFROY !J '.~I . .-r l ; // PU\NTINO PIT AND BACKFILL WITM SPECFED :'lf, =11~1' \'--\' t ~ SOil. flRMuPSOLAROUr,()P\.ANT. n t ,. 1 r ·1-~ f J _I ~/}._ l ~ 1 r .J 1 Pl 4.NTING PIT SHAI.L NOT BE' LESS THAN 121 REPLACEMENT ;· 1 ·.......,.. ~-n ~fl· · Ii T~fS THF Wl)TH OF THE ROOT BAll DIA. I: :1 l j • ··' ··• r ~ r-2. LOOSENslOEs ANOeonOMsOFPU\NTNGPrr 3. SOAK Pt.MITING PIT AFTER PU\NTING 1. PLANTS NOT FOUND MEETING ALL OF THE REQUIRED CONDll IONS +-2 X MIN D IA. ROOTIIALL -.. ~~;~~T~~~ ALLATION SPECIFICATIO~U~B~~~E~R~M;;;~~EPLACEDIMMtDIATELYATTHE G) SHRUB PLANTING DETAIL Scala:NTS IN: RENTON REF #: APPLICANT. MEAD & HUNT, I NC. AT: CANYON TERRACE SUBDIVISION - l"ROPOS;!) WETLAND MITIGATION DUE TO DATE: 09/05/2014 REV: 1112012014 ] PROPOSED UTILITY CONNECTION . SHEET · 6 OF 8 J M ITIGATION NOTES (SHEET 1 OF 2) Project Summary The p<OpOSed project (Canyon Terrace) Is a 70 lot subdivision sponrw,g four parcels (61~101 .0240, .0241, end -0260) covering 13.36 ocres; u...,. lmpr011emeo1Swtl extend Imo e<lfACent parcels 332305-9010 end -0057 and the 124111 Aveoue SE rlghl-Ol-way wtl be rnproved for sNe access. The subdivision and !lhort-!)lats were YeSled In 200• and apprO\lcd by King County., 2006 and 2007 (Reference Numbers L04P0002, L05S0040. and L04P0027). prior 10 amexaoon into City of Ren1on. The~ Soos Creel< wetland (WeUend A) was klenlifled dumg the subdt.lslon,plal BIJPl'O"OI process· the sle Is \leSled 10 a 100-loot wetland bUllar Baseh Condllons • Projeet Slla The Canyon Te,rou, poject slle lo primarly undeveloped; one parcel coniar.s a vacant H>QIIMamly home. The project s,e Is ctwac19ftzed by ...oond-i!<OW1tl lores, w,t, • nallve and Invasive ptenc understory. Some e>pen meadow1grass patches •e BhK> preaent. The 5'e 18 wtm~, City of Renton and Is zoned R-4 (Res-14 ~ unb per acre). Adjllcarlt 10 the svbjeC1 property. one large we118nd (Wetland A) encompasses Soos c.-. WeUend A I, a large weUend conta.,lng st:,pc ond r1vcmc hydmgcomofphlc dosses; NII ra1ed as rlverM, Total area to, 1hls welland uni Is approxlmB<ely 150 oc,es. This ...,lland conlalns pe~ fores1ed, 8Cf'Ul>-5ho'ub. and emerlje<lt voge1a1ion clesses. Assessment of lmpacis The project wtl Incur unavoidable -..i and -nd buffer impacts. Dlrecl -nd Impacts w• be ta.npo.-ary rt natUf8 end ere requted to ffltal 8 9e'#ef" connection to en existing lne. Permanent weUend bulfff impacts wtl be generated by right-Of.way knproyements and stormwatcr outtals. Associated grading w1II ceuse 1cmporary buffer tmpac15 Al lmpaC1S are summarlZed ., the -below. u.-v:"OJC)ac .. r-·=1 ... , .1 ,14ooov .... oa,.fl> ,_,lfffll'OF.,.,....,.,"'INK1 J.1GOSI . OOIK'9 • re....,ll"f~~ Hydrok,gy for Wetland A )s provided by O\lerbank 11oo<llng from SOOS Creek end by a high groundwater tallla. The we1lend Impact a,ea was sat1Kated in June 2014 and seasonal inundation. in the ... int .... ls preoumed. W-nd sols are mapped by NRCS as_,,,. Sandy loam (No) and All:l<>rWood grnvetly sandy loom. 0-6'!1. slopes (AgB). The proQ'181e -area Is -by .,vastve reed canarygrass. and ckJsters of shrubs. h:lJdt,g hardhack spirea. redtwlg dogwood, and-·· To comply wllh height restrlc1bl5 benea111 the barrsmlssbl b vegelallon Is malntatled by BPA or ttl8 contractors. Wetland A Is pen ol e .,.ldh COHldor (Kt,g County IMAP). Wetlond A and Soos Cniel< provide habitat for tloh herp11os. birds. and mammai.. Wetland A Is within 1he Soos Creek bam of 1he Ouwamloh-Green W-Resoura, lr,veo1ory Area (WRIA-9). l I, In the southwest qoancr ot Section 33, T""""""' 23 Norlh Range 5 Easl Wetlend A provides high water quail'( and hydrologlc funcllons due In part 10 the ocnslty o( tree> and shrubs, presence of ocpressions, end wellllnd wkl1h relettve to S006 Creek and the oppom,nNy to 1rea1 s1ormwa1"' from ~1 development and road systems. This ..,,land also provides a reta!lvely tilgh«vel ot hablat functtins Muq,le vegetation classes. • variety ot hydrologlc regimes, habNa1 .,terspe<slon. speclel habl!at fee,u,es, such as snags and large woody debris and f"'Oxlmlty to priority habNa1s. al contribute 10 1he habitat funclions 1111s wetland provides. Pe< the Ecology rating form, Wetland A scores 28 Jl(*lts for wa,ar quaay functions. 32 ponts for hydrology IUnctlons, and 24 poin1s lor he~a1 functions: k Is a Cs1egory I welland , Uncle< the Y96ted subdivision approvals. Cly of Renton requtes a 1004oot bullar for We11afld A. Mitigation Approach Al wetlend and bufl'et Impacts and assoclo1ed mltlga!lon wil be pem,lted lhtough the City ot Renton This JARPA version of the Renton Canyon Tenace mitiga4i,n plan set shows only 1lle dtec1 wetlend and adjacent buffe< Impacts and mitigation. The notes are -•ly lmted to the wetl8nd mpacl sRe and adlacen• bUffer. aieas under 1he Corps' Jurisdiction. Mltt;etlon Sequenct,g This project folows mltlgalk,n sequencr,g. Applicants are required to In! avoid -nd and buffer Impacts, then mlnlmlZe ull8'<0idable imf)8C1S and les1ly P'O\lide compar,satory l!!:t RENTON REF # APPLICANT : MEAD & HUNT. INC. AT. CANYON TERRACE SUBDIVIS I ON mitigation for unavoidable impacts. A-The maforfy of sNe <levelopmen1 Is localed ou1Slde of fie 100./oot wetland buffer. v.th the exception of a ..,_ lne conoectlon to an exlstt,g manhole wllhh the wetland, the project avoids dlrecl wetland mpacts Wetland butte< tmpects ere -ed to llooar in,pro.emenu . which er e cont)led to 1he exls!lng r lght-<>1-way, and••- lmpfovements , which mus1 be "'ed based on engineer-design cr1ter1a. In accc,d with prior npprovnls, al of the lots are loalted outside ol the standard buffer width. """""'""°" Mlnlm1Za11on l~s-,, u11led dur1ng the oe,;jgn process h o«ler to lmll the extent of wellond and buffer modtflcalk,n necessary 10 luftl the poject purvooe. Mlr11m1Zallon measur es KkJded: • llrnllng dtsturbance for the SfJWel' h Nt8181b'1 to the mnmllm area net.-essnry. Ols1Urbed wetlend sol wffl be Slocl<Pled and pu1 back ln-f)lece When ""9 -lion 18 complete. Wetland condlllons wll be mah!-In the temporary Impact area. • Proposed S1oonwa1ei oudal structures are located as lar from the -uand edge as Is feasible given design constraints. The ~ ouUal pads wll dlss/pele runofl no,., velodles end allow lor lnfaradon. • Bes1 management practices will be folowed dumg coostr'-"11on 1o ~ klenlilled cleartng lmts and avoid ~lden1a1 dlst1Mt>8nce. Mlll(/Rl,on Temporary wetland lmpocts WII be mtlga1cd ttvough ln-j)l9ce re<torallon. Folowlng ""9 ins1819tion. the excava1ed e,ea wll be bac~-llled ""1 wedend sol. Folowlng the vegetation height restrictions for the lrllnsmlssa! llne CO<Tldor, vegetation In the dlslurbod area WIii be restored, -J-"'!"" '-r ~--~ _:-E--.. u."°" .;.......,..;;., l--~· · ----.+ 1•00011 ~, ~.f010 .. IIC'91_ t.oM.t-_-}_, +~.~~.:!!!+.1.0 .1!11<,.) . 16.000V r..._,.,,.,~ ~ rHo,at_OOf\'!f'I •. 11000V I IONa<<9L -!"'!-I v-· t !Olla<Nl . 11 f 3.soos, '"*"°''"'w"~ 1w..._1w""~'°"' 1 1.100w 11 L IO~! -~--I fO~ The proposed restoration wtl provide a compensatory level of proteclion for the critical area end wtl offset 1he dls1urt>ence associ8ted wllh -h ..,.. .... don. Performance Standards The standards lls!fld below w• be used to Judge the soc-cess of 1he -tion owr time. If performance standards are met at the end of Year 5. the sle wll lhen be deefned successful and ellgl>le for opprovat by the Corps and release ot the performance sacurl}- bond by !he City ol Renlon. 1. Welland Bulter a. Survival: Achieve 100'11. survival of lns181ed tree and shrub plantings by the end ot Year 1, This standard can be met 1hrough plen1 establshment or through replenting as necessary 10 ochieve the required numbers. lndMdual groundooV8r plantt,gs cannot be feasibly coon!ed. Therefore. groundcovers shal be monttored for areas ot obvloos mortally and 9Woprl8te replocemen1 qu..- recorM19nde(f by the -IDnldon ~I to ensure satlsf8C11on of 1he native cover standard (below). b. Native C<M!r: I. Enhancement Arcos 1. Ac~leYe ect'\. understory COY1l< ot nalfvc shrubs and groundcovers by Year 3. Nallve vo..,nt-species (but no, grasses) may coun1 towards 1h11 COiier standard 2. Actlleve 80'I. underslory COiiar ot native shr\JllS and groundcoveis by Year 5. Nallve vo..,n,_ species (but no1 g,a,,...,) may count towards this cover standard. I. Grass Seed Ml> Areas 1. Est-the grass se«t mix and echleve 90i. cove, by Year 5. Grass sood mix may be re..,pplAd as nooessary. JOnce 1he King County Soos Creel< Tral Is constructed (as shown). 1hat area wtl be omitted from this Csnyon Terrace Subdt,,lslon mlllgaoon plenJ c. Species diversity: Es1ablah 81 )oas1 foor natiYe shrub species and three native groundcover species by Year 3 and melnlaln this dlversly through Year 5. Native vo1un1-species (but no, naturalzed grasses) may coun1 rowards this s1andard d . tnvastve cover: Aertal c:over for al non--nattve. lnvast.te and noldous weeds wlt'*1 !he buffer planting areas wtl not e<oeart I O'!I. at any year dlJ<1ng the montort,g period. Invasive plants lnclJde Ivy species 1,-,,spp.). Hlmaleyen blacltberry ( Rubus BfTT1Cf1'BCVS), cut leaf blackberry ( Rurus //1an01r.lS ), and reed cana,ygrass I Pf>alarls -). Invasive """''" are defined as '!llo!le Isled by the Wa•twng1on S1a1e Noxious Weed Control Boero as Closs A. B. or C. 2. Well/Ind Res1ora11on a . Survlvat The shrub species shall ftChleYe 100'11, 8Ur,lval by the end of Year 1 80% by the end of Year 3. and 60'!1. t,y the end of v...,, 5. b. Invasive COIie<; A/'<181 cover tor al ~••Ive. ln•••lv<> ond noxlooS -'5 ""'*1 the buffer plen11ng areas "411 not ex<>'ed 20% at any yea, during the monlort,g re,lod. Invasive plants tndJde Himalayan blacltber,y (RubtJs .,,,-,,acv<), and rood canarygress I Pf>alan$ arundtn8cell), .,vaslve p49n!s er e detn>d as those Isled by the Wast,t,gton State Noxious w....,i Con1rol Board as Clllss A. B. or C. Monitoring Program Monitoring Me1hods This monMorlng progrem Is designed 10 track the success of the mlllga1ion sNe ove, 1ime and to measure 1he degree to which l lo ..-ling ""' performance standardo outfp,d in the preceding section. An a~lt plan wt1 be prepared by t1>e __, ~lonel (The WalerSMd Company ((425) 822-52421, or -peBonS quaUfled to eva..,ate envtronmental restoration projecb) prior 10 the heglrlnlng ot !he monilorlng pet1od. The as-brlt plan• be a marlt-<JP of the plan,lng plans inclJded., 1111, plan set. The ••~• plan ,.. document any depanures In plant placemen! or other components from the proposed plan. Durt,g the as4Julk lnspecllon. the monNorlng '"10r81lon proloooloMI shal es1ablah phooo points. ,\pp<oximate photo point locations sh8II be mal1<ed on the -• J*,n . Monltort,g wil t9ile place twice annualy to, ffve years indJding a spring m8Wen0nce Inspection and a formal monitoring inspection 10 occur in the ISie summer or early fal. Year 1 monlor1ng wtl commonoo In the first fal sUbsequent lo .,sta11811on. Spring Monllorlng The spring ma.,fooance lnspectton "'1al tnckxle !he folowtlg, reported in a brief memo submllted to 1he property owner an<tior mahtenenoo crews; 1) Conduct a -and m-enance lnspecllon ., the spring to ld<!ntlfy any ma.-,ienanc,, ,-ts ,_.,.ry to pref)&re 1he 5'e to, 1he upcoming growt,g oeason. 2) Summarize ~s h a spring mahteoance memo for !he responstie party, Late Summer/Fell Monlol1ng The fo<m81 monlorlng Ylsl shal record and provide the ~ In an annual report submlltll<f '" the CNy ol R8'1lon &nd the Corps; 1) Summary ot the sprt,g maintenance vl,k A!OOfTlmendations. 2) Visual asses•men1 of 1he ovaral de. 3) Annu~I counts ol res1oratlon plan1fngs (wetland 8'e& only). 4) Visual es11ma1e of native (lll)nt '"""'· 5) Visual _,,te of non=!lve. Invasive weed cover wllhln the ...,r,,nd restoration "'""· 6) Pholog,aphlc documentation from fixed reference points or lnlnsect ends. 7) Any t,1,1.JW)flS Into or ctearklg of the pl&ntlng areas. vandalsm, or other 8dlons that Impair the Intended functions of lhe mNlgelk,n area. 8) Recommendations for maintenance or repet of any portion of the mRlgatlon area , PROPOSED: WETLAND MITIGATION DUE TO DATE: OQ/05120 14 REV: 11/20/2014 PROPOSED U T ILITY CONNECTION. SHEE T : 7 OF 8 MITIGATION NOTES (SHEET 2 OF 2) Site Maintenance Requirements The slle wa be maintained In accordance with the following Instructions for five years tolloww,g completion ol lhe oonslNCtlon 1l Follow the recommendations noted In Ille previous mookoring she vlsl and the spring matnenonce memo. 21 General weeding tor al planted areas: a. At est twp X!!"IY, remove al com~ weeds and weed rOOI• from beneath each lnstaled plant and any desirable voluntee, vegetation IO 8 distance ol 18 lncoos from the main plant stem. Weeding should occur at least twlee du,lng the spring and summer. Fr0QU(lfll -Ing wll rcsutl In lower mortally, lower plant r~ement costs. and h:n!ased It<-lhM the pion moots per1ormanoo standards by Year 5. b . Mote frequent we<!dlng may be necessary deper,di,,g on weed condllons lllal develop alter plan lnstalellon . c. Do not weed the area near the plant bases wilh string trtnmer (weed whad<er/Weed eater). Nat!Ve plants are eosly damaged or ~-. and weedo "8sly recover a~e, o1mmlng. 3) Apply slow retease granular tertlller lo each lnstaled plant amualy In Iha spring (by June 1) of Years 2 lh!ough 5. 4) Replace mulch as necessa<y to maintain a 4-h:h.(l'Ctc layer, retain sol mol,ture, -.... -.. 5) Replace d8oo plerns found In the summer monitoring vtslls dumg lhe upcoming fa--dofm&nt sea>on (Octobet 15 10 Ma<t:h t) or at the dl'ectlon ol the -~,. 6) Re-,ci any bele a,eas-., G1Ma Seed Ml• has not establrlhed. 7) Provide lmgallon fOt the ent~e planted area wilh a mlnn>um ol 2 Inches ol water provtled per wee!< from June 1 through Serlefl'be< 30 fc. at least Iha Int tw0 yeMS lolowtlg lnstalollon through the operation of a temporary ln1gatlon system. less water 18 .-during M8fch, Ap,11. May and Oc1ober. Contingency Plan " there lo a significant problem with the mllgatlon orees 0-*'Q per1ormance standards, a cont•ncy plan wll be (leveloped and ~meoted. Contingency plorls can lncklde. but are no• lmiled to: eddllonal plant instalallon: end plant sub&ttMlons of type. slle quanUly, and location. Sh Protection The -118nd area w• remain under Klng County Parks ~-Fenct,g and1or ..-nd signs wtl be Installed along hlgll"'8ftlc arees at the on-.olle ~ buffer. Construction Notes and Speclllcadons General Wo,1( Sequence 1. P,epare the pleotlng area: a. Wetler>d Re&tO<allon I, Stockple e<eovated wetlond sol (slock.plle well8nd sol odfacent to the sewer line trench wlhln the -ol 1<1mpor11ry ""'lond dlslLri>once as documented on sheels 3 and Sol thlo plan set: stoct.ple such IM1 lop$01 can be kept ""~°" du,i,g baciofll al !he 1reflch.) A.rrf e.cavated sol that Is not used 10 b9cklll shal be dls!)o$ed al ootstle al the -!lend. i. Back./11 e,cavoted Ofea whh the wetland sol when pipe Ins-Ion I& complete II. Al plant ln•t•tton Is to take place dU<ilg the dormaol sea>on (October 15th -March 1 SI), tor bosl SUMI/al, 2. ""'-ea planting pit tor each planl and lnstal per 1he planltlg detols. 3. Apply mulch rilgs around each lnstaled shrub wlltl wood cf1'> mulch tour Inches !hick. 18 lnche,i In dlornel81. IN RENTON REF #· APPLICANT: MEAD 8, HUNT, INC. AT : CANYON TERRACE SUBDIVISION 4. lnstal • temporary above ground ~ system to provkle ful coverage to al plants -the re&IO<Bllon orea. 5. Apply Grass seed Mix per'*"'· Specllcatlons 1. Compost: Cedar Grove Compost or equtvalent p<oduc1. 100'11, veget- compost with no apprecloble quanUllos ol sand. gr ave~ sawdust , or other non-organic mateolala. 2. F-: ~!l!l!!!!!!..granul9r PHOSPHOAOUS-FREE lertlllzer. F- manulactu,e(s Instructions for applcatlcn. Keep tenlller In a weather-light ~Iner whle or, ske. Note that fertillz• Is to be applied c.lly In Years 2 through 5 and~ In !he ftSI year 3. ln1g.-system: Automated system capable ol -ering at least twO inches ol water per -from June 1 through Sel)tembo< 30 tor the fr.it two years k>liowlng lnstalatlcn. 4. R--t The Warer5118d Company 1(425) 822..5242] personnel or other persons qualfled to evakJate erwlrol'lmeotel rntOfallon p,otects. 5. Wood ct.-, mulch: Art>o<lst chips (chipped woody material) approxlma~ I to 3 Inches In maximum dimension (not sa..dust Of coarse hog fuel). This mal<ttlal Is commonly avallll:>le In large quantiles from arbor1sts or lr8e1J<untlg companies. This matertel Is sold as "Animal Frtendly Hog ~uer at Pacllt;: T<>PSOII 11800) 884-7645J. Much must not contain apprec-quantities al gert>ege. plestlc. metal, sol. and dimensional k!mbe< or constru<.11onidemolllon deb!I&. PROl'OSED: WETLAND MITIGATION DUE TO DATE: OQ/05/2014 .. R .. fV· ll/20/2014JI PROPOSED UTILITY CONNECTION. SHEET : 8 OF 8 ·--· ----- Orn ULJ . ~ ~ e f ~ ~ ~ ! i -J! ,r I~ ··'. 0 .. ~II p i~ ---•; i~ ~~ ii~ 4; !; ~' 1 ! f, l -o SUMMIT HOMES i CANYON TERRACE :::j RENTON. WA ii --~ .. ': . E . i i ~l •1 'I p i!. ,-.~'f'--c· ll" j~ i: !~ i! if I'~ 1;-!i .. _. ·-i~ • -~Ii . j i f ~ ; ~~ ~f ~ l.h g! . ~· i t I ! • ; • ~ " : I = ~ , ~ ~, WEISMANDESIGNGROUP ..-:.. -·-· M-, ' --... ,_ ... --- r I ..... 0 ..... n 1n I ~ I f ;g SUMMIT HOMES ~ CANYON TERRACE ::j RENTON WA -J • I " ~ '---- -----+------- WEISMANDESIGNGROUP -- r I ~ 0 I\) __..,.....-..-...... -~ ----. _.;;;;__ --- "ti SUMMIT HOMES j CANYON TERRACE ~ RENTON .WA ----- ------- --- I I I I __ ,-______ I ----I I I I I I I WEISMANDESIGNGROUP --,, .. -=-, ...... _.. ..... .., ~ • .J 1n1n r "t) SUMMIT HOMES I m CANYON TERRACE ~ ~~ ::0 0 ~ ~ I i s::: > RENTON.WA w ~ : =i I I I I I I I re~~ I ~ J I ...;. f J I / .c., I I I . WEI SMANDESIGNGROUP -.. ~ ........ ,., . . -,,-.... -.. --~ ,... - /-' I (j/:,· :1~'.· If.' ,~')II;; r I ~ 0 ~ 0~ !!lo ), en -o r;;~ m z () .:~ 'n m ;o g "' -; ;o m m ~ :l ~ ~ en ~ m , r ,. . i ~ SUMMIT HOMES ~ CANYON TERRACE :::j RENTON , WA . ,~ "' () § C en ::0 m m ' -0 § z G) ~ zfen .: r ;o C a, ~ -; z G) " WE ISMANDESIGNGROUP ~ ~ I Q I • .. ; ; ~ ~ i e ~ ffi " ~E :; '5. ,.,, ~ • ~ ~ " • il ;, i i : 2 i5 . ~· . .._.,• \ • I " i WEISMANDESIGNGROUP ~ :~,~ •;.~· =.-!iff~s ll&-c: I , ~ -•. ~ .. -- r I I\) 0 ~ ' • I • I I I I I I I ••••v••~•••~•••••~•••=••xA•=•••~•••••-W I ii:::::;:;~:i::::,,:::;::::;:::iiiiii: 1 •••••••••••e••••··~·····~··•e••••••••• 1 . 1•11ae1a111,i11111111111a11~111~1111~1 ~ iiiiiiiiiiiiiiiiiiiiliiiiiiiiiiiiiiiii Q ;iijii•i1:1!1;1i;~iiiiiiiii•iS;ii~iilii l iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii l ••••!i-.; •. ~.·Cfi~~!•e•··,=;:•5·c!••=•!•li"= It= 13lil I! t •-••111•!1 I.,! •all-ill! 1, ! --__ ... t 'i r , . "Cl SUMMIT HOMES i CANYON TERRACE ::j RENTON , WA - ---- WEISMANDESIGNGROUP ~ ( r:_ -------r"-~~7, -··--· ~ 'I , "'\i~~ • \:: NX-::, / I I p----::-:-~::.~-- 1 ~r~ I -~··<') I .-1111. t~, '"-f'A>,i ..,. I rCll~"':1 \ • "":.~ ... --"" .::· ru-\ ,.,.;• .. ·-,1•q;•,~ '("·· ' ~f:"'.:o' .";...":. -• ~ ~ "a.Jr.,....;1:11 ,,,_,,. ' + t---------') L I~/ , ~-+--~CT 1 i i.'--....... ~ ~ e ~ A @=. ':fl.. , ... ·~j __ .. __ ,.-NC.-;J [•i TO"J..i.. o;r......, --. ... mrotrao.,c• r: t r;;~Al~~ ;: ~ ~ I (A<'M tN..'.4c IO• Jd WCIG 1.. 11-.. ,,., :_•, U z,: ... ~ ;,~ "-•oJ:J w .. ,.~ Z(N ,. "" ~ ' • SMC-. (»,I Pl '"' VI 9....,S "' • ,tit •·A..J. ..., .. AUlNQ .. -s, tjAlf !'\ 0, 'S.l'lf ,-ouo.. .... l":M .~1- . Jr.~) .~\r9:C:,C-.:~·~~,, • ik·tM: 12' .. s ..,. Otr,i "' .. _ WIRELESS RAINStN:SOH ~~,». .. ~v: ® V"A'.,~::.,-,:,wr,j'O{""'r • #'t'J.'-••to,:T .OC4l'1'1o. •!"•. l.·.,. ...... ~ ;:-i:,,,,1111 -~-.......... -I:, ...... V ~· .. ,. "" ('£~ ...... . ~ \.:<i': ~,... • CONTROL~ER s 9"@"i111<1Ar,Coe•:,f't.o4~loflli-.A!Jll \1" l ... {Mi'<',, ......... ( ...... ,, ~"''lil»f..'W< ,. ... , \.Jr.·~-~to.,,_tM..~~,':"~,...,. I >,,,,.. ~ ........ K-.it ltlb; .. :JIQ.,1111 \:;._ ...... ~·-«""°-"',... 1 ..-~-'· CICN1'n-U • .. fON lwl' ... • , \... .. ....... .; ...._-, A$W-. t ' c,·c,c,1.•'-.IOI'\.,..-. .. ........ _._ Q d.:{ CM' ,_ \N'1..t.; -~~•'l""T'T"T lfllA.TCHl.tNE •s/.E~Jl-201 '~ ~------------·---------! 1M TCt-1..JNE -SU 8"EET l"20% ' " I I \ I I \ I I \ I I '\ \ I \ \ I \ I I . . I \ \ \ \. _ ... ,..u, x:.:,,-:.-a, •i(i ,o - , ,.. .... ,;.. ·-..Ue-. -........ ,N l 'I. ,..,.. OJI OW. "'~·-....i:.. ...,,""'AIU.II' ,ot•-._,. fO.r...1.-.1 •flC»I I IW.:..•!11 » ~-II> OMUC:ni •1t1 ,o..At~ .. , u••11t!I. """., PO.C. c.-_ ..... N ·~ ~,,. N"'l u C'_....,~ ........... ,,.., ,_ • \~-----. -LOl &·.1,,~~;.-. .;,.• 1,1 .. ,.,_._ 1.,ur•""s. »,o ~""'"'·~ ... ~,. "I ••,, .. ,. ..... \. v,,.;~S1a......,11 SH(-.fl,, f'tl' \f ~ .. ., :;.~Jr-'~f~~aJ ~ ,,., .s NOr,Cd •• ..:.ct .. """:J .... J t,\/U 'II.NY ~ M .-,. K91i1i1 "-,.....11'4',.NiwlilJO~ '-.. "'-'lCHUHE ,St.fSHt:ETL:202 ·~------F~ --------,~..... • MAlCHU~ •SU.SHEET L 203 ' I I I I I :: H SCAL.E i l.._lO'..V CD INCQMfl\wQMYHOrTO#lillHlON ] --IT~ -/_//. 11 ,s >O' tl1 , ... '-"'~~-.;,;.·.~ ,,1 -I J ,v a. - ~ -'"S., ~ .. :--.:- Cl.. ::> 2 I.!) z ~ "' ~ z <I'. ~ VI w ~ :I ,. fl ii w (.) ~ ~ w ~ .... ::Ez 0 J: 0 ~ !:: >-> ::E z ~ :::! <( ... :::> (.) ffi (/) 0:: PERMIT -- IRRIGATION PLAN L-202 :1~ IS -q I! G ",'~ t' n nn; ~. ~-..fl ..,....... r I I\) 0 (,.) , • r---+- , I I I I I I I I I I I I 1111 1 .i-- ~ -------~-----------_J I I I f -o SUMMIT HOMES i CANYON TERRACE :::j RENTON. WA WEISMANDESIGNGROUP ---·-~ ...... --Jo•"-··· --~r.: 6( , ., " G r I f\) 0 .i::,.. ................. ! e ~e Pi a;; ~~ == p '! IH J -i ~ ~ < m I -c, SUMMIT HOMES i CANYON TERRACE :::j RENTON WA (>) '-.. z en •i C a, -Ii Ii WEISMANDESIGNGROUP I I ~ <;QNTROI. ,OW, 0.T\JM TAIIL.E 80UMCt: Of'-°"-lA. WGS 8Uff\1£Y 0-.t A WAAEHOU8E · 81.Mfti:.Y CONTflOI.. POINT Sf~O...TAIHEETI HORIZ()t,jlM.C.....rUM W~TON8TAT£f'\.AHECOCIROIHATE$'1"1TiJr11 NORTH ZONr: HAD IIIWt VERTICAL OAT\M Jrri,OR'rn Ail£.NCAN VDITICAL DAT\JM 0# 1-(*W-..1 M,8110,tlAANl HOATHWlJ'QrMIT.EllAIUSHlOaVIN'4JtlEICT'«IH WOii POI\IT OESIClfrM.TKJH MOI NIil _,. Mid OF COOROtNATU PONf OE.aGNAnoti .. r "'-'a& D1Mt WfTH PUNCH IN ~1·E MCN..IMl:Nl IN CASE Ill lHE frff£AIE.CTk'lH ()II SE tt:a«> STREET AH/J tN'rn AVENUE IE NUHI...._, te8•1 ... [MTING,.t,:IOlt41.* EU.V141K>N JIOtJ'\"*AHE.0)38012'(ME.A&,..AED) OT...U. CONraOt. ro.,fs POINT DE8KW.noN 5e()I .t• IQUAAI C0HCACTt. MONUMEHT wmt I.EM) AHO TACK IN CAN: Al rtfl! .. TEflalECTIOH 01 8E lta!N() 8TRIEET N«J 111TH AVENUE 8( ~ •••n Ul(PUIIL.atED) NCJRlltNl. 1•.112..1211 {lrlllf>,8UAED) E.AIT..O 1.3Ql.60l-(Pl*JIH£0) EMTING. 1,30590&421~) ~ OESIQNATllN COM. t«III COHTROl POeNT • 5 FOUND C0NCAET£ YON WITH lEM> AH/J TIO(. IN CME AT THE IHTERSCCTIOH C#- SE 111TH STil!El #4D 120TH AYfHJE. SE NOAn.lNG ,tt.2'$ N EASTWG 1.lOl,819.0D PC*IT DESaGkATlON OOWl *M cc»mlOl POWT I I TlftASSOIIKWUlf PUNCH IN CMIEA"I INt IHTEltSECllON Of 9t. tl2ND S 1MllT 1116> taoTH A\'£NUE 8E. HORTHNCJ 1Mll211 EASTNO t.l06.IV 11 Cll't ~ Re<TOH ~ TAIIL.E S0UACC 0# DA.TA. CIT't' OF IWNTON 81.JR'Yn CONTIIOL Nf:JWOfll( NOUJK>OK °"r(D...-,y2 2WO Vkklk'.:Al.~·r\#1111 HOAl\1~VEl"TICALO...T\.IMOf tMl(~YO-tli C.TYOf-AENlON~ PONT OESIGN,t.TION 21» 3" 1RM18 DIIK au IN Oftlu. HCU IN COMCRlfT£ U'TUlY VAJ.A..T 81....-EO "t<INO ~ KC,l'-IA· 1883" VMA. T • LOCAT(O ON KNCJ COI..NTY ASIU90RI PNICEL I 1'SSDJQIDO ~TUY D' WHT AM>M" 90UTHOf lHt '"ltJUlt;CTIONOf IE tlZJC)8lAIEtTAND 120ffl A\'EHUE 8E EU:VATION ffl.15' POW1 Ol&ONATIOf\l KHCHMliN<t 2111 MAM DIii( OH NOflt I H 9ttOIAOtfil Of 81: 112 S"rMEET EAST NIIJ 1, 18 T PlACE 8E EI.EVATIOfr1L •10 40' UTILITY PROVIDERS: W14 T£Alt£WCA 1()()1; CRUK WA.TCA AHO ICWCA DtSTAtCT , .. , • ._ lt:INO ST ..,_....... ----ruotT 80UNO ENEAO, -12JITHST KENT, YM aoo,t lll-225-67n r....-CENTIJIRYUt.C w,sll™AWS l(ENJ ... NO» II00-2'14-1111 ' FIA(: CffY OF RIENTON F9'£ D*STRICT ..a I 110ll6 aount ORM)Y W,,_Y A£HT0N WA.:)61 --- SUMMIT HOMES CANYON TERRACE SUBDIVISION CITY OF RENTON, WASHINGTON PROJECT DATA: l,(~-TIQOt l()TI-. Y NClZ PUI K.«l ccu«Y IOUJC:WtY UNI! M>.IJSTlll[NT NO L.Oll.OD8S, M ~ OH lliAT RlCOIIO ~ SUAYCY FUD., IOOk 221. PAOE.I *-* AlCOAOEO UND9I KNG COUNfY N:OONMNG HO 2007041aXJ011. IN KING COlMTY WASHlfrlGTON 0£!,(IW. fNFQ!Wt,llQN I AllllS80R'S PNICO. NOa : IIINICJ0.Q2ri60, ..o2'1 . .Q2IO, -0,01 & 11INQ.01IO 2 OA088 a.TE /ttllEA. NI 111 SF {1' 11 ACt l QAOIS9 OllfUM,t.HC.£ Nl/U,.. " "'N:, 4 , N'DESP'ENal ......at. WNl301- ~ t..>JlillNOVtil. V/JIA..,JMI I PfllOPOllO Ull • LOT 6 ll01 NIOU:.fAMl.Y MIIOEHlW. 8UIOM8tON8 7 ZONl«i fW-80 (a Olli-.CJ -Vl!S"TU> Orta COUNTY ZOtrtlG l C(MlA(H[...e,y( P\AHDC5aOMA.llON UMil(UIIMI RE&IDE.NTW. MIEDk.lM'-12 OUIACI I llleCllJlfll.D ....... LOT WIDTH. lO FHT ,o ....... LOf~)t,w. I I flllllO,,,ECT DOll'TY I OU'AC 12-.....o.rr.o~ AIOHl (STIIIC.El): 10 fllf ONWlE 20 FUT 6CIUl£AA. ,,ur SENSITM/IAEAIUff£RS 15FEET tl llA.DNl tiUOHT ~ :)6 FHT M IIOUfllCl!Of~N'6Jl~ EVOIOIIICEH PN.:QIOrril SiURV£'tNl UC_ Jl,HJNI('( 11 2C10t AF"Vl&EO lf'XIO" ~ NOftTHWt.81. NC • 4'1&f2006 ow«fl NOATH¥111E8T. IC . 7WlOOI OCMl HKM 2t1•M ''(1 ~ _, -- OWNER. SUMMIT ~S WASHNGTOH. LLC 19000 CHRISTENSE.N ROAD surTE 303 TUKWII.A, WA 98188 SURVE.YOA.. PAUL RtCli OOWlHKM 8420 154TH AV£ NE. REOUOND, WA IOM2 ·-2.e70 E.NGINC[R MEAD& Hl.ll111l, NC 1180 tM MAPLE STREET. SUITE 106 ~.WAN027 ·~ I R-38380 I 1 t SCHOOl KENT IICHOOl OISTIUCT NO -415 ' 1"'338E,-T><IT I t KENT WAICJI I ....._..... lll&HOI.M~-~0!'1.J LOCA T ION MAP ~ :s E:4r~=. ' .,.. 1:1 iii , .. ~ ti! _ -u .. ,!LL _ ----.I·~ --~ r~~~7r ·1 ._ _ _: -"I° ... . f ' ------..... mu,-,, ..... l'UiN&f'ICIFUIIIOTU .....,.. .. l=.=i...CiulT"HG~ :: 1~tmlAYOV'I . Q.Oll J AI ...... Di\lA C<>,O ,.-.:,... .... 11.Tl)Jllfl'INI ::,:.::-'=:~ i=~~ Ui) ,tN,,.Cl'MUl.ATOi"""8f c..... ; :.:::,:""IIOl 'DOIOJTION ..... POerJNCICNTIIICL ... 1ALI . .... IROIIOfil OOHTIIOl w,.,.a """ fllONJNCONIIIIOl.tlf1~ 04a o,IWlllNQ flUIIN NOlmt""' -~f'lNI-IOU"1"Hilli.~ ..... .,. .W... IICllONI .... l(Mll(91,o,11)8lil,li(»IQ--Jt0Na ' .._ WH-4 "-NI Nfb""'10£US . c-~fl'\NIIWOMOP'll.U • ..... VMl4 ...._.,. N#lPIIIOFUS .... w.-u"'--~"'°'"ILU ""'' W..UfUliNIO""°"-.U c.. IIWIU.,v,t,IMC1"9Cl"Ua C4N llilllllil.ll'Ull'MCl~Lll c.,o, MW)Afl'V,H&~ c.,. tll!)llOA"-Ni1&""°"11.f c ... MW> A ,V,,,,. & ,wJn.f c. ... ,.;W)A,v,N&,....._( C.-t• M)l!O.fl'\NI.MQFU;. ! C('lll.f"f~- ,.,.~TION-'fl ---_, .. -, ..... STOIW~NOfll'HHMI 0..0, l'fOlllil~-IOUTh""-1 "· S«-,i~...0,1.U c. .. SlC-.OA-offlilllllA.b ..... STOIW DMINilOI PIIIIOH.H I c.,o, TVP,CN."""' llC110HI 1c., _ 9TM:111DlfM..S ·-~OIITMI.-' c ... -ITOIW~ WQTQa DITALS -tTOM,I DA,t,WOl OCT .\I..& ... S,-Olllll~OO.....a I ... ll~DfUliNIIOIDUALS ,""" N:)IC)GA~Dt:JA&.-' , .... l'ICN),e.crc,vM.a ... _,_,.,. .. I"',. tf'OMl~ocrAl.a , .. 0.-VW..l..NIIDICN'f.fll.Nil f"" ._._. ..... , ... ._.... .... I , ... .__.... ..... ,,-OWM.l ..... R)N.......,. ,.., -. .......... , ... __ ....., , .... __ .._.. r·-IIIWIJAT10NDIE'TAiLa •·• '-"'-"""""' " 111.u,1 ...... TOl,lfl'INI , .. Ut.l ...... T1(W"IN4 L4 ~~==::. u .. L&.LAMNA TION O(TA& S j c ... ~C~&""°"4f ~WQ'wmtCffYO,.Jl(Nl'ON l C-t01 IIIQ,IOCI\NI '""'°"U ... ~ L'Z-,N,t <-•• lllf'll*ll)Oll'lNIIP'IIOFU .... Al-"IY"--&~ ... -.. C.OIO AU.t.Y,v,t,1&,....._. .. -C-111 L()l••a•&..OT9Sll9 -- c..-111 lttlMO~YlOfSW1011 "" .. -- C-n> IIEIIITWIT~ c.,w .,..,."sr~ r. v· r<. ~?.,, 9.,, Mead &Hunt Mled .......... Inc 111(1 NW ..... Str.-... , .. ~.WAIICQ7 phoM 4~9006 -- •• ?§.ia::- ~~~· ~ w u i ~ Cl) w x 0:: z ::E: i woo .... ci5 :I: ~ z -.... ~ o>-w >-i5 ::E: a: ~ al ::E: ~ ::> ::> ~ (J Cl) Cl) u I NOT ~~~~IKJN .... ~--~ .... 1--.,_,_, .. -· ..... ,.,... __ ..,. -c:..., -·-· Di'& I nn1.....-r I G-001 l EXISTING $......., ..,""" ..... .,._. "'"'°' ----•· -(AIEWOlf .....,....,. ..... ., ---·---·-~-"""' LEGEND --HHCt.('MXlOllo"ff'J ------IJIISIINOCOttlUUMIM',IORJ / ll,IIII ... OJ!r,IIUl,IIIIMl'C)HJ 11,11'1,'1,~,.,.,-IUt•AIION Vlll"I-...OCIIIIOUNl>""90H.5 CU.•l-.... -......,_o, ,,.."'°"'°',- c..-_...._ ....... ......,.. .._,..........,. r:--: .. ~---~ :...:=.1 COl[NTOONC,JIETE,o,ft.~MHJ ·-· ~"""'- --'S.·:.--_,.___ f/iWf'lf'fa-.wltl _., ___ ., ___ -.- ---·---·--------•---·---... .. -OHl ------._....,.....,. ----•---,__,.._. -T -r--,...,._ --FO(;. -fOC.. f"_,_OPTtCClra.J. ---N---N , ......... ---~ ---ca-~,o,; c.1C...Y x :r..:x .... x..x.x~.i ~-...L L ::::::::::::::.:.:.·:.:. :::3 -.,,n111omCM,IOH~ lfflllililHlHH•@®Mll!!I .... --.. .-.a-.. PROPOSED ;I) -...... --------_,.,..,..._, ~ r ..... _._. ... ,,. ... -· --....,. ~COtl1'~1~1 ~ccw,,~1-.-1 _.,...._ fll.OOl)~,MJ,. 'IIIAllillll.R'ACfilil.hAIIICIN ,...,Qflll'.luoCl"'°"'-l ,...._.,, .... ..,. IDc;ill Cl~, OONCIW:11' "" ....... .., ~TOOMCJIUlfllo~I All'tW.1'0Ch:MTI.~, a- GAli\41..atO..LO.. --· ~ Cf.MDff o:.::M"tl ... "'°°" ........... ....,._ ___ .. __ .,....,NnNWfllll ., ___ .., ___ .., ___ ---•---·---..... .-----o --• --.. -a,..a ·---.-------1---·---.... ._ ___ ,oc.---•<><. F_,. C:.-,IC CAIL. ,,. ___ ,,......., -... a.. ---CilArillif --,,,_..,,.""" AC EG FG ss so TC TBC FL FOC BOW TW BW EOP RT LT CSBC CSTC WSEL AB8REVIATIONS ASPHALT CEMENT EXISTING GRADE FINAL GRADE SANITARY SEWER STORM DRAINAGE TOP OF CURB TOP BACK OF CURB FLOW LINE FACE OF CURB BOTTOM OF WALL TOP OF WALL BOTTOM OF WALL EDGE OF PAVEMENT RIGHT LEFT CRUSHED SURFACING BASE COURSE CRUSHED SURF,t,e;ING TOP COURSE WATER SURFACE ELEVATION EROSION CONTROL LEGEND .. ,....,. ,. ! snx.,,, ... 1 • ....._fC.t.lGH ..... PIIIOlllC'•Or,; OONITM.C1 l(JJr,I ttfl N,,t,HQ --Pl.OW.,_,. R-383802 Mead &I lunt ....... Hufrll.. lne. 1160 tN/ .... llhM. ..... 106 ~.WA.8'027 -·~ ·--G) . ____ .. _ ... =·=:..-=~=---~~~- UJ ~ u f-< Cl) i er:: UJ :I: o::z~ ~ woo ;c ~ci)J: ~ z-~ ~ o~-~ >-O ~ ~ zm~ o < :::) ::> ~ (.) Cl) Cl) u P£1MTSET NOT fOR CONSlllUCTION •ZlC*J0.1m.Jt01 ....... , ... .... CAI ... lEGE.NDI _...,.TIONS i I ~----·-1 . .._t:::, ./Z_-#-l 1 =-~~ G-002 CV · 12 -, ,.,.,.,ad').. 0 ~ g ' ii l G') I 0 I\) ... I I ! -~ .. 1 .. i • '"=-1; I -r 1 'I 'l ! t ~· •r • : ! i • .- • I I ' I ' ' \ ,, I , , / .... ... I ,r \ ~ ... / s .. - :· •w-, .. .. ... < ... .I .,. ,r . , I . .. ~- ' \ I ' I ' .~ .-,' I .. ' .,. ... .rrl" .. ... .. \ I fl/' \ .-I I I I . I I I ' t . I I .. ... ·*"' I • •••• •• •• ' ! ;; • I \_j / I / • J ) ~ \ • \ ..J. .. .. ·, ('I " 1 1 I 1 0 d • ----!.....-c ~, (") 6 ~ 0 ~u i 1 I I I I I I I .!11 11 !EFiif I ifi • I I I I I I ,-; ~ ; .. ,, .... ___ .._-, § i i ~ § ' , / ' I \ ' . \ \ \ \ \ ,. •• •• •, •• .. I ' I .. t . ' ; ' •• ... I \ ' \ •• ' . .. ,r : .... ~ • • ...... ,, .. ~ § I t i~ I I 11 I I I ' I " , . ~ :..,. . ' \ \ .... \ • I .. • .. , ... • / •* . •" ,' ...... ,' .. , f ,· I I I I I I I • • I ' \ I I I •" ' ' I I . . . I .. , .... : .d .. .• • ' ... • f .. .. I -.~ 'II .~ .. : .... ,d •... , ' . . .. -\.' \ ~ ·~ ~ I • I ' ..... -. ,•· .... . ...... ,, -' \ \ .. \ •• .. \ \ "• ' ... ~.. " .. I •• ,'~ .. , ':·;:. .. I '*' ••• ,,..,.. • • ••• \,,. .. \·· .~ •• ' ... •, .. ~ i• -' ,: .. \. ,;, ...... ., . • •• 11.'! ... ,' .... \., .... t t CIO' •.. \, .. •·!" .. \. •• ' " _.IO'!,..,... • \ •• I . • '• t ,·~ ~ ~ ,I ; :t., ... ·"" ~ .,. ......... .... '-,, . I ... '.-.1' CANYON TERRACE SUBDIVISION SUMMIT HOMES C ITY OF RENTON WASHINGTON . ... ' •• I •• •' l"UiP' i1'11ml l Wi' • ,, l • ' l"'''i j;,1li!': 9 ,1111!~~ I ti.JJ c:: ~ -Ip 3.c.. ~ " C' ~ r, ~ ' ' ' I ~ -~ I I J I J ~ ,• I ~!I cc, ~ I'' .11 ~ I ~ cc, nn; C) l .' I 11 V"I ~j! II Pl ~ ~ l CANYON TERRACE () i I 1;;;ll ~ ii SUBDIVISION I I 0 I SUMMIT HOMES ~ I 'e ~! ~ ~ ; • ; CITY Of RENTON , WASHINGTON ' . -~ -· I i ~ I CANYON TERRACE Jl'Hiil' 8 J{' ~ i !ii;]! SUBDIVISION i '11ml _. U 3:: I ii J,,11,., , I$ r 1 .. -(1) SUMMIT HOMES "I'' al• '-f C ~ ~111 'l•ppi ... ~. I Uip ~ QJ f ~~ Ii~ I I ,,,_ ~ -CL ; C ITY Of RENTON , WASHINGTON • "!'- e e 000 ·1·1!111 I I I 'I i1l1ll1 J I 11! I I I ®®®® !I ii '11'1 1111 d ; • ·----· ~ I CANYON TERRACE ta SUBDIVISION ;~ SUMMIT HOMES ; CITY Of RENTON , WASHINGTON __ , __ _ (") I 0 ....i. (J'I I I I ! l r , E I I -J ' ! l ' E ~~--- ii 11 I ' $ '7/ ~' ;,~ i I ~ r"' P , E ft ' I • o " DI\ 0 I I> ,i I " } I 0 Q, q-" I & : I 7,~ () . f -•~ ,I 11 Ii -I 1 ~ ' I I I I II! 11 l ,.1 i i ,11 ~ l CANYON TERRACE I: SUBDIVISION ~: SUMMIT HOMES 2 CITY OF RENTON, WASHINGTON · i!I 11 '· I I I I ' . j · ! cl! I I,~ I II I -J t~ ;,4 I T 4F., I i 11r. I : = .-.. , • I -~! 11 ii ~i 1 H I : 11 111 I 1 ~ d,; t 1ft; I lu i ; ---t - -:'ii j () I 0 ~ a, ; I ; ·1 I i I I J I l l I I I i ' 1l'1I m ii ~ -r i: ,I :ii • I ;y : ;l. .. ' ' .. .,. I ! sl II I I [ C • t II 1' 11 ' H ' i I i § l CANYON TERRACE 1 i~ SUBDIVISION I !I SUMMIT HOMES ~ ; CITY OF RENTON. WASHINGTON " 'Ii I h, ·I I ! I! i ! I • I I : I · ' I I I --- I ". ;: · 1 • ffl 1 IPI f .~ R~ I ij I !i 11i 11 I 1, I l '1 . 11 1. i 9 ! I• 11 ~ I II I • 'I F. l •• I u !j q I I I u· ! C ·· I I l ~ I: f • I I i < ; ~~ ~ llil! ; de: i 1 •e I ~ J ~ r, C, I ~ ~ ~ ~ •I ::::a r r >\ I I ~I \J,J 5 CC> "' r ~ \J,J « ' CC> t t ti i -- HI II F ! J ~ I i (') 1;;;ii I ;1 I 0 I i ...... I i ; ~! ....., • r ; ~· i ii , . ,..• l' . ·: i II 11 .: ii >-..:'--I 11 I ! C ! ! ® .~ ie I I I ! C r ; I ii ,~ • ii r; ~ ii I I ' ·~ ;~ I I I I ! C • ! I CANYON TERRACE SUBDIVISION SUMMIT HOMES CITY OF RENTON WASHINGTON ,I I ., r . : •. · 1 1•1 I "'I ' 1 I It N·. ... 1•; ,S,j I t·• ' "r • 'r ·~ I i:I iift i ii ff 1!!l l W~• • •! i: ·11li .~·~· ~ l j 'll 1· I! fi 11 ;;";I J (: llh H 1 ~; 11 ,11 ; • • ' t! ll!i ,; 11 (, Ct• f ii ii Ii 11 ,! i !I i' I r ·i . ' I• • ·f I I I i I . I II I I I ! I "I . I ' -- ' ,1 I 11 I 0 I I • I . t •••••••• --• • 1 iK I . . .. . I 111~il ji! / I .. ,., I ' • H• I Ii '\ >-II II I~ ,,• I l ,"j 1' · 'I, 11 i ' I 1;;,;I H 1 \'· il I'' n, V ) ·, 1'~'1 Id -ljl ~\' II ,ft11 r . j,· : , I 1 I 'I '!a ''i 1• in;, !I 11 1'"' rq l i ,··1 fl .... d t!I di ·, ·Ill P• I, ij,. I ,q t l ! ' I : ' ; I ' ' !j.111 8 11[ h~s: : ,,,r ' $ rf~ -n> illl11l!1 I Ii J C: ~ ji~IW; .,.~ ffi p 3.c. . ,.. Sandi Weir From: Sent: To: Subject: Amanda Askren Tuesday, August 22, 2017 5:01 PM Abdoul Gafour; Anjela St. John; Bonnie Woodrow; Caera Youn; Cannon, Debra; Century Link; Clarice Martin; Corey W Thomas; Crawford, Jeremy; Cyndie L Parks; Dave Wilson (dave.wilson@kingcounty.gov); Debbie Gutierrez (DGutierrez3@republicservices.com); Deborah M Little; Deborah Needham; Elsa Biscaino; Elysha Mettlin; Eunice Verstegen; Evelyn Torres (evelyn.torres@kingcounty.gov); Fessenden, Janise; Gary Fink; Gilchrist, Gael; Gordon, Susan; Holly Powers; J. D. Wilson; James C Schiller; Jason Seth; Jeff Wagner; John Kwant; Julie Watson (Julie.J.Watson@usps.gov); Kevin Anderson; Kristina Kyle; Michelle Faltaous; Miranda Hett; Morgan, Gail; Nizar Salih; One Call Concepts (ordatabase@occinc.com); Pierce, Ramon; Renton Reporter; Rick M Marshall; Roy M Gunsolus; Russ Evans; Sandi Weir; Scott Chapman; Shirley Anderson; Soon Kim; Soos Creek Water District (Customer_Service@sooscreek.com); Support@Valleycom.org (Support@Valleycom.org); Susan Truong; Tina Fisher; Tom Reynolds; UB; Vicki, Whitt- Williams, RENTON -Canyon Terrace Plat I apologize for the delay in getting this one sent out to all of you. You may already have this information by other means as this was recorded on June 26'"-However, there were 2 address changes against the recorded plat [Lot 1 and Lot 24], so I want to make sure you all have that information. Please let me know if you have any questions. Thanks! Canyon Terrace Plat -L41't---ll'., --()oo 758 Recording Number 20170627000835 Address/retired house to be demolished 19121124'" Ave SE Lot Address PID 1 19107 124th Ave SE Renton WA 98058 + 7526 1332730010 2 19103 124th Ave SE Renton WA 98058 + 7526 1332730020 3 12333 SE 191st St Renton WA 98058 + 7526 1332730030 4 12325 SE 191st St Renton WA 98058 + 7526 1332730040 5 12317 SE 191st St Renton WA 98058 + 7526 1332730050 6 12309 SE 191st St Renton WA 98058 + 7526 1332730060 7 12303 SE 191st St Renton WA 98058 + 7526 1332730070 8 19125 123rd Ave SE Renton WA 98058 + 7526 1332730080 9 19119 123rd Ave SE Renton WA 98058 + 7526 1332730090 10 19115 123rd Ave SE Renton WA 98058 + 7526 1332730100 11 19111123rd Ave SE Renton WA 98058 + 7526 1332730110 12 19105 123rd Ave SE Renton WA 98058 + 7526 1332730120 13 19059 123rd Ave SE Renton WA 98058 + 7526 1332730130 14 19053 123rd Ct SE (PRIVATE) Renton WA 98058 + 7526 1332730140 15 19047 123rd Ct SE (PRIVATE) Renton WA 98058 + 7526 1332730150 16 19041123rd Ct SE (PRIVATE) Renton WA 98058 + 7526 1332730160 17 19035 123rd Ct SE (PRIVATE) Renton WA 98058 + 7526 1332730170 18 19029 123rd Ave SE Renton WA 98058 + 7526 1332730180 19 19023 123rd Ave SE Renton WA 98058 + 7526 1332730190 1 20 19017 123rd Ave SE Rent WA 98058 + 7526 __ J2730200 21 19011123rd Ave SE Renton WA 98058 + 7526 1332730210 22 18931123rd Ave SE Renton WA 98058 + 7526 1332730220 23 18925 123rd Ave SE Renton WA 98058 + 7526 1332730230 24 18926 123rd Ave SE Renton WA 98058 + 7526 1332730240 25 18932 123rd Ave SE Renton WA 98058 + 7526 1332730250 26 18938 123rd Ave SE Renton WA 98058 + 7526 1332730260 27 19006 123rd Ave SE Renton WA 98058 + 7526 1332730270 28 19012 123rd Ave SE Renton WA 98058 + 7526 1332730280 29 19018 123rd Ave SE Renton WA 98058 + 7526 1332730290 30 19024 123rd Ave SE Renton WA 98058 + 7526 1332730300 31 19030 123rd Ave SE Renton WA 98058 + 7526 1332730310 32 19036 123rd Ave SE Renton WA 98058 + 7526 1332730320 33 19042 123rd Ave SE Renton WA 98058 + 7526 1332730330 34 12302 SE 191st St Renton WA 98058 + 7526 1332730340 35 12354 SE 191st St Renton WA 98058 + 7526 1332730350 36 19029 124th Ave SE Renton WA 98058 + 7526 1332730360 37 19025 124th Ave SE Renton WA 98058 + 7526 1332730370 38 19017 124th Ave SE Renton WA 98058 + 7526 1332730380 39 19011124th Ave SE Renton WA 98058 + 7526 1332730390 40 18947 124th Ave SE Renton WA 98058 + 7526 1332730400 41 18941124th Ave SE Renton WA 98058 + 7526 . '133273041cf . 42 18935 124th Ave SE Renton WA 98058 + 7526 1332730420 43 18929 124th Ave SE Renton WA 98058 + 7526 1332730430 44 18923 124th Ave SE Renton WA 98058 + 7526 1332730440 45 18917 124th Ave SE Renton WA 98058 + 7526 1332730450 46 18911124th Ave SE Renton WA 98058 + 7526 1332730460 47 18905 124th Ave SE Renton WA 98058 + 7526 1332730470 48 18843 124th Ave SE Renton WA 98058 + 7526 1332730480 49 18831124th Ave SE Renton WA 98058 + 7526 1332730490 50 18825 124th Ave SE Renton WA 98058 + 7526 1332730500 51 18819 124th Ave SE Renton WA 98058 + 7526 1332730510 52 18813 124th Ave SE Renton WA 98058 + 7526 1332730520 53 18807 124th Ave SE Renton WA 98058 + 7526 1332730530 54 18801124th Ave SE Renton WA 98058 + 7526 1332730540 55 18815 123rd Pl SE (PRIVATE) Renton WA 98058 + 7526 1332730550 56 18847 123rd Pl SE (PRIVATE) Renton WA 98058 + 7526 1332730560 57 18909 123rd Pl SE (PRIVATE) Renton WA 98058 + 7526 1332730570 58 18915 123rd Pl SE (PRIVATE) Renton WA 98058 + 7526 1332730580 59 18802 124th Ave SE Renton WA 98058 + 7526 1332730590 60 18808 124th Ave SE Renton WA 98058 + 7526 1332730600 61 18814 124th Ave SE Renton WA 98058 + 7526 1332730610 62 18820 124th Ave SE Renton WA 98058 + 7526 1332730620 63 18826 124th Ave SE Renton WA 98058 + 7526 1332730630 2 64 18832 124th Ave SE Ren._ .. WA 98058 + 7526 65 18838 124th Ave SE Renton WA 98058 + 7526 66 18844 124th Ave SE Renton WA 98058 + 7526 67 18900 124th Ave SE Renton WA 98058 + 7526 68 18906 124th Ave SE Renton WA 98058 + 7526 69 18912 124th Ave SE Renton WA 98058 + 7526 70 18918 124th Ave SE Renton WA 98058 + 7526 71 19019123rd Pl SE (PRIVATE) Renton WA 98058+7526 72 12336 SE 191st St Renton WA 98058+7526 ;; , . ' . < f; ., , .. .,. llt]t !UH tlttH ! ... ,11 !<~-1~· ,. ,, ,,,~, , .. , .. Amanda Askren, PLS 1t1,1 Property & Technical Setvices Manager Community and Economic Development 1055 South Grady Way Renton, WA 98057 Phone: 425-430-7369 I Fax: 425-430-7300 E-mail: aaskn:<·:·{~rff.1:-:::m-':a.gov --- r~-- .. -.!1-~IJI0IJ ··:K!~_ti, ___ ,, 11-e1 -, ti,,. UIH ""'' .... JI \)l/; ,,::.., , •.. -,~ 111''' 11ill .,. " 1,·>:,1;, ,1o:1, ••i.·• ,,.,., !"'' 3 tH!I 11111 --' •1,-}I 1r,.1i 1t'-"' 1t.L' -----~ 1UH ,;;,;'> !:),/ 32730640 1332730650 1332730660 1332730670 1332730680 1332730690 1332730700 1332730710 1332730720 . ,.~, CI1Y OF RENTON DEPARTMENT OF COMMUNI1Y & ECONOMIC DEVELOPMENT MEMORANDUM Date: March 1, 2017 To: City Clerk's Office From: Jenny Cisneros Subject: Land Use File Closeout Please comolete the followino information to facilitate oroiect closeout and indexino bv the Citv Clerk's Office. Project Name: Canyon Terrace Final Plat LUA (file) Number: LUA16-000758, FP Cross-References: AKA's: Project Manager: Jan Illian Acceotance Date: September 7, 2016 Applicant: Bryan White, Manager Owner: Summit Homes of Washington, LLC. Contact: PID Number: 3323059010, 6199000101, 61990002-20, -40, -41, -60 ERC Determination: Date: Anneal Period Ends: Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Approved with conditions Date: February 2, 2017 Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: A 72-lot residential subdivision with 5 Tracts on a 14.45 acre site, located within King County R-6 zoning classification. Three subdivisions, the Cogger Short Plat (L05S0040), the Fleuve des Voiles Plat {L04P0002), and the Wherman Plat (L04P0027) were submitted to King County Department of Development and Environmental Services (KC ODES) and approved in 2006 and 2007. Before the plats could be constructed, the subject properties were annexed into the City of Renton as a part of the Benson Hill Annexation on March 1, 2008. The subject properties are located in the City's R-4 zoning however the project is vested to King County's R-6 zoning designation. On June 24, 2013 the applicant requested a Minor Modification to combine all three approved plats into one subdivision, reduce the number of lots from 77 to 72, add a secondary emergency access from SE 192 Street, realign the internal roadway to accommodate the existing grades on site, provide consistent lot sizes averaging 4,000 square, provide one combined storm facility, remove parcel #3323059010 from the proposed subdivision in order to convey to King County for the placement of the Soos Creek Trail and provide trail connections to the King County Soos Creek Regional Trail. On September 11, 2013 the City approved the modification (LUAB-000840) subject to conditions. Location: SE 192'' Street and 1241h Ave SE Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Siqnificance-Mitiqated; DS -Determination of Siqnificance. ' Jan Illian Plan to Permit, LL.C 7233 Douglas Ave SE Snoqualmie. WA 98065 City of Renton 1055 S. Grady Way Renton, WA 98057 RE: Canyon Terrace Final Plat Comments Version 3 March 23, 2017 Dear Jan: \J.tlR 2 3:1.0V r)-VELCk::~.(•~· ' i:. sER\W/:".l' ,: ?>'HON . : .·,i;C,N Thank you for the email with comments dated March 15, 2017, regarding the Canyon Terrace final plat (lUA16-000758). In hopes that it may help with the city's review, I have included an itemized list of comments from the email (in bold), followed by responses (in itai,cs): A. Fire Review -Building Comments 1. Provide 4 inch square blue fire hydrant reflectors in the middle of the road adjacent to all fire hydrants throughout the plat. Response: The four inch blue fire hydrant reflectors are scheduled to be installed by the contractor. 8. PLAN -Addressing Review -Planning Comments (1.] Correct street name for lots 18 & 19. Response: The street address for lots 18 and 19 have been changed to "123RD AVENUE SE" on Sheet 3 [3.] Correct Addresses for lot 72 N 12336 SE 191St St. The address for lot 72 is now "12336 SE 191ST STREET" on Sheet 3 C. Engineering Review Comments -(Ann Fowler) The roof drain lines connecting lots shall be located in a private drainage easement. See comments on final plat for private drainage easement locations. Response; Thank you for the detailed correction on the plat map. The private drainage easements have been added to the appropriate sheets. The specific language, as agreed in your email on March 21, 2017, has been added as well. 1 of 2 Please do not hesitate to contact ,,,e if there is anything that I can do to help is the review. Thank you for your review and continued assistance. Sincerely George Steirer Plan to Permit, LLC Attachments: A-Canyon Terrace Final Plat Map, dated March 22, 2017 (18"x24" and 11"x17") B -USB thumb drive of all above files and this memorandum (1 copy) 2of2 Jan Illian Plan to Permit, LLC 7233 Douglas Ave SE Snoqualmie, WA 98065 City of Renton 1055 S. Grady Way Renton, WA 98057 RE: Canyon Terrace Final Plat Comments Version 2 February 23, 2017 Dear Jan: FE8 2 7 7017 Thank you for the email with comments dated February 8, 2017, regarding the Canyon Terrace final plat (LUAlG-000758). In hopes that it may help with the city's review, I have included an itemized list of comments from the email (in bold), followed by responses (in italics): A. Technical Services Comment CC&R's: Use provided Tract language as necessary in the appropriate location in the CC&Rs Plan reviewed in electronic format. Please see redlines for comments. Response: Per the telephone discussion and agreement on February 23, 2017 at 11:45 am with Amanda Askren, the tract language is only added to the face of the plat. Thank you for your flexibility and understanding Amanda. Each comment has been addressed on the redline comments. B. Fire Review -Building Comments 1. Provide 4 inch square blue fire hydrant reflectors in the middle of the road adjacent to all fire hydrants throughout the plat. Response: The four inch blue fire hydrant reflectors are scheduled to be installed by the contractor .. 3. Provide "No Parking Any Time" signage throughout the plat as required. Response: Metal signs that state "No Parking Any Time" are now installed. C. PLAN -Addressing Review -Planning Comments [1.] Add Private Road names for Tracts A & Fon all appropriate Sheets. Correct Street name in address table for lots 1, 2, 14, 17, 71, 72. Response: Tract A is coiled out as called out as 123'd PL SE on Sheets 5, 7, and 8; Tract Fis called out as 123'" Ct SE on Sheets 5 and 6; Street names have been corrected in the address table for lots 1, 2, 14, 17, 71, and 71 on sheet 3. lof3 [2.] Correct House Number for Lots 24 & 37. Response: The house number for lot 24 is now 18921 in the table an Sheet 3 The house number for lot 37 is now 19025 in the table on Sheet 3 [3.] Correct addresses for Lots 34 & 35 to reflect addresses of street front door faces. The address for lot 34 is now 12302 SE 191" St, per the anticipated street the front door with face. The address for lot 35 is now 12354 SE 191" St, per the anticipated street the front door with face. D. Engineering Review Comments -Project Coordinator Comments (Jan Illian) 1. Please label all private drainage easements as PRIVATE. Response: No private drainage easements are on the plat. 2. Add the NGPE language below and the public storm drainage Tract B language in the CC&Rs. Response: The requested language has been added to the CC&Rs. 3 Add the following language to the face of the plat. Response: The four paragraphs of requested language has been added ta Sheet 2, under Plat Notes. E. Engineering Review Comments -(Ann Fowler) 1. Maximum impervious surface coverage per zoning is 65% as stated in the project TIR. The proposed individual lot BMP is the use of perforated pipe connection with reduced impervious surface (10%). Therefore the maximum impervious surface area is 55%. Please verify and adjust accordingly. Update 1/26/17 Add column for max impervious surface allowed by zoning and change the heading of the maximum impervious surface area to Max Imp Allowed per Reduced Footprint BMP. Response: On Sheet 3, the requested column has been added, and the header language changed. 2. A storm drainage easement is required along the underdrain system installed along the western border of the project site. Update 1/26/17 Satisfied, pending punchlist walk thru verification of as builts. Response: Thank you. 3. A storm drainage easement is required for the roof drain system. The as builts do not show the roof drain system within the 10 ft utility easement along the property frontages. Either update the as builts to reflect the rood drain system location, or an additional easement will be required for the roof drain system. Update 1/26/17 Satisfied, pending punchlist walk thru verification of as builts. Response: Thank you. 4. Lots 71 and 72 do not appear to have a utilities easement along the alley frontage. Please verify. At a minimum, an easement for the roof drain lines is required. Update 1/26/17 Satisfied, pending punchlist walk thru verification of as builts. Response: A 10' utility easement has been added to the frontages of lots 71 and 72. Please see Sheet 7. 2of3 5. Add consistent Easement legend to each sheet. Updated 1/26/14 See note #6 Response: The legend is consistent on ail pages, including call out tag "G". Please see the response to note #6. 6. Shared Access Tract between lots 23 & 24 is missing the legend Call out tag. Update 1/26/17 The call out tag is added, but the easement legend on sheet 7 does not include Tract G. Response: The call out tag has been added for Tract G and is consistent on the legends. F. Planning Review Comments 1. Sheet 2 has easement provisions missing and the existing easements referenced per the title report are either missing items or need to have the numbering removed. The layout is confusing. Response: Per previous discussions with Mona Davis, the numbering under "EXISTING EASEMENTS AFFECTING PROPERTY" is not sequentially numbered. Consecutive numbering was requested to satisfy this requirement. Consecutive number has been added. 2. The flow control EMP table needs to have the lot area and impervious calculations revised for lots 1 and 68 to match the calculations on the lots. Response: After further discussion and research, Mona Davis has requested that the Jot area and impervious calculations remain as show for lots 1 and 68. Please do not hesitate to contact me if there is anything that I can do to help is the review. Thank you for your review and continued assistance. Sincerely George Steirer Plan to Permit, llC Attachments: A-Canyon Terrace Final Plat Map, dated February 23, 2017 (18"x24" and 11"x17") B -Updated Covenents, Conditions, and Restrictions (CC&R's) C -USB thumb drive of all above files and this memorandum (1 copy) 3 of 3 AFTER RECORDING, RETURN TO: Bryan Case Riddell Williams 1001 Fourth Avenue, Suite 4500 Seattle WA 98188 RECEIVED FEB 2 8 2017 CITY OF RENTON PLANNING DlV'.SlON Document title(s): Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace Reference number(s) of document(s) assigned or released (if applicable): N/A Grantor(s): Sumitt Frenchies LLC Grantee(:S): Canyon Terrace Homeowners' Association The Public Legal Description (abbrev.): S.E. 'Ii OF THE S.W. 'Ii, OF SEC. 33, T23N, R5E, W.M. Parcel No(s).: 619900-0101, 619900-0240, 619900-0241, 619900-0260, and 61990-00262 1 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS AND RESERVATION OF EASEMENTS FOR CANYON TERRACE This Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace is made as of this __ day of 2017, by Sumitt Frenchies LLC ("Declarant"), as owner of the Property described below. RECITALS A. Declarant is the owner of certain real property located in the County of King, State of Washington, described in Exhibit A attached hereto and by this reference incorporated herein ("Property''). Declarant is developing the residential community of Canyon Terrace ("Community") on the Property in accordance with the Canyon Terrace Plat, recorded under King County Auditor's File No. ("Plat"). The Property is comprised of the real property legally described on Exhibit A and any other real property added by amendment hereto or amendment of the Plat. B. Declarant plans to develop, own and convey the Property subject to the following uniform covenants, conditions, restrictions, reservations, grants of easement, rights-of-way, liens, charges and equitable servitudes as hereinafter set forth. C. Declarant hereby declares that all of the Property shall be held, leased, encumbered, used, occupied, improved, sold and conveyed subject to the to the following uniform covenants, conditions, restrictions, reservations, grants of easement, rights-of-way, liens, charges and equitable servitudes, all and each of which are for the purpose of enhancing and perfecting the value, desirability, and attractiveness of the Property, in furtherance of a general plan for the protection of the Property. They shall run with the Property, and every portion thereof, shall be binding on all parties having or acquiring any right, title or interest in the Property, and every portion thereof, and their lessee, guests, heirs, successors and assigns, shall inure to the benefit of every portion of the Property and any interest therein, shall inure to the benefit of each Owner, and his heirs, successors and assigns, and may be enforced by the Owners, the Association, any first mortgagee and Declarant in accordance with the terms hereof. Acceptance of any portion of the Property shall be deemed acceptance of the terms and provisions of this Declaration. ARTICLE 1 DEFINITIONS The following words, when used in this Declaration and in any amendment hereto shall have the following meanings unless otherwise expressly provided herein or therein: 1.1 "Articles" shall mean the Articles of Incorporation of the Association which have been or will be filed in the office of the Secretary of State of the State of Washington, as such Articles may be amended from time to time. 1.2 "Assessment(s)" shall meart all assessments imposed pursuant this Declaration, including without limitation General Assessments, Initial General Assessments, Capital 2 Improvement Assessments, Initial Working Capital Assessment, Special Assessments and Reconstruction Assessments. 1.3 "Assessment Period" shall mean a calendar year for General Assessments and such other period as determined by the Board for other Assessments. 1.4 "Association" shall mean Canyon Ten-ace Homeowners Association, a Washington non-profit corporation, its successors and assigns. I. 5 "Association Lien" shall mean a lien in favor of the Association imposed pursuant to this Declaration. 1.6 "Board of Directors" or "Board" shall mean the Board of Directors of the Association. I. 7 "Budget" shall mean the operating budget for the Association adopted pursuant to Section 5 .3 below. 1.8 "Bylaws" shall mean the Bylaws of the Association, as adopted by the Board initially, as such Bylaws may be amended from time to time. 1.9 "Capital Improvement Assessment(s)" shall mean an Assessment imposed pursuant to Section 5.3 below I. IO "Capital Improvement Work" shall have the meaning ascribed to it in Section 5.3 below. 1.11 "Class" shall mean a class of Membership in the Association as described in Section 3.4 below. 1.12 "Close of Escrow" shall mean the date on which a deed conveying a Lot is recorded. 1.13 "Committee" shall mean the Architectural Control Committee formed pursuant to ARTICLE 7 of this Declaration. 1.14 "Common Areas" shall mean all real property and Improvements: (a) owned or leased by the Association or owned in equal and undivided interest by the owners of the Lots; (b) in which the Association has an easement for access or maintenance (excepting easements for maintaining Lots) for the use, enjoyment, and benefit of the Members (including any open space, storm water facility, natural greenbelt protective area tract or easement as provided in the Plat); ( c) in which the Members have a right of control by any written instrument, including this Declaration, or by delineation and declaration of the same on the Plat; ( d) any private storm system and detention vaults including, but not limited to, catch basis, pipes and dispersal trenches, detention vaults; (e) in which the Members of the Assc>ciation have an undivided interest, including, but not limited to, plat roads and landscaping, but specifically excluding streets or other areas dedicated or conveyed to a governmental entity for public use. The Common Areas may be improved by certain common facilities and, if and when improved, shall 3 include such common facilities. Common Areas described on the Plat shall be deemed to be the Common Areas unless this Declaration has been amended or modified and states that such amendment or modification changes the Common Areas shown on the Plat. 1.15 "Common Expenses" shall mean all costs and expenses incurred by the Association, including, but not limited to, the following: (a) expenses of administration, maintenance, and operation, including, but not limited to, reasonable compensation to employees of the Association, (b) costs of repair, replacement and capital improvement of the Common Areas and any Improvements thereon, (c) premiums or deductibles for all insurance policies and bonds required or permitted by this Declaration, ( d) all real property and other taxes and assessments on the Common Areas, (e) utility and service charges, (f) funding of reserves for anticipated operational shortfalls or for replacement of capital items, (g) expenses payable under ARTICLE 5 below, (h) legal fees and costs, (i) the costs of recovering unpaid Assessments, including legal fees and other costs of foreclosure ofan Association Lien, (j) fees for services provided to the Committee, (k) expenses of administration, maintenance, operation, repair or replacement of landscaping performed by the Association, (l) costs of monitoring and maintaining any storm water or detention vaults or systems, (m) costs associated with any wetland buffer mitigation monitoring costs for the Property, including but not limited to those referenced in ARTICLE 11 (m) maintenance costs associated with any pervious concrete in the Common Areas and (n) any other costs and expenses determined from time to time as reasonably necessary by the Board, or as otherwise incurred by the Association pursuant to this Declaration. 1.16 "Declarant" shall mean Surnitt Frenchies LLC, its successors or assigns and any Person to which it has assigned, in whole or in part, any of its rights hereunder by an express written assignment. 1.17 "Declaration" shall mean this Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace, as it may be amended from time to time as provided herein. 1.18 "Development Period" shall mean the period of time from the date of Recording this Declaration until the Turnover Date. 1.19 "Development Rights" shall mean those rights of Declarant reserved in ARTICLE 2, ARTICLE 3, ARTICLE 4, ARTICLE 11 and ARTICLE 14, and elsewhere in this Declaration. Declarant may exercise any and all Development Rights at any time during the Development Period in Declarant's sole discretion. 1.20 "General Assessment(s)" shall mean Assessments imposed by the Association pursuant to Section 5.2 below. 1.21 "Improvement" shall mean all structures and appurtenances thereto of every kind, whether above or below the land surface, including but not limited to, buildings (including Residences), garages, utility systems, walkways, driveways, parking areas, loading areas, landscaping items, swimming pools, sports courts, fences, walls, decks, stairs, poles, landscaping vegetation, irrigation systems, streets, signs, exterior fixtures, playfields and appurtenant 4 facilities, recreational facilities, play structures, picnic structures and any other structure of any kind. 1.22 "Initial General Assessme11t" shall have the meaning ascribed to it in Section 5.2 below. 1.23 "Initial Working Capital Assessment" shall have the meaning ascribed to it in Section 5.3 below. 1. 24 "Lot" shall mean each separate parcel of the Property as shown on the Plat to be used for construction of a Residence and which is not a Common Area nor dedicated to the public. If any additional property is added to the Plat, each parcel comprised of a legal buildable lot which will be used for the construction of a Residence shall be considered a "Lot." 1.25 "Majority Vote" shall mean a vote of the holders of more than 50% of the total number of votes allocated to the Lots in accordance with Section 3.4 below, whether by Class or in the aggregate as so indicated. 1.26 "Member" shall mean every person or entity who or which holds a Membership in the Association, as provided in Section 3.2 below. "Membership" shall mean the status of being a Member. 1.27 "Mortgage"-"Mortgagee"-"Mortgagor." A Mortgage shall mean any recorded mortgage or deed of trust on a Lot A Mortgagee shall mean any holder of a Mortgage and shall be deemed to include the beneficiary of a deed of trust A Mortgagor shall mean the borrower under a Mortgage and shall be deemed to include the trustor or grantor of a deed of trust 1.28 "Occupant" shall mean a lessee or licensee of an Owner or any other person or entity, other than an Owner, in lawful possession of a Lot, or a portion of a Lot, with the permission of the Owner. 1.29 "Owner" shall mean the Person(s), including Dcclarant, holding fee simple title of record to any Lot, including purchasers under executory contracts of sale and shall include "Co-Owners" as defined in Section 3 .4. 1.30 "Ownership" shall mean the status of being an Owner. The Declarant shall be an Owner until it sells the last Lot, but the Dedarant shall not be liable for assessments and fees and may be expressly excluded from other obligations under this Declaration or the Association Articles and Bylaws. 1.31 "Person" shall mean a natural individual, partnership, company, corporation or any other entity with the legal right to hold title to real property. 1.32 "Plans" shall mean plans and specifications as further described in Section 8.1 below. 5 1.33 "Plat" shall mean the Plat of Canyon Terrace recorded with the King County Auditor under Auditor's File No. and any subsequent plats of Canyon Terrace which are recorded. 1.34 "Property'' shall mean all of the real property described in Exhibit A to this Declaration and all real property added by amendment of this Declaration and/or the Plat. 1.35 "Pro rata Share" shall mean, for any particular Owner and for any particular Assessment, an amount equal to the number of Lots owned by an Owner, divided by the total number of Lots subject to that particular Assessment. 1.36 "Reconstruction Assessment(s)"shall mean an Assessment imposed pursuant to Section 12. I below. l.37 "Record" or "File" shall mean, with respect to any document, the recordation thereof, and with respect to any map, the filing thereof, in the official Records of King County, State of Washington. I. 38 "Residence" shall mean a single family residential building which is constructed on a Lot and is designated and intended for use and occupancy as a residence. 1.39 "Special Assessment(s)" shall mean an Assessment imposed as a Special Assessment pursuant to any provision of this Declaration. 1.40 "Turnover Date" shall mean the earlier of (i) ten (! 0) years from the date hereof; (ii) the date on which Declarant elects to permanently relinquish all of its Development Rights arising under this Deceleration by written notice to all Owners; or (iii) the date the last of the Lots has been conveyed by Declarant to another Owner. 1.41 "Working Capital Fund" shall have the meaning ascribed to it in Section 5.3 below ARTICLE2 PHASED DEVELOPMENT; DEVELOPMENT RIGHTS 2.1 Subsequent Development, Annexation and Withdrawal. Declarant reserves as a Development Right for itself, its successors and assigns, the right to subject additional properties to this Declaration at any time prior to termination of the Development Period. Declarant reserves as a Development Right the right to withdraw any undeveloped properties from this Declaration at any time prior to termination of the Development Period. Each Owner appoints and constitutes the Declarant as his/her attorney-in-fact to adopt and file amendments to this Declaration necessary to add or subtract such properties. Neither the Association nor any Owners shall have any right in any additional property nor shall this Declaration have any effect on such additional property until it is subjected to this Declaration by adoption of an amendment to this Declaration specifically describing such additional property or by addition to the Plat. The rights reserved by Dcclarant in this Section shall be exercised by Declarant at Dcclarant's sole discretion. 6 2.1.1 Common Areas. The original Owners shall be benefited by any Common Areas on additional property the Declarant elects to add to the Property, either through Association ownership and control of said additional Common Areas or by easements of use and enjoyment in favor of said original Owners on said additional Cc,mmon Areas. The Owners of such property added by Declarant to the Property shall have an easement for use and enjoyment of the existing Common Areas and shall have all the obligations to pay their pro-rata cost of maintaining the Common Areas, unless otherwise provided herein. The Owners of properties added to the Property shall be Members of the Association, and shall be entitled to all benefits and subject to all obligations of a Member, including, but not limited to, the right to vote in Association elections and the obligation to pay Assessments as set forth herein. 2.1.2 Easements. The Declarant shall also have as a Development Right the right, during the Development Period, to e,.:tend existing easements and may create new easements over the Lots still within Declarant's control so as to provide access to and service to the additional properties. 2.1. 3 No Requirement to Include Additional Properties. Nothing contained in this Declaration shall be construed to require the Declarant to subject additional properties to this Declaration. 2.2 Construction and Sales by Declarant. Nothing in this Declaration shall limit, and no Owner shall do anything which shall interfere with, the right of Declarant to reasonably subdivide or re-subdivide any portion of the Property owned by Declarant, or to complete any construction of Improvements on the Lots owned by Declarant and the Common Areas, or to alter the foregoing and its construction plans and designs, or to construct such additional Improvements on such Lots and Common Areas as Declarant deems advisable prior to the termination of the Development Period. Each Owner, by accepting a deed for a Lot from Declarant, hereby acknowledges that the activities ofDeclarant may constitute a temporary inconvenience or nuisance to the Owners, but nonetheless shall be permitted. Such right shall include, but shall not be limited to, erecting, construction and maintaining on the Property such structures and displays as may be reasonably necessary for the conduct ofDeclarant's business or completing the work of disposing of the Lots by sale, lease or otherwise. Declarant may at any time use any Lots owned by Declarant as models or real estate sales or leasing and renting offices. 2.3 Dedication to Governmental Entities. Until the termination of the Development Period, Declarant reserves as a Development Right the right to withdraw any undeveloped part of the Property from this Declaration and to dedicate, transfer or convey it to any state, county, municipal or other governmental entity any such part of the Property or reserve it for Declarant's use and/or sale. The rights reserved by Declarant in this Section 2. 3 shall be exercised by Declarant at Declarant's sole discretion. 2.4 Assignment. All or any pm1ion of the rights of Declarant hereunder, including but not limited to the Development Rights, may be assigned to any successor or successors to all or part ofDeclarant's respective interest in the Property, by an express written Recorded assignment. 7 ARTICLE3 THE ASSOCIATION 3.1 Fo1·m11tion. The Association has been, or will be, incorporated under the name of Canyon Terrace Homeowners Association, as a non-profit corporation under Revised Code of Washington, Chapter 24. 03. Declarant may change the name of the Association if Declarant elects to change the name of the Plat or use a different name for marketing purposes. 3.2 Membership. An Owner ofa Lot shall automatically be a Member of the Association and shall remain a Member until such time as Ownership ceases for any reason, at which time such Membership shall automatically cease. Ownership of a Lot shall be the sole qualification for Membership in the Association. Except as may otherwise be provided herein, the rights, duties, privileges and obligations of all Members shall be as set forth in this Declaration, the Articles, and the Bylaws. 3.3 Transfer. Membership held by an Owner shall be appurtenant to the Lot giving use to such membership, and shall not be assigned, conveyed, pledged or alienated in any way except upon the transfer of title to said Lot and then only to the transferee of title to such Lot. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Lot shall operate automatically to transfer the membership in the Association appurtenant thereto to the new Owner thereof. 3.4 Voting Rights. (a) Voting Rights. The right to vote may not be severed or separated from any Lot, and any sale, transfer or conveyance of a Lot to a new Owner shall operate to automatically transfer the appurtenant vote without the requirement of any expressed reference thereto. Notwithstanding the foregoing, the voting rights of any Member may be suspended as provided in this Declaration, the Articles, or the Bylaws. Member votes may be tabulated by mail, facsimile, email, or other electronic ttansmission. (b) Classes of Membership. The Association shall have two (2) Classes of Membership, Class A and Class B, as follows: i. Class A Class A Membership shall consist of all Owners, other than Declarant. Each Class A Member shall be entitled to one (1) vote for each Lot owned. ii. Class B. Membership shall consist of the Declarant. The Declarant shall be entitled to have three (3) votes for each Lot owned by the Declarant. Class B Membership shall terminate and be converted to Class A Membership on the Turnover Date. Upon termination of the Class B Membership, Declarant shall be a Class A member entitled to Class A votes for each Lot it owns. (c) Co-Owners. If an ownership interest in a Lot is held by multiple Persons ("Co-Owners"), the Association shall have no responsibility to accept any vote for such Lot if such vote is disputed among the Co-Owners. 8 ( d) Proxies. Members may vote at any meeting of the Association in person or by proxy. A proxy must be in writing, signed by the designated voting Member for the Lot and filed with the Board in advance of the meeting at which such vote is taken. No Owner may revoke any proxy given by a Member to or in favor of a Mortgagee without the prior written consent of the holder of the Mortgagee. ARTICLE4 MANAGEMENT OF THE ASSOCIATION 4.1 Development Period. Until the termination of the Development Period, the Declarant hereby reserves as a Development Right for itself, its successors or assigns, the power to exercise all of the rights, powers and functions of the Association, or the Board thereof, set forth or necessarily implied in this Declaration, which Development Right shall be exercised and/or performed solely by the Declarant without further authority from or action by the Members. During the Development Period, the Declarant shall have no obligation to publish financial statements, hold meetings or otherwise account to or consent with the Members, except as required under RCW 64.38 and RCW 24.03, or as expressly required herein. The Declarant's control of the Association during the Development Period is established in order to ensure that the Property, Community, and the Association will be adequately administered in the initial phases of development and to ensure an orderly transition of the Association's operations. Prior to the termination of the Development Period, the Declarant, acting pursuant to its authority to act on behalf of the Association, shall adopt Bylaws. During the Development Period, Declarant shall have as a Development Right, the sole authority to amend the Bylaws. 4.2 Board of Directors. The Association shall be managed by a Board of Directors, elected or appointed in accordance with this Declaration, the Articles, and the Bylaws. Notwithstanding the foregoing, the Declarant shall have as a Development Right the right to appoint and remove all members of the Board in its sole discreti()n until the Turnover Date. The number of directors shall be specified in the Bylaws and shall be sufficient to adequately handle the affairs of the Association. 4.3 Delegation to Manager. The Board (and Declarant) may delegate all or any portion of its managerial duties, powers, or functions to any Person or entity. The Board members shall not be liable for any omission or improper exercise by the manager of any duty, power, or function so delegated by written instrument authorized and entered into by the requisite vote of the Board. 4.4 Duties and Powers of Association. The duties and powers of the Association are those set forth in its Articles and Bylaws, together with its general and implied powers as a not for profit corporation, generally to do any and all things that a corporation organized under the laws of the State of Washington may lawfully do which are necessary or proper in operating for the peace, health, comfort, safety and general welfare of its Members, subject only to the limitations upon the exercise of such powers as are expressly set forth in its Articles, its Bylaws, and in this Declaration. (a) Purposes. Specifically, but not by way of limitation, the Association shall effectuate the purposes of this Declaration, including but not limited to: (i) adopting and 9 enforcing rules and regulations (through action of the Board pursuant to Section 4.5 below); (ii) adopting and operating capital budget; (iii) controlling and administering the Association's funds, including the levy, collection, and disbursement of Assessments; (iv) administering and enforcing this Declaration; and (v) establishing, managing, repairing, and administering the Common Areas. 4. 5 Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the use and maintenance of the Property and other matters of mutual concern to the Owners, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations rnay not unreasonably differentiate among Owners. The Board may prescribe penalties for the violation of such rules and regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof, suspension of the right to vote and the imposition of fines. Any such rules and regulations, and/or amendments thereto, shall become effective thirty (30) days after they are promulgated and mailed to all Owners. A copy of the rules and regulations in force at any time shall be retained by the secretary of the Association and shall be available for inspection by any Owner during reasonable business hours. Such rules shall have the same force and effect as if set forth herein. 4.6 Priorities and Inconsistencies. In the event of conflicts or inconsistencies between this Declaration, the Articles or the Bylaws, the terms and provisions of this Declaration shall prevail. ARTICLES ASSESSMENTS 5.1 Creation of the Lien and Personal Obligation of Assessments. Each Owner of a Lot by acceptance of a deed therefore, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association any Assessment duly levied by the Association as provided in this Declaration. Such Assessments, together with interest, costs, late charges and reasonable attorneys' fees, shall also be a charge on the land and shall be a continuing lien upon the Lot against which each such Assessment is made and shall also be the personal obligation of the person who was the Owner of such Lot at the time when the Assessment fell due. The personal obligation for delinquent Assessments shall not pass to an Owner's successor in title unless the lien for such delinquent As~essments had been recorded prior to title transfer or unless expressly assumed by the successc>r in title. When Ownership of a Lot changes, Assessments which have been levied but are not yet due and payable in full shall be prorated between the transferor and the transferee based on a 365-day year. No Owner may exempt himself or herself from liability for his Assessments by abandoning any Lot owned by him or her. 5.2 General Assessments. (a) Association Budget. The Board shall prepare, or cause the preparation of, an operating budget (the "Budget") for the Association for each calendar year. Notwithstanding the foregoing, Declarant, in its sole discretion, shall have the right to establish the Budget for 10 each calendar year during the Development Year. The Budget shall set forth sums required by the Association, as estimated by the Board, to meet its annual Common Expenses. Within thirty (30) days after adoption by the Board of any proposed regular or special Budget of the Association, the Board shall set a date for a meeting of the Ownt;rs to consider ratification of the Budget not less than fifteen (15) nor more than sixty (60) days after mailing of the summary. Unless at that meeting the Owners of a majority of the votes in the Association reject the Budget, in person or by proxy, the Budget is ratified, whether or not a quorum is present. In the event the proposed Budget is rejected or the required notice is not given, the periodic Budget last ratified by the Owners, increased proportionally by the increase in the Consumer Price Index for the City of Renton, Washington prescribed by the US Department of Labor (or similar index if such index is not available), shall be used until such time as the Owners ratify a subsequent Budget proposed by the Board. (b) Levy of Genernl Assessment. In order to meet the costs and expenses projected in its Budget, the Board shall determine and levy on every Owner a General Assessment. The Association's Budget shall be divided by the number of Lots, except those unoccupied Lots owned by the Declarant, to determine the amount of the General Assessment applicable to each Lot. Except with respect to unoccupied Lots owned by the Declarant, each Owner's Pro rata Share of General Assessments shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the General Assessment for each Lot. Notwithstanding the foregoing, any Common Area Expenses that are allocated to specific Lots on the face of the Plat shall be paid by those Lots as directed by the Plat and shall not be included in the General Assessment for other Lots. General Assessments shall be payable in a lump sum annually on the date determined by the Board or may be billed on a quarterly or monthly basis if the Board so elects. During the Development Period, Declarant shall not pay General Assessments on any unoccupied Lots owned by Declarant. (c) Commencement of General Assessments. General Assessments on each Lot shall commence <m the Close of Escrow. (d) Amount of General Assessment. After adoption of the budget by Declarant or ratification of the Budget by the Owners as set forth in Section 5.2(a), the Board shall notify the Owners of the amount of the General Assessment payable by each Owner for an Assessment Period at least thirty (30) days in advance of beginning of such Assessment Period. Notice of the General Assessment shall thereupon be sent to each Owner; provided, however, that failure to notify an Owner of the amount of a General Assessment shall not render such General Assessment void or invalid and each Owner shall be obligated for such General Assessment even if no notice is given, and/or notice is given late. Any failure by the Board, before the expiration of any Assessment Period, to fix the amount of the General Assessment hereunder for the next Assessment Period, shall not be deemed a waiver or modification in any respect of the provisions hereof or a release of any Owner from the obligation to pay the General Assessment, or any installment thereof, for that or any subsequent Assessment Period. ( e) Increase Limit. After the Turnover Date, the Board shall not increase the amount of the General Assessments in any year by more than fifteen percent ( 15%) without a Majority Vote, in addition to the ordinary Budget ratification process If during the year the Budget proves to be inadequate for any reason, including nonpayment of any Owner's 11 Assessment, the Board may prepare a supplemental Budget for the remainder of the year. A supplemental Budget that results in an increase in an Owner's Assessments shall be ratified pursuant to the ordinary Budget ratification process. Upon any revision of the Budget by a supplemental Budget, the Board shall, if necessary, recalculate the General Assessment levied against the Owners and give notice of the same in the same manner as the initial levy of a General Assessment for the Assessment Period. (t) Assessment Period. The Assessment Period for General Assessments shall be a calendar year. The Assessment Period for any other Assessment shall be as determined by the Board. (g) Initial Assessment. At the time of the first transfer of title to a Lot to a purchaser, the first purchaser shall pay to the Association at the Close of Escrow, an Initial General Assessment which is in addition to the Initial Working Capital Assessment. The Initial General Assessment is the pro-rata amount of the current General Assessment that the Board has assessed against the Lot for the year in which the Lot is purchased, which amount shall be prorated on a 365-day per year basis. 5.3 Capital Improvement Assessments. (a) Capital Improvement Work. In addition to the General Assessments authorized by this Article, the Board may levy an Assessment at any time for the purpose of paying the cost of any installation, construction, reconstruction, repair or replacement of any capital improvements ("Capital Improvement Work") in or on a Common Area, or for such other purposes as the Board may consider appropriate ("Capital Improvement Assessments"). Capital Improvement Assessments shall require a Majority Vote. The total cost of the Capital Improvement Work shall be divided by the number of Lots, except those unoccupied Lots owned by the Declarant, to determine the amount of the Capital Improvement Assessment applicable to each Lot. Each Owner's Pro rata Share of the Capital Improvement Assessment shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the Capital Improvement Assessment for each Lot. Capital Improvement Assessments shall be payable in one lump sum, or in installments, as determined by the Board (and as approved by a Majority Vote). The Association may charge interest on any Capital Improvement Assessment payable in installments, as determined by the Board (and as approved by a Majority Vote), and such interest shall become part of the installments due. Capital Improvement Assessments may be levied either before or after the Capital Improvement. Work is done, in the discretion of the Board. During the Development Period, Declarant shall not pay Capital Improvement Assessments on any unoccupied Lots owned by Declarant. (b) Special Facilities. If the Association determines that costs incurred for Capital Improvement Work are in connection with facilities shared in common by one or more, but fewer than all, of the Lots, then the Capital Improvement Assessment for such Capital Improvement Work shall be assessed only against the Owners of the Lots served by such facilities. In such event, the total cost of the Capital Improvement Work shall be divided by the number of Lots served by such facilities to determine the amount of the Capital Improvement Assessment applicable to each Lot. Each Owner's Pro rata Share of such Capital Improvement Assessment shall be calculated by multiplying the number of Lots owned by the Owner by the 12 amount of the Capital Improvement Assessment for each Lot, and shall otherwise be on terms as permitted by this Section 5.3. (c) Contribution to Working Capital Fund, In connection with the Close of Escrow for the closing of the sale of each Lot to an Owner other than Declarant, the initial Owner of such Lot shall make a nonrefundable working capital contribution payment to the Association for an initial working capital fund ('Working Capital Fund"), which contribution shall be in an amount equal lo two thousand dollars ($2,000) per Loi (the "Initial Working Capital Assessment") or such other amount as the Board determines from time to time is appropriate. The Initial Working Capital Assessment shall not be considered as an advance payment of any Assessments. The Working Capital Fund may be used as determined by the Board. 5.4 Special Assessments. The Association may levy Special Assessments against one or more Lots as provided in this Declaration. Special Assessments shall be as determined by the Board in accordance with this Declaration. Special Assessments shall be payable in one lump sum, or in installments, as determined by the Board. The Association may charge interest on any Special Assessment, as determined by the Board, and such interest shall become part of the installments due. During the Development Period, Declarant shall not pay Special Assessments. 5. 5 Accounts. Any Assessments collected by the Association shall be deposited in one or more Federally-insured institutional depository accounts established by the Board. The Board shall have exclusive control of such accounts and shall maintain accurate records thereof. No withdrawal shall be made from said accounts except to pay for charges and expenses authorized by this Declaration. 5.6 Records and Financial Statements. The Board shall prepare or cause to be prepared for any fiscal year in which the Association levies or collects any Assessments, a balance sheet and an operating (income/expense) statement for the Association which shall include a schedule of delinquent Assessments identified by the number of the Lot and the name of the Lot Owner; provided, however, such documents need not be prepared by a certified public accountant unless requested by the Board or the Owners by a Majority Vote. The Board shall cause detailed and accurate records of the receipts and expenditures of the Association to be kept specifying and itemizing the maintenance, operating, and any other expense incurred. Such records, copies of this Declaration, the Articles and the Bylaws, and any resolutions authorizing expenditures of Association funds shall be available after the Turnover Date for examination by any Owner at convenient weekday hours upon reasonable written advance notice. 5.7 Waiver of Homestead 01' Exemption Rights Under Law. Each Owner hereby waives, to the extent of any liens created pursuant to this Article, the benefit of any homestead or exemption law in effect at the time any Assessment or installment thereof becomes due and payable pursuant to the terms hereof. 5. 8 Certificate of Assessment. The Association shall, upon written request by Owner, and for a reasonable charge furnish a certificate signed by an officer of the Association setting forth whether the Assessments on a specified Lot have been paid and the amount of the 13 Assessments for the then-current Assessment Period. The Association shall furnish said Certificate within ten (10) business days of receipt of the written request. A properly executed certificate of the Association as to the status of Assessments on a lot shall be binding upon the Association as of the date of its issuance. ARTICLE6 NONPAYMENT OF ASSESSMENTS 6.1 Delinquency. Any Assessment provided for in this Declaration shall be delinquent, if it is not paid on the due date as established by the Board. With respect to each Assessment not paid within ten (IO) days after its due date, the Board may, at its election, require the delinquent Owner to pay a late charge in the amount set forth in a previously approved schedule thereof which has been delivered to the Owners, together with interest on such delinquent sum at a rate to be determined by the Board, but not to exceed the maximum rate permitted by law, calculated from the date of delinquency to and including the date full payment is received by the Association. 6.1.1 Notice, If any Assessment is not paid within thirty (30) days after its due date, the Board shall mail a notice to the Owner and to any Mortgagee of such Owner. The notice shall specify (I) the fact that the Assessment is delinquent; (2) the amount of the Assessment and any late fees and interest accrued thereon; and (3) that (a) failure to cure the default on or before the date specified in the notice may result in acceleration of the balance of the Assessments for the then current fiscal year and (b) the Association has the right to record a lien ("Association Lien") against the Owner's Lot for the full amount of the Assessment and related charges. The Association shall have the right to accelerate all of the unpaid balance of all Assessments for the then current fiscal year, attributable to that Owner and his Lot or interest therein, after written notice as specified above. Such accelerated Assessments shall be immediately due and payable without further demand. The Association may record a lien against the Owner's Lot and enforce the collection of the Assessments and all charges thereon in any manner authorized by law or by this Declaration. 6.2 Lien and Notice of Lien. Each Owner vests in the Association, or its assigns, the right and power to bring all actions at law or to foreclose an Association Lien against an Owner and such Owner's Lot for the collection of delinquent Assessments. No action shall be brought to foreclose said delinquent Association Lien or to proceed under the power of sale herein provided sooner than thirty (30) days after the date a notice of claim of lien is recorded by the Association in the Office of the King County Auditor and a copy thereof is deposited in the United States mail, certified or registered, postage prepaid, to the Owner of said Lot at said Owner's last known address. The notice of claim of lien must contain a sufficient legal description of said Lot, the record Owner or reputed Owner thereof, and the amount claimed, including, at the Association's option, the cost of preparing and recording the notice of claim of lien, interest on said unpaid Assessments and costs of collections, including attorney's fees. Each Owner, by acceptance of the deed for a Lot subject to this Declaration, acknowledges that all liens authorized hereunder are consensual. 6.3 Foreclosure and Sale. Any such foreclosure and sale provided for in this Section 6 shall be conducted in accordance with the laws of the State of Washington applicable to the 14 exercise of powers of foreclosure and sale of mortgages. The Association, through its duly authorized agents, shall have the power to bid on the Lot at the foreclosure sale and to acquire and hold, lease, mortgage and convey the same. 6.4 Curing the Default. Upon the timely curing of any default for which a notice of claim of lien was recorded by the Association, the Board, or an authorized representative thereof, shall record an appropriate release of such notice upon payment by the defaulting Owner or its Mortgagee of a fee to be determined by the Board to cover the C(ist of preparing and recording such release, together with the payment of such other costs, interests and fees as shall have been incurred by the Association by reason of such default. Any purchaser or encumbrancer, who has acted in good faith and extended value, may rely upon such release as conclusive evidence of the full satisfaction of the sums stated in the notice of claim of lien. 6.5 Cumulative Remedies. The Association Lien and right of foreclosure and sale thereunder shall be in addition to, and not in substitution for, all other rights and remedies which the Association, and/or its assigns, may have hereunder, in equity and at law, including, but not limited to, a suit to recover a money judgment for unpaid Assessments, or the suspension of a Member's right to vote until any Assessments unpaid for a period in excess of thirty (30) days are paid. Any institution of a suit to recover a money judgment shall not constitute an affirmation of the adequacy of money damages. 6.6 Subordination of Association Liens. All sums assessed in accordance with the provisions of this Declaration shall constitute a lien on the respective Lot prior and superior to all other liens, except(!) all taxes, bonds, assessments and other levies or liens which, by law, would be superior thereto, and (2) the lien or charge of any Mortgage of Record made in good faith and for value and recorded prior to the date on which the notice of claim of lien is recorded, subject to the provisions of this Declaration. Upon the foreclosure of, or acceptance of a deed in lieu of foreclosure of, such a prior Mortgage, the foreclosure purchaser or deed-in-lieu grantee shall take title free of the lien for unpaid Assessments for all said charges that accrue prior to the foreclosure of deed given in lieu of foreclosure, but subject to the lien hereof for all said charges that shall accrue subsequent to the foreclosure or deed given in lieu of foreclosure. 6.7 Exempt Property. The following property is exempt from the Assessments created herein and shall not be subject to liens for unpaid Assessments: (a) all properties dedicated to and accepted by local public authority; (b) all Common Areas; and (c) all properties the fee title to which is retained by Declarant, unless a Residence has been constructed on such Lot and such Residence is occupied. 6.8 Waiver of Lot Owners. Each Owner hereby vests in and delegates to the Board or its duly authorized representatives, the right and power to bring all actions at law, including lien foreclosures, whether judicially or by power of sale or otherwise, against any Owner for collection of the delinquent Assessments in accordance herewith. Each Owner hereby expressly waives any objection to the enforcement in accordance with this Declaration, of the obligation to pay Assessments as set forth herein. 15 ARTICLE7 ARCHITECTURAL CONTROL COMMITTEE 7.1 Committee. An Architectural Control Committee ("Committee") composed of not less than three (3) Committee members is hereby created with the rights and powers set forth in this Declaration; provided, however, that at Declarant's sole discretion until the Turnover Date, the Committee may consist of fewer than three (3) members to be appointed by the Declarant. Committee members shall not be entitled to compensation for their services hereunder unless authorized by vote of two-thirds (2/3) of the Board. Declarant shall have the right and power at all times to appoint or remove the Committee members or to fill any vacancy on such Committee until the Turnover Date. After the Turnover Date, the Board shall have the power to appoint and remove the Committee members. 7.2 Residential Development. Notwithstanding any provision of this Declaration, the approval of the Committee shall not be required for action taken by the Declarant to develop the Property as a residential subdivision, including the initial construction of the Residences and other Improvements. 7.3 Guidelines. The Committee shall have the authority (but shall not be required) to adopt and amend written guidelines to be applied in its review of Plans (defined below) in order to further the intent and purpose of this Declaration and any other covenants or restrictions covering the Property. If such guidelines are adopted, they shall be available to all Members upon request. 7.4 Appeals. After the Development Period, the Board shall serve as an appellate panel to review Committee decisions upon the request of any aggrieved Member. The Board shall develop a procedure by which decisions of the Committee may be appealed. The Board may choose to limit the scope of such appeals and provide time limitations therefore. ARTICLES CONSTRUCTION OF IMPROVEMENTS 8.1 Plan Submission and Approval. No Improvements or significant exterior changes shall be erected, placed, altered, maintained or permitted to remain on any Lot by any Owner until final plans and specifications ("Plans") shall have been submitted to and approved in writing by the Committee. Such Plans shall be submitted by the authorized agent, by the builder of such Improvements, or by the Lot Owner. The following information shall be a part of such Plans submitted to the Committee: (a) the location of the proposed structure upon the Lot, (b) the elevation of the structure with reference to the existing and finished Lot grades, (c) the general design, ( d) the exterior finish materials and color, including roof materials, ( e) the landscape and exterior lighting plan and (f) any other information required to determine whether the structure conforms with Community standards. Where applicable, the Plans shall contain no less detail than required by the appropriate governmental authority for the issuance of a building permit. Approval by the Committee of any Plans shall not be a waiver of the right to withhold approval of any similar plan, drawing, specification, or matter submitted for approval. 16 8.2 Basis for Approval. Approval shall be based upon the conditions of approval for the Plat and the restrictions set forth in this Declaration. The Committee shall not arbitrarily or unreasonably withhold its approval of any Plans so long as they are in compliance with the Plat and the restrictions set forth in this Declaration. The Committee may retain and consult Persons to assist in the evaluation of Plans submitted to the Committee. The Committee shall have the right to disapprove any Plans submitted hereunder on any reasonable grounds including, but not limited to, any one or more of the following: (a) this Declaration. Restrictions. Failure to comply with any of the restrictions set forth in (b) Information. Failute to include information in such Plans as may have been reasonably requested by the Committcle. (c) Code Compliance. Failure to comply with any state or local building codes or rules and regulations . (d) Guidelines. Failure to comply with any design guidelines adopted by the Board. (e) Incompatibility. Objection on the grounds of incompatibility of any proposed structure or use with existing structures or the surrounding natural environment. (f) Use. Objection to a non-residential use of the Lot. (g) Landscaping. Objection to the grading or landscaping plan for any Lot. (h) Design. Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness. (i) Parking. Objection to the number or size of parking spaces, or to the design of any parking area. (i) Other. Any other matter which, in the judgment of the Committee, would render the proposed Improvements or use inharmonious with the general plan for improvement of the Property or with Improvements located upon other Lots or other Property in the Community. 8.3 Result of Inaction. If the Committee fails to take action (approve, disapprove, comment, request changes, and/or conditionally approve) with respect to Plans submitted to it within sixty (60) days after the same have been submitted, it shall be conclusively presumed that the Committee has approved said Plans; provided, however, that if within the sixty (60) day period the Committee gives written notice of the fact that more time is required for the review of such Plans, there shall be no presumption that the Plans are approved until the expiration of such reasonable period of time as is set forth in the notice. 8.4 Variances. The Committee shall have the authority in its sole discretion to approve Plans which do not conform to the restrictions described herein to (a) overcome 17 practical difficulties, or (b) prevent undue hardship from being imposed on an Owner. This includes the right to allow an Owner to conduct an "in-home business", if all business activities are carried on within the Residence and that there are no employees, clients, customers, tradesmen, student, suppliers, or others that come to the Residence in connection with such business. However, such variation shall only be approved in the event that the variation will not (a) detrimentally impact the Community or its attractive development, or (b) adversely affect the character of nearby Lots. Granting such a waiver shall not constitute a waiver of the restrictions described herein. 8. 5 Approval. The Committee may approve Plans as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by the Committee of any Plans submitted, a copy of such Plans, bearing such approval together with any conditions, shall be returned to the applicant submitting the same. The Declarant shall have the right to waive the requirement that Plans be reviewed for any Improvements to be constructed by the Dedarant. 8.6 Proceeding with Work. Upon receipt of approval of the Plans from the Committee, the Owner to whom approval is given shall, as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing and alterations. In all cases, work shall commence within one (I) year from the date of approval, and if work is not so commenced, approval shall be deemed lapsed and revoked unless the Committee, pursuant to written request made and received prior to the expiration of said one (I) year period, extends the period of time within which work must be commenced. 8.7 Completion of Work. Any Improvement commenced pursuant hereto shall be completed within nine (9) months from the date on which the construction of said Improvement began (in accordance with Section 8.6 above), but such period shall be extended for the period that completion is rendered impossible or would impose an unreasonable hardship due to strike, fire, national emergency, natural disaster or other supervening force beyond the control of the Owner and/or its builder. The Committee may, upon written request made and received prior to the expiration of the nine (9) month period, extend the period of time within which work must be completed. Failure to comply with this Section 8. 7 shall constitute a breach of the Declaration and subject the party in breach to the enforcement procedures set forth herein. 8.8 Committee and Declarant Not Liable. Neither the Committee nor the Declarant (nor any officer, director, member, shareholder, partner, employee, agent or representative of the Declarant) shall be liable for any damage, loss or prejudice suffered or claimed by ariy person on account of: the approval, conditional approval, or disapproval of any Plans, whether or not in any way defective; the construction of any Improvements, or performance of any work, whether or not pursuant to approved Plans; or the development of any Lot within the Property. 8. 9 Compliance with Codes/Environmental Laws. Ultimate responsibility for satisfying all state or local building codes or environmental laws shall rest with the Owner and his or her contractor. The Committee is not responsible for ensuring that Plans it reviews comply with state or local building codes. The Owner shall hold the Committee, its members, and the Declarant harmless from any claims based on (i) the failure of an Improvement 18 constructed based on approved Plans to meet any applicable governmental requirements, (ii) any structural failure of an Improvement constructed based on approved Plans, or (iii) the failure of the Owner or his contractor, by construction undertaken in accordance with approved Plans, to comply with any environmental laws, including, but not limited to, those relating to hazardous waste or underground storage tanks. 8.10 Construction Without Approval. If any Improvement shall be altered, erected, placed or maintained upon any Lot, or any new use commenced upon any Lot, or any exterior modifications made, other than in accordance with the approval of the Committee pursuant to the provisions of the Declaration, such alteration, erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from the Committee any such improvement so altered, erected, placed, maintained or used upon any Lot in violation of this Declaration shall be removed or altered, and/or such use shall have ceased, so as to conform to this Declaratiot1. Should such removal or alteration not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures set forth in this Declaratiot1. ARTICLE9 RESTRICTIONS ON OPERATIONS AND USES 9. I Prohibited Uses. The Property is being developed as a residential development. No Lot shall be used except for residential purposes; provided, however, that upon written request by an Owner, the Committee may allow an Owner to conduct an "in-home business", if all business activities are carried on within the Residence and that there are no employees, clients, customers, tradesmen, student, suppliers, or others that come to the Residence in connection with such business. Notwithstanding the foregoing, to the extent required under RCW 64.38.060, operation of an "adult family home" on a Lot shall not be prohibited. 9.2 Nuisances. No noxious or offensive thing, activity or use of any Lot or Common Area shall be permitted or maintained. If the Committee shall determine that a thing, activity or use of any Lot is undesirable or noxious such determination shall be conclusive. No firearms shall be discharged within the Property and no explosives of any kind shall be discharged or stored upon any of the Lots or permitted within the Property. No open fires shall be lighted or permitted on the Lots, except in a contained outdoor fireplace or barbeque pit while attended and in full compliance with local laws and ordinances. 9.3 Temporary Structures Prohibited. No structure of a temporary character, tent, shed, shack, basement of any incomplete building, barn or other outbuilding shall be either used or located on any Lot, or on any street, at any time or used as a residence either temporarily or permanently. Temporary buildings or structures allowed during construction shall be removed immediately after construction or upon request of the Committee, whichever occurs first. Notwithstanding the foregoing, Declarant may place construction and sales trailers on any Lot which Declarant owns. 9.4 Limitation on Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept on any Lot except dogs, cats, or other household pets; provided that they are not kept, bred or maintained for commercial purposes; provided further that no more than two (2) 19 dogs or three (3) cats shall be allowed per Lot. Dogs shall be restrained to the Owner's Lot and shall not be allowed to run at large. Leashed animals are permitted within rights-of-way when accompanied by their Owners. Owners shall be responsible for cleaning up any and all of their animals' waste on the Property, including on the respective Owner's Lot. !fan Owner fails to clean up their animals' waste, the Association may, but shall not be obligated to, take such action as may be necessary to clean up the animals' waste and shall have the right of entry for such purposes. Any costs incurred by the Association in connection with such action shall be deemed to be a Special Assessment of the Owner whose animal(s) created the waste. No animal shall be allowed to make an unreasonable amount of noise or become a nuisance as determined by the Board, at its sole discretion. After notice and an opportunity to be heard, the Board shall have the right to require the removal of any animal from the Lot which it finds in its sole discretion to violate this Section. 9.5 Limitation on Signs. No sign of any kind shall be displayed to the public view on any Lot without the prior written approval of the Board, except (a) customary name and address signs, (b) "For Sale" or "For Rent" signs ofno more than six (6) square feet in size advertising the Lot for sale or rent, which signs must be removed promptly after sale or lease of the residence, (c) signs required by legal proceedings, (d) temporary signs for political advertising, garage sales, etc. (and then the sign shall be no larger than four ( 4) square feet and shall be in place no longer than sixty (60) days), (e) promotional sales signs of the Declarant and/or its agents, and (f) permanent monuments (entry signage) and Common Areas identification signs. 9.6 Construction Projects. No dirt, debris, or other materials shall be allowed to come off of any Lot onto any streets, Common Areas, other Lots, or other parts of the Property as a result of any construction or other activities. The Lot shall be kept clean and clear of debris during construction. No Residence may be constructed on any Lot by other than a contractor licensed as a general contractor under the statutes of the State of Washington without the prior approval of the Committee. Construction activities shall be pursued diligently and continuously from commencement of construction until such work is fully compete. 9.7 Condition of Property. Each Owner, at its own expense and at all times, shall keep such Owner's Lot, including the Improvements and appurtenances thereon, in a safe, clean and wholesome condition and shall comply in all respects with applicable governmental, health, fire and safety ordinances, regulations, requirements and directives. No Owner shall permit any unsightly condition to exist on his/her Lot. Unsightly conditions shall include, without limitation, litter, trash, junk or other debris; unrepaired vehicles, boats, boat trailers or other trailers; inappropriate, broken, or damaged furniture or plants; non-decorative gear, equipment, cans, bottles, ladders, trash barrels and other such items; and air conditioning units or other projections placed on the exterior walls of any Building. The Owner shall at regular and frequent intervals remove at its own expense any rubbish of any character whatsoever that may accumulate upon such Lot. 9. 8 Refuse; Storage Areas. No refuse, garbage, rubbish, cuttings or debris of any kind shall be left or deposited upon any Lot unless placed in an attractive container. All outdoor refuse storage areas on each Lot shall be visually screened so as not to be visible from neighboring Lots, streets, or other Common Areas. 20 9.9 Utility Lines and Facilities and Satellite Dishes. No facilities, antennae, equipment, wires or other devices for the communication or transmission of signals, power, electrical current, or any other electronic transmission, including without limitation telephone, television, microwave or radio signals, shall be constructed, placed or maintained anywhere in or upon any portion of a Lot, other than within buildings or enclosed structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground or concealed in or under buildings or other enclosed structures; provided, however, that satellite dishes not exceeding twenty-four inches (24") in diameter may be allowed on buildings provided that: (a) the satellite dish is placed in the most discreet location practical as determined by the Committee; (b) the satellite dish is screened from view from adjacent Lots to the extent feasible; and (c) the satellite dish is not visible from the street in front of the Owner's Lot to the extent possible Nothing contained herein shall be deemed to forbid the erection or use of temporary power or telephone facilities incidental to the construction or repair of buildings on a Lot. If the provisions of this Section conflict with other applicable Federal, state or local law, ordinance or rule, the terms of such law, ordinance or rule shall prevail, but the conditions and limitations set forth in this Section shall be enforced to the maximum extent permitted by law. 9.10 Setbacks. No Residence or other building shall be located on any Lot nearer to the front lot line or nearer to the side street than the minimum building setback lines adopted by the governmental authority with jurisdiction over the Property. 9.11 Roofs. Roofs on all structures and Residences must be finished with materials approved for use by the Committee. 9.12 No Manufactured Housing. Manufactured housing is expressly prohibited. 9.13 Fences. In order to preserve the aesthetics of the Property, no fence, wall or hedge shall be erected or place on any Lot unless prior written approval of the Committee has been obtained. Unless otherwise permitted by the Committee in its sole discretion, fences shall not be installed in front of residences and no wire fences shall be used. 9.14 Lighting. All area lighting shall be designed and positioned to ensure that the light source is not visible from any other house in the development. Decorative holiday lighting shall be removed no later than thirty (30) days after the date of the holiday. 9.15 Landscaping. Landscaping shall emphasize plantings and other features which complement and enhance the existing character of the Property. Owners shall maintain all landscaping, including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, and replacement of any dead or diseased grass, ground cover, shrubs or trees. 9.16 Drainage. No Owner shall take any action which would interfere with surface water drainage across his Lot either through natural drainage or by drainage easements. The topographic conditions of any Lot shall not be altered in any way that would adversely affect or obstruct the approved and constructed storm drain system and surface flows without the written consent of the Committee. 21 9.17 Walkways and Driveways. There shall be no obstruction, including, but not limited to obstruction by sporting equipment, of any streets, walkways, or driveways which would interfere with the free circulation of foot, bicycle or automotive traffic, except such obstruction as may be reasonably required in connection with repairs of such streets, walkways and driveways. The Association may, but shall not be obligated to, take such action as may be necessary to abate or enjoin any interference with or obstruction of streets, walkways, and driveways, and shall have the right of entry for purposes of removing said interference or obstruction. Any costs incurred by the Association in connection with such abatement, injunction, or corrective work shall be deemed to be a Special Assessment of the Owner responsible for the interference or obstruction. 9.18 Parking. No inoperable vehicles of any kind shall be parked, stored, maintained or constructed on any of the Lots, Common Areas and/or streets located within the Property unless stored in a garage. Except as hereinafter expressly provided, the Lots, Common Areas and/or streets located within the Property shall not be used for the storage and/or overnight parking of any vehicle, and each Owner shall use the garage constructed on its Lots for the parking and storage of its vehicles. The Association may, but shall not be obligated to, take such action as may be necessary including towing of vehicles that are parked on streets, driveways or walkways for extended periods or in violation of rules and regulations adopted by the Association or set forth in this Declaration. 9.19 Mineral Exploration. No portion of the Property shall be used in any manner to explore for or to remove any steam, heat, oil or other hydrocarbons, gravel, earth, or any earth substances or other minerals of any kind. No excavation or fill shall be made nor shall any dirt be removed from any Lot; provided, however, that this shall not prevent the excavation of the earth in connection with the grading or construction of improvements within a Lot. Water may be extracted to the extent permitted by all applicable governmental agencies. 9.20 Remedies for Failure to Maintain and Repair. 9.20.1 Remedies. If any Owner shall fail to perform the maintenance and repair required by this Declaration, then the Board after fifteen (15) days' prior written notice to such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and to charge the delinquent Owner and his Lot with a Special Assessment for the cost of such work together with interest thereon at a rate to be set by the Board from the date of the Association's advancement of funds for such work to the date of reimbursement of the Association by Owner. If the delinquent Owner fails to reimburse the Association for such costs within ten (10) days after demand therefore, the Association may, at any time after such advance, record an Association Lien signed by an authorized agent of the Association for the amount of such charge together with interest thereon and enforce the Association Lien in accordance with the provisions of this Declaration. 9.20.2 Nonexclusive Remedy. The foregoing Association Lien and the rights to foreclose thereunder shall be in addition to all other rights and remedies which the Board may have hereunder or in equity or at law, including any suit to recover a money judgment for unpaid Assessments. If any Owner fails to perform such maintenance and repair and, notwithstanding such failure, the Board should fail to exercise its rights and remedies hereunder, then any other 22 Owner, after fifteen (I 5) days' prior written notice to the Board and such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and shall have the same rights and remedies with respect thereto as are provided herein to the Board, including the right to Record and enforce a lien in the same manner as the Association. 9.21 Occupants. Any Owner may delegate to any Occupant the right to enjoy the Owner's Lot. All Owners shall be responsible for informing any Occupants of the contents of this Declaration and the rules regarding the use of such Lot, and shall be responsible for requiring its Occupants to comply with this Deceleration. ARTICLE 10 EASEMENTS, DEDICATIONS, AND RIGHTS OF ENTRY IO. I Easements. (a) Access. Declarant expressly reserves for the benefit of the Association and for the Owners of the Lots reciprocal, non-exclusive easements over all of the Common Areas for access to the Lots and other Common Areas. Subject to the provisions of this Declaration and the Plat governing use and enjoyment thereof, such easements may be used by Declarant, its successors, the Owners, and any guests, tenants, and invitees residing upon or temporarily visiting the Property, for walkways, vehicular access, parking, drainage and such other purposes reasonably necessary for use and enjoyment of any Lot in the Property. In addition to the foregoing, each Lot is subject to an easement for encroachments created by construction, settlement, and overhangs as designed or constructed by the Declarant. (b) Maintenance and Repair. Declarant expressly reserves for the benefit of the Association and all agents, officers and employees of the Association nonexclusive easements over the Common Areas and the Lots necessary to maintain and repair the Common Areas and to perform all other tasks in accordance with the provisions of this Declaration. There are specifically reserved for the benefit of the Owners easements for the utility services and the repair, replacement and maintenance of the same over all of the Common Areas. Such easements shall be established and used so as not to unreasonably interfere with the use and enjoyment by the Owners of their Lots and the Common Areas. All such easements shall be appurtenant to and shall pass with the title to every Lot conveyed. (c) Utility and Drainage Easements. Various easements are reserved on the Lots, as provided by the Plat and applicable laws, ordinances and other governmental rules and regulations for utility installation and maintenance, including but not limited to, underground electric power, telephone, cable television, digital information, water, sewer, gas and drainage, together with the right to enter upon the Lots at all times for said purposes. Within these easements, no structure, planting, or other material shall be placed or permitted to remain that may damage, interfere with the installation and maintenance of utilities, that may change the direction of flow of drainage channels in the easements, or that may obstruct or retard the flow of water through drainage channels in the easements. Each Owner hereby agrees not to place locks on structures enclosing utility meters or interfere with the access of utility representatives to said meters or easements. The easement area of each Lot, and all improvements thereon, shall be maintained continuously by the Owner of each Lot, except for those improvements for which a 23 public authority, utility company or the Association is responsible within the easement areas. The Owner shall maintain the portion of any utility on the Owner's Lot, or within a private casement for the Owner's Lot that serves only the Owner's Lot to the point of connection to the portion of the system that serves more than one Lot. The Association shall have an easement for the maintenance, repair, replacement, and restoration of the portions of the easements that serve more than one Lot up to the point of connection to the public system. ( d) Landscaping Maintenance Easement. Declarant expressly reserves for the benefit of the Association and all agents, officers and employees of the Association nonexclusive easements over the Common Areas and the Lots to perform maintenance of landscaping, including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, or replacement of any dead or diseased grass, ground cover, shrubs or trees. Notwithstanding the foregoing, each Owner shall be primarily responsible for maintaining the landscaping and yard areas on their respective Lot, as provided in this Declaration. (e) Protective Easement. Lots are subject to a natural green belt protective area, open space area and storm water facility area as provided by the Plat and applicable laws, ordinances and other governmental rules and regulations. The Owner shall maintain critical areas and their buffers by removing non-native, invasive and noxious plants in a manner that will not harm critical freas or their buffers and in accordance_ with Renton Zoning Code requirements for trees and other vegetation within critical areas and cnt1cal area buffers. (f) Association's Authority to Grant Easements. The Association, through approval by the Board, shall have the right to grant necessary easements and rights-of-way over the Common Areas to any Person. Further, the Property is subject to any and all easements shown on the face of the Plat. 10.2 Right of Entry. The Association, the Committee and Declarant shall have a limited right of entry in and upon the exterior of all located on any Lot for the purpose of inspecting the same, and taking whatever corrective action may be deemed necessary or proper, consistent with the provisions of this Declaration. However, nothing herein shall be construed to impose an obligation upon the Association, the Committee, or Declarant to maintain or repair any portion of any Lot or any Improvement thereon which is to be maintained or repaired by the Owner. Each Owner shall permit access to such Owner's Lot or Improvements thereon by any Person authorized by this Association, the Committee or Declarant in the case of any emergency originating on or threatening such Lot or Improvements, whether or not such Owner is present. ARTICLE 11 ENVIRONMENT AL MITIGATION 11.1 Wetland and Buffer Mitigation Program. A qualified professional will perform conditional monitoring of the wetland mitigation for the Property for five (5) years after construction of the Property. A written report describing the monitoring results will be submitted according to the approved wetland mitigation plan. It is the duty of the Association to ensure all requirements under the approved wetland mitigation plan are satisfied. 24 ARTICLE 12 COMMON AREA 12.1 Association Control. The Association shall own fee title to the Common Areas. The Association's appurtenant rights and duties with respect to the Common Areas shall include, without limitation, the following: (a) Repair and Maintenance. The duty of the Association to maintain and repair and make necessary improvements to the Common Areas, or contract for such services, to keep the Common Areas, including without limitation all Improvements thereon, in a good, sanitary, and attractive condition. Such maintenance, repairs, replacement, resurfacing, and improvements shall include, without limitation, maintenance and replacement of lighting, shrubs, trees, vegetation, irrigation systems (if any), signs, play structures, picnic facilities, playfields and appurtenances and other landscaping improvements located on the Common Areas, repair of and payment for all centrally metered utilities, mechanical and electrical equipment in the Common Areas, to include care and upkeep of any median within the public street rights-of way, repair and maintenance of storm water facilities and equipment (to the extent such maintenance is not performed by the municipality or any utility service provider), and repair and maintenance of all parking areas, walks, and other means of ingress and egress within the Common Areas. The Association must also maintain and take all necessary actions to comply with requirements under any open space, natural greenbelt protective or storm water facility areas or easements, as provided by the Plat and various laws. The Association must also maintain and take all necessary actions to comply with requirements under any wetland buffer and mitigation plan applicable to the Property. The Association must also maintain and take all necessary actions to comply with requirements under any easements, as provided by the Plat and various laws. All such maintenance, repairs, improvements and other actions for the benefit of the Common Areas shall be paid for as a Common Expense. The Association shall pay all real and personal property taxes and Assessments which shall constitute a lien upon any portion of the Common Areas. The Board shall use reasonable efforts to require compliance with all provisions of this Declaration. (b) Limits. The right of the Association to reasonably limit the number of guests, patrons and invitees of Owners using the Common Areas. (c) Rules. The right of the Association to establish uniform rules and regulations pertaining to the use of the Common Areas. (d) Borrowings. The right of the Association in accordance with the Articles, Bylaws and this Declaration, with a Majority Vote of the Owners, to borrow money for the purpose of maintaining and preserving the Common Areas, and in aid thereof to Mortgage any or all of its real or personal property as security for money borrowed or debts incurred, provided that the right of any such Mortgagee of the Association shall be $ubordinated to the rights of the Owners. (e) Suspension of Rights. The right of the Association to suspend the voting rights and right to use the Common Areas by an Owner for any period during which any Assessment against the Owner and his Lot remains unpaid and delinquent for a period not to 25 exceed thirty (30) days for any single infraction of the published rules and regulations of the Association, provided that any suspension of such voting rights Qr rights t<l use the Common Areas shall be made <lnly by the Board, after notice and an oppottunity for a hearing, if any, as provided in the Bylaws 12.2 Public Storm Drainage Tract B. Tract 'B' within the Property is a public storm drainage tract. Upon the recording of the Plat, Tract 'B' is conveyed and granted to the Association and in return an easement granted and conveyed to the City of Renton over, under and across Tract 'B' for the purpose of conveying, storing, managing and facilitating storm and surface water per the engineering plans on file with the City of Renton. The City of Renton has the right to enter said stormwater easement for the purpose of inspecting, operating, maintaining, improving, and repairing its drainage facilities contained therein. Only the chain link fence, flow control, water quality treatment and conveyance facilities will be considered for formal acceptance and maintenance by the City of Renton. Maintenance of all other improvements and landscaping on said Tract 'B' shall be the responsibility of the Association. In the event that the Association is dissolved or otherwise fails to meet its property tax obligations, as evidenced by nonpayment of property taxes for a period of eighteen (18) months, then each Owner of a Lot in the Plat shall assume and have an equal and undivided ownership interest in Tract 'B' previously owned by the Association and have the attendant financial and maintenance responsibilities. 12.3 Natural Growth Protection Tract L. Tract "L" within the Plat is a Native Growth Protection Tract. Upon the recording of the Plat, Tract 'L' is conveyed and granted to the Association and in return an easement granted and conveyed to the public over, under, and across the land within the Tract "L" area. This easement shall be for the purpose of preserving native vegetation for the control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The easement imposes on all present and future owners and occupiers of the easement area, enforceable by the City of Renton on behalf of the public a duty to leave all trees and other vegetation within the easement area undisturbed. The vegetation in the easement area may not be cut, pruned, covered by fill, removed, or damaged without express written permission from the City of Renton. 12.4 Permissive Use. Any Owner may permit an Occupant to use the Common Areas in the same manner as an Owner. All Owners shall be responsible for informing any Occupants of the contents of this Declaration and the rules regarding the Common Areas, and shall be responsible for requiring its Occupants to comply with this Deceleration. No Owner, guest, Occupant, invitee or licensee shall conduct or allow others to conduct any offensive or obnoxious activities within the Common Areas. 12. 5 Trash and Other Deb1·is. No trash, debris, waste, grass clippings, or hazardous waste shall be dumped, deposited, or placed in any Common Areas by any Owner or Occupant. 12.6 Fires. There shall be no fires permitted within the Common Areas except in designated barbeque pits or fire circles while attended and in full compliance with local laws and ordinances. 12. 7 Easements for City and County Use. Declarant reserves and covenants for itself, the Association and all future Owners within the Property, easements for public services 26 and utilities, including without limitation, the right of the City of Renton, King County, or other recognized governmental entity or utility purveyors to install, maintain and repair public streets, street lights, curbs, gutters and sidewalks, sanity sewer, storm water facilities and water systems, and the right of the police and other emergency and public safety personnel to enter upon any part of the Common Areas for the purpose of enforcing the law. 12. 8 Taxes. Each Owner shall execute such instruments and take such action as may reasonably be specified by the Association to obtain a separate real estate tax assessment of each Lot. If any such taxes or assessments may, in the opinion of the Association, nevertheless be a lien on the Common Areas, or any part thereof, they shall be paid by the Association and each Owner shall be obligated to pay or to reimburse the Association for, as the case may be, the taxes and assessments asse$sed by the County Assessor or other taxing authority against the Common Areas and attributable to such Owner's Lot and interest in the Cc,mmon Areas. 12. 9 Security. Neither the Association nor Declarant shall in any way be considered insurers or guarantors of security within the Property. Neither the Association nor Declarant shall be held liable for any loss or damage for failure to provide adequate security or ineffectiveness of security measures undertaken. All Owners, Occupants, invitees and guests acknowledge that the Declarant, Association, Board or Committee have made no representations or warranties, expressed or implied, about fire protection systems, burglar alarm systems or other security systems designated by or installed according to guideless established by the Declarant, Association, Board or Committee. 12. 10 Owner Liability and Duty. Each Owner shall indemnify and hold harmless the Association and Declarant for any injury to any person or damage to the Common Areas or any equipment thereon which may be sustained by reason of the negligence of said Owner or of his guests, employees, invitees or tenants. The damage and costs incurred by the Association and/or Declarant as a result thereof shall become a Special Assessment against such Ov,,ner and his Lot, and shall be subject to levy, enforcement at1d collection in accordance with the Association Lien procedure provided for in this Declaration. The Association reserves the right to charge a Special Assessment to such Owner equal to the increase, if any, in the insurance premium directly attributable to the damage or injury caused by such Owner or by the use of the Lot of such Owner. Notwithstanding the foregoing, the Association and Declarant shall hold each Owner harmless from liability for loss or injuries that are covered by insurance then maintained by the Association, except for an amount equal to the increase, if any, in the insurance premium directly attributable to the damage or injury caused by such Owner or by the use of the Lot of such Owner. ARTICLE 13 DESTRUCTION AND RESTORATION 13. 1 Restoration of Common Areas. Except as otherwise provided in this Declaration, in the event of any destruction of any portion of the Common Areas or any other Improvements insured by the Association, the Association shall restore and repair the same to its former condition, as promptly as practical. The proceeds of any insurance shall be used for such purpose. The Board is authorized to have the necessary documents prepared and executed, and to take such other action so as to effect such reconstruction as promptly as practical. The 27 Common Areas and all other Improvements shall be constructed or rebuilt substantially in accordance with the original construction plans available, with such changes as are recommended by the Committee. In the event that the amount available from the proceeds of such insurance policies for such restoration and repair shall be less than the estimated cost of restoration and repair, an Assessment may be levied by the Board upon the Owners and their Lots in order to provide the necessary funds for such reconstruction over and above the amount of any insurance proceeds available for such purpose ("Reconstruction Assessment"). Reconstruction Assessments shall be borne by the Owners in the same proportions as their Pro rata Share of General Assessments. If, prior to the end of the Development Period, the Common Areas or Improvements thereon are destroyed and the insurance proceeds are less than the estimated cost of repair or reconstruction, the Declarant may elect not to restore or rebuild some or all of the Improvements or Common Areas or may elect to restore or rebuild only those for which the Declarant has received insurance proceeds sufficient to pay all costs associated therewith. Reconstruction Assessments shall be approved and levied in the same manner as Capital Improvement Assessments as set forth in Section 5. 3. 13.2 Restoration Obligations of Owners. In the event of the damage or destruction of any portion of a Lot or the Improvements thereon, it shall be the duty of the Owner of such Lot, as soon as may be practical, to repair or replace the damage or destruction or such portion thereof as will render such damage or destruction indiscernible from the exterior of the Lot. Any reconstruction, replacement or repair required by this section shall be in accordance with the original plans and specifications of the Lot or plans and specifications approved by both the Committee and the holders ofMortgage(s) of Record which encumber(s) the Lot. 13.3 Cond~mnation. In the event that all or any portion of the Common Areas shall be taken or condemned by any authority exercising the power of eminent domain, the condemnation award shall be used to restore the remaining Common Areas, and any balance shall be turned over to the Association. The Board shall have the exclusive right to prosecute any such proceedings; provided, however, that nothing contained herein to the contrary shall prevent an Owner from joining in the proceeding for purposes of claiming that the condemnation action has materially affected said Owner's Lot. The entire award shall be paid to the Association in trust for the benefit of the Owners. The Board shall distribute the portion of the award not used to restore the Common Areas to the Owners in proportion to their Pro rata Share of General Assessments; provided, however, that if a Lot is encumbered by a Mortgage or Mortgages which has or have a provision relating to condemnation, then in-lieu-of distributing the award to the Owner of said Lot, the Board shall distribute the award directly to the Mortgagee of the Mortgage with the highest priority and seniority for distribution or payment in accordance with the terms and conditions of said Mortgagee's Mortgage. ARTICLE 14 PROTECTION OF MORTGAGEES 14.1 Priority of Mo1igages. Notwithstanding all other provisions hereof the liens created under this Declaration upon any Lot for Assessments shall be subject to tax liens on the Lot in favor of any assessing unit and/or special district and be subject to the rights of the secured party in the case of any indebtedness secured by first lien Mortgages which were made in good faith and for value upon the Lot. Where the Mortgagee of a Lot, or other purchaser of a 28 Lot, obtains possession of a Lot as a result of Mortgage foreclosure or deed in lieu thereof, such possessor and has successors and assigns, shall not be liable for the share of any Assessment by the Association chargeable to such Lot which becomes due prior to such possession, but will be liable for any assessment accruing after such possession. Such unpaid share of Assessments shall be deemed to be common expenses collectible from all of the Owners including such possessor, his successor and assigns. For the purpose of this section, the terms "Mortgage" and "Mortgagee" shall not mean a real estate contract or the vendor, or the designee of a vendor thereunder, or a mortgage or deed of trust (or Mortgagee or beneficiary thereunder) securing a deferred purchase price balance owed with respect to a sale by an individual Owner other than Declarant. 14.2 Effect of Declaration Amendments. No amendment of this Declaration shall be effective to modify, change, limit or alter the rights expressly conferred upon Mortgagees in this instrument with respect to any unsatisfied Mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such Mortgage. Any provision of this Section conferring rights upon Mortgagees, which is inconsistent with any other provision of this Declaration, shall control over such other inconsistent provisions 14.3 Right of Lien Holder. A breach of any of the provisions, conditions, restrictions, covenants, easements or reservations herein contained shall not affect or impair the lien or charge of any bona fide Mortgage made in good faith and for value on any Lots, provided, however, that any subsequent Owner of the Lot shall be bound by these provisions whether such Owner's title was acquired by foreclosure or trustee's sale or otherwise. 14.4 Copies of Notices If the first Mortgagee of any Lot has so requested the Association in writing, the Association shall give written notice to such first Mortgagee that an Owner/Mortgagor of a Lot has for more than sixty ( 60) days failed to meet any obligation under this Deceleration. Any first Mortgagee shall, upon written request, also be entitled to receive written notice of all meetings of the Association and be permitted to designate a representative to attend all such meetings. 14.5 Furnishing of Documents. The Association shall make available to prospective purchasers, Mortgagees, insurers, and guarantors, at their written request, current copies of the Declaration, Bylaws, Articles and other rules governing the Project, and the most recent balance sheet and income/expense statement for the Association, if any has been prepared. ARTICLE 15 DURATION AND AMENDMENT 15.1 Duration. This Declaration shall continue in full force and run with and bind the Property for a term of twenty (20) years from the date of this Declaration, after which time this Declaration shall be automatically extended for successive periods of ten (I 0) years, unless a declaration of termination or declaration of renewal is recorded meeting the requirements of an amendment to this Declaration as set forth in Section 14.2 below. 15. 2 Amendment. Notice of the subject matter of a proposed amendment to this Declaration in reasonably detailed form shall be included in the notice of any meeting of the 29 Association at which a proposed amendment is to be considered. The amendment shall be adopted if approved by the vote, in person or by proxy, or written consent, of a Majority Vote; provided, however, that until the Turnover Date no termination or other amendment shall be effective without the written approval of Declarant. It is specifically covenanted and understood that any amendment to this Declaration properly adopted will be completely effective to amend any or all of the covenants, conditions and restrictions contained herein which may be affected and any or all clauses of this Declaration unless otherwise specifically provided in the section being amended or the amendment itself. A copy of each amendment which has been properly adopted shall be certified by at least two (2) officers of the Association and the amendment shall be effective when the certificate of amendment is recorded. Notwithstanding the foregoing, any of the following amendments, to be effective, must be approved in writing by the record holders of one-hundred percent (100%) of the aggregate value of Mortgages encumbering the Property at the time of such amendment (provided that any Mortgage holder that falls to submit written notice of approval or disapproval of any such amendment within sixty ( 60) days of notice from the Association regarding such amendment shall be deemed to have consented to such amendment): (a) Lien Rights. Any amendment which affects or purports to affect the validity or priority of encumbrances or the rights or protections granted to Mortgagees as provided in ARTICLE 13. (b) Assessments. Any amendment which would necessitate a Mortgagee after it has acquired a Lot through foreclosure to pay more than its Pro rata Share of any Assessments accruing after such foreclosure. (c) Cancellation. Any amendment which would or could result in a Mortgage being cancelled by forfeiture. (d) Mortgagees. Any amendment which would have a material, adverse effect on any Mortgagee. 15.3 Amendments and Modific11tions by Declarant. During the Development Period, Declarant shall have as a Development Right, the right to modify or amend this Declaration or any design guidelines adopted by the Committee. In addition, Declarant may at any time, until the Turnover Date, record such amendments to the Declaration and Plat as are necessary. Within thirty (30) days after any such modification or amendment by Declarant, Declarant shall deliver a written notice of such modification or amendment to each Owner, which notice shall include a copy of the executed, acknowledged and recorded modification or amendment. ARTICLE 16 LIMITATION OF LIABILITY 10.1 No Pe1·sonal Liability. So long as a Board member, Association committee member, Association officer, or Declarant exercising the powers of the Board, has acted in good faith, without willful or intentional misconduct, upon the basis of such information as may be possessed by such person, no such person shall be personally liable to any Owner, or other party, 30 including the Association, for any damage, loss or prejudice suffered or claimed on account of any act, omission, error, negligence (except gross negligence), any discretionary decision, or failure to make a discretionary decision, by such person in such ]Jerson's official capacity. Provided, that this section shall not apply where the consequences of such act, omission, error or negligence are covered by insurance or bonds obtained by the BcJard. 10.2 Indemnification of Board Members. Each Board member or Committee member, or Association officer, or Declarant exercising the powers of the Board, and their respective heirs and successors, shall be indemnified by the Association against all expenses and liabilities, including attorneys' fees, reasonably incurred by or imposed in connection with any proceeding to which he may be a party, or in which he may become involved, by reason of being or having held such position at the time such expenses or liabilities are incurred, except in such cases wherein such person is adjudged guilty of intentional misconduct, or gross negligence or a knowing violation of law in the performance of his duties, and except in such cases where such person has participated in a transaction from which said person will personally receive a benefit in money, property, or services to which said person is not legally entitled, Provided, that, in the event of a settlement, the indemnification shall apply only when the Board approves such settlement and reimbursement as being in the best interest of the Association. Nothing contained in this Section shall, however, be deemed to obligate the Association to indemnify any Member or Owner of a Lot who is or has been a Board member or officer of the Association with respect to any duties or obligations assumed or liabilities incurred by him under and by virtue of the Declaration as a Member or Owner of a Lot covered thereby. ARTICLE 17 INSURANCE; LOSSES. 17.1 Insurance. The Board shall have authority in the exercise of its discretion to obtain and maintain at all times as a common expense a policy or policies and bonds of liability insurance and property insurance covering the ownership, use and operation of all the Common Areas (and Common Area improvements), including common personal property and supplies belonging to the Association, fidelity coverage for Association Board members (including Declarant), officers, employees or agent, and such other insurance as the Board may deem advisable or as may be required by the Federal National Mortgage Association, Federal Home Loan Mortgage Association, Veterans Administration or similar agencies or lending institutions. All policies shall include an endorsement providing coverage for directors and officers of the Association. Each Owner at the Owner's expense shall be obligated to maintain adequate casually and liability insurance with respect to the Lot and any improvements thereto or personal property located therein. ARTICLE 18 GENERAL PROVISIONS 18.1 Legal Proceedings. Failure to comply with any ()f the terms of this Declaration, the Articles, the Bylaws, or any regulations by an Owner or Occupant, his guests, employees, invitees or tenants, shall be grounds for relief which may include, without limitation, an action to recover sums due for damages, injunctive relief, foreclosure of lien, lien, or any combination thereof, which relief may be sought by Dedarant, the Association, the Board, or, if appropriate, 31 by an aggrieved Owner. Failure to enforce any provision thereof shall not constitute a waiver of the right to enforce said provision, or any other provision thereof. The Association, the Board, any Owner (so long as such Owner is not at that time in default hereunder), or Declarant shall be entitled to bring an action for damages against any defaulting Owner, and in addition may enjoin any violation of this Declaration by any Owner. Any judgment rendered in any action or proceeding pursuant thereto shall include a sum for attorneys' fees, including attorneys' fees incurred on appeal, in such amount as the Court may deem reasonable in favor of the prevailing party, as well as the amount of any delinquent payment, together with interest thereon at the rate established by the Board therefore from time to time, costs of collection and court costs. Each remedy provided for in this Declaration shall be cumulative and not exclusive or exhaustive. 18.2 Arbitr·ation. Except with respect to the foreclosure of liens pursuant to this Declaration, any dispute or claim by a party hereto arising under or in connection with this Declaration shall be settled by arbitration it1 King County, Washington, as set forth in this Section. Each party will have full access to the courts to compel compliance with these arbitration provisions, or to enforce an arbitration award. In addition, either party may seek injunctive relief, whether or not arbitration is available or under way. The parties to this Declaration acknowledge and agree that the provisions of this Declaration may be specifically enforced. The arbitration will take place pursuant to the arbitration rules and procedures set forth in RCW 7.04, with a single arbitrator. In any arbitration, the prevailing party shall be entitled to reimbursement of its costs, witness fees, and attorneys' fees. The fees charged by the arbitrator and the costs of the proceeding shall be paid by the non-prevailing party. 18.3 Conveyances; Notice Required. The right of an Owner to sell, transfer, or otherwise convey his Lot shall not be subject to any right of approval, disapproval, first refusal, or similar restriction by the Association or the Board, or anyone acting on their behalf. An Owner intending to sell a Lot shall deliver a written notice to the Association, at least ten (10) business days before closing, specifying the Lot being sold, the name and address of the purchaser, of the closing agent, and of the title insurance company insuring the purchasers interest, and the estimated closing date. The Association shall have the right to notify the purchaser, the title in$urance company and the closing agent of the amount of unpaid assessments and charges outstanding against the Lot, whether or not such information is requested. 18.4 Severability. The provisions hereof shall be deemed independent or severable, and a determination of invalidity or partial invalidity or enforceability of any one provision or portion hereof by a c0urt of competent jurisdiction shall not affect the validity or enforceability of any other provision hereof. 18. 5 Interpretation. The provisions of this Declarati0n shall be liberally construed to effectuate its purpose of creating a uniform plan for the creation and operation of the Community and for the maintenance of the Common Areas, and any violation of this Declaration shall be deemed to be a nuisance. The article and section headings, titles and captions have been inserted for convenience only, and shall not be considered or referred to in resolving questions of interpretation or construction. Unless the context otherwise requires, as used herein, the singular and the plural shall each include the other and the masculine, feminine or neuter shall each include the masculine, feminine and neuter. All pronouns and any variations thereof shall be 32 deemed to refer to the masculine, feminine, neuter, singular or plural as the identity of the Person or Persons may require. 18.6 Association Waiver. Notwithstanding anything herein to the contrary, to the extent that any Owner waives any claims against Declarant, or releases the Declarant from any claim with respect to a Lot, the Common Areas, the Improvements, and/or the Community, then the Association shall be deemed to have likewise released Declarant (and its officers, directors, shareholders, members, partners, employees, agents and representatives) from any claim with respect to such Lot, the Common Areas, the Improvements, and/or the Community on a pro rata basis applicable to each such Lot. 18. 7 No Public Right or Dedication. Nothing contai11ed in this Declaration shall be deemed to be a gift or dedication of all or any part of the Property to the public, or for any public use. 18. 8 No Third Party Rights. This Declaration is made for the exclusive benefit of the Association, the Board, the Owners, the Members, the Declarant and their successors. This Declaration is expressly not intended for the benefit of any other Person besides the Association, the Board, the Owners, the Members, the Declarant and their successors. No third party shall have any rights under this Declaration against any of the Association, the Board, the Owners, the Members, the Declarant and their successors. 18. 3 Succeuor and Assigns. This Declaration shall be binding upon and shall mute to the benefit of the heirs, personal representatives, successors and assigns of Declarant, and the liens, personal representatives, grantees, lessees, sublessees and assignees of the Owners. 18.4 Joint and Several Liability. In the case of joint ownership of a Lot, the liability of each of the Owners thereof in connection with the liabilities and obligations of Owners, set forth in or imposed by this Declaration, shall be joint and several. 18. 9 Notices. Personal delivery of notice to one or more Co-Owners of a Lot or to any general partner of a partnership owning a Lot shall be deemed delivery to all Co-Owners or to the partnership, as the case may be. Personal delivery of such notice to any officer or agent for the service of process on a corporation shall be deemed delivery to the corporation. In lieu of the foregoing, notice may be delivered by regular United States mail, postage prepaid, addressed to the Owner at the most recent address furnished by such Owner t<i the Association or, if no such address shall have been furnished, to the street address of such Lot. Such notice shall be deemed delivered forty-eight ( 48) hours after the time of such mailing, except for notice of a meeting of Members or of the Board in which case the notice provisions of the Bylaws shall control. Any notice to be given to the Association may be delivered personally to any member of the Board, or sent by United States mail, postage prepaid, addressed to the Association at such address as shall be fixed from time to time and circulated to all Owners. [Signature Page Follows] 33 IN WITNESS WHEREOF, Declarant has executed this Declaration the day and year first hereinabove written. DECLARANT: Sumitt Frenchies LLC STATE OF WASHINGTON COUNTY OF KING By:-------------- ) ) ss. ) Name: __________ _ Title: ___________ _ I certify that I know or have satisfactory evidettce that is the person who appeared before me, and said person acknowledged that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the _______ of , to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: this_ day of ____ _, 2016. (Seal or stamp) Notary Signature Print/I ype Name Notary Public in and for the State of Washington, residing at ______________ _ My appointment expires _________ _ 34 EXHIBIT A LEGAL DESCRWfJON OF CANYON TERRACE PARCEL A: LOTS X, Y, AND Z, KING COUNTY BOUNDARY LINE ADJUSTMENT NUMBER L06L0093, RECORDED UNDER RECORDING NUMBER 20070419900019, IN KING COUNTY. WASHINGTON. TOGETHER WITH A NON-EXCLUSIVE EASEMENT FOR ROAD AS DISCLOSED BY INSTRUMENTS RECORDED UNDER RECORDING NUMBERS 7808090599 AND 8805310993. PARCEL B: TRACT 5 OF NORTHWESTERN GARDEN TRACfS, DIVISION 5, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 47 OF PLATS. PAGE 90, IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 150 FEET THEREOF, AS MEASURED ALONG THE SOUTH LINE OF SAID TRACT 5; TOGETHER WITH Tl-IE NORTHERLY 30 FEET OF THAT PORTION OF TRACT 5. or SAID NORTHWESTERN GARDEN TRACTS DIV. NO 5, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF TRACT 4 OF SAID NORTHWESTERN GARDEN TRACTS DIV. NO 5; THENCE SOUTH 1'08'10" WEST ALONG THE WEST LINE OF SAID TRACT 5, A DISTANCE OF 120 FEET; THENCE SOUTH 89'34'39" EAST, 150 FEET; THENCE NORTH 1'08'10" EAST, 150 FEET TO THE NORTH LINE OF SAID TRACT 5; THENCE NORTH 89'34'39" WEST ALONG SAID LINE, 103.38 FEET TO AN ANGLE POINT; THENCE SOUTH 0'25'21" WEST, 30 FEET: THENCE NORTH 89'34'39" WEST, 46.89 FEET TO Tl-IE POINT OF BEGINNING. 35 2 3 4 5 6 7 8 9 10 11 12 13 14 15 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Canyon Terrace Final Plat LUA16-000758, FP ) ) ) FINAL PLAT APPROVAL ) ) ) ) ) _______________ ) Summary 16 The applicant has applied for final plat approval for the Canyon Terrace subdivision. The final plat is approved subject to conditions. 17 18 Testimony 19 No hearing is held on final plat applications. 20 21 22 23 24 25 26 Exhibits The following documents were considered in evaluating the application for final plat: 1. January 19, 2017 staff report with 7 exhibits identified at p. I of the report. Findings of Fact Procedural: FINAL PLAT -I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 1. Applicant. Summit Homes of Washington, LLC. 2. Hearing. No hearing is required or held for final plat applications. Substantive: 3. Description of Proposal. The applicant is requesting final plat approval for a 72-lot subdivision, as depicted in Ex. 5. The proposed subdivision was originally approved as three separate preliminary plats by King County prior to annexation into the City of Renton in on March I, 2008. The City of Renton approved a minor modification on September 11, 2013 that combined the three preliminary plats into the currently proposed Canyon Terrace subdivision. The subdivision is located at SE 192nd Street and 124th Ave SE, Section 33, Township 23, Range 05. 4. Consistency with Preliminary Plat Conditions. The applicant has complied with all preliminary plat conditions of approval, as detailed in the staff report, Ex. 1, the findings and conclusions of which are adopted and incorporated by this reference as if set forth in full. Conclusions of Law Procedural: 1. Authority of Hearing Examiner. RMC 4-7-1 IO(C) provides that the hearing examiner shall approve all final plats. Substantive: 2. Applicable Standards. The RMC doesn't contain any standards for final plat approval, other than to require that "the final plat shall conform with only minor modification to the preliminary plat." RMC 4-7-l 10(A)(2). As determined in Finding of Fact No. 4, as conditioned the plat conforms with all preliminary plat conditions of approval or will be bonded to comply with any outstanding conditions. DECISION The final plat application is approved, subject to the following condition: 1. All plat improvements shall be either constructed or deferred with adequate security to the satisfaction of City staff prior to the recording of the final plat. Dated this 2nd day of February, 2017. FINAL PLAT -2 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 City of Renton Hearing Examiner Appeal Rights and Valuation Notices RMC 4-8-0SO(G) classifies final plat decision as Type III applications subject to appeal to the City Council. Appeals of the hearing examiner's decision must be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. FINAL PLAT -3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ¢ CJTYOF ~ ---------Kenton~ -. ·--""'""'' , __ ,,r A. REPORT TO THE HEARING~MINER DATE 1•-T1 ~-.. .. DATE: Project Name Owner: Address: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: I B. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: '\ Exhibit 6: " Jan(aiv 11Jo17 ~ .... -~~~ -I ITIAL/ft.1); -, -C. I II Canyo\.crerrace Final Plat V -. "\ ' •• • "'I Summit Homes of Washington, LLC. ,,, ,\,,-,1"' I 12-' ·- 16000 -Christensen Road, Suite 303 Tukwila, W d'8188 Bryan White, Manager LUA16-000758, FP Jan Illian A 72-lot residential subdivision with 5 Tracts on a 14.45 acre site, located within the R-4 zoning classification. Three subdivisions, the Cogger Short Plat (L05S0040), the Fleuve des Voiles Plat (L04P0002), and the Wherman Plat (L04P0027) were submitted to King County Department of Development and Environmental Services (KC DOES) -and approved in 2006 and 2007. Before the plats could be constructed, the subject properties were annexed into the City of Renton as a part of the Benson Hill Annexation on March 1, 2008. The subject properties are located in the City's R-4 zoning however the project is vested to King County's R-6 zoning designation. On June 24, 2013_ the applicant requested a Minor Modification to combine all three approved plats into one subdivision, reduce the number of lots from 77 to 72, add a secondary emergency access from SE 192 Street, realign the internal roadway to accommodate the existing grades on site, provide consistent lot sizes averaging 4,000 square, provide one combined storm facility, remove parcel #3323059010 from the proposed subdivision in order to convey to King County for the placement of the Soos Creek Trail and provide trail connections to the King County Soos Creek Regional Trail. On September 11, 2013 the City approved the modification (LUAB-000840) subject to Conditions. SE 192°• Street and 124th Ave SE, Section 33, Township 23, Range 05 629,442 SF (14.45 acres) Staff Report dated November 12, 2016 Preliminary Plat Hearing Examiner Decision and Exhibits (L05S0040, L04P0002, L04P0027) ? a /}A''' 7 (v\ o N\ AJlJJ'-U-- Final Plat Map Vicinity Map Conditions of Compliance Letter Minor Meelifieatien Approval ( '?{ff i 11 ,u/1 "J) L. p\J;f-~twvl1t' HEX Report for Canyon Terrace Plat LUA 16-000758, FP DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Kenton 0 A. REPORT TO THE HEARING EXAMINER DATE: Project Name Owner: Address: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: I 8. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: January 19, 2017 Canyon Terrace Final Plat Summit Homes of Washington, LLC. 16000 -Christensen Road, Suite 303 Tukwila, WA 98188 Bryan White, Manager LUA16-000758, FP Jan Illian A 72-lot residential subdivision with 5 Tracts on a 14.45 acre site, located within King County R-6 zoning classification. Three subdivisions, the Cogger Short Plat (L05S0040), the Fleuve des Voiles Plat (L04P0002), and the Wherman Plat (L04P0027) were submitted to King County Department of Development and Environmental Services (KC DDES) and approved in 2006 and 2007. Before the plats could be constructed, the subject properties were annexed into the City of Renton as a part of the Benson Hill Annexation on March 1, 2008. The subject properties are located in the City's R-4 zoning however the project is vested to King County's R-6 zoning designation. On June 24, 2013 the applicant requested a Minor Modification to combine all three approved plats into one subdivision, reduce the number of Jots from 77 to 72, add a secondary emergency access from SE 192 Street, realign the internal roadway to accommodate the existing grades on site, provide consistent Jot sizes averaging 4,000 square, provide one combined storm facility, remove parcel #3323059010 from the proposed subdivision in order to convey to King County for the placement of the Soos Creek Trail and provide trail connections to the King County Soos Creek Regional Trail. On September 11, 2013 the City approved the modification (LUA13-000840) subject to conditions. SE 192"' Street and 1241h Ave SE, Section 33, Township 23, Range 05 629,442 SF (14.45 acres) Staff Report dated November 12, 2016 Preliminary Plat Hearing Examiner Decision and Exhibits (L05S0040, L04P0002, L04P0027) Final Plat Map Vicinity Map Conditions of Compliance Letter Minor Modification Approval dated September 11, 2013 Plat Modification Reconsideration Response dated September 23, 2013 HEX Report/or Canyon Terrace Plat LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 11, 2017 I C. FINDINGS OF FACT {FOF): Hearing fxominer Recommendation LUA16-000758, FP Page 2 of 28 1. The applicant, Summit Homes of Washington, LLC, filed a request for approval of a 72 -lot final plat. 2. Representatives from various City departments are reviewing the application materials to identify compliance with all conditions of project approval. 3. The subject site is located at 1920 -97th Ave South. The plat is located in Section 33 Twp.23 Rng.05. 4. The subject site (629,442 SF) is a 14.45 acre parcel. 5. The preliminary plats, Cogger Short Plat LOSS0040, the Fleuve Des Voiles Plat, L04P0002, and Wherman Plat L04P0027 received approval from King County on the following dates: Cogger (February 16, 2007), Fleuve Des Vois (January 12, 2007), and Wherman (August 10, 2006). 6. The property is located within the City's R-4 zoning however the project is vested to King County's R-6 zoning. 7. The Final Plat complies with both the King County Zoning Code and the Comprehensive Plan. 8. The applicant has complied with the following conditions as a result of the three preliminary plat approvals by the King County Hearing Examiner. A. FLEUVE DES VOILES PRELIMINARY PLAT L04P0002 The preliminary plat of the Fleuve des Voiles subdivision, as revised and received June 30, 2006, is approved subject to the following conditions of approval: i. Compliance with all platting provisions ofTitle 19A of the King County Code. Response: The combined plat hos been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC. ii. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. iii. The plat shall comply with the base density and minimum density requirements of the R -6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. Any/all plat boundary discrepancies shall be resolved to the satisfaction of ODES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. HEX Report/or Canyon Terrace Plat LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 3 of 28 Response: lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared byDowl. iv. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). Response: Following annexation, roads are under the jurisdiction of the City of Renton and have been designed ta King County standards with some elements required by the City of Renton as stated in the approved Plat Modification Document (finding #9). Street sections were designed according to the approved sections as also listed in finding #9. Street designs were approved by the City of Renton. v. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. Response: Following annexation, the plat is under the jurisdiction of the Renton Fire Authority. Plans and fire flow were approved by the fire marshal's office during plan review. vi. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the King County Surface Water Design Manual (KCSWDM) must also be satisfied during engineering and final review. Drainage plans and analysis shall comply with the 1998 KCSWDM and applicable updates adopted by King County and must meet the standards for Level 1 detention and basic water quality standards. DDES approval of the drainage and roadway plans is required prior to any construction. Response: Following annexation, the plat was required to meet the requirements of the 2009 City of Renton Surface Water Design Manual, which provides a more stringent level of flow control than what was previously required under the 1998 KCSWDM. vii. Current standard plan notes and Erosion and Sediment Control notes, as established by DDES Engineering Review, shall be shown on the engineering plans. Response: All current ESC notes and any other items established by the City of Renton review have been included on the approved engineering plans. viii. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." Response: This note has been added on the final plat. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendatfon LUA16-0007S8, FP Page 4 of 28 ix. A maintenance access easement to King County is required across Lot 2, for maintenance of the Tract B stormwater facility. Response: This troct hos been removed as part of the plat modification and associated revised site pion. All drainage facilities have maintenance access roads that meet the requirements of the 2009 City of Renton Surface Water Design Manual. Access to storm facilities has been approved by the City Engineering and Maintenance departments. x. A drainage conveyance pipe is required to allow for offsite stormwater conveyance, between Lots 13 and 14, in general conformance with the conceptual grading and drainage plan submitted. This pipe shall be sized appropriately, per the KCSWDM at engineering plan submittal. Response: The site plan showing these lot numbers in the location referenced has been revised. All conveyance systems on private praperty, within rights-of-way, easements ar dedicated tracts have been designed in accordance with all applicable requirements. xi. The 100-year floodplain for any onsite streams or wetlands shall be shown on the engineering plans and the final plat per Special Requirement 2 of the KCSWDM. Response: The 100-year floodplain for the adjacent stream or wetland is east of the plat boundary; therefore it was not shown on engineering plans or final plat as required by this condition. xii. A drainage adjustment (L06Y0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. Response: The adjustment listed required that the Fleuve Des Vailes plat provide volume in its surface water facilities to accommodate the Cogger plat. As all three plats, including the Wehrman plat to the north has been combined and drain to a large pond, this condition is satisfied. xiii. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: 124th Ave SE and the internal loop road shall be improved at a minimum to the urban sub access street standard. The stub road to the north, adjoining Lots 6, 7 and 8, shall also be improved at a minimum to the urban sub access street standard. Response: 124th Ave SE and the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. This condition is satisfied. xiv. A land transfer agreement between the applicant and KC Dept. of Natural Resources and Parks has been negotiated for the obtainment of additional Right of Way at the northeast corner of the proposed SE 192nd St/124th Ave SE intersection, required to construct the 124th Ave SE improvements. The necessary right-of-way, which is shown on a Proposed Land Transfer Diagram received June 30, 2006, shall be acquired prior to engineering plan approval. Response: ROW dedication needed for 124th Ave SE is was recorded in 2005 under recording number 2005101700020. In 2008 this became City of Renton right of way as part of the Benson Hill Annexation. liEX Report for Canyon Terrace LUA 15-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 5 of 28 xv. Tracts F and H shall be improved at a minimum as private access tracts per Section 2.09 of the KCRS. These tracts shall include curb and gutter section driveway entries. The private access tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and the final plat. Response: The site pion has been modified subsequent ta the initial Fleuve Des Voiles site plan ta reflect the revised lot layout. Shared access tracts shown on the new site meet all the requirements listed in the plat modification ond all applicable planning and engineering requirements. xvi. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: This condition is not applicable. No variances were proposed during review. xvii. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This condition is not applicable. xviii. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (1) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Response: All fees have been paid ta King County prior to annexation into the City of Renton. All City of Renton mitigation fees related to building permits will be paid at the time of application. This condition is no longer applicable. xix. Off-site access to the subdivision shall be over a full-width improved road which has been accepted by King County for maintenance. If a proposed access road meeting those standards has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. Response: Full width improved road access is provided to the site by 124th Ave 5£ and by SE 188th Ave. The roads have been approved by both the cities of Renton and Kent. The original intent of this condition is satisfied. xx. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in the applicable version of Chapter 21A.24 KCC (the pre-2005 version). Permanent survey markings and signs as specified in K.C.C. 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. HEX Report far Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat Hearing Examiner Recommendation LUA16-000758, FP January 19, 2017 Page 6 of 28 Response: The City of Renton Critical Areas Regulations will be followed. xxi. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. Wetlands a. Class 1 wetland(s) shall have a minimum buffer of 100 feet, measured from the wetland edge. Response: Following annexation, the 100' buffer remains, but hos been averaged in same areas in accordance with the City of Renton critical areas ordinance. The mitigation plan has been approved by the City of Renton. b. The wetland(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). Response: All wetlands are located offsite. All onsite buffers ore located in Native Growth Protection Area Tracts. c. A 15-foot building set back line (BSBL) is required from the edge of all Sensitive Area Tracts and shall be shown on all affected lots. Response: City of Renton critical areas setbacks are Jo/lawed and shown on the affected lats. d. Signage shall be installed along the Sensitive Area Tract boundaries for long term protection and to clearly mark the extent of the tract. Response: Signage will be installed per City of Renton standards. e. Sensitive area tract boundaries shall be clearly marked with bright orange construction and silt fencing prior to construction or site clearing activities. The boundaries shall remain marked until construction is complete. Response: All boundaries have been marked and delineated by high visibility silt fence. f. Road crossings of wetlands and/or buffers maybe allowed per KC 21A.24.330. Construction techniques such as retaining walls maybe required to limit impacts. Allowed impacts shall require mitigation. A final mitigation plan shall be required during engineering review. Response: A mitigation plan was approved during the engineering plan approval. g. Off-site utility construction within wetlands, aquatic areas, or buffers may require additional permits. This will be reviewed and determined during engineering review. Response: Offsite permits for work within aquatic areas have been obtained. h. Wetland hydrology may not be altered either during or after development. A hydrology analysis may be required during engineering review to show how wetland hydrology will be maintained after the site is developed. HEX Report for Canyon Terrace LUA 16·000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 7 of 28 Response: Wetland hydrology will be maintained after the site is developed. The approved Technical Information Report contains calculations demonstrating that the wetland will have adequate surface discharge to maintain the wetland's hydrology. i. The engineering plans shall be routed to Critical Areas Staff for review of compliance to the above conditions. Response: Engineering plans were routed to the appropriate City of Renton Current Planning staff and have been approved. Alterations to Streams or Wetlands j. If alterations of streams and/or wetlands are approved in conformance with K.C.C. ZlA.24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DDES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. Response: Wetland impacts including buffer impacts have been reviewed and approved by the City of Renton. The appropriate financial guarantees have been put in place with the City of Renton to obtain plan approval. Geotechnical k. Clearing is not permitted on this site between October 1 and April 1 unless it is in compliance with King County Code ZlA.220 (erosion hazard areas). If clearing is proposed during the October 1 through April 1 time period the applicant must delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K. C. C. 21 A. 06.415). The delineation of such areas shall be approved by a DDES geologist, and the requirements found in K.C.C. ZlA.24.220 concerning erosion hazard areas shall be met. Response: Clearing of the site was permitted by the City of Renton during the summer of 2014. Work has continued over the winter and appropriate erosion controls were implemented with the approval of the City of Renton. I. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the road, onsite grading and compaction, subsurface drainage, and all required retaining walls. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. The report must specifically address any setback requirements for future structures from any proposed retaining walls, and any setback requirements must be shown on the final engineering plans. Any required easements for maintenance of walls or subsurface drainage must also be provided on the final plans. HEX Report/or Canyon Terrace LUA 16-000758? FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat Hearing Examiner Recommendation LUA16-000758, FP January 19, 2017 Page 8 of 28 Response: The Geotechnicol Engineer of record hos provided recommendations, which are included in the Technical Information Report and on the plans where applicable. The final plans show appropriate setbacks where applicable. m. Special geotechnical construction inspection of the road improvements, onsite grading and compaction, subsurface drainage, and any required retaining walls is required. Special construction inspection of the above construction elements is required to ensure compliance with the geotechnical report recommendations and to address unanticipated soil and groundwater conditions. Daily inspection reports shall be submitted to the assigned King County land Use Inspector during the Construction phases of those improvements. A final construction report shall be submitted verifying compliance with the geotechnical recommendations and providing foundation design parameters for future residential construction. Notes requiring the above shall be shown on the engineering plans. Response: Geotechnicol requirements from the City of Renton were followed with plot construction and also with building permit applications. n. Geotechnical special inspection of bearing soils for future home foundations is required. Notes to this effect shall be shown on the engineering plans and the final plat. Response: The City of Renton requires geotechnical investigation with building permit applications. xxii. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. Response: Wetland buffers ore designated as "Native Growth Protection Area" tracts on the final plot. xxiii. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat Hearing Examiner Recommendation LUA16-000758, FP January 19, 2017 Page 9 of 28 Response: All boundaries have been marked and delineated by high visibility silt fence ond will remain in ploce until o/1 work o/ong the buffers is completed, the site is finolly stabilized, o/1 storm droin system components ore functioning and the Notice of Termination is submitted. xxiv. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. Response: Sensitive areas will be addressed per the City of Renton Critical Area requirements. xxv. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space} from the project conditions. xxvi. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response doted September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. xxvii. The development's recreation space may be provided commonly with the adjacent Cogger short subdivision (LOSS0040) as proposed and as discussed above, provided that the applicant demonstrates that a single homeowners association (see Condition xxxii below) will be established for both developments and covenants provide for mutual and common use permission. In the event that the Cogger short subdivision is not platted in near concurrency and/or the lots in the subject development are not established in a homeowners association common with those of the Cogger short subdivision prior to or at the time of final plat approval, the subject subdivision shall provide onsite recreation facilities in full conformity with KCC 21A.14.180. Response: This condition is no longer o requirement as the plots hove been combined. xxviii. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation space and sensitive area tract(s). Response: A Homeowners Association hos been created per City of Renton requirements. xxix. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C.21A.16.0SO): HEX Report/or Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 10 of 28 a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: The landscape plan, approved by the City of Renton on June 16, 2016 shows street trees with an average of 40 feet an center along all roads. On December 1, 2016, the City inspected and confirmed the landscaping is installed per the approved plan. Landscaping as- built drawings were provided ta the City on December 21, 2016. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. The approved landscape plan meets the required spacing from driveways, location requirements, and the 50' sight distance triangle as shown in King County Road Standard Drawing No. 5-009. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. Response: The plat meets the requirement for the number of street trees required, os measured with an average af 40 feet on center, per the approved landscape plan, inspection, and as-built. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Response: At time of plantings, the street trees were owned by the applicant. Ownership ond maintenance of street trees will be transferred to the City of Renton in accordance with Renton Municipal Code 4-6-060.F.2. e. The species of trees shall be approved by DDES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements ond have been approved by the current planning department. As demonstrated on the landscaping as- built, trees do nat include poplar, cottonwaad, soft maples, gum, any fruit-bearing trees, ar any other tree ar shrub whose raats are likely to obstruct utilities. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. Response: A street tree planting plan have been approved as part of the construction permit engineering plan set. A bond quantity worksheet for roadway improvements was submitted prior to engineering plan approval. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 11 of 28 xxx. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 124th Avenue SE is on a bus route. If 124th Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. Response: 124th Ave SE is not on the 2014 Metro Tronsit System -Southeast Area map. The nearest bus stops are located to the north in Fairwood and to the west along Benson Highway. xxxi. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: All street trees have been installed, and inspected by the City of Renton on December 1, 2016. Therefore, a performance bond is not required. A maintenance bond will be posted prior to Final Plat recording. xxxii. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. Response: All fees are per the City of Renton fee structure. A landscape inspection was completed on December 1, 2016 by the City of Renton. The fees associated with this inspection are included as part af the construction permit fee. xxxiii. The following have been established by the MDNS under SEPA authority as necessary requirements to mitigate the adverse environmental impacts of this development. The applicant/developer shall demonstrate compliance with these items prior to final plat approval. a. A calculated deficient level-of-service (KCC 14.80.030A) will exist at the horizon year of the development, as calculated by the Applicant's consultant, during the morning peak hour. Until the completion of the northerly connection of the project, through the preliminary plat of Wehrman (DDES File #L04P0028), 100% of the trips from the Fleuve des Voiles project and the associated Cogger Short Plat (LOSS0040) will use the access off of Southeast 192nd Street. After completion of the preliminary plat of Wehrman, 20% or more of the Fleuve des Voiles project trips will impact this intersection. Individually, and jointly with the Cogger Short Plat, more than 30 peak hour trips will impact the intersection. Response: As the plats are combined, the potential for a lag between the completion of north and south access points is nullified. This condition is no longer applicoble as the northerly connection of the project is already completed. b. In order to mitigate the significant adverse impact (14.80.030A and 14.80.030B) that the proposed development will have at the intersection of Southeast 192nd Street/124th Avenue Southeast intersection, the applicant will construct a traffic signal system at this intersection. This signalization system will be in general conformance with the conceptual signalization submitted to KCDOT on November 8, 2006. This signalization system will be in general conformance with the conceptual signalization exchanged between the HEX Report for Canyon Te"ace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat Hearing Examiner Recommendation LUA16-000758, FP January 19, 2017 Page 12 of 28 Department of Transportation and the Transportation and the Applicant's consultant engineer on/about 27 October 2006, and include all related signalization system appurtenances necessary for the identified signal operation (including a protected/permitted phasing for the westbound left tum), and an advance warning flasher system located to the west of the intersection. These improvements shall be designed to minimize future reconstruction if/when the deferred/cancelled CIP is constructed. Response: The Addendum to the MONS, dated July 23, 2012, states that the intersection improvements no longer warrant a traffic signal and that they may be contra/led by a stop sign. c. If funding is restored by future CIP budgets, AND a portion of the funding source is revised to include MPS fees from development, the developer may be entitled to the MPS credit provisions that were in effect at the time of the determination of a complete application for this subdivision. Response: This is no longer applicable; the intersection improvements are funded by Summit Homes entirely. d. Plans for these improvements shall be submitted to the King County DOT Traffic Engineering Section for review and approval. Response: The intersection has been mostly annexed by the City of Kent. Kent has reviewed and approved plans needed for a Civil Construction Permit. A copy of the approved plans was submitted with the December 21, 2016 final plat resubmittal. King County owns SE 192nd St too point just east the curb returns on the northeast and southeast corners of the intersection. King County DOT has been notified of the intersection improvements and will be involved in the review of a left turn lane from SE 192nd Street onto 124th Ave SE. Initial applications for this separate left turn lane project have been submitted. xxxiv. To implement former K.C.C. 21A38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements of former K.C.C. 21A38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with former K.C.C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to former K.C.C. 21A.38.230.B.4.d.(2). Response: The tree retention plan and associated mitigation has been approved by the City of Renton. Mitigation trees have been approved within the open space. Please see sheet L-100 of the approved landscape plan far the detailed mitigation calculations, as well as the planting locations. xxxv. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K.C.C. 21A.38.230.B.6. Response: All onsite trees are shown to be removed. This condition is not applicable. HEX Report for Canyon Terrace WA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 learing Examiner Recommendation LUA16-000758, FP Page 13 of 28 xxxvi. If the adjacent Wehrman subdivision development (L04P0027) is not completed prior to final plat approval of the subject development, certification shall be provided by the King County Department of Transportation that safe walking conditions are provided for public elementary schoolchildren residing in the subject development, along a reasonably direct and lawful route to their elementary school or, in the alternative, that they are provided with school bus service to the school and safe walking conditions are provided to the pertinent school bus stop. Response: The plats have been combined. In any event, the project requires a safe walking route from the project limits at SE 188th Street, west ta 116th Ave SE. This condition is no longer applicable, but its intent is met by the proposal as the applicant has widened the south side of SE 188th St to accommodate pedestrians walking to the school facilities. B. COGGER SHORT PLAT L05S0040 Proposed Short Plat File No. L05S0040, revised and received on June 21, 2006 is approved subject to the following conditions of approval: Title 19A i. Compliance with all platting provisions ofTitle 19A. of the King County Code Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of theRMC ii. All persons having an ownership interest in the subject property shall sign on the face of the final short subdivision. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. iii. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final short plat recording. Response: Following annexation, oil utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. Surface Water Management (KCC 9) 2005 King County Surface Water Design Manual (SWDM) iv. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual (KCSWDM). The facilities shall meet the requirements for Conservation Flow Control and Basic Water Quality menu in the KCSWDM. Response: The entire project is designed to achieve conservation flow control as required by the 2009 City of Renton Surface Water Design Manual. The requirements of this manual are equivalent to or more stringent than the 2005 KCSWDM. v. A drainage adjustment (L06V0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. This adjustment allows use of an of/site shared drainage facility in the adjoining plat of Flueve Des Voiles L04P0002. This short plat approval is therefore fully dependent on the construction of the above subdivision. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-0007S8, FP Page 14 of 28 Response: The adjustment listed required that the FLEUVE DES VOILES plat provide volume in its surface water facilities to accommodate the Cogger plat. As all three plats, including the Wehrman plat have been combined and drain to a large storm drainage pond, this condition is satisfied. Road Standards (KCC 14) 1993 County Road Standards vi. This short plat is fully dependent on the offsite road construction for the plat of Flueve Des Voiles. Access to the short plat is to be provided to SE 192"d Street through the plat of Flueve Des Voiles. Compliance with Section 1.03(0) of the KCRS is required prior to recording the short plat. Response: The three plats have been combined. This item is no longer applicable. Access roads are required to be complete prior to recording of the final plat. vii. The internal access road (122nd Ave SE) shall be improved to the urban minor access street with sidewalk on one side. Response: All of the internal roads have been improved ta a standard similar to the urban sub-access, as modified to meet the higher requirements of the City of Renton. This condition is satisfied. viii. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: A variance has not been proposed. This item is no longer applicable. Health (KCC 13) ix. This project is exempt from further King County Health Department review. However, if improvements are required from the Sewer and/or the Water District, then verification shall be required from said District(s) that the improvements have been bonded and/or installed, prior to final recording of the short plat. Response: Three paper copies, and an electronic version of the Submittal Completion letter issued by Soos Creek Water and Sewer District doted April 27, 2016 was provided with the original final plat application as Enclosure 24. Building and Construction Standards (Title 16) x. The applicant shall comply with all applicable provisions of KCC 16.82. (grading) Response: The approved grading design was prepared in accordance with the City of Renton grading requirements. Fire Code (KCC 17) Section 902 of the 2004 Edition of Uniform Fire Code xi. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main and fire flow standards of Chapter 17.08 of the King County Code. Response: Following annexation, the plot is under the jurisdiction of the City of Renton Fire Department. Plans and fire flaw were approved by the fire marshal's office during plan review. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Zoning Code (KCC 21 A) Density and Dimensions (KCC 21A.12) Hearing Examiner Recommendation LUA16-000758, FP Page 15 of 28 xii. All lots shall meet the density and dimensions requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary short subdivision, whichever is larger. Minor revisions to the short subdivision, which do not result in substantial changes and/or do not create additional lots may be approved at the discretion of the Department of Development and Environmental Services. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared byDowl. Street Trees (KCC 21A.16) Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): xiii. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: The landscape plan, approved by the City of Renton (Rocale Timmons) on June 16, 2016 shows street trees with an average of 40 feet on center along oil roads. Please see sheet L-100 of the approved landscape plan. An additional copy of the plan approved by the City has been provided to the City on January 18, 2017. On December 1, 2016, the City (Mona Davis) inspected and confirmed the landscaping is installed per the approved plan. Landscaping as-built drawings were provided to the city on December 21, 2016. xiv. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located .within the public right-of-way. Drawing No. 5-009 of the King County Road Standards have been submitted to the City on January 18, 2017. The approved landscape plan meets the required spacing from driveways, location requirements, and the 50' sight distance triangle. xv. If King County determines that the required street trees should not be located within the right- of-way, they shall be located no more than 20 feet from the street right-of-way line. Response: The plot meets the requirement for the number of street trees required, as measured with an average of 40 feet on center, per the approved landscape plan, inspection, and as-built. Additional trees were planted in open spaces to meet the tree removal mitigation requirements. These additional trees ore not street trees. This condition does not apply to the mitigation trees in the open spaces. xvi. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Response: At time of plantings, the trees were owned by the applicant. Ownership and maintenance of street trees is now per the City of Renton requirement to hove the City own the trees. The replacement trees are including in Tracts I, J, K (open space tracts} and L (NGPA}. "Pl at Notes" #6, on She et 2 of the proposed final pl at map, submitted on December 21, 2016 states: Tracts "I", "J", and HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Deportment of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 16 of 28 ~K0 are designated as open space tracts and are hereby conveyed to the Canyon Terrace Homeowners Association for Ownership and Maintenance. "Plat Notes"# 7, on Sheet 2 of the proposed fin al plot map, submitted on December 21, 2016 states: Tract "L" is designated as a Native Growth Protection Area and is hereby conveyed to the Canyon Terrace Homeowners Association for Ownership and Maintenance. All tracts within the plat are owned by the HOA. xvii. The species of trees shall be approved by DDES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the Planning Division. As demonstrated on the landscaping as-built, trees do not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct utilities. xviii. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. Response: The City does not require this item; however, all plantings have been specified in to meet the City of Renton planting requirements. All street trees have been installed and inspected. The city will maintain the street trees, per city standards. xix. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: All street trees have been installed and inspected. The city will maintain the street trees, per city standards. Road Mitigation Payment System The applicant or subsequent owner shall comply with Road Mitigation-Payment System (MPS), King County Code 14.75, by paying the required MPS fee and administration fee as determined by King County Department of Transportation. The applicant has an option to either: xx. Pay the MPS fee at final short plat recording, or (B.) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of short plat application and a note shall be placed on the face of the short plat that reads, "All fees required by King County code 14.75, Mitigation Payment System (MPS) have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of the building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton mitigation fees related to building permits will be paid ot the time of application. This condition HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 17 of 28 is no longer applicable as the County does not charge MPS fee and administration fee for construction in incorporated areas. xxi. A homeowner's association or other workable organization shall be established to the satisfaction of DDES which provides for the ownership and continued maintenance of the Tract A (recreation space) and shall be coordinated with the homeowner's association of the Plat of Fleuve Des Voiles File No. L04P0002. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. xxii. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. xxiii. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. xxiv. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). Response: A homeowners association has been created per the City of Renton requirements. xxv. The applicant shall also meet those conditions established under the Plat of Fleuve Des Voiles File No. L04P0002, where the recreation space will be shared with both the plat and short plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. C. WEHRMAN PRELIMINARY PLAT LOSS0040 Proposed Short Plat File No. LOSS0040, as revised and received April 19, 2006, is approved subject to the following conditions of approval: i. Compliance with all platting provisions of Title 19A of the King County Code. HEX Report for Canyon Terrace LUA 16-000758~ FP City of Renton Deportment of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 18 of 28 Response: The combined plot hos been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC. ii. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. iii. The plat shall comply with the base density and minimum density requirements of the R-6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dow/. iv. Any/all plat boundary discrepancy shall be resolved to the satisfaction of DDES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. Response: All boundary issues have been resolved. v. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). Response: Following annexation, roads are under the jurisdiction of the City of Renton and have been designed to King County standards as stated in the approved Plat Modification Document (finding #9). Street sections were designed according to the approved sections as also listed in finding #9. Street designs were approved by the City of Ren ton. vi. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal's office during plan review. vii. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. HEX Report for Canyon Terrace LUA 15-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 19 of 28 Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. ODES approval of the drainage and roadway plans is required prior to any construction. Response: The entire project is designed in accordance with the 2009 City of Renton Surface Water Design Manual. The requirements of this manual are equivalent ta or more stringent than the 1998 KCSWDM. viii. Current standard plan notes and ESC notes, as established by DDES Engineering Review, shall be shown on the engineering plans. Response: All current ESC notes and any other items established by the City of Renton review have been included on the approved engineering plans. ix. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# __ on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." Response: Notes on the final plat are per the City of Renton requirements. x. The drainage detention facility shall be designed to meet at a minimum the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). Response: All three plots have been combined and drain ta a large pond, which meets 2009 RSWDM equivalent to the KCSWDM level 2 flow control. This condition is satisfied. xi. Storm drain stubs for future connection shall be provided along the west property line in general conformance with the Preliminary Grading and Storm Drainage Plan received April19, 2006, unless otherwise approved by DOES. Response: A storm drain stub along the western property line at the end of Raad D is provided to allow for discharge from the adjacent property's flaw contra/ facilities. This location is the only location required to provide far future connection. All other adjacent properties will drain to the locations identified in the approved TIR and as shown an the approved storm drainage plan sheets. xii. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the proposed site grading, road design, rock or retaining walls and drainage detention facility design. The geotechnical engineer shall evaluate the site for potential groundwater seeps and provide design recommendations to address groundwater found. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. HEX Report for Canyon Terrace LUA 16-000758~ FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 20 of 28 Response: All of these recommendations have been provided in the Geotechnica/ report, which is included in the approved TIR. Recommendations have been implemented into the design. xiii. Special geotechnical construction inspection of the site grading, road construction, rock or retaining walls and drainage facility, is required to ensure compliance with the geotechnical recommendations. Inspection reports shall be submitted to the assigned Land Use Inspector during the construction phases of those facilities. A final construction report shall be submitted verifying compliance with the geotechnical recommendations. Response: Geotechnical inspections are per the City of Renton requirements. xiv. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Road A shall be improved at a minimum to the urban sub access street standard. A temporary turnaround shall be provided at the south end of Road A. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006, unless otherwise approved by DOES. It is intended that this improvement will match the proposed road improvements for the plat of Fleuve des Voiles File L04P0002. Response: All of the internal roads have been improved to a standard similar to the urban sub- access, as modified to meet the requirements of the City of Renton. As the three plats have been combined and access will be completed to both SE 188th St and SE 192nd St prior to occupancy, this condition no longer applies, but its original intent will be satisfied. b. FRONTAGE and OFFSITE: The frontage and offsite portion of SE 188th Street from the west property boundary west to the existing road pavement shall be improved at a minimum to the urban half-street standard. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006. Other designs for this frontage and offsite improvement may be considered, as approved by DOES. Response: SE 188th St has been improved to match the pavement width section of the existing stretch of SE 188th St as it continues west. This section has (2) 10' drive lanes and a sidewalk an one site. c. Offsite Walkway Improvements: These walkway improvements shall be designed in general conformance with the conceptual school walkway plan submitted April 19, 2006, unless otherwise approved by ODES as providing sufficient safe walking conditions for resident schoolchildren to their pertinent bus stops/schools. These improvements shall include any necessary grading and storm drainage work necessary to either tight-line the abutting roadside ditches or relocate the ditches within existing right-of-way. SE 188th Street (120th Avenue SE to match into the above ¥..-street improvement near the west plat boundary) shall be widened to provide and eight (8) foot wide paved shoulder along the south side of the street. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16--000758, FP Page 21 of 28 Response: An 8-foot wide paved shoulder including the required storm drainage along SE 188th St to the west of the plat boundary has been approved and constructed as part of the construction permit. d. SE 188th St (116th Ave SE to 120th Ave SE) shall be widened to provide a minimum 16-foot wide paved surface as measured from the construction centerline. This will provide an 11- foot wide travel lane and a 5-foot wide paved shoulder. Response: The approved plans include the addition of pavement ta provide a 16-faot wide paved surface. e. 120th Ave SE (SE 188th St to SE 184th St.) shall be widened to provide a minimum 16-foot wide paved surface as measured from the construction centerline. This will provide an 11- foot wide travel lane and a 5-foot wide paved shoulder. Response: The Renton School District has stated that school children from this plat will walk ta one of twa bus stops along SE 188th treet and will not walk to the bus stop at the intersection af SE 184th St and 120th Ave SE as it is farther away. This condition states that this requirement may be omitted if it can be demonstrated that it provides safe walking conditions far children ta their pertinent bus stops. Email confirmation of this wos provided to Mead & Hunt, Inc., by Helen Shindell-Butler of the Renton Schaal District an December 4, 2014. f. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: Variance{s) hove not been proposed. This condition is satisfied. g. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Response: Fallowing annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. xv. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System {MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either; (I) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System {MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Response: All fees hove been paid to King County prior to annexation into the City of Renton. All City af Renton mitigation fees related to building permits will be paid at the time of application. This condition is no /anger applicable. xvi. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in K.C.C. 21A.24. Permanent survey marking and signs as specified in K.C.C. 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers HEX Report for Canyon Terrace LUA 16-000758~ FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 22 of 28 (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Response: Sensitive areas will be marked and fenced per the City of Renton Critical Area requirements. xvii. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. Wetlands a. The Class 1 wetland shall have a minimum buffer of 100 feet, measured from the wetland edge. The wetland and its respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. Response: Following annexation, the 100' buffer remains, but has been averaged in some areas in accordance with the City of Renton critical oreos ordinance. Streams b. The Class 2 stream used by salmonids shall have a minimum 100-foot buffer, measured from the ordinary high water mark (OHWM). The stream(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. Response: The class 2 stream is significantly farther than 100' from the project. It is located several hundred feet to the east of the wetlond's edge. Building setbacks ore shown 15' from the edge of the native growth protection oreo tract. Alterations to Streams or Wetlands c. If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21A.24, then a detailed plan to mitigate for impacts from those alterations will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DDES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be implemented prior to final inspection of the plat. Response: Proposed wetland ond buffer impacts were approved following completion of the financial guarantee. The financial guarantee includes money to cover the costs of installation as well as monitoring and maintenance for a period of five years. Geotechnical d. The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K.C.C. 21A.06.415). The delineation of such areas shall be approved by a DDES geologist. The requirements found in K.C.C. 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. HEX Report for Canyon Terrace LUA 16~000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 rearing Examiner Recommendation LUA16-000758, FP Page 23 of 28 Response: No erosion hazard areas were defined by the geotechnical engineer. The geotechnical engineer did provide temporary ond permanent slope recommendations in the report, which has been submitted to the City of Renton. The City of Renton did provide guidance on seasonal erosion control practices, which have been implemented by the contractor to the satisfaction of the City of Renton inspector. xviii. The following note shall be shown on the final engineering plan and recorded plat: . RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. Response: Wetland buffers are designated as "Native Growth Protection Area" tracts on the final plat. xix. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. Response: All boundaries have been marked and delineated by high visibility silt fence and will remain in place until all wark alang the buffers is completed, the site is finally stabilized, all storm drain system components are functioning and the Natice of Termination is submitted. xx. No building foundations are allowed beyond the required 15.foot building setback line, unless otherwise provided by law. Response: Sensitive areas will be addressed per the City of Renton Critical Area requirements. xxi. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DDES and King County Parks prior to or concurrent with the submittal of engineering plans. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 24 of 28 Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. xxii. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) /ram the project conditions. xxiii. A homeowners' association or other workable organization shall be established to the satisfaction of DDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). Response: A homeowners association has been created per the City of Renton's requirements. xxiv. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: The landscape plan, approved by the City of Renton on June 16, 2016 shows street trees with an average of 40 feet on center along all roads. On December l, 2016, the City inspected ond confirmed the landscaping is installed per the approved plan. Landscaping as- built drawings were provided to the City on December 21, 2016. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. The approved landscape plan meets the required spacing from driveways, location requirements, and the 50' sight distance triangle as shown in King County Road Standard Drawing No. 5-009. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. Response: The plat meets the requirement for the number of street trees required, as measured with an average of 40 feet on center, per the approved landscape plan, inspection, and as-built. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Deportment of Community & Economic Development Canyon Terrace Final Plat January 19, 2017 Hearing Examiner Recommendation LUA16-000758, FP Page 25 of 28 Response: At time of plantings, the street trees were owned by the applicant. Ownership and maintenance of street trees will be transferred to the City of Renton in accordance with Renton Municipal Code 4-6-060.F.2. e. The species of trees shall be approved by DDES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the current planning department. As demonstrated on the landscaping as- built, trees do not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots ore likely to obstruct utilities. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. Response: A street tree planting plan have been approved as part of the construction permit engineering plan set. A bond quantity worksheet for roadway improvements was submitted prior to engineering plan approval. xxv. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if SE 188th Street in the subject area is on a bus route. If SE 188th Street in the subject area is on a bus route, the street tree plan shall also be reviewed by Metro. Response: 124th Ave SE is not on the 2014 Metro Transit System -Southeast Area map. The nearest bus stops ore located to the north in Foirwood and to the west along Benson Highway. xxvi. The street trees must be installed and inspected, or a performance bond posted, prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: All street trees have been installed, and inspected by the City of Renton on December 1, 2016. Therefore, a performance bond is not required. A maintenance bond will be posted prior to Final Plat recording. xxvii. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. Response: All fees are per the City of Renton fee structure. A landscape inspection was completed on December 1, 2016 by the City of Renton. The fees associated with this inspection are included as part of the construction permit fee. xxviii. To implement K.C.C. 21A.38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Community & Economic Development Canyon Terrace Final Plat Hearing Examiner Recommendation LUAlG-000758, FP January 19, 2017 Page 26 of 28 engineering plans) shall be consistent with the requirements of K.C.C. 21A.38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with K.C.C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to K.C.C. 21A.38.230.B.4.d.(2). Response: The tree retention plan and associated mitigation has been approved by the City of Renton. xxix. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K.C.C. 21A.38.230.B.6. (Note that the tree retention plan shall be included as part of the final engineering plans for the subject plat.) Response: All onsite trees are shown to be removed. This condition is not applicable. D. City of Renton -Summit Homes Modification Reconsideration Response i. Expiration Date: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09- 052/L04P0002) was originally set to expire on January 12, 2015. The Cogger Short Plat (LUA09- 016/LOSS0040) was set to expire on February 16, 2015. The Wehrman Preliminary Plat (LUA09- 025/L04P0027) was set to expire on August 10, 2014. As part of the requested modification to combine all three plats into one subdivision the applicant requested a merger of all of the expiration dates into the latest expiration date (Cogger). Staff was in support of a merged expiration date for the combined application and noted an expiration date of February 16, 2015 which did not reflect the 10-year allowance per SHB 1074 for Preliminary Plat expiration periods. The Cogger Short Plat would not.be eligible for this expiration allowance as it is a short plat. However, the Flueve de Voiles Preliminary Plat is entitled to a 10-year expiration period resulting in an expiration date for the modified plat at January 12, 2016. Response: Acknowledged. Summit Frenchies, LLC seeks to record the final plat during late 2016. Most recently, the City has extended the plat expiration to January 17, 2017. ii. Recreation: Per KCC 21A.14 residential subdivisions, more than four units, developed at a density of eight units or less per acre, are required to provide 390 square feet of recreation space on-site. A 72 lot proposal would require 28,080 square feet of recreation space. The reconsideration request outlines the provision of trail connections to Soos Creek Regional Trail as well as passive recreation space throughout the site. As a result, the applicant is requesting that Condition #6 be eliminated. Staff concurs that the provision of two trail connections to the Soos Creek Regional Trail system and the passive recreation throughout the plat meets the intent of the required recreation space and Condition #6 would be eliminated. Response: Two trail connections are provided and are indicated on the final plat drawings. iii. The applicant has drawn attention to a number of scrivener errors in the decision. Specifically, there were references related to: a. Project location: The project location was incorrectly noted as southeast of 162nd Avenue SE and SE 140th Street (Page 1). HEX Report for Canyon Terrace LUA 16·000758, FP City of Renton Department of Com Canyon Terrace Final Plat January 19, 2017 ity & Economic Development Response: Acknowledged. Hearing Examiner Recommendation LUA16-000758, FP Page 27 of 28 b. Trail Connections: The trail connections were incorrectly conditioned to be extended to the westerly boundary (Page 5). Response: Acknowledged. c. Wetlands: The project description incorrectly made reference to wetlands on the subject site (Page 1). Response: Acknowledged. The only wetland near the site is the large wetland at the valley floor. d. Optional Sidewalk: The road layout section of the approved modification notes that an optional 5-foot sidewalk would be provided on the opposite side of the sidewalk (Page 3). Response: The optional sidewalk will be omitted on all roads except Raad A, where it is required to provide access to homes on lots 38-54. These homes will have stairs providing access to Road A. e. Stormwater Discharge Location: The discharge for the primary stormwater facility would not be limited to the central portion of the eastern edge of the property (Page 4). Response: The primary discharge location is to the pond at the central portion of the eastern property line; however, there are additional discharge locations. 124th Ave SE discharges ta locations near SE 192nd St, while lots 59-70 discharge via dispersion to the north of the pond. f. Stormwater Detention: The detention and treatment for the portion of the roadway that could not be captured by the onsite vault would not be limited to being captured in SE 192nd St (Page 4). Response: The portion of the roadway {124th Ave SE) that cannot be captured, discharges to the downhill side of the roadway/Soos Creek Trail prism and into the buffer. The portion of the project that discharges to SE 192nd St is located within the City of Kent. The overall intent and result is that natural drainage patterns be maintained. iv. The Summit Homes Preliminary Plat minor modification, Project Number LUAB-000840, MOD is approved, and will expire on January 12, 2016, and is subject to the following conditions of approval: Prior to the application for the Final Plat, 3 full size copies and a 8-1/2 x 11 inch reduction of a final plat plan shall be submitted to the Planning Division project manager. Response: The final plat is being submitted. v. The applicant is advised that all code requirements and conditions of plat approval are still applicable to the development of the site in addition to mitigations measures issued as part of the SEPA. The applicant should also understand that Environmental SEPA Review may be required for future modifications to the plat plan. HEX Report for Canyon Terrace LUA 16-000758, FP City of Renton Department of Com mu .... , & Economic Development Canyon Terrace Final Plat Hearing Examiner Recommendation LUA16-000758, FP January 19, 2017 Page 28 of 28 Response: Acknowledged. No further review SEPA review or additional SEPA requirements related to this project have been requested. vi. The applicant shall provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access along SE 192nd Street. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. Response: Both Kent and Renton have issued approvals and permits for their portions of the design. This condition has been satisfied. vii. The applicant shall be required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. Response: The City approved a street lighting permit (U15007099), which was issued after submittal of a street lighting analysis. viii. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. Response: The landscaping plans have been submitted to and approved by the planning project manager. ix. The applicant shall provide a revised plat plan depicting two connections to the eastern border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. Response: The revised plans have been submitted and approved by the planning manager. D. CONCLUSIONS: 1. The subject site is located in the King County Urban Residential (UR4-12) R-6 zoning designation and complies with the zoning and development standards established with this designation see FOF 7. 2. The Final Plat satisfies the conditions imposed by the preliminary plat process, see FOF 6. E. RECOMMENDATION: Staff recommends approval of Canyon Terrace Final Plat, File No. LUA16-000758, FP as depicted in Exhibit 3, subject to the following conditions: 1. All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to the recording of the plat. SUBMITIED THIS 19TH DAY OF JANUARY, 2017 HEX Report for Canyon Terrace WA 16-000758, FP ~ -ning Division Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator September 27, 2016 Kris Nelson Barghausen Consulting Engineers, Inc 18215 72nd Ave S Kent, WA 98032 Subject: Notice of Complete Application Canyon Terrace Subdivision LUAlG-000758, FP Dear Mr. Nelson: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7216 if you have any questions. Sincerely, Jan Illian Project Manager cc: Summit Frenchies LLC, Owner 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 Email: hearex@metrokc.gov January 12, 2007 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L04P0002 Proposed Ordinance No. 2006-0565 FLEUVE DES VOILES Preliminary Plat Application Location: On the north side of SE 192nd Street, west of 124th Avenue Northeast, approximately 19100 -124th Avenue Southeast, Renton Applicant: Charles Spaeth represented by De-En Lang Lang Associates, Inc. 10658 Riviera Place Northeast Seattle, Washington 98125 Telephone: (206) 306-8880 Facsimile: (206) 362-6848 King County: Department of Development and Environmental Services (DOES) represented by Chad Tibbits 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-7194 Facsimile: (206) 296-7051 SUMMARY OF RECOMMENDATIONS/DECISION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: EXAMINER PROCEEDINGS: Hearing opened: Hearing continued administratively: Hearing closed: Approve, with conditions Approve, with revised conditions Approve, with further revised conditions EXHIBIT 2 December 12, 2006 December 12, 2006 December 13, 2006 L04P0002 -Fleuve des Voiles Page 2 of 14 Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Applicant: Engineer: SIR: Location: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Charles Spaeth 6839 Ravenna Avenue NE Seattle, WA 98115 206-526-8481 Taylor Engineering Consultants 205 Front Street S. Issaquah, WA 98027 425-391-1415 SW 33-23-05 The site is located on the north side of SE 192 00 St., west of 124th Avenue NE. R-6 7.07 acres 39 Approximately 5.51 units per acre Approximately 4,000 to 7,200 square feet in size Single Family Detached Dwellings Soos Creek Water and Sewer District Soos Creek Water and Sewer District King County Fire District No. 40 Renton School District No. 403 Application completeness date: October I, 2004 Associated Applications: Drainage Adjustment L05V0040 2. Except as modified herein, the facts set forth in the DOES reports to the Examiner and the ODES and King County Department of Transportation (KCDOT) testimony are found to be correct and are incorporated herein by reference. 3. The subject property is a 7 .07-acre, irregularly-shaped parcel located north of Southeast 192nd Street at the present northerly stub terminus of 124th Avenue Southeast, just west of Soos Creek in the unincorporated Renton area. The terrain of the site consists of two benches connected by a short fairly steep slope downward to the east. The benches are relatively flat to gentle in grade; L04P0002 -Fleuve des Voiles Page 3 of 14 the general grade of the site is from west to east down toward Soos Creek. The property is vegetated with a moderately dense wood of successive-growth mixed-species native overstory with typical Northwest understory and ground cover. The properties are located within the Upper Soos sub-basin of the Soos Creek basin. A Class l wetland, a defined sensitive area under the applicable version of Chapter 21A.24 KCC, is located just offsite of the northeast portions of the property bordering Soos Creek. A single-family residence and outbuildings are located on the property (and will be removed upon development). The surrounding area is generally residentially developed at lower large-lot suburban densities, and a school to the east, but is undergoing infill to higher-density suburban development within the urban growth area. 4. Applicant Charles Spaeth proposes subdivision of the property into 39 lots for detached single- family dwellings, as well as separate tracts for drainage facilities, open space and recreation. The density would be approximately 5.5 dwelling units per acre, with lot sizes ranging from approximately 4,000 to 7,200 square feet in area. 5. The Applicant is simultaneously developing the adjacent proposed Cogger short subdivision (file L05S0040), an eight-lot, .93-acre short subdivision proposed for the property directly abutting to the south between the site and Southeast 192nd Street. Concurrent development will allow for the Cogger property to be developed without a separate access onto Southeast 192nd Street, an arterial road; it will use access via the subject subdivision. 6. Vehicular access to the proposed development and the Cogger short subdivision will be provided by improvement of the existing 124th Avenue Southeast right-of-way, which runs due north from Southeast 192nd Street to join the property on the south boundary of the northeasterly-most projection. From there, the road would curve northwest and then due west to form a looped road network that would have two cul-de-sacs branching from it to serve some of the development's own lots and a third to extend south from the southernmost portion of the loop to provide access to the Cogger short subdivision lots. A stub road would also branch from the internal loop northerly to connect with I 22nd Avenue Southeast within the proposed Wehrman subdivision to the north (L04P0027, which has recently been granted preliminary plat approval). The Wehrman subdivision provides a through route north up to Southeast 188th Street, which would provide connection westerly to I 20th Avenue Southeast. 7. Common recreation facilities are to be developed within Tract C of the subject property and Tract A within the Cogger short subdivision, to be shared by the residents of both developments. 1 Although this arrangement does not meet the absolute letter of the code provisions in KCC 21 A.14.180, which require location onsite and centrality within each specific development, it will be permitted in this case 2 given a) the direct adjacency of the properties; b) simultaneous development; c) unified control over both developments; and d) their both proposed to be governed by a single homeowners' association. In addition, and as importantly, the fact that the tracts are in separate developments is not a practical or safety concern in the instant case, since the road crossing to gain access to them would be no more than would be L Part of the reason for the property configuration which results in the Cogger recreation Tract A (even though it is on the side of the street of the bulk of the subject development, whereas all of the Cogger lots are on the south side of Southeast 191st Street) is that some boundary line adjustments (BLA) have been performed or are proposed in order to optimize the lot layout for the subject development. 2 As it has been in a very few past cases of similar circumstances. L04P0002 -Fleuve des Voiles Page 4 of 14 typically provided in a single larger development with an internal road system. The road crossings to gain access to the intended recreation facilities are over subaccess, low-volume roads and the proposal provides the requisite safe convenience and accessibility which lay at the heart of the subdivision recreation facility requirements. 8. The development's resident public schoolchildren will be bused to their respective middle and high schools, and students at the elementary level will walk to their designated elementary school, which at present is located to the northwest on 120th Avenue Southeast, with the most direct walking route via the aforementioned preliminarily approved but yet-to-be-developed Wehrman subdivision abutting to the north. Conditions of preliminary plat approval must accordingly be imposed to assure that safe walking conditions are provided for public school children residing in the development with some contingency if the Wehrman development is not completed prior to final plat approval of the subject development. The Wehrman development was made subject to conditions requiring that appropriate provisions be assured for safe walking conditions for school pedestrians, and in effect, the subject development is dependent upon those improvements, or an effective alternative, for such assurance. 9. The traffic impacts of the proposed development will be mitigated under the requirements of County code with respect to Chapter 14.70 KCC (Transportation Concurrency Management) and Chapter 14.75 KCC (Mitigation Payment System). In order to comply with Chapter 14.80 KCC regarding intersection standards, the Mitigated Determination of Non-Significance (MONS) has imposed a mitigation measure requiring the installation ofa traffic signal at the project's 124th Avenue Southeast entry onto Southeast 192nd Street. I 0. The development's surface water drainage will be collected and conveyed to stormwater drainage facilities in proposed Tract B, which will lie upslope of the wetland buffer contained with Tract A. The property is subject to the 1998 King County Stormwater Water Design Manual (KCSWDM) and must meet the standards for Level 1 detention and Basic water quality standards (the Cogger short plat is subject to the more recent 2005 KCSWDM standards, but the interrelationship of the two standards is accomplishable with the proposed stormwater design program). A drainage adjustment (L06V0040) has been approved for the two developments to allow the use of a shared stormwater facility. 11. Neighboring residents submit comments expressing concern about the density and character of the development as being out of scale with the existing development in the area and a reduction in the existing residents' quality oflife. The density of development is fully permissible under the existing R-6 zoning, which has been in place for a number of years in implementation of the state Growth Management Act and the County's implementing Comprehensive Plan and zoning. The Examiner has no authority to disallow the proposed density of development, which the Examiner notes is approximately half a unit per acre less than the maximum achievable under the base density of the applied R-6 zone. Other concerns expressed have to do with drainage and potential flooding, which will be fully addressed for regulatory compliance by conformity of the development with the applicable stormwater detention and water quality maintenance standards. Lastly, concern is expressed regarding some debris such as used tires on the property and the need for cleanup. That will presumably be accomplished during plat preparation and construction, since materials such as those are disallowed in construction fill and grading for development. L04P0002 -Fleuve des Voiles Page 5 of 14 12. The Fire District No. 40 Fire Marshal expresses concern regarding the road widths of the proposed development and the need for fire equipment access. The King County Fire Marshal has recently instituted a more assertive program of fire suppression rules applied to development, wherein if road widths are provided as narrow as the 1993 King County Road Standards (KCRS) permit, then individual structures may be subject to individual fire sprinklering requirements at the residential building permit stage. The matter is therefore left to post-preliminary plat consideration by the Applicant in deliberating the relative viability of those alternatives, and any accommodations which may ensue from discussions with the appropriate fire officials. 13. Chapter 21A.38 KCC's special overlay requirement S0-220 (Significant Tree Overlay) applies to the property. The Significant Tree Overlay standards require the development to retain a percentage of the significant trees onsite. To implement KCC 21 A.38.230, a detailed tree retention plan must be submitted with the engineering plans for the subdivision. CONCLUSIONS: 1. The proposed subdivision, as conditioned below, would conform to applicable land use controls. In particular, the proposed type of development and overall density are specifically permitted under the R-6 zone. 2. If approved subject to the conditions below, the proposed subdivision will make appropriate provisions for the topical items enumerated within RCW 58.17.110, and will serve the public health, safety and welfare, and the public use and interest. 3. The conditions for final plat approval set forth below are reasonable requirements and in the public interest. 4. The dedications of land or easements within and adjacent to the proposed plat, as shown on the revised preliminary plat submitted on June 30, 2006, or as required for final plat approval, are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. DECISION: The preliminary plat of the Fleuve des Voiles subdivision, as revised and received June 30, 2006, is approved subject to the following conditions of approval: I. Compliance with all platting provisions of Title 19A of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the base density and minimum density requirements of the R-6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. L04P0002 -Fleuve des Voiles Page 6 of 14 Any/all plat boundary discrepancy shall be resolved to the satisfaction of DOES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 5. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the King County Surface Water Design Manual (KCSWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 KCSWDM and applicable updates adopted by King County and must meet the standards for Level I detention and Basic water quality standards. ODES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DOES Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DOES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. A maintenance access easement to King County is required across Lot 2, for maintenance of the Tract B stormwater facility. e. A drainage conveyance pipe is required to allow for offsite stormwater conveyance, between Lots 13 and 14, in general conformance with the conceptual grading and drainage plan submitted. This pipe shall be sized appropriately, per the KCS WDM at engineering plan submittal. f. The I 00-year floodplain for any onsite streams or wetlands shall be shown on the engineering plans and the final plat per Special Requirement 2 of the KCSWDM. L04P0002 -Fleuve des Voiles Page 7 of 14 g. A drainage adjustment (L06V0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. 7. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. 124"' Ave SE and the internal loop road shall be improved at a minimum to the urban subaccess street standard. The stub road to the north, adjoining Lots 6, 7 and 8, shall also be improved at a minimum to the urban subaccess street standard. b. A land transfer agreement between the applicant and KC Dept. of Natural Resources and Parks has been negotiated for the obtainment of additional R/W at the northeast comer of the proposed SE 192"" St/124th Ave SE intersection, required to construct the 124"' Ave SE improvements. The necessary R/W, which is shown on a Proposed Land Transfer Diagram received June 30, 2006, shall be acquired prior to engineering plan approval. c. Tracts F and H shall be improved at a minimum as private access tracts per Section 2.09 of the KCRS. These tracts shall include curb and gutter section driveway entries. The private access tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and the final plat. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 8. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 9. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. l 0. Off-site access to the subdivision shall be over a full-width improved road which has been accepted by King County for maintenance. If a proposed access road meeting those standards has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. 11. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in the applicable version of Chapter 21A.24 KCC (the pre-2005 version). Permanent survey markings and signs as specified in K.C.C. 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. L04P0002 -Fleuve des Voiles Page 8 of 14 12. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. Wetlands Class I wetland(s) shall have a minimum buffer of 100 feet, measured from the wetland edge. The wetland(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). A 15-foot building set back line (BSBL) is required from the edge of all Sensitive Area Tracts and shall be shown on all affected lots. Signage shall be installed along the Sensitive Area Tract boundaries for long term protection and to clearly mark the extent of the tract. Sensitive area tract boundaries shall be clearly marked with bright orange construction and silt fencing prior to construction or site clearing activities. The boundaries shall remain marked until construction is complete. Road crossings of wetlands and/or buffers maybe allowed per KC 21A.24.330. Construction techniques such as retaining walls maybe required to limit impacts. Allowed impacts shall require mitigation. A final mitigation plan shall be required during engineering review. Off site utility construction within wetlands, aquatic areas, or buffers may require additional permits. This will be reviewed and determined during engineering review. Wetland hydrology may not be altered either during or after development. A hydrology analysis may be required during engineering review to show how wetland hydrology will be maintained after the site is developed. The engineering plans shall be routed to Critical Areas Staff for review of compliance to the above conditions. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21 A.24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a ODES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. L04P0002-Fleuve des Voiles Geotechnical Page 9 of 14 Clearing is not permitted on this site between October I and April 1 unless it is in compliance with King County Code 21 A.220 ( erosion hazard areas). If clearing is proposed during the October 1 through April 1 time period the applicant must delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K.C.C. 21A.06.415). The delineation of such areas shall be approved by a DOES geologist, and the requirements found in K.C.C. 21A.24.220 concerning erosion hazard areas shall be met. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the road, onsite grading and compaction, subsurface drainage, and all required retaining walls. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. The report must specifically address any setback requirements for future structures from any proposed retaining walls, and any setback requirements must be shown on the final engineering plans. Any required easements for maintenance of walls or subsurface drainage must also be provided on the final plans. Special geotechnical construction inspection of the road improvements, onsite grading and compaction, subsurface drainage, and any required retaining walls is required. Special construction inspection of the above construction elements is required to ensure compliance with the geotechnical report recommendations and to address unanticipated soil and groundwater conditions. Daily inspection reports shall be submitted to the assigned King County Land Use Inspector during the Construction phases of those improvements. A final construction report shall be submitted verifying compliance with the geotechnical recommendations and providing foundation design parameters for future residential construction. Notes requiring the above shall be shown on the engineering plans. Geotechnical special inspection of bearing soils for future home foundations is required. Notes to this effect shall be shown on the engineering plans and the final plat. 13. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. L04P0002 -Fleuve des Voiles Page 10 of 14 The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. 14. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21 A.14.180 and K.C.C. 2 IA. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of engineering plans. b. A perforrnance bond for recreation space improvements shall be posted prior to recording of the plat. c. The development's recreation space may be provided commonly with the adjacent Cogger short subdivision (L05S0040) as proposed and as discussed above, provided that the applicant demonstrates that a single homeowners association (see Condition 15 below) will be established for both developments and covenants provide for mutual and common use perrnission. In the event that the Cogger short subdivision is not platted in near concurrency and/or the lots in the subject development are not established in a homeowners association common with those of the Cogger short subdivision prior to or at the time of final plat approval, the subject subdivision shall provide onsite recreation facilities in full conforrnity with KCC 21A.14.180. 15. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation space and sensitive area tract(s). 16. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-ot~way, they shall be located no more than 20 feet from the street right-of-way line. L04P0002 -Fleuve des Voiles Page II ofl4 d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DOES iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 124th Avenue SE is on a bus route. If 124th Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. 17. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. 18. The following have been established by the MONS under SEPA authority as necessary requirements to mitigate the adverse environmental impacts of this development. The applicant/developer shall demonstrate compliance with these items prior to final plat approval. A calculated deficient level-of-service (KCC 14.80.030A) will exist at the horizon year of the development, as calculated by the Applicant's consultant, during the morning peak hour. Until the completion of the northerly connection of the project, through the preliminary plat of Wehrman (ODES File #L04P0028), 100% of the trips from the Fleuve des Voiles project and the associated Cogger Short Plat (L05S0040) will use the access off of Southeast 192"" Street. After completion of the preliminary plat of Wehrman, 20% or more of the Fleuve des Voiles project trips will impact this intersection. Individually, and jointly with the Cogger Short Plat, more than 30 peak hour trips will impact the intersection. In order to mitigate the significant adverse impact ( l 4.80.030A and I 4.80.030B) that the proposed development will have at the intersection of Southeast 192"' Street/124'h Avenue Southeast intersection, the applicant will construct a traffic signal system at this intersection. This signalization system will be in general conformance with the conceptual signalization submitted to KCDOT on November 8, 2006. This signalization system will be in general conformance with the conceptual signalization exchanged between the Department of L04P0002 -Fleuve des Voiles Page 12 of 14 Transportation and the Applicant's consultant engineer on/about 27 October 2006, and include all related signalization system appurtenances necessary for the identified signal operation (including a protected/permitted phasing for the westbound left tum), and an advance warning flasher system located to the west of the intersection. These improvements shall be designed to minimize future reconstruction if/when the deferred/cancelled CIP is constructed. If funding is restored by future CIP budgets, AND a portion of the funding source is revised to include MPS fees from development, the developer may be entitled to the MPS credit provisions that were in effect at the time of the determination of a complete application for this subdivision. Plans for these improvements shall be submitted to the King County DOT Traffic Engineering Section for review and approval. 19. To implement former K.C.C. 21A.38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements of former K.C.C. 21A.38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with former K.C.C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to former K.C.C. 21 A.38.230.B.4.d.(2). 20. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K.C.C. 21A.38.230.B.6. 21. If the adjacent Wehrman subdivision development (L04P0027) is not completed prior to final plat approval of the subject development, certification shall be provided by the King County Department of Transportation that safe walking conditions are provided for public elementary schoolchildren residing in the subject development, along a reasonably direct and lawful route to their elementary school or, in the alternative, that they are provided with school bus service to the school and safe walking conditions are provided to the pertinent school bus stop. ORDERED January 12, 2007. Peter T. Donahue King County Hearing Examiner TRANSMITTED January 12, 2007, to the following parties and interested persons of record: Barghausen Cons. Eng. Attn: Ivana Halvorson. 18215 -72nd Ave. S. Kent WA 98032 Dennis Brevik 19103 -121st Pl. SE Renton WA 98058 Rebecca Brown 6839 Ravenna Ave. NE Seattle WA 98115 L04P0002 -Fleuve des Voiles Ben & Geri Bush 19124 -121st Pl. SE Renton WA 98058 Steve Halladin 19118 -121st Pl. SE Renton WA 98058 Jacques Consulting Attn: Neal Jacques 2633 SW 163rd Pl. Burien WA 98166 Muckleshoot Cult. Res. Attn: L. Murphy & T. James 39015 -172nd St. SE Auburn WA 98092 Mark Stevens 19225 -124th Ave. SE Renton WA 98058 Tim Wheeler 12131 SE 188th St. Renton WA 98058 Lisa Dinsmore DDES/LUSD MS OAK-DE-0100 Kristen Langley DDES/LUSD MS OAK-DE-0100 Larry West DDES/LUSD MS OAK-DE-0100 Cogger 609 Grant Ave. S. Renton WA 98055 Harold Hodge 19210-121st Pl SE Renton WA 98058 De-En Lang Lang Assoc., Inc. 10658 Riviera Pl. NE Seattle WA 98125 Seattle KC Health Dept. E. Dist. Environ. Health 14350 SE Eastgate Way Bellevue WA 98007 Sean & Linda Warren 19125 -121st Pl. SE Renton WA 98058 Mark & Joyce Wilson 19205 -124th Ave. SE Renton WA 98058 Nick Gillen DDES/LUSD MS OAK-DE-0100 Chad Tibbits DDES-LUSD MS OAK-DE-0100 Kelly Whiting KC DOT, Rd. Srvcs. Div. MS KSC-TR-0231 NOTICE OF RIGHT TO APPEAL Page I3ofl4 Shawn Ervin 18848 -120th Ave. SE Renton WA 98058 Troy Humphrey 310 -29th St. NE Puyallup WA 98372 Lozier Homes, Corp. Attn: Jenni fer McCall 1203 -114th Ave. SE Bellevue WA 98004 Charles Spaeth Ravenna Devel., LLC 6839 Ravenna Ave. NE Seattle WA 98115 Marvin Wehrman 5115 -33rd Ave. W. Everett WA 98203 Kim Claussen DDES/LUSD MS OAK-DE-0100 Shirley Goll DDES/LUSD MS OAK-DE-0100 Steve Townsend DDES/LUSD MS OAK-DE-0100 Bruce Whittaker DDES/LUSD MS OAK-DE-0100 In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of$250.00 (check payable to King County Office of Finance) on or before January 26, 2007. If a notice of appeal is filed, the original and six (6) copies of a written appeal statement specifying the basis for the appeal and argument in support of the appeal must be filed with the Clerk of the King County Council on or before February 2, 2007. Appeal statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal. Filing requires actual delivery to the Office of the Clerk of the Council, Room 1025, King County Courthouse, 516 3'• Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the L04P0002 -Fleuve des Voiles Page 14ofl4 applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a written notice of appeal and filing fee are not filed within fourteen ( 14) calendar days of the date of this report, or ifa written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF THE DECEMBER 12, 2006, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L04P0002. Peter T. Donahue was the Hearing Examiner in this matter. Participating in the hearing were Chad Tibbits, Bruce Whittaker and Kristen Langley representing the Department; and De-En Lang representing the Applicant. The following Exhibits were offered and entered into the record: Exhibit No. I Exhibit No. 2 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. I 0 Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 Department of Development and Environmental Services file no. L04P0002 Department of Development and Environmental Services Preliminary Report, dated December 12, 2006 Application for Land Use Permits received February 4, 2004 SEPA Environmental checklist received February 4, 2004 SEPA Determination of Non-significance issued November 9, 2006 Affidavit of Posting indicating a posting date of March 8, 2005; received by DOES on March 9, 2005 Preliminary plat map received June 30, 2006 (Revised) Revised Level I Downstream Analysis prepared by Taylor Engineering Consultants, received March 31, 2006 Certificate of Water Availability from the Soos Creek Water and Sewer District dated June 17, 2005 Certificate of Sewer Availability from Soos Creek Water and Sewer District, dated June 17, 2005 Conceptual Recreation Plan received March 31, 2006 Revised Conceptual Grading and Drainage Plan received March 31, 2006 Letter from Ben and Geri Bush faxed December 4, 2006 Letter from Sandy Haydock, Fire District 40, dated December 12, 2006 The following exhibit was entered into the record on December 13, 2006: Exhibit No. 15 December 14, 2006 (received by e-mail December 13) ODES memorandum regarding landscaping inspection fees PTD:ms L04P0002 RPT REPORT AND DECISION OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 August 10, 2006 SUBJECT: Department of Development and Environmental Services File No. L04P0027 Proposed Ordinance No. 2006-0295 WEHRMAN SUBDIVISION Preliminary Plat Application Location: South of Southeast 188th Street, west of 124th Avenue South Applicant: Trinity Land Development Attn: Chris Austin 310 -29 Street Northeast Puyallup, Washington 98373 Telephone: (253) 845-2922 King County: Department of Development and Environmental Services, represented by Chad Tibbits 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-7194 Facsimile: (206) 296-7051 SUMMARY OF DECISION/RECOMMENDATIONS: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: Approve with conditions Approve with conditions Approve with conditions July 25, 2006 July 25, 2006 Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. L04P0027~Wehrman Subdivision Page 2 of 12 FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Developer: Engineer: STR: Location: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Trinity Land Development Attn. Clark McGowan 310-29'h Street NE Puyallup, WA 98373 253-845-2922 Barghausen Consulting Engineers 18215-72"" Avenue South Kent, WA 98032 425-251-6222 33-23-05 South of SE 188th Street and west of 124th Avenue S. R-6 7.25 acres 30 Approximately 4.14 dwelling units per acre Approximately 3,960 to 7,892 square feet in size Single Family Detached or Dually Attached Dwellings Soos Creek Water and Sewer District Soos Creek Water and Sewer District King County Fire District No. 40 Renton School District No. 403 Application completeness date: December 14, 2004 2. Except as modified herein, the facts set forth in the DOES reports to the Examiner and the DOES and King County Department of Transportation testimony are found to be correct and are incorporated herein by reference. 3. The subject property is a 7.25-acre, mostly rectangularly shaped parcel (a rectangle with small appendages in the northwest and southeast comers) located at the present easterly terminus of Southeast 188th Street east of 120th Avenue Southeast, generally in the Panther Lake area east of Renton and Kent and abutting the west boundary of Boulevard Lane Park north of Southeast 192rut Street. The site terrain generally is composed of an east-descending slope, dropping fairly steeply in the western portions and becoming more gradual in the eastern portions where the property descends into the Soos Creek drainage corridor. The eastern edge of the site contains a L04P0027-Wehrman Subdivision Page 3 of 12 Class 1 wetland associated with Soos Creek. The property is wooded with a moderately dense third-growth mix of native coniferous and deciduous trees and typical groundcover. There is no structural development on the site. The surrounding area consists of a formerly lower-density suburban/semi-rural area which is becoming more densely urbanized with fairly standard suburban density single-family residences. 4. Applicant Trinity Land Development proposes subdivision of the property into 30 lots for single- family residences, which may be attached in pairs or may be detached; regardless of the structural configuration, each residence would be on its own individual lot. The residential density would be 4.14 units per acre, with the lot sizes ranging from approximately 3,960 square feet to 7,982 square feet. Recreation facilities would be located in the northeastern portion of the site. Access to the lots would be provided by extension of Southeast 188th Street easterly into the site ( with the current steep grade reduced by feasible cuts and fills necessary to achieve the King County Road Standard (KCRS) grade maximum of 14 percent), and then the internal road would make a 90 degree tum to extend due south to the south boundary and terminate in a temporary cul-de-sac. Eventually, the north-south road would be extended south as part of the proposed Fleuve des Voiles (formerly known as the Soos Creek preliminary plat; file L04P0002). The north-south road may also be extended northerly into the contemplated Janda development to the north. 5. Development drainage will be collected and conveyed to a detention facility in the southeast portion of the site, and.then released under controlled metering into the Soos Creek wetland/stream system. The drainage design is subject to the Level 2 flow control and water quality requirements of the 1998 Surface Water Design Manual. A Level I downstream analysis was conducted by an applicant consultant and reviewed by DOES; the analysis concludes that there are no downstream flooding problems which require heightened drainage standards. 6. With the internal road improvements of the development, along with the access improvement of Southeast 188'h Street and offsite improvements in certain areas (as depicted in Exhibit 13), safe walking conditions will be sufficiently provided for resident schoolchildren to walk to their respective schools and/or nearest respective bus stops for transportation to their schools within the Renton School District. 7. There is no authority in this case to impose school impact mitigation fees on the development, since no ordinance has been adopted to impose such fees within the Renton School District. No significant adverse impacts to schools are identified in the environmental documents issued for the development action under the State Environmental Policy Act (SEPA). 8. King County Fire District No. 40 requests that internal roadways in the development be sufficiently sized and/or restricted with parking signage so that its vehicles and equipment can maneuver within the site and be operated without blockage during fire and emergency aid operations. The Examiner has no authority to require road standards greater than those adopted formally by King County for imposition on development (the KCRS), and does not find the possibility of vehicle blocking in this case to rise to the level of a probable and direct threat to the public health, safety and general welfare sufficient to deny the proposed development based on assertions of insufficient roadway widths and/or parking regulation. The Examiner also notes KCDOT testimony that parking regulation is typically performed by the County on a case by case basis, after a problem has become evident. That is understandably frustrating to fire emergency L04P0027-Wehnnan Subdivision Page 4 of 12 authorities because retrofitting parking restrictions is often unpopular, but the situation seems to beg coordination between the fire districts and County development regulation authorities, and eventual legislative proposals if appropriate. 9. The traffic impacts of the development will cause five a.m. peak hour trips to enter the intersection of Southeast 188th Street and 116th Avenue Southeast to the west of the project entry; during the p.m. peak hour, seven trips associated with the development will enter the intersection. Those are relatively minimal impacts from a traffic impact regulation standpoint, and the Examiner notes the County staff's conclusion that the traffic impacts of the proposed development do not rise to the level of a significant impact and do not breach the threshold requiring offsite traffic impact mitigation of deficient arterials. CONCLUSIONS: I. The proposed subdivision, as conditioned below, would conform to applicable land use controls. In particular, the proposed type of development and overall density are specifically permitted under the R-6 wne. 2. If approved subject to the conditions below, the proposed subdivision will make appropriate provisions for the topical items enumerated within RCW 58.17.110, and will serve the public health, safety and welfare, and the public use and interest. 3. The conditions for final plat approval set forth below are reasonable requirements and in the public interest. 4. The dedications of land or easements within and adjacent to the proposed plat, as shown on the revised preliminary plat submitted on April 19, 2006, or as required for final plat approval, are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. DECISION: The preliminary plat of the Wehrman subdivision, as revised and received April 19, 2006, is approved subject to the following conditions of approval: I. Compliance with all platting provisions of Title 19A of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. 3. The plat shall comply with the base density and minimum density requirements of the R-6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. L04P0027-Wehrman Subdivision Page 5 of 12 Any/all plat boundary discrepancy shall be resolved to the satisfaction of DOES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 5. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9 .04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. ODES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DOES Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DOES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. The drainage detention facility shall be designed to meet at a minimum the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). e. Storm drain stubs for future connection shall be provided along the west property line in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006, unless otherwise approved by ODES. f. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the proposed site grading, road design, rock or retaining walls and drainage detention facility design. The geotechnical engineer shall evaluate the site for L04P0027-Wehrman Subdivision Page 6 of 12 potential groundwater seeps and provide design recommendations to address groundwater found. The geotechnical recommendations shall be included in the T.l.R. and incorporated into the design with submittal of the engineering plans. g. Special geotechnical construction inspection of the site grading, road construction, rock or retaining walls and drainage facility, is required to ensure compliance with the geotechnical recommendations. Inspection reports shall be submitted to the assigned Land Use Inspector during the construction phases of those facilities. A final construction report shall be submitted verifying compliance with the geotechnical recommendations. 7. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Road A shall be improved at a minimum to the urban subaccess street standard. A temporary turnaround shall be provided at the south end of Road A. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006, unless otherwise approved by DOES. It is intended that this improvement will match the proposed road improvements for the plat of Fleuve des Voiles File L04P0002. b. FRONT AGE and OFFSITE: The frontage and offsite portion of SE 188th Street from the west property boundary west to the existing road pavement shall be improved at a minimum to the urban half-street standard. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006. Other designs for this frontage and offsite improvement may be considered, as approved by DOES. c. Offsite Walkway Improvements: These walkway improvements shall be designed in general conformance with the conceptual school walkway plan submitted April 19, 2006, unless otherwise approved by ODES as providing sufficient safe walking conditions for resident schoolchildren to their pertinent bus stops/schools. These improvements shall include any necessary grading and storm drainage work necessary to either tight-line the abutting roadside ditches or relocate the ditches within existing right-of-way. • SE 188"' Street (120"' Avenue SE to match into the above 1/2-street improvement near the west plat boundary) shall be widened to provide an eight (8) foot wide paved shoulder along the south side of the street. • SE 188"' St (116'h Ave SE to 120"' Ave SE) shall be widened to provide a minimum 16 foot wide paved surface as measured from the construction centerline. This will provide an I I-foot wide travel lane and a 5-foot wide paved shoulder. • 120th Ave SE (SE 188th St to SE 184th St.) shall be widened to provide a minimum 16 foot wide paved surface as measured from the construction centerline. This will provide an I I-foot wide travel lane and a 5-foot wide paved shoulder. L04P0027-Wehrman Subdivision Page 7 of 12 d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 8. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 9. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 10. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in K.C.C. 21 A.24. Permanent survey marking and signs as specified in K.C.C. 2 IA.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. 11. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 2 IA.24 shall also be addressed by the applicant. A. Wetlands The Class I wetland shall have a minimum buffer of 100 feet, measured from the wetland edge. The wetland and its respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. B. Streams The Class 2 stream used by salmonids shall have a minimum I 00-foot buffer, measured from the ordinary high water mark (OHWM). The stream(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. C. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K.C.C. 2 IA.24, then a detailed plan to mitigate for impacts from those alterations will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DOES Senior L04P0027-Wehnnan Subdivision Page 8 of 12 Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be implemented prior to final inspection of the plat. D. Geotechnical The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K.C.C. 21A.06.415). The delineation of such areas shall be approved by a DOES geologist. The requirements found in K.C.C. 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. 12. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required l 5-foot building setback line, unless otherwise provided by law. L04P0027-Wehrman Subdivision Page 9 of 12 13. Suitable recreation space shall be provided consistent with the requirements ofK.C.C. 21A 14. 180 and K.C.C. 2 lA 14. 190 (i.e., sport court[s], children's play equipment, picnic table(s], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of engineering plans. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 14. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 15. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. b. C. d. e. f. g. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by ODES prior to engineering plan approval. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if SE 188'h Street in the subject area is on a bus route. If SE 188"' Street in the subject area is on a bus route, the street tree plan shall also be reviewed by Metro. L04P0027~Wehnnan Subdivision Page 10 of 12 h. The street trees must be installed and inspected, or a performance bond posted, prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. 16. To implement K.C.C. 21A.38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements ofK.C.C. 21A.38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with K.C.C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to K.C.C. 21A.38.230.B.4.d.(2). 17. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K.C.C. 21A.38.230.B.6. (Note that the tree retention plan shall be included as part of the final engineering plans for the subject plat.) ORDERED this I 0th day of August, 2006. Peter T. Donahue, Deputy King County Hearing Examiner TRANSMITTED this I 0th day of August, 2006 to the following parties and interested persons of record: Matt Berntson Annete Ervin Thomas Goff 12040 SE 188th St. 18848 -120th Ave. SE 18701-126thPI. SE Renton WA 98058 Renton WA 98058 Renton WA 98058 Ivana Halvorsen Sandy Haydock Fred A. Heistuman Barghausen Cons. Eng., Inc. King Cty Fire Dist. 40 18819-120th SE 18215 -72nd Ave. S. 10828 SE 176th St. Renton WA 98058 Kent WA 98032 Renton WA 98055 Department of Deve:opmenl and Envlfonmental Services land Use Services Division Nc.. ... ce of Decision 900 Oakesdale Avenue Soullw•est Renton, Waslling!on 9{1057-5212 File No.: L05S0040 Applicant: Charles Spaeth File Name: Cogger Short Plat 6839 Ravenna Avenue NE Seattle, WA 98115 (206) 526-8481 Agent: Taylor Engineering Consultants 205 Front Street S. Issaquah, WA 98027 (425) 391-1415 DOES Project Manager: Chad Tibbits, 206-296-7194 Email: chad.tibbits@metrokc,gov (Type 2) Project Location: Located on the north side of SE 19211d Street, west of 124th Avenue NE. ~reject Description: Subdivision of 1.25 acres into eight residential lots in th~ R-6 Zone. Permits Requested: Short Subdivision Department Decision: Approved with conditions SEPA Threshold Determination: NIA Appeal Procedure: Except for shoreline permits which are appea!able to the State Shorelines.Hearings Board, this decision may be appealed in writing to the King County Hearing Examiner. A notlCe of appeal must be filed with the Land Use Services Division at the address listed below prior to 4;30 p.m. on March 5, 2007 days, and be accompanied with a filing fee of $250.00 payable to the King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services DiVision at the address listed below prior to 4:30 p.rn. on March 12, 2007. The Statement of Appeal shall identify the decision being appealed (including the file number) and the alleged errors in that dec"ision. Further, the Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief ':iought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure lo timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services (ODES) at the following address: DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 Date Mailed: February 16, 2007 If you have any questions regarding the appeal procedures, please contact the project manager at the phone number listed above. If you require this material in Braille, audio cassette, or large print, call 206-296-6600 (voice) or 206-296-7~17 (TTY). King County has made a decision on an application for a development proposal on property at the address listed above. You are receiving notice of this decision because our records indicate that you own property within approximately 500 feet or because you requested to receive notice of the decision. ®· KING COUNTY DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DIV.ISION 900 Oakesdale Avenue Southwest Renton, WA 98057-5212 REPORT AND DECISION SHORT SUBDIVISION File No. L05S0040 A. DESCRIPTION OF THE PROPOSED SHORT SUBDIVISION: This is a short subdivision of 1.25 acres into 8 lots for detached single-family dwellings in the R-6 zone. The proposed density is 6.4 dwelling units per acre (du/ac). The proposed lot sizes range from approximately 3,881 to 4,524 square feet. Refer to Attachment 1 for a copy of the revised short plat map. The short plat was revised and submitted on June 21, 2006 to reflect a boundary line adjustment along Lots 6, 7, and 8. B. GENERAL INFORMATION: Applicant Engineer: STR: Charles Spaeth 6839 Ravenna Avenue NE Seattle, WA 98115 (206) 526-8481 Taylor Engineering Consultants · 205 Front Street S. Issaquah, WA 98027 (425) 391-1415 SW 33-23-05 Location: The site is located on the north side of SE 192"• St., west of 1241h Ave. NE Zoning: Acreage: No. of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: R-6 1.25 acres 8 Approximately 6.4 dulac Approximately 3,881 to 4,524 square feet Detached Single-Family Residences Soos Creek Water and Sewer District Soos Creek Water and Sewer District King County Fire District No. 40 Renton School District No. 403 Complete Applfcation Date: September 6, 2006 Associated Applications: Drainage Adjustment File No. L06V0040 C. NATURAL ENVIRONMENT 1. Topography: The properly is irregular in shape. The property slopes from the west to the east at greater than 10%. 2. Soils: Report. & Decision AgB -Alderwood (gravely, sandy loam 0-6%) and AgD -Alderwood (gravely, sandy loam, 15-30%) surface soils are found on this site per King County Soil Survey, 1973. Page 1 of7 L05S0040 \ a. AgB -Alde1wood gravely, sandy loam: 0-6% slopeh. Runoff is slow and the erosion hazard is slight. b. AqD -Alderwood gravely, ,,andy loam; 15-30% slopes. Runoff is the erosion hazard ls severe. This soil has a sever"e limitation for foundations due to slope, and a moderate slippage potential. It has severe limitations for septk: tank filter fields due to very slow permeability ill the substratum. A geotechnical repo1t was prepar.ed by Geological & Geo/echnical Consulting on June 23, 2005. The purpose of the site evaluation was to document existing shallow soil and ground water conditiof)s on the property, including existing slope ,;tability, and to provide ilata for design and construction of the planned irrlprovements. 3. Wetland/streams: A wetland and/or stream report was prepared! by AC Roth Environmental Se1Yices dated March 7, 2006 and was field verifird by staff that no wetlands exist. No mapped hydrographic features exist on this site. The site lies within the Soos Creek sub-basin of the Green River drainage basin. . I 4. Vegetation: This site is moderately wooded with a second and 11\ird-growth mixture of coniferous and broad-leafed trees native to the Pacifiq Northwest. Second-story vegetation and groundcove:r consists of Northwest I.native species including salal, sword fern, berry vines, and grasses. 5. Wildlife: Small birds and animals undoubtedly inhabit this site; however. their population and species are limited due to nearby development. l..arger species may visit this site on occasion. No threatened or endangered species are knoWh to exist on or near the property. 6. Mapped Sensitive Areas: The Sensitive·Areas Folio does not id4ntify any mapped sensitive areas as being present on this site. ' D. DESIGN FEATURES 1. Density, Lot Pattern, Comprehensive & Community Plan; The densjty tor this proposal is 6.4 dwelling units per acre which meets KCC 21A density provisions. The lots are all irregular in shape. The community planning area is Soos Creek. The neighborhood is developed with single family residences to the south, east and west. To the north the Plat of Flueve Des Voiles will be creating an additional 39 lots for single-family residences. The existing house on the site will be removed. Recreation space will be provided as shown on the map Tract A at 6,514 square feet. A joint preliminary recreation space plan with the Plat of Fleuve Des Voiles was submitted by the applicant and exceeds the required 3,120 square feet of recreation space required by KCC 21A.14. 2. Access/Boadway Section: This short plat is fully dependent on the 9ffsite road construction for the plat of Flueve Des Voiles (File No. L04P0002) td the north and access from SE 192'" Street. Compliance with Section 1.03(0) of t~e KCRS is required prior to recording the short plat. The internal access road (!22°d Ave SE) shall be improved to the urban minor access street with sidewalk on lone side. 3. Drainage: The Cogger Short Plat and Flueve Des Voiles subdivisio~s are located in the Upper Soos subbasin of the Soos Creek basin. The Gagger shprt plat is subject to the Conseivation flow control and Basic wa_ter quality req41rements of the 2005 KCSWDM. The proposed Cogger sl1ort plat is adjacent to thelFleuves des Voiles subdivision, along the south edge. I The combined. i1Tegularly-sl1aped sites slope moderately from west to east with the result that all predeveloped runoff sheetflow.s across the entire east6m property boundary. All of the sitll's runoff enters upper Soos Creek and it buffer area. Soos Report and Decision Page 2 of 7 L05S0040 Creek then flows south under SE 192'' Street through a 48-inch culvert. Approximately 13 upstream acres are tributary to the two sites. The proposal is to collect most runoff from the combined project's site and direct it to an integrated detention and water quality facility located along the lower, eastern boundary of the Flueve Des Voiles subdivision. The proposal is to collect and treat entrance road improvements (to Flueve Des Voiles) in cartridge filter treatment catch basins and release the flows along the northern portion of the SE 192"" Street right-of-way. As a result, predeveloped dispersed flows will be concentrated to two outlet locations. The allowed releases would then enter the Upper Soos Creel, stream/wetland buffer. Concentrated outlets to a stream or wetland buffer are acceptable. A drainage adjustment (L06V0040) is approved for the Flueves des Voiles and the Cogger short plat sites. The adjustment allmys the use of a shared stormwater facility for both sites. The rntxing of the two stormwater detention requirements (Level 1 and Conservation) can be accomplished with the KCRTS Stormwater design program. 4. Utilities: a. Sewage Disposal: The applicant proposes to serve the subject subdivision by means of a public sewer system managed by Soos Creek Water and Sewer District. b. Water Supply; The applicant proposes to serve the subject subdivision with a public water supply and distribution system managed by Soos Creek Water and Sewer District. 5. Schools and Walkways: This proposal has been reviewed under RCW 58.17.110 and King County Code 21A.28 (School Adequacy). a. School Facilities: The subject subdivision will be served by Benson Hills Elementary School, Nelson Middle School and Lindbergh High School all located within the Renton School District No. 403. b. School Impact Fees: No ordinance requiring impact fees for this school district has been adopted. c. School Access: The District has Indicated that the future students from this short plat will be bussed to the middle and high school with students walking to the elementary school. d. Walkway Conditions: Roadway conditions in the area consist generally of 22- foot wide paved roadways with open roadway drainage facilities and limited areas Oiat have gravel shoulders. These open roadway ditches vary in depth and proximity to roadway traveled. Improvements to Oiese walkways will be provided by the Wehrman Plat File No. L04P0027 directly north and adjacent to the Fleuve Des Voiles Plat File No. L04P0002. E. SEPA THRESHOLD DETERMINATION: This short subdivision application is exempt from review under the State Environmental Policy Act (SEPA). RCW 43.21 C. F. FINDINGS/CONCLUSIONS: The subject subdivision will comply with the goals and objectives of the King County Comprehensive Plan and will comply with the requirements of the Subdivision and Zoning Codes and other official land use controls of King County (i.e. 1993 King County Road Standards, 2005 Surface Water Design Manual. etc.), based upon the cond11lons for final short plat approval. Report and Decision Page 3 of 7 L05S0040 ·------·---- G. DECISION: Proposed Short Plat File No. L05S0040, revised and received on June ;>1, 2006 as described by Attachment 1 of this report is GRANTED PRELIMINARY APPROVAL: subject to the following conditions of final approval: 1. Title 19A A: Compliance with all platting provisions of Title 19A. of the King qounty Code B. All persons having an ownership interest in th·e subject property lhall s·1gn on the face of the final short subdivision. !! C. All utilities within proposed rights-of-way must be included within la franchise approved by the King County Council pr!or to final short plat rec9rding 2. Surface Water Management (KCC 9) 2005 King County Surface Water Design Manual (SWDM) A. The drainage facilities shall meet the requirements of the 2005 King,County Surface Water Design Manual (KCSWDM ). The facilities shall meet the requirements for Conservation Flow Control and Basic Water Quality menu in the KCSWDM. B. A drainage adjustment (L06V0040) is approved for this site. All contjitions of approval for this adjustment shall.be met prior to approval of the engineering plans. This adjustment allows use of an offsite :,hared drainage facility in t~e adjoining plat of Flueve Des Voiles L04P0002. This short plat approval is therefore fully dependent on the construction of the above subdivision. 3. Road Standards (KCC 14) 1993 King County Road Standards All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordi~ance No. 11187, as amended (1993 KCRS). The proposed short subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following ~equirements: I The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: ' A. This sl1ort plat is fully dependent on the offsite road construction for )he plat of Flueve Des Voiles. Access to the short plat is to be provided to SE;192"' Street through the plat of Flueve Des Voiles. Compliance with Section 1.03(0) of the KCRS is required prior to recording the,. short plat. I B. The internal access road (122°' Ave SE) shall be improved to the urpan minor access street with sidewalk on one side. C. Modifications to the above road conditions may be considered acco)ding to the variance provisions in Section 1.08 of the KCRS. 4. Health (KCC 13) This project is exempt from further King County Heath Department review. However, if improvements are required from the Sewer and/or the Water District, th'en verificaflon shall be required from said District(s) that the improvements have been.lbonded and/or installed, prior to final recording of the short plat. 5. Building and Construction Standards (Title 16) A. The applicant shall comply with all applicable provisions of KCC 16.82.(grading) Report and Decision Page 4 of 7 L05S0040 6. Fire Code (KCC 17) Section 902 of the 2004 Edition of Uniform Fire Code The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant. water main and fire flow standards of Chapter 17.08 of the King County Code. 7. Zoning Code (KCC 21A) A. Density and Dimensions (KCC 21A.12) All lots shall meet the density and dimensions requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary short subdivision, whichever is larger. Minor revisions to the short subdivision, which do not result in substantial changes and/or do not create additional lots may be approved at the discretion of the Department of Development and Environmental Services. B. Street Trees (KCC 21A.16) Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-008 of the 1993 King County Road Standards, unless K'rng County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet tor review and approval by DOES prior to engineering plan approval. g. The street trees must be installed and inspected. or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. Report and Decision Page 5 of 7 L05S0040 8. Road Mitigation Payment System The applicant or subsequent owner shall comply with Road Mitigation Pf'yment System (MPS), King County Code 14.75, by paying the required MPS fee and administration fee as determined by King County Department.of Transportation. The ~pplicant has an option to either: A. Pay the MPS fee at final short plat recording, or (13.) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of short plat application and a note shall be placed on the face of the short plat that reads, "All fees required by King County code 14. 75, Mitigation Payment System (MPS) have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of the building permit application. 9. A homeowner's association or other workable organization shall be estdblished to the satisfaction of DOES which provides for the ownership and continued fliaintenance of the Tract A (recreation space) and shall be coordinated with the homeojvner's association of the Plat of Fleuve Des Voiles File No. L04P0002. ' 10. Suitable recreation space shall be provided consistent with the requirerrients of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). · a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, eqoipment specs, etc.) shall be submittecl for review and approval by DOES and King County Parks prior to or concurrent with the submittal of engineering plans. b. A performance bond for recreation space improvements s~al,I be posted prior to recording of the plat. 11. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued rnainten8nce of the recreatioh, open space and/or sensitive area tract(s). 12. The applicant shall also meet those conditions established under the Pl$! of Fleuve Des Voiles File No. L04P0002, where the recreation space will be shared wit/'> both the plat and short plat. Other Considerations A. Preliminary approval of this applicatiOn does not limit the applicant's responsibility to obtain any required permit or license from the St11te or other regulatory body. This may include, but not be limited to, obtaining a forest practice permit, an HPA permit, building permits, and other types jof entitlements as necessitated by circumstances. NPDES? Water Quality/DOE? I B. Development of the subject property may require registration with the Washington State Department of Licensing, Real Estate Division Parties and Persons of Record CLAUSSEN KIM PPMIIl CPLN LUSD MS OAK DE 0100 COGGER TIM & MONICA 609 GRANT A VE SOUTH RENTON WA 98055 DINSMORE LISA SUPERVISOR CPL'\! LUSD MS OAK DE O 100 FOSTER CURT SR-ENGINEER CPLNLUSDMS OAKDEOIOO GRAVES STACY FGMDDDES Report and Decision Page 6 of 7 L05S0040 MILLER JAMES 19209 l 21ST PL SE RENTON WA 98058-7545 SANDERS JIM SUPERVISOR ERS LUSD MS OAK DE 0100 SPAETH CHARLES 6839 RAVENNA A VE NE SEATrLE WA 981J5 TAYLOR BILL TEC 205 S FRONT ST., POB 1787 ISSAQUAH WA 98027 TIBBITS CHAD PPMII C1'LN LUSD MS OAK DE 0100 WEHRMAN MA VRIN 5115 33RD AVE WEST EVERETT WA 98203-1367 WHITING KELLY KC DOT ROAD SERVICES DN MS KSCTR0231 WHITTAKER BRUCE SR ENGINEER ERS LUSD MS OAK DE 0100 -Appeal Information RIGHT TO APPEAL This action may be appealed in writing to the King County Hearing Examiner, with a fee of $250 (check payable to King County Office of Finance). As required by KCC 20.20.090 and 20.24.090, the appeal period shall be fourteen (14) calendar days and shall commence on the third day after the notice of decision is mailed. Filing an appeal requires actual delivery to the King County Land Use Services Division prior to the close of business (4:30 p.m.) on March 5, 2007. Prior mailing is not sufficient if actual receipt by the Division does not occur within the applicable time period. The Examiner does not have authority to extend the time period unless the Division is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a timely Notice of Appeal has been filed, the appellant shall file a statement of appeal within a 21-day calendar period commencing three days after the notice of decision is mailed. The statement of appeal shall identify the decision being appealed (including file number) and the alleged errors in that decision. · The statement of appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues _raised in the statement of appeal. Failure to timely file a notice of appeal, appeal fee, or statement of appeal deprives the Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services, addressed as follows: LAND USE APPEAL Land Use Services Div'1sion Department of Development and Environmental Services BlackRiver Corporate Park g·oo Oakesdale Avenue Southwest Renton, WA 98055-1219 Any party may make a request for a pre-hearing conference. · For more information regar:ciing appeal proceedings and pre-hearing conferences, please contact the Office of the Examiner for a Citizens' Guide to the Examiner Hearings and/or read KCC 20.20 and 20.24. Report and Decision Page 7 of? L05S0040 ® King County Department of Development and Environmental Servic:es 900 Oakesdale Avenue SW Renkin, WA 98055-1219 February 16, 2007 Charles Spaeth 6839 Ravenna Avenue KE Seattle, WA 98115 RE: PrelimlnarY Approval for Short Subdivision Ko. -L05S0040 Dear Mr. Spaeth: The Land Use Services Division (LUSD) has completed review of the short subdivision application captioned above. The LUSD finds that the proposed short subdivision complies with the King County Land Segregation Code (Title 19A), Zoning Code (Title 2 IA), and other applicable codes as specified in King County Code (KCC) 19A.08.060. The short subdivision is granted preliminary approval subject to the Conditions of Preliminary Approval ·attached hereto and incoiporated herein by reference. Any aggrieved pa.rt}· may appeal this decision by the appeal deadline, which is March 5, 2007. The appeal procedure is enclosed for your information. The preliminary approval is valid for a period of 60 months from the date of this letter, unless an appeal is filed. In the event that an appeal is filed, the preliminary approval is valid for a period of 60 mont.1S from the date of the appeal decision. Enclosed are the following·. • Notice of Decision • Conditions of Preliminary Approval • Appeal Procedure • If you have any questions regarding this letter, please contact Chad Tibbits, Planner, at (206) 296- 7194 and Curt Foster, P.E., Senior Engineer, at (206) 296-7106. Sincerely, /--------,, ~ ( JA-.1 [_./ 0----- ,_ -------I James Sanders, P .E., Development Engineer Engineering Re,-iew Section, LUSD Letter. t.rr:i/:over:.t:r200L'. S?. doc 3/9/0C yia ~~'ll)-{'E___, Lisa Dinsmore, Current Planning Supervisor Current Planning Section, LUSD <® King County Department of Developmant end Environmental Services 900 Oakesdale Avenue SN Renton, WA 98055-1219 May 7, 2007 Charles Spaeth 6839 Ravenna Avenue NE Seattle, WA9B115 RE: Coqger Short Plat /DOES File No. LOSS0040) Revision Activity Dear Mr. Spaeth: The Subdivision Technical Committee has reviewed your revised short plat of Cogger and finds that the proposal is minor and within the spirit and intent of the preliminary approval. Based upon ourfindtngs and the information received May 2. 2007, approval is granted to the revised preliminary short plat received May 2, 2007. subject to all original conditions of approval. ' Enclosed is a copy of the approved revision for your records. If you have any questions, please call me at (206) 296-7194. Sincer2?ely, "-... , ) a~- Cha~roject/Program Manager II Current Planning Section Cc: Curt Foster, Senior Engineer, Engineering Review Section w/enc Lisa Dinsmore, Current Planning Supervisor, w/enc Kim Claussen, ProjecUProgram Manager HI, Current Planning Section w/enc Ray Florent, Senior Engineer, Engineering Review Section w/enc Steve Townsend, P.E., Supervising Engineer, Development Inspection Section w/enc Joanne Carlson, AS II, Engineering Review Section, LUSD wlenc File w/enc LEGEND ----PRO..ECT BOONOARY ------PflOPERTI UN£ -----CEN1ERUNE ---·---SECTION LINE ------RIGHT Of WAY LINE ------PROPOSED LOT LINE -------EASEMENT LINE ~ SECTION CORNER '"' (C) ,. NORTH 1/4 CORNER CASED ROAD MONUMENT MEASURED DIMENSION COMPUlED DIMENSION DIMENSION FROM REF. DOC. I CANYON TERRACE A PORTION OF 100 0 100 200 lliE S.E. 1/4 OF lliE S.W. 1/4, OF SEC. 33, T23N, R5E, W.M. SCAlE IN FEET I I I EXHIBIT 3 ~DDWL 8420 154th Avenue NE Redmond, Washington 98052 425-869-2670 I I I I I I \ \ I \ I I \ DATE; I I I I I I \ \ \ I \ 05-06-2016 BY: JNlil PROJECT No.; 13586.01 FIL.£ No.: S306-070 SCALE: 1"=100' SHm 4 of 7 Curn T"bl• 18~.9B' ~~, Lor,911> R<>Glu1 Dojlc !58.52' " 29.39 275.50 llooei"'D2'50' "' 7U6 278.50 11,,,1s,s•3u• 0 "" 278,!!0 6,,12'1):2'10" " 6.11 278.50 6"1'+Cl'06" C, 13.14 271.50 11,,,2"41!'20" "' 9.711 271.!0 t.2'D4'm" ~ "·" 271.50 6"8'25'58" "' +1.95 271,50 .l,,o8'51'12· "' 61.01 22!.!!0 '-15'26'00" "' 27,65 22!.50 6,,6'59'41" "' 37.51 '""' lloo6"lS'll:i" 0, H.48 323.:;c) 6,,2'33'!3" "' ~" ~.00 i.-92,ros· "' IUD 17&50 .a.u,Y12· "' 13.?6 175.l!,O b-41~'24" "' 23,8\ ,COO P!IO'IIYDII" "' 71.Dtl 73.50 6"55'2<f42" "' u.,11 "'" t,,,2'27'3.l" "' 41.68 "'·" t,,,10'40'47" "' "·" 223.:10 11,,,11ronY '" ,,,, 22J,50 t.o5'43'4J" = 18.10 11.50 ,1,,oeo,4'09" '"' 06.80 JZJ.50 6-11'411'~· "' ~ .. "" t.-80'34'~· "' "" "·" lloa91'0XJO" m ~.~ 00.00 ,),,2J12'J6" "" 54.32. 00.00 6-34"35'02" '" "·" 70.00 llo-58'7!'20" = l~.69 128.:IO 6,,6'59'41" o, 20,CIO JIID.CIO lloo2~'19" "' JZ.14 370.00 a,.11,0·1~· CANYON TERRACE A PORTION OF THE S.E. 1 / 4 OF THE S. W. 1 / 4, OF SEC. 33, T23N, R5E, W.M. ll ~ ' a " " ~ z S01 '49'09"W EASEMENT LEGEND iltl' UTV.JTY EA5DENT 15' UTUTY EASEMENT 5" UllUTl' EASEMENT N01'49'09"E I • 8~ ~§ z ~~1:!_-01' \ FNJ, 2· flll,/.'.;$_/ ~~ 40 40 ea ·-r-_J_·••*L -----;\ =·~" r \ ---' ! SCALE IN FEET LOTZ K.C. SHORT PLAT #278113 '\ '\ \: ROadC i5. t; • ~~~·1 _N~-..............1 • 0 131.5'' -~ ci --:::-= -::J; 1 \ 12 I, ""~ I' I l ~ J e 14 ~ 040~ SF" J i t-----I _J •• • w -40.oo' 00 40.00' 44.07' Ct 1C.G6 -1 -, ' 'o !' I ,\ ~;: 9 I' 8 .~ -s, 5~JJ Sf = ii z \ 1 _J I N01"52 '51"E J0.01' ---~ i ~DDWL DATt: 05-06-2016 BY: JNM PRo.£CT No.: 1.3586.01 FILE No.: SJ06-Q7E 8420 154thAvenue NE Redmond, Washington 98052 425-869-2670 SCALE.: 1"•'40' SHEET 5 of 7 ~=, " " C, " ~ 00 o, 0, "' "' '" "'' "'' "' rn '" "" = rn = '" ,~ "' rn rn m rn ,~ rn rn "' '" - Cl/rv1 TabN "'"'" ·=· 1J.14 271.50 9.7ll 271.50 ~"' 271.50 41.95 27U50 t.1,01 2211.:IO 27.6! =,. ,,. 15.00 "·" 7MO ~.32 ~.00 n.~ 70.00 ~00 :rn.so ,.. V1.50 38.27 ~.00 :l(l.GJ lll.~ 00.~ =.oo "" 128.!0 34.61 12e.50 1:1.Gll ·-~.00 390.00 ~00 370.00 ~-~ 370.00 4ll.2& 370.00 ~ .. 370.00 CANYON TERRACE A PORTION OF THE S.E. 1/4 OF THE S.W. 1/4, OF SEC. 33, T23N, R5E, W.M. 13)91\' NGPA Tract L Tract B Storm Water Facility Z6.s,z SF s01 ·49'09·w 162.98' 1511.52' ; ~-" 370.00 t,.7•30•311• ---3~13'.._------ --+---t----1--- 70.13 370.00 ,6,,10"51'38" V.73 19.50 19.0Z ,noo l7.75 ,noo J7.llD =oo 38.42 ~,,, 37.32 ,noo 15.38 =oo •o.9:W Sf "' KEY MAP· 1" = 400' . - 5of7 ~ -~· "\ ~ 11111 11 ~\l I<; II lill I II - - I 0 "'88"04'cJ"W 10.00' S1-:15'5T\lf 1C . .:l9' t!Slro4'o:n, 10.00' ,......, ___ µ.a Aa:eNTra:IG "' 80 SCALE IN fTI:T EASEMENT LEGEND i\O' UllUTY EASDIDIT 15' Ul1UTY EA50,lfl,IT 5' U1I.JlY EASOIENT _J L ~DOWL 8420 154th Avenue NE Redmond, Washington 98052 425-869-2670 VOl PAGE L 491.07' DATE: 05-06-2016 BY: JNM PRO..ECT No.: 1J5B6.01 nl£ No.: S306-07F ,·-40· SHEET 6 of 7 ~-, "' "' "' = "' "' "' = "' '" "' m = "' "' "' "' "' ; ! - Curve Table ,.,,, Rodluo O<w 14.07 170.00 a,.4~33" 45.35 170.00 a..1s,roo· "·" ,,,,.., t,,,,:Zr.tT.32" 7;:1.70 =oo lloo:1'08'4l" 6.151 =oo bo2'20'"'1!1" 16.80 """' bo5'Cl'55" Jtl.19 ,,.., ,l,,,10"!4'44" ,a 190.00 6,.2'42'12" 49.6j 204.50 11,,,13~4·23• ?4.12 204.50 t,.41·4,5•31· "" 249.5(1 t,.8"52'57" "~ 248.!IO t,,,,8'53·~- 14.22 249.&I t,,,,:;n5'!11!" 8U9 84.50 b-60'32.'49" ,~ M.00 t,,,,QJ'S711" ,.~ 24Q.50 a,.00,7'41• "' 2(),1,!,0 t,,,,00"40'35" ,. """' t.-Ol°J0'41" CANYON TERRACE A PORTION OF THE S.E. 1/4 OF THE S.W. 1/4, OF SEC. 33, T23N, RSE. W.M. NGPA Tract Y PAGE RoadA H02W15"W _ ---Ji.!:_\l_' ----- 1 :o ~~ I I i - ',m·ss·ss·, J' Jo.oo· ! r·--·-- N01'55'57"E 564.04' 40 0 80 SCALE IN FEET KEY MAP 1" -400' --EASEMENT LEGEND sot1 -r or\ 1-rf rn 1111 , ~ ,, II II Ill I Ill ' ' - - I @lo' U11UTY EASe,IENT i>< ,m,rr '''"""' 5' U111JTT' EASDENT 10' SANTMY st"1ER EASDIDIT lo' WA"JERMAIN EASOIENT 10' STORM M.uu.GE: lltl,CT @zo' ~ATE ACCESS E4SalENT @CAIIOM OOlF~ ~ ~DOWL 6420 154th Avenue NE Redmond, Washington 98052 425-869-2670 OATE: 05-06-2016 BY: '"' PRO.ECT No.: 13586.01 Fll..E No.: SJ06-07G SCALE: ,· ... 40· SHEET 7 of 7 ~ ::c .... m ~ .s:i,. 5 z ~=,-....... ,.., ... ,., .. ~ ~"' ,s r,~'r:,~ / ,t:-'=-Ql',j. 0 ._.,_., "-' = en -< "' C •:;;;"·1"" .., ~" ~·· "'i:.;;'' u,N,; :r: ""';;:;" .. ".;: -1 ~':7' :-~ NO' Neighborhood Detail Map Canyon Terrace :STERN l,ARDEN TRACTS! DIV. NO. I 6 \ '\ i 1'. ' ,, ··:::.r-1 ""' 1-" l.:;-1 ,. 'c\\ ,/ .. .iii•; :..:· ~ .... w, 'H'°"" -· 1./ ,,,,,.; = j :a,-:. .!...!." •• ~--...... ~ .. .,, ... !;,', • \ . \ \ \' ' ,\ '\ 11 \\ ,, \ '' \', l • \\ •• " • •• \ \,, \ \ I l ', \ I \ --~ ~ ' '.1 \ .. ~ 1" = 100· t ;..: March 1 a. 2016 Canyon Terrace Confirmation of Compliance with all Conditions of Plat Approval September 16, 2016 Fleuve des Voiles DECISION: Updated January 18, 2017 (with additions underlined) The preliminary plat of the Fleuve des Voiles subdivision, as revised and received June 30, 2006, is approved subject to the following conditions of approval: 1. Compliance with all platting provisions of Title 19A of the King County Code. Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. 3. The plat shall comply with the base density and minimum density requirements of the R -6 zone classification All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Any/all plat boundary discrepancy shall be resolved to the satisfaction of ODES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). Response: Following annexation, roads are under the jurisdiction of the City of Renton and have been designed to King County standards with some elements required by the City of Renton as stated in the approved Plat Modification Document (finding #9). Street sections were designed according to the approved sections as also listed in finding #9. Street designs were approved by the City of Renton. 5. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17. 08 of the King County Code. Updated 01-18-2017 EXHIBIT 5 1 Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal's office during plan review. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9. 04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the King County Surface Water Design Manual (KCSWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 KCSWDM and applicable updates adopted by King County and must meet the standards for Level 1 detention and Basic water quality standards. DOES approval of the drainage and roadway plans is required prior to any construction. Response: Following annexation, the plat was required to meet the requirements of the 2009 City of Renton Surface Water Design Manual, which provides a more stringent level of flow control that what was previously required under the 1998 KCSWDM. b. Current standard plan notes and ESC notes, as established by ODES Engineering Review, shall be shown on the engineering plans. Response: All current ESC notes and any other items established by the City of Renton review have been included on the approved engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains. and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with ODES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file. 11 Response: This note is not added as it is not appropriate for a City of Renton project. d. A maintenance access easement to King County is required across Lot 2, for maintenance of the Tract B stormwater facility. Response: This tract has been removed as part of the plat modification and associated revised site plan. All drainage facilities have adequate access. Access to storm facilities has been approved by the City Engineering and Maintenance departments. e. A drainage conveyance pipe is required to allow for offsite stormwater conveyance, between Lots 13 and 14, in general conformance with the conceptual grading and drainage plan submitted. This pipe shall be sized appropriately, per the KCSWDM at engineering plan submittal. Response: The site plan showing these lot numbers in the location referenced has been revised. All conveyance systems on private property, within rights-of-way, easements or dedicated tracts have been designed in accordance with all applicable requirements. Updated 01-18-2017 2 f. The 100-year floodplain for any onsite streams or wetlands shal/ be shown on the engineering plans and the final plat per Special Requirement 2 of the KCSWDM. Response: There is not a 100-yearflood plain within the plat boundary. g. A drainage adjustment (L06Y0040) is approved for this site. Alf conditions of approval tor this adjustment shall be met prior to approval of the engineering plans. Response: The adjustment listed required that the Fleuve Des Voiles plat provide volume in its surface water facilities to accommodate the Cogger plat. As all three plats, including the Wehrman plat to the north have been combined and drain to a large pond, this condition is satisfied. 7. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. 124'" Ave SE and the internal loop road shall be improved at a minimum to the urban subaccess street standard. The stub road to the norlh, adjoining Lots 6, 7 and 8, shall also be improved at a minimum to the urban subaccess street standard. Response: 124'" Ave SE and the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. This condition is satisfied. b. A land transfer agreement between the applicant and KC Dept. of Natural Resources and Parks has been negotiated for the obtainment of additional RIW at the norlheast comer of the proposed SE 192nd St/124th Ave SE intersection, required to construct the 124th Ave SE improvements. The necessary R!W, which is shown on a Proposed Land Transfer Diagram received June 30, 2005, shall be acquired prior to engineering plan approval. Response: ROW dedication needed for 124'" Ave SE was granted to King County and recorded in 2005 is under recording number 2005101700020. In 2008 this became City of Renton right of way during the Benson Hill Annexation. c. Tracts F and H shall be improved at a minimum as private access tracts per Section 2. 09 of the KCRS These tracts shall include curb and gutter section driveway entries. The private access tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and the final plat. Response: The site plan has been modified subsequent to the initial Fleuve Des Voiles site plan. This condition is no longer applicable. Shared access tracts shown on the new site meet all of the requirements listed in the plat modification and of all applicable planning and engineering requirements. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: This condition is not applicable. No variances were proposed during review. 8. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. Updated 01-18-2017 3 9. The applicant or subsequent owner shall comply with King County Code 14. 75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: ( 1) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14. 75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable. 10. Off-site access to the subdivision shall be over a full-width improved road which has been accepted by King County for maintenance. If a proposed access road meeting those standards has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. Response: Full width improved road access is provided to the site by 1241h Ave SE and by SE 1881h Ave. The roads have been approved by both the cities of Renton and Kent. The original intent of this condition is satisfied. 11 . The proposed subdivision shall comply with the Sensitive Areas Code as outlined in the applicable version of Chapter 21A.24 KCC (the pre-2005 version). Permanent survey markings and signs as specified in K. C. C. 21 A.24. 160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Response: The City of Renton sensitive area code will be followed. 12. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. Wetlands Class 1 wetland(s) shall have a minimum buffer of 100 feet, measured from the wetland edge. Response: Following annexation, the 100' buffer remains, but has been averaged in some areas in accordance with the City of Renton critical areas ordinance. The mitigation plan has been approved by the City of Renton. The wetland(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). Response: All wetlands are located offsite. All onsite buffers are located in Native Growth Protection Area Tracts. A 15-foot building set back line (BSBL) is required from the edge of all Sensitive Area Tracts and shall be shown on all affected lots. Response: City of Renton setbacks are followed. Signage shall be installed along the Sensitive Area Tract boundaries for long term protection and to clearly mark the extent of the tract. Response: Signage will be installed per City of Renton standards. Updated 01-18-2017 4 Sensitive area tract boundaries shall be clearly marked with bright orange construction and silt fencing prior to construction or site clearing activities. The boundaries shall remain marked until construction is complete. Response: All boundaries have been marked and delineated by high visibility silt fence. Road crossings of wetlands and/or buffers maybe allowed per KC 21A.24.330. Construction techniques such as retaining walls maybe required to limit impacts. Allowed impacts shall require mitigation. A final mitigation plan shall be required during engineering review. Response: A mitigation plan was approved during the review process and is on file with the Rocale Timmons at the City of Renton. Off site utility construction within wetlands, aquatic areas, or buffers may require additional permits. This will be reviewed and determined during engineering review Response: Off site permits for work within aquatic areas have been obtained. Wetland hydrology may not be altered either during or after development. A hydrology analysis may be required during engineering review to show how wetland hydrology will be maintained after the site is developed. Response: Wetland hydrology will be maintained after the site is developed. The approved TIR contains calculations demonstrating that the wetland will not be starved for water. Appropriate surface discharge allows for the site to maintain the wetland's hydrology. The engineering plans shall be routed to Critical Areas Staff for review of compliance to the above conditions. Response: Engineering plans were routed to the appropriate City of Renton staff and have been approved. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K. C. C. 21 A.24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a ODES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. Response: Wetland impacts including buffer impacts have been reviewed and approved by the City of Renton. The appropriate financial guarantees have been put in place with the City of Renton to obtain plan approval. Geotechnica/ Clearing is not permitted on this site between October 1 and April 1 unless it is in compliance with King County Code 21A.220 (erosion hazard areas). If clearing is proposed during the October 1 through April 1 time period the applicant must delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K. C. C. 21 A. 06.415). The delineation of such areas shall be approved by a DOES geologist, and the requirements found in K. C. C. 21A.24.220 concerning erosion hazard areas shall be met. Updated 01-18-2017 5 Response: Clearing of the site was permitted by the City of Renton during the summer of 2014. Work has continued over the winter and appropriate erosion controls were implemented with the approval of the City of Renton. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the road, onsite grading and compaction, subsurface drainage, and all required retaining walls. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. The report must specifically address any setback requirements for future structures from any proposed retaining walls, and any setback requirements must be shown on the final engineering plans. Any required easements for maintenance of walls or subsurface drainage must also be provided on the final plans. Response: The Geotechnical Engineer of record has provided recommendations, which are included in the TIR and on the plans where applicable. The final plans show appropriate setbacks where applicable. Special geotechnical construction inspection of the road improvements, onsite grading and compaction, subsurface drainage, and any required retaining walls is required. Special construction inspection of the above construction elements is required to ensure compliance with the geotechnical report recommendations and to address unanticipated soil and groundwater conditions. Daily inspection reports shall be submitted to the assigned King County Land Use Inspector during the Construction phases of those improvements. A final construction report shall be submitted verifying compliance with the geotechnical recommendations and providing foundation design parameters for future residential construction. Notes requiring the above shall be shown on the engineering plans. Response: Geotechnical requirements from the City of Renton were followed with plat construction and also with building permit applications. Geotechnical special inspection of bearing soils for future home foundations is required. Notes to this effect shall be shown on the engineering plans and the final plat. Response: The City of Renton requires geotechnical investigation with building permit applications. 13. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. Response: Wetland buffers are designated as "Native Growth Protection Area" tracts on the final plat. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, Updated 01-18-2017 6 grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. Response: All boundaries have been marked and delineated by high visibility silt fence and will remain in place until all work along the buffers is completed, the site is finally stabilized, all storm drain system components are functioning and the Notice of Termination is submitted. No building foundations are allowed beyond the required 15-foot building setback line, unless otherwise provided by law. Response: This is noted. 14. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 2/A.14.180 and K.C.C. 21A. 14.190 (i.e .. sport court[s], children's play equipment, picnic table[s]. benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations .. dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. c. The development's recreation space may be provided commonly with the adjacent Gagger short subdivision (L05S0040) as proposed and as discussed above, provided that the applicant demonstrates that a single homeowners association (see Condition 15 below) will be established for both developments and covenants provide for mutual and common use permission. In the event that the Gagger short subdivision is not platted in near concurrency and/or the lots in the subject development are not established in a homeowners association common with those of the Gagger short subdivision prior to or at the time of final plat approval, the subject subdivision shall provide onsite recreation facilities in full conformity with KCC 21A.14. 180. Response: This condition is no longer a requirement as the plats have been combined. 15. A homeowners' association or other workable organization shall be established to the satisfaction of ODES which provides for the ownership and continued maintenance of the recreation space and sensitive area tract(s). Response: A Homeowners Association is formed per City of Renton requirements. 16. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 2/A. 16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Updated 01-18-2017 7 Response: The landscape plan, approved by the City of Renton (Rocale Timmons) on June 16, 2016 shows street trees with an average of 40 feet on center along all roads. Please see sheet L-100 of the approved landscape plan. An additional copy of the plan approved by the City has been provided to the City on January 18, 2017. On December 1, 2016, the City (Mona Davis) inspected and confirmed the landscaping is installed per the approved plan. Landscaping as-built drawings were provided to the city on December 21, 2016. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Qrawjnq No. 5-009 of the Kina Countv Road Standards have been submitted to the Citv on January 18, 201 Z, The approved landscaoe elan meets the reauired soacina from drivewavs, location reauirements, and the 50' siaht distance trianale, c. If King County determines that the required street trees should not be located within the right- of-way, they shall be located no more than 20 feet from the street right-of-way line. Response: The Plat meets the reauicement for the number of street trees reauired as measured with an average of 40 feeJ: on center, ner the aPPmved landscape Plan insoection and as-built, Additional trees were Planted in open soaces to meet the tree removal mitiaation reauirements. These additional trees are not street trees. This condition does not apply to the mjtjgatjon trees jn the open spaces. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Response: At time of Plantings the trees were owned bx the aenlicant Ownership and maintenance of street trees is Jll2W.per the City of Renton requirement to have the Cjty own the trees-The replacement trees are including in Tracts L J, K tooen soace tracts> and L CNGPA> "Plat Notes" #6 on Sheet 2 of the orooosed final olat mao. submitted on December 21 2016 states· Tracts ''I", "J", and "K" are desiaoated as ooeo soace tracts and are herebv conveyed to the Canvon Terrace Homeowners Association for Ownership and Maintenance. "Plat Notes" #7 on Sheet 2 of the proposed final plat map, submitted on December 21, 2016 states: Tract "L" is designated as a Native Growth Protection Area and is herebv convexed to the Canvon Terrace Homeowners Association for Ownership and Maintenance, All tracts within the olat are owned by the HOA e. The species of trees shall be approved by DOES if located within the right-of-way. and shall not include poplar. cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. As demonstrated on the landscaoioa as-built, trees do not include noolar cottonwood, soft maoles, aum anv Updated 01·18-2017 8 fruitwbearina trees, or anv other tree or shrub whose roots are likely to obstruct utilities, I. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. Response: The City of Renton does not require this item. All street tree planting plans have been approved as part of the construction permit engineering plan set. AU street trees have been installed and inspected, The citv will maintain the street trees, oer citv standards, g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 124th Avenue SE is on a bus route. If 124th Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. Response: 1241" Ave SE is not on the 2014 Metro Transit System -Southeast Area map. The nearest bus stops are located to the north in Fairwood and to the west along Benson Highway. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have _been kept healthy and thriving. Response: All street trees have been installed, and inspected bv the Citv (Mona Pavis) on December 1 2016 Therefore, a eerfocmance bond is not reauired Trees will be maintained bv the Citv of Benton, oer citv standards. 17. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. Response: All fees are per the City of Renton fee structure. A landscape insoection was completed on December 1, 2016 bv the Citv of Benton, The Countv does not charae fees f2r jnspectjons by the Gilv of Renton. 18. The following have been established by the MONS under SEPA authority as necessary requirements to mitigate the adverse environmental impacts of this development. The applicant/developer shall demonstrate compliance with these items prior to final plat approval. A calculated deficient level-of-service (KCG 14.80.030A) will exist at the horizon year of the development, as calculated by the Applicant's consultant, during the morning peak hour. Until the completion of the northerly connection of the project, through the preliminary plat of Wehrman (ODES File #L04P0028), 100% of the trips from the Fleuve des Voiles project and the associated Gagger Short Plat (L05S0040) will use the access off of Southeast 192nd Street. After completion of the preliminary plat of Wehrman, 20% or more of the Fleuve des Voiles project trips will impact this intersection. Individually, and jointly with the Gagger Short Plat, more than 30 peak hour trips will impact the intersection. Response: As the plats are combined, the potential for a lag between the completion of north and south access points is nullified. This condition is no longer applicable. as the northerly connection of the oroiect is alreadv comnleted. Updated 01-18-2017 9 In order to mitigate the significant adverse impact (14.80.030A and 14.80.0308) that the proposed development will have at the intersection of Southeast 192nd Streetl124th Avenue Southeast intersection, the applicant will construct a traffic signal system at this intersection. This signalization system will be in general conformance with the conceptual signalization submitted to KCDOT on November 8, 2006. This signalization system will be in general conformance with the conceptual signalization exchanged between the Department of Transportation and the Transportation and the Applicant's consultant engineer on/about 27 October 2006, and include all related signalization system appurtenances necessary for the identified signal operation (including a protected/permitted phasing for the westbound left tum), and an advance warning flasher system located to the west of the intersection. These improvements shall be designed to minimize future reconstruction if/when the deferred/cancelled GIP is constructed. Response: The Addendum to the MONS, dated July 23, 2012, states that the intersection improvements no longer warrant a traffic signal and that they may be controlled by a stop sign. If funding is restored by future GIP budgets, AND a portion of the funding source is revised to include MPS fees from development, the developer may be entitled to the MPS credit provisions that were in effect at the time of the determination of a complete application for this subdivision. Response: This is no longer applicable, the intersection improvements are funded by Summit Homes entirely. Plans for these improvements shall be submitted to the King County DOT Traffic Engineering Section for review and approval. Response: The intersection has been mostly annexed by the City of Kent. Kent has reviewed and approved plans needed for a Civil Construction Permit. A copy of the approyed plans were submitted wjth the December 21. 201s final plat resubmjttal, King County owns SE 192"• St to a point just east the curb returns on the northeast and southeast corners of the intersection. King County DOT has been notified of the intersection improvements and will be involved in the review of a left turn lane from SE 192"• Street onto 124'" Ave SE. Initial applications for this separate left turn lane project have been submitted. 19. To implement former K.C.C. 21A38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements of former K. C. C. 21A38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with former K.C. C. 2/A.38.230.8.4. The placement of impervious surfaces, fill material. excavation work, or the storage of construction materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to former K.C.C. 2/A.38.230.8.4.d. (2). Response: The tree retention plan and associated mitigation has been approved. Mjtjgatjon trees have been approved within the open space, Please see sbect L~100 of the apprgyed landscape Plan for the detailed mitigation calculations, as well as the Planting locations, 20. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K. C. C. 2/A.38.230.8.6. Response: All onsite trees are shown to be removed. This condition is not applicable. 21. If the adjacent Wehrman subdivision development (L04P0027) is not completed prior to final plat approval of the subject development, certification shall be provided by the King County Department of Updated 01-18-2017 10 Transportation that safe walking conditions are provided for public elementary schoolchildren residing in the subject development, along a reasonably direct and lawful route to their elementary school or, in the alternative, that they are provided with school bus service to the school and safe walking conditions are provided to the pertinent school bus stop. Response: The plats have been combined. In any event, the project requires a safe walking route from the project limits at SE 18S'h Street, west to 116'h Ave SE. . This condition is no longer applicable, but it has been met by the proposal as the applicant has wjdened the south side of SE 188th St to accommodate pedestrians walking to the school facilities. Cogger DECISION: Proposed Short Plat File No. L05S0040, revised and received on June 21, 2006 as described by Attachment 1 of this report is GRANTED PRELIMINARY APPROVAL; subject to the following conditions of final approval: 1. Title 19A A. Compliance with all platting provisions of Title 19A. of the King County Code Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC B. All persons having an ownership interest in the subject property shall sign on the face of the final short subdivision. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. C. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final short plat recording Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. 2. Surface Water Management (KCC 9) 2005 King County Surface Water Design Manual (SWDM) A. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual (KCSWDM). The facilities shall meet the requirements for Conservation Flow Control and Basic Water Quality menu in the KCSWDM. Response: The entire project is designed to achieve conservation flow control as required by the 2009 City of Renton Surface Water Design Manual. The requirements of this manual are equivalent to or more stringent than the 2005 KCSWDM. B. A drainage adjustment (L06V0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. This adjustment allows use of an of/site shared drainage facility in the adjoining plat of Flueve Des Voiles L04P0002. This short plat approval is therefore fully dependent on the construction of the above subdivision. Updated 01-18-2017 11 Response: The adjustment listed required that the FLEUVE DES VOILESplat provide volume in its surface water facilities to accommodate the Cogger plat. As all three plats, including the Wehrman plat have been combined and drain to a large pond, this condition is satisfied. 3. Road Standards (KCC 14) 1993 King County Road Standards All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). The proposed short subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: A. This short plat is fully dependent on the offsite road construction for the plat of Flueve Des Voiles. Access to the short plat is to be provided to SE 192"d Street through the plat of Flueve Des Voiles. Compliance with Section 1.03(0) of the KCRS is required prior to recording the short plat. Response: The three plats have been combined. This item is no longer applicable. All access roads are now complete. B. The internal access road (122nd Ave SE) shall be improved to the urban minor access street with sidewalk on one side. Response: All of the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the higher requirements of the City of Renton. This condition is satisfied. C. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: A variance has not been proposed. This item is no longer applicable. 4. Health (KCC 13) This project is exempt from further King County Health Department review. However. if improvements are required from the Sewer and/or the Water District, then verification shall be required from said District(s) that the improvements have been bonded and/or installed, prior to final recording of the short plat. Response: Three paper copies, and an electronic version, of the Substantial Completion letter issued by Soos Creek Water & Sewer District dated April 27, 2016 was provided with the original final plat application as Enclosure 24. 5. Building and Construction Standards (Title 16) A. The applicant shall comply with all applicable provisions of KCC 16.82. (grading) Response: The approved grading design was prepared in accordance with the City of Renton grading requirements. 6. Fire Code (KCC 17) Section 902 of the 2004 Edition of Uniform Fire Code Updated 01-18-2017 12 The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main and fire flow standards of Chapter 17.08 of the King County Code. Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal's office during plan review. 7. Zoning Code (KCC 21 A) A. Density and Dimensions (KCC 21A. 12) All lots shall meet the density and dimensions requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary short subdivision, whichever is larger. Minor revisions to the short subdivision, which do not result in substantial changes and/or do not create additional lots may be approved at the discretion of the Department of Development and Environmental Services. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. B. Street Trees (KCC 21A. 16) Street trees shall be provided as follows (per KCRS 5.03 and KCC 2/A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: The landscape olan, approved bv the Citv of Benton CBocale Timmons) on June 16 2016 shows street trees with an average of 40 feet on center a Iona all roads Please see sheet L-100 of the aooroved landscape Plan, An additional GORY of the Plan approved bx the Citv has been orovided to the Citv on Januarv 18, 2017, On December 1 2016, the Citv (Mona Pavis) insoected and confirmed the landscaPina is installed oec the approved plan. Landscaoina as-built drawioas were Provided to the citv on December 21, 2016, b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Drawjng Ng. 5-009 of the Kina County Road Standards have been submitted to the Citv on January 18, 2017 The approved landscape olan meets the required snacina from driveways, location reauirements, and the so· siaht distance trianale, c. If King County determines that the required street trees should not be located within the right- of-way, they shall be located no more than 20 feet from the street right-of-way line. Response: The Plat meets the requirement for the number of street trees reauired, as measured with an averaae of 40 feet on center per the approved landscape Plan. inspection. and aswbuilt, Additional trees were Planted in ooen spaces to meet the tree removal mitigation reauirements, These additional trees are not street trees. This condition does not apply to the mitigation trees in the ooen spaces. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Updated 01-18-2017 13 Response: : At time of olaotinas, the trees were owned bv the aoolicant, Ownership and maintenance gf street trees is now oer the City of Benton requirement to have the Citv own the trees-The replacement trees are including in Tracts I J K (open space tracts) and L <NGPA\, "Plat Notes" #6 on Sheet 2 of the orooosed final Plat mao submitted on December 21, 2016 states; Tracts "I", 0 J", and "K" are designated as open space tracts and are hereby convexed to the Canvon Terrace Homeowners Assodation for Ownersbio and Maintenance, "Plat Notes" #7 on Sheet 2 of the nrooosed final olat map submitted on December 21 2016 states; Tract "L" is desianated as a Native Growth Pmtection Area and is hereby convexed to the Canvon Terrace Homeowners Association for Ownership and Maintenance, All tracts wjthjn the plat are owned by the HOA. e. The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. As demonstrated on the landscaPina as-built trees do not indude POPiar cottonwood soft maples aum anv fruit·bearina trees or anv other tree or shrub whose roots are likelv to obstruct · utilities f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. Response: The City does not require this item; however, all plantings have been specified in to meet the City of Renton planting requirements. AU street trees haye been installed and insoected. The citv will maintain the street trees, oer citv standards, g. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: AJI street trees have been jnstaUed and inspected. The cjty wjU majntajn the street trees. per cjty standards. 8. Road Mitigation Payment System The applicant or subsequent owner shall comply with Road Mitigation-Payment System (MPS), King County Code 14. 75, by paying the required MPS fee and administration fee as determined by King County Department of Transportation. The applicant has an option to either: A. Pay the MPS fee at final short plat recording, or (8.) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of Updated 01-18-2017 14 short plat application and a note shall be placed on the face of the short plat that reads, "All fees required by King County code 14. 75, Mitigation Payment System (MPS) have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of the building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable as the County does not charge MPS fee and administration fee for construction in incoroorated areas, 9. A homeowner's association or other workable organization shall be established to the satisfaction of ODES which provides for the ownership and continued maintenance of the Tract A (recreation space) and shall be coordinated with the homeowner's association of the Plat of Fleuve Des Voiles File No. L04P0002. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 10. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14. 180 and K. C. C. 21 A. 14. 190 (i.e., sport court[ s ], children's play equipment, picnic table[ s ], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 11. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). Response: A homeowners association has been formed per the City of Renton requirements. 12. The applicant shall also meet those conditions established under the Plat of Fleuve Des Voiles File No. L04P0002, where the recreation space will be shared with both the plat and short plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. Updated 01-18-2017 15 Wehrman DECISION: The preliminary plat of the Wehrman subdivision, as revised and received April 19, 2006, is approved subject to the following conditions of approval: 1. Compliance with all platting provisions of Title 19A of the King County Code. Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. 3. The plat shall comply with the base density and minimum density requirements of the R-6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. 4. Any/all plat boundary discrepancy shall be resolved to the satisfaction of DOES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. Response: All boundary issues have been resolved. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). Response: Following annexation, roads are under the jurisdiction of the City of Renton and have been designed to King County standards as stated in the approved Plat Modification Document (finding #9). Street sections were designed according to the approved sections as also listed in finding #9. Street designs were approved by the City of Renton. 6. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17. 08 of the King County Code. Updated 01-18-2017 16 Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal's office during plan review. 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. DOES approval of the drainage and roadway plans is required prior to any construction. Response: The entire project is designed in accordance with the 2009 City of Renton Surface Water Design Manual. The requirements of this manual are equivalent to or more stringent than the 1998 KCSWDM. b. Current standard plan notes and ESC notes, as established by DOES Engineering Review, shall be shown on the engineering plans. Response: All current ESC notes and any other items established by the City of Renton review have been included on the approved engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with DOES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." Response: Notes on the final plat are per the City of Renton requirements. d. The drainage detention facility shall be designed to meet at a minimum the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). Response: All three plats have been combined and drain to a large pond, which meets 2009 RSWDM requirements for level 2 flow control. This condition is satisfied. Updated 01-18-2017 17 e. Storm drain stubs for future connection shall be provided along the west property line in general conformance with the Preliminary Grading and Storm Drainage Plan received Apri/19, 2006, unless otherwise approved by DOES. Response: A storm drain stub along the western property line at the end of Road D is provided to allow for discharge from the adjacent property's flow control facilities. This location is the only location required to provide for future connection. All other adjacent properties will drain to the locations identified in the approved TIR and as shown on the approved storm drainage plan sheets. f. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the proposed site grading, road design, rock or retaining walls and drainage detention facility design. The geotechnica/ engineer shall evaluate the site for potential groundwater seeps and provide design recommendations to address groundwater found. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. Response: All of these recommendations have been provided in the Geotechnical report, which is included in the approved TIR. Recommendations have been implemented into the design. g. Special geotechnical construction inspection of the site grading, road construction, rock or retaining walls and drainage facility, is required to ensure compliance with the geotechnical recommendations. Inspection reports shall be submitted to the assigned Land Use Inspector during the construction phases of those facilities. A final construction report shall be submitted verifying compliance with the geotechnical recommendations. Response: Geotechnical inspections are per the City of Renton requirements. 8. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Road A shall be improved at a minimum to the urban subaccess street standard. A temporary turnaround shall be provided at the south end of Road A. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006, unless otherwise approved by DOES. It is intended that this improvement will match the proposed road improvements for the plat of Fleuve des Voiles File L04P0002. Response: All of the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. As the three plats have been combined and access will be completed to both SE 188'" st and SE 192"" St prior to occupancy, this condition no longer applies, but its original intent will be satisfied. b. FRONTAGE and OFFS/TE: The frontage and offsite portion of SE 188th Street from the west property boundary west to the existing road pavement shall be improved at a minimum to the urban half-street standard. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006. Other designs for this frontage and offsite improvement may be considered, as approved by DOES. Updated 01-18-2017 18 Response: SE 188'" St will be improved to match the pavement width section of the existing stretch of SE 188'" St as it continues west. This section will have (2) 1 O' drive lanes and a sidewalk on one site. c. Offsite Walkway Improvements: These walkway improvements shall be designed in general conformance with the conceptual school walkway plan submitted April 19, 2006, unless otherwise approved by ODES as providing sufficient safe walking conditions for resident schoolchildren to their pertinent bus stops/schools. These improvements shall include any necessary grading and storm drainage work necessary to either tight-line the abutting roadside ditches or relocate the ditches within existing right-of-way. • SE 188"' Street (12(1h Avenue SE to match into the above U,-street improvement near the west plat boundary) shall be widened to provide and eight (8) foot wide paved shoulder along the south side of the street. Response: The approved plans include the addition of an (8) foot wide paved shoulder along SE 188"' St to the west of the plat boundary. • SE 188th St (116th Ave SE to 12(1h Ave SE) shall be widened to provide a minimum 16 foot wide paved surface as measured from the construction centerline. This will provide an 11-foot wide travel lane and a 5-foot wide paved shoulder. Response: The approved plans include the addition of pavement to provide a 16 foot wide paved surface. • 120th Ave SE (SE 188th St to SE 184th St.) shall be widened to provide a minimum 16 foot wide paved surface as measured from the construction centerline. This will provide an 11-foot wide travel lane and a 5-foot wide paved shoulder. Response: The Renton school district has stated that school children from this plat will walk to one of two bus stops along SE 188'" Street and will not walk to the bus stop at the intersection of SE 184'" St and 1201• Ave SE as it is farther away. This condition states that this requirement may be omitted if it can be demonstrated that it provides safe walking conditions for children to their pertinent bus stops. Email confirmation of this was provided to Mead & Hunt, Inc., by Helen Shindell-Butler of Renton Schools on December 4, 2014. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: Variance(s) have not been proposed. This condition is satisfied. 9. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. Updated 01-18-2017 19 10. The applicant or subsequent owner shall comply with King County Code 14. 75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either; (I) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14. 75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable. 11. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in K. C.C. 21 A.24. Permanent survey marking and signs as specified in K.C.C. 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Response: Sensitive areas will be dealt with per the City of Renton requirements. 12. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K. C. C. 21 A.24 shall also be addressed by the applicant. A. Wetlands The Class 1 wetland shall have a minimum buffer of 100 feet, measured from the wetland edge. The wetland and its respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. Response: Following annexation, the 100' buffer remains, but has been averaged in some areas in accordance with the City of Renton critical areas ordinance. B. Streams The Class 2 stream used by salmonids shall have a minimum 100-foot buffer, measured from the ordinary high water mark (OHWM). The stream(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. Response: The class 2 stream is significantly farther than 100' from the project. It is located several hundred feet to the east of the wetland's edge. Building setbacks are shown 15' from the edge of the native growth protection area tract. C. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K. C. C. 21 A.24, then a detailed plan to mitigate for impacts from those alterations will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are Updated 01-18-2017 20 installed according to the plan. Once the mitigation work is completed to a DOES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be implemented prior to final inspection of the plat. Response: Proposed wetland and buffer impacts were approved following completion of the financial guarantee. The financial guarantee includes money to cover the costs of installation as well as monitoring and maintenance for a period of five years. D. Geotechnical The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K.C.C. 21A.06.415). The delineation of such areas shall be approved by a DOES geologist. The requirements found in K.C.C. 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. Response: No erosion hazard areas were defined by the geotechnical engineer. The geotechnical engineer did provide temporary and permanent slope recommendations in the report, which has been submitted to the City of Renton. The City of Renton did provide guidance on seasonal erosion control practices, which have been implemented by the contractor to the satisfaction of the City of Renton inspector. 13. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15.foot building setback line, unless otherwise provided by law. Response: Sensitive areas will be dealt with per the City of Renton requirements. Updated 01-18-2017 21 14. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 2/A.14. 180 and K.C. C. 21 A. 14. 190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 15. A homeowners' association or other workable organization shall be established to the satisfaction of ODES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). Response: A homeowners association will be created and in place per the City of Renton's requirements. 16. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 2/A.16.050): a. Trees shall be planted at a rate of one tree for eve,y 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: The landscape Plan, aooroved bv the CiJv of Benton <Bocale Timmons} on June 16, 2016 shows street trees with an averaae of 40 feet on center a Iona all roads Please see sheet L-1 oo of the approved landscape Plan An additional coov of the Plan aooroved bv the Citv bas been orovided to the Citv on January 18 2017 On December 1, 2016, the Citv {Mona Pavis) inspected and confirmed the landscaoina is installed oer the approved Plan. Landscaoina as-built drawinas were provided to the citv on December 21, 2lU.§.. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Drawjng No. 5-009 of the Kina Countv Road Standards have been submitted to the Citv on January 18 2017 The approved landscape clan meets the reauired spaPina from drivewavs, location reauirements and the 50' siaht distance triangle c. If King County determines that the required street trees should not be located within the right-of- way, they shall be located no more than 20 feet from the street right-of-way line. Updated 01-18-2017 22 Response: The olat meets the reauireroent for the number of street trees reauired as measured with an average of 40 feet on center, Per the aooroved landscape Plan, inspection and as-built, Additional trees were Planted in oeen spaces to meet the tree removal mitigation requirements, These additional trees are not street trees. This condition does not apply to the mjtjgatjon trees jn the open spaces. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Response: At time of Plantinas the trees were owned bY the applicant Ownership and maintenance of street trees is now oer the Citv of Benton reauirement to have the City own the trees. The reolacement trees are indudina in Tracts I. J, K Copen space tracts> and L INGPAJ. "Plat Notes" #6. on Sheet 2 of the proposed final plat map. submitted on December 21, 201 s states: Tracts "I", UJ", and "K" are designated as ooen space tracts and are hereby conveved to the Canvon Terrace Homeowners Association for Ownership and Maintenance. "Plat Notes" #7, on Sheet 2 of the orooosed final olat map, submitted on December 21, 2016 states· Tract "L" is desianated as a Native Growth Protection Area and is hereby conveyed to the Canvon Terrace Homeowners Association for Ownership and Maintenance All tracts within the Plat are owned bv the HOA, e. The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples. gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. As demonstrated on the laodscaPina as- byjlt. trees do not include poplar. cottonwood. soft maples. gum. any fryjt-bearjng trees. or any other tree or shrub whose roots are likely to obstruct utilities f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. Response: The City of Renton does not require this item. All street tree planting plans have been approved as part of the construction permit engineering plan set. AU street trees have been installed and inspected The city will maintain the street trees per city standaa;ts g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if SE 188th Street in the subject area is on a bus route. If SE 188th Street in the subject area is on a bus route, the street tree plan shall also be reviewed by Metro. Updated 01-18-2017 23 Response: 124th Ave SE is not on the 2014 Metro Transit System -Southeast Area map. The nearest bus stops are located to the north in Fairwood and to the west along Benson Highway. h. The street trees must be installed and inspected, or a performance bond posted, prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after ODES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: All street trees have been installed and insoected The dtv wm maintain the street trees. oer citv standards, 17. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. Response: Inspection fees will be paid per the City of Renton's fee schedule. 18. To implement K.C.C. 21A.38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements of K.C.C. 21A.38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with K.C.C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to K.C.C. 21A.38.230.B.4.d.(2). Response: The tree retention plan and associated mitigation has been approved by the City of Renton. 19. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K.C.C. 21A.38.230.B.6. (Note that the tree retention plan shall be included as part of the final engineering plans for the subject plat.) Response: All onsite trees are shown to be removed. This condition is not applicable. Updated 01-18-2017 24 City of Renton -Summit Homes Modification Reconsideration Response 1. Expiration Date: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09- 052/L04P0002) was originally set to expire on January 12, 2015. The Cogger Short Plat (LUA09- 016/LOSS0040) was set to expire on February 16, 2015. The Wehrman Preliminary Plat (LUA09- 025/L04P0027) was set to expire on August 10, 2014. As part of the requested modification to combine all three plats into one subdivision the applicant requested a merger of all of the expiration dates into the latest expiration date (Cogger). Staff was in support of a merged expiration date for the combined application and noted an expiration date of February 16, 2015 which did not reflect the 10-year allowance per SHB 1074 for Preliminary Plat expiration periods. The Cogger Short Plat would not.be eligible for this expiration allowance as it is a short plat. However, the Flueve de Voiles Preliminary Plat is entitled to a 10-year expiration period resulting in an expiration date for the modified plat at January 12, 2016. Response: Acknowledged. Summit Frenchies, LLC seeks to record the final plat during late 2016. Most recently, the City has extended the plat expiration to January 17, 2017. 2. Recreation: Per KCC 21 A. 14 residential subdivisions, more than four units, developed at a density of eight units or less per acre, are required to provide 390 square feet of recreation space on-site. A 72 lot proposal would require 28,080 square feet of recreation space. The reconsideration request outlines the provision of trail connections to Soos Creek Regional Trail as well as passive recreation space throughout the site. As a result, the applicant is requesting that Condition #6 be eliminated. Staff concurs that the provision of two trail connections to the Soos Creek Regional Trail system and the passive recreation throughout the plat meets the intent of the required recreation space and Condition #6 would be eliminated. Response: Two trail connections are provided and are indicated on the final plat drawings. 3. The applicant has drawn attention to a number of scrivener errors in the decision. Specifically, there were references related to: a. Project location: The project location was incorrectly noted as southeast of 162"' Avenue SE and SE 140" Street (Page 1 ). Response: Acknowledged. b. Trail Connections: The trail connections were incorrectly conditioned to be extended to the westerly boundary (Page 5). Response: Acknowledged. c. Wetlands: The project description incorrectly made reference to wetlands on the subject site (Page 1). Response: Acknowledged. The only wetland near the site is the large wetland at the valley floor. Updated 01-18-2017 25 d. Optional Sidewalk: The road layout section of the approved modification notes that an optional 5- foot sidewalk would be provided on the opposite side of the sidewalk (Page 3). Response: The optional sidewalk will be omitted on all roads except Road A, where it is required to provide access to homes on lots 38-54. These homes will have stairs providing access to Road A. e. Stormwater Discharge Location: The discharge for the primary stormwater facility would not be limited to the central portion of the eastern edge of the property (Page 4). Response: The primary discharge location is to the pond at the central portion of the eastern property line; however, there are additional discharge locations. 124'" Ave SE discharges to locations near SE 192"d St, while lots 59-70 discharge via dispersion to the north of the pond. f. Stormwater Detention: The detention and treatment for the portion of the roadway that could not be captured by the onsite vault would not be limited to being captured in SE 192"d St (Page 4). Response: The portion of the roadway (124'" Ave SE) that cannot be captured, discharges to the downhill side of the roadway/Soos Creek Trail prism and into the buffer. The portion of the project that discharges to SE 192°• St is located within the City of Kent. The overall intent and result is that natural drainage patterns be maintained. 4. The Summit Homes Preliminary Plat minor modification, Project Number LUA 13-000840, MOD is approved. and will expire on January 12. 2016, and is subject to the following conditions of approval: a. Prior to the application for the Final Plat, 3 full size copies and a 8-112 x 11 inch reduction of a final plat plan shall be submitted to the Planning Division project manager. Response: The final plat is being submitted b. The applicant is advised that all code requirements and conditions of plat approval are still applicable to the development of the site in addition to mitigations measures issued as part of the SEPA. The applicant should also understand that Environmental SEPA Review may be required for future modifications to the plat plan. Response: Acknowledged. No further review SEPA review or additional SEPA requirements related to this project have been requested. c. The applicant shall provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access along SE 192nd St. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. Response: Both Kent and Renton have issued approvals and permits for their portions of the design. This condition has been satisfied. d. The applicant shall be required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. Updated 01-18-2017 26 e. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. Response: The landscaping plans have been submitted to and approved by the planning project manager. The cjty approved street ijahtjna permit IUJ soo1099}. has been jssyed after submittal of a street liahtina analvsis, f. The applicant shall provide a revised plat plan depicting two connections to the eastern border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. Response: The revised plans have been submitted and approved by the planning manager. UpdatedOl-18-2017 27 DEPARTMENT OF CC )iNITY AND ECONOMIC DEVELOPMENT MINOR MODIFICATION OF AN APPROVED PRELIMINARY PLAT ~ APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING DESIGNATION: PROJECT LOCATION: EVALUATION FORM & DECISION Summit Homes Modification (LUAB-000804) LUA13-000804, MOD Rocale Timmons, Senior Planner Ryan Kohlman Triad Associates 12112 llS'h Ave NE Kirkland, WA 98034 King County R-6 Southeast of 162nd Avenue SE and SE 140th Street SUMMARY OF REQUEST: The applicant is requesting a Minor Modification to the approved . Wehrman, Flueve des Voiles (FDV), & Cogger Plats. The modification includes a revised lot layout, landscaping and utility plan. The original applications, totaling 77 lots, were all filed with the King County Department of Development and Environmental Services (KC DOES) for Environmental (SEPA) Review and Preliminary Plat approval (KC DOES File No. L04P0034). The subject property is located within the City's Residential -4 (R-4) dwelling units per acre zoning designation; however, the project is vested to King County's R-6 zoning development regulations. The applicant is requesting a merger of all three projects with a reduction in the number of lots to 72 lots and the realignment of the internal road system. There are wetlands located on the subject property as well as sensitive slopes. EXHIBIT 6 Project Location City of Renton Department of G ')v and Economic Development Administrati, SUMMIT HOMES PIA T MODIF/CAT/b,f' - )ication Request Report & Decision WA13·000804, MOD Report of September 11, 2013 Page2of6 A. EXHIBITS: 1. Revised Plat Plan 2. FDV Hearing Examiner Preliminary Plat Decision, dated January 12, 2007 3. Cogger Short Plat Decision, dated April 28, 2009 4. Wehrman Hearing Examiner Preliminary Plat Decision, dated August 10, 2006 5. Comment Letter -King County j s. FINDINGS OF FACT: 1. On January 12, 2007 approval was received for a 39-lot plat (Fleuve de Voiles) from King County Department of Development and Enviromental Services {KC DDES) for Environmental (SEPA) Review and a Preliminary Plat (LUA09-052/L04P0002). The 7.7 acre parcel is located within the City's Residential -4 (R-4) dwelling units per acre zoning classification; however, the project is vested to King County's R-6 zoning development regulations (see Exhibit 2, FDV Hearing Examiner Preliminary Plat Decision). 2. On February 16, 2007 approval was received for an adjacent eight lot short plat, Cogger Short Plat, from KC DDES (LUA09-016/LOSS0040). The Cogger Short Plat is also located within the City's R-4 zoning classification; however, it is also vested to King County's R-6 zoning development regulations. The Cogger Short plat's access is dependent on the-Fleuve de Voiles plat improvements and could not be developed without the public and private infrastructure of the larger plat. As a result, KC DDES combined the two applications into one "development" for the purposes of SEPA review (see Exhibit 3, Hearing Examiner Preliminary Plat/Appeal Decision, dated April 28, 2009). 3. On August 10, 2006 approval was received for an adjacent 30-lot preliminary plat, Wehrman Preliminary Plat, from KC DDES (LUA09-02S/L04P0027). The Wehrman Preliminary Plat is also located within the City's R-4 zoning classification; however, it is also vested to King County's R-6 zoning development regulations (see Exhibit 4, Hearing Examiner Preliminary Plat Decision). 4. The applicant, Summit Homes is requesting changes to the approved Short and Preliminary Plats in order to do the following: a. Combine all three plats into one subdivision and merge the expiration dates into the latest expiration date. b. Reduction in the total number of lots; from 77 to 72 lots. c. Addition of a secondary emergency vehicle access from SE 192"d St. d. Realignment of roads to accommodate existing grades on site. e. Provide consistent lot sizes on average 4,000 square feet. f. Combination of single stormwater detention/treatment facility. MINOR Modification -Summit homes City of Renton Department of L ·-~ and Economic Development Administrat SUMMIT HOMES PIA T MOD/FICA Tfc,,(' Report of September 11, 2013 , )ication Request Report & Decision LUA13-D00BD4, MOD Page3of6 g. Removal of parcel #3323059010 from the proposed subdivision in order to convey to King County to be.used for the placement of the Soos Creek Trail. h. Trail connections to King County's Soos Creek Regional trail in two locations. One would be in the northerly portion of the project site across the northeast parcel roughly in the vicinity of SE 1881h St, and another in the southerly portion of the project in the vicinity of 1241h Ave SE. 5, Staff received comments from the King County Parks and Recreation Division (Exhibit 5) related to the Soos Creek Regional Trail. 6. No other public or agency comments were received. 7. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 8. Lot Dimensions/Lot Layout: There are no minimum lot size or depth requirements in the KC R-6 zone. A minimum lot width of 30 feet is required. As proposed, all lots continue to meet the requirements for minimum width. 9. Road Layout: While the applicant is vested to the King County Road Standards, they have elected to improve the road sections with conformance to some of the City of Renton street standards. Street improvements that exceed King County Road Standards include: vertical curbs; landscape planters between the back of the curb and some of the sidewalks within the plat; and on-street parallel parking. The proposal provides for a highly connective grid system and the conceptual design achieves better accessibility for both pedestrian and vehicular access. Internal access was modified by creating a road that moves through the property, from SE 192"' to SE 1881 h St. The applicant is proposing a 40 to 45-foot wide right-of-way containing: 20 feet of travel (two 10-foot lanes), 6 feet of parking with 8-foot planter on one side, and 5-foot sidewalk on one side of the street with an optional 5-foot sidewalk on the opposite side of the sidewalk. About midway through the FDV property, a stub road (Road B) continues in a southwesterly direction, providing access to an alley and to other roads serving the remainder of the property. The alley is paved 20 feet in width. Road B intersects Road C, both would be 40 feet wide, which runs in a roughly north/south direction. At the northern terminus of Road C is Road D, also 40 feet wide, which provides future access to properties adjacent to the FDV project to the west. The southern terminus of Road C is proposed to end in a secondary emergency vehicle access out to SE 192"' St per input from the City of Renton Fire Department. This emergency vehicle access is proposed to eliminate the need for a cul-de-sac at the intersection of Road C and Road D. It would be 20 feet wide and would be gated at the property edge. The type of gate is to be determined with the Fire Department. The bordering street to the south, SE 192"' St is maintained by the City of Kent. As a result the emergency vehicle access to SE 192"' St must be approved by the City of Kent Transportation Department. Staff recommends, as a condition of approval, the applicant provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access MINOR Modification -Summit homes City of Renton Department of C "\v and Economic Development SUMMIT HOMES PIA T MOD/FICA r,.,,{· Report of September 11, 2013 Administrati Jication Request Report & Decision . WAH-000804, MOD Page4of6 along SE 192"' St. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. 10. Drainage: Storm drainage for the Wehrman Plat was conveyed through a series of pipes to a detention/treatment pond in the southeast corner of the property. The FDV/Cogger plat similarly captured stormwater and conveyed it through a series of pipes to a detention/treatment facility.· The FDV /Cogger facility was split by a road but connected via pipe under the road. Both projects discharge treated stormwater to their natural discharge points. In the proposed modification, storm drainage from the majority of the lots and roadways would be conveyed in the roadways to a single storm water detention and water quality treatment vault centrally located along the eastern edge of the development. Treated stormwater would be released through an outfall at the natural discharge location along the central portion of the eastern edge of the development. Storm drainage detention and water quality treatment for the portion of the entry roadway that cannot be captured in the above vault, would be addressed by over-sizing the above facility or by the addition of another smaller facility as a vault or pond in the existing SE 192"' Street right-of- way with an outfall at the natural discharge location. 11. Street Lighting: Street lighting is required on all public streets. A street analysis was not provided with the application materials. Therefore, staff recommends as a condition of approval the applicant is required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. 12. Landscaping: The applicant did not provide a conceptual landscape plan with the modification materials. In order to provide continuity along the streetscape staff recommends, as a condition of approval, the applicant provide a detailed landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. 13. Recreation: Per KCC 21A.14 residential subdivisions, more than four units, developed at a density of eight units or less per acre, are required to provide 390 square feet of recreation space on-site. The 72 lot proposal would require 28,080 square feet (72 lots x 390 square feet= 28,080 square feet) of recreation space. The area on top of the vault is proposed to be an active recreational space. It is unclear how much recreation space is proposed throughout the various recreation tracts and a detailed recreation plan was not provided with the proposed modification materials. Therefore staff recommends as a condition of approval a detailed recreation space plan, complying with KCC 21A.14 be submitted for review and approval by the Current Planning Project Manager prior to construction permit approval. 14. Soos Creek Trail: King County is pursuing purchase of tax parcel 3323059010 (See Exhibit S), which is a triangular parcel in the northeast corner of the subject property. King County's purchase is intended to keep the property as a "native growth protection area" in addition to the construction of the Soos Creek Regional Trail. As a result of the pending purchase the applicant is requesting the parcel be eliminated from the proposed subdivision. Staff is supportive of this request in that the land would be conveyed to King County for permanent open space and trail improvements. This parcel is expected to be conveyed to King County prior to final plat. The applicant is proposing trail connections to King County's Soos Creek Regional trail in two locations. One would be in the northerly portion of the project site across the northeast parcel MINOR Modification -Summit homes City of Renton Deportment of l ...,\v and Economic Development Administrat SUMMIT HOMES PLAT MOD/F/CAT/a,(' Report of September 11, 2013 )ication Request Report & Decision WA13-000804, MOO Page 5 of6 roughly in the vicinity of SE 188'h St, and another in the southerly portion of the project in the vicinity of 124'' Ave SE. However, the provided plat plan does not depict such connections. Therefore, staff recommends as a condition of approval the applicant provide a revised plat plan depicting two connections to the western border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. 15. Expiration: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09- 052/L04P0002) is set to expire on January 12, 2015. The Cogger Short Plat (LUA09- 016/L05S0040) is set to expire on February 16, 2015. And the Wehrman Preliminary Plat (LUA09- 025/LD4P0027) is set to expire on August 10, 2014. As part of the request to combine all three plats into one subdivision the applicant is requesting a merger of all of the expiration dates into the latest expiration date (Cogger). Staff is in support of a merger of the expiration dates for the combined application which would result in an expiration date of February 16, 2015. I C, CONCLUSIONS: The following table contains an analysis of the criteria outlined in RMC 4-7-0SOM: Criteria Criteria Met There is no decrease the aggregate area of open space in the subdivision X by ten percent (10%} or more. There is no increase the number of lots in the subdivision beyond the X number previously approved. The proposal does not result in a violation of development standards. X The proposal does not relocate any roadway access point to an exterior X street from the plat. The applicant is not proposing the phasing of plat development. X The proposal does not increase significantly any adverse impacts or X undesirable effects of the plat on the community or surrounding area. I D. DECISION: The proposal satisfies 6 of the 6 criteria listed in RMC 4-7-0SOM for approval of modifications. Therefore, the Summit Homes Preliminary Plat minor modification, Project Number LUA13-000804, MOO is approved, will expire on February 16, 2015, and is subject to the following conditions of approval: 1. Prior to the application for the Final Plat, 3 full size copies and a 8 Y, x 11 inch reduction of a final plat plan shall be submitted to the Planning Division project manager. MINOR Modification -Summit homes City of Renton Department of Ci ), and Economic Development SUMMIT HOMES PIA T MOD/FICA TIO, Report of September 11, 2013 Administrati' )ication Request Report & Decision LUA13-000804, MOD Page 6 of6 2. The applicant is advised that all code requirements and conditions of plat approval are still applicable to the development of the site in addition to mitigations measures issued as part of the SEPA. The applicant should also understand that Environmental SEPA Review may be required for future modifications to the plat plan. 3. The applicant shall provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access along SE 192nd St. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. 4. The applicant shall be required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. 5. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. 6. A detailed recreation space plan, complying with KCC 21A.14 shall be submitted for review and approval by the Current Planning Project Manager prior to construction permit approval. 7. The applicant shall provide a revised plat plan depicting two connections to the western border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. '5(0-f C.E. "Chip" Vincent, Administrator Date Department of Community & Economic Development The decision to approve the modification(s) will become final if not appealed in writing together wi.th the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on September 25, 2013. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7th Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Roca le Timmons, at 425.430.7219 or rtimmons@rentonwa.gov. MINOR Modification -Summit homes Denis Law Mayor Septe~2013 ~3:20l3 Ryan Kohlmann Triad Associates 12112 115th Ave NE Kirkland, WA 98034 EXHIBIT 7 Department of Community and Economic Development C.E."Chip"Vincent, Administrator SUBJECT: Summit Homes Modification Reconsideration Response LUA13-000840, MOD Dear Mr. Kohlmann: This office is in receipt of your reconsideration request, dated September 24, 2013 (received September 24, 2013), in which you requested reconsideration of the above- mentioned Preliminary Plat Modification decision (attached). Your request appears to be in regards to the following: 1. . Expiration Date 2. Recreation Space (Condition #6) 3. Scrivener's Errors 1. Expiration Date: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09-052/L04P0002) was originally set to expire on January 12, 2015. The Cogger Short Plat (LUA09-016/L05S0040} was set to expire on February 16, 2015. The Wehrman Preliminary Plat (LUA09-025/L04P0027} was set to expire on August 10, 2014. As part ofthe requested modification to combine all three plats into one subdivision the applicant requested a merger of all ofthe expiration dates into the latest expiration date (Cogger}. Staff was in support of a merged expiration date for the combined application and noted an expiration date of February 16, 2015 which did not reflect the 10-year allowance per SHB 1074 for Preliminary Plat expiration periods. The Cogger Short Plat would not be eligible for this expiration allowance as it is a short plat. However, the Flueve de Voiles Preliminary Plat is entitled to a 10-year expiration period resulting in an expiration date for the modified plat at January 12, 2016. 2. Recreation: Per KCC 21A.14 residential subdivisions, more than four units, developed at a density of eight units or less per acre, are required to provide 390 square feet of recreation space on-site. A 72 lot proposal would require 28,080 square feet of recreation space. The reconsideration request outlines the provision of trail connections to Soos Creek Regional Trail as well as passive recreation space throughout the site. As a result, the applicant is requesting that Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov Ryan Kohlmann Page 3 of 3 October 3, 2013 ) ) Condition #6 be eliminated. Staff concurs that the provision of two trail connections to the Soos Creek Regional Trail system and the passive recreation throughout the plat meets the intent of the required recreation space and Condition #6 would be eliminated. 3. The applicant has drawn attention to a number of scrivener errors in the decision. Specifically, there were references related to: a. Project location: The project location was incorrectly noted as southeast of 162"d Avenue SE and SE 1401h Street (Page 1). b. Trail Connections: The trail connections were incorrectly conditioned to be extended to the westerly boundary (Page 5). c. Wetlands: The project description incorrectly made reference to wetlands on the subject site (Page 1). d. Optional Sidewalk: The road layout section of the approved modification notes that an optional 5-foot sidewalk would be provided on the opposite side of the sidewalk (Page 3). e. Stormwater Discharge Location: The discharge for the primary stormwater facility would not be limited to the central portion of the eastern edge of the property (Page 4). f. Stormwater Detention: The detention and treatment for the portion of the roadway that could milt be captured by the onsite vault would not be limited to being captured in SE 192"d St (Page 4). All of the scrivener errors are immaterial to the decision however this letter serves to include the following in order to clean the record: a. The project location should be noted as being south of SE lBB'h St and east of 120'h Ave SE. b, The trail connections should be noted as being required to be extended to the eastern property boundary. c. The project site does not contain wetlands but does contain wetland buffers. d. The applicant is proposing a 40 to 45-foot wide right-of-way containing: 20 feet of travel (two 10-foot lanes), 6 feet of parking with an 8-foot planter on one side, and 5-foot sidewalk on one side of the street with an optional 5-foot sidewalk on the opposite side of the street. e. The discharge for the primary stormwater facility may also be discharged to the existing conveyance along the north side of SE 192"d St. f. The detention and treatment for the portion of the roadway that cannot be captured by the on-site vault may occur within 124th Ave SE or SE 192"d St. Reconsideration V.1 Ryan Kohlmann Page 3 of 3 October 3, 2013 ) ) I hope that this clarifies the concerns raised in your letter. A new appeal period will commence upon issuance of this reconsideration letter. The Summit Homes Preliminary Plat minor modification, Project Number LUA13- 000840, MOD is approved, and will expire on January 12, 2016, and is subject to the following conditions of approval: 1. Prior to the application for the Final Plat, 3 full size copies and a 8 Y, x 11 inch reduction of a final plat plan shall be submitted to the Planning Division project manager. 2. The applicant is advised that all code requirements and conditions of plat approval are still applicable to the development of the site in. addition to mitigations measures issued as part of the SEPA. The applicant should also understand that Environmental SEPA Review may be required for future modifications to the plat plan. 3. The applicant shall provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access along SE 192"d St. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. 4. The applicant shall be required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. 5. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. €i. A eletaileel reereatien SJ3ace J3lan, CSf'flf:J"lyiAg witR KCC 21A.14 sl=iall Be st:t8mitte8 far review aREI a1313reval lily tRe Ci;rreRt PlaAAiAg Prejeet MaAager 13rier ta eenstrt:tetien permit apJ3reval. . 7. The applicant shall provide a revised plat plan depicting two connections to the eastern border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. The new appeal period will be held open until October 17, 2013 at 5:00 p.m. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. Reconsideration V.l Ryan Kohlmann Page 3 of 3 October 3, 2013 ) ) If this office can provide any further assistance, please feel free to contact the Project Manager, Rocale Timmons, at (425) 430-7219. Sincerely, C.z. C.E. "Chip" Vincent, CED Administrator cc: Jennifer Henning, Current Planning Manager Rocale Timmons, Senior Planner Parties of Record File LUA13-000840, MOD Reconsideration V.1 Jan Illian Development Engineering City of Renton Community and Economic Development 1055 South Grady Way Renton, WA 98057 nEAL ESTATE INVESTMl::N IS. LAND o::vELOPMENT. PROJECT MANAGEMENT September 26, 2016 COURIER DELIVERY ~ECEIVED SEP 2 6 2016 CITY OF RENTON PLANNING o,v,s,oN RE: Final Plat Submittal for the Plat of Canyon Terrace City of Renton File No. LUA 13-000840 I NS Job No. 9663 I BCE Job No. 17601 Dear Jan: On behalf of our client, Summit Homes, we are submitting the following documents for the Final Plat application for the plat of Canyon Terrace: 1. One (1) check in the amount of $1,545 made payable to the City of Renton for the required submittal fees 2. Three (3) copies of the City of Renton Waiver form dated September 6th, 2016 3. One (1) original and two (2) copies of the Land Use Permit Master Application form signed and notarized dated September 8, 2016 4. Three (3) copies of the King County Density Worksheet prepared by Barghausen Consulting Engineers, Inc. dated September 13, 2016 5. Three (3) copies of the Confirmation of Compliance with all Conditions of Plat Approval dated September 16, 2016 6. Three (3) copies of the current Title Report (5th Update) prepared by Chicago Title Company dated September 23, 2016, including three (3) copies of each of the referenced underlying documents 7. Three (3) copies of the draft Homeowners' Association Covenants Conditions and Restrictions (CC&Rs) 8. Three (3) copies of the City of Renton Post Office mailbox location approval dated May 13, 2015 9. Three (3) copies of the updated SEPA Checklist dated September 26, 2016 prepared by George Steirer of Plan to Permit, LLC 10. Three (3) copies of the Neighborhood Detail Map prepared by Barghausen Consulting Engineers, Inc. dated March 10, 2016 11. Three (3) copies of the Overall Plat Plan prepared by Triad Associates dated June 24, 2013 12. Three (3) copies of the Final Plat Map prepared by Dowl Engineers dated September 15, 2016 13. Three (3) copies of the complete Field Calculations prepared by Dowl Engineers dated September 14, 2016 18215 72ND AVENUE SOUTH KENT. WA 98032 (425) 251-6110 (425) 251-8782 FAX WWW.NOVASTARDEV.COM Jan Illian City of Renton Community and Economic Development -2 -September 26, 2016 14. Three (3) copies of the approved Buffer Mitigation Plan prepared by The Watershed Company dated October, 24, 2016 15. Three (3) copies of the approved Landscape Plans prepared by Weisman Design Group dated June 16, 2016 16. Three (3) copies of the Irrigation Sprinkler Plans prepared by Weisman Design Group dated June 16, 2016 (included in landscape plan set above) 17. Three (3) copies of the Certificate of Incorporation for the Homeowners' Association, dated September 14, 2016 18. Three (3) copies of the Fleuve Des Vais Hearing Examiner Decision dated January 12, 2007 19. Three (3) copies of the Gagger Short Plat preliminary approval dated February 16, 2007 20. Three (3) copies of the Wherman Hearing Examiner Decision dated August 10, 2006 21. Three (3) copies of the Minor Modification Approval by the City of Renton dated September 11 , 2013 22. Three (3) copies of the Minor Modification Approval Reconsideration Response by the City of Renton dated September 23, 2013 23. Three (3) copies of the Tree Retention and Land Clearing Plans as approved by the City of Renton dated July 3, 2015 24. Three (3) copies of the Substantial Completion letter issued by Soos Creek Water & Sewer District dated April 27, 2016 25. Three (3) copies of City of Renton School District bus stop locations on S.E. 188th Street 26. One (1) 8 1 /2-inch by 11-inch legible plan reduction (mylar) and one (1) 8 112-inch by 11-inch photocopy of each reduction 27. One (1) CD containing electronic files of all submittal documents We are confident that the enclosed documents address all of the final plat requirements for the plat of Canyon Terrace. Please review the enclosed at your earliest convenience. If you have any questions, or need additional information, please contact me. Thank you. GWP/ps/kn 17601 c.004.doc enc: As Noted cc: Bryan White, Summit Homes of Washington, LLC EXPIRATION OF FINAL PLAT: A final plat, which has not been recorded within six months after approval by the City Council shall expire and be null and void. The plat may be resubmitted as a preliminary plat. 7 H: \CE D\Data \Forms-Templates \Self-Help Ha ndouts\Planni ng\fp.doc Rev: 02/2015 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Print Form Reset Ferm Save Form --------Rerttei¥® SEP 2 6 2016 Planning Division CITY OF RENTON LAND USE PERMIT MASTER APPLICATIO~N PROPERTY OWNER(S) PROJECT INFORMATION Summit Frenchies, LLC NAME: by Summit Homes of Washington, LLC by Bryan White, manaqer PROJECT OR DEVELOPMENT NAME: Canyon Terrace PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS 16000 Christensen Road, Suite 303 S.E.192nd Street and 124th Avenue S.E. CITY Tukwila, WA ZIP 98188 TELEPHONE NUMBER: (253) 854-0415 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 619900-0101, 619900-0240, 619900-0241,619900-0260 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): Single Family Residence PROPOSED LAND USE(S): COMPANY (if applicable): Single Family Residence EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS Residential 4 du/ac -- PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) EXISTING ZONING TELEPHONE NUMBER: R-4 CONTACT PERSON PROPOSED ZONING (if applicable): R-4 NAME Wayne Potter or Kris Nelson SITE AREA (in square feet): 629,442SF COMPANY (if applicable): Barghausen Consulting Engineers, Inc. SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 120,263 SF SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 18215 72nd Avenue South 25,520SF PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Kent ZIP 98032 ACRE (if applicable) 4 TELEPHONE NUMBER AND EMAIL ADDRESS· NUMBER OF PROPOSED LOTS (if applicable) (425) 251 -6222 70 I NUMBER OF NEW DWELLING UNITS (if applicable)· ' ' 72 1 ' H: \CE D\Data\Forms-T emplates\Self-Hetp Ha ndouts\Planning\Maste r Application .doc Rev: 08/2015 l PROJECT INFORMAT~IO_N___,_(c_o_n_ti_n_u_ed~ll~------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: N/A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): NIA I ! ' ' ! IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL I ::J AQUIFIER PROTECTION AREA ONE ::J AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NIA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NIA ::J FLOOD HAZARD AREA ::J GEOLOGIC HAZARD ::J HABITAT CONSERVATION ::J SHORELINE STREAMS & LAKES ::J WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq. ft. ___ sq. ft. ___ sq.ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION~' TOWNSHIP~' RANGE 05E , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Bryan White , declare under penalty of pe~ury under the laws of the State of Washington that I am (please check one) LJ the current owner of the property involved in this application or [ZJ the authorized representative to actJor rpo tion ( ease attach proof of authorization} and that the foregoing statements and answers herein contained a ere ·t are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that , V\ L,0\,,l, e..-signed this instrument and acknowledge it to be his/her/their free and voluntary act for the es and purpose mentioned in the instrument. Dated \\\\\\I\ 111111,,, ,,,,,, -.;\NA 0''11,,/. ,l ,,,.,s .,·•""'•,. ,s, ',;. ~ -~~ .. •."'-tJ'On ~",:•.,:..,J.. .-,. .... ,-•• ,1/;',.' "'.().• ~ ~ (J : ,, ......... ,:-, ? ;f ~Q1ARy t\ : = ;u _..... : = ~ \ PUBLIC, f ~ ~ ~~·. .:o~ Notary (Print): My appointment expires: ~:>·. ()•A;,., ~ ~~··.J?~-06-i<:/):.·:._,<::> ~ 2 ~ ~ ...... -J.\-....-,$' ' /,., OF w~S'f' ,,,, H:\CED\D~fll\'1/1,1/l~Phltes\Self-Help Handouts\Planning\Master Application.doc Rev: 08/2015 r DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Ren ton 0 WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS REt-:ElVED Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report 4 /.,..,--, if..r/ - Biological Assessment 4 ~ Calculations, Colored Maps for Display 4 Construction Mitigation Description >AND, Deed of Right-of-Way Dedication 1 Density Worksheet 4 V w Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 Environmental Checklist, Existing Covenants (Recorded Copy) 1 ANO• Existing Easements (Recorded Copy) lANo, Flood Hazard Data 4 Floor Plans 3AND4 Geotechnical Report ZAND, Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan 4 SEP 2 6 2016 CITY OF RENTON PLANNING DIVISION COMMENTS: }(Nd (i'u/Vr(/ i,c.<'/2(<S/f,,,;:, / PROJECT NAME:('.crn~cj1,T:E:Y'rC1c ~ G Q::J I &±- DATE: ~/tfacw, 1 H :\CE D\Oata \Forms-T emplates\Self-H elp Handouts\Plan ning\ Waiversubm itta I reqs. docx Rev:08/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site 4 landscape Plan, Conceptual• Landscape Plan, Detailed 4 legal Description, letter of Understanding of Geological Risk 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 m /7;:z;1t1J:< /? ;<'ff/PP/Nu· Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs), Post Office Approval, Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary, Public Works Approval Letter 2 Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan, ••o, Stream or Lake Study, Standard, JM° Stream or lake Study, Supplemental 4 1 Stream or Lake Mitigation Plan 4 J/; Street Profiles 2 Title Report or Plat Certificate •••o• Topography Map a Traffic Study 2 Tree Cutting/land Clearing Plan 4 Urban Design Regulations Analysis, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 2 H :\CED\Data \Forms-T emplates\Self ·He Ip Handouts\Plann ing\ Wa iversubm itta I reqs. docx Rev: 08/2015 ,. LAND USE PERMIT SUBMIITAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement, ANo 3 Inventory of Existing Sites lANo, lease Agreement, Draft 2 ANO, Map of Existing Site Conditions 2 ANO 3 Map of View Area , ANO, Photosimulations, ANO, This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: 3 H :\CED\Data \Fo rms-T em plates\Self-He Ip Handouts\Pla n ning\ Wa iversu bmittalreqs. docx COMMENTS: Rev: 08/2015 DATE: 9-13-2016 S27 Web date: 11/2612012 King County Department of Permitting and Environmental Review 35030 SE Douglas Street, Suite 210 Snoqualmie, WA 98065-9266 206-296-6600 TTY Relay: 711 www.kingcounty.gov RECEIVED Subdivision Density and Dimension Calculations SEP 2 6 20'1S CITY OF RENTON i'LANNING DIVISION For alternate formats, call 206-296-6600. CITY OF RENTON FILE NO: PLAT OF CANYON TERRACE LUA 13-000840 File Number (To be filled in by Permitting Staff) Preliminary Subdivision Worksheet Relating to Density and Dimensions Several development regulations play a role in the creation of a subdivision within King County. Determining the allowable density, minimum density, and a lot width on a piece of property can be confusing. This worksheet will assist you in correctly applying specific portions of the code and will be used to determine if a proposed subdivision or short subdivision meets the density and dimensions provisions of the King County Zoning Code (Title 21A). This worksheet is designed to assist applicants and does not replace compliance with adopted local, state and federal laws. Pre-application conferences are required prior to submittal of a subdivision or short subdivision. These conferences help to clarify issues and answer questions. They may save you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call 206-296-6600 to find out how to arrange for a pre-application conference. Worksheet Prepared By: Wayne Potter, Barghausen Consulting Engineers, Inc. Date: _9=·~1=3-~2=0~16~---- (Prinl Name J Subdivision Name: Canyon Terrace Comprehensive Plan Land Use Designation: Urban Residential -6-12 DU Per Acre Zoning: R-6 ----------- 1 f more than one Comprehensive Plan Land Use designation or zone classification exists for the property, show the boundary between the land uses or zones and the area within each on the preliminary plat map. If a single lot is divided by a zone boundary, transferring density across zones on that lot may be permitted subject to the provisions of King County Code (KCC) 21A.12.200. PLEASE COMPLETE ONLY THE APPLICABLE PORTIONS OF THIS FORM I. Site Area (KCC 21A.06.1172) also see (KCC 21A.12.080): Site area (in square feet) is the TOTAL horizontal area of the project site. SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 11112612012 Page 1 of6 , Calculation: 574,768.9 sf Gross horizontal area of the project site 574,768.9 sf Site area in square feet S27 Web date: 1112612012 NOTE: To continue calculations, convert site area in square feet to acres by dividing by 43,560 13.19 acres Site area in acres NOTE: When calculating the site area for parcels in the RA Zone, if the site area should result in a fraction of an acre, the following shall apply: Fractions of .50 or above shall be rounded up to the next whole number and fractions below .50 shall be rounded down. Example: If the site area in acres is 19.5 acres (less the submerged land and less the area that is required to be dedicated on the perimeter of a project site for public right-of-way) the site area can be rounded up to 20 acres. No further rounding is allowed. (See KCC 21A.12.080) II. Base Density (KCC 21A.12.030 • .040 tables): The base density is determined by the zone designations(s) for the lot. 6 du/acre ----~- Ill. Allowable Dwelling Units and Rounding (KCC 21A.12.070): The base number of dwelling units is calculated by multiplying the site area by the base density in dwelling units per acre (from KCC 21A.12.030-.040 tables). 13.19 site area in acres (see Section 1.) X ------------=6'--base density (see Section II) = _____ 7'""9'-allowable dwelling units Except as noted below, when calculations result in a fraction, the fraction is rounded to the nearest whole number as follows: A. Fractions of .50 or above shall be rounded up; and B. Fractions below .50 shall be rounded down. NOTE: For parcels in the RA Zone, no rounding is allowed when calculating the allowable number of dwelling units. For example, if the calculation of the number of dwelling units equaled 2. 75, the result would be 2 dwelling units. Rounding up to 3 is not allowed. (See KCC 21A.12.070(E).) IV. Required On-site Recreation Space (KCC 21A.14.180): This section must be completed only if the proposal is a residential development if more than four dwelling units in the UR and R zones, stand-alone townhouses in the NB zone on property designated Commercial Outside of Center if more than four units, or any mixed use development if more than four units. Recreation space must be computed by multiplying the recreation space requirement per unit type by the proposed number of such dwelling units (KCC 21A.14.180). Note: King County has the discretion to accept a fee in lieu of all or a portion of the required recreation space per KCC 21 A.14.185. Apartments and town houses developed at a density greater than eight units per acre, and mixed use must provide recreational space as follows: 90 square feet X 170 square feet X 170 square feet X ____ proposed number of studio and one bedroom units ____ proposed number of two bedroom units + ____ proposed number of three or more bedroom units + Recreation space requirement = SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 111/26/2012 Page 2 of 6 S27 Web date: 11/26/2012 Required On-site Recreation Space Continued Residential subdivisions, townhouses and apartments developed at a density of eight units or less per acre must provide recreational space as follows: 390 square feet X ---'-7"'2 ___ proposed number of units = 28,080 sf Mobile home parks shall provide recreational space as follows: 260 square feet X ------proposed number of units = V. Net Buildable Area (KCC 21A.06.797): This section is used for computing minimum density and must be completed only if the site is located in the R-4 through R-48 zones and designated Urban by the King County Comprehensive Plan. The net buildable area is the site area (see Section I) less the following areas: + + + 0 areas within a project site which are required to be dedicated for public rights-of-way in ----- excess of sixty (60') of width 32,134 sf critical areas and their buffers, to the extent they are required by King County to remain undeveloped 26,512 sf areas required for above ground stormwater control facilities including, but not limited to, retention/detention ponds, biofiltration swales and setbacks from such ponds and swales 54,230 sf areas required by King County to be dedicated or reserved as on-site recreation areas. Deduct area within stormwater control facility if requesting recreation space credit as allowed by KCC 21A.14.180 (see Section IV) + -----'O'-regional utility corridors, and 0 other areas, excluding setbacks, required by King County to remain undeveloped -----+ = 112,876 sf Total reductions Calculation: 574,768.9 sf site area in square feet (see Section1) = 112,876 sf Total reductions 461,892.9 sf Net buildable area in square feet NOTE: convert site area is square feet to acres by dividing by 43,560 = 10.60 acres Net buildable area in acres VI. Minimum Urban Residential Density (KCC 21A.12.060): The minimum density requirement applies .Q!lJ:x'. to the R-4 through R-48 zones. Minimum density is determined by multiplying the base density in dwelling units per acre (see Section II) by the net buildable area of the site in acres (see Section V) and then multiplying the resulting product by the minimum density percentage from the KCC 21A.12.030 table. The minimum density requirements may be phased or waived by King County in certain cases. (See KCC 21A.12.060.) Also, the minimum density requirement does not apply to properties zoned R-4 located within the rural town of Fall City. (See KCC 21A.12.030(B)12.) Calculation: ----~6-base density in du/ac (see Section II) X 10.60 acres Net buildable area in acres (see Section V) = ___ 8~5~%~·-X minimum density% set forth in KCC 21A.12.030 or as adjusted in Section VII = ---~5~4-minimum dwelling units required SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 11/26/2012 Page 3 of 6 S27 Web date: 1112612012 VII. Minimum Density Adjustments for Moderate Slopes (KCC 21A.12.087): Residential developments in the R-4, R-6 and R-8 zones ~modify the minimum density factor in KCC 21 A.12.030 based on the weighted average slope of the net buildable area of the site (see Section V). To determine the weighted average slope, a topographic survey is required to calculate the net buildable area(s) within each of the following slope increments and then multiplying the number of square feet in each slope increment by the median slope value of each slope increment as follows: _____ sq. ft 0-5% slope increment X 2.5% median slope value = + _____ sq. ft 5-10% slope increment X 7.5% median slope value= + _____ sq. ft 10-15% slope increment X 12.5% median slope value = + sq. ft 15-20% slope increment X 17.5% median slope ~~u;. = + _____ sq. ft 20-25% slope increment X 22.5% median ~ ~ = + sq. ft 25-30% slope increment X 27.5% media"-.~alue = + _____ sq. ft 30-35% slope increment X 32.5% f\(<lt<1ifs1ope value = + _____ sq. ft 35-40% slope increment X 37~ni\~n slope value = _____ Total square feet (') '( ,... in net buildable area .,( ~" ______ + + ------ + ------ + ------ + ------ + ------______ + ______ Total square feet adjusted for slope Calculation: ..._\Q \ _____ total square feet ~led for slope divided by _____ total square feet in net buildable area = weighted average slope of net buildable area = _____ % (Note: multiply by 100 to convert to percent -round up to nearest whole percent) Use the table below to determine the minimum density factor. This density is substituted for the minimum density factor in KCC 21A.12.030 table when calculating the minimum density as shown in Section VI of this worksheet. Weighted Average Slope of Net Minimum Density Factor Buildable Area(s) of Site: 0% --less than 5% 85% 5% --less than 15% 83%, less 1.5% each 1 % of average slope in excess of 5% 15% --less than 40% 66%, less 2.0% for each 1 % of average slope in excess of 15% EXAMPLE CALCULATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: + + + + + + + = = _____ sq. ft 0-5% slope increment X 2.5% median slope value = ----'-==-sq. ft 5-10% slope increment X 7.5% median slope value= 10,000 20,000 ---====-sq. ft 10-15% slope increment X 12.5% median slope value= _____ sq. ft 15-20% slope increment X 17.5% median slope value= _____ sq. ft 20-25% slope increment X 22.5% median slope value = _____ sq. ft 25-30% slope increment X 27.5% median slope value= _____ sq. ft 30-35% slope increment X 32.5% median slope value = _____ sq. ft. 35-40% slope increment X 37.5 % median slope value= -----"==-Total square feet 30,000 in net buildable area __ ___;?c.;:5:,::0_ + __ ..:2:,,:,5:,:0:,::0_ + _____ + + -----_____ + _____ + _____ + --~3=,2=5=0-Total square feet adjusted for slope 3,250 Total square feet adjusted for slope divided by 30,000 Total square feet in net buildable area .108333 Weighted average slope of net buildable area ___ ....:1--'1-"%'--(Note: multiply by 100 to convert to percent -round up to nearest whole percent) Using the table above, an 11 % weighted average slope of net buildable area falls within the 5% --less than 15% range which has a minimum density factor of 83%, less 1.5% for each 1 % of average slope in excess of 5%. Since 11 % is 6% above 5%. multiply 6 times 1.5 which would equal 9%. Subtract go;. from 83% for an adjusted minimum density factor of 74%. This replaces the minimum density factor in KCC 21A.12.030 table. SubdivDensityOimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 1112612012 Page 4 of 6 S27 Web date: 11/26/2012 VIII. Maximum Dwelling Units Allowed (KCC 21A.12.030 -.040): This section should be completed only if the proposal includes application of residential density incentives (KCC 21A.34} or transfer of density rights (KCC 21A.37). Maximum density is calculated by adding the bonus or transfer units authorized to the base units calculated in Section Ill of this worksheet. The maximum density permitted through residential density incentives is 150 percent of the base density (see Section II} of the underlying zoning of the development or 200 percent of the base density for proposals with 100 percent affordable units. The maximum density permitted through transfer of density rights is 150 percent of the base density (see Section II} of the underlying zoning of the development. _____ base density in dwelling units per acre see (Section II) ~o/~ maximum density _____ maximum density in dwelling units per acre X b.,'t)...-site area in acres= maximum dwelling units allowed utilizing density incentiv~\...~£34) _____ base density in dwelling units p~cr~~e Section 11) X 200% = maximum density maximum density in dwe~i~t~er acre X site area in acres = maximum dwelling units allowed utilizin~y incentives with 100 percent affordable units (KCC 21A.34) ; _____ base density in dwelling units per acre (see Section II) X 150% = maximum density -----maximum density in dwelling units per acre X site area in acres= maximum dwelling units allowed utilizing density transfers (KCC 21 A.37) Calculation: + + ------base allowable dwelling units calculated in Section Ill ------bonus units authorized by KCC 21A.34 ------transfer units authorized by KCC 21 A.37 ______ total dwelling units (cannot exceed maximum calculated above) IX. Minimum Lot Area For Construction (KCC 21A.12.100): Except as provided for non-conformances in KCC 21A.32: A. In the UR and R zones, no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhouse developments, zero-lot-line subdivisions, or lots created prior to February 2, 1995, in a recorded subdivision or short subdivision which complied with applicable laws, and; B. In the A, F, or RA Zones: 1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and 2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (KCC 21A.12.100) SubdivOensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 11/26/2012 Page 5 of6 S27 Web date: 11/26/2012 X. Lot Width (KCC 21A.12.050(B)): Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot as shown below. provided than an access easement shall not be included within the circle. (See KCC 21 A.12.050). I I I Lot Width Circle l ·-·-·-·-·-·-·-·-·-·-·-·-·-·-·- Lot Width Measurement Check out the Permitting Web site at www.kinqcounty.gov/permits SubdivDensityDimensionCalcFORM-doc.doc lc-cal-subden.pdf S27 11/26/2012 Page 6 of 6 Canyon Terrace Confirmation of Compliance with all Conditions of Plat Approval September 16, 2016 Fleuve des Voiles DECISION: RECEIVED SEP 2 6 2016 The preliminary plat of the Fleuve des Voiles subdivision, as revised and received June 3~l~6Qf RENTON approved subject to the following conditions of approval: PLANNING DIVISION 1. Compliance with all platting provisions of Title 19A of the King County Code. Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. 3. The plat shall comply with the base density and minimum density requirements of the R -6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Any/all plat boundary discrepancy shall be resolved to the satisfaction of ODES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment. lines of possession or a conflict of title. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). Response: Following annexation, roads are under the jurisdiction of the City of Renton and have been designed to King County standards with some elements required by the City of Renton as stated in the approved Plat Modification Document (finding #9). Street sections were designed according to the approved sections as also listed in finding #9. Street designs were approved by the City of Renton. 5. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17. 08 of the King County Code. 1 Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal's office during plan review. 6. Final plat approval shall require full compliance with the drainage provisions set forlh in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K. C. C. 9. 04 and the King County Surface Water Design Manual (KCSWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 KCSWDM and applicable updates adopted by King County and must meet the standards for Level 1 detention and Basic water quality standards. ODES approval of the drainage and roadway plans is required prior to any construction. Response: Following annexation, the plat was required to meet the requirements of the 2009 City of Renton Surface Water Design Manual, which provides a more stringent level of flow control that what was previously required under the 1998 KCSWDM. b. Current standard plan notes and ESC notes. as established by DOES Engineering Review, shall be shown on the engineering plans. Response: All current ESC notes and any other items established by the City of Renton review have been included on the approved engineering plans. c. The following note shall be shown on the final recorded plat: ''All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with ODES and/or the King County Department of Transporlation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." Response: This note is not added as it is not appropriate for a City of Renton project. d. A maintenance access easement to King County is required across Lot 2, for maintenance of the Tract B stormwater facility. Response: This tract has been removed as part of the plat modification and associated revised site plan. All drainage facilities have adequate access. Access to storm facilities has been approved by the City Engineering and Maintenance departments. e. A drainage conveyance pipe is required to allow for offsite stormwater conveyance, between Lots 13 and 14, in general conformance with the conceptual grading and drainage plan submitted. This pipe shall be sized appropriately, per the KCSWDM at engineering plan submittal. Response: The site plan showing these lot numbers in the location referenced has been revised. All conveyance systems on private property, within rights-of-way, easements or dedicated tracts have been designed in accordance with all applicable requirements. 2 f. The 100-year floodplain for any onsite streams or wetlands shall be shown on the engineering plans and the final plat per Special Requirement 2 of the KCSWDM Response: There is not a 100-year flood plain within the plat boundary. g. A drainage adjustment (L06Y0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. Response: The adjustment listed required that the Fleuve Des Voiles plat provide volume in its surface water facilities to accommodate the Cogger plat. As all three plats, including the Wehrman plat to the north have been combined and drain to a large pond, this condition is satisfied. 7. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. 1241" Ave SE and the internal loop road shall be improved at a minimum to the urban subaccess street standard. The stub road to the north, adjoining Lots 6, 7 and 8, shall also be improved at a minimum to the urban subaccess street standard. Response: 1241" Ave SE and the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. This condition is satisfied. b. A land transfer agreement between the applicant and KC Dept. of Natural Resources and Parks has been negotiated for the obtainment of additional RIW at the northeast comer of the proposed SE 192nd Sl/124/h Ave SE intersection, required to construct the 124th Ave SE improvements. The necessary RIW, which is shown on a Proposed Land Transfer Diagram received June 30, 2006, shall be acquired prior lo engineering plan approval. Response: ROW dedication needed for 1241" Ave SE is in the process of being formally completed. The City required only that an easement for 1241" Ave SE be provided prior to plat recording. c. Tracts F and H shall be improved at a minimum as private access tracts per Section 2. 09 of the KCRS These tracts shall include curb and gutter section driveway entries. The private access tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and the final plat. Response: The site plan has been modified subsequent to the initial Fleuve Des Voiles site plan. This condition is no longer applicable. Shared access tracts shown on the new site meet all of the requirements listed in the plat modification and of all applicable planning and engineering requirements. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: This condition is not applicable. No variances were proposed during review. 8. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. 3 9. The applicant or subsequent owner shall comply with King County Code 14. 75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (1) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14. 75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable. 10. Off-site access to the subdivision shall be over a full-width improved road which has been accepted by King County for maintenance. If a proposed access road meeting those standards has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. Response: Full width improved road access is provided to the site by 124'" Ave SE and by SE 188'" Ave. The roads have been approved by both the cities of Renton and Kent. The original intent of this condition is satisfied. 11. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in the applicable version of Chapter 21A.24 KCC (the pre-2005 version). Permanent survey markings and signs as specified in K.C.C. 21A.24. 160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Response: The City of Renton sensitive area code will be followed. 12. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. Wetlands Class 1 wetland(s) shall have a minimum buffer of 100 feet, measured from the wetland edge. Response: Following annexation, the 100' buffer remains, but has been averaged in some areas in accordance with the City of Renton critical areas ordinance. The mitigation plan has been approved by the City of Renton. The wetland(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). Response: All wetlands are located offsite. All onsite buffers are located in Native Growth Protection Area Tracts. A 15-foot building set back line (BSBL) is required from the edge of all Sensitive Area Tracts and shall be shown on all affected lots. Response: City of Renton setbacks are followed. Signage shall be installed along the Sensitive Area Tract boundaries for long term protection and to clearly mark the extent of the tract. Response: Signage will be installed per City of Renton standards. 4 Sensitive area tract boundaries shall be clearly marked with bright orange construction and silt fencing prior to construction or site clearing activities. The boundaries shall remain marked until construction is complete. Response: All boundaries have been marked and delineated by high visibility silt fence. Road crossings of wetlands and/or buffers maybe allowed per KC 21A.24.330. Construction techniques such as retaining walls maybe required to limit impacts. Allowed impacts shall require mitigation. A final mitigation plan shall be required during engineering review. Response: A mitigation plan was approved during the review process and is on file with the Rocale Timmons at the City of Renton. Off site utility construction within wetlands, aquatic areas, or buffers may require additional permits. This will be reviewed and determined during engineering review. Response: Offsite permits for work within aquatic areas have been obtained. Wetland hydrology may not be altered either during or after development. A hydrology analysis may be required during engineering review to show how wetland hydrology will be maintained after the site is developed. Response: Wetland hydrology will be maintained after the site is developed. The approved TIR contains calculations demonstrating that the wetland will not be starved for water. Appropriate surface discharge allows for the site to maintain the wetland's hydrology. The engineering plans shall be routed to Critical Areas Staff for review of compliance to the above conditions. Response: Engineering plans were routed to the appropriate City of Renton staff and have been approved. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K. C. C. 21 A. 24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DOES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. Response: Wetland impacts including buffer impacts have been reviewed and approved by the City of Renton. The appropriate financial guarantees have been put in place with the City of Renton to obtain plan approval. Geo technical Clearing is not permitted on this site between October 1 and April 1 unless it is in compliance with King County Code 21A.220 (erosion hazard areas). If clearing is proposed during the October 1 through April 1 time period the applicant must delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K. C. C. 21 A. 06.415). The delineation of such areas shall be approved by a DOES geologist, and the requirements found in K. C. C. 21A.24.220 concerning erosion hazard areas shall be met. 5 Response: Clearing of the site was permitted by the City of Renton during the summer of 2014. Work has continued over the winter and appropriate erosion controls were implemented with the approval of the City of Renton. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the road, onsite grading and compaction, subsurface drainage, and all required retaining walls. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. The report must specifically address any setback requirements for future structures from any proposed retaining walls, and any setback requirements must be shown on the final engineering plans. Any required easements for maintenance of walls or subsurface drainage must also be provided on the final plans. Response: The Geotechnical Engineer of record has provided recommendations, which are included in the TIR and on the plans where applicable. The final plans show appropriate setbacks where applicable. Special geotechnical construction inspection of the road improvements, onsite grading and compaction, subsurface drainage, and any required retaining walls is required. Special construction inspection of the above construction elements is required to ensure compliance with the geotechnical report recommendations and to address unanticipated soil and groundwater conditions. Daily inspection reports shall be submitted to the assigned King County Land Use Inspector during the Construction phases of those improvements. A final construction report shall be submitted verifying compliance with the geotechnical recommendations and providing foundation design parameters for future residential construction. Notes requiring the above shall be shown on the engineering plans. Response: Geotechnical requirements from the City of Renton were followed with plat construction and also with building permit applications. Geotechnical special inspection of bearing soils for future home foundations is required. Notes to this effect shall be shown on the engineering plans and the final plat. Response: The City of Renton requires geotechnical investigation with building permit applications. 13. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. Response: Wetland buffers are designated as "Native Growth Protection Area" tracts on the final plat. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, 6 grading, building construction or other development activity on a tot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. Response: All boundaries have been marked and delineated by high visibility silt fence and will remain in place until all work along the buffers is completed, the site is finally stabilized, all storm drain system components are functioning and the Notice of Termination is submitted. No building foundations are allowed beyond the required 15-foot building setback fine, unless otherwise provided by law. Response: This is noted. 14. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court{s}, children's play equipment, picnic table{s}, benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.} shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. c. The development's recreation space may be provided commonly with the adjacent Cogger short subdivision (L05S0040} as proposed and as discussed above, provided that the applicant demonstrates that a single homeowners association (see Condition 15 below} will be established for both developments and covenants provide for mutual and common use permission. In the event that the Cogger short subdivision is not platted in near concurrency and/or the lots in the subject development are not established in a homeowners association common with those of the Cogger short subdivision prior to or at the time of final plat approval, the subject subdivision shall provide onsite recreation facilities in full conformity with KCC 21A.14.180. Response: This condition is no longer a requirement as the plats have been combined. 15. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation space and sensitive area tract(s}. Response: A Homeowners Association is formed per City of Renton requirements. 16. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet offrontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. 7 Response: The approved plans reflect this condition. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Additional trees are required to meet planting requirements and are located in open space tracts or on lots. c. If King County determines that the required street trees should not be located within the right- of-way, they shall be located no more than 20 feet from the street right-of-way line. Response: Additional trees are not street trees. This condition does not apply. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Response: Ownership and maintenance of trees is per the City of Renton requirements. e. The species of trees shall be approved by ODES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by ODES prior to engineering plan approval. Response: The City of Renton does not require this item. All street tree planting plans have been approved as part of the construction permit engineering plan set. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 124th Avenue SE is on a bus route. If 124th Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. Response: 124'" Ave SE is not on the 2014 Metro Transit System -Southeast Area map. The nearest bus stops are located to the north in Fairwood and to the west along Benson Highway. h. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. Al the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after ODES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: Trees will be installed or bonded for. 8 17. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. Response: All fees are per the City of Renton fee structure. 18. The following have been established by the MONS under SEPA authority as necessary requirements to mitigate the adverse environmental impacts of this development. The applicant/developer shall demonstrate compliance with these items prior to final plat approval. A calculated deficient level-of-service (KCC 14.80. 030A) will exist at the horizon year of the development, as calculated by the Applicant's consultant, during the morning peak hour. Until the completion of the northerly connection of the project, through the preliminary plat of Wehrman (ODES File #L04P0028), 100% of the trips from the Fleuve des Voiles project and the associated Cogger Short Plat (L05S0040) will use the access off of Southeast 192nd Street. After completion of the preliminary plat of Wehrman, 20% or more of the Fleuve des Voiles project trips will impact this intersection. Individually, and jointly with the Cogger Short Plat, more than 30 peak hour trips will impact the intersection. Response: As the plats are combined, the potential for a lag between the completion of north and south access points is nullified. This condition is no longer applicable. In order to mitigate the significant adverse impact (14.80.030A and 14.80.0308) that the proposed development will have at the intersection of Southeast 192nd Street/124th Avenue Southeast intersection, the applicant will construct a traffic signal system at this intersection. This signalization system will be in general conformance with the conceptual signalization submitted to KCDOT on November 8, 2006. This signalization system will be in general conformance with the conceptual signalization exchanged between the Department of Transportation and the Transportation and the Applicant's consultant engineer on/about 27 October 2006, and include all related signalization system appurtenances necessary for the identified signal operation (including a protected/permitted phasing for the westbound left tum), and an advance warning flasher system located to the west of the intersection. These improvements shall be designed to minimize future reconstruction if/when the deferred/cancelled GIP is constructed. Response: The Addendum to the MONS, dated July 23, 2012, states that the intersection improvements no longer warrant a traffic signal and that they may be controlled by a stop sign. If funding is restored by future GIP budgets, AND a portion of the funding source is revised to include MPS fees from development, the developer may be entitled to the MPS credit provisions that were in effect at the time of the determination of a complete application for this subdivision. Response: This is no longer applicable, the intersection improvements are funded by Summit Homes entirely. Plans for these improvements shall be submitted to the King County DOT Traffic Engineering Section for review and approval. Response: The intersection has been mostly annexed by the City of Kent. Kent has reviewed and approved plans needed for a Civil Construction Permit. King County owns SE 192"d St to a point just east the curb returns on the northeast and southeast corners of the intersection. King County DOT has been notified of the intersection improvements and will be involved in the review of a left turn lane from SE 192"d Street onto 1241h Ave SE. Initial applications for this separate left turn lane project have been submitted. 9 19. To implement former K.C.C. 21A38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements offormer K.C.C. 21A38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with former K. C. C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas around preserved trees, except for grading work permitted pursuant to former K.C.C. 21A.38.230.B.4.d.(2). Response: The tree retention plan and associated mitigation has been approved by the City of Renton. 20. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K. C. C. 21A.38.230.B.6. Response: All onsite trees are shown to be removed. This condition is not applicable. 21. If the adjacent Wehrman subdivision development (L04P0027) is not completed prior to final plat approval of the subject development, certification shall be provided by the King County Department of Transportation that safe walking conditions are provided for public elementary schoolchildren residing in the subject development, along a reasonably direct and lawful route to their elementary school or, in the alternative, that they are provided with school bus service to the school and safe walking conditions are provided to the pertinent school bus stop. Response: The plats have been combined. In any event, the project requires a safe walking route from the project limits at SE 188'" Street, west to 116'" Ave SE. This condition is no longer applicable, but its intent is met by the proposal. 10 Cogger DECISION: Proposed Short Plat File No. LOSS0040, revised and received on June 21, 2006 as described by Attachment 1 of this report is GRANTED PRELIMINARY APPROVAL; subject to the following conditions of final approval: 1. Title 19A A. Compliance with all platting provisions of Title 19A. of the King County Code Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC B. All persons having an ownership interest in the subject property shall sign on the face of the final short subdivision. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. C. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final short plat recording Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. 2. Surface Water Management (KCC 9) 200S King County Surface Water Design Manual (SWDM) A. The drainage facilities shall meet the requirements of the 2005 King County Surface Water Design Manual (KCSWDM}. The facilities shall meet the requirements for Conservation Flow Control and Basic Water Quality menu in the KCSWDM. Response: The entire project is designed to achieve conservation flow control as required by the 2009 City of Renton Surface Water Design Manual. The requirements of this manual are equivalent to or more stringent than the 2005 KCSWDM. B. A drainage adjustment (L06V0040) is approved for this site. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. This adjustment allows use of an offsite shared drainage facility in the adjoining plat of Flueve Des Voiles L04P0002. This short plat approval is therefore fully dependent on the construction of the above subdivision. Response: The adjustment listed required that the FLEUVE DES VOILESplat provide volume in its surface water facilities to accommodate the Cogger plat. As all three plats, including the Wehrman plat have been combined and drain to a large pond, this condition is satisfied. 3. Road Standards (KCC 14) 1993 King County Road Standards All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 11 KCRS). The proposed short subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: A. This short plat is fully dependent on the offsite road construction for the plat of Flueve Des Voiles. Access to the short plat is to be provided to SE 192"d Street through the plat of Flueve Des Voiles. Compliance with Section 1.03(0) of the KCRS is required prior to recording the short plat. Response: The three plats have been combined. This item is no longer applicable. Access roads are required to be complete prior to recording of the final plat B. The internal access road (122nd Ave SE) shall be improved to the urban minor access street with sidewalk on one side. Response: All of the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. This condition is satisfied. C. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Response: A variance has not been proposed. This item is no longer applicable. 4. Health (KCC 13) This project is exempt from further King County Health Department review. However, if improvements are required from the Sewer and/or the Water District, then verification shall be required from said District(s) that the improvements have been bonded and/or installed, prior to final recording of the short plat. Response: 5. Building and Construction Standards {Title 16) A. The applicant shall comply with all applicable provisions of KCC 16. 82. (grading) Response: The approved grading design was prepared in accordance with the City of Renton grading requirements. 6. Fire Code (KCC 17) Section 902 of the 2004 Edition of Uniform Fire Code The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main and fire flow standards of Chapter 17. 08 of the King County Code. Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal's office during plan review. 7. Zoning Code (KCC 21 A) A. Density and Dimensions (KCC 21A. 12) All lots shall meet the density and dimensions requirements of the R-6 zone classiflcation or shall be as shown on the face of the approved preliminary short subdivision, whichever is larger. Minor revisions to the short subdivision, which do not result in substantial changes and/or do not create 12 additional lots may be approved at the discretion of the Department of Development and Environmental Services. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. B. Street Trees (KCC 21 A. 16) Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): a. Trees shall be planted at a rate of one tree for eve,y 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: This condition has been satisfied. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Additional trees are required to meet planting requirements and are located in open space tracts or on lots. c. If King County determines that the required street trees should not be located within the right- of-way, they shall be located no more than 20 feet from the street right-of-way line. Response: Additional trees are not street trees. This condition does not apply. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. Response: Street tree maintenance will be per the City of Renton requirements. e. The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. Response: The City does not require this item; however, all plantings have been specified in to meet the City of Renton planting requirements. g. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. 13 Response: Street trees will be installed or bonded for per the City of Renton requirements. 8. Road Mitigation Payment System The applicant or subsequent owner shall comply with Road Mitigation-Payment System (MPS), King County Code 14. 75, by paying the required MPS fee and administration fee as determined by King County Department of Transportation. The applicant has an option to either: A. Pay the MPS fee at final short plat recording, or (8.) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of short plat application and a note shall be placed on the face of the short plat that reads, ''All fees required by King County code 14. 75, Mitigation Payment System (MPS) have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of the building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable. 9. A homeowner's association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the Tract A (recreation space) and shall be coordinated with the homeowner's association of the Plat of Fleuve Des Voiles File No. L04P0002. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 10. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 2/A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 11. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). Response: A homeowners association will be formed per the City of Renton requirements. 14 12. The applicant shall also meet those conditions established under the Plat of Fleuve Des Voiles File No. L04P0002, where the recreation space will be shared with both the plat and short plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 15 Wehrman DECISION: The preliminary plat of the Wehrman subdivision, as revised and received April 19, 2006, is approved subject to the following conditions of approval: 1. Compliance with all platting provisions of Title 19A of the King County Code. Response: The combined plat has been prepared in adherence to all procedures of Title IV, Chapter 7 of the RMC 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King County Council Motion No. 5952. Response: Summit Frenchies, LLC is the sole owner of the subject property and will provide signature on the final plat. 3. The plat shall comply with the base density and minimum density requirements of the R-6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. Response: Lot density and dimension requirements are listed on the cover sheet of the construction documents and on the final plat. Proposed lot dimensions are shown on the final plat drawing prepared by Dowl. 4. Any/all plat boundary discrepancy shall be resolved to the satisfaction of DOES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. Response: All boundary issues have been resolved. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). Response: Following annexation, roads are under the jurisdiction of the City of Renton and have been designed to King County standards as stated in the approved Plat Modification Document (finding #9). Street sections were designed according to the approved sections as also listed in finding #9. Street designs were approved by the City of Renton. 6. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17. 08 of the King County Code. 16 Response: Following annexation, the plat is under the jurisdiction of the City of Renton Fire Department. Plans and fire flow were approved by the fire marshal's office during plan review. 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of Jots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K. C. C. 9. 04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. ODES approval of the drainage and roadway plans is required prior to any construction. Response: The entire project is designed in accordance with the 2009 City of Renton Surface Water Design Manual. The requirements of this manual are equivalent to or more stringent than the 1998 KCSWDM. b. Current standard plan notes and ESC notes, as established by ODES Engineering Review. shall be shown on the engineering plans. Response: All current ESC notes and any other items established by the City of Renton review have been included on the approved engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # __ on file with ODES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permff and shall comply with plans on file." Response: Notes on the final plat are per the City of Renton requirements. d. The drainage detention facility shall be designed to meet at a minimum the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). Response: All three plats have been combined and drain to a large pond, which meets 2009 RSWDM requirements for level 2 flow control. This condition is satisfied. 17 e. Storm drain stubs for future connection shall be provided along the west property line in general conformance with the Preliminary Grading and Storm Drainage Plan received April19, 2006, unless otherwise approved by DOES. Response: A storm drain stub along the western property line at the end of Road D is provided to allow for discharge from the adjacent property's flow control facilities. This location is the only location required to provide for future connection. All other adjacent properties will drain to the locations identified in the approved TIR and as shown on the approved storm drainage plan sheets. f. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the proposed site grading, road design, rock or retaining walls and drainage detention facility design. The geotechnical engineer shall evaluate the site for potential groundwater seeps and provide design recommendations to address groundwater found. The geotechnical recommendations shall be included in the T.I.R. and incorporated into the design with submittal of the engineering plans. Response: All of these recommendations have been provided in the Geotechnical report, which is included in the approved TIR. Recommendations have been implemented into the design. g. Special geotechnical construction inspection of the site grading, road construction, rock or retaining walls and drainage facility, is required to ensure compliance with the geotechnical recommendations. Inspection reports shall be submitted to the assigned Land Use Inspector during the construction phases of those facilities. A final construction report shall be submitted verifying compliance with the geotechnical recommendations. Response: Geotechnical inspections are per the City of Renton requirements. B. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Road A shall be improved at a minimum to the urban subaccess street standard. A temporary turnaround shall be provided at the south end of Road A. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006, unless otherwise approved by DOES. It is intended that this improvement will match the proposed road improvements for the plat of Fleuve des Voiles File L04P0002. Response: All of the internal roads have been improved to a standard similar to the urban sub-access, as modified to meet the requirements of the City of Renton. As the three plats have been combined and access will be completed to both SE 1881h st and SE 192"• St prior to occupancy, this condition no longer applies, but its original intent will be satisfied. b. FRONTAGE and OFFS/TE: The frontage and offsite portion of SE 188th Street from the west property boundary west to the existing road pavement shall be improved at a minimum to the urban half-street standard. This improvement shall be designed in general conformance with the Preliminary Grading and Storm Drainage Plan received April 19, 2006. Other designs for this frontage and offsite improvement may be considered, as approved by DOES. 18 Response: SE 1881" St will be improved to match the pavement width section of the existing stretch of SE 1881h St as it continues west. This section will have (2) 10' drive lanes and a sidewalk on one site. c. Offsite Walkway Improvements: These walkway improvements shall be designed in general conformance with the conceptual school walkway plan submitted April 19, 2006, unless otherwise approved by DOES as providing sufficient safe walking conditions for resident schoolchildren to their pertinent bus stops/schools. These improvements shall include any necessary grading and storm drainage work necessary to either tight-line the abutting roadside ditches or relocate the ditches within existing right-of-way. SE 1881h Street (120'h Avenue SE to match into the above Y,-street improvement near the west plat boundary) shall be widened to provide and eight (8) foot wide paved shoulder along the south side of the street. Response: The approved plans include the addition of an (8) foot wide paved shoulder along SE 188'" St to the west of the plat boundary. SE 188th St (116th Ave SE to 12(Jlh Ave SE) shall be widened to provide a minimum 16 foot wide paved surface as measured from the construction centerline. This will provide an 11-foot wide travel lane and a 5-foot wide paved shoulder. Response: The approved plans include the addition of pavement to provide a 16 foot wide paved surface. 120th Ave SE (SE 188th St to SE 184th St.) shall be widened to provide a minimum 16 foot wide paved surface as measured from the construction centerline. This will provide an 11-foot wide travel lane and a 5-foot wide paved shoulder. Response: The Renton school district has stated that school children from this plat will walk to one of two bus stops along SE 188'" Street and will not walk to the bus stop at the intersection of SE 184'" St and 120'" Ave SE as it is farther away. This condition states that this requirement may be omitted if it can be demonstrated that it provides safe walking conditions for children to their pertinent bus stops. Email confirmation of this was provided to Mead & Hunt, Inc., by Helen Shindell-Butler of Renton Schools on December 4, 2014. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1. 08 of the KCRS. Response: Variance(s) have not been proposed. This condition is satisfied. 9. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. Response: Following annexation, all utilities within the public right of way were permitted by the City of Renton. This comment is not applicable. 19 10. The applicant or subsequent owner shall comply with King County Code 14. 75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either; (I) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, ''All fees required by King County Code 14. 75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. Response: All fees have been paid to King County prior to annexation into the City of Renton. All City of Renton fees related to building permits will be paid at the time of application. This condition is no longer applicable. 11. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in K.C.C. 21A.24. Permanent survey marking and signs as specified in K.C.C. 21A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. Response: Sensitive areas will be dealt with per the City of Renton requirements. 12. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. A. Wetlands The Class 1 wetland shall have a minimum buffer of 100 feet, measured from the wetland edge. The wetland and its respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. Response: Following annexation, the 100' buffer remains, but has been averaged in some areas in accordance with the City of Renton critical areas ordinance. 8, Streams The Class 2 stream used by salmonids shall have a minimum 100-foot buffer, measured from the ordinary high water mark (OHWM). The stream(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). A minimum building setback line of 15 feet shall be required from the edge of the tract. Response: The class 2 stream is significantly farther than 100' from the project. It is located several hundred feet to the east of the wetland's edge. Building setbacks are shown 15' from the edge of the native growth protection area tract. C. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21A.24, then a detailed plan to mitigate for impacts from those alterations will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are 20 installed according to the plan. Once the mitigation work is completed to a ODES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be implemented prior to final inspection of the plat. Response: Proposed wetland and buffer impacts were approved following completion of the financial guarantee. The financial guarantee includes money to cover the costs of installation as well as monitoring and maintenance for a period of five years. D. Geotechnical The applicant shall delineate all on-site erosion hazard areas on the final engineering plans (erosion hazard areas are defined in K.C.C. 21A.06.415). The delineation of such areas shall be approved by a DOES geologist. The requirements found in K.C.C. 21A.24.220 concerning erosion hazard areas shall be met, including seasonal restrictions on clearing and grading activities. Response: No erosion hazard areas were defined by the geotechnical engineer. The geotechnical engineer did provide temporary and permanent slope recommendations in the report, which has been submitted to the City of Renton. The City of Renton did provide guidance on seasonal erosion control practices, which have been implemented by the contractor to the satisfaction of the City of Renton inspector. 13. The following note shall be shown on the final engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation, enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Deparlment of Development and Environmental Services or its successor agency, unless otherwise provided by law. The common boundary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King County prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building foundations are allowed beyond the required 15.foot building setback line, unless otherwise provided by law. Response: Sensitive areas will be dealt with per the City of Renton requirements. 21 14. Suitable recreation space shall be provided consistent with the requirements of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of engineering plans. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. Response: This condition has been nullified by the Plat Modification Reconsideration Response dated September 23, 2013. This document strikes condition #6 (Requirement for recreation space) from the project conditions. 15. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). Response: A homeowners association will be created and in place per the City of Renton's requirements. 16. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Response: The approved plans reflect this condition. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation detennines that trees should not be located in the street right-of-way. Response: Street trees are located within the public right-of-way. Additional trees are required to meet planting requirements and are located in open space tracts or on lots. c. If King County determines that the required street trees should not be located within the right-of- way, they shall be located no more than 20 feet from the street right-of-way line. Response: Additional trees are not street trees. This condition does not apply. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the county has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. 22 Response: e. The species of trees shall be approved by DDES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely lo obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. Response: Tree species are specified in accordance with City of Renton requirements and have been approved by the planning department. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. Response: The City of Renton does not require this item. All street tree planting plans have been approved as part of the construction permit engineering plan set. g. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if SE 188th Street in the subject area is on a bus route. If SE 188th Street in the subject area is on a bus route, the street tree plan shall also be reviewed by Metro. Response: 1241" Ave SE is not on the 2014 Metro Transit System -Southeast Area map. The nearest bus stops are located to the north in Fairwood and to the west along Benson Highway. h. The street trees must be installed and inspected, or a performance bond posted, prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. Response: Street trees will either be installed or bonded for prior to recording. 17. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current county fees. Response: Inspection fees will be paid per the City of Renton's fee schedule. 18. To implement K.C.C. 21A.38.230 which applies lo the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention plan (and engineering plans) shall be consistent with the requirements of K.C.C. 21A.38.230. No clearing of the subject property is permitted until the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with K.C.C. 21A.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction 23 materials is prohibited within the fenced areas around preserved trees. except for grading work permitted pursuant to K.C.C. 21A.38.230.B.4.d.(2). Response: The tree retention plan and associated mitigation has been approved by the City of Renton. 19. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots. consistent with K. C. C. 21A.38.230.B.6. (Note that the tree retention plan shall be included as part of the final engineering plans for the subject plat.) Response: All onsite trees are shown to be removed. This condition is not applicable. 24 City of Renton -Summit Homes Modification Reconsideration Response 1. Expiration Date: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09- 052/L04P0002) was originally set to expire on January 12, 2015. The Gagger Shor/ Plat (LUA09- 016/LOSS0040) was set to expire on February 16, 2015. The Wehrman Preliminary Plat (LUA09- 025/L04P0027) was set to expire on August 10, 2014. As par1 of the requested modification to combine all three plats into one subdivision the applicant requested a merger of all of the expiration dates into the latest expiration date (Gagger). Staff was in support of a merged expiration date for the combined application and noted an expiration date of February 16, 2015 which did not reflect the 10-year allowance per SHB 1074 for Preliminary Plat expiration periods. The Gagger Shor/ Plat would not.be eligible for this expiration allowance as it is a shor1 plat. However, the Flueve de Voiles Preliminary Plat is entitled to a 10-year expiration period resulting in an expiration date for the modified plat at January 12, 2016. Response: Acknowledged. Summit Frenchies, LLC seeks to record the final plat during late 2016. Most recently, the City has extended the plat expiration to January 17, 2017. 2. Recreation: Per KCC 21A.14 residential subdivisions, more than four units, developed at a density of eight units or less per acre, are required to provide 390 square feet of recreation space on-site. A 72 lot proposal would require 28,080 square feet of recreation space. The reconsideration request outlines the provision of trail connections to Soos Creek Regional Trail as well as passive recreation space throughout the site. As a result, the applicant is requesting that Condition #6 be eliminated. Staff concurs that the provision of two trail connections to the Soos Creek Regional Trail system and the passive recreation throughout the plat meets the intent of the required recreation space and Condition #6 would be eliminated. Response: Two trail connections are provided and are indicated on the final plat drawings. 3. The applicant has drawn attention to a number of scrivener errors in the decision. Specifically, there were references related to: a. Project location: The project location was incorrectly noted as southeast of 162nd Avenue SE and SE 140'" Street (Page 1). Response: Acknowledged. b. Trail Connections: The trail connections were incorrectly conditioned to be extended to the westerly boundary (Page 5). Response: Acknowledged. c. Wetlands: The project description incorrectly made reference to wetlands on the subject site (Page 1). Response: Acknowledged. The only wetland near the site is the large wetland at the valley floor. 25 d. Optional Sidewalk: The road layout section of the approved modification notes that an optional 5- foot sidewalk would be provided on the opposite side of the sidewalk (Page 3). Response: The optional sidewalk will be omitted on all roads except Road A, where it is required to provide access to homes on lots 38-54. These homes will have stairs providing access to Road A. e. Stormwater Discharge Location: The discharge for the primary stormwater facility would not be limited to the central portion of the eastern edge of the property (Page 4). Response: The primary discharge location is to the pond at the central portion of the eastern property line; however, there are additional discharge locations. 124'" Ave SE discharges to locations near SE 192"' St, while lots 59-70 discharge via dispersion to the north of the pond. f. Stormwater Detention: The detention and treatment for the portion of the roadway that could not be captured by the onsite vault would not be limited to being captured in SE 192m1 St (Page 4). Response: The portion of the roadway (1241" Ave SE) that cannot be captured, discharges to the downhill side of the roadway/Soos Creek Trail prism and into the buffer. The portion of the project that discharges to SE 192"" St is located within the City of Kent. The overall intent and result is that natural drainage patterns be maintained. 4. The Summit Homes Preliminary Plat minor modification, Project Number LUA 13-000840, MOD is approved, and will expire on January 12. 2016 and is subject to the following conditions of approval: a. Prior to the application for the Final Plat, 3 full size copies and a 8-1/2 x 11 inch reduction of a final plat plan shall be submitted to the Planning Division project manager. Response: The final plat is being submitted b. The applicant is advised that all code requirements and conditions of plat approval are still applicable to the development of the site in addition to mitigations measures issued as part of the SEPA. The applicant should also understand that Environmental SEPA Review may be required for future modifications to the plat plan. Response: Acknowledged. No further review SEPA review or additional SEPA requirements related to this project have been requested. c. The applicant shall provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access along SE 192nd St. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. Response: Both Kent and Renton have issued approvals and permits for their portions of the design. This condition has been satisfied. d. The applicant shall be required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. 26 e. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. Response: The landscaping plans have been submitted to and approved by the planning project manager. f. The applicant shall provide a revised plat plan depicting two connections to the eastern border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. Response: The revised plans have been submitted and approved by the planning manager. 27 AFTER RECORDING, RETURN TO: Alee Allen Riddell Williams 1001 Fourth Avenue Suite 4SOO Seattle WA 98188 RECEIVED SEP 2 6 2016 CITY OF RENTON PLANNING DIVISION Document title(s): Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace Reference number(s) of document(s) assigned or released (if applicable): N/A Grantor(s): Grantee(s): Canyon Terrace Homeowners' Association The Public Legal Description (abbrev.): S.E. V. OF THE S.W. V., OF SEC. 33, T23N, RSE, W.M. Parcel No(s).: _______ _ DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS AND RESERVATION OF EASEMENTS FOR CANYON TERRACE This Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace is made as of this __ day of 2016, by _________ ("Declarant"), as owner of the Property described below. RECITALS A. Declarant is the owner of certain real property located in the County of King, State of Washington, described in Exhibit A attached hereto and by this reference incorporated herein ("Property"). Declarant is developing the residential community of Canyon Terrace ("Community") on the Property in accordance with the Canyon Terrace Plat, recorded under King County Auditor's File No. ("Plat"). The Property is comprised of the real property legally described on Exhibit A and any other real property added by amendment hereto or amendment of the Plat. B. Declarant plans to develop, own and convey the Property subject to the following uniform covenants, conditions, restrictions, reservations, grants of easement, rights-of-way, liens, charges and equitable servitudes as hereinafter set forth. C. Declarant hereby declares that all of the Property shall be held, leased, encumbered, used, occupied, improved, sold and conveyed subject to the to the following uniform covenants, conditions, restrictions, reservations, grants of easement, rights-of-way, liens, charges and equitable servitudes, all and each of which are for the purpose of enhancing and perfecting the value, desirability, and attractiveness of the Property, in furtherance of a general plan for the protection of the Property. They shall run with the Property, and every portion thereof, shall be binding on all parties having or acquiring any right, title or interest in the Property, and every portion thereof, and their lessee, guests, heirs, successors and assigns, shall inure to the benefit of every portion of the Property and any interest therein, shall inure to the benefit of each Owner, and his heirs, successors and assigns, and may be enforced by the Owners, the Association, any first mortgagee and Declarant in accordance with the terms hereof. Acceptance of any portion of the Property shall be deemed acceptance of the terms and provisions of this Declaration. ARTICLE 1 DEFINITIONS The following words, when used in this Declaration and in any amendment hereto shall have the following meanings unless otherwise expressly provided herein or therein: 1.1 "Articles" shall mean the Articles of Incorporation of the Association which have been or will be filed in the office of the Secretary of State of the State of Washington, as such Articles may be amended from time to time. 1.2 "Assessment(s)" shall mean all assessments imposed pursuant this Declaration, including without limitation General Assessments, Initial General Assessments, Capital 2 Improvement Assessments, Initial Working Capital Assessment, Special Assessments and Reconstruction Assessments. 1.3 "Assessment Period" shall mean a calendar year for General Assessments and such other period as determined by the Board for other Assessments. 1.4 "Association" shall mean Canyon Terrace Homeowners Association, a Washington non-profit corporation, its successors and assigns. 1.5 "Association Lien" shall mean a lien in favor of the Association imposed pursuant to this Declaration. 1.6 "Board of Directors" or "Board" shall mean the Board of Directors of the Association. I. 7 "Budget" shall mean the operating budget for the Association adopted pursuant to Section 5.3 below. 1.8 "Bylaws" shall mean the Bylaws of the Association, as adopted by the Board initially, as such Bylaws may be amended from time to time. 1.9 "Capital Improvement Assessment(s)" shall mean an Assessment imposed pursuant to Section 5.3 below. 1.10 "Capital Improvement Work" shall have the meaning ascribed to it in Section 5.3 below. 1.11 "Class" shall mean a class of Membership in the Association as described in Section 3 .4 below. 1.12 "Close of Escrow" shall mean the date on which a deed conveying a Lot is recorded. 1.13 "Committee" shall mean the Architectural Control Committee formed pursuant to ARTICLE 7 of this Declaration. 1.14 "Common Areas" shall mean all real property and Improvements: (a) owned or leased by the Association or owned in equal and undivided interest by the owners of the Lots; (b) in which the Association has an easement for access or maintenance ( excepting easements for maintaining Lots) for the use, enjoyment, and benefit of the Members (including any open space, storm water facility, natural greenbelt protective area tract or easement as provided in the Plat); ( c) in which the Members have a right of control by any written instrument, including this Declaration, or by delineation and declaration of the same on the Plat; (d) any private storm system and detention vaults including, but not limited to, catch basis, pipes and dispersal trenches, detention vaults; ( e) in which the Members of the Association have an undivided interest, including, but not limited to, plat roads and landscaping, but specifically excluding streets or other areas dedicated or conveyed to a governmental entity for public use. The Common Areas may be improved by certain common facilities and, if and when improved, shall 3 include such common facilities. Common Areas described on the Plat shall be deemed to be the Common Areas unless this Declaration has been amended or modified and states that such amendment or modification changes the Common Areas shown on the Plat. 1.15 "Common Expenses" shall mean all costs and expenses incurred by the Association, including, but not limited to, the following: (a) expenses of administration, maintenance, and operation, including, but not limited to, reasonable compensation to employees of the Association, (b) costs of repair, replacement and capital improvement of the Common Areas and any Improvements thereon, ( c) premiums or deductibles for all insurance policies and bonds required or permitted by this Declaration, (d) all real property and other taxes and assessments on the Common Areas, ( e) utility and service charges, ( f) funding ofreserves for anticipated operational shortfalls or for replacement of capital items, (g) expenses payable under ARTICLE 5 below, (h) legal fees and costs, (i) the costs of recovering unpaid Assessments, including legal fees and other costs of foreclosure of an Association Lien, (j) fees for services provided to the Committee, (k) expenses of administration, maintenance, operation, repair or replacement oflandscaping performed by the Association, (I) costs of monitoring and maintaining any storm water or detention vaults or systems, (m) costs associated with any wetland buffer mitigation monitoring costs for the Property, including but not limited to those referenced in ARTICLE 11 (m) maintenance costs associated with any pervious concrete in the Common Areas and (n) any other costs and expenses determined from time to time as reasonably necessary by the Board, or as otherwise incurred by the Association pursuant to this Declaration. 1.16 "Declarant" shall mean , its successors or assigns and any Person to which it has assigned, in whole or in part, any of its rights hereunder by an express written assignment. 1.17 "Declaration" shall mean this Declaration of Covenants, Conditions, and Restrictions and Reservation of Easements for Canyon Terrace, as it may be amended from time to time as provided herein. 1.18 "Development Period" shall mean the period of time from the date of Recording this Declaration until the Turnover Date. 1.19 "Development Rights" shall mean those rights of Declarant reserved in ARTICLE 2, ARTICLE 3, ARTICLE 4, ARTICLE 11 and ARTICLE 14, and elsewhere in this Declaration. Declarant may exercise any and all Development Rights at any time during the Development Period in Declarant's sole discretion. 1.20 "General Assessment(s)" shall mean Assessments imposed by the Association pursuant to Section 5 .2 below. 1.21 "Improvement" shall mean all structures and appurtenances thereto of every kind, whether above or below the land surface, including but not limited to, buildings (including Residences), garages, utility systems, walkways, driveways, parking areas, loading areas, landscaping items, swimming pools, sports courts, fences, walls, decks, stairs, poles, landscaping vegetation, irrigation systems, streets, signs, exterior fixtures, playfields and appurtenant 4 facilities, recreational facilities, play structures, picnic structures and any other structure of any kind. 1.22 "Initial General Assessment" shall have the meaning ascribed to it in Section 5.2 below. 1.23 "Initial Working Capital Assessment" shall have the meaning ascribed to it in Section 5.3 below. 1.24 "Lot" shall mean each separate parcel of the Property as shown on the Plat to be used for construction of a Residence and which is not a Common Area nor dedicated to the public. If any additional property is added to the Plat, each parcel comprised of a legal buildable lot which will be used for the construction of a Residence shall be considered a "Lot." 1.25 "Majority Vote" shall mean a vote of the holders of more than 50% of the total number of votes allocated to the Lots in accordance with Section 3.4 below, whether by Class or in the aggregate as so indicated. 1.26 "Member" shall mean every person or entity who or which holds a Membership in the Association, as provided in Section 3.2 below. "Membership" shall mean the status of being a Member. 1.27 "Mortgage"-"Mortgagee"-"Mortgagor." A Mortgage shall mean any recorded mortgage or deed of trust on a Lot. A Mortgagee shall mean any holder of a Mortgage and shall be deemed to include the beneficiary of a deed of trust. A Mortgagor shall mean the borrower under a Mortgage and shall be deemed to include the trustor or grantor of a deed of trust. 1.28 "Occupant" shall mean a lessee or licensee of an Owner or any other person or entity, other than an Owner, in lawful possession of a Lot, or a portion of a Lot, with the permission of the Owner. 1.29 "Owner" shall mean the Person(s), including Declarant, holding fee simple title of record to any Lot, including purchasers under executory contracts of sale and shall include "Co-Owners" as defined in Section 3.4. 1.30 "Ownership" shall mean the status of being an Owner. The Declarant shall be an Owner until it sells the last Lot, but the Declarant shall not be liable for assessments and fees and may be expressly excluded from other obligations under this Declaration or the Association Articles and Bylaws. 1.31 "Person" shall mean a natural individual, partnership, company, corporation or any other entity with the legal right to hold title to real property. 1.32 "Plans" shall mean plans and specifications as further described in Section 8.1 below. 5 1.33 "Plat" shall mean the Plat of Canyon Terrace recorded with the King County Auditor under Auditor's File No. and any subsequent plats of Canyon Terrace which are recorded. 1.34 "Property" shall mean all of the real property described in Exhibit A to this Declaration and all real property added by amendment of this Declaration and/or the Plat. 1.35 "Pro rata Share" shall mean, for any particular Owner and for any particular Assessment, an amount equal to the number of Lots owned by an Owner, divided by the total number of Lots subject to that particular Assessment. 1.36 "Reconstruction Assessment(s)"shall mean an Assessment imposed pursuant to Section 12.1 below. 1.37 "Record" or "File" shall mean, with respect to any document, the recordation thereof, and with respect to any map, the filing thereof, in the official Records of King County, State of Washington. 1.38 "Residence" shall mean a single family residential building which is constructed on a Lot and is designated and intended for use and occupancy as a residence. 1.39 "Special Assessment(s)" shall mean an Assessment imposed as a Special Assessment pursuant to any provision of this Declaration. 1.40 "Turnover Date" shall mean the earlier of (i) ten ( 10) years from the date hereof; (ii) the date on which Declarant elects to permanently relinquish all of its Development Rights arising under this Deceleration by written notice to all Owners; or (iii) the date the last of the Lots has been conveyed by Declarant to another Owner. 1.41 "Working Capital Fund" shall have the meaning ascribed to it in Section 5.3 below. ARTICLE2 PHASED DEVELOPMENT; DEVELOPMENT RIGHTS 2.1 Subsequent Development, Annexation and Withdrawal. Declarant reserves as a Development Right for itself, its successors and assigns, the right to subject additional properties to this Declaration at any time prior to termination of the Development Period. Declarant reserves as a Development Right the right to withdraw any undeveloped properties from this Declaration at any time prior to termination of the Development Period. Each Owner appoints and constitutes the Declarant as his/her attorney-in-fact to adopt and file amendments to this Declaration necessary to add or subtract such properties. Neither the Association nor any Owners shall have any right in any additional property nor shall this Declaration have any effect on such additional property until it is subjected to this Declaration by adoption of an amendment to this Declaration specifically describing such additional property or by addition to the Plat. The rights reserved by Declarant in this Section shall be exercised by Declarant at Declarant's sole discretion. 6 2.1.1 Common Areas. The original Owners shall be benefited by any Common Areas on additional property the Declarant elects to add to the Property, either through Association ownership and control of said additional Common Areas or by easements of use and enjoyment in favor of said original Owners on said additional Common Areas. The Owners of such property added by Declarant to the Property shall have an easement for use and enjoyment of the existing Common Areas and shall have all the obligations to pay their pro-rata cost of maintaining the Common Areas, unless otherwise provided herein. The Owners of properties added to the Property shall be Members of the Association, and shall be entitled to all benefits and subject to all obligations of a Member, including, but not limited to, the right to vote in Association elections and the obligation to pay Assessments as set forth herein. 2.1.2 Easements. The Declarant shall also have as a Development Right the right, during the Development Period, to extend existing easements and may create new easements over the Lots still within Declarant's control so as to provide access to and service to the additional properties. 2.1.3 No Requirement to Include Additional Properties. Nothing contained in this Declaration shall be construed to require the Declarant to subject additional properties to this Declaration. 2.2 Construction and Sales by Declarant. Nothing in this Declaration shall limit, and no Owner shall do anything which shall interfere with, the right of Declarant to reasonably subdivide or re-subdivide any portion of the Property owned by Declarant, or to complete any construction oflmprovements on the Lots owned by Declarant and the Common Areas, or to alter the foregoing and its construction plans and designs, or to construct such additional Improvements on such Lots and Common Areas as Declarant deems advisable prior to the termination of the Development Period. Each Owner, by accepting a deed for a Lot from Declarant, hereby acknowledges that the activities ofDeclarant may constitute a temporary inconvenience or nuisance to the Owners, but nonetheless shall be permitted. Such right shall include, but shall not be limited to, erecting, construction and maintaining on the Property such structures and displays as may be reasonably necessary for the conduct ofDeclarant's business or completing the work of disposing of the Lots by sale, lease or otherwise. Declarant may at any time use any Lots owned by Declarant as models or real estate sales or leasing and renting offices. 2.3 Dedication to Governmental Entities. Until the termination of the Development Period, Declarant reserves as a Development Right the right to withdraw any undeveloped part of the Property from this Declaration and to dedicate, transfer or convey it to any state, county, municipal or other governmental entity any such part of the Property or reserve it for Declarant's use and/or sale. The rights reserved by Declarant in this Section 2.3 shall be exercised by Declarant at Declarant's sole discretion. 2.4 Assignment. All or any portion of the rights of Declarant hereunder, including but not limited to the Development Rights, may be assigned to any successor or successors to all or part ofDeclarant's respective interest in the Property, by an express written Recorded assignment. 7 ARTICLE 3 THE ASSOCIATION 3.1 Formation. The Association has been, or will be, incorporated under the name of Canyon Terrace Homeowners Association, as a non-profit corporation under Revised Code of Washington, Chapter 24.03. Declarant may change the name of the Association ifDeclarant elects to change the name of the Plat or use a different name for marketing purposes. 3.2 Membership. An Owner of a Lot shall automatically be a Member of the Association and shall remain a Member until such time as Ownership ceases for any reason, at which time such Membership shall automatically cease. Ownership of a Lot shall be the sole qualification for Membership in the Association. Except as may otherwise be provided herein, the rights, duties, privileges and obligations of all Members shall be as set forth in this Declaration, the Articles, and the Bylaws. 3.3 Transfer. Membership held by an Owner shall be appurtenant to the Lot giving use to such membership, and shall not be assigned, conveyed, pledged or alienated in any way except upon the transfer oftitle to said Lot and then only to the transferee of title to such Lot. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Lot shall operate automatically to transfer the membership in the Association appurtenant thereto to the new Owner thereof. 3 .4 Voting Rights. (a) Voting Rights. The right to vote may not be severed or separated from any Lot, and any sale, transfer or conveyance of a Lot to a new Owner shall operate to automatically transfer the appurtenant vote without the requirement of any expressed reference thereto. Notwithstanding the foregoing, the voting rights of any Member may be suspended as provided in this Declaration, the Articles, or the Bylaws. Member votes may be tabulated by mail, facsimile, email, or other electronic transmission. (b) Classes of Membership. The Association shall have two (2) Classes of Membership, Class A and Class B, as follows: i. Class A. Class A Membership shall consist of all Owners, other than Declarant. Each Class A Member shall be entitled to one (I) vote for each Lot owned. ii. Class B. Membership shall consist of the Declarant. The Declarant shall be entitled to have three (3) votes for each Lot owned by the Declarant. Class B Membership shall terminate and be converted to Class A Membership on the Turnover Date. Upon termination of the Class B Membership, Declarant shall be a Class A member entitled to Class A votes for each Lot it owns. 8 ( c) Co-Owners. If an ownership interest in a Lot is held by multiple Persons ("Co-Owners"), the Association shall have no responsibility to accept any vote for such Lot if such vote is disputed among the Co-Owners. (d) Proxies. Members may vote at any meeting of the Association in person or by proxy. A proxy must be in writing, signed by the designated voting Member for the Lot and filed with the Board in advance of the meeting at which such vote is taken. No Owner may revoke any proxy given by a Member to or in favor of a Mortgagee without the prior written consent of the holder of the Mortgagee. ARTICLE4 MANAGEMENT OF THE ASSOCIATION 4.1 Development Period. Until the termination of the Development Period, the Declarant hereby reserves as a Development Right for itself, its successors or assigns, the power to exercise all of the rights, powers and functions of the Association, or the Board thereof, set forth or necessarily implied in this Declaration, which Development Right shall be exercised and/or performed solely by the Declarant without further authority from or action by the Members. During the Development Period, the Declarant shall have no obligation to publish financial statements, hold meetings or otherwise account to or consent with the Members, except as required under RCW 64.38 and RCW 24.03, or as expressly required herein. The Declarant's control of the Association during the Development Period is established in order to ensure that the Property, Community, and the Association will be adequately administered in the initial phases of development and to ensure an orderly transition of the Association's operations. Prior to the termination of the Development Period, the Declarant, acting pursuant to its authority to act on behalf of the Association, shall adopt Bylaws. During the Development Period, Declarant shall have as a Development Right, the sole authority to amend the Bylaws. 4.2 Board of Directors. The Association shall be managed by a Board of Directors, elected or appointed in accordance with this Declaration, the Articles, and the Bylaws. Notwithstanding the foregoing, the Declarant shall have as a Development Right the right to appoint and remove all members of the Board in its sole discretion until the Turnover Date. The number of directors shall be specified in the Bylaws and shall be sufficient to adequately handle the affairs of the Association. 4.3 Delegation to Manager. The Board (and Declarant) may delegate all or any portion of its managerial duties, powers, or functions to any Person or entity. The Board members shall not be liable for any omission or improper exercise by the manager of any duty, power, or function so delegated by written instrument authorized and entered into by the requisite vote of the Board. 4.4 Duties and Powers of Association. The duties and powers of the Association are those set forth in its Articles and Bylaws, together with its general and implied powers as a not for profit corporation, generally to do any and all things that a corporation organized under the laws of the State of Washington may lawfully do which are necessary or proper in operating for the peace, health, comfort, safety and general welfare of its Members, subject only to the 9 limitations upon the exercise of such powers as are expressly set forth in its Articles, its Bylaws, and in this Declaration. (a) Purposes. Specifically, but not by way of limitation, the Association shall effectuate the purposes of this Declaration, including but not limited to: (i) adopting and enforcing rules and regulations (through action of the Board pursuant to Section 4.5 below); (ii) adopting and operating capital budget; (iii) controlling and administering the Association's funds, including the levy, collection, and disbursement of Assessments; (iv) administering and enforcing this Declaration; and (v) establishing, managing, repairing, and administering the Common Areas. 4.5 Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the use and maintenance of the Property and other matters of mutual concern to the Owners, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations may not unreasonably differentiate among Owners. The Board may prescribe penalties for the violation of such rules and regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof, suspension of the right to vote and the imposition of fines. Any such rules and regulations, and/or amendments thereto, shall become effective thirty (30) days after they are promulgated and mailed to all Owners. A copy of the rules and regulations in force at any time shall be retained by the secretary of the Association and shall be available for inspection by any Owner during reasonable business hours. Such rules shall have the same force and effect as if set forth herein. 4.6 Priorities and Inconsistencies. In the event of conflicts or inconsistencies between this Declaration, the Articles or the Bylaws, the terms and provisions of this Declaration shall prevail. ARTICLES ASSESSMENTS 5.1 Creation of the Lien and Personal Obligation of Assessments. Each Owner of a Lot by acceptance of a deed therefore, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association any Assessment duly levied by the Association as provided in this Declaration. Such Assessments, together with interest, costs, late charges and reasonable attorneys' fees, shall also be a charge on the land and shall be a continuing lien upon the Lot against which each such Assessment is made and shall also be the personal obligation of the person who was the Owner of such Lot at the time when the Assessment fell due. The personal obligation for delinquent Assessments shall not pass to an Owner's successor in title unless the lien for such delinquent Assessments had been recorded prior to title transfer or unless expressly assumed by the successor in title. When Ownership of a Lot changes, Assessments which have been levied but are not yet due and payable in full shall be prorated between the transferor and the transferee based on a 365-day year. No Owner may exempt himself or herself from liability for his Assessments by abandoning any Lot owned by him or her. 10 5.2 General Assessments. (a) Association Budget. The Board shall prepare, or cause the preparation of, an operating budget (the "Budget") for the Association for each calendar year. Notwithstanding the foregoing, Declarant, in its sole discretion, shall have the right to establish the Budget for each calendar year during the Development Year. The Budget shall set forth sums required by the Association, as estimated by the Board, to meet its annual Common Expenses. Within thirty (30) days after adoption by the Board of any proposed regular or special Budget of the Association, the Board shall set a date for a meeting of the Owners to consider ratification of the Budget not less than fifteen (15) nor more than sixty (60) days after mailing of the summary. Unless at that meeting the Owners of a majority of the votes in the Association reject the Budget, in person or by proxy, the Budget is ratified, whether or not a quorum is present. In the event the proposed Budget is rejected or the required notice is not given, the periodic Budget last ratified by the Owners, increased proportionally by the increase in the Consumer Price Index for the City of Renton, Washington prescribed by the U.S. Department of Labor (or similar index if such index is not available), shall be used until such time as the Owners ratify a subsequent Budget proposed by the Board. (b) Levy of General Assessment. In order to meet the costs and expenses projected in its Budget, the Board shall determine and levy on every Owner a General Assessment. The Association's Budget shall be divided by the number of Lots, except those unoccupied Lots owned by the Declarant, to determine the amount of the General Assessment applicable to each Lot. Except with respect to unoccupied Lots owned by the Declarant, each Owner's Pro rata Share of General Assessments shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the General Assessment for each Lot. Notwithstanding the foregoing, any Common Area Expenses that are allocated to specific Lots on the face of the Plat shall be paid by those Lots as directed by the Plat and shall not be included in the General Assessment for other Lots. General Assessments shall be payable in a lump sum annually on the date determined by the Board or may be billed on a quarterly or monthly basis if the Board so elects. During the Development Period, Declarant shall not pay General Assessments on any unoccupied Lots owned by Declarant. ( c) Commencement of General Assessments. General Assessments on each Lot shall commence on the Close of Escrow. ( d) Amount of General Assessment. After adoption of the budget by Declarant or ratification of the Budget by the Owners as set forth in Section 5.2(a), the Board shall notify the Owners of the amount of the General Assessment payable by each Owner for an Assessment Period at least thirty (30) days in advance of beginning of such Assessment Period. Notice of the General Assessment shall thereupon be sent to each Owner; provided, however, that failure to notify an Owner of the amount of a General Assessment shall not render such General Assessment void or invalid and each Owner shall be obligated for such General Assessment even if no notice is given, and/or notice is given late. Any failure by the Board, before the expiration of any Assessment Period, to fix the amount of the General Assessment hereunder for the next Assessment Period, shall not be deemed a waiver or modification in any respect of the provisions hereof or a release of any Owner from the obligation to pay the General Assessment, or any installment thereof, for that or any subsequent Assessment Period. 11 (e) Increase Limit. After the Turnover Date, the Board shall not increase the amount of the General Assessments in any year by more than fifteen percent (15%) without a Majority Vote, in addition to the ordinary Budget ratification process. If during the year the Budget proves to be inadequate for any reason, including nonpayment of any Owner's Assessment, the Board may prepare a supplemental Budget for the remainder of the year. A supplemental Budget that results in an increase in an Owner's Assessments shall be ratified pursuant to the ordinary Budget ratification process. Upon any revision of the Budget by a supplemental Budget, the Board shall, if necessary, recalculate the General Assessment levied against the Owners and give notice of the same in the same manner as the initial levy of a General Assessment for the Assessment Period. ( f) Assessment Period. The Assessment Period for General Assessments shall be a calendar year. The Assessment Period for any other Assessment shall be as determined by the Board. (g) Initial Assessment. At the time of the first transfer of title to a Lot to a purchaser, the first purchaser shall pay to the Association at the Close of Escrow, an Initial General Assessment which is in addition to the Initial Working Capital Assessment. The Initial General Assessment is the pro-rata amount of the current General Assessment that the Board has assessed against the Lot for the year in which the Lot is purchased, which amount shall be prorated on a 365-day per year basis. 5.3 Capital Improvement Assessments. (a) Capital Improvement Work. In addition to the General Assessments authorized by this Article, the Board may levy an Assessment at any time for the purpose of paying the cost of any installation, construction, reconstruction, repair or replacement of any capital improvements ("Capital Improvement Work") in or on a Common Area, or for such other purposes as the Board may consider appropriate ("Capital Improvement Assessments"). Capital Improvement Assessments shall require a Majority Vote. The total cost of the Capital Improvement Work shall be divided by the number of Lots, except those unoccupied Lots owned by the Declarant, to determine the amount of the Capital Improvement Assessment applicable to each Lot. Each Owner's Pro rata Share of the Capital Improvement Assessment shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the Capital Improvement Assessment for each Lot. Capital Improvement Assessments shall be payable in one lump sum, or in installments, as determined by the Board (and as approved by a Majority Vote). The Association may charge interest on any Capital Improvement Assessment payable in installments, as determined by the Board ( and as approved by a Majority Vote), and such interest shall become part of the installments due. Capital Improvement Assessments may be levied either before or after the Capital Improvement Work is done, in the discretion of the Board. During the Development Period, Declarant shall not pay Capital Improvement Assessments on any unoccupied Lots owned by Declarant. (b) Special Facilities. If the Association determines that costs incurred for Capital Improvement Work are in connection with facilities shared in common by one or more, but fewer than all, of the Lots, then the Capital Improvement Assessment for such Capital Improvement Work shall be assessed only against the Owners of the Lots served by such 12 facilities. In such event, the total cost of the Capital Improvement Work shall be divided by the number of Lots served by such facilities to determine the amount of the Capital Improvement Assessment applicable to each Lot. Each Owner's Pro rata Share of such Capital Improvement Assessment shall be calculated by multiplying the number of Lots owned by the Owner by the amount of the Capital Improvement Assessment for each Lot, and shall otherwise be on terms as permitted by this Section 5.3. (c) Contribution to Working Capital Fund. In connection with the Close of Escrow for the closing of the sale of each Lot to an Owner other than Declarant, the initial Owner of such Lot shall make a nonrefundable working capital contribution payment to the Association for an initial working capital fund ('Working Capital Fund"), which contribution shall be in an amount equal to two thousand dollars ($2,000) per Lot (the "Initial Working Capital Assessment") or such other amount as the Board determines from time to time is appropriate. The Initial Working Capital Assessment shall not be considered as an advance payment of any Assessments. The Working Capital Fund may be used as determined by the Board. 5.4 Special Assessments. The Association may levy Special Assessments against one or more Lots as provided in this Declaration. Special Assessments shall be as determined by the Board in accordance with this Declaration. Special Assessments shall be payable in one lump sum, or in installments, as determined by the Board. The Association may charge interest on any Special Assessment, as determined by the Board, and such interest shall become part of the installments due. During the Development Period, Declarant shall not pay Special Assessments. 5.5 Accounts. Any Assessments collected by the Association shall be deposited in one or more Federally-insured institutional depository accounts established by the Board. The Board shall have exclusive control of such accounts and shall maintain accurate records thereof. No withdrawal shall be made from said accounts except to pay for charges and expenses authorized by this Declaration. 5.6 Records and Financial Statements. The Board shall prepare or cause to be prepared for any fiscal year in which the Association levies or collects any Assessments, a balance sheet and an operating (income/expense) statement for the Association which shall include a schedule of delinquent Assessments identified by the number of the Lot and the name of the Lot Owner; provided, however, such documents need not be prepared by a certified public accountant unless requested by the Board or the Owners by a Majority Vote. The Board shall cause detailed and accurate records of the receipts and expenditures of the Association to be kept specifying and itemizing the maintenance, operating, and any other expense incurred. Such records, copies of this Declaration, the Articles and the Bylaws, and any resolutions authorizing expenditures of Association funds shall be available after the Turnover Date for examination by any Owner at convenient weekday hours upon reasonable written advance notice. 5.7 Waiver of Homestead or Exemption Rights Under Law. Each Owner hereby waives, to the extent of any liens created pursuant to this Article, the benefit of any homestead or exemption law in effect at the time any Assessment or installment thereof becomes due and payable pursuant to the terms hereof. 13 5.8 Certificate of Assessment. The Association shall, upon written request by Owner, and for a reasonable charge furnish a certificate signed by an officer of the Association setting forth whether the Assessments on a specified Lot have been paid and the amount of the Assessments for the then-current Assessment Period. The Association shall furnish said Certificate within ten (I 0) business days of receipt of the written request. A properly executed certificate of the Association as to the status of Assessments on a lot shall be binding upon the Association as of the date of its issuance. ARTICLE 6 NONPAYMENT OF ASSESSMENTS 6.1 Delinquency. Any Assessment provided for in this Declaration shall be delinquent, if it is not paid on the due date as established by the Board. With respect to each Assessment not paid within ten (10) days after its due date, the Board may, at its election, require the delinquent Owner to pay a late charge in the amount set forth in a previously approved schedule thereof which has been delivered to the Owners, together with interest on such delinquent sum at a rate to be determined by the Board, but not to exceed the maximum rate permitted by law, calculated from the date of delinquency to and including the date full payment is received by the Association. 6.1.1 Notice. If any Assessment is not paid within thirty (30) days after its due date, the Board shall mail a notice to the Owner and to any Mortgagee of such Owner. The notice shall specify (I) the fact that the Assessment is delinquent; (2) the amount of the Assessment and any late fees and interest accrued thereon; and (3) that (a) failure to cure the default on or before the date specified in the notice may result in acceleration of the balance of the Assessments for the then current fiscal year and (b) the Association has the right to record a lien ("Association Lien") against the Owner's Lot for the full amount of the Assessment and related charges. The Association shall have the right to accelerate all of the unpaid balance of all Assessments for the then current fiscal year, attributable to that Owner and his Lot or interest therein, after written notice as specified above. Such accelerated Assessments shall be immediately due and payable without further demand. The Association may record a lien against the Owner's Lot and enforce the collection of the Assessments and all charges thereon in any manner authorized by law or by this Declaration. 6.2 Lien and Notice of Lien. Each Owner vests in the Association, or its assigns, the right and power to bring all actions at law or to foreclose an Association Lien against an Owner and such Owner's Lot for the collection of delinquent Assessments. No action shall be brought to foreclose said delinquent Association Lien or to proceed under the power of sale herein provided sooner than thirty (30) days after the date a notice of claim of lien is recorded by the Association in the Office of the King County Auditor and a copy thereof is deposited in the United States mail, certified or registered, postage prepaid, to the Owner of said Lot at said Owner's last known address. The notice of claim of lien must contain a sufficient legal description of said Lot, the record Owner or reputed Owner thereof, and the amount claimed, including, at the Association's option, the cost of preparing and recording the notice of claim of lien, interest on said unpaid Assessments and costs of collections, including attorney's fees. Each Owner, by acceptance of the deed for a Lot subject to this Declaration, acknowledges that all liens authorized hereunder are consensual. 14 6.3 Foreclosure and Sale. Any such foreclosure and sale provided for in this Section 6 shall be conducted in accordance with the laws of the State of Washington applicable to the exercise of powers of foreclosure and sale of mortgages. The Association, through its duly authorized agents, shall have the power to bid on the Lot at the foreclosure sale and to acquire and hold, lease, mortgage and convey the same. 6.4 Curing the Default. Upon the timely curing of any default for which a notice of claim of lien was recorded by the Association, the Board, or an authorized representative thereof, shall record an appropriate release of such notice upon payment by the defaulting Owner or its Mortgagee of a fee to be determined by the Board to cover the cost of preparing and recording such release, together with the payment of such other costs, interests and fees as shall have been incurred by the Association by reason of such default. Any purchaser or encumbrancer, who has acted in good faith and extended value, may rely upon such release as conclusive evidence of the full satisfaction of the sums stated in the notice of claim of lien. 6.5 Cumulative Remedies. The Association Lien and right of foreclosure and sale thereunder shall be in addition to, and not in substitution for, all other rights and remedies which the Association, and/or its assigns, may have hereunder, in equity and at law, including, but not limited to, a suit to recover a money judgment for unpaid Assessments, or the suspension of a Member's right to vote until any Assessments unpaid for a period in excess of thirty (30) days are paid. Any institution of a suit to recover a money judgment shall not constitute an affirmation of the adequacy of money damages. 6.6 Subordination of Association Liens. All sums assessed in accordance with the provisions of this Declaration shall constitute a lien on the respective Lot prior and superior to all other liens, except (I) all taxes, bonds, assessments and other levies or liens which, by law, would be superior thereto, and (2) the lien or charge of any Mortgage of Record made in good faith and for value and recorded prior to the date on which the notice of claim of lien is recorded, subject to the provisions of this Declaration. Upon the foreclosure of, or acceptance of a deed in lieu of foreclosure of, such a prior Mortgage, the foreclosure purchaser or deed-in-lieu grantee shall take title free of the lien for unpaid Assessments for all said charges that accrue prior to the foreclosure of deed given in lieu of foreclosure, but subject to the lien hereof for all said charges that shall accrue subsequent to the foreclosure or deed given in lieu of foreclosure. 6.7 Exempt Property. The following property is exempt from the Assessments created herein and shall not be subject to liens for unpaid Assessments: (a) all properties dedicated to and accepted by local public authority; (b) all Common Areas; and (c) all properties the fee title to which is retained by Declarant, unless a Residence has been constructed on such Lot and such Residence is occupied. 6.8 Waiver of Lot Owners. Each Owner hereby vests in and delegates to the Board or its duly authorized representatives, the right and power to bring all actions at law, including lien foreclosures, whether judicially or by power of sale or otherwise, against any Owner for collection of the delinquent Assessments in accordance herewith. Each Owner hereby expressly waives any objection to the enforcement in accordance with this Declaration, of the obligation to pay Assessments as set forth herein. 15 ARTICLE 7 ARCHITECTURAL CONTROL COMMITTEE 7.1 Committee. An Architectural Control Committee ("Committee") composed of not less than three (3) Committee members is hereby created with the rights and powers set forth in this Declaration; provided, however, that at Dec\arant's sole discretion until the Turnover Date, the Committee may consist of fewer than three (3) members to be appointed by the Declarant. Committee members shall not be entitled to compensation for their services hereunder unless authorized by vote of two-thirds (2/3) of the Board. Declarant shall have the right and power at all times to appoint or remove the Committee members or to fill any vacancy on such Committee until the Turnover Date. After the Turnover Date, the Board shall have the power to appoint and remove the Committee members. 7 .2 Residential Development. Notwithstanding any provision of this Declaration, the approval of the Committee shall not be required for action taken by the Declarant to develop the Property as a residential subdivision, including the initial construction of the Residences and other Improvements. 7.3 Guidelines. The Committee shall have the authority (but shall not be required) to adopt and amend written guidelines to be applied in its review of Plans ( defined below) in order to further the intent and purpose of this Declaration and any other covenants or restrictions covering the Property. If such guidelines are adopted, they shall be available to all Members upon request. 7.4 Appeals. After the Development Period, the Board shall serve as an appellate panel to review Committee decisions upon the request of any aggrieved Member. The Board shall develop a procedure by which decisions of the Committee may be appealed. The Board may choose to limit the scope of such appeals and provide time limitations therefore. ARTICLES CONSTRUCTION OF IMPROVEMENTS 8.1 Plan Submission and Approval. No Improvements or significant exterior changes shall be erected, placed, altered, maintained or permitted to remain on any Lot by any Owner until final plans and specifications ("Plans") shall have been submitted to and approved in writing by the Committee. Such Plans shall be submitted by the authorized agent, by the builder of such Improvements, or by the Lot Owner. The following information shall be a part of such Plans submitted to the Committee: (a) the location of the proposed structure upon the Lot, (b) the elevation of the structure with reference to the existing and finished Lot grades, (c) the general design, (d) the exterior finish materials and color, including roof materials, (e) the landscape and exterior lighting plan and (t) any other information required to determine whether the structure conforms with Community standards. Where applicable, the Plans shall contain no less detail than required by the appropriate governmental authority for the issuance of a building permit. Approval by the Committee of any Plans shall not be a waiver of the right to withhold approval of any similar plan, drawing, specification, or matter submitted for approval. 16 8.2 Basis for Approval. Approval shall be based upon the conditions of approval for the Plat and the restrictions set forth in this Declaration. The Committee shall not arbitrarily or unreasonably withhold its approval of any Plans so long as they are in compliance with the Plat and the restrictions set forth in this Declaration. The Committee may retain and consult Persons to assist in the evaluation of Plans submitted to the Committee. The Committee shall have the right to disapprove any Plans submitted hereunder on any reasonable grounds including, but not limited to, any one or more of the following: (a) this Declaration. Restrictions. Failure to comply with any of the restrictions set forth in (b) Information. Failure to include information in such Plans as may have been reasonably requested by the Committee. ( c) Code Compliance. Failure to comply with any state or local building codes or rules and regulations . ( d) Guidelines. Failure to comply with any design guidelines adopted by the Board. (e) Incompatibility. Objection on the grounds of incompatibility of any proposed structure or use with existing structures or the surrounding natural environment. (f) Use. Objection to a non-residential use of the Lot. (g) Landscaping. Objection to the grading or landscaping plan for any Lot. (h) Design. Objection to the color scheme, finish, proportions, style or architecture, height, bulk or appropriateness. (i) Parking. Objection to the number or size of parking spaces, or to the design of any parking area. (j) Other. Any other matter which, in the judgment of the Committee, would render the proposed Improvements or use inharmonious with the general plan for improvement of the Property or with Improvements located upon other Lots or other Property in the Community. 8.3 Result oflnaction. If the Committee fails to take action (approve, disapprove, comment, request changes, and/or conditionally approve) with respect to Plans submitted to it within sixty (60) days after the same have been submitted, it shall be conclusively presumed that the Committee has approved said Plans; provided, however, that if within the sixty (60) day period the Committee gives written notice of the fact that more time is required for the review of such Plans, there shall be no presumption that the Plans are approved until the expiration of such reasonable period of time as is set forth in the notice. 8.4 Variances. The Committee shall have the authority in its sole discretion to approve Plans which do not conform to the restrictions described herein to (a) overcome 17 practical difficulties, or (b) prevent undue hardship from being imposed on an Owner. This includes the right to allow an Owner to conduct an "in-home business", if all business activities are carried on within the Residence and that there are no employees, clients, customers, tradesmen, student, suppliers, or others that come to the Residence in connection with such business. However, such variation shall only be approved in the event that the variation will not (a) detrimentally impact the Community or its attractive development, or (b) adversely affect the character of nearby Lots. Granting such a waiver shall not constitute a waiver of the restrictions described herein. 8.5 Approval. The Committee may approve Plans as submitted, or as altered or amended, or it may grant its approval to the same subject to specific conditions. Upon approval or conditional approval by the Committee of any Plans submitted, a copy of such Plans, bearing such approval together with any conditions, shall be returned to the applicant submitting the same. The Declarant shall have the right to waive the requirement that Plans be reviewed for any Improvements to be constructed by the Declarant. 8.6 Proceeding with Work. Upon receipt of approval of the Plans from the Committee, the Owner to whom approval is given shall, as soon as practicable, satisfy any and all conditions of such approval and shall diligently proceed with the commencement and completion of all approved excavation, construction, refinishing and alterations. In all cases, work shall commence within one (I) year from the date of approval, and if work is not so commenced, approval shall be deemed lapsed and revoked unless the Committee, pursuant to written request made and received prior to the expiration of said one (1) year period, extends the period of time within which work must be commenced. 8.7 Completion of Work. Any Improvement commenced pursuant hereto shall be completed within nine (9) months from the date on which the construction of said Improvement began (in accordance with Section 8.6 above), but such period shall be extended for the period that completion is rendered impossible or would impose an unreasonable hardship due to strike, fire, national emergency, natural disaster or other supervening force beyond the control of the Owner and/or its builder. The Committee may, upon written request made and received prior to the expiration of the nine (9) month period, extend the period of time within which work must be completed. Failure to comply with this Section 8. 7 shall constitute a breach of the Declaration and subject the party in breach to the enforcement procedures set forth herein. 8.8 Committee and Declarant Not Liable. Neither the Committee nor the Declarant (nor any officer, director, member, shareholder, partner, employee, agent or representative of the Declarant) shall be liable for any damage, loss or prejudice suffered or claimed by any person on account of: the approval, conditional approval, or disapproval of any Plans, whether or not in any way defective; the construction of any Improvements, or performance of any work, whether or not pursuant to approved Plans; or the development of any Lot within the Property. 8.9 Compliance with Codes/Environmental Laws. Ultimate responsibility for satisfying all state or local building codes or environmental laws shall rest with the Owner and his or her contractor. The Committee is not responsible for ensuring that Plans it reviews comply with state or local building codes. The Owner shall hold the Committee, its members, and the Declarant harmless from any claims based on (i) the failure of an Improvement 18 constructed based on approved Plans to meet any applicable governmental requirements, (ii) any structural failure of an Improvement constructed based on approved Plans, or (iii) the failure of the Owner or his contractor, by construction undertaken in accordance with approved Plans, to comply with any environmental laws, including, but not limited to, those relating to hazardous waste or underground storage tanks. 8.10 Construction Without Approval. If any Improvement shall be altered, erected, placed or maintained upon any Lot, or any new use commenced upon any Lot, or any exterior modifications made, other than in accordance with the approval of the Committee pursuant to the provisions of the Declaration, such alteration, erection, placement, maintenance or use shall be deemed to have been undertaken in violation of this Declaration, and upon written notice from the Committee any such improvement so altered, erected, placed, maintained or used upon any Lot in violation of this Declaration shall be removed or altered, and/or such use shall have ceased, so as to conform to this Declaration. Should such removal or alteration not be accomplished within thirty (30) days after receipt of such notice, then the party in breach of this Declaration shall be subject to the enforcement procedures set forth in this Declaration. ARTICLE9 RESTRICTIONS ON OPERATIONS AND USES 9.1 Prohibited Uses. The Property is being developed as a residential development. No Lot shall be used except for residential purposes; provided, however, that upon written request by an Owner, the Committee may allow an Owner to conduct an "in-home business", if all business activities are carried on within the Residence and that there are no employees, clients, customers, tradesmen, student, suppliers, or others that come to the Residence in connection with such business. Notwithstanding the foregoing, to the extent required under RCW 64.38.060, operation of an "adult family home" on a Lot shall not be prohibited. 9.2 Nuisances. No noxious or offensive thing, activity or use of any Lot or Common Area shall be permitted or maintained. If the Committee shall determine that a thing, activity or use of any Lot is undesirable or noxious such determination shall be conclusive. No firearms shall be discharged within the Property and no explosives of any kind shall be discharged or stored upon any of the Lots or permitted within the Property. No open fires shall be lighted or permitted on the Lots, except in a contained outdoor fireplace or barbeque pit while attended and in full compliance with local laws and ordinances. 9.3 Temporary Structures Prohibited. No structure of a temporary character, tent, shed, shack, basement of any incomplete building, barn or other outbuilding shall be either used or located on any Lot, or on any street, at any time or used as a residence either temporarily or permanently. Temporary buildings or structures allowed during construction shall be removed immediately after construction or upon request of the Committee, whichever occurs first. Notwithstanding the foregoing, Declarant may place construction and sales trailers on any Lot which Declarant owns. 9.4 Limitation on Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept on any Lot except dogs, cats, or other household pets; provided that they are not kept, bred or maintained for commercial purposes; provided further that no more than two (2) 19 dogs or three (3) cats shall be allowed per Lot. Dogs shall be restrained to the Owner's Lot and shall not be allowed to run at large. Leashed animals are permitted within rights-of-way when accompanied by their Owners. Owners shall be responsible for cleaning up any and all of their animals' waste on the Property, including on the respective Owner's Lot. If an Owner fails to clean up their animals' waste, the Association may, but shall not be obligated to, take such action as may be necessary to clean up the animals' waste and shall have the right of entry for such purposes. Any costs incurred by the Association in connection with such action shall be deemed to be a Special Assessment of the Owner whose animal(s) created the waste. No animal shall be allowed to make an unreasonable amount of noise or become a nuisance as determined by the Board, at its sole discretion. After notice and an opportunity to be heard, the Board shall have the right to require the removal of any animal from the Lot which it finds in its sole discretion to violate this Section. 9.5 Limitation on Signs. No sign of any kind shall be displayed to the public view on any Lot without the prior written approval of the Board, except (a) customary name and address signs, (b) "For Sale" or "For Rent" signs ofno more than six (6) square feet in size advertising the Lot for sale or rent, which signs must be removed promptly after sale or lease of the residence, ( c) signs required by legal proceedings, ( d) temporary signs for political advertising, garage sales, etc. (and then the sign shall be no larger than four (4) square feet and shall be in place no longer than sixty (60) days), (e) promotional sales signs of the Declarant and/or its agents, and (f) permanent monuments (entry signage) and Common Areas identification signs. 9.6 Construction Projects. No dirt, debris, or other materials shall be allowed to come off of any Lot onto any streets, Common Areas, other Lots, or other parts of the Property as a result of any construction or other activities. The Lot shall be kept clean and clear of debris during construction. No Residence may be constructed on any Lot by other than a contractor licensed as a general contractor under the statutes of the State of Washington without the prior approval of the Committee. Construction activities shall be pursued diligently and continuously from commencement of construction until such work is fully compete. 9.7 Condition of Property. Each Owner, at its own expense and at all times, shall keep such Owner's Lot, including the Improvements and appurtenances thereon, in a safe, clean and wholesome condition and shall comply in all respects with applicable governmental, health, fire and safety ordinances, regulations, requirements and directives. No Owner shall permit any unsightly condition to exist on his/her Lot. Unsightly conditions shall include, without limitation, litter, trash, junk or other debris; unrepaired vehicles, boats, boat trailers or other trailers; inappropriate, broken, or damaged furniture or plants; non-decorative gear, equipment, cans, bottles, ladders, trash barrels and other such items; and air conditioning units or other projections placed on the exterior walls of any Building. The Owner shall at regular and frequent intervals remove at its own expense any rubbish of any character whatsoever that may accumulate upon such Lot. 9.8 Refuse; Storage Areas. No refuse, garbage, rubbish, cuttings or debris of any kind shall be left or deposited upon any Lot unless placed in an attractive container. All outdoor refuse storage areas on each Lot shall be visually screened so as not to be visible from neighboring Lots, streets, or other Common Areas. 20 9.9 Utility Lines and Facilities and Satellite Dishes. No facilities, antennae, equipment, wires or other devices for the communication or transmission of signals, power, electrical current, or any other electronic transmission, including without limitation telephone, television, microwave or radio signals, shall be constructed, placed or maintained anywhere in or upon any portion of a Lot, other than within buildings or enclosed structures unless the same shall be contained in conduits or cables constructed, placed or maintained underground or concealed in or under buildings or other enclosed structures; provided, however, that satellite dishes not exceeding twenty-four inches (24") in diameter may be allowed on buildings provided that: (a) the satellite dish is placed in the most discreet location practical as determined by the Committee; (b) the satellite dish is screened from view from adjacent Lots to the extent feasible; and (c) the satellite dish is not visible from the street in front of the Owner's Lot to the extent possible. Nothing contained herein shall be deemed to forbid the erection or use of temporary power or telephone facilities incidental to the construction or repair of buildings on a Lot. If the provisions of this Section conflict with other applicable Federal, state or local law, ordinance or rule, the terms of such law, ordinance or rule shall prevail, but the conditions and limitations set forth in this Section shall be enforced to the maximum extent permitted by law. 9.10 Setbacks. No Residence or other building shall be located on any Lot nearer to the front lot line or nearer to the side street than the minimum building setback lines adopted by the governmental authority with jurisdiction over the Property. 9.11 Roofs. Roofs on all structures and Residences must be finished with materials approved for use by the Committee. 9.12 No Manufactured Housing. Manufactured housing is expressly prohibited. 9.13 Fences. In order to preserve the aesthetics of the Property, no fence, wall or hedge shall be erected or place on any Lot unless prior written approval of the Committee has been obtained. Unless otherwise permitted by the Committee in its sole discretion, fences shall not be installed in front ofresidences and no wire fences shall be used. 9 .14 Lighting. All area lighting shall be designed and positioned to ensure that the light source is not visible from any other house in the development. Decorative holiday lighting shall be removed no later than thirty (30) days after the date of the holiday. 9.15 Landscaping. Landscaping shall emphasize plantings and other features which complement and enhance the existing character of the Property. Owners shall maintain all landscaping, including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, and replacement of any dead or diseased grass, ground cover, shrubs or trees. 9.16 Drainage. No Owner shall take any action which would interfere with surface water drainage across his Lot either through natural drainage or by drainage easements. The topographic conditions of any Lot shall not be altered in any way that would adversely affect or obstruct the approved and constructed storm drain system and surface flows without the written consent of the Committee. 21 9.17 Walkways and Driveways. There shall be no obstruction, including, but not limited to obstruction by sporting equipment, of any streets, walkways, or driveways which would interfere with the free circulation of foot, bicycle or automotive traffic, except such obstruction as may be reasonably required in connection with repairs of such streets, walkways and driveways. The Association may, but shall not be obligated to, take such action as may be necessary to abate or enjoin any interference with or obstruction of streets, walkways, and driveways, and shall have the right of entry for purposes of removing said interference or obstruction. Any costs incurred by the Association in connection with such abatement, injunction, or corrective work shall be deemed to be a Special Assessment of the Owner responsible for the interference or obstruction. 9.18 Parking. No inoperable vehicles of any kind shall be parked, stored, maintained or constructed on any of the Lots, Common Areas and/or streets located within the Property unless stored in a garage. Except as hereinafter expressly provided, the Lots, Common Areas and/or streets located within the Property shall not be used for the storage and/or overnight parking of any vehicle, and each Owner shall use the garage constructed on its Lots for the parking and storage of its vehicles. The Association may, but shall not be obligated to, take such action as may be necessary including towing of vehicles that are parked on streets, driveways or walkways for extended periods or in violation of rules and regulations adopted by the Association or set forth in this Declaration. 9.19 Mineral Exploration. No portion of the Property shall be used in any manner to explore for or to remove any steam, heat, oil or other hydrocarbons, gravel, earth, or any earth substances or other minerals of any kind. No excavation or fill shall be made nor shall any dirt be removed from any Lot; provided, however, that this shall not prevent the excavation of the earth in connection with the grading or construction of improvements within a Lot. Water may be extracted to the extent permitted by all applicable governmental agencies. 9.20 Remedies for Failure to Maintain and Repair. 9.20.1 Remedies. If any Owner shall fail to perform the maintenance and repair required by this Declaration, then the Board after fifteen ( 15) days' prior written notice to such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and to charge the delinquent Owner and his Lot with a Special Assessment for the cost of such work together with interest thereon at a rate to be set by the Board from the date of the Association's advancement of funds for such work to the date ofreimbursement of the Association by Owner. If the delinquent Owner fails to reimburse the Association for such costs within ten (10) days after demand therefore, the Association may, at any time after such advance, record an Association Lien signed by an authorized agent of the Association for the amount of such charge together with interest thereon and enforce the Association Lien in accordance with the provisions of this Declaration. 9.20.2 Nonexclusive Remedy. The foregoing Association Lien and the rights to foreclose thereunder shall be in addition to all other rights and remedies which the Board may have hereunder or in equity or at law, including any suit to recover a money judgment for unpaid Assessments. If any Owner fails to perform such maintenance and repair and, notwithstanding such failure, the Board should fail to exercise its rights and remedies hereunder, then any other 22 Owner, after fifteen (15) days' prior written notice to the Board and such delinquent Owner, shall have the right, but not the obligation, to perform such maintenance and repair and shall have the same rights and remedies with respect thereto as are provided herein to the Board, including the right to Record and enforce a lien in the same manner as the Association. 9.21 Occupants. Any Owner may delegate to any Occupant the right to enjoy the Owner's Lot. All Owners shall be responsible for informing any Occupants of the contents of this Declaration and the rules regarding the use of such Lot, and shall be responsible for requiring its Occupants to comply with this Deceleration. ARTICLE 10 EASEMENTS, DEDICATIONS, AND RIGHTS OF ENTRY I 0.1 Easements. (a) Access. Declarant expressly reserves for the benefit of the Association and for the Owners of the Lots reciprocal, non-exclusive easements over all of the Common Areas for access to the Lots and other Common Areas. Subject to the provisions of this Declaration and the Plat governing use and enjoyment thereof, such easements may be used by Declarant, its successors, the Owners, and any guests, tenants, and invitees residing upon or temporarily visiting the Property, for walkways, vehicular access, parking, drainage and such other purposes reasonably necessary for use and enjoyment of any Lot in the Property. In addition to the foregoing, each Lot is subject to an easement for encroachments created by construction, settlement, and overhangs as designed or constructed by the Declarant. (b) Maintenance and Repair. Declarant expressly reserves for the benefit of the Association and all agents, officers and employees of the Association nonexclusive easements over the Common Areas and the Lots necessary to maintain and repair the Common Areas and to perform all other tasks in accordance with the provisions of this Declaration. There are specifically reserved for the benefit of the Owners easements for the utility services and the repair, replacement and maintenance of the same over all of the Common Areas. Such easements shall be established and used so as not to unreasonably interfere with the use and enjoyment by the Owners of their Lots and the Common Areas. All such easements shall be appurtenant to and shall pass with the title to every Lot conveyed. (c) Utility and Drainage Easements. Various easements are reserved on the Lots, as provided by the Plat and applicable laws, ordinances and other governmental rules and regulations for utility installation and maintenance, including but not limited to, underground electric power, telephone, cable television, digital information, water, sewer, gas and drainage, together with the right to enter upon the Lots at all times for said purposes. Within these easements, no structure, planting, or other material shall be placed or permitted to remain that may damage, interfere with the installation and maintenance of utilities, that may change the direction of flow of drainage channels in the easements, or that may obstruct or retard the flow of water through drainage channels in the easements. Each Owner hereby agrees not to place locks on structures enclosing utility meters or interfere with the access of utility representatives to said meters or easements. The easement area of each Lot, and all improvements thereon, shall be maintained continuously by the Owner of each Lot, except for those improvements for which a 23 public authority, utility company or the Association is responsible within the easement areas. The Owner shall maintain the portion of any utility on the Owner's Lot, or within a private easement for the Owner's Lot that serves only the Owner's Lot to the point of connection to the portion of the system that serves more than one Lot. The Association shall have an easement for the maintenance, repair, replacement, and restoration of the portions of the easements that serve more than one Lot up to the point of connection to the public system. ( d) Landscaping Maintenance Easement. Declarant expressly reserves for the benefit of the Association and all agents, officers and employees of the Association nonexclusive easements over the Common Areas and the Lots to perform maintenance of landscaping, including the trimming, watering and fertilization of all grass, ground cover, shrubs or trees, removal of dead or waste materials, or replacement of any dead or diseased grass, ground cover, shrubs or trees. Notwithstanding the foregoing, each Owner shall be primarily responsible for maintaining the landscaping and yard areas on their respective Lot, as provided in this Declaration. (e) Protective Easement. Lots are subject to a natural green belt protective area, open space area and storm water facility area as provided by the Plat and applicable laws, ordinances and other governmental rules and regulations. The Owner shall maintain critical areas and their buffers by removing non-native, invasive and noxious plants in a manner that will not harm critical areas or their buffers and in accordance with Renton Zoning Code requirements for trees and other vegetation within critical areas and critical area buffers. (f) Association's Authority to Grant Easements. The Association, through approval by the Board, shall have the right to grant necessary easements and rights-of-way over the Common Areas to any Person. Further, the Property is subject to any and all easements shown on the face of the Plat. I 0.2 Right of Entry. The Association, the Committee and Declarant shall have a limited right of entry in and upon the exterior of all located on any Lot for the purpose of inspecting the same, and taking whatever corrective action may be deemed necessary or proper, consistent with the provisions of this Declaration. However, nothing herein shall be construed to impose an obligation upon the Association, the Committee, or Declarant to maintain or repair any portion of any Lot or any Improvement thereon which is to be maintained or repaired by the Owner. Each Owner shall permit access to such Owner's Lot or Improvements thereon by any Person authorized by this Association, the Committee or Declarant in the case of any emergency originating on or threatening such Lot or Improvements, whether or not such Owner is present. ARTICLE 11 ENVIRONMENTAL MITIGATION 11.1 Wetland and Buffer Mitigation Program. A qualified professional will perform conditional monitoring of the wetland mitigation for the Property for five (5) years after construction of the Property. A written report describing the monitoring results will be submitted according to the approved wetland mitigation plan. It is the duty of the Association to ensure all requirements under the approved wetland mitigation plan are satisfied. 24 ARTICLE 12 COMMON AREA 12.1 Association Control. The Association shall own fee title to the Common Areas. The Association's appurtenant rights and duties with respect to the Common Areas shall include, without limitation, the following: (a) Repair and Maintenance. The duty of the Association to maintain and repair and make necessary improvements to the Common Areas, or contract for such services, to keep the Common Areas, including without limitation all Improvements thereon, in a good, sanitary, and attractive condition. Such maintenance, repairs, replacement, resurfacing, and improvements shall include, without limitation, maintenance and replacement oflighting, shrubs, trees, vegetation, irrigation systems (if any), signs, play structures, picnic facilities, playfields and appurtenances and other landscaping improvements located on the Common Areas, repair of and payment for all centrally metered utilities, mechanical and electrical equipment in the Common Areas, to include care and upkeep of any median within the public street rights-of way, repair and maintenance of storm water facilities and equipment (to the extent such maintenance is not performed by the municipality or any utility service provider), and repair and maintenance of all parking areas, walks, and other means of ingress and egress within the Common Areas. The Association must also maintain and take all necessary actions to comply with requirements under any open space, natural greenbelt protective or storm water facility areas or easements, as provided by the Plat and various laws. The Association must also maintain and take all necessary actions to comply with requirements under any wetland buffer and mitigation plan applicable to the Property. The Association must also maintain and take all necessary actions to comply with requirements under any easements, as provided by the Plat and various laws. All such maintenance, repairs, improvements and other actions for the benefit of the Common Areas shall be paid for as a Common Expense. The Association shall pay all real and personal property taxes and Assessments which shall constitute a lien upon any portion of the Common Areas. The Board shall use reasonable efforts to require compliance with all provisions of this Declaration. (b) Limits. The right of the Association to reasonably limit the number of guests, patrons and invitees of Owners using the Common Areas. ( c) Rules. The right of the Association to establish uniform rules and regulations pertaining to the use of the Common Areas. ( d) Borrowings. The right of the Association in accordance with the Articles, Bylaws and this Declaration, with a Majority Vote of the Owners, to borrow money for the purpose of maintaining and preserving the Common Areas, and in aid thereof to Mortgage any or all of its real or personal property as security for money borrowed or debts incurred, provided that the right of any such Mortgagee of the Association shall be subordinated to the rights of the Owners. ( e) Suspension of Rights. The right of the Association to suspend the voting rights and right to use the Common Areas by an Owner for any period during which any Assessment against the Owner and his Lot remains unpaid and delinquent for a period not to 25 exceed thirty (30) days for any single infraction of the published rules and regulations of the Association, provided that any suspension of such voting rights or rights to use the Common Areas shall be made only by the Board, after notice and an opportunity for a hearing, if any, as provided in the Bylaws. 12.2 Permissive Use. Any Owner may permit an Occupant to use the Common Areas in the same manner as an Owner. All Owners shall be responsible for informing any Occupants of the contents of this Declaration and the rules regarding the Common Areas, and shall be responsible for requiring its Occupants to comply with this Deceleration. No Owner, guest, Occupant, invitee or licensee shall conduct or allow others to conduct any offensive or obnoxious activities within the Common Areas. 12.3 Trash and Other Debris. No trash, debris, waste, grass clippings, or hazardous waste shall be dumped, deposited, or placed in any Common Areas by any Owner or Occupant. 12.4 Fires. There shall be no fires permitted within the Common Areas except in designated barbeque pits or fire circles while attended and in full compliance with local laws and ordinances. 12.5 Easements for City and County Use. Declarant reserves and covenants for itself, the Association and all future Owners within the Property, easements for public services and utilities, including without limitation, the right of the City of Renton, King County, or other recognized governmental entity or utility purveyors to install, maintain and repair public streets, street lights, curbs, gutters and sidewalks, sanity sewer, storm water facilities and water systems, and the right of the police and other emergency and public safety personnel to enter upon any part of the Common Areas for the purpose of enforcing the law. 12.6 Taxes. Each Owner shall execute such instruments and take such action as may reasonably be specified by the Association to obtain a separate real estate tax assessment of each Lot. If any such taxes or assessments may, in the opinion of the Association, nevertheless be a lien on the Common Areas, or any part thereof, they shall be paid by the Association and each Owner shall be obligated to pay or to reimburse the Association for, as the case may be, the taxes and assessments assessed by the County Assessor or other taxing authority against the Common Areas and attributable to such Owner's Lot and interest in the Common Areas. 12.7 Security. Neither the Association nor Declarant shall in any way be considered insurers or guarantors of security within the Property. Neither the Association nor Declarant shall be held liable for any loss or damage for failure to provide adequate security or ineffectiveness of security measures undertaken. All Owners, Occupants, invitees and guests acknowledge that the Declarant, Association, Board or Committee have made no representations or warranties, expressed or implied, about fire protection systems, burglar alarm systems or other security systems designated by or installed according to guideless established by the Declarant, Association, Board or Committee. 12.8 Owner Liability and Duty. Each Owner shall indemnify and hold harmless the Association and Declarant for any injury to any person or damage to the Common Areas or any equipment thereon which may be sustained by reason of the negligence of said Owner or of his 26 guests, employees, invitees or tenants. The damage and costs incurred by the Association and/or Declarant as a result thereof shall become a Special Assessment against such Owner and his Lot, and shall be subject to levy, enforcement and collection in accordance with the Association Lien procedure provided for in this Declaration. The Association reserves the right to charge a Special Assessment to such Owner equal to the increase, if any, in the insurance premium directly attributable to the damage or injury caused by such Owner or by the use of the Lot of such Owner. Notwithstanding the foregoing, the Association and Declarant shall hold each Owner harmless from liability for Joss or injuries that are covered by insurance then maintained by the Association, except for an amount equal to the increase, if any, in the insurance premium directly attributable to the damage or injury caused by such Owner or by the use of the Lot of such Owner. ARTICLE 13 DESTRUCTION AND RESTORATION I 3.1 Restoration of Common Areas. Except as otherwise provided in this Declaration, in the event of any destruction of any portion of the Common Areas or any other Improvements insured by the Association, the Association shall restore and repair the same to its former condition, as promptly as practical. The proceeds of any insurance shall be used for such purpose. The Board is authorized to have the necessary documents prepared and executed, and to take such other action so as to effect such reconstruction as promptly as practical. The Common Areas and all other Improvements shall be constructed or rebuilt substantially in accordance with the original construction plans available, with such changes as are recommended by the Committee. In the event that the amount available from the proceeds of such insurance policies for such restoration and repair shall be less than the estimated cost of restoration and repair, an Assessment may be levied by the Board upon the Owners and their Lots in order to provide the necessary funds for such reconstruction over and above the amount of any insurance proceeds available for such purpose ("Reconstruction Assessment"). Reconstruction Assessments shall be borne by the Owners in the same proportions as their Pro rata Share of General Assessments. If, prior to the end of the Development Period, the Common Areas or Improvements thereon are destroyed and the insurance proceeds are Jess than the estimated cost of repair or reconstruction, the Declarant may elect not to restore or rebuild some or all of the Improvements or Common Areas or may elect to restore or rebuild only those for which the Declarant has received insurance proceeds sufficient to pay all costs associated therewith. Reconstruction Assessments shall be approved and levied in the same manner as Capital Improvement Assessments as set forth in Section 5.3. I 3.2 Restoration Obligations of Owners. In the event of the damage or destruction of any portion of a Lot or the Improvements thereon, it shall be the duty of the Owner of such Lot, as soon as may be practical, to repair or replace the damage or destruction or such portion thereof as will render such damage or destruction indiscernible from the exterior of the Lot. Any reconstruction, replacement or repair required by this section shall be in accordance with the original plans and specifications of the Lot or plans and specifications approved by both the Committee and the holders ofMortgage(s) of Record which encumber(s) the Lot. 13 .3 Condemnation. In the event that all or any portion of the Common Areas shall be taken or condemned by any authority exercising the power of eminent domain, the 27 condemnation award shall be used to restore the remaining Common Areas, and any balance shall be turned over to the Association. The Board shall have the exclusive right to prosecute any such proceedings; provided, however, that nothing contained herein to the contrary shall prevent an Owner from joining in the proceeding for purposes of claiming that the condemnation action has materially affected said Owner's Lot. The entire award shall be paid to the Association in trust for the benefit of the Owners. The Board shall distribute the portion of the award not used to restore the Common Areas to the Owners in proportion to their Pro rata Share of General Assessments; provided, however, that if a Lot is encumbered by a Mortgage or Mortgages which has or have a provision relating to condemnation, then in-lieu-of distributing the award to the Owner of said Lot, the Board shall distribute the award directly to the Mortgagee of the Mortgage with the highest priority and seniority for distribution or payment in accordance with the terms and conditions of said Mortgagee's Mortgage. ARTICLE 14 PROTECTION OF MORTGAGEES 14.1 Priority of Mortgages. Notwithstanding all other provisions hereof the liens created under this Declaration upon any Lot for Assessments shall be subject to tax liens on the Lot in favor of any assessing unit and/or special district and be subject to the rights of the secured party in the case of any indebtedness secured by first lien Mortgages which were made in good faith and for value upon the Lot. Where the Mortgagee of a Lot, or other purchaser of a Lot, obtains possession of a Lot as a result of Mortgage foreclosure or deed in lieu thereof, such possessor and has successors and assigns, shall not be liable for the share of any Assessment by the Association chargeable to such Lot which becomes due prior to such possession, but will be liable for any assessment accruing after such possession. Such unpaid share of Assessments shall be deemed to be common expenses collectible from all of the Owners including such possessor, his successor and assigns. For the purpose of this section, the terms "Mortgage" and "Mortgagee" shall not mean a real estate contract or the vendor, or the designee of a vendor thereunder, or a mortgage or deed of trust ( or Mortgagee or beneficiary thereunder) securing a deferred purchase price balance owed with respect to a sale by an individual Owner other than Declarant. 14.2 Effect of Declaration Amendments. No amendment of this Declaration shall be effective to modify, change, limit or alter the rights expressly conferred upon Mortgagees in this instrument with respect to any unsatisfied Mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such Mortgage. Any provision of this Section conferring rights upon Mortgagees, which is inconsistent with any other provision of this Declaration, shall control over such other inconsistent provisions. 14.3 Right of Lien Holder. A breach of any of the provisions, conditions, restrictions, covenants, easements or reservations herein contained shall not affect or impair the lien or charge of any bona fide Mortgage made in good faith and for value on any Lots, provided, however, that any subsequent Owner of the Lot shall be bound by these provisions whether such Owner's title was acquired by foreclosure or trustee's sale or otherwise. 14.4 Copies of Notices. If the first Mortgagee of any Lot has so requested the Association in writing, the Association shall give written notice to such first Mortgagee that an 28 Owner/Mortgagor of a Lot has for more than sixty ( 60) days failed to meet any obligation under this Deceleration. Any first Mortgagee shall, upon written request, also be entitled to receive written notice of all meetings of the Association and be permitted to designate a representative to attend all such meetings. 14.5 Furnishing of Documents. The Association shall make available to prospective purchasers, Mortgagees, insurers, and guarantors, at their written request, current copies of the Declaration, Bylaws, Articles and other rules governing the Project, and the most recent balance sheet and income/expense statement for the Association, if any has been prepared. ARTICLE 15 DURATION AND AMENDMENT l 5.1 Duration. This Declaration shall continue in full force and run with and bind the Property for a term of twenty (20) years from the date of this Declaration, after which time this Declaration shall be automatically extended for successive periods of ten ( I 0) years, unless a declaration of termination or declaration of renewal is recorded meeting the requirements of an amendment to this Declaration as set forth in Section 14.2 below. 15.2 Amendment. Notice of the subject matter ofa proposed amendment to this Declaration in reasonably detailed form shall be included in the notice of any meeting of the Association at which a proposed amendment is to be considered. The amendment shall be adopted if approved by the vote, in person or by proxy, or written consent, of a Majority Vote; provided, however, that until the Turnover Date no termination or other amendment shall be effective without the written approval of Declarant. It is specifically covenanted and understood that any amendment to this Declaration properly adopted will be completely effective to amend any or all of the covenants, conditions and restrictions contained herein which may be affected and any or all clauses of this Declaration unless otherwise specifically provided in the section being amended or the amendment itself. A copy of each amendment which has been properly adopted shall be certified by at least two (2) officers of the Association and the amendment shall be effective when the certificate of amendment is recorded. Notwithstanding the foregoing, any of the following amendments, to be effective, must be approved in writing by the record holders of one-hundred percent (100%) of the aggregate value of Mortgages encumbering the Property at the time of such amendment (provided that any Mortgage holder that falls to submit written notice of approval or disapproval of any such amendment within sixty (60) days of notice from the Association regarding such amendment shall be deemed to have consented to such amendment): (a) Lien Rights. Any amendment which affects or purports to affect the validity or priority of encumbrances or the rights or protections granted to Mortgagees as provided in ARTICLE 13. (b) Assessments. Any amendment which would necessitate a Mortgagee after it has acquired a Lot through foreclosure to pay more than its Pro rata Share of any Assessments accruing after such foreclosure. 29 ( c) Cancellation. Any amendment which would or could result in a Mortgage being cancelled by forfeiture. (d) Mortgagees. Any amendment which would have a material, adverse effect on any Mortgagee. 15.3 Amendments and Modifications by Declarant. During the Development Period, Declarant shall have as a Development Right, the right to modify or amend this Declaration or any design guidelines adopted by the Committee. In addition, Declarant may at any time, until the Turnover Date, record such amendments to the Declaration and Plat as are necessary. Within thirty (30) days after any such modification or amendment by Declarant, Declarant shall deliver a written notice of such modification or amendment to each Owner, which notice shall include a copy of the executed, acknowledged and recorded modification or amendment. ARTICLE 16 LIMITATION OF LIABILITY I 0.1 No Personal Liability. So long as a Board member, Association committee member, Association officer, or Declarant exercising the powers of the Board, has acted in good faith, without willful or intentional misconduct, upon the basis of such information as may be possessed by such person, no such person shall be personally liable to any Owner, or other party, including the Association, for any damage, loss or prejudice suffered or claimed on account of any act, omission, error, negligence (except gross negligence), any discretionary decision, or failure to make a discretionary decision, by such person in such person's official capacity. Provided, that this section shall not apply where the consequences of such act, omission, error or negligence are covered by insurance or bonds obtained by the Board. I 0.2 Indemnification of Board Members. Each Board member or Committee member, or Association officer, or Declarant exercising the powers of the Board, and their respective heirs and successors, shall be indemnified by the Association against all expenses and liabilities, including attorneys' fees, reasonably incurred by or imposed in connection with any proceeding to which he may be a party, or in which he may become involved, by reason of being or having held such position at the time such expenses or liabilities are incurred, except in such cases wherein such person is adjudged guilty of intentional misconduct, or gross negligence or a knowing violation of law in the performance of his duties, and except in such cases where such person has participated in a transaction from which said person will personally receive a benefit in money, property, or services to which said person is not legally entitled, Provided, that, in the event of a settlement, the indemnification shall apply only when the Board approves such settlement and reimbursement as being in the best interest of the Association. Nothing contained in this Section shall, however, be deemed to obligate the Association to indemnify any Member or Owner of a Lot who is or has been a Board member or officer of the Association with respect to any duties or obligations assumed or liabilities incurred by him under and by virtue of the Declaration as a Member or Owner of a Lot covered thereby. ARTICLE 17 INSURANCE; LOSSES. 30 17.1 Insurance. The Board shall have authority in the exercise of its discretion to obtain and maintain at all times as a common expense a policy or policies and bonds of liability insurance and property insurance covering the ownership, use and operation of all the Common Areas (and Common Area improvements), including common personal property and supplies belonging to the Association, fidelity coverage for Association Board members (including Declarant), officers, employees or agent, and such other insurance as the Board may deem advisable or as may be required by the Federal National Mortgage Association, Federal Home Loan Mortgage Association, Veterans Administration or similar agencies or lending institutions. All policies shall include an endorsement providing coverage for directors and officers of the Association. Each Owner at the Owner's expense shall be obligated to maintain adequate casually and liability insurance with respect to the Lot and any improvements thereto or personal property located therein. ARTICLE 18 GENERAL PROVISIONS 18.1 Legal Proceedings. Failure to comply with any of the terms of this Declaration, the Articles, the Bylaws, or any regulations by an Owner or Occupant, his guests, employees, invitees or tenants, shall be grounds for relief which may include, without limitation, an action to recover sums due for damages, injunctive relief, foreclosure of lien, lien, or any combination thereof, which relief may be sought by Declarant, the Association, the Board, or, if appropriate, by an aggrieved Owner. Failure to enforce any provision thereof shall not constitute a waiver of the right to enforce said provision, or any other provision thereof. The Association, the Board, any Owner (so long as such Owner is not at that time in default hereunder), or Declarant shall be entitled to bring an action for damages against any defaulting Owner, and in addition may enjoin any violation of this Declaration by any Owner. Any judgment rendered in any action or proceeding pursuant thereto shall include a sum for attorneys' fees, including attorneys' fees incurred on appeal, in such amount as the Court may deem reasonable in favor of the prevailing party, as well as the amount of any delinquent payment, together with interest thereon at the rate established by the Board therefore from time to time, costs of collection and court costs. Each remedy provided for in this Declaration shall be cumulative and not exclusive or exhaustive. 18.2 Arbitration. Except with respect to the foreclosure of liens pursuant to this Declaration, any dispute or claim by a party hereto arising under or in connection with this Declaration shall be settled by arbitration in King County, Washington, as set forth in this Section. Each party will have full access to the courts to compel compliance with these arbitration provisions, or to enforce an arbitration award. In addition, either party may seek injunctive relief, whether or not arbitration is available or under way. The parties to this Declaration acknowledge and agree that the provisions of this Declaration may be specifically enforced. The arbitration will take place pursuant to the arbitration rules and procedures set forth in RCW 7 .04, with a single arbitrator. In any arbitration, the prevailing party shall be entitled to reimbursement of its costs, witness fees, and attorneys' fees. The fees charged by the arbitrator and the costs of the proceeding shall be paid by the non-prevailing party. 18.3 Conveyances; Notice Required. The right of an Owner to sell, transfer, or otherwise convey his Lot shall not be subject to any right of approval, disapproval, first refusal, or similar restriction by the Association or the Board, or anyone acting on their behalf. An 31 Owner intending to sell a Lot shall deliver a written notice to the Association, at least ten ( 10) business days before closing, specifying the Lot being sold, the name and address of the purchaser, of the closing agent, and of the title insurance company insuring the purchasers interest, and the estimated closing date. The Association shall have the right to notify the purchaser, the title insurance company and the closing agent of the amount of unpaid assessments and charges outstanding against the Lot, whether or not such information is requested. 18.4 Severability. The provisions hereof shall be deemed independent or severable, and a determination of invalidity or partial invalidity or enforceability of any one provision or portion hereof by a court of competent jurisdiction shall not affect the validity or enforceability of any other provision hereof. 18.5 Interpretation. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the creation and operation of the Community and for the maintenance of the Common Areas, and any violation of this Declaration shall be deemed to be a nuisance. The article and section headings, titles and captions have been inserted for convenience only, and shall not be considered or referred to in resolving questions of interpretation or construction. Unless the context otherwise requires, as used herein, the singular and the plural shall each include the other and the masculine, feminine or neuter shall each include the masculine, feminine and neuter. All pronouns and any variations thereof shall be deemed to refer to the masculine, feminine, neuter, singular or plural as the identity of the Person or Persons may require. 18.6 Association Waiver. Notwithstanding anything herein to the contrary, to the extent that any Owner waives any claims against Declarant, or releases the Declarant from any claim with respect to a Lot, the Common Areas, the Improvements, and/or the Community, then the Association shall be deemed to have likewise released Declarant (and its officers, directors, shareholders, members, partners, employees, agents and representatives) from any claim with respect to such Lot, the Common Areas, the Improvements, and/or the Community on a pro rata basis applicable to each such Lot. 18. 7 No Public Right or Dedication. Nothing contained in this Declaration shall be deemed to be a gift or dedication of all or any part of the Property to the public, or for any public use. 18.8 No Third Party Rights. This Declaration is made for the exclusive benefit of the Association, the Board, the Owners, the Members, the Declarant and their successors. This Declaration is expressly not intended for the benefit of any other Person besides the Association, the Board, the Owners, the Members, the Declarant and their successors. No third party shall have any rights under this Declaration against any of the Association, the Board, the Owners, the Members, the Declarant and their successors. 18.3 Successor and Assigns. This Declaration shall be binding upon and shall mute to the benefit of the heirs, personal representatives, successors and assigns of Declarant, and the liens, personal representatives, grantees, lessees, sub lessees and assignees of the Owners. 32 18.4 Joint and Several Liability. In the case of joint ownership of a Lot, the liability of each of the Owners thereof in connection with the liabilities and obligations of Owners, set forth in or imposed by this Declaration, shall be joint and several. 18.9 Notices. Personal delivery of notice to one or more Co-Owners of a Lot or to any general partner of a partnership owning a Lot shall be deemed delivery to all Co-Owners or to the partnership, as the case may be. Personal delivery of such notice to any officer or agent for the service of process on a corporation shall be deemed delivery to the corporation. In lieu of the foregoing, notice may be delivered by regular United States mail, postage prepaid, addressed to the Owner at the most recent address furnished by such Owner to the Association or, ifno such address shall have been furnished, to the street address of such Lot. Such notice shall be deemed delivered forty-eight (48) hours after the time of such mailing, except for notice of a meeting of Members or of the Board in which case the notice provisions of the Bylaws shall control. Any notice to be given to the Association may be delivered personal.Iy to any member of the Board, or sent by United States mail, postage prepaid, addressed to the Association at such address as shall be fixed from time to time and circulated to all Owners. [Signature Page Follows] 33 IN WITNESS WHEREOF, Declarant has executed this Declaration the day and year first hereinabove written. DECLARANT: ST A TE OF WASHINGTON COUNTY OF KING By:-------------- ) ) ss. ) Name:----------- Title: ·------------ I certify that I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the _______ of , to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: this_dayof _____ ,2016. (Seal or stamp) Notary Signature Print/Type Name Notary Public in and for the State of Washington, residing at ______________ _ My appointment expires----------- 34 EXHIBIT A LEGAL DESCRIPTION OF CANYON TERRACE PARCEL A: LOTS X, Y, AND Z, KING COUNTY BOUNDARY LINE ADJUSTMENT NUMBER L06L0093, RECORDED UNDER RECORDING NUMBER 20070419900019, IN KING COUNTY, WASHINGTON. TOGETHER WITH A NON-EXCLUSIVE EASEMENT FOR ROAO AS DISCLOSED BY INSTRUMENTS RECORDED UNDER RECORDING NUMBERS 7808090599 AND 8805310993. PARCEL B: TRACT 5 OF NORTHWESTERN GARDEN TRACTS, DIVISION 5, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 47 OF PLATS, PAGE 90, IN KING COUNTY, WASHINGTON: EXCEPT THE WEST 150 FEET THEREOF, AS MEASURED ALONG THE SOUTH LINE OF SAID TRACT 5: TOGETHER WITH THE NORTHERLY 30 FEET OF THAT PORTION OF TRACT 5, OF SAID NORTHWESTERN GARDEN TRACTS DIV. NO 5, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF TRACT 4 OF SAID NORTHWESTERN GARDEN TRACTS DIV. NO 5; THENCE SOUTH 1'08'10" WEST ALONG THE WEST LINE OF SAID TRACT 5, A DISTANCE OF 120 FEET: THENCE SOUTH 89'34'39" EAST, 150 FEET; THENCE NORTH 11)8'10" EAST, 150 FEET TO THE NORTH LINE OF SAID TRACT 5; THENCE NORTH 89"34'39" WEST ALONG SAID LINE, 103.38 FEET TO AN ANGLE POINT; THENCE SOUTH 0'25'21" WEST, 30 FEET; THENCE NORTH 89'34'39" WEST, 46.89 FEET TO THE POINT OF BEGINNING. 35 ' ' ' ® r-' ;. 1:,1.e " J'if:::I ,. I ) ' I i '. \ ., , ,- \ \ . ,, ~,o.Lt'.3i:!. ·1..N·~~ ;<' ... ' \ I I, ' -' REC IVED 6 2016 SEP. ENVIRONMENTAL CHECKLIST Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov RECEIVED SEP 2 6 2016 PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determi'?rJ~~~~i~v~;~N the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: illfilI2.l For non project proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part Dl. Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non-projects) questions in Part B - 1 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND I..brll1} 1. Name of proposed project, if applicable: I..brll1} Canyon Terrace Combined Subdivision 2. Name of applicant: I..brll1} Summit Homes of Washington, LLC 3. Address and phone number of applicant and contact person: I..brll1} Applicant: Contact Person: Bryan White George Steirer Summit Homes of Washington, LLC Plan to Permit, LLC 16000 Christensen Road, Suite 303 7233 Douglas Ave SE Tukwila, WA 98188 Snoqualmie, WA 98065 (253) 854-0415 (206) 909-2893 4. Date checklist prepared: I..brll1} September 23, 2016 5. Agency requesting checklist: I..brll1} City of Renton 6. Proposed timing or schedule (including phasing, if applicable): I..brll1} The preliminary plat is approved. All major construction has occurred per previously approved plans. Recording of the final plat would occur as soon as possible. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. I..brll1} Per the previously approved plats, construction of single family residential homes would occur on the single family residential lots. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. I..brll1} 2 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 Wetland Delineation Report prepared by the Watershed Compnay, Inc., dated December 6, 2004 Level 1 Drainage Analysis prepared by Barghausen Consulting Engineers, Inc., dated December 2, 2004 Approved engineering plans Previous SEPA threshold determinations on the projects 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain . .lh.rl!il No other applications pending governmental approvals of other proposals directly affect the property covered by the proposal. 10. List any government approvals or permits that will be needed for your proposal, if known . .lh.rl!il Final plat approval. Previous approvals include the preliminary plat approvals, site development permits, NPDES permit, and Soos Creek Utility District Development Extension Agreement. SEPA review was previously completed on the prosed work. The work completed is consistent with the reviews. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) .lh.rl!il The project proposal involves the subdivision of approximately 15.19 acres of land into 72 single-family residential lots, a public street system, and a stormwater facility. The project combines three previously approved preliminary plats that total 77 lots. Therefore, the final proposal has a net reduction in the number of lots approved. The completion and submittal of this SEPA checklist is per the direction of the City of Renton for final plat review. The plat improvements have been completed per the approved plans, and as previously discussed in the SEPA applications for the project. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist . .lh.rl!il 3 C:\Users\George\Documents\PlanloPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 The property is located southeast of the eastern terminus of S. E. 188th Street, north of S.E. 192nd Street. It is located within the southwest corner of Section 33, Township 23 North, Range 5 East, Willamette Meridian, King County, Washington (King County Parcel Nos: 619900-0240, 61990-00241, 619900-0260, 332305-9010 and 619900-0101). B. ENVIRONMENTAL ELEMENTS~ 1. EARTH a. General description of the site~ (check or circle one): Flat,@illy, steep slopes, mountainous, other------ b. What is the steepest slope on the site (approximate percent slope)?~ The property slopes at a consistent grade to the east with an overall approximate grade of 25-percent c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils.~ According to the 1973 King County Soils Survey, the site contains Alderwood gravelly, sandy loam, 0 to 6-percent slopes (AgB), and Alderwood gravelly, sandy loam, 15 to 30-percent slopes (AgD). d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.~ The applicant is not aware of unstable soils on-site or in the surrounding area. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill.~ The completed grading is per the approved grading plan. As originally proposed for the projects, no soil was removed or imported to the site. A reduction in the total grading for the site occurred during construction due to a reduction in lots and more efficient grading design for the combined site. 4 C:\Users\George\Oocuments\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. 1b.filQl At least one of the two previous SEPA checklists stated that erosion could occur due to land clearing activities during construction. Best Management Practices were implemented during the plat improvements. g. About what percent of the site will be covered with impervious surfaces after project construction {for example, asphalt or buildings)? 1b.filQl During previous SEPA review on the project, a checklist stated "After full build-out, including new homes, it is expected that approximately 70 percent of the site will be covered with impervious surfaces in accordance with KCC 21.12.030." The anticipated 70 percent coverage of the site is still anticipated. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Ih.filQ1 All proposed measures, including BM P's, were utilized during the construction of the plat improvements, as proposed in the previous checklists. 2. Al R Ih.filQ1 a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. Ih.filQ1 As originally stated in a SEPA checklist for the site, the use of diesel-powered construction equipment results in some transitory air emissions during the construction stage extending for a period of approximately 90 days. Following the completion of the project, air emissions will be due to vehicular traffic and future resident use of vehicles. Some wood smoke can be anticipated from the use of wood-burning fireplaces and during land clearing operations on a limited basis. All the above-stated potential emissions are typical for the construction and use of residential lots. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Ih.filQ1 As discussed in the previous SEPA checklists, off-site sources of emissions include single- family residential use, the nearby Meeker Middle School to the southeast, and existing public streets in the area. These sources have not had a negative affect or be affected by 5 C:\Users\George\Oocuments\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 the proposed project. c. Proposed measures to reduce or control emissions or other impacts to air, if any: lhtlll.l. All applicable EPA and DOE standards governing air quality relative to construction have been followed during the project development, as discussed in the original SEPA checklist. 3. WATER lhtlll.l. a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. lhtlll.l. A portion of a Class I Wetland and its 100-foot buffer occupy some of the eastern portion of the property. Soos Creek is also within 200 feet of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. lhtlll.l. Work within 200 feet of the described waters occurred per approved plans, and as previously discussed in the SEPA checklist. The work within 200 feet included development of lots and a portion of the drainage facility within 200 feet of the Class I wetland and Soos Creek. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. lhtlll.l. No filling or dredging occurred in surface water, was proposed to occur in surface waters, or is proposed to occur in surface waters. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. lhtlll.l. With the project, most of the project-generated stormwater will be collected and conveyed to the property's eastern corner of where it will be treated and infiltrated at a controlled rate. The surface water management is per the code requirements, per the approved plans, as originally anticipated for the project. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. lhtlll.l. 6 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 According to the FEMA FIRM map, the site is located outside of the 100-year flood plain. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge.~ Waste materials was not previously proposed, nor is proposed, to be discharged into surface waters on or off site. The stormwater drainage facility will release treated water at a controlled rate via a level spreader or equivalent mechanism, that will flow to the east into the Class I wetland, as previously discussed in SEPA, per code, and per approved plans. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known.~ The project storm system includes and infiltration facility, per code, approved plans, and as originally anticipated. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve.~ As originally proposed, a public sewer will service the proposed lots on the subject property. No waste material, has been, nor anticipated to be discharged into the ground. c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe.~ 7 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 As depicted on the Preliminary Road and Drainage Plan and the approved plans, stormwater runoff will be collected in catch basins and conveyed in underground pipes to a single combined detention/water quality pond in the southeast portion of the site, directly west of the wetland buffer. The detention facility will discharge at a rate similar to the existing runoff rate. The stormwater facility outlet will be trained via a level spreader or equivalent mechanism to the east into the Class I Wetland buffer. 2) Could waste materials enter ground or surface waters? If so, generally describe . .[hg!Q} As stated at least one of the original SEPA reviews, stormwater runoff from paved surfaces, which may include residue from petroleum-based products, will be treated in the combined detention/water quality wet pond that is proposed for this project. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe . .[hg!Q} The project meets the code requirements for mimicking stormwater discharge rates, and thus, should not alter or otherwise affect drainage patterns in the vicinity of the site. Discharge points and rates are as anticipated and proposed with the preliminary approval. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: .[hg!Q} As originally proposed, a stormwater detention pond will store surface water runoff during storm events and will provide release rates similar to existing conditions. The stormwater system meets or exceeds code requirements, and are per the approved plans. 4. PLANTS .[hg!Q} a. Check the types of vegetation found on the site: .[hg!Q} _X_deciduous tree: alder, maple, aspen, other _X_evergreen tree: fir, cedar, pine, other _X_shrubs __grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. 8 C:\Users\George\Oocuments\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 _X_wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered?~ An original SEPA checklist stated "Nearly all of the existing vegetation located outside of the wetland/buffer will be cleared for home sites, road, park and stormwater facilities." The development of the plat is consistent with the statement, and per the approved plans. c. List threatened and endangered species known to be on or near the site.~ There are no known threatened or endangered plant species on or near the subject property. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any:~ An original SEPA checklist stated "none". Native plants and landscaping will be preserved in Native Growth Protection Area {Tract L) and the Open Space Tract. e. List all noxious weeds and invasive species known to be on or near the site.~ None 5. ANIMALS~ a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. ~ Examples include: Birds: hawk, heron, eagle~ other:----------- Mammals: deer, bear, elk, beaver, other:------------- Fish: bass, salmon, trout, herring, shellfish, other _________ _ b. List any threatened and endangered species known to be on or near the site. ~ 9 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev, 08/2016 There are no known threatened or endangered animal species on or near the subject property. c. Is the site part of a migration route? If so, explain. l.b.!tlJtl The site may be part of the Pacific flyway. d. Proposed measures to preserve or enhance wildlife, if any: l.b.!tlJtl As stated in an original SEPA checklist, the project provides the full width (100- feet) required buffers from all sensitive areas on site. e. List any invasive animal species known to be on or near the site. l.b.!tlJtl There is no know documentation of invasive animal species known to be on or near the site. 6. ENERGY AND NATURAL RESOURCES l.b.!tlJtl a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. l.b.!tlJtl Electricity will be required to provide street lighting, interior lighting, and heating within future homes. If natural gas is available, it will be extended to the property to be available for heating and appliances in future homes. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. l.b.!tlJtl No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: l.b.!tlJtl As stated in an original SEPA checklist, future homes will be designed to comply with Washington Energy Code for insulation, glazing, etc. 7. ENVIRONMENTAL HEALTH l.b.!tlJtl 10 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe.~ The applicant is not aware of any environmental health hazards associated with the site or as a result of the proposed project. 1) Describe any known or possible contamination at the site from present or past uses. ~ As stated in an original SEPA checklist, only typical emergency services for single-family residential subdivisions will be required. 2} Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity.~ This item does not apply. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project.~ No toxic or hazardous chemicals were stored, or produced during the project's development or construction, or at any time during the operating life of the project. Gasoline was the only hazardous substance used during the project. 4) Describe special emergency services that might be required.~ Only typical emergency services for single-family residential subdivisions construction MIGHT be required. 5) Proposed measures to reduce or control environmental health hazards, if any:~ None b. Noise~ 1} What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)?~ 11 C:\Users\George\Oocuments\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 Noise levels in the area are generally low and relate primarily to single-family residential uses and automobile traffic from the adjacent roadways and nearby school. These are not expected to affect the project. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other}? Indicate what hours noise would come from the site. l!:!gJQ} As stated in an original SEPA checklist, noise levels increase during the day due to operation of construction equipment for the installation of utilities and construction of roads. These noise impacts will be transitory and will be limited to daylight hours. On a long-term basis, the noise levels in the area may slightly increase due to the addition of 72 homes. 3} Proposed measures to reduce or control noise impacts, if any: l!:!gJQ} The project has complied, and will continue to comply, with the limited construction hours. 8. LAND AND SHORELINE USE l!:!gJQ} a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. l!:!gJQ} The current use of the site is a plat with roads and single family lots that have been built per the approved plans and as previously described in SEPA checklists. Adjacent uses is Boulevard Lane Park, roads, and single family residential lots. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? l!:!gJQ} The developer is not aware of prior agricultural use of the site. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: l!:!gJQ} No. 12 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 c. Describe any structures on the site.~ The only structures currently on site are the approved model homes that are under construction (which are consistent with the original proposal). d. Will any structures be demolished? If so, what?~ No e. What is the current zoning classification of the site?~ R-4 f. What is the current comprehensive plan designation of the site?~ Residential Medium Density g. If applicable, what is the current shoreline master program designation of the site?~ Not applicable h. Has any part of the site been classified as a critical area by the city or county? If so, specify.~ As previously discussed in a SEPA checklist, The western edge of Soos Creek and a Class I wetland encroaches onto the eastern edge of the property. i. Approximately how many people would reside or work in the completed project?~ We anticipate that approximately 140-180 people will reside in the completed project after all 72 homes are constructed. This number is below the original number anticipated for the entire project due to the reduction in the number of lots and subsequent single family homes for the site. j. Approximately how many people would the completed project displace?~ None 13 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 k. Proposed measures to avoid or reduce displacement impacts, if any: 1h.tlru None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: 1h.tlru The project has been reviewed, and approved, for compliance with existing and projected land uses and plans through the extensive permitting process. m. Proposed measures to reduce or control impacts to agricultural and forest lands of long- term commercial significance, if any: 1h.tlru None, as there are no anticipated impacts. 9. HOUSING 1h.tlru a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. lh.tlru There will be 72 residential lots created for 72 single-family residential homes. As stated in an original SEPA checklist, the homes will probably be within the middle-income level. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. lh.tlru No units will be, or have been, eliminated c. Proposed measures to reduce or control housing impacts, if any: 1h.tlru None 10. AESTHETICS 1h.tlru a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 1h.tlru As stated in a previous SEPA checklist, the tallest structure will be a residential house with height as allowed by the zoning (35 feet). Most houses will typically be two stories, measured from the average ground elevation. 14 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 b. What views in the immediate vicinity would be altered or obstructed?~ There are no views in the vicinity of the property to be impacted by the development. c. Proposed measures to reduce or control aesthetic impacts, if any:~ Per an original SEPA checklist statement, "typical residential landscaping" will be provided. 11. LIGHT AND GLARE~ a. What type of light or glare will the proposal produce? What time of day would it mainly occur?~ The project will produce limited light and glare, primarily from local streetlights and vehicular headlights. These lights will mostly be noticeable in the early evening hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? ~ Not to our knowledge. c. What existing off-site sources of light or glare may affect your proposal?~ None to our knowledge. d. Proposed measures to reduce or control light and glare impacts, if any:~ Light and glare impacts will be minimal, although the use of landscaping could potentially further reduce these impacts. 12. RECREATION~ a. What designated and informal recreational opportunities are in the immediate vicinity? ~ • Boulevard Lane Park is located directly to the east. There is an existing informal trail in the BPA easement that connects to Boulevard Lane Park. • Meeker Middle School is located approximately 1/8-mile to the southeast. • Kent Ridge High School is located approximately 1 mile to the south. 15 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 b. Would the proposed project displace any existing recreational uses? If so, describe.~ No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any:~ Two trail connections will be provided to the Soos Creek Trail. 13. HISTORIC AND CULTURAL PRESERVATION~ a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers ? If so, specifically describe.~ The applicant is not aware of any registered preservation status on or near the site. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources.~ The applicant is not aware of any historically significant landmarks on or near the site. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc.~ None are proposed. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be req u ired . .f.!:lfilI!.l None are proposed. 14. TRANSPORTATION .f.!:lfilI!.l 16 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. lb.tl!2l To the southeast, the site is the existing unopened right-of-way of 124th Avenue S.E. Improvement of 124th Avenue S.E. will be completed as part of the project. To the west, the site is served by an existing 40-foot wide access easement across private property extending from the eastern terminus of S.E. 188th Street. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? lb.tl!2l There are no transit routes located within one mile of the project site. The closest route is METRO 160/163, at S.E. 208th Street and 124th Avenue S.E. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? lb.tl!2l Each lot will provide a minimum of two off-street parking stalls. No parking spaces will be eliminated as part of this proposal. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). lilltl.!2l The proposal includes the construction of a public, half-street extension of S.E. 188th Street entering the site from the west at the northwest corner of the property. Completing improvements to 124•h Ave SE is included as part of the development. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. lb.tl!2l No f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates? lb.tl!2l The original site was approved for a total of 77 single family lots. The project is now for only 72 single family lots. Therefore, the project has a reduced number of vehicular trips per day, when compared to the original project site and review under SEPA. According to the Institute of Transportation Engineers Trip Generation Manual (9'h Edition) a Single- 11 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 Family Detached house creates one PM peak hour trip. Therefore, the project would create 72 PM peak trips, rather than 77 PM peak trips as originally approved. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe.~ No h. Proposed measures to reduce or control transportation impacts, if any:~ Construction of on-site roads is in accordance with the road standards for right-of-way width and improvement cross-sections, as previously proposed, and as approved. In addition, the project will pay proportional traffic mitigation fees. 15. PUBLIC SERVICES~ a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe.~ As previously stated in a SEPA checklist, as typical for single-family lots, the proposed project will result in an incremental increased need for fire, school, police, and other public services. b. Proposed measures to reduce or control direct impacts on public services, if any.~ Long-term impacts and the need for public services will be mitigated through the collection of tax revenues that provide the primary funding mechanisms for these services. 16. UTILITIES~ a. Circle urrently available at the site:~ electricit ~ water, refuse service telephone, sanitary sewe , 18 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 septic system, other --------------- b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. I.h!tll1l Power: Cable Television: Water: Sanitary Sewer: Puget Sound Energy Comcast Soos Creek Water & Sewer District Soos Creek Water & Sewer District Telephone: Centurylink Communications Natural Gas: Puget Sound Energy Utility pipes/mains exceeding 12 inches in diameter may be installed within or beyond the project and/or nearby rights-of-way as necessary to serve the proposed development. Utility improvements may result in additional impacts to sensitive areas that will be mitigated as required. C. SIGNATURE I.h!tll1l The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Proponent Signature: Lj1,~o ,,.5i(;.,, Name of Signee (printed): ~G=e=o~rg~e=St~e~ir=e~r _______________ _ Position and Agency/Organization: Principal at Plan to Permit. LLC Date Submitted: =09=/~2=6~/2=0=6 _____ _ 19 C:\Users\George\Documents\PlanToPermit\Projects\Canyon Terrace\Final Plat\Canyon Terrace SEPA Checklist.docRev: 08/2016 • CANYO" TERRACE S""'BDIVISION: SEWER MAIN EXTENSION ,-PROJECT AREA ~.:1. ··~ L ,, VICINITY MAPS PURPOSE: WETLAND RESTORATION DUE TO PROPOSED UTILITY CONNECTION. DATUM: i·: -~:"· ' APPLICANT: MEAD fl HUNT, INC. REFERENCE #: SHEET INDEX 1. COVER SHEET 2. EXISTING CONDITIONS 3. IMPACTS AND MITIGATION PLAN 4. IMPACTS AND MITIGATION: SEWER MAIN PLAN AND SECTION EXCERPT FROM CIVIL PLANS 5. MITIGATION PLANTING PLAN 6. PLANT INSTALLATION SPECIFICATIONS AND DETAIL 7. MITIGATION NOTES (SHEET 1 OF 2) 8. MITIGATION NOTES (SHEET 2 OF 2) EXECUTIVE SUMMARY THE APPROVED CANYON TERRACE SUBDIVISION WILL REQUIRE LINEAR TRANSPORTATION, STORMWATER, AND SEWER LINE CONNECTION IMPROVEMENTS TO ALLOW FOR CONSTRUCTION AND MANAGEMENT OF THE PLANNED SITE DEVELOPMENT. AL THOUGH THE SUBDIVISION LOTS ARE ALL LOCATED OUTSIDE OF CRITICAL AREAS, THE ACCESS ROAD AND STORMWATER OUTFALLS WILL INCUR WETLAND BUFFER IMPACTS; THE SEWER LINE EXTENSION WILL CAUSE TEMPORARY WETLAND IMPACTS. COMPENSATORY MITIGATION IS PROPOSED FOR ALL CRITICAL AREA PROJECT IMPACTS. THIS JARPA PLAN SET DOCUMENTS 3,500 SF OF TEMPORARY WETLAND IMPACTS, AS WELL AS ADJACENT BUFFER IMPACTS, AND PROPOSED RESTORATION FOLLOWING INSTALLATION OF A SEWER LINE. RECEIVED SEP 2 6 2016 CITY OF RENTON PLANNING IJIVISIO"I PROPOSED: WETLAND MITIGATION ; NEAR: RENTON, WA i j COUNTY: KING COUNTY AT: Soos CREEK : ADJACENT PROPERTY OWNERS: i.l. SEE JARPA APPLICATION I I SITE LOCATION ADDRESS: I SHEET: I OF 8 'PARCEL Nos: 619900-0240, -0241, -0260, -OIOI -- ie.619960-0180, RENTON, WA98058 _ .... _____ .... ___ DATE: 09/05/2014 REV: 11/20/2014 __ __ __ _ _ I ; ... . . . ~ \r I I I I I I I I ./ I I-_:-· ....-! ,_ -., I. 0 w (/) w ~ I 1- "<t N T"."'"r· EXISTING CONDITIONS SCALE 1 "=20' • .,. ' \ • .,. ,;:, 'i:"'.-':\ '.':':.~ '';:!.:' ~\~.1---- , ~ ------___.\.----- ,Jf.1----:;o?\ 1 A -- BPA EASEMENT LINE~ I _l \ -~ (EASEMENT IS EAST OF LINE) ~ l ~ ~-- / --: , \ LA-\ 1~' _:.----_y---\ I EXISTING STANDARD BUFFER /. 1 1 . ..-..----WETLA;(o A ~ - (100'-0") .·~£SURVEYED -1,. __\-- ' )-----:__ MAY, 2012 Y-1-r --r, '> ~ ~ ---__).1l----------\r1 --C ~ ---------~ ---J..----:\ I __).1l----= ..----~~ ~ ---------_>VJ-----:JJ-1-\ L.-__.--:\ / __-..----..--" --t\ T __).1l-~ _>VJ-..-_.. EXISTING MANH~ l__.1... ··. / . ------~ -----__).1l----.----~ ----------------------__.;,------ ---pl-1-----------__).1l-------,· :;...-;--:c1.-- · ----..--------. , I. IL.-· ---~ --··· j ·~.· .• .. . -------~ ---·., \ . . ---__).1l---------~---. .-\---y\ -----_>VJ----~,:. ----------..----r\ ·. " -----------/ y.u------__).1l-~ ,-1---- .. ---~ . ,' / ------------: ,\\ L1---- . , I lL::--_ _ ..-----..----. . . . ~ \ ~~ __, ... \.I . . . . \ \ SE 192ND STBEET .,-, ,._. ,· ~~i_) "' . \ \ \ \ l·.1.":RENfoN. . ....... Re•#: --APPLICANT: MEAD a HuNT, 1Nc. PRoPosED, WETLAND M1nGAT10" DuE To DATF0'170,TZ<n4 REV: 1112012014 ] & CANYON TERRACE SUBDIVISION PROPOSED UTILITY CONNECTION. ~ 2 OF 8 I 5' -io· ·~~ _L; I I I'd, , I ~w <(O I I- ('/) ({l . I (J] l/) I I I I BUFFER LOSS J . · ... •I.:.:'. A~EA \ . ' (J] I . / -- \,1 ~di-_:-:==-= AL--~ , ~ \ ---r----\ -r l\, L---r PROPOSED MODIFIED BUFFER (~NDS ~XISTING .RO~ ~ TEMPORARY BUFFER IMPACTS jJ--~-.. ~ \ --- / ---: \ \ LA-----I -- ----y---\ \ '1~~\, .- ? -----·, -----' \ ' ---- PROPOSED GRADING --~ --~\-----r--___\---- OCCURS IN WETLAND ------' · ~ _ BUFFER ONLY ~ NEW SEWER LINEE~ENsi'oN -t__;,0 ,:___--TO EXISTING MANHOLE, I _ I~ TEMPORARY WETLAND ---t --. DISTURBANCE, 3,500 SF ~ / ------_>-,.----: 'I IL----\~ ~ ~ , \ IL--..---~ J..\ r ,W, \--- _./ . ~ -. , 1 I 1...----r: TRENCH, SEE DETAIL ~ ----~ I NEXT SHEET. _,,, -t ....--------; --___,.....--_\.1--Y' ~ \ -. / --~---- l ··. ·.~ . ~c=-~-~ / ·~ / 4 __ t,ow w ·-___ ;~¥---, ----------, ~ ,\ -''., -:.;._ --------'> ( ,i ~ \_; ·~ -._/-·~/\ ·:-r;, 0 ---------------; E (~,:>u' ;~, .J ,·re>~ ~ ~~ .) . !<D. ~·:: ~ '.1 ;~, '~~ ~( \-t =-= ~~~~~:a:~-~i_'>;~c~< 5z I y)i~ . ·~ C C' • ·~.:/ \ ---~~7' ---.:.:..:........-------, ·• 1 __ u = \ \ M SE 1192ND'STREEL~ cc '~ ,' I IMPACTS AND MITIGATION PLAN SCALE 1 "=20' \ .. \_T' I --···· ,-'!l-· . M ~~--~~- ASEMENT _/ \ · .. LINE (EASEMENT ____ \j = /VI 1 '-.__;\ PERMANENT BUFFER IMPACTS -_)__ I IS EAST OF LINE) \ .. 1·:-,i-RENTON·--· ..• REF #; APPLICANT: f'fEAD 8. HUNT. INC. PROPOSED: WETLAND MITIGATION DUE TO DATE:(f<ml572014 REV 1ri201Llo14 ·. ~ AT: CANYON TERRACE SUBDIVISION PROPOSED UTILITY CONNECTION. SHEET: 3 OF 8 0 5' 10' 20' 40 ' . ----------··-. .... .. . . . -.. ---~. ~==-=-·=· = ... TRENCH CROSS SECTION +----4' -------,f- ... io ~ . N _, 0 ~ 4' NATIVE WETLAND TOPSOIL NATIVE SOIL IF SUITABLE OR IMPORTED FILL I' DEEP 5/8'' CRUSHED ROCK/ TRENCH DAM DETAIL l: ... SANDY BEDDING [{)/i:/;f ~ T+--4·------* io MATERIAL 10" PIPE UNDISTURBED SOIL 4' WIDE GRAVEL, 6" DEEP ~~-~--;\''!:1,;;~~--~·~'.;,~r_.;Y';:%\':! 8 TRENCH DETAIL -11·:!?~--~ cb ci,.... ,.... cgO)M('I') NC"') II 11 ..-11 ZW ::c::!i>> :!:ii':~~ 400 EXISTING PROFILE I PROPOSED PROFILE / \\ I --------~ ~ ~ i 390 J: ..... II ----::E <;;' :!:: . ::. > X-z w a::_ 1--c-.... ~ --11 -l 380 -----~-=...JJ.L. ?3, -1o•pvc f ~ -UL --- @ ·D69, I I 370 ------t------360 APPROX. 250 CY NATIVE SOIL TO BE REMOVED AND RETURNED AS SHOWN IN TRENCH DETAIL. 0 50 350 100 8 SEWER EXTENSION P~~:~!.:~o· IMPl\CTS AND MITIGATION_;__SEV\IER MAIN SECTION AND PROFILE EXCERPT FROM CIVIL PLANS SCALE AS NOTED :!~RENTON -REF#: APPLICANf-MEA5KRuNf; 1,iC--PROPoffo: WETLANO MITIGATION QUE ro 0-AfF097o5721l14 REV·-lrt267201Z.-ii i:AT: CANYON TERRACE SUBOIVISION PROPOSED UTILITY CONNECTION. ~ 4 OF 8 _J -----------------------------------C -=:.J • ~ -. ___ ,, + + + -....::::.-.L -. + • + + + + + j • ' + + + +,----,' + + + + + • 'fy + + + +,->1 ts 'it + + + + t-I• .~V + + + l-\ /-._ --+ + + + + -I---~ ;_<'.,+ + ·- + + + t-1 , • ") ( -I-"')'.11 + + + -1--f'....L..... .... ~, + ' + + + +"' + + +'\.+:J+ +'\. + + + ~ + + + + + + + + + + + + + + + + + + 11 + + + + + + II ' \ -.:--.. ,, +\.)ti : ,(:'la~'( --'it)~ ' + + + + + 1 1--· + + + I !+ + + I--i' + + .. + + + + + + :. + + + T• + + + t + + + ·. + + + + + + + + + + + + + !•H!!! ss .~ .. MITIGATION PLANTING PLAN SCALE 1 "=20' / PLANT SCHEDULE TF r'3 ,. . -~ . • _/) SHRUBS :EES PSEUDOTSUGA MENZIESII / DOUGLAS-FIR SALIX SCOULERIANA / SCOULER'S WILLOW ,--("l(j[ f .' ·J ACER CIRCINATUM / VINE MAPLE Ve_ (I.!') CORYLUS CORNUTA / BEAKED HAZELNUT (J MYRICA GALE / SWEET GALE ' 1, " ROSA GYMNOCARPA / BALDHIP ROSE -----r-- ~ • 7 ROSA PISOCARPA / SWAMP ROSE . -L--· • RUBUS PARVIFLORUS / THIMBLEBERRY (~ RUBUS SPECTABILIS / SALMONBERRY ~ ( • 1 SPIRAEA DOUGLASII / SPIRAEA \, /' ----tj. ) VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY G VIBURNUM TRILOBUM / HIGHBUSH CRANBERRY QTY SIZE 3 5GAL. 6 2 GAL. 6 2 GAL. 7 2GAL. 12 1 GAL. 5 1 GAL. 17 1 GAL. 6 1 GAL., I 12 1 GAL. 37 1 GAL. 13 1 GAL. 12 1 GAL. .:.- \ r~ \ • l ffr RENTON ........ 'REF If, . APPLICANT:MEAD !\ HUNT, INC. PROPOSED: WETLAND MITIGATION DUE TO DATE: 09705)7014 RH'.· 11/20/.2014 .. JJ ~ AT: CANYON TERRACE SUBDIVISION PROPOSED UTILITY CONNECTION. SHEET: 5 OF 8 0 5' 10' 20' 40 ' --------------.. . . .. - PLANT INSTALLATION SPECIFICATIONS GENERAL NOTES QUALITY ASSURANCE 1. PLANTS SHALL MEET OR EXCEED THE SPECIFICATIONS OF FEDERAL, STATE. AND LOCAL LAWS REQUIRING INSPECTION FOR Pl.AtfT DISEASE AND INSECT CONTROL 2. PLANTS SHALL BE HEAL THY, VIGOROUS, AND WELL-FORMED, WITH WELL DEVELOPED, FIBROUS ROOT SYSTEMS, FREE FROM DEAD BRANCHES OR ROOTS. PLANTS SHALL BE FREE FROM DAMAGE CAUSED BY TEMPERATURE EXTREMES, LACK OR EXCESS OF MOISTURE, INSECTS, DISEASE. AND MECHANICAL INJURY. PLANTS IN LEAF SHALL BE WELL FOLIATED AND OF GOOD COLOR. Pl.ANTS SHALL BE HABITUATED TO THE OUTDOOR ENVIRONMENTAL CONDITIONS INTO WHICH THEY WILL BE PLANTED (HARDENED-OFF). 3. TREES WHH DAMAGED, CROOKED, MULTIPLE OR BROKEN LEADERS WILL BE REJECTED. WOODY PLANTS WITH ABRASIONS OF THE BARK OR SUN SCALD WILL BE REJECTED. 4. NOMENCLATURE: PLANT NAMES SHALL CONFORM TO FLORA OF THE PACIFIC NORTHWEST BY HITCHCOCK AND CRONQUIST, UNIVERSITY OF WASHINGTON PRESS, 1973 ANDIOR TO A FIELD GUIDE TO THE COMMON WETLAND PLANTS OF WESTERN WASHINGTON & NORTHWESTERN OREGON, ED. SARAH SPEAR COOKE. SEATTLE • UOUBON SOCIETY, 1997. D ONS 1. PLANTS/PLANT MATERIALS. PL.ANTS AND PLANT MATERIALS SHALL INCLUDE ANY LIVE PLANT MA TE RIAL AfiO SEEDS USED ON THE PROJECT. THIS INCLUDES BUT IS NOT LIMITED TO CONTAINER GROWN, B&B OR BAREROOT PLANTS: LIVE STAKES AND FASCINES (WATTLES): TUBERS, CORMS, BULBS. ETC_; SPRIGS, PLUGS, SEEDS AND LINERS. 2. CONTAINER GROWN. CONTAINER GROWN PLANTS ARE THOSE WHOSE ROOTBALLS ARE ENCLOSED IN A POT OR BAG IN WHICH THAT PLANT GREW. SUBSTITUTIONS 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO OBTAIN SPECIAED MATERIALS IN ADVANCE IF SPECIAL GROWING, MARKETING OR OTHER ARRANGEMENTS MUST BE MADE IN ORDER TO SUPPLY SPECIFIED MATERIALS. 2. SUBSTITUTION OF PLANT MATERIALS NOT ON THE PROJECT UST WILL NOT BE PERMITTED UNLESS AUTHORIZED IN WRITING BY THE RESTORATION CONSULTANT. 3, IF PROOF IS SUBMITTED THAT ANY PLANT MATERIAL SPECIFIED IS NOT OBT AJNABLE. A PROPOSAL Will BE CONSIDERED FOR USE OF THE NEAREST EQUIVALENT SIZE OR AL TERNA Tl VE SPECIES. WITH CORRESPONDING ADJUSTMENT OF CONTRACT PRICE. 4. SUCH PROOF WILL BE SUBSTANTIATED AND SUBMITTED IN WRITING TO THE CONSULTANT AT LEAST JO DAYS PRIOR TO START OF WORK INDER THIS SECTION. ,. '- 3. ECTION PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL BY THE RESTORATION CONSUL TANT FOR CONFORMANCE TO SPECIFICATIONS, EITHER AT TIME OF DELIVERY 01'-f-SITE OR AT THE GROWER'S NURSERY. APPROVAL OF PLANT MATERIALS AT AAYTIME SHALL NOT IMPAIR THE SUBSEQUENT RIGHT OF INSPECTION AND REJECTION DURll1G PROGRESS OF THE WORK PLANTS INSPECTED ON SITE AND REJECTED FOR 110T MEETING SPECIFlCATIONS MUST BE REMOVED IMMEDIATELY FROM SITE OR RED-T AGGEO AND REMOVED AS SOON AS POSSIBLE. THE RESTORATION CONSUL TANT MAY ELECT TO INSPECT PLANT MATERIALS AT THE PLACE OF GROWTH. AFTER INSPECTION ANO ACCEPTANCE, THE RESTORATION CONSULTANT MAY REQUIRE THE INSPECTED PLANTS BE LABELED ANO RESERVED FOR PROJECT. SUBSTITUTION OF THESE PLANTS WITH OTHER INDIVIDUALS, EVEN OF THE SAME SPECIES AND SIZE, IS UNACCEPTABLE. 1. Pi.ANTS SHALL CONFORM TO SIZES SPECIFIED UNLESS SUBSTITUTIONS ARE MADE AS OUTLINED IN THIS CONTRACT. 2. HEIGHT AND SPREAD DIMENSJONS SPECIFIED REFER TO MAIN BODY OF PL.AITT AND NOT BRANCH OR ROOT TIP TO TIP. PLANT DIMENSIONS SHALL BE MEASURED WHEN THEIR BRANCHES OR ROOTS ARE IN THEIR NORMAL POSITION. 3. WHERE A RANGE OF SIZE IS GIVEN, NO PLANT SHALL BE LESS THAN THE MINIMUM SIZE AND AT LEAST 50% OF THE PLANTS SHALL BE AS LARGE AS THE MEDIAN OF THE SIZE RANGE. (EXAMPLE: IF THE SIZE RANGE IS 12~ TO 18", AT LEAST 50% OF PLANTS MUST BE 15~TALL). SUBMITTAL$ PROPOSED PLANT SOURCES 1. WITHIN 45 DAYS AFTER AWARD OF THE CONTRACT, SUBMIT A COMPLETE LIST OF PLANT MATERIALS PROPOSED TO BE PROVIDED DEMON ST RA TING CONFORMANCE WITH THE REQUIREMENTS SPECIFIED. INCLUDE THE IIIAMES AND ADDRESSES OF All GROWERS AND NURSERIES. PRODUCT CERTIFICATES 1. PLANT MATERIALS LIST. SUBMIT DOCUMENT A TIO"' TO CONSUL TANT AT LEAST 30 DAYS PRIOR TO START OF WORK UNDER THIS SECTION THAT PLANT MATERIALS HAVE BEEN ORDERED. ARRANGE PROCEDURE FOR INSPECTION OF PLANT MATERIAL WITH CQtiSUL TANT ATTtME OF SUBMISSION. 2. HAVE COPIES OF VENDOR'S OR GROWERS' INVOICES OR PACKING SUPS FOR ALL PLANTS ON SITE DURING INSTALLATION. INVOICE OR PACKING SUP SHOULD UST SPECIES BY SCIENTIFIC NAME, QUANTITY. AND DATE DELIVERED (AND GENETIC ORIGIN IF THAT INFORMATION WAS PREVIOUSLY REQUESTED). DELIVERY, HANDLING, & STORAGE NOTIFICATION CONSULTANTS DISCRETION. 2. PLANTS NOT SURVIVING AFTER ONE YEAR TO BE REPLACED. PLANT MATERIAL GENERAL 1. PL.ANTS SHALL BE NURSERY GROWN IN ACCORDANCE WITH GOOD HORTICULTURAL PRACTICES UNDER CLIMATIC CONDITIONS SIMILAR TO OR MORE SEVERE THAN THOSE OF THE PROJECT SITE. 2, PLANTS SHALL BE TRUE TO SPECIES AND VARIETY OR SUBSPECIES. NO CUL TIVARS OR NAMED VARIETIES SHALL BE USED UNLESS SPECIFIED AS SUCH. QUANTITIES SEE PLANT UST ON ACCOMPANYING PLANS AND PLANT SCHEDULES. ROOT TREATMENT 1. CONTAINER GROWM PLANTS (INCLUDES PLUGS): PLANT ROOT BALLS MUST HOLD TOGETHER WHEN THE PLANT IS REMOVED FROM THE POT, EXCEPT THAT A SMALL AMOUNT OF LOOSE SOIL MAY BE ON THE TOP OF THE ROOTBALL, 2. PLANTS MUST NOT BE ROOT -BOUND: THERE MUST BE NO CIRCLING ROOTS PRESENT IN ANY PLANT INSPECTED. 3. ROOTBALLS THAT HAVE CRACKED OR BROKEN WHEN REMOVED FROM THE CONTAINER SHALL BE REJECTED. SEED MIX SPECIFICATIONS , ;·-;-,GRASS SEED MIX ·-----· PROTIME 504 UPLAND MIX, AVAILABLE FROM WWW.PROTIMELAWNSEED.COM, OR EQUIVALENT APPLY PER MANUFACTURER RECOMMENDATIONS. lt'J;f'.}t,CUSTOM EMERGENT SEED MIX CONTRACTOR MUST NOTIFY CONSUL TANT 48 HOURS OR MORE IN ADVANCE OF DELIVERIES SO THAT CONSUL TANT MAY ARRANGE FOR INSPECTION. AVAILABLE FROM SUNMARK SEEDS CO., PORTLAND, OR! APPLICATION RATE: 22 LBS PER ACRE PLANT MATERIALS 1, TRANSPORTATION· DURING SHIPPING, PLANTS SHALL BE PACKED TO PROVIDE PROTECTION AGAINST CLIMATE EXTREMES, BREAKAGE AND DRYING. PROPER VENTILATION ANO PREVENTION OF DAMAGE TO BARK, BRANCHES, AND ROOT SYSTEMS MUST BE ENSURED. 2. SCHEDULING AND STORAGE -PLANTS SHALL BE DELIVERED AS CLOSE TO PlANTlNG AS POSSIBLE. PLANTS IN STORAGE MUST BE PROTECTED AGAINST ANY CONDITION THAT IS DETRtMENT AL TO THEIR CONTINUED HEAL TH AND VIGOR. 3. HANDLING. PLANT MATERIALS SHALL NOT BE HANDLED BY THE TRUNK. LIMBS, OR FOLIAGE BUT ONLY BY THE COMTAltiER, BALL, BOX, OR OTHER PROTECTIVE STRUCTURE, EXCEPT BAREROOT PLANTS SHALL BE KEPT IN BUNDLES UNTIL PLANTING AND THEN HANDLED CAREFULLY BY THE TRUNK OR STEM. 4, LABELS· PLANTS SHALL HAVE DURABLE, LEGIBLE LABELS STATING CORRECT saENTIFIC NAME AND SIZE. TEN PERCENT OF CONTAINER GROWN PLANTS IN INDIVIDUAL POTS SHALL BE LABELED. PLANTS SUPPLIED IN FLATS, RACKS. BOXES, BAGS, OR BUNDLES SHALL HAVE ONE LABEL PER GROUP, SPECIES SCIRPUS MICROCARPUS JUNCUS EFFUSUS JUNCUS ENSIFOLIUS JUNCUS TENUIS L _______ _ %BY WEIGHT 25% 25% 25% _ 25% -------~-- REMOVE FROM POT & ROUGH-UP ROOT BALL BEFORE INSTALUNG. UNTAl'+i3lEAAO STRAIGHTEN CIRCUHG ROOTS. PRUNE IF NECESSARY. IF PLAl'1T IS EXCEPTtONAlLY ROOT-BOUND. DO rtOT PLANT AND RETURN TO NURSERY FOR AN ACCEPTABLE ALTERNATIVE · FINISH GRADE AS SPECIFIED WARRANTY ~ ~~~g~~~~~~~·~~~~~=~EMs. =r I ,.c.~-7".'-~ __ . l · -----REMOVEOEBRISANOLARGEROCKSFROM .-. · .. --;•~~~,·,,. '· SOILAMENDEDANDTfUEDASSPECIFlEO. r.-.··.-.~ -.-!. __ i,i=i' .--~-;:/' ! ! ,r:~::: ··1·1 ':I! _~·1·.· '.».. PLANTil'IG PH AND BACKFILL '1111TH SPEQfJEO PLANT WARRANTY PLANTS MUST BE GUARANTEED TO BE TRUE TO SCIENTIFIC NAME AND SPECIFIED SIZE, AIIID TO BE HEAL THY AND CAPABLE OF VIGOROUS GROWTH. ' .ll-~-;.'..l_ -/ ) , \ ( 1:'-.\:1 ' -··.--: .. ··.• SOIL FIRM UP SOIL AROUND PLANT. ; ·1 ii . ! ' / 11 ' ',_ --11 ·- -·'-·f,,____'_l_,/j. \ .. ·_1_., ~ '_J--1~:__I__J_,-.J / ;, r \ \ .-.-;-111-_ ;··.-! ,. PLAN11NGPITSHALLNOTBELESSTHAN(2) "i1"iT-·•,c ,· -D \\ii .1·--1·'-,1 ..J l.1l-°:T:1:!:=_.-Jr_l::··_:l '-::--::'.l ·-·if.'"'T ··I! TlMESTHE WIDTH OF THE ROOT BALL DIA. • ---:1 j.:: .. !'1---il-•· '' --i!---' ~ 2. LOOSENSIDESJIJIIDBOTTOMSOFPLANTIHGPIT REPLACEMENT , . -----, ,__ J. SOAK PLANTtlfG PIT AFTER PLANTING 1. PLANTS NOT FOUND MEETING ALL OF THE REQUIRED CONDITIONS ~ 2x MIN DIA.. ROOTBALL I ~~;~~~~;'~ALLA TION SPECI FICA TIO~u~ •;;~~EQR~~~~~EPLACED IMMEDIATELY AT THE CD SHRUB PLANTING DETAIL Scale: NTS [ IN: RENTON REF if: AT: CAN!ON TERRACE SUBDIVISION .. , . ···-·--· ----------- APPLICANi:--MEAD 8. HUNT, INC.-PROPOSED: WETLAND-MITIGATION DUE To-LlATE: 09/-0S/2014 RE.V.·Tl/~120 4 _ PROPOSED UTILITY CONNECTION. ~ 6 OF 8 ----.. ----------' ... ---.. ------.. ... -----------. MITIGATION NOTES (SHEET 1 OF 2) Pra)ect Summery The proposed profecl jCanyon Terrace) Is a 70 lot sutxlVISlon spernng four p&roEts !619900,.0101, .Q.240, -0241, alld -02601 covering 1l.36aoes: uatyimprovementsWII extend into adjacent parcels 332305-9010 and--9057, and the 1241h Avenue SE light-oJ-way -.4 be Improved lor site access. The subdl\llslon and short;lAa1s were veslEld In 2004 and approved by King County In 2006 and 2007 (Reference NIJll'lbefs L04P0002, l05S0040, and L04P0027), pi1cM" to annexation Into Qty of Renton. The adfaCer1t Soos Crook wetand {Welland A) was Identified during the subclvisionlpla1 approval proc:ass; the site Is vested to a 100-foot wetand buffer. Baseline Concttlons • ProJect Site The Canyon Terrace profect site Is !)11nl8rily uodeveloped; ooe pan:::d COOl8ios a Y8C8l1f slngle-famly home, The pm)ect slle Is charactet1Z9d by SEtCOOd-growth forest 'Mlh a nattve and invasive plant under..tory. Some open meedowfgrass petche$ 9f8 also PJ8S9ffi. The site Is fflthin aty of Renton and is zoned R-4 (Residendal 4 dwellng uiits per !ICl"e). Adjacent to the subject property, one large wetland (Wetl81'1d A) 6f1COfTll'.)85SeS Soos Creek. Welland A is a large wetklnd containing sfope and rlveflne hydrogeomorpNc dasses: it Is rated as li'fflline. To1el area for this -!land urit is appn;ucknarety 150 llCfflS. This wetland contains palustrtne forested, scrub-shrub, and emergent vegetation dasses. Assessment of Impacts eel wll incur unavoidable wedand and wed and buffer Impacts. Clrad ~ wa be temporary In nal.\Jra and era raqlied to lns!all a sewer oorv-=tlon to an e. ___ ng lne. Permanent weiand buffer Impacts 'I.ti be generated by rlgtlk:lf.way Improvements and storm water outfals. Assodaled g~ng wa cause temporary buffer lmpacis. Al Impacts are summartzed In the ta~ below. .... 12,950 Sf 0.30 ;i.cr,, ------1 I "" 1 I Pl'rmancmlt.,th,rl-· J6.000 SJ: (183 ..,,,:- 1,SOO Sf 0.08 ;i.cr(' i ;:=~=:::~, Hydrology for Watland A Is provided by overbanlo; 1kxxlng from Soos Creet and by a high groundwater table. The wetland Impact area was salllf'8ted In June 2014 and seasonal inundation, in the wiriter, is presumed. Wetland sols are mapped by NRCS as Norma Sandy Loam (No) and Alderwood gravely sandy loam, o.6% ~ (Age). The proximate wetland area ts domiflatad by lnvaslva r-.l canarygrass. and dusters of shrubs, Inducing hard hack s~rea, redtwlg dogwood, and wllows. To comply with ~I restrktlns beneath the transmission lil"le. vegetation is main1alned by BPA oc 11,qr cuntractors. Wetland A Is part ol a wlldlfe conidor \King County IMAP). Weiand A and Soos Creek provide habitat for fish. he1ptles, ~rds, and mamrm4s. Wetland A Is "'4thln the Soos Crook basin of 1he Duwamlsh-Green Water Resoun:e Inventory Arna (WRIA-9), II Is In the soulhwest quartef of Seclori 3J. Township 23 North, Range 5 EasL and A provides high w.rter qualty and hydrolll(jc funcUoos clue in part 10 the density ,es and shrubs, presence of depressions, and wetland v.tdth relatlve to Soos Crook the opporlurity to treat S1ormwatef from adjacent devdopment and road system5. This wetland also provides a relalYely tigh.levei of habttat fl.mdloos. Miffl:je vegelllllon ~asses, a var1e1y of hydrolc:gc regimes, habitat Interspersion, special llabital features, such as snags and large woody debris, and prwdmlty lo priority habitats. al oont®ute to th8 habita1 functions this wetland promles. Per the Ecology rating form, WeUand A scores 28 ~ for weter ql1811y funcloos, 32 pcjnts foc hydrology functions, and 24 points foc habitat funclons: ii Is a Cat8QOI)' I we1and. Under the vested subo:ivislon approvals, ary of Rentoo requires a 100-loot butler for Walland A. Mldgatlon Approach Al wetland and buffer Impacts and associated mitigation wll be pemffled through the City o1 Ren1on. Tt-.S JARPA version of the Rentoo Canyon Temn:e ~ ~ 581 shows only the direct wetland and adjacent buffer Impacts and mllgallOn. The notes are generally lmlted to \he welJ;lnd tmpad stte and adjacent buffer, aroos under the Corps' jurisliction. Mltl11e~o11 Seq........:t,g This project folows mitigation sequenQng. Applcants are req!Jred lo 1rst avoid weland and buffer impacts. then mirimize unavoidable impactS, and laslly provide compensatory mlllg811on for uoavotdable Impacts. , ........ TI1e majority of site deYdoplnenl is located outside of lhe 100-foot wetand buffer. 'Mth the exceplioo of a~ One coonecdoo to an eldsllng manhde Mthln lhe wadand, the protect avotds <Ired weland Impacts. Welland buffer Impacts are lmlled 10 loear Improvements, which are confined to lhe extstlng rlghl-of..way. and stormwater Improvements. which must be sited based on englneet""-de9gn crlteda. In accord Yofth poor approvats.. al of the lots are loc8ted outskle of the standard buffer width. ~alivtl ~ lt:l<::tnques worn utllzed duOng the design process In order to lrrit lhe em1111 of wedand and buffer moclflcatloo necessary to fullll the prolect purposa. t4mnlzallon measures lnduded: Limiting <lsturbance for the seYWef lne lnstallaton 10 the rrttnum area necessary. Disturbed wetland sdl v.tl be stockpiled and put b8ck ~ace when pipe instalation Is complete, We11ancl concltioos w.11 be maintained In the temp:)fary impact area. Proposed S!Omlwater outfall structuras are kicated as far from the wel80d edge as is feasible given dmlgn conslralnts.. The rip-rap oulf;jl pads wll dissipate runoff flow vdodlles and dlow for lnllln:ltlon. Best management practices wm be kilowed during conslroctlon to mantaln ldenll~ dearlng lmlts and avdd lrKidental ds11..rrbaoce. Mitigslion Tempooiry wetland impac:1$ wll be mitigated lhrough i~a«i restoretlon. Folowing ppe iflstalalon, the e:tcavated area wa be back-filed '4h wetland sol. FQ!OWlng the vegetation height restriclioos for the transmission lne corridoc, vegetation In the clsturbed area wa be reslored. ;=~~~~ ~~-!~--~::~~~ '· ~ ·--~~-~-f bdo I U.950Sf , PfflN~tlkAf~ ll<ltler 19.000Sf" 141'1 J (O.JOXff") UKSliltit-widet . "!'f'*•l(~.idclllllon_ !O,l9i1C") .. ! 36,000 Sf Tempora~ ll<!ffer Buffet rl!'Slota1ion, in-~-36~000SF (~_xr_e) lmpX1 (~tl'-wio:IE!I J.SOO !of Tffl'IPOl'ilt'f Wfl~ {O.Oolxrit} lmpKI -W~l~ r<!ilOtiltion, '"·~<!' (O Bl Kre) i.SOOSF 1~-~-mel u II Tha proposed r8Sloradoo wa provide a compensatory leval of protection for the c:rltlcal area and wtl offset the <lsturt>ance associated with sewer lne lnstaladoo. Perfonnance Standards The standards Isled below 'Ml be used to Judge the .success of the instalallon over lime. ti pet"formance standards are met at the end of Year 5. the site wlll then be deemed successh4 and el{lltle for approval by the Corps and release of the performance security bond by the City of Renton. 1. Wetland Buffer a. Survival: Acljeve 100% sur.tval of In staled tree and shrub plantings by the eod of Year 1. This standard can be met through plant establshment or through r~mtng as necessary to achieve the reqiired number... lncl..tdual groundcover Ftlntlngs csnnot be feasibly counted. Therefore, groundcovers shal be morjtored for areas of otntous rnortallty and appropriate ra~t quantiles recommended by the reslOratlon professkin!III to ensura salislectloo of the native cover standard (below). b. NaltYe Cover: Enhancemenl Areas 1. Acti8Ye 60% unders1ory cover of naltYe shrubs and groundcovers by Year 3. Native volunteer species (but not grasses) may count towards th!li cover standard. 2. Achieve 80% understory cover of naive shrubs and groundcover.;; by Year 5. Native volunteer species (but not grasses) may count towards this cover standard. i. Grass Seed PtMx Areas 1, Establsh the grass seed ml:t and achieve 90% COYer by Year 5. Grass seed mix may be re-applled as ll8C&SS8fY, !Once the King Coun1y Soos Creek Tral Is constructed (as shown), that area wil be omitted from this Canyon Terrace Suboivlsion mltlgatlon !Un.] PROPOSED: -WETLAND MITIGATION DUE TO PROPOSED UTILITY CONNECTION. c. Species dlYerslty: Estat:ash a1 lees! lour native shrub species and three nahe groundcover species by Year J and maintain U-.s diversity ttvough Y-5. NadYe volunteer species {but not naluralzed grasses) may count !awards this staodard. d Invasive COYer: Aei1al cover for all nr;:io.naltve, Invasive and nolClous weeds v.ffl'in the buffef plan Ung areas wil not exceed 10% 81 any year during the mcqtOOng period. lrwaslve plants indude Ivy species {HedenJspp.), ~ayan bladd>eny (Rubus anneniscus). cut leaf blad<berry (Rubus Jecini81us), and r-.l canarygrass (PhBJaris mundmBcea). Invasive J:tants are defined as tl'o:.)68 Isled by the Washington State Nollfous Weed Contrd Board I.IS Qass A, B. or C, 2. Wetland Restoration a. Survival: The shrub species shall achieve 100% survival by the and of Year 1, 80% by the end of Year 3, and 60% by the end al Year 5. b. Invasive cover. AeOal cover lor al norM"l8tive, Invasive and ooxtous weeds Vlllthln the buffer plantlng areas Wil not exceed 20% at any year duOng the moril:oring period. Invasive plants lndude 1-imatayen blackberry (RIJOOS armeniacus), and reed canarygrass (Pllelstis srundinacea). Invasive plants are dellned as those llsted by the Washington State NolClous Weed Control Board as aass A, B, or C. Monlto~ng Program Moritollng Methods This monitoring program Is designed to track the success of the mlllgaijon site r:Ner time and to measure the degt'ee to which II ls meeting the performance standards oulllned In the prece<lng section. An a&-OUII plan WII be prepared by the restoration professlond (The Watershed Company 1(425) 8:22.5242], or other persons quelled to evaluate environmental restoralloo pro;ect.s) prior to the beglllnng of the monitoring period. The aS-OUlt plan Wil be a mark-up of the ptantlng plans Included In this plan set The as,.br,jt plan MIi document any departures In plant placement or other components from the proposed plan, During the as.br.Alt inspeclion, the monltoilng restoralon professtooal shall establish photo points. ApproXimale photo point loca1ons shal be marked on the as.bl.It plan. Mori'lor1ng wll take place !\\tee annualy for tve years, lndudlng a spring maintenance Inspection and a formal monitoring lnspeclon to occur In 1he late summef or early 181. Year 1 monitoring wll commence in the lirst fall subsequent to lnstallaijon, SprtngMonltooog The spOng maintenance inspection shall lnctude the tceoWlng. reported In a brief memo submitted to the property owner and/or maintenance crews; 1) Conduct a weed and maintenance Inspection In the spring lo Identify any maintenance needs necessary to prepare the slle for the upcoming !IJO'Mng seasoo. 2) Summat1ze findings In a spring maintenance memo for the responsible party, Late Summer/Fal Monttomg The formal monitoring Visit shal record end provide the followtng In an annual report submitted to the City of Renton and the Corps: 1) Summary of the spring maintenance visit recommendations. 2) Vlsual assessment of 1he overall site. 3) Annuat counts of restoralon plantings (wetland area oriy), 4) \llsual esUmate of native plant cover-. 5) Visual es~mate of non-native, lnvastve weed cover Within the wejand restoration area 6) Photograptic documentation fr0111 ftxed refereoce points or transect ends. 7) Any Intrusions Into or dearing of the planting areas, vandalism. or other actions that Impair the Intended funcilons of the mitigation area. 8J Recommendadons for maintenance Of repair of any porU011 of the mlllgalon area. l~;~l~t:i~t~ .. TERRAC~R:~~-:=~~-~-ION·~-APPLICANT: MEAD & HUNT, INC. .. ·-----.. ·-·------·-.... __ ----============~-- DATE: owo-s12014 REv11T2012014 ] ~ 7 OF8 --~ --,_ .. ·- MITIGATION NOTES (SHEET 2 OF 2) Site Maintenance R~ The stte .. be ~ned In acco:danoo ...... the~ ln*Uclons lorll/lQ Y(Mll'S folawing ~ of lhe con5WClkn. 1) Folow the recomm8M811ons noted In the l)f'8'AOuS moollorlng :Sil& "4sa and the 5Pflng nwlntunanoe memo. 2) General WW(;log fof al~ areas: a. At tee;st !'!t;:e yearly rert'ICM'I al~ weeds and -.:1 n:iots 1n:m '*-th each lnsueecl plant and 8f1Y deslrata ~~to a ~shtnolt of 18 Inches lrom ltMI llql J$1n1. !ial\, W-*'11 !ihOIAd occur al: least twtce duclng the spring and summer. Frequant-ti,g ¥19 _. In lower" ITIOfUiltty. loWel" pklnl; ~ costs.. and increased lk1llhood thell the p$ar1 meets perfofmance standards by Yea 5. b. MOJe ffe(luem '#8Edlg may be neoess&1y depending on weed oondlllons !hat develop aft« plan lnstalallon. r:::. Do not .eed the area near the i:tan'I bases wlltl string b'lnYnet (-i whaci<.8'/weed eater). NatiYe ptants 8ffl 68sly damaged Of teid. and weeds easly recover after lltrnmJ,g. 3) A.i;dy slow release gram.llE.-1ef11ze!" lo 8&Cl'l instal8d parll annualy in the spmg (by Juoo 1) of YeafS 2 through 5. Rei:t&ce mutch as necessary to ma6ntdn a 4-lnch,,,ltid,. tay,er, retain~ molslure. and lmlt woods. Replace dead plants fouod In lhe SUrnmef morMol'lng Wills, during lhe upax'*1g ~ dormafll soosoo {octobel" 15 to M8'Gh 1) or at the direction of the --6) Re-seed any bare areas wtiere Q85S seed Mx has not esl8blshed. 7) Provide lrrlgalion for-too enlh planled area whh a ~ of 2 h1leS ol W8ler pro..+Jed per week from June 1 through September 30 for at lelfil the h 1wo yean; ~ng inst.9181ion through !he operalon of a l8mporafy lrrigalion system. Less waler ts needed during Mardi. Ap,1, May and Odobef. Contingency Plan II there is a sigrjoc:ant PJ<lUem 1Mlh lhe lriigalion areas meeting petformance standaros, a conlingency ptan wil be devdoped and ••ipUl1M111kn:1. ~ plans can irdude, but 1:1re not~ lo: 8dcl*'"8f plant~ and fiarll subdlullons of type, size, quandly. and loc:don.. Site Protecdon The welancl area 1/1111 remain under King County Pa1<s ownefShip. Fencing andiof wetland signs wll be insmled atong tjgh-lraflc areas at the on-sill! 'M:!l8nd buffef. Coostrudion Notes and Specllications General won: Sequence ,. Pn!p8re the Jj8ntog M:18: .i. Welland Restoralioo L St~ eKC1.1vated weQ8nd sol (stodqlle we4'and sol adlacool: to the sewer lne treoch witt*1 the lrils of temporary Wlilllafv:l 4sturbllnce as documeflted on sheets 3 and 5 of dis pan set; stodlf6! such !hill: ~,:;an 00 ke,ptoo-topdudng ba<*lldtha lNoch.}M'fexcavated si:t1 tha1 Is not used lo back.a shall be disposed al outside of the wetaod i. BacMII excavated afea 'Mth the weti8nd sol when pipe-~ is """""" a. Al p&an1 klsdadon ts IO tal<.e place during the dormant season (Octote- 15th• March ISIJ. for" best SUl'ltval l. Prepare a i*mtlng i:* for each J*lnt and mstal per the lianlng delals. :l, Apply mi«:h rings around eadi tlstalled shrub Mltl wood chip mlAch. loor Inches lack. 18 inches in dametef. 4. lnsklll a "3mpl:nfy, above ground lnlplon syaam to J:ror,td8 ft.a coverage to al "8nts wfttjn lhe restmriun sea. s. Apfjy Grass Seed l,b P9f J$3,R. _ .. 1. Compost Cedaf Grove Compost or ~ product. 100% wgetable cxxnpost with l1Q ~ quanlilies °' sand, gr.n<QI, S8WOIJSl, Of othef --2. ~ 91M' ~~ PHOSf'HOROUS.ff fertlzer. Follow manufactuffn IAslndons b ~ Keep lar1bar In a weathel'-lghl: cont*'8r ~ on sk. Note ttl8t '8raZ8I" Is to be apJkd Ol'jy In Years 2 through 5 .wld !!S! in the W )'88f. 3. kllgllon ~ Automated system capable of dehering 81 least: two indies of W8'8r per weetJ; from June 1 through 5eplembef JO for" the lfSI: two :,ears --4. Restofailon P, ............ The W8WlfShed C-Ompany 1(425} 822-5242] personrl(II, or other per..ons qUllllied lo evaluate emlirormoolal restoralon prOjaCtS.. 5. WOOd <Np 11'1'*'1: Arborist dips (chipped woody materid) ~tdy 1 to 3 Inches In mulmum dmenslon {not s8'fdl.lst Of ooerse hog fuel). Tim material Is CIJlllliKq)' 8Wll8l:te _, large quannes from afboftsts or ~ comparies.. TNs matedal b scjd as •Arimal Fitencly Hog FUEf' al Paca: Topsqls ((800) 884-7645l, MI..K:h must not contain appreaatte quanlilies cA gad>age, i*slic, metal. soil. and clmensional looiberor construclion.'delnoHon debris. I IN: RENTON REF If AT: ~~N:fON ~ERRACE SOODIVISION APPLICANT: MEAD e. HuNT, INc. PRoPOsED: WETLAND M,r1011r,0N DUE TO DATE: 091os12014 Rf"i,C™_ 1 'Ull_ 14 JI PROPOSED UTILITY CONNECTION. _ _ ______________ SHEET: 8 Of~~----J Secretary of State RECEIVED SEP 2 6 2016 CITY OF RENTON PLANNING DIVISION I, KIM WYMAN, Secretary of State of the State of Washington and custodian of its seal, hereby issue this CERTIFICATE OF INCORPORATION to CANYON TERRACE HOMEOWNERS' ASSOCIATION a/an WA Non-Profit Corporation. Charter documents are effective on the date indicated below. Date: 9/14/2016 UBI Number: 604-034-894 Given under my hand and the Seal of the State of Washington at Olympia, the State Capital ~~ Kim Wyman, Secretary of State Date Issued: 9/14/2016 OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206} 296-4660 Facsimile (206) 296-1654 Email: hearcx@melrokc.gov January 12, 2007 REPORT AND DECISION ilEC.1:JVFO SEP 2 6 2016 CITY OF RENTON PLANNING DIVISION SUBJECT: Depw bnent of Development and Environmental Services File No. L04P0002 Proposed Ordinance No. 2006-0565 FLEUVE DES VOJLES Preliminary Plat Application Location: On the north side of SE 192nd Street, west of 124th Avenue Northeast, approximately 19100 -124th Avenue Southeast, Renton Applicant: Charles Spaeth represented by De-En Lang Lang Associates, Inc. 10658 Riviera Place Northeast Seattle, Washington 98125 Telephone: (206) 306-8880 Facsimile: (206) 362-6848 King County: Department of Development and Environmental Services (DDES) represented by Chad Tibbits 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-7194 · Facsimile: (206) 296-7051 SUMMARY OF RECOMMENDATIONS/DECISION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: EXAMINER PROCEEDINGS: Hearing opened: Hearing continued administratively: Hearing closed: Approve, with oonditions Approve, with revised conditions Approve, with further revised oonditions MAIN FILE. CUP, December 12, 2006 December 12, 2006 December 13, 2006 EXHIBIT # 6 . '5' ······---··· L04P0002 -Fleuve des Voiles Page 2 ofl4 Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. A verbatim recording of the hearing is available in the office of the King CoWlty Hearing Examiner. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. General Information: Applicant: Engineer: STR: Location: Zoning: Acreage: Number of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Charles Spaeth 6839 Ravenna Avenue NE Seattle, WA 98115 206-526-8481 Taylor Engineering Consultants 205 Front Street S. Issaquah, WA 98027 425-391-1415 SW 33-23-05 The site is located on the north side of SE 192..i St., west of 124"' Avenue NE. R-6 7.07 acres 39 Approximately 5 .51 units per acre Approximately 4,000 to 7,200 square feet in size Single Family Detached Dwellings Soos Creek Water and Sewer District Soos Creek Water and Sewer District King County Fire District No. 40 Renton School District No. 403 Application completeness date: October I, 2004 Associated Applications: Drainage Adjustment L05V0040 2. Except as modified herein, the facts set forth in the DOES reports to the Examiner and the DOES and King CoWlty Department of Transportation (KCOOT) testimony are foWld to be correct and arc incorporated herein by reference. 3. The subject property is a 7.07-acrc, irregularly-shaped parcel located north of Southeast 192nd Street at the present northerly stub terminus of 124th Avenue Southeast, just west of Soos Creek in the unincorporated Renton area. The terrain of the site consists of two benches collllected by a short fairly steep slope downward to the east. The benches are relatively flat to gentle in grade; L04P0002 -Fleuve des Voiles Page 3 of 14 the general grade of the site is from west to east down toward Soos Creek. The property is vegetated with a moderately dense wood of successive-growth mixed-species native overstory with typical Northwest widerstory and ground cover. The properties are located within the Upper Soos sub-basin of the Soos Creek basin. A Class I wetland, a defined sensitive area Wider the applicable version of Chapter 21 A.24 KCC, is located just off site of the northeast portions of the property bordering Soos Creek. A single-family residence and outbuildings are located on the property (and will be removed upon development). The surrollllding area is generally residentially developed at lower large-lot suburban densities, and a school to the cast, but is widcrgoing infill to higher-density suburban development within the urban growth area. 4. Applicant Charles Spaeth proposes subdivision of the property into 39 lots for detached single- family dwellings, as well as separate tracts for drainage facilities, open space and recreation. The density would be approximately S .S dwelling units per acre, with lot sizes ranging from approximately 4,000 to 7,200 square feet in area. S. The Applicant is simultaneously developing the adjacent proposed Cogger short subdivision (file L05S0040), an eight-lot, .93-acre short subdivision proposed for the property directly abutting to the south between the site and Southeast 192nd Street. Concurrent development will allow for the Cogger property to be developed without a separate access onto Southeast 192nd Street, an arterial road; it will use access via the subject subdivision. 6. Vehicular access to the proposed development and the Cogger short subdivision will be provided by improvement of the existing I 24th Avenue Southeast right-of-way, which Tillis due north from Southeast 192nd Street to join the property on the south boundary of the northeasterly-most projection. From there, the road would curve northwest and then due west to form a looped road network that would have two cul-de-sacs branching from it to serve some of the development's own lots and a third to extend south from the southernmost portion of the loop to provide access to the Cogger short subdivision lots. A stub road would also branch from the internal loop northerly to connect with I 22nd Avenue Southeast within the proposed Wehrman subdivision to the north (L04P0027, which has recently been granted preliminary plat approval). The Wehrman subdivision provides a through route north up to Southeast 188th Street, which would provide connection westerly to 120th Avenue Southeast. 7. Common recreation facilities are to be developed within Tract C of the subject property and Tract A within the Cogger short subdivision, to be shared by the residents of both developments.1 Although this arrangement does not meet the absolute letter of the code provisions in KCC 21A.14.180, which require location onsitc and centrality within each specific development, it will be pennitted in this case2 given a) the direct adjacency of the properties; b) simultaneous development; c) lDJified control over both developments; and d) their both proposed to be governed by a single homeowners' association. In addition, and as importantly, the fact that the tracts are in separate developments is not a practical or safety concern in the instant case, since the road crossing to gain access to them would be no more than would be 1 Part of1he reason for !he propeny configuration which results in lhe Cogger recreation Tract A ( even lhough it is on !he side of lhe street oflhe bulk of the subject development, whereas all of the Coggu lots are on lhe soulh side of Southeast 191st Slrttl) is that some bounda,y line adjustments (BLA) have been performed or are proposed in order to optimize the lot layout for lhe subject development. 2 As it has been in a very few past cases of similar circunwanct'S. L04P0002 -Fleuve des Voiles Page 4 of 14 typically provided in a single larger development with an internal road system. The road crossings to gain access to the intended recreation facilities ·are over subaccess, low-volume roads and the proposal provides the requisite safe convenience and accessibility which lay at the heart of the subdivision recreation facility requirements. 8. The development's resident public schoolchildren will be bused to their respective middle and high schools, and students at the elementary level will walk to their designated elementary school, which at present is located to the northwest on 120th Avenue Southeast, with the most direct walking route via the aforementioned preliminarily approved but yet-to-be-developed Wehrman subdivision abutting to the north. Conditions of preliminary plat approval must accordingly be imposed to assure that safe walking conditions are provided for public school children residing in the development with some contingency if the Wehnnan development is not completed prior to final plat approval of the subject development. The Wehrman development was made subject to conditions requiring that app1op1 iate provisions be assured for safe walking conditions for school pedestrians, and in effect, the subject development is dependent upon those improvements, or an effective alternative, for such assurance. 9. The traffic impacts of the proposed development will be mitigated under the requirements of County code with respect to Chapter 14.70 KCC (Transportation Concurrency Management) and Chapter 14. 75 KCC (Mitigation Payment System). In order to comply with Chapter 14.80 KCC regarding intersection standards, the Mitigated Determination of Non-Significance (MDNS} has imposed a mitigation measure requiring the installation of a traffic signal at the project's 124th A venue Southeast entry onto Southeast 192nd Street. IO. The development's surface water drainage will be collected and conveyed to stormwater drainage facilities in proposed Tract B, which will lie upslope of the wetland buffer contained with Tract A. The p,operty is subject to the 1998 King County Stormwater Water Design Manual (KCSWDM) and must meet the standards for Level I detention and Basic water quality standards (the Gagger short plat is subject to the more recent 2005 KCSWDM standards, but the interrelationship of the two standards is accomplishable with the proposed stonnwater design program). A drainage adjustment (L06V0040) has been approved for the two developments to allow the use of a shared stormwater facility. 11. Neighboring residents submit comments expressing concern about the density and character of the development as being out of scale with the existing development in the area and a reduction in the existing residents' quality oflife. The density of development is fully permissible \Dlder the existing R-6 wning, which has been in place for a number of years in implementation of the state Growth Management Act and the County's implementing Comprehensive Plan and wning. The Examiner has no authority to disallow the proposed density of development, which the Examiner notes is approximately half a unit per acre Jess than the maximum achievable under the base density of the applied R-6 zone. Other concerns expressed have to do with drainage and potential flooding, which will be fully addressed for regulatory compliance by conformity of the development with the applicable stormwater detention and water quality maintenance standards. Lastly, concern is expressed regarding some debris such as used tires on the property and the need for cleanup. That will presumably be accomplished during plat preparation and construction, since materials such as those are disallowed in construction fill and grading for development. L04P0002 -Fleuve des Voiles Page 5 ofl4 12. The Fire District No. 40 Fire Marshal expresses concern regarding the road widths of the proposed development and the need for f:ire equipment access. The King County Fire Marshal has recently instituted a more assertive program of fire suppression rules applied to development, wherein if road widths are provided as narrow as the 1993 King County Road Standards (KCRS) permit, then individual structures may be subject to individual fire sprinklering requirements at the residential building permit stage. The matter is therefore left to post-preliminary plat consideration by the Applicant in deliberating the relative viability of those alternatives, and any accommodations which may ensue from discussions with the appropriate fire officials. 13. Chapter 21A.38 KCC's special overlay requirement S0-220 (Significant Tree Overlay) applies to the property. The Significant Tree Overlay standards require the development to retain a percentage of the significant trees onsite. To implement KCC 21A.38.230, a detailed tree retention plan must be submitted with the engineering plans for the subdivision. CONCLUSIONS: I. The proposed subdivision, as conditioned below, would conform to applicable land use controls. In particular, the proposed type of development and overall density are specifically pennitted under the R-6 zone. 2. H approved subject to the conditions below, the proposed subdivision will make appropriate provisions for the topical items enumerated within RCW 58.17.110, and will serve the public health, safety and welfare, and the public use and interest. 3. The conditions for final plat approval set forth below are reasonable requirements and in the public interest. 4. The dedications ofland or easements within and adjacent to the proposed plat, as shown on the revised preliminary plat submitted on June 30, 2006, or as required for final plat approval, are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. DECISION: Tue preliminary plat of the Fleuve des Voiles subdivision, as revised and received June 30, 2006, is approved subject to the following conditions of approval: I. Compliance with all platting provisions of Title 19A of the King Co1D1ty Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication that includes the language set forth in King ColDlty Council Motion No. 5952. 3. The plat shall comply with the base density and minimum density requirements of the R-6 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environment Services. L04P0002 -Fleuve des Voiles Page 6 of 14 Any/all plat boundary discrepancy shall be resolved to the satisfaction ofDDES prior to the submittal of the final plat documents. As used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical appurtenance which indicates an encroachment, lines of possession or a conflict of title. · 4. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended {1993 KCRS). 5. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. 6. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the approved preliminary plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in K.C.C. 9.04 and the King County Surface Water Design Manual (KCSWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 K CSWDM and applicable updates adopted by King County and must meet the standards for Level I detention and Basic water quality standards. DDES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DDES Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. A maintenance access easement to King County is required across Lot 2, for maintenance of the Tract B stormwater facility. e. A drainage conveyance pipe is required to allow for offsite stormwater conveyance, between Lots 13 and 14, in general conformance with the conceptual grading and drainage plan submitted. This pipe shall be sized appropriately, per the KCSWDM at engineering plan submittal. f. The I 00-year floodplain for any onsite streams or wetlands shall be shown on the engineering plans and the final plat per Special Requirement 2 of the KCSWDM. L04P0002 -Fleuve des Voiles Page 7 ofl4 g. A drainage adjustment (L06V0040) is approved for this site. Ail conditions of approval for this adjustment shall be met prior to approval of the engineering plans. 7. The proposed subdivision shall comply with the 1993 King Co1mty Road Standards (KCRS) including the following requirements: a. 124,., Ave SE and the internal loop road shall be improved at a minimum to the w'ban subaccess street standard. The stub road to the north, adjoining Lots 6, 7 and 8, shall also be improved at a minimum to the urban subaccess street standard. b. A land transfer agreement between the applicant and KC Dept of Natural Resources and Parks has been negotiated for the obtainment of additional R/W at the northeast comer of the proposed SE 192..i St/12411, Ave SE intersection, required to construct the 12411, Ave SE improvements. The necessary R/W, which is shown on a Proposed Land Transfer Diagram received Jime 30, 2006, shall be acquired prior to engineering plan approval. c. Tracts F and H shall be improved at a minimum as private access tracts per Section 2.09 of the KCRS. These tracts shall include curb and gutter section driveway entries. The private access tracts shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and the final plat. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 8. All utilities within proposed rights-of-way must be included within a franchise approved by the King Co1mty Cotmcil prior to fmal plat recording. 9. The applicant or subsequent owner shall comply with King Cotmty Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at the final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. I 0. Off-site access to the subdivision shall be over a full-width improved road which has been accepted by King County for maintenance. If a proposed access road meeting those standards has not been accepted by King County at the time of recording, then said road shall be fully bonded by the applicant of this subdivision. 11. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in the applicable version of Chapter 21A.24 KCC (the pre-2005 version). Permanent survey marlcings and signs as specified in K.C.C. 21A.24.I 60 shall also be addressed prior to fmal plat approval. TemporafY marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place 1mtil all construction activities are completed. L04P0002-Fleuve des Voiles Page 8 ofl4 12. Preliminary plat review has identified the following specific requirements which apply to this project. All other applicable requirements from K.C.C. 21A.24 shall also be addressed by the applicant. Wetlands Class 1 wetland(s) shall have a minimmn buffer of 100 feet, measured from the wetland edge. The wetland(s) and their respective buffers shall be placed in a Sensitive Area Tract (SAT). A 15-foot building set back line (BSBL) is required from the edge of all Sensitive Area Tracts and shall be shown on all affected lots. Signage shall be installed along the Sensitive Area Tract boundaries for Jong term protection and to clearly mark the extent of the tract. Sensitive area tract bmmdaries shall be clearly marked with bright orange construction and silt fencing prior to coostruction or site clearing activities. The boundaries shall remain marked until construction is complete. Road crossings of wetlands and/or buffers maybe allowed per KC 21A24.330. Construction techniques such as retaining walls maybe required to limit impacts. Allowed impacts shall require mitigation. A final mitigation plan shall be required during engineering review. Off site utility construction within wetlands, aquatic areas, or buffers may require additional permits. This will be reviewed and determined during engineering review. Wetland hydrology may not be altered either during or after development. A hydrology analysis may be required during engineering review to show how wetland hydrology will be maintained after the site is developed. The engineering plans shall be routed to Critical Areas Staff for review of compliance to the above conditions. Alterations to Streams or Wetlands If alterations of streams and/or wetlands are approved in conformance with K.C.C. 21A24, then a detailed plan to mitigate for impacts from that alteration will be required to be reviewed and approved along with the plat engineering plans. A performance bond or other financial guarantee will be required at the time of plan approval to guarantee that the mitigation measures are installed according to the plan. Once the mitigation work is completed to a DOES Senior Ecologist's satisfaction, the performance bond may be replaced by a maintenance bond for the remainder of the five-year monitoring period to guarantee the success of the mitigation. The applicant shall be responsible for the installation, maintenance and monitoring of any approved mitigation. The mitigation plan must be installed prior to final inspection of the plat. L04P0002 -Fleuve des Voiles Geotechnical Page9ofl4 Clearing is not permitted on this site between October I and April I unless it is in compliance with King County Code 21A.220 (erosion hazard areas). If clearing is proposed dming the October I through April I time period the applicant must delineate all on-site erosion hazard areas on the fmal engineering plans (erosion hazard areas are defined in K.C.C. 21A.06.415). The delineation of such areas shall be approved by a DDES geologist, and the requirements found in K.C.C. 21A.24.220 concerning erosion hazard areas shall be met. The applicant's geotechnical engineer shall provide recommendations for the design and construction of the road, onsite grading and compaction, subsurface drainage, and all required retaining walls. The geotechnical recommendations shall be included in the T.I.R and incorporated into the design with submittal of the engineering plans. The report must specifically address any setback requirements for future structures from any proposed retaining walls, and any setback requirements must be shown on the fmal engineering plans. Any required easements for maintenance of walls or subsurface drainage must also be provided on the final plans. Special geotechnical construction inspection of the road improvements, onsite grading and compaction, subsurface drainage, and any required retaining walls is required. Special construction inspection of the above construction elements is required to ensure compliance with the geotechnical report recommendations and to address unanticipated soil and grotmdwater conditions. Daily inspection reports shall be submitted to the assigned King County Land Use htspector dwing the Construction phases of those improvements. A final construction report shall be submitted verifying compliance with the geotechnical recommendations and providing foundation design parameters for future residential construction. Notes requiring the above shall be shown on the engineering plans. Geotechnical special inspection of bearing soils for future borne foundations is required. Notes to this effect shall be shown on the engineering plans and the final plat. 13. The following note shall be shown on the fmal engineering plan and recorded plat: RESTRICTIONS FOR SENSITIVE AREA TRACTS AND SENSITIVE AREAS AND BUFFERS Dedication of a sensitive area tract/sensitive area and buffer conveys to the public a beneficial interest in the land within the tract/sensitive area and buffer. This interest includes the preservation of native vegetation for all pwposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, and protection of plant and animal habitat. The sensitive area tract/sensitive area and buffer imposes upon all present and future owners and occupiers of the land subject to the tract/sensitive area and buffer the obligation. enforceable on behalf of the public by King County, to leave undisturbed all trees and other vegetation within the tract/sensitive area and buffer. The vegetation within the tract/sensitive area and buffer may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the King County Department of Development and Environmental Services or its successor agency, unless otherwise provided by law. L04P0002 -Fleuve des Voiles Page 10 of 14 The connnon lxnmdary between the tract/sensitive area and buffer and the area of development activity must be marked or otherwise flagged to the satisfaction of King Cowity prior to any clearing, grading, building construction or other development activity on a lot subject to the sensitive area tract/sensitive area and buffer. The required marking or flagging shall remain in place until all development proposal activities in the vicinity of the sensitive area are completed. No building fowidations are allowed beyond the required IS-foot building setback line, wiless otherwise provided by Jaw. 14. Suitable recreation space shall be provided consistent with the requirements ofK.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport coW1[s], children's play equipment, picnic table[s], beru:hes, etc.). a. A detailed recreation space plan (i.e., location, area calculations, dimensions, landscape specs, equipment specs, etc.) shall be submitted for review and approval by DDES and King Cowity Parks prior to or concurrent with the submittal of engineering plans. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. c. The development's recreation space may be provided commonly with the adjacent Cogger short subdivision (L05S0040) as proposed and as discussed above, provided that the applicant demonstrates that a single homeowners association (see Condition 15 below) will be established for both developments and covenants provide for mutual and common use permission. fu the event that the Cogger short subdivision is not platted in near concurrency and/or the Jots in the subject development are not established in a homeowners association common with those of the Cogger short subdivision prior to or at the time of final plat approval, the subject subdivision shall provide onsite recreation facilities in full conformity with KCC 2JA.14.180. 15. A homeowners' association or other worlcable organization shall be established to the satisfaction of DDES which provides for the ownership and continued maintenance of the recreation space and sensitive area tract(s). 16. Street trees shall be provided as follows (per KCRS 5.03 and K.C.C. 21A.16.050): a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance. requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King Cowity Road Standards, unless King Cowity Department of Transportation detemrines that trees should not be located in the street right-of-way. c. If King Cowity determines that the required street trees should not be located within the right-of-way, they shall be located no more th;m 20 feet from the street right-of-way line. L04P0002 -Fleuve des Voiles Page II of14 d. e. f. g. h. The trees shall be owned and maintained by the abutting Jot owners or the homeowners association or other workable organization unless the cowity has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. The species of trees shall be approved by DOES iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or stonn sewers, or that is not compatible with overhead utility lines. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by ODES prior to engineering plan approval. The applicant shall contact Metro Service Planning at (206) 684-1622 to determine if 12411, Avenue SE is on a bus route. If 12411, Avenue SE is a bus route, the street tree plan shall also be reviewed by Metro. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year ofrecording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. 17. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the cwrent county fees. 18. The following have been established by the MONS under SEPA authority as necessary requirements to mitigate the adverse environmental impacts of this development. The applicant/developer shall demonstrate compliance with these items prior to final plat approval. A calculated deficient level-of-service (KCC 14.80.030A) will exist at the horizon year of the development. as calculated by the Applicant's consultant, during the morning peak hour. Until the completion of the northerly connection of the project, through the preliminary plat of Wehnnan (DDES File #L04P0028}, 100% of the trips from the Fleuve des Voiles project and the associated Cogger Short Plat (L05S0040) will use the access off of Southeast 192"' Street. After completion of the preliminary plat of Wehrman, 20% or more of the Fleuve des Voiles project trips will impact this intersection. Individually, and jointly with the Cogger Short Plat, more than 30 peak hour trips will impact the intersection. In order to mitigate the significant adverse impact (14.80.030A and 14.80.030B) that the proposed development will have at the intersection of Southeast 192"' Street/124'" Avenue Southeast intersection, the applicant will construct a traffic signal system at this intersection. This signalization system will be in general conformance with the conceptual signalization submitted to KCDOT on November 8, 2006. This signalization system will be in general conformance with the conceptual signalization exchanged between the Department of L04P0002 -Fleuve des Voiles Page 12 of 14 Transportation and the Applicant's consultant engineer on/about 27 October 2006, and include all related signalization system appurtenances necessary for the identified signal operation (including a protected/permitted phasing for the westbo\Uld left tum), and an advance warning flasher system located to the west of the intersection. These improvements shall be designed to minimize future reconstruction if/when the deferred/cancelled CIP is constructed. If funding is restored by future CIP budgets, AND a portion of the funding source is revised to include MPS fees from development, the developer may be entitled to the MPS credit provisions that were in effect at the time of the determination of a complete application for this subdivision. Plans for these improvements shall be submitted to the King Co\Ulty DOT Traffic Engineering Section for review and approval. 19. To implement former K.C.C. 21A.38.230 which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plaL The tree retention plan ( and engineering plans) shall be consistent with the requirements of former K.C.C. 21A.38.230. No clearing of the subject property is permitted lmtil the final tree retention plan is approved by LUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent with former K.C.C. ZIA.38.230.B.4. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited within the fenced areas aro\Uld preserved trees, except for grading work permitted pursuant to former K.C.C. 21A.38.230.B.4.d.(2). 20. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with K.C.C. 21A.38.230.B.6. 21. If the adjacent Wehrman subdivision development (L04P0027) is not completed prior to final plat approval of the subject development, certification shall be provided by the King Co\Ulty Department of Transportation that safe walking conditions are provided for public elementary schoolchildren residing in the subject development, along a reasonably direct and lawful route to their elementary school or, in the alternative, that they are provided with school bus service to the school and safe walking conditions are provided to the pertinent school bus stop. ORDERED January 12, 2007. ~----------Peter T. Donahue King Colmty Hearing Examiner TRANSMII IED January 12, 2007, to the following parties and interested persons of record: Barghausen Cons. Eng. Attn: Ivana Halvorson. 18215 -72nd Ave. S. Kent WA 98032 Dennis Brevik 19103 -121st Pl. SE Renton WA 98058 Rebecca Brown 6839 Ravenna Ave. NE Seattle WA 98115 L04P0002 -F1euve des Voiles Page 13 of 14 Ben & Geri Bush Cogger Shawn Ervin 19124 -!21st Pl. SE 609 Grant Ave. S. 18848 -I 20th Ave. SE Rentcm WA 98058 Renton WA 98055 Renton WA 98058 Steve Halladin Harold Hodge Troy Humphrey 19118-!21st Pl. SE 19210-12lstPI SE 3I0-29th SL NE Renton WA 98058 Renton WA 98058 Puyallup WA 983 72 Jacques Consulting De-En Lang Lozier Homes, Corp. Attn: Neal Jacques Lang Assoc., Inc. Attn: Jennifer McCall 2633 SW 163rd Pl. I 0658 Riviera Pl. NE 1203 -I 14th Ave. SE Burien WA 98166 Seattle WA 98125 Bellevue WA 98004 Muckleshoot Cult. Res. Seattle KC Health DepL Charles Spaeth Attn: L. Mwphy & T. James E. Dist. Environ. Health Ravenna Devel., LLC 39015 -172nd St. SE 14350 SE Eastgate Way 6839 Ravenna Ave. NE Auburn WA 98092 Bellevue WA 98007 Seattle WA 98115 Mark Stevens Sean & Linda Warren Marvin Wehrman 19225 -124th Ave. SE 19125 -121st Pl. SE 5115-33rdAve. W. Renton WA 98058 Renton WA 98058 Everett WA 98203 Tim Wheeler Mark & Joyce Wilson Kim Claussen 12131 SE 188th St. 19205 -I 24th Ave. SE DDES/LUSD Renton WA 98058 Renton WA 98058 MS OAK-DE-0100 Lisa Dinsmore Nick Gillen Shirley Goll DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Kristen Langley Chad Tibbits Steve Townsend DDES/LUSD DDES-LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-OIOO MS OAK-DE-0100 Larry West Kelly Whiting Bruce Whittaker DDES/LUSD KC DOT, Rd. Srvcs. Div. DDES/LUSD MS OAK-DE-0100 MS KSC-TR-0231 MS OAK-DE-0100 NOTICE OF RJGHT TO APPEAL In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of $250.00 (check payable to King County Office of Finance) on or before January 26, 2007. If a notice of appeal is filed, the original and six (6) copies of a written appeal statement specifying the basis for the appeal and argument in support of the appeal must be filed with the Clerk of the King County Council on or before February 2, 1007. Appeal statements may refer only to facts ccmtained in the hearing record; new facts may not be presented on appeal. Filing requires actual delivery to the Office of the Clerk of the Council, Room I 025, King County Courthouse, 516 3"' Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) cm the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the L04P0002 -Fleuve des Voiles Page 14 of 14 applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. !fa written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF TIIE DECEMBER 12, 2006, PUBLIC HEARING ON DEPAR1MENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L04P0002. Peter T. Donahue was the Hearing Examiner in this matter. Participating in the hearing were Chad Tibbits, Bruce Whittaker and Kristen Langley representing the Department; and De-En Lang representing the Applicant. The following Exluoits were offered and entered into the record: Exhibit No. I Exhibit No. 2 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. 10 Exluoit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 Department of Development and Environmental Services file no. L04P0002 Department of Development and Environmental Services Preliminary Report, dated December 12, 2006 Application for Land Use Permits received February 4, 2004 SEPA Environmental checklist received February 4, 2004 SEPA Determination of Non-significance issued November 9, 2006 Affidavit of Posting indicating a posting date of March 8, 2005; received by DDES on March 9, 2005 Preliminary plat map received June 30, 2006 (Revised) Revised Level I Downstream Analysis prepared by Taylor Engineering Consultants, received March 31, 2006 Certificate of Water Availability from the Soos Creek Water and Sewer District dated June 17, 2005 Certificate of Sewer Availability from Soos Creek Water and Sewer District, dated June 17, 2005 Conceptual Recreation Pian received March 31, 2006 Revised Conceptual Grading and Drainage Plan received March 31, 2006 Letter from Ben and Geri Bush faxed December 4, 2006 Letter from Sandy Haydock, Fire District 40, dated December 12, 2006 The following exhibit was entered into the record on December 13, 2006: Exhibit No. 15 December 14, 2006 (received by e-mail December 13) ODES memorandum regarding landscaping inspection fees PTIJ:ms L04P0002 RPT ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 February 16, 2007 Charles Spaeth 6839 Ravenna Avenue NE Seattle, WA 98 i 15 RE: Preliminarv Aporoval for Shon Subdivision No. -L05S0040 Dear Mr. Spaeth: The Land Use Services Division (LUSD) has completed review of the short subdivision application captioned above. The LUSD find., that the proposed short subdivision complies with the King County Land Segregation Code ,Title l 9A), Zoning Code (Title 2 IA), and other applicable codes as specified in King County Code (KCC) 19A.08.060. The short subdivision is granted preliminary approval subject to the Conditions of Preliminary Approval attached hereto and incorporated herein by reference. Any aggrieved pa.Tty· may appeal this decision by the appeal deadline, which is March 5, 2007. The appeal procedure is enclosed for your information. The preliminary approval is valid for a period of 60 months from the date of this letter, unless an appeal is filed. In the event that an appeal is filed, the preliminary approval is valid for a period of 60 months from the date of the appeal decision. Enclosed are the following: • Notice of Decision • Conditions of Prelimina,--y Approval • Appeal Procedure • If you have any questions regarding this letter, please contact Chad Tibbits, Planner, at (206) 296- 7194 and Curt Foster, P .E., Senior Engineer, at (206) 296-7106. Sincerely, James Sanders, P.E., Development Engineer Engineering Review Section, LUSD LE-tter. frm/CoverLtr20!)'J, S?. doc 3 /9/C'J ~~~~~ ( Lisa Dinsmore, Current Planning Supervisor Current Planning Section, LUSD ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 May 7, 2007 Charles Spaeth 6839 Ravenna Avenue NE Seattle, WA 98115 RE: Cogger Short Plat {DOES File No. L05S0040) Revision Activity Dear Mr. Spaeth: The Subdivision Technical Committee has reviewed your revised short plat of Cogger and finds that the proposal is minor and within the spirit and intent of the preliminary approval. Based upon our findings and the information received May 2, 2007, approval is granted to the revised preliminary short plat received May 2, 2007, subject to all original conditions of approval. ' Enclosed is a copy of the approved revision for your records. If you have any questions, please call me at (206) 296-7194. ~~~- Chad~rojec'JProgram Manager II Current Planning Section Cc: Curt Foster, Senior Engineer, Engineering Review Section w/enc Lisa Dinsmore, Current Planning Supervisor, w/enc Kim Claussen, Project/Program Manager Ill, Current Planning Section w/enc Ray Floren!, Senior Engineer, Engineering Review Section w/enc Steve Townsend, P.E., Supervising Engineer, Development Inspection Section w/enc Joanne Carlson, AS II, Engineering Review Section, LUSD w/enc File w/enc <® Department of Development and Environmen1al Services laud Use Services Division Not."'e of Decision 900 Oakesda.te Avenue Sou!hwesl Renton. Washington 98057-5212 File No.: L05S0040 Applicant Charles Spaeth File Name: Cogger Short Plat 6839 Ravenna Avenue NE Seattle, WA 98115 (206) 526-8481 Agent: Taylor Engineering Consultants 205 Front Street S. Issaquah, WA 98027 (425) 391-1415 DOES Project Manager: Chad Tibbits, 206-296-7194 Email: chad.tibbi!s@metrokc,gov (Type 2) Project Location: Located on the north side of SE 192nd Street, west of 124th Avenue NE. ~reject Description: Subdivision of 1.25 acres into eight residential lots in the R-6 Zone. Permits Requested: Short Subdivision Department Decision: Approved with conditions SEPA Threshold Determination: NIA Appeal Procedure: Except for shoreline permits which are appealable to the State Shorelines Hearings Board, this decision may be appealed in writing to the King County Hearing Examiner. A notice of appeal must be filed with the Land Use Services Division at the address listed below prior to 4:30 p.m. on March 5, 2007 days, and be accompanied w·1th a filing fee of $250.00 payable to the Klng County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services DiVision at the address listed below prior to 4:30 p.m. on March 12, 2007. The Statement of Appeal shall identify the decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of Appeal shall state: 1) specific reasons why the decision should be reversed or rnodified; and 2) the harm suffered or anticipated by the appellant, and the relief 5ought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure lo timely file a Noflce of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to the Department of Development and Environmental Services (DOES) at the following address: DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 Date Mailed: February 16, 2007 If you have any questions regarding the appeal procedures, please contact the projecl manager at the phone number listed above. If you require this material in Braille, audio cassette, or large print, call 206-296-6600 (voice) or206-296-7217 (TTY). King County has made a decision on an application for a development proposal on property at the address listed above. You are receiving notice of this decision because our records indicate that you own property within approximately 500 feet or because you requested to receive notice of the decision. ®- KING COUNTY DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DIVISION 900 Oakesdale Avenue Southwest Renton, WA 98057-5212 REPORT AND DECISION SHORT SUBDIVISION File No. L05S0040 A. DESCRIPTION OF THE PROPOSED SHORT SUBDIVISION: This is a short subdivision of 1.25 acres into 8 lots for detached single-family dwellings in the R-B zone. The proposed density is 6.4 dwelling units per acre (duiac). The proposed lot sizes range from approximately 3,881 to 4,524 square feet. Refer to Attachment 1 for a copy of the revised short plat map. The short plat was revised and submitted on June 21, 2006 to reflect a boundary line adjustment along Lots 6, 7, and 8. B. GENERAL INFORMATION: Applicant: Charles Spaeth 6839 Ravenna Avenue NE Seattle, WA 98115 (206) 526-8481 Engineer. Taylor Engineering Consultants 205 Front Street S. Issaquah, WA 98027 (425) 391-1415 STR: SW 33-23-05 Location: The site is located on the north side of SE 192"" St., west of 1241 " Ave. NE Zoning: Acreage: No. of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School D"lstrict: R-B 1.25 acres 8 Approximately 6.4 du/ac Approximately 3,881 to 4.524 square feet Detached Single-Family Residences Soos Creek Water and Sewer District Soos Creek Water and Sewer District King County Fire District No. 40 Renton School District No. 403 Complete Application Date: September 6, 2006 Associated Applications: Drainage Adjustment File No. L06V0040 C. NATURAL ENVIRONMENT 1. Topography: The property is irregular in shape. The property slopes from the west to the east at greater than 10%. 2. Soils: Report & Decision AgB -Alderwood (gravely, sandy loam 0-<>%) and AgD -Alderwoo<l (gravely, sandy loam, 15-30%) surface soils are found on this site per King County Soil Survey, 1973. Page 1 of7 L05S0040 3. 4. 5. 6. a. AgB -Alderwood gravely, sandy loam: 0-6% slopes. Runoff is slow and the erosion hazard is slight. b. AgD -Alderwood gravely, ,.andy loam; 15-30% slopes. Runoff is the erosion hazard is severe. This soil has a severe /imitation for foundations due to slope, and a moderate slippage potential. It has severe limitations for septic tank filter fields due to very slow permeability in the substratum. 1 A geotechnical report was prepar_ed by Geological & Geo/echnical Consulting on June 23, 2005. The purpose of the site evaluation was to document existing shallow soil and ground water conditioris on the property, including existing slope stability, and to provide data for design and construction of the planned improvements. Wetland/streams: A wetland and/or stream report was prepared by AC Roth Environmental Services dated March 7, 2006 and was field verifi~d by staff that no wetlands exist. No mapped hydrographic features exist on this stte. The site lies within the Soos Creek sub-basin of the Green River drainage basin. I ' Vegetation: This site is moderately wooded with a second and ti,ird-growth mixture of coniferous and broad-leafed trees native to the Pacific Northwest. Second-story vegetation and groundcover consists of Northwest:native species including sala[, sword fern, berry vines, and grasses. Wildlife: Small birds and animals undoubtedly inhabit this site; hbwever, their population and species are limited due to nearby development. Larger species may visit this site on occasion. No threatened or endangered species are knoWh to exist on or near the property. Mapped Sensitive Areas: The Sensitive-Areas Folio does not idJntify any mapped sensitive areas as being present on this site. D. DESIGN FEATURES 1. Density, Lot Pattern, Comprehensive & Community Plan: The density for this proposal is 6.4 dwelling units per acre which meets KCC 21A densitY provisions. The lots are all irregular in shape. The community planning area is Soos Creek. The neighborhood is developed with single family residences to the south, east and west. To the north the Plat of Flueve Des Voiles will be creating an additional 39 lots for single-family residences. The existing house on the site will be removed. Recreation space will be provided as shown on the map Tract A at 6,514 square feet. A joint preliminary recreation space plan with the Plat of Fleuve Des Voiles was submitted by the applicant and exceeds the required 3,120 square feet of recreation space required by KCC 21A.14. 2. Access/Roadway Section: This short plat is fully dependent on the 6ffsite road construction for the plat of Flueve Des Voiles (File No. L04P0002) tci the north and access from SE 192"' Street. Compliance with Section 1.03(0) of tne KCRS is required prior to recording the short plat. The internal access road () 22"' Ave SE) shall be improved to the urban minor access street with sidewalk on ,one side. 3. Drainage: The Gagger Short Plat and Flueve Des Voiles subdivisio~s are located in the Upper Soos subbasin of the Soos Creek basin. The Gagger short plat is subject to the Conservation flow control and Basic water quality req4irements of the 2005 KCSWDM. The proposed Gagger short plat is adjacent to the IFleuves des Voiles subdivision, along the south edge. The combined, irregularly-shaped sites slope moderately from west to east with the result that all predeveloped runoff sheetflows across the entire eastern property boundary. All of the stte's runoff enters upper Soos Creek and it buffer area. Soos Report and Decision Page 2 of 7 L05S0040 Creek then flows south under SE 192'' Street through a 48-inch culvert. Approximately 13 upstream acres are tributary to the two sites. The proposal is to collect most runoff from the combined project's site and direct it to an integrated detention and waler quality facility located along the lower, eastern boundary of tile FJueve Des Voiles subdivision. The proposal is to collect and treat entrance road improvements (to Flueve Des Voiles) in cartridge filter treatment catch basins and release the flows along the northern portion of the SE 192'' Street right-of-way. As a result, predeveloped dispersed flows will be concentrated to two outlet locations. The allowed releases would then enter the Upper Soos Creek stream/wetland buffer. Concentrated outlets to a stream or wetland buffer are acceptable. A drainage adjustment {L06V0040) is approved for the Flueves des Voiles and the Cogger short plat sites. The adjustment allo1ys the use of a shared stormwater facility for both sites. The rnixing of the two stormwater aetention requirements (Level 1 and Conservation) can be accomplished with th" KCRTS Stormwater design program. 4. Utilities: a. Sewage Disposal: The applicant proposes to serve the subject subdivision by means of a public sewer system managed by Soos Creek Water and Sewer District. b. Water Supply: The applicant proposes to serve the subject subdivision with a public water supply and distribution system managed by Soos Creek Water and Sewer District. 5. Schools and Walkways: This proposal has been reviewed under RCW 58.17.110 and King County Code 21A.28 (School Adequacy). a. School Facilities: The subject subdivision will be served by Benson Hills Elementary School, Nelson Middle School and Lindbergh High School all located within the Renton School District No. 403. b. School Impact Fees: No ordinance requiring impact fees for this school district has been adopted. c. School Access: The District has indicated that the future students from this short plat will be bussed to the middle and high school w~h students walking to the elementary school. d. Walkway ConditiOns: Roadway conditions ·,n the area consist generally of 22- foot wide paved roadways with open roadway drainage facilities and limited areas that have gravel shoulders. These open roadway ditches vary in dept11 and proximity to roadway traveled. Improvements to these walkways will be provided by the Wehrman Plat File No. L04P0027 directly north and adjacent to the Fleuve Des Voiles Plat File No. L04P0002. E. SEPA THRESHOLD DETERMINATION: This short subdivision application is exempt from review under the State Environmental Policy Act (SEPA). RCW 43.21 C. F. FINDINGS/CONCLUSIONS: The subject subdivision will comply with the goals and objectives of the King County Comprehensive Plan and will comply with the requirements of the Subdivision and Zoning Codes and other official land use controls of King County (i.e. 1993 King C_ounty Road Standards, 2005 Surface Water Design Manual, etc.), based upon the cond1t1ons for final short plat approval. Report and Decision Page 3 of 7 L05S0040 G. DECISION: Proposed Short Plat File No. L05S0040, revised and received on June 21, 2006 as described by Attachment 1 of this report is GRANTED PRELIMINARY APPROVAL; subject to the following conditions of final approval: 1. Title 19A A. Compliance with all platting provisions of Title 19A. of the King Cpunty Code B. All persons having an ownership interest in the subject property i;hall sign on the face of the final short subdivision. : I C. All utilities within proposed rights-of-way must be included within 1 a franchise approved by the King County Council prior to final short plat recording 2. Surface Water Management (KCC 9) 2005 King County Surface Water Design Manual (SWDM) A. The drainage facilities shall meet the requirements of the 2005 King,County Surface Water Design Manual (KCSWDM). The facilities shall meet the req~irements for Conservation Flow Control and Basic Water Quality menu in the KC$WDM. B. A drainage adjustment (L06V0040) is approved for this site. All conditions of approval for this adjustment shall_ be met prior to approval of the engineering plans. This adjustment allows use of an offslte shared drainage facility in the adjoining plat of Flueve Des Voiles L04P0002. This short plat approval is theretork fully dependent on the construction of the above subdivision. 3. Road Standards (KCC 14) 1993 King County Road Standards All construction and upgrading of public and private roads shall be don~ in accordance with the King County Road Standards established and adopted by Ordi~ance No. 11187, as amended (1993 KCRS). The proposed short subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following rbquirements: I The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: A. This short plat is fully dependent on the offsite road construction for 'the plat of Flueve Des Voiles. Access to the short plat is to be provided to SE;192°" Street through the plat of Flueve Des Voiles. Compliance with Section 1.03(0) of the KCRS is required prior to recording the short plat. I B. The internal access road (122"' Ave SE) shall be improved to the urpan minor access street with sidewalk on one side. C. Modifications to the above road conditions may be considered accoJding to the variance provisions in Section 1.08 of the KCRS. 4. Health (KCC 13) This project is exempt from further King County Heath Department review. However, if improvements are required from the Sewer and/or the Water District, th~n verification shall be required from said District(s) that the improvements have been ,bonded and/or installed, prior to final recording of the short plat. 5. Building and Construction Standards (Title 16) A. The applicant shall comply with all applicable provisions of KCC 16.82.(grading) Report and Decision Page 4 of? L05S0040 6. Fire Code (KCC 17) Section 902 of the 20041:dition of Uniform Fire Code The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the frre hydrant, water main and fire flow standards of Chapter 17.08 of the King County Code. 7. Zoning Code (KCC 21A) A. Density and Dimensions (KCC 21A.12) All lots shall meet the density and dimensions requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary short subdivision, whichever is larger. Minor revisions to the short subdivision, which do not result in substantial changes and/or do not create additional lots may be approved at the discretion of the Department of Development and Environmental Services. B. Street Trees (KCC 21A.16) Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.16.050): a. b. c. d. e. f. 9- Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. The species of trees shall be approvrd by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any Inuit-bearing trees, or any other tree or shrub whose roots are likely to obstnuct sanitary or storm sewers. or that is not compatible with overhead utility lines. The applicant shall submit a street tre~ plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after ODES has completed a second inspection and determined that the trees have been kept healthy and thriv'1ng. Report and. Decision Page 5 of 7 L05S0040 a. Road Mitigation Payment System The applicant or subsequent owner shall comply with Road Mitigation P~yment System (MPS), King County Code 14.75, by paying the required MPS fee and administration fee as determined by King County Department_of Transportation. The applicant has an option to either: ! A. Pay the MPS fee at final short plat recording, or (13.) pay the MPS fee at the time of building penmit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of short plat application and a note shall be placed on the face of the short plat that reads, "All fees required by King County code 14.75, Mitigation Payment System (MPS) have been paid." Jfthe second option is chosen, the fee paid shall be the amount in effect as of the date of the building penmit application. 9. A homeowner's association or other workable organization shall be estfiblished to the satisfaction of DOES which provides for the ownership and continued rnaintenance of the Tract A (recreation space) and shall be coordinated with the homeowner's association of the Plat of Fleuve Des Voiles File No. L04P0002. 10. Suitable recreation space shall be provided consistent with the requirerIJents of K.C.C. 21A.14.180 and K.C.C. 21A. 14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e .. location, area calculations, dimensions, landscape specs, eqOipment specs, etc.) shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submtttal of engineering plans. b. A performance bond for recreation space improvements s~all be posted prior to recording of the plat. · 11. A homeowners' association or other workable organization shall be established to the satisfaction of DDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 12. The applicant shall also meet those conditions established under the Plat of Fleuve Des Voiles File No. L04P0002, where !he recreation space will be shared with both the plat and short plat. Other Considerations A. Preliminary approval of this application does not limit the applicant's responsibility to obtain any required permit or license from the St~te or other regulatory body. This may include, but not be limited to, obtaining a forest practice permtt, an HPA permit, building penmits, and other typesio/ entitlements as necessitated by circumstances. NPDES? Water Quality/DOE? I B. Development of the subject property may require registration with the Washington State Department of Licensing, Rea( Estate Division Parties and Persons of Record CLAUSSEN KlM PPMIII CPLN LUSD MS OAK DE 0100 COGGER TIM & MONICA 609 GRANT A VE SOUTH RENTON WA 98055 DINSMORE USA SUPERVISOR CPLN LUSD MS OAK DE 0100 FOSTER CURT SR. ENGINEER CPLN LUSD MS OAK DE 0100 GRAVES STACY FGMUDDES Report and Decision Page 6 of 7 L05S0040 MJLLER JAMES 19209 121ST PLSE RENTON WA 98058-7545 SA1'1DERS JIM SVPERVJSOR ERS LUSD MS OAK DE 0100 SPAETH CHARLES 6839 RAVENNA AVE NE SEATILE WA 98ll5 TAYLOR BU.,L TEC 205 S FRONT ST., POB 1787 ISSAQUAH WA 9S027 TIBBITS CHAD PPM!l CPLN LUSD MS OAK DE O 100 WEHRMAN MA VR!N 5115 33RD AVE WEST EVERETI WA 98203-1367 WHITING KELLY KC DOT ROAD SERVICES DIV MS KSC TR 0231 WHITIAKER BRUCE SR. ENGINEER ERS LUSD MS OAK DE 0100 Appeal Information RIGHT TO APPEAL This action may be appealed in writing to the King County Hearing Examiner, with a fee of $250 (check payable to King County Office of Finance). As required by KCC 20.20.090 and 20.24.090, the appeal period shall be fourteen (14) calendar days and shall commence on the third day after the notice of decision is mailed. Filing an appeal requires actual delivery to the King County Land Use Seivices Division prior to the close of business (4:30 p.m.) on March 5, 2007. Prior mailing is not sufficient if actual receipt by the Division does not occur within the applicable time period. The Examiner does not have authority to extend the time period unless the Division is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a timely Notice of Appeal has been filed, the appellant shall file a statement of appeal within a 21-day calendar period commencing three days after the notice of decision is mailed. The statement of appeal shall identify the decision being appealed (including file number) and the alleged errors in that decision. The statement of appeal shall state: 1) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in the statement of appeal. Failure to timely file a notice of appeal, appeal fee, or statement of appeal deprives tile Examiner of jurisdiction to consider the appeal. Appeals must be submilted to lhe Department of Development and Environmental Seivices, addressed as tallows: LAND USE APPEAL Land Use Seivices Division Department of Development and Environmental Services BlackRiver Corporate Park 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 Any party may make a request for a pre-hearing conference. For more information rega~ding appeal proceedings and pre-hearing conferences, please contact the Office of the Examiner for a Citizens' Guide to the Examiner Hearings and/or read KCC 20.20 and 20.24. Report and Decision Page 7 of 7 L05S0040 DEPARTMENT OF CO IUNITY AND ECONOMIC DEVELOPMENT MINOR MODIFICATION OF AN APPROVED PRELIMINARY PLAT [gJ APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING DESIGNATION: PROJECT LOCATION: EVALUATION FORM & DECISION Summit Homes Modification (LUA13-000804) LUAB-000804, MOD Rocale Timmons, Senior Planner Ryan Kohlman Triad Associates 12112 115th Ave NE Kirkland, WA 98034 King County R-6 Southeast of 162nd Avenue SE and SE 140th Street RECEIVED SEP 2 6 2016 CITY OF RENTON PlANNlNG D!VfSJON SUMMARY OF REQUEST: The applicant is requesting a Minor Modification to the approved Wehrman, Flueve des Voiles (FDV), & Cogger Plats. The modification includes a revised lot layout, landscaping and utility plan. The original applications, totaling 77 lots, were all filed with the King County Department of Development and Environmental Services (KC DOES) for Environmental (SEPA) Review and Preliminary Plat approval (KC DOES File No. L04P0034}. The subject property is located within the City's Residential -4 (R-4} dwelling units per acre zoning designation; however, the project is vested to King County's R-6 zoning development regulations. The applicant is requesting a merger of all three projects with a reduction in the number of lots to 72 lots and the realignment of the internal road system. There are wetlands located on the subject property as well as sensitive slopes. Project location City of Renton Department of (OJ ,;ty and Economic Development Administrative SUMMIT HOMES PIA T MOD/FICA TION ificotion Request Report & Decision LUA13-000804, MOD Report of September 11, 2013 A. EXHIBITS: 1. Revised Plat Plan 2. FDV Hearing Examiner Preliminary Plat Decision, dated January 12. 2007 3. Cogger Short Plat Decision, dated April 28, 2009 4. Wehrman Hearing Examiner Preliminary Plat Decision, dated August 10, 2006 S. Comment Letter -King County 8. FINDINGS OF FACT: Page 2 of 6 1. On January 12, 2007 approval was received for a 39-lot plat (Fleuve de Voiles) from King County Department of Development and Enviromental Services (KC DDES) for Environmental (SEPA) Review and a Preliminary Plat (LUA09-052/L04P0002). The 7.7 acre parcel is located within the City's Residential -4 (R-4) dwelling units per acre zoning classification; however, the project is vested to King County's R-6 zoning development regulations (see Exhibit 2, FDV Hearing Examiner Preliminary Plat Decision). 2. On February 16, 2007 approval was received for an adjacent eight lot short plat, Cogger Short Plat, from KC DDES (LUA09-016/LOSS0040). The Cogger Short Plat is also located within the City's R-4 zoning classification; however, it is also vested to King County's R-6 zoning development regulations. The Cogger Short plat's access is dependent on the Fleuve de Voiles plat improvements and could not be developed without the public and private infrastructure of the larger plat. As a result, KC DDES combined the two applications into one "development'' for the purposes of SEPA review (see Exhibit 3, Hearing Examiner Preliminary Plat/Appeal Decision, dated April 28, 2009). 3. On August 10, 2006 approval was received for an adjacent 30-lot preliminary plat, Wehrman Preliminary Plat, from KC ODES (LUA09-02S/L04PD027). The Wehrman Preliminary Plat is also located within the City's R-4 zoning classification; however, it is also vested to King County's R-6 zoning development regulations (see Exhibit 4, Hearing Examiner Preliminary Plat Decision). 4. The applicant, Summit Homes is requesting changes to the approved Short and Preliminary Plats in order to do the following: a. Combine all three plats into one subdivision and merge the expiration dates into the latest expiration date. b. Reduction in the total number of lots; from 77 to 72 lots. c. Addition of a secondary emergency vehicle access from SE 192"' St. d. Realignment of roads to accommodate existing grades on site. e. Provide consistent lot sizes on average 4,000 square feet. f. Combination of single stormwater detention/treatment facility. MINOR Modification -Summit homes City of Renton Department of Co. ity and Economic Development Administrative SUMMIT HOMES PIA T MOD/FICAnON Report of September 11, 2013 fication Request Report & Decision WA13-000804, MOD Page 3 of 6 g. Removal of parcel #3323059010 from the proposed subdivision in order to convey to King County to be used for the placement of the Soos Creek Trail. h. Trail connections to King County's Soos Creek Regional trail in two locations. One would be in the northerly portion of the project site across the northeast parcel roughly in the vicinity of SE 188th St, and another in the southerly portion of the project in the vicinity of 124th Ave SE. 5. Staff received comments from the King County Parks and Recreation Division (Exhibit 5) related to the Soos Creek Regional Trail. 6. No other public or agency comments were received. 7. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 8. Lot Dimensions/Lot Layout: There are no minimum lot size or depth requirements in the KC R-6 zone. A minimum lot width of 30 feet is required. As proposed, all lots continue to meet the requirements for minimum width. 9. Road Layout: While the applicant is vested to the King County Road Standards, they have elected to improve the road sections with conformance to some of the City of Renton street standards. Street improvements that exceed King County Road Standards include: vertical curbs; landscape planters between the back of the curb and some of the sidewalks within the plat; and on-street parallel parking. The proposal provides for a highly connective grid system and the conceptual design achieves better accessibility for both pedestrian and vehicular access. Internal access was modified by creating a road that moves through the property, from SE 192•• to SE 188'" St. The applicant is proposing a 40 to 45-foot wide right-of-way containing: 20 feet of travel (two 10-foot lanes), 6 feet of parking with 8-foot planter on one side, and 5-foot sidewalk on one side of the street with an optional 5-foot sidewalk on the opposite side of the sidewalk. About midway through the FDV property, a stub road (Road B) continues in a southwesterly direction, providing access to an alley and to other roads serving the remainder of the property. The alley is paved 20 feet in width. Road B intersects Road C, both would be 40 feet wide, which runs in a roughly north/south direction. At the northern terminus of Road C is Road D, also 40 feet wide, which provides future access to properties adjacent to the FDV project to the west. The southern terminus of Road C is proposed to end in a secondary emergency vehicle access out to SE 192"' St per input from the City of Renton Fire Department. This emergency vehicle access is proposed to eliminate the need for a cul-de-sac at the intersection of Road C and Road D. It would be 20 feet wide and would be gated at the property edge. The type of gate is to be determined with the Fire Department. The bordering street to the south, SE 192°• St is maintained by the City of Kent. As a result the emergency vehicle access to SE 192•• St must be approved by the City of Kent Transportation Department. Staff recommends, as a condition of approval, the applicant provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access MINOR Modification -Summit homes City of Renton Department of CoJ ity and Economic Development Administrative SUMMIT HOMES PLAT MODIFICATION Report of September 11, 2013 fication Request Report & Decision WAH-000804, 11,f()O Page 4 of 6 along SE 192°d St. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. 10. Drainage: Storm drainage for the Wehrman Plat was conveyed through a series of pipes to a detention/treatment pond in the southeast corner of the property. The FDV/Cogger plat similarly captured stormwater and conveyed it through a series of pipes to a detention/treatment facility. The FDV /Cogger facility was split by a road but connected via pipe under the road. Both projects discharge treated stormwater to their natural discharge points. In the proposed modification, storm drainage from the majority of the lots and roadways would be conveyed in the roadways to a single storm water detention and water quality treatment vault centrally located along the eastern edge of the development. Treated stormwater would be released through an outfall at the natural discharge location along the central portion of the eastern edge of the development. Storm drainage detention and water quality treatment for the portion of the entry roadway that cannot be captured in the above vault, would be addressed by over-sizing the above facility or by the addition of another smaller facility as a vault or pond in the existing SE 192°• Street right-of- way with an outfall at the natural discharge location. 11. Street Lighting: Street lighting is required on all public streets. A street analysis was not provided with the application materials. Therefore, staff recommends as a condition of approval the applicant is required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. 12. Landscaping: The applicant did not provide a conceptual landscape plan with the modification materials. In order to provide continuity along the streetscape staff recommends, as a condition of approval, the applicant provide a detailed landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. 13. Recreation: Per KCC 21A.14 residential subdivisions, more than four units, developed at a density of eight units or less per acre, are required to provide 390 square feet of recreation space on-site. The 72 lot proposal would require 28,080 square feet (72 lots x 390 square feet = 28,080 square feet} of recreation space. The area on top of the vault is proposed to be an active recreational space. It is unclear how much recreation space is proposed throughout the various recreation tracts and a detailed recreation plan was not provided with the proposed modification materials. Therefore staff recommends as a condition of approval a detailed recreation space plan, complying with KCC 21A.14 be submitted for review and approval by the Current Planning Project Manager prior to construction permit approval. 14. Soos Creek Trail: King County is pursuing purchase of tax parcel 3323059010 (See Exhibit S}, which is a triangular parcel in the northeast corner of the subject property. King County's purchase is intended to keep the property as a "native growth protection area" in addition to the construction of the Soos Creek Regional Trail. As a result of the pending purchase the applicant is requesting the parcel be eliminated from the proposed subdivision. Staff is supportive of this request in that the land would be conveyed to King County for permanent open space and trail improvements. This parcel is expected to be conveyed to King County prior to final plat. The applicant is proposing trail connections to King County's Soos Creek Regional trail in two locations. One would be in the northerly portion of the project site across the northeast parcel MINOR Modification -Summit homes City of Renton Department of Con ity and Economic Development Administrative SUMMIT HOMES PLAT MODIF/CAnON Report of September 11, 2013 'ication Request Report & Decision WA13-000804, MOD Page 5 of 6 roughly in the vicinity of SE 188'h St, and another in the southerly portion of the project in the vicinity of 124"' Ave SE. However, the provided plat plan does not depict such connections. Therefore, staff recommends as a condition of approval the applicant provide a revised plat plan depicting two connections to the western border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. 15. Expiration: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09- 052/L04P0002) is set to expire on January 12, 2015. The Cogger Short Plat (LUA09- 016/L05S0040) is set to expire on February 16, 2015. And the Wehrman Preliminary Plat (LUA09- 025/L04P0027) is set to expire on August 10, 2014. As part of the request to combine all three plats into one subdivision the applicant is requesting a merger of all of the expiration dates into the latest expiration date (Cogger). Staff is in support of a merger of the expiration dates for the combined application which would result in an expiration date of February 16, 2015. I C. CONCLUSIONS: The following table contains an analysis of the criteria outlined in RMC 4-7-0SOM: Criteria Criteria Met There is no decrease the aggregate area of open space in the subdivision X by ten percent {10%} or mare. There is no increase the number of lots in the subdivision beyond the X number previously approved. The proposal does not result in a violation of development standards. X The proposal does not relocate any roadway access paint to an exterior X street from the plat. The applicant is not proposing the phasing of plat development. X The proposal does not increase significantly any adverse impacts or X undesirable effects of the plat an the community or surrounding area. i I D. DECISION: The proposal satisfies 6 of the 6 criteria listed in RMC 4-7-0SOM for approval of modifications. Therefore, the Summit Homes Preliminary Plat minor modification, Project Number LUAB-000804, MOD is approved, will expire on February 16, 2015, and is subject to the following conditions of approval: 1. Prior to the application for the Final Plat, 3 full size copies and a 8 Y, x 11 inch reduction of a final plat plan shall be submitted to the Planning Division project manager. MINOR Modification -Summit homes City of Renton Department of Cor. ity and Economic Development Administrative SUMMIT HOMES PLAT MOD/FICA TION Report of September 11, 2013 ficotion Request Report & Decision LUA13-{](){)804, MOD Page 6 of 6 2. The applicant is advised that all code requirements and conditions of plat approval are still applicable to the development of the site in addition to mitigations measures issued as part of the SEPA. The applicant should also understand that Environmental SEPA Review may be required for future modifications to the plat plan. 3. The applicant shall provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access along SE 192nd St. The approval shall be submitted to the Development Services Plan Reviewer prior to construction permit approval. 4. The applicant shall be required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval. 5. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit approval. 6. A detailed recreation space plan, complying with KCC 21A.14 shall be submitted for review and approval by the Current Planning Project Manager prior to construction permit approval. 7. The applicant shall provide a revised plat plan depicting two connections to the western border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a result of proposed connections to the Soos Creek Regional Trail. 'r(O'f C.E. "Chip" Vincent, Administrator Date Department of Community & Economic Development The decision to approve the modification(s) will become final if not appealed in writing together wi.th the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on September 25, 2013. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall-7'h Floor, (425) 43()..6510. If you have any further questions regarding this decision, feel free to contact the project manager, Rocale Timmons, at 425.430.7219 or rtimmons@rentonwa.gov. MINOR Modification -Summit homes NU1ESc • -r- .-4-, ' ____ J l I --.I .. -. ,--' -- 'I . .:J ' ·~··· 1''.:':._ __ _I " ,, .· if :: . ~"'~""""""""'""""9"~-.. "'bJOid.""da'9'F"" --·()(~-................ ....,.,.,..,_""""" __ • ~-ic,,c.,...-,y....i-.....,....,...<')'-.and .. ..,.,.._c.o ~ . --"""""""''"'·-~~m,-.. """""30 ..... -._ -,----· • ~""""''"'.cc-..c--,...l>or~.-,ol,M.._ -i,,~.,..-.... «-i Preliminary Plat Modification Exhibit $ ~ SUMMIT HOMES RENTON PROPERTie \ \ ' • \ \ I I \ \ \ I \ \ ,\ V \ ·: \ \ \ \ I I \ \ I \ \ \ I \ \ I \ \ \ \ \ \ \ I \ I EXHIBIT 1 '04P0002 ruce Whittaker DDES/LUSD MS OAK-DE-0100 OFF1CE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile {206) 296-1654 Email: hearex@metrokc.gov January 12, 2007 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L04P0002 Proposed Ordinance No. 2006-0565 Location: Applicant: FLEUVE DES VOILES Preliminary Plat Application On the north side ofSE'l92nd Street, west of 124th Avenue Northeast, approximately 19100 -124th Avenue Southeast, Renton Charles Spaeth represented by De-En Lang Lang Associates, lnc. 10658 Riviera Place Northeast Seattle, Washington 98125 Telephone: (206) 306-8880 Facsimile: (206) 362-6848 King County: Department of Development and Environmental Services (ODES) represented by Chad Tibbits 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-7194 · Facsimile: (206) 296-7051 SUMMARY OF RECOMMENDATIONS/DECISION: Department's 'Preliminary Reconnnendation: Department's Final Reconnnendation: Examiner's Decision: EXAMINER PROCEEDINGS: Hearing opened: Hearing continued administratively: Hearing closed: Approve, with conditions Approve, with revised conditions Approve, with further revised conditions EXHIBIT 2 December 12, 2()06 December 12, 2006 December 13, 2006 I A. B. ® KING COUNTY DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DIVJSION 900 Oakesdale Avenue Southwest Renton, WA 98057-5212 REPORT AND DECISION SHORT SUBDIVISION File No. L05S0040 DESCRIPTION OF THE PROPOSED SHORT SUBDIVISION: This is a short subdivision of 1.25 acres into 8 lots for detached single-family dwellings in the R-6 zone. The proposed density is 6.4 dwelling units per acre (du/ac). The proposed lot sizes range from approximately 3,881 to 4,524 square feet. Refer to Attachment 1 for a copy of the revised short plat map. The short plat was revised and submitted on June 21, 2006 to reflect a boundary line adjustment along Lots 6, 7, and 8. GENERAL INFORMATION: Applicant: Charles Spaeth 6839 Ravenna Avenue NE Seattle, WA 98115 (206) 521,-8481 Engineer: Taylor Engineering Consultants 205 Front Street S. Issaquah, WA 98027 (425) 391-1415 STR: SW 33-23-05 Location: The site is located on the north side of SE 192'• St., west of 124" Ave. NE Zoning: Acreage: No. of Lots: Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: R-6 1.25 acres 8 Approximately 6.4 dulac Approximately 3,881 to 4,524 square feet. Detached Single-Family Residences Soos Creek Water and Sewer District Soos Creek Water and Sewer District King County Fire District No. 40 Renton School District No. 403 Complete Application Date: September 6, 2006 Associated Applications: Drainage Adjustment File No. L06V0040 C. NATURAL ENVIRONMENT 1. Topography: The property is irregular in shape. The property slopes from the west to the east at greater than 10%. 2. Soils: AgB -Alderwood (gravely, sandy loam 0-6%) and AgD -Alderwood (gravely, sandy loam, 15-30%) surface soils are found on this site per King County Soil Survey, 1973. Report & Decision Pagel of7 L05S004( EXHIBIT 3 August 10, 2006 OFFICE OF THE BEARING EXAMINER REPORT AND DECISION KING COUNTY, WASHJNGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 SUBJECT: Department of Development and Environmental Services File No. Ul4P0027 Proposed Ordinance No. 2006-0295 WERRMANSUBDMSION Preliminary Plat Application Location: Applicant: South of Southeast 188th Street, west of 124th Avenue South Trinity Land Development Attn: Chris Austin 310 -29 Street Northeast Puyallup, Washington 983 73 Telephone: {253) 845-2922 King County: Department of Development and Environmental Services, represented by Chad Tibbits 900 Oakesdale Avenue Southwe& Renton, Washiogton 98055 Telephone: {206) 296-7194 Facsimile: (206) 296-7051 SUMMARY OF DECISION/RECOMMENDATIONS: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: ~1c r.,'. \~ .. ~ 1 1 \•(! i\~ IDJ' c1 ild1 Ii:-:, \J \_; ~-:l I .. - \Di APR O 4 20GB l<.C. o.o.E.S. Approve with conditions Approve with conditions Approve with conditions July 25, 2006 July 25, 2006 Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. EXHIBIT4 ·.tQ King County Parks and Recreation Division Department of Natural Resources and Parks King Street Center, KSC-NR--0700 201 South Jackson Street Seatt1",. WA 98104-3855 206-296-8687 Fax 206-t96-86S6. · TTY Relay: 711 · July 10, 2013 Ms. Rocale Timmons City ofRenton -Current Planning Associate Planner 1055 South Grady Way Renton, WA 98057 RE: Soos Creek Trail -King Coimty's Pending Wetland Purchase (from Wehrman}• Parcel # 332305-9010. Deat Ms. Timmons: Thank you for sending the latest Pr~limiIµ!ry Plat Modification information to us. From your e- mail ~e understand that the City of Renton is cutr(mtly reviewing the June 24, 2013 minor plat modifications for Wehnnan/FDV/Cogger plats near SE 192l)d Street & 124th Avenue Southeast. King County's Real Estate/Acquisition Manager and engineering consultants (HuittsZCl!Iars, Inc.) have revkwed this letter as it relates to King County potential acquisition of the Wehnnan triangle property (KC Tax Parcel 35230590 I 0) for the Soos Creek Trail project. Toe following provides clarification to several statements made by Triad Associates, the prospective developer's rq,resentative, in their June 24, 2013 letter to the City ofRentOIJ.. These include several inaccurate references to King Cowity's intent to }lurcbase lot 33230S90l0. Urtder th:eheading Tax Parcel 3323059010; the Triad Associates memorandum staies that: · "King County's purchase is intended to 'keep the property as a 'native growth protection area' and to consttuct a required trail to connect the projects to the recreation. area to the northeast. EXHIBIT 5 Ms. Rocale Timmons July 10, 2013 Page2 The June 24 memorandum goes onto state that tax parcel #3323059010 would "be conveyed to King County for permanent open space and trail improvements 10 provide connection to the adjaceM regionalpark, thus satisfying open space · requirements and Hearing Examiner aonditiol'IS of approval. " These two statements are not accurn,~ nor are they consistent with County's understanding and facts in the acquisition file. King County Parks' first and foremost motive to purchase ih~ Wehrman triangle property (tax parce1J323059010) .is to construct at-grade Soos Creek Regional Trail improvements; which will mn northerly through the acqu.ired (Wehnnan triangle) property. The following is King County's understanding of the background associated with the purchase of the Wehrmaa triangle property: 1. As part of the overall "Regional Trail System, this property being purchased. by King County is to allow a portion of the Soos Creek Trail to traverse the entire parcel in a north0 southalignment-0utside of the wetland edge; with no intent to make a connection to the recreation area to the northeast (a.k.a. Boulevard Lane Park). The intent is to . connect this portion of the Soos. Creek Trail to the Greater King County Regional Trail System. 2. King County is paying full Fair Market Value for this property, so it is not being C()nveyed by the.developetto King. County at a reduced price in order m~ the (combined) development requirements. 3. In the convey1111ce deed of the Wehrman triangle property, King County has agreed to · allow Rosemary Wehrman to .reserve sanitary sewer and storm pond maintenance road easements to belp in the development of her westerly property. 4. It is doubtful that the Wehrman triangle property might be appropriate for a "Native Growth Protection» dedication or easement, since all of the property is already covered by BP A's easement that allows the cutting of vegetation near their high tension power lines. In addition, King County's planned Open Space designation of this land would likely not be inconsistent with the overall intent of Native Growth either. Ms. RocaJe Tinunons July 10, 2013 Page3 5. King County Parks is not required to and is not currently planning to construct trail improvements from the King County 800$ Cr~k Regional Trail to the developed Boulevard Lane Park playground facility. In a previous meeting with King County Parks and the City of Renton, discussion did occur regarding the possibility of King County providing; trail connection from the Soos Creek Trail to the Boulevard Lane Park play area that might fulfill the devel.oper' s open space requirements. This however, was based on the developer's dedication of the parcel or an easement to King County Parks upland trailnght~of-way-0n their pllrcels. Since King County is paying full market value for the Wehrman triangle parcel, the earlier discussion of a trail connection to Bou!evard Lane Park recreation area is no longer valid. Ifthere are additional relevant issues involved with any combihed development of the .two plats, King County feels those should be worked out in collaboration with the developer and City of Renton, independently from the pending Wehrman triangle property purchase. There are likely ample opportunities where the future plat development and the public trail system mightbenefit jointly. I would also like to check on the status of our request made via my E-mail dated 3/7/2013 to you. I had requested that the City provide King County the following information that would facilitate us in evaluating our options in moving forward in completing the detailed design and penuit submittal process for the Soos Creek Trail project (refer to our meeting in your office on 2/26/2013): 1. Any Plat Conditions the City has placed upon both Wehrman and Fleuve des Voiles plats, (Plat condition to work with Parks language) 2. The Fleuve des Voiles 124th Ave SE road improvement plans and intersection connection to SE 192nd ST _plans. J. City of Kent traffic analysis that indicajed whether a signal was warranted or not at thfa intersection as a result of the new development Ms. Rocale Timmons July 10, 2013 Page4 We would like to meet with you and the others involved With the recent 'P!'e!iminary Plat Moi!ilication request' in order to express clearly the. County's perspective and• also correct the mis-statements regarding King County's interests made in the developer's memorandum. Thanks again for all your help and providing us the opportunity to comment on the mc.morandum. We look forward to meeting you and others involved with Soos Creek project.at your earliest convenience .. ·:r;o ~K. Capital Project Manager 2060263-7283 Enclosures . cc: Monica Leers, Section Manager, Capital .Planning and Land Management, Parks and Recreation Division, Departinent of Natural Resources and Parks (DNRP) Robert Nunnenkamp, Property Agent, Parks and Recrtr,ttion Division, DNRP Gary Blanchard, Acquisiti.on Agent, Water and Land Res.ources Divisi.on, DNRP Don Helling, Huitt-Zollars Inc. Gordy Simmons, Ht:ritt-Z.ollars foe. • Denis Law Mayor $ r _..::_ _____ _. __ t City of • -_ - _-.·-:,., __ r_•·-__ --__ 1_-_r r_ :_/ 'f_·_· \ ,_,, "-• -.---__ - September 23; 2013 Ryan Kohlmann Triad Associates_ 12112 11S1h Ave NE Kirkland, WA 98034 ........,-.... .-•• t. t--~~ Department of Community and Economic Development C.E. "Chip"Vi ncent Administrator SUBJl;CT: Summit Homes Modification Reconsideration Response LUA13-000840, _ MOD Dear Mr. Kohlmann: REC'E!VED SEP 2 6 2016 CITY OF RENTON PLANNING DIVISION This office is in receipt of your reconsideration request, dated September 24, 2013 (received September 24, 2013), in which you requested reconsideration of the_above- mentioned Preliminary Plat Modification decision (attached). Yo_ur request appears to be in regards to the following: · l. Expiration Date 2. Recreation Space (Condition #6) 3. Scrivener's Errors 1. Expiration Date: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09°052/L04P0002) was originally set to expire on January 12, 2015. The Cogger Short Plat (LUA09-016/L05S0040) was set to expire on February 16, 2015. The Wehrman Preliminary Plat (i.UA09-025/L04P0027) was set to expire on August 10, 2014. As part of the_ requested modification to combine all three plats into one subdivision the applicant requested a merger of.all of the expiration dates into the latest expiration date (Cogger). Staff was in support of · a merged expiration date for the combined application_and noted an expiration - date of February 16, 2015 which did not reflect the 10-year allow;mce .per SHB 1074 for Preliminary Plat expiration periods. The Cogger Short Plat would not_be eligible for this expiration allowance as it is a short plat. However, the Flueve de Voiles Preliminary Plat is entitled to a 10°year expiration period resulting in an _ expiration date for the modified"plat at January 12, 2016. . . - 2. Recreation: Per KCC 21A.14 residential subdivisions, more than four units,_ developed at a density of eight.imits or less per acre, are required to provide 390 · square feet of recreation space on°s_ite. A 72 lot proposal would require 2s;oso . square feet of recreation space. The reconsideration request outlines the _ provision of trail connections to Soos Creek Regional Trail as well as passive recreation space throughout the site. As a result, the applicant is requesting that Renton City Hall , 1055 South Grady Way , Renton;washlngton 98057 , renton.:.a.gov • Ryan Kohlmann Page 3 of 3 October 3, 2013 Condition #6 be eliminated. Staff concurs that the provision of two trail connections to ·the Soos Creek Regional Trail system and the passive recreation throughout the plat meets the intent of the required recre'ation space and Condition#6 would be eliminated. 3. The applicant has drawn attention to a number of scrivener errors in the decision. Specifically, there were references related to: a. Project location: The project location was incorrectly noted as southeast· of 162"d Avenue SE and SE 1401h Street (Page 1). b. Trail Connections: The trail connections were incorrectly conditioned to be extended to the westerly boundary (Page 5). c. Wetlands: The project description incorrectly made reference to wetlands on the subject site (Page 1). d. Optional Sidewalk: Thernad layout section of the approved modification notes that an optional 5-foot sidewalk would be provided on the opposite · side of the sidewalk (Page 3). e. Storrnwater Discharge Lo~ation: The discharge for the primary storm water facility would not be limited to the central portion of the . . . . eastern edge of the property (Page 4). f. Stormwater Detention: The detention and treatment fc;>r the portion of the roadway that could not be captured by the:onsite vault would not be limited to being captured in.SE 192"d St (Page 4). All of the scrivener errors are immaterial to the decision however this letter serves to include the following in order to clean the record: a. The project location should be noted as·being south of SE 188th St and east of 120th Ave St. b. The trail connections should be noted as being_ required to be extended to the eastern property boundary, c. lhe project site does .not contain wetlan~s but doe_s contain wetland buffers. d. The applicant is proposing a 40 to 45-foot wide right-of,way containing: 20 feet of travel (two lO~foot lanes), 6 feet of parking with an 8-foot planter on one side, a_nd 5'foot sidewalk on one side of the street with an optional 5-foot sidewalk oi:i the opposite side of the street. e. The discharge for the primary stormwater facility may also be discharged to the existing conveyance along the north side of SE 192nd St. f. The detention and treatment for the portion of the_ roadway that cannot be captured by the on-site vault may oc;cur within 124tti Ave SE or SE 192"d St. . Reconsideration V.1 Ryan Kohlmann Page.3 of 3 October 3, 2013 I hope that this clarifies the concerns raised in your letter. A new appeal period will commence upon issuance ofthis reconsideration letter. The Summit Homes Preliminary Plat minor modification, Project Number LUAB- 000840, MOD is approved. and will expire on January 12. 2016, and is subject to the following conditions of approval: 1. Prior to the application for the Final Plat, 3 full size copies and a 8 ~ x 11 inch · reduction of a final plat plan shall be submitted to the Planning Division project . manager. . 2. The applicant is advised that all code requirements and conditions of plat approval are still applicable to the development of the site in addition to mitigations measures issued as part of the SEPA. The applicant should also understand that Environmental SEPA Review may be required for future modifications to the plat plan. . . . 3. The applicant shall provide demonstration, in writing, of approval from the City of Kent for the emergency vehicle access along SE 192"d St. The approval shall be submitted to tl1e Development Services Pian Reviewer prior to construction permit approval. . 4. The applicant shall be required to submit a street lighting analysis to the Development Services Plan Reviewer. The plan is required to be approved prior to construction permit approval, 5. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape plan shall be approved prior to construction permit · approval. · €i. A El eta ilea reereatieR s13aee 13laR, eemplyiRg 1iviU1 KGG i!lA.11 s~all he s1.1l:11'!litteEI fa,"' re't'iew aAB apf:lrava:I By tl=le Gi::irreAt PlaRAiflg Preje&t Ma Rager prter te e8AstrHEtieR. ~erFHit aia~reval. 7. The applicant shall provide a revised plat plan depicting two connections to the eastern border of the property, in order to connect to the Soos Creek Regional Trail. The revised plat.plan shall be submitted to and apprqved by the Current Planning Project Manager prior to construction permit approval. Additionally, the required mitigation and. monitoring plan s.hall reflect those impacts to critical areas and their buffers asa result of proposed connections totheSoqs Creek Regional Trail. . The new appeal period will be held open until October 17, 2013 at 5:00 p.m. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing togetherwith the required fee to the Hearing EXaminer, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-65.10. Reconsideration V.l Ryan Kohlmann Page 3 of 3 October 3, 2013 If this office can provide any further assistance, please feel free to contactthe Project Manager, Roca le Timmons, at (425) 430-7219. Sincerely, . n C.z.\_]~ C.E. "Chip" Vincent, CED Administrator cc: Jennifer Henning, Current Planning Manager Rocale Timmons, Senior Pl.anner · Parties of Record File LUA13-000840, MOD Reconsideration V.l SOOS CREEK WATb1{ & SEWER DISTRICT 14616 S.E. 192nd St. • P.O. Box 58039 • Renton, WA 98058-1039 • Phone (253) 630-9900 • Fax (253) 630-5289 April 27, 2016 Summit Frenchies, LLC. 16000 Christensen Road Suite 303 Tukwila, WA 98188 RE: Canyon Terrace Dear Developer: -. ) 2 6 ;:,15 CITY OF Rl::\JTON FlANN!NG DfVIS/ON Our records indicate that construction of the water and sewer system in the above referenced project is substantially complete. The District will collect a cash deposit for paving as the final pave is not complete at the time of the Bill of Sale. The District will be processing final paperwork for this plat once the inspector issues a project completion memo. Please contact me at (253) 630-9900 ext 144 or via email at lramsey@sooscreek.com if you have any questions. Sincerely, 1~1'tU----Kf10.e;r-- Lynn Ramsey U Development Administration ,,vww.sooscreek.con1 Edulog WebQuery WebQuery User Information: Address:12031 SE 186TH STEdit User Information Grade:AII Grades Program: Select a School: School Name School Code BENSON HILL ES BH LINDBERGH HS LHS NELSEN MS NEL School Map map_ map_ map_ School Web El' 'b'l'ty D . 1. Site 191 1 1 escnp 10n Within walk distance of school Eligible Eligible 2016 PROPOSED NELSEN 2016NELmap_ MIDDLE SCHOOL Eligible SECONDARY LEARNING SLC CENTER !lli!R Eligible SECONDARY LEARNINg ATP CENTER map_ Eligible MEADOW CREST EARLY MCE EDUCATION map_ Eligible Stop List: LINDBERGH HS Stop Stop Description Distance To Bus Route Number Time Stop Number Number 1 6 :44 AM ~~ 184TH ST & 120TH AV 0.13 mi 144 31 2 6 :44 AM ~~ 184TH ST & 120TH AV 0.13 mi 144 31 3 2 :16 PM ~~ 184TH ST & 120TH AV 0.13 mi 146 35 4 2 :18 PM ~~6TH AV SE & SE 188TH 0.4 mi 146 35 View the Map © Education Logi.fil[g;,~ 9/22/16, 12:18 PM S[p 2 6 20/S c•r·, I y OF f)j"' GradE!/l(AN , -"c;iJTON N.rJ\7 Orv,~ 01, 02, 03, 04, 05,'i<~~2A, K2P, KA,KD,KP 09, 10, 11, 12, GD 06,07,08 06,07,08 07, 08, 09, 10, 11, 12, GD 11, 12, GD P3,P4,PA,PD,P~PS School Bell Time 7:15AM 7:15AM 4:00 PM 4:00 PM Frequency MTWU--------- -00 ---F-------00 MTWUF-------- -00 MTWUF-------- -00 http: //bu sro ut es. re n ton schools. us /ed u log/we bquery /WebQueryReque ... BERGH + H S& s c ho o I code= LH S& nu mots tops =2&atte n dSc ho al Ind ex= 1 #stops Page 1 of 1 Edulog WebQuery WebQuery User Information: Address:12031 SE 188TH STEdit User Information Grade:AII Grades Program: Select a School: School Name BENSON HILL ES LINDBERGH HS NELSEN MS School Code BH LHS NEL School School Web Er "blt D . r Map Site 191 11 y escnp 10n maQ Within walk distance of school maQ Eligible maQ Eligible 2016 PROPOSED NELSEN MIDDLE SCHOOL SECONDARY LEARNING CENTER 2016NELmaQ Eligible SECONDARY LEARNING CENTER MEADOW CREST EARLY EDUCATION Stop List NELSEN MS NumberTiStop 1me Stop Description SLC ATP MCE 1 7:22 AM ~~ 188TH ST & 120TH AV 2 3 4 7 :22 AM ~~ 188TH ST & 120TH AV 2 :54 PM ~~ 188TH ST & 120TH AV 2 .54 PM SE 188TH ST & 120TH AV . SE © Education Logi.filil;§.~ ma12 Eligible Eligible Eligible Distance To Bus Stop Number 0.01 mi 144 0.01 mi 144 0.01 mi 144 0.01 mi 144 View the Map Route Number 31 31 31 31 9/22/16, 12:20 PM Grades 01, 02, 03, 04, 05, K2, K2A, K2P, KA,KD,KP 09, 10, 11, 12, GD 06,07,08 06,07,08 07, 08, 09, 10, 11, 12, GD 11, 12, GD P3,P4,PA,PD,P~PS School Bell Time 7:55AM 7:55AM 4:01 PM 4:01 PM Frequency MTWU------- -00 ----F---------00 MTWU--------- -00 ---F---------00 http:/ /bu srou te s. rent on schools.us/ e du I og/webq u e ry/We b Que ryReq u e ... E L SEN +MS &school code"" N EL&num ofsto ps"" 2&atte ndSc hool Ind ex"" 2 #stops Page 1 of 1 RECEIPT EG00059666 BILLING CONTACT SUMMIT FRENCH I ES LLC 16000 CHRISTENSON RD #303 TUKWILA, WA 98188 REFERENCE NUMBER FEE NAME LUA16-000758 PLAN -Final Plat Fee TechnolO"'" Fee Printed On: September 27, 2016 Prepared By: Ann Fowler R CITYOF ,.;\ ---------1~055 S G~n.!2!\A~ TRANSACTION TYPE Fee Payment Fee Pavment Transaction Date: September 26, 2016 PAYMENT METHOD Check #6600555 Check #6600555 SUB TOTAL TOTAL AMOUNT PAID $1,500.00 $45.00 $1,545.00 $1,545.00 Page 1 of 1