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HomeMy WebLinkAboutLUA-04-025William Wofford 13323 146th Ave SE Renton, WA 98059 Tel: 425.255.455. (Owner) Anne Acheson 5530 SE 2nd Ct. Renton, WA 98059 PARTIES OF RECORD Emma's Preliminary Plat LUA04-025, PP, ECF Bill Hughes 15220 Cedar Grove Rd. Issaquah, WA 98027 Tel: 425.444.3367 (Applicant) Mark Woodbridge 5500 SE 2nd Ct Renton, WA 98059 Tel: 425.204.6051 Shupe Holmberg Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 Tel: 425.392.0250 (Contact) David Day Parkside Court HOA 5525 SE 2nd Court Renton, WA 98059-6718 LUA-04-02S, PP, ECF / Emma's Plat / Surrounding Property Owners Cleo J Forgaard 678 Sunset BL NE Renton, WA 98056 Do Quang T & Chung Phung K 8433 129th Ave SE Newcastle, WA 98056 Janice M. Spoon 16701 SE May Valley Road Renton, WA 98059 Franklin Delano Harsch 200 Jericho Ave. NE Renton, WA 98056 C. Thomas Foster 6450 Southcenter Blvd. #106 Seattle, WA 98188 Charles & Una J. Lee 12855 144th Ave SE Renton, WA 98059 Maurice J. & Norma E. Quesnel 13218 144th Ave SE Renton, WA 98059 Edward D. Harding 13207 146th Ave SE Renton, WA 98056 Byron Rice 4931 Lakeridge Drive E Sumner, WA 98390 Debra M. & Joseph P. Bardsley 13309 146th Ave SE Renton, WA 98059 Chuck's Donut Shop 14413 SE 128th Renton, WA 98056 Lawrence E. Blake 750 Royal Crest Circle #455 Las Vegas, NV 89109 Charles E. Stone 17407 SE Jones Road Renton, WA 98058 Albert Talley Sr. 15322 SE 142nd Street Renton, WA 98059 Brad & Cynthia Bugsley 5511 NE 2nd Street Renton, WA 98056 Frank Sadar 14419 SE 132nd Street Renton, WA 98059 Robert L. & Dana L. Palmer 13205 146th Ave SE Renton, WA 98059 Florante M Halili 13217 146th Ave SE Renton, WA 98059 William E. Wofford 13323 146th Ave SE Renton, WA 98059 Ronald R. & Janice A. Knight PO Box 6 Renton, WA 98057 Bale Limited Partnership P.O. Box 3015 Rebton, WA 98056 Lynn E. Reynolds 28202 493rd Ave SE Kent, WA 98042 Donald J. Kuna 216 Jericho Ave. NE Renton, WA 98059 Luis Barei 614 S 18th Renton, WA 98055 William J. Hiser 921 Monroe Ave NE Renton, WA 98056 Edmund D. Shaw 13214 144th Ave SE Renton, WA 98059 Tracy Romero 14415 SE 132nd Street Renton, WA 98059 Roger Brenden 13224 144th SE Renton, WA 98056 Larry & Juana C. Noyola 13226 144th Ave SE Renton, WA 98059 Shigeki Marui 624 Motomachi-Dori 4 Chome Kobe Japan, 00000 LUA-04-02S, PP, ECF I Emma's Plat I Surrounding Property Owners Maplewood One LLC Bent Nose LLC Sean & Ginger Findley 10020 Main Street #269 4 102nd Ave. NE #201 5634 NE 1st Circle Bellevue, WA 98004 Bellevue, WA 98004 Renton, WA 98058 Sierra Homes Inc. PO Box 59566 Renton, WA 98058 Yao Hongen & Hongling Cheng 13209 144th Ave SE Renton, WA 98059 J. Alain Smith 2812 70th Ave E Fife, WA 98424 James B. Cox 5620 NE 2nd Street Renton, WA 98059 Kenneth Michael Bengson 5807 SE 2nd Ct Renton, WA 98059 Scott D Chin 6029 SE 2nd CT Renton, WA 98059 Michael T & Christi Hendrick 5926 SE 2nd CT Renton, WA 98059 Wai Kon & Jenny Leung 5902 SE 2nd CT Renton, WA 98059 Ellen & Jo Fromherz 5817 SE 2nd CT Renton, WA 98059 Facilities & Operations CT Office of the Executive or 300 SW 7th Street Renton, WA 98055 Klaus & Margarete Dittman 24419 145th Place SE Kent, WA 98042 Henry B & Diane L. Kamphaus 13605 144th Ave SE Renton, WA 98059 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 Patrick V. & Li Ping Guay 5837 SE 2nd Court Renton, WA 98059 Gilman Todd N & Christin R Ma 6035 SE 2nd CT Renton, WA 98059 Matthew F & Nancy Lynn Kem 5914 SE 2nd CT Renton, WA 98059 Shin Hyuk 5834 SE 2nd CT Renton, WA 98059 Ochoa Teresa & Torres Armand 214 Orcas PI SE Renton, WA 98059 Paul M. & Sandra P. Trammel 13205 144th Ave SE Renton, WA 98059 Gary C. & Judy H. Hastings PO Box 7029 Covington, WA 98042 Victoria M. Troisi 5528 NE 2nd Street Renton, WA 98059 Jeanne M & Gavigan JA Martin 5801 SE 2nd Court Renton, WA 98059 John J & Karen T Reynolds 5841 SE 2nd Ct Renton, WA 98059 Rafael Diaz 200 Quincy PI SE Renton, WA 98059 Steven Law 5908 SE 2nd CT Renton, WA 98059 Kirk R & Rebecca M Haver 5826 SE 2nd CT Renton, WA 98059 Edward J & Ervin Kapitanich 208 Orcas PI SE Renton, WA 98059 '", LUA-04-02S, PP, ECF I Emma's Plat I Surrounding Property Owners William Frangello 5859 SE 2nd ST Renton, WA 98059 Timothy A & Janet Bodenstab 5907 SE 2nd ST Renton, WA 98059 Neil & Manixayvong Tannan 6009 SE 2nd ST Renton, WA 98059 Constantinos & Marik Trittis 6002 SE 2nd ST Renton, WA 98059 Curtis W Charlton 6012 NE 1st PI Renton, WA 98059 Dean & Pamela Petereson 6015 NE 1st CT Renton, WA 98059 Travis Banks 6000 NE 1st ST Renton, WA 98059 Diane M Stewart 5925 NE 1st CT Renton, WA 98059 Gene Liang NG 5934 NE 1st PI Renton, WA 98059 Tamara Krautkramer 5921 NE 1st PI Renton, WA 98059 Gregory & Alexan Livengood 5865 SE 2nd ST Renton, WA 98059 Marie E & Vernon Y Masunaga 5913 SE 2nd ST Renton, WA 98059 Debra Moore 6026 SE 2nd ST Renton, WA 98059 Glen Quen Dea 6005 NE 1st PI Renton, WA 98059 Peter & Naoko Pham 6004 NE 1st PI Renton, WA 98059 Robert A Ryan 6008 NE 1st CT Renton, WA 98059 B P Johnson 5938 NE 1st CT Renton, WA 98059 Rodolfo F Hurtado 5931 NE 1st CT Renton, WA 98059 Antolin Romeo D & Gale Valde 5928 NE 1st PI Renton, WA 98059 Ronald C Maxam 5927 NE 1st PI Renton, WA 98059 Sunny Kwong 5901 SE 2nd ST Renton, WA 98059 Jon A Irvine 5919 SE 2nd ST Renton, WA 98059 Tien Ba & Katie Huynh 6008 SE 2nd ST Renton, WA 98059 Philip J Visser 6017 NE 1st PI Renton, WA 98059 Dolan James P & Benke Deird 6003 NE 1st CT Renton, WA 98059 Kevin Wilmot 6014 NE 1st CT Renton, WA 98059 Hurado Ilana Joy & Mcdaniel 5932 NE 1st CT Renton, WA 98059 Ingrid M & Brian K Wakefield 5937 NE 1st CT Renton, WA 98059 Joshua T Graves 5922 NE 1st PI Renton, WA 98059 Craig & Heidi Standley 5933 NE 1st PI Renton, WA 98059 .I~ • • - LUA-04-025, PP, ECF I Emma's Plat I Surrounding Property Owners Geonerco Inc. #500 1300 Dexter Ave N Seattle, WA 98109 Victoria & Vilay Wang 5524 SE 2nd CT Renton, WA 98059 Quyen K Phung 5615 SE 2nd CT Renton, WA 98059 Ed Gun Lui 5507 SE 2nd CT Renton, WA 98059 Occupant 5500 SE 2nd CT Renton, WA 98059 Occupant 5614 SE 2nd CT Renton, WA 98059 Occupant 5621 SE 2nd CT Renton, WA 98059 Occupant 5513 SE 2nd CT Renton, WA 98059 William Lewis & Barba Nelson 5506 SE 2nd CT Renton, WA 98059 Elisa D Truitt 5602 SE 2nd CT Renton, WA 98059 Kenneth & Carrie Partridge SE 2nd ST # C Renton, WA 98059 Hung Rex & Cecilia Shum 5501 SE 2nd CT Renton, WA 98059 Occupant 5518 SE 2nd CT Renton, WA 98059 Occupant 5620 SE 2nd CT Renton, WA 98059 Occupant 5609 SE 2nd CT Renton, WA 98059 Nguyen 6305 88th St NE Marysville, WA 98270 Shin Kyung-Soo & Yukiko 5608 SE 2nd CT Renton, WA 98059 Moy Jamison & Seavmay Lim 5519 SE 2nd CT Renton, WA 98059 Occupant 5531 SE 2nd CT Renton, WA 98059 Occupant 5530 SE 2nd CT Renton, WA 98059 Occupant 5626 SE 2nd CT Renton, WA 98059 Occupant 5603 SE 2nd CT Renton, WA 98059 " ~ I __ ~ _____ _ F·" "j -T =. ,.::-~~. :r_ ... -. ,,=~. ---~~ ~t-----I---­~:"O, '1/ I ---------(0\ ,I 1\ ' • ,\;'f' , 10 \1\ '\ I I t)I"b'AA t;I -.".."11" hl/'" > 1 PI ... 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'; affER ENHANGEME:NT -42,144 ~r I. ~ IW'OK./"I ..... lION NfD ",V'L EN6INEERINe ~IDED Bl' 61AMA t'IOlMBER5 -425.3<120250 2. 5f£ CIVIL PLAN!; FOR DETAILED INFOW"1ATlON RELATED TO i'ETLANO Ii1'"OR01..OSIC SlJPP\.l', DETENT10N POND 0ES15N AND 6RAOINS, OOTLET G.lA..VERTS, EROSION WNnwL. 51TE DEVEl.OPt'ENT 5RADINS .... ND DRAIN!6f 3. n-t15 Pi..AN IS PRELIMINARY" AND SI-IALL NOT BE I.I5EO FOR G.ONSTRI,.IC,TIONF'IJRPO!'>E5 4. SEE ~AND MITI6 .... TION REf'(lIRT ~.o.RfO 61' 1>OA FOR ADDITIONAL INFORMATION RELATED TO EXISTIN6 c.GNOITI0N5, I'£TlAM) IMPACTS ANO MITl6ATlON. MAINTEN- ANC.€. i'1ONITORIN6 ANO GONTIN6ENc.Y MEA~ 5. ALL I9RADED MITI6ATION AREAS SHALL BE OVER-EXGAVATEO 12' FOR PLilGEt-ENT OF 12' Of' STOCKPILED lRAND AND ~TL.ANO ToPSOIL FROM DEVELOPfO PORTIOI6 Of' n«: SITE f> ALL ~TLANO MITI6ATION PLANTINi5 AREAS «;HALl.. BE IRRI6ATEO FOR AT LEAST 2 ~ AFT£R PLANT INSTALLATION "1. seE i'£Il.ANO MITl6ATION (".ON51"R1,1C,TION 5PECIFIGATION5 n-tAT ~IU. BE INGUJDED IN ne FINAL PLAN SET FOR. R.Rn£R DETAIUD It-FORMAnON RELATED TO 1MPl...EI-ENTATION OF' THE i'ETLAND MITI5ATION PLAN INDeX OF D~A)IIIINes HI.! OVERVIEW PLAN 1'\2.1 6RAOIN6 PLAN , 6RAD1N6 DETAIL5 ..a.l PLANTIN6 PLAN. PL..ANT1N6 DETAIL5 , PI...AAT !5G-HEOJI..E ,.tUfj -.""l:~l C lHi <.U.:P ;.) ..J ..; ~ ·8 ~ ~ ~ ~ ~ ~ ~ ~ j:: 1: 2 ~ ~ I-I-W:;z \I) ~<{ ~ ~~!(~~ <{:{..J :;Z1ll1L 1: '> 1Il:;Z" ~~I~ !LOlli&! II I1IIII 111111 2112104 S".II! .I!e..2:I:2:.-D ... I&n"d~ Dr.wn ....5a..-l6.... Cb"""l!d~ ApproYlld __ _ PrDj,"ct'~ Sb""t'~ ! CD ~ !J8 _~o !! ~o , .. @!! 7 a .. , 7AcS@~ II. '" • @)l'! f 13fr~ lAc. N ®. ;---r :;\ @~ ~ 00 .,; @! F --' ~ ii S :;; ~ 0 ~ ± c ;;l ;;; eoS" ... e ------- I I I I I W cril e i ~7 60 I ; 150 ® .---------------j N e , I Maplewood ghborhood Par k ORADI. TRANSMITTER PH; Ne ghborhl t \ , , , 'G \1 ,. '" " j\ \ I-\~''!'' I \ , , B ...... & Holmber Inc, PRELIMINARY PLAT OF :0 o .. " Ii ... ;<~ ;:0 ~ ~ o ... o z EMMA'S PLAT ROAD PROFILES 5 "- L-'" o z ,..,.. ~ :5:5 -' "-(L U >-Vl Cl '?i -« 5 Z::;; "-~~ ~ w 1= '" ::> "-U ~ II t::: f" ":1 :~II 1=11 ~ :11 ":11 Ii! ;1' ! :- J I ~:I -~!l IXll'JI~11 ! ~ SCALE 1· -40' t.EGEJ<O P flA£H'l\lRAHT o CA1Qt lIAs.< $st:IVI"'~ ~STR£ITI.JCHT llIEE t£GENO .. COllON-.ooo1Rl:I P IlEflNtI) DWNE.'._ n ..... I [ST"llUSICIBY AI."" ...... IIJVE:R Q 11::l1 I~,. 1-.: I~ I~ l"i I'" ~ 1-.: I~ I:;:: I'" 1 I I I I I I I PORTION OF THE N.E. 114, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. jl 11 l.l. j; II ., II CITY OF RENTON, WASHINGTON I I i-----------------------------------j 1 I I I I I [. ·f I I I I I I I I ~ ", IN ~ OW,","" 'f~' , ,F I _I I, r ~ F' '. , J I" I l \ \ .: ", ~ , .. ~ TRACT A 10 \ '\" 9 8 7 \~ '-r r (SENSmVE AREA )' r , " ----f ~ TRACT) ? ' '\.. I '., _",,1\. •• 0-" ... .... I -\ 1 TREES rN THIS ,.. (Ii rJ -V \ TAX LOT NO '(84710-tOO1AREA ,TO REt..tAIN ~LE~~ ':!!!TL __ " "' c" -'" 1 <. . "J. 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BASE INFORMATION "'toO GIVIL ENfSoINEfRIN5 f'RO'VlDED 6'r' BlAHA f.IOLMeERS -~:25~20250 :2 5I':E GIVIL PLAN5 FOR DETAILED IN~TION IU:LATr:O TO ~TlAND fffDROL06IG 9UPPL Y. DETENTION POND 0£:516N AND 6AAD1N6, o..m..Er Ga..VERTh, EROSION c.oNTTWL. ~ITE OEVI:!.OPMENT BRADIN5 AND DRAl~ :;I. THIS PLAN 15 PRELiMINA~ .... NO SHALL NOT flE 16ED FOR CONSmuc..TIQN PJRPo5fS 4, SEE I-iETLAND MITI5ATION Rf~T PREPARED 6'( NJA FOR ADDITIONAL INFORM"'TIQN REL .... reD TO 1:)(15TIN6 WNOITIONS,I"ETLAND IMP-'GT'5 ANO MITIGATION. MAINTEN-ANGE. MONITORIN5 AND CONTlN5ENGl' ME ... 5lRf5. 5 ALL €RA:JE'O MITI5"TIO"l AREAS SHALL BE O'YER-EXG"VATI:'D 12' FOR PLN:.I:Y'eNT Of' 12" Of' SToc,KPIL.ED lJPLANO AND ~TlAND TO~IL FROM DfYELo<'fD PORTI0I15 OF ,-E SITE. b ALL WETLAND I"'ITI5"TION PLANTINi9 ... REA5 SHALL BE iRRIGATED FOR AT LEAST') '!"'EARS "Freo;! PLANT IIiSTALLAfiON 1. SEE Io'ET:""'NO MITIG-ATION c.oI6l'RJJGTlON 5P'EGIFI" .... TlOI<6 THAT "'ILL BE I'GLlVED IN T>£ FiNAl PLAN SET FOR "'IJRTHER DeTAilED INFORMATION RELArt:O TO IMPLEMEtiTATION OF THE I'f"T .. AND I"',TI6ATIC»o PL."'" ~ "'V ~~~~~ Q ~ 'G , ____ 5GAAl"Y~r::J/'Pl.AMflNI9to..f'.......:E~ ~ _____ ..au:~1!IOOI)0IIV<J_. -< PI-ANT SCHEDUI-E TREES G\_O~ =C=:-nM f.\ ~-._. _.. POP\JLVS TRIGtiOGARP .... V {.\_ PSUEOOT'SUI9 .... ~ISII t;\ v.::::s.-.LIXL~~ ~~--nt.J.J,t..PLIGAT" ..:", - --®-TS06" HETEROPHYLL .... SHRLJes I'£STERN CR.'IBH'PLE Bl..AC.'::GOTTONr<;l(;;O P.-.c.II'IC "'ILLO'" !'ESTERN REP CEO .... R !'ESTERNt-EMl..OCK 0--c.oR/'f.IS SERla;..o.. qeD..o5>lER DOI$HXlD __ ~P'oN<TINI901<~I>e>T,o,u. PL..'M"~OI<L..I.'Va.OOILTO~~ Of'~OI<~saOf'~. sp.-.c.INe GlJ"'-NTITY SIZE (MIN) NOT1:S 3'HT MJl..TI-STEM,3 MIN MJl..TI-STEM.3 MIN 156 16" I-IT. " CNE MIN. 1 oSJ'IL. 16 Fl.LLIOOSH"f QJANnrr sire !l"IIN) NOTES @---LONlcERA INYOLuc,R,O.T" BlACK TWINaERR1' 3' or.. ql " CNE M:N, 1 6AL, 3C~MIN.I6"L. R.lLLIBUStf'T',26"L. 0----MAI'IONI" ,o.a..IIFOLIUM T.-.LL ~PE 3' or.. ~ 8-RISES s,.o.N6Ull'!EI.M REO R.QIoER.INe GI.RAANT 5' or... o --R05 .... PlSOC, .... RP .... 0-----5N..1X SGOlLERr"N,t. IS4 0-Vl~ EOI.LE HI6+!-BU51-1 GRANElERRT" be> HETLAND SEED MIX In tile mltlgCltlOr1 _tlond 'rom el. 21b clOwn .... Ithl'l tile ~ed _UcnB. ~ ./~ ...5CJENTIF1"-NAHE GO!+ION NAI-t; """"'Iulll""..m..o oet" """" ",. "'" 6!..Y'CERI" ELATA Oz.-..lNCIJ5Ef'6jFOLf(J!; T....u.~55 D,l6EifR-LEAF~ -UoIGU!> TENJt5 SLENDER ~ SGIRP1J5 MICROG .... ~ SMAU.-FIWITED OOLRIJSH SUFFER SEED MIX In tnel'lftlgc>uon (r..o from ",. 21b uP, I .. Ithln tile ~"d t:a>Her& __ ~~c:.oMMON~E _ i'>Dollc.atlDn..rotlJ<1er"""d RE"",,, ~MIX 3C .... NE MIN. I 6""'. "C .... NE MIN., I 6"L. "C/IVE. MIN.16.-.L. 3 c.At£ MIN .. I 6"""'. FERTIUZER 14_14_!~ 50!'> IBPJ. or equlv. 100QII I'OOD FIBER t1.LC.H ~ ,~ 5 § ~ ~ fi ~ !z z« «..J ..JII- 11-" Zlll O..J ~~ III III i=Q -Ill l:Z 2i= «Z z ..J« 0 ... ..J ... !y 11-, III ~~ ~ ~..J"'ili «II-~« zlllll-I: 'i~IIlZ­::J!z~~ !!I~IZ /til-ill&' ~ Sc.le~ D ... i&ned~ Dr.wn ~ Che"k"d~ Approved __ _ Sh""l'~ ,",r I'~ t (',' I";; '~ l' \' . " , 4'" ,',i " f, .L.-_ ~I'--. C~-~ __ ~~ ~.~r ~j -~ '-"'l~ q '--G ~. C:CA ~~.71.:._~ AO€> ,.rP ---I ------1------1--- 1 1 1 ~~ I G ~) ~e1~--'-1 ~ I 1 1- eRADINe PL..t N 01020 bO ~ ICD eRADINe PL..AN L..EeEND EXI5T1NEio GONTOlR ---~Dc.o~To.R e6" EX'5TI~1S TREE TO REM""~ -~TL"'NO MIT'6ATIO~ c..LEARI~6 LIMITS ~::)o"""LOO.STI,J"'PI .... .,!p.,c.!) * 5I'U'6( ... .,OCOtolll • .-Q.I) NOTES ~MATION "'NO C,IVIL Et6INEERINIS ~IDEO 5. AL ... IS'<.ADED t-'ITIc5ArIO'-AREAS SHALL BE OVER-S'" SlAMA I1OL.MeERO -4253<120250 EJ<C,AVATED '2' FOR PLAc,E~NT OF 1;;1' Of STOCKPILED 2. SEE CIVIL PLANS FOR DETAILEO INFORMATION RELATED LP .. AtO A"O i"ETLAN[) TOf"5OIL "QOM DEveLOPED TO i"ETLA"ID I-I'fDROLOOIC, svPPL."(. DETENTION POND "'ORTIO'-S 0'" THE SITE DE516~ AND ~INe. o.rt1.GT c.uLVERTS, EROSION WNTR;OL. "ALL >"ETLAf<V MITI5AT,0h PL..A"iTING AREAS SHALL BE SITE DEVELoPMENT GRADING ANO DRAINA6EO. IRRI6AffD FOOl AT LEAST 2 ':'EARS AFTER "'L"'NT ,. ,.."S PLAN 15 PRELIMINAR,,( AND SHA.LL "lOT Bt: U5ED INSTA~LA-'O~ FOR c.oNSTIWC,TION PIJRP05E5 1, SEE i"EllAtC ,",.TI6ATI0\'0 c..oN5~TlON 5PEGIFIC.ATIO~S 4. SEE i"ETLANO MITI6ATiCN REPOR-;-PRE"'ARED S'I' ADA TIlAT ... L:" BE ING.LUOED 1)0; THE FI~AL "'L"'N SET fOR FOR ADDITIONAL. INfORMATION ~LATED TO EXISTIN!7 FURTHER DETAILED It.FOR,",ArION ~ATED -:0 1~I-ENTATiOi'o C.O><OITI0N5. hi:TL"'ND 1~Ac.TS AND MITI6ATI0~, MAINTEN_ OF WE .-£TLA"ID ""'TI6ATIO'l "'LA~ ANC.E. "\O~ITORIN5 AND c..oNTIN6fNc,'I' ME~5 CDi.NAe JoiINEST 60)( DETAIL.. 1 - -~~ ----(, ')' /'" .' ,r/'- -" 11'1 l~ ..-c.l'PM""F1"~XI·t>I!t<..., .... 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I __ 41 i~"..£!)· __ .1 (,r __ 1) I ~a _407.$1 -lI8.57JI"PYC-S: ::=.;~(~~ I 1 1 1 1 1 \.~--I-__ .1_ ~~~~:~~~:r:l';n~;:~ RECOMMENDED fOR APPROVAL. CHECKED F'OR COMPLIANCE TO CITY STANDARDS Call before rou Dig. ""-II 1-800-424-116116 "" ---UNOERGROUNPs[R"'CE:(u:::~l' ~=~~~~~=""=~~~ A~~"fy~~s~t~~~ i NOTE: c;.\L~DotY""_tR2ProJo'''t5\11lOO'100·-o2l!\'''OWIO.-OZ2-0ICl&O.a.IITI1'/200' I L _____ _ I ofili 2 0 '~. r ~o.. -;ut .~ §~_ .. gocO ~ 1,~!g:1D I!!!. ~ .- ~ 2 d~I!I! !( !I! ,,8 ;i III ~~ III ~i ~~ :.,~ J;g ~-- --;~ -~ 1·~40· ......=-... ~- 1:::;::-",1 8_ & Ho_O Inc, • ~ ~ • ~ ••• ~ _ I U, • I J o. I --------.. <---<-- /;' ,,~ ~ ; If, \. I I" .... ---~I I --., '" .. 'I' \ , I \. ' v ,--I , "\ AWERSr. (NOTOPEN-l ' ____ t, _~ 1'-, ~ $00'18' ... • .. 131182' PRELIMINARY PLAT OF EMMA'S PLAT GRADING PLAN ~~:e ~ . -u () 0 --L:n -101---, -<. ::::! 0-10 "Tl~Z :nZO mN"Tl ZW-I -IZI O~ m .Z:n Z <G)m <m, »01-L cnm~ I, . 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I I 2 3 4 5 0:~': .. , "n',,,, .. \ , 6 '; • '~~~~N-;S.....-'\\ $~ ~..... \~ ... q, \ '\!(~ B2i TRACTB (STORM De'TENT1ON) 1 'r ro,,' "". ro, ... · " 1 ::: : : ;~~';,?, .. ~oh:: : : I I ~ ..... 1 !o • "~ § t;; ~ ~. I VICINITY MAP l£GAL ,.,.,.,.",. IlIACT ,~. IIlACK L{)"'" n'<t ACRE: ",.ocT'S, ACCOIII)I<IGJOTHEl'U<fTHEREorRECOAC1£lI ~~~A'~~T5.PAGEIOI" ..... a ....,.. ... ClfYCTIl[N10NCONTR(lLN02'04 mV-l99J.l11 .,"'" INS1RIJWEHTA'OON 'NST1Jft101ENl USED-~ S£CONO 101 .... STATION n£LOS SlRVEl WAS III a.()S£(l TR~WJ!S[ ~~::~~:IH~ilAS OWNER/DEVELOPER: BILL HUGHES. LLC 15220 CEDAR GROVE ROAD ISSAQUAH, WA 98027 ENGINEER/SURVEYOR: BAlI,IA&.HOI.I,IBERG.INC. 100 fRONT STREET ISSAOUAH. WA. 98027 SHEET INDEX: SHEET 1 SHEET 2 SHEETJ SHEET 4 SHEET 5 SHEET 6 SHEET 7 HORIZONTAL CONTROl. BOUNDARY /TOPOGRAPHY GRADING/S1QRI,I ORAINACt: PLAN POND DETAIL PLAN AND CROSS-SECTlONS C()I,IBINED UTlUTl PLAN SANITARY SEW(R PLAN/PROFll£ T.E.SC PLAN IXltJI~11 :Ii 1251NS11l£El)AN{)140IHA'<tNUESE. I I \ I I I I I I I I I I m-ttt1f COMma.. NO. 1852 FQJN{) A J-F\AT BRASS DISC ON C{)NCII[lE S1$IE£l SUftF'AC£AT1HECONSlfIUCltO'N1USECTlONCTNE .IHSTIIUT(SE liBIH STII[(1) AND '<3IH A'<tHUE 5.E COMma.. NO. 2104 ~~~~~r~~~rE;~~;~!:{)A:N::' • .\. '--~-- --L --_L _ -~ ___ .1 ___ L ___ I ___ Y--,I ",) r:=-" DH· .... ~oo.,,) : \,,,, '" -Natr29'or-;-~oo'(P) _ \....-_ / ---1-- -,-- T ...§~ ~~CQU~T, --T --1--I ;' I I I I I I I 1\ A I I I I I I I I '~T-/ '1 'I I I I I I I I I I I I I I I '" I I I I '" I I I I I I I I I I I I I I I I I I I I C11TCTIl[NTON ..,:TII{1N02104 --1 I j: I I I I I I I I I W 11111111 I S E J 36TJ/ ST, I : I I I I I I I I I ~ E 3!!! .. !!:~Cl!J. --L-_1--1. _ ----L-1.. --L L-I _ ----L-.. ~ : ::;:g::: ::::~~E) lJ2t!o.1(loI) NN~~~;-ilw~,~m~~p ---I I RECOMMENDED FOR APPROVAl. Call CHECKED FOR COItlPUANCE TO CITY STANDARDS 1 before ,ou Dig. I 1-800-424-5655 "'" ---~~~(~~~)~~::::::::==""'::::::~I A~DIUCW~~~ I NOTE: J, ZZO-tOO~ Ih N'fld MillIn mNI8f'lO:J IVld s,v~vn jO IVld )'~"'NIt'l113~d ---,- I !n co ij!m !J~.-~8!.~ ~~~:~ jw; III !i!ili -~-- <? ZI~z.; ojH ~¥m 1-~~ 1--•• m H W 1"·50' --BY [)ATE ~ __ !1~OJ' __ , -1 ;:; I " \ e=-~~ i ~'~30'.'" ~. ~ .. otnlrj[---/_~_. .. ~----'" , , 1»' Belma & HoI_ Inc, I" II I •••••• I 1/. ~., 0 I. -------"<_1 ___ 1 ___ _ ~' ~i f-I»~r"';-;:': -_-_-'-_>;,~!1i,,;-._"'_'-_ -=-,'--, -:i-::~ I': Q) II:~ (" I 1"'- I '. 1\';lJ>[ L~--~·otnB·4.0-E---J I /1 \ J PRELIMINARY PLAT OF EMMA'S PLAT PRELIMINARY PLAT MAP I + S HOMES NO. 067 P.2 '. ~ I , ~I":' ii' I' ),:,' , .' ~ __________ ".",,\\ '''''.-.0, November 15, 2005 Laureen Nicolay City of Renton 1055 South Grady Way Renton, WA 98055 HUGHES II()(\\FS RE: Emma's Plat Quarterly Monitoring and Maintenance Reports City File #LUA04-138 and LUA04-025 Dear Laureen: CIT\' OF RENTON RECEIVED NOV 16 2005 BUIlDING DIVISION This letter is in response to your letter dated August 3,2005. We are aware of the reporting of wetland monitoring and maintenance reports for Emma's Plat. My company has retained Altman Oliver Associates to perform the monitoring and reports to be filed with the City of Renton. The work to date has been completed but the reports have not been submitted. Mr. John Altman has notified us that the reports will be completeq by December 31) 2005. Thank you for bringing this matter to my attention. WH Hughes Jr. President cc: John Altman 15220 Cedar Grove Rd. Issaquah WA 98027 • Tel: 425-392-4144 • Fax: 425-392-4391 l, " 'I "I ~ ,,~ , " ....--fl ... -· • - - ~i, \ ~ r I I Kathy Keolker-Wheeler. Mayor August 3,2005 Mr. Bill Hughes WH Hughes Homes . 15220 Cedar Grove Road' Issaquah, WA 98027 : CITY.F .RENTON PlanningIBuildlDglPtiblic Works Department . Gregg Zimmerman P.E.,Administrator 'Subj~ct:·. Emma's Plat Quarterly Wetland Monitoring' and Maintenance Reports City File #LUA04~ 138 and LUA04~025 . · Dear.Mr.Hughes:, , · This letter is sentto advis~yo~,thatthe'Cltyhasnbt yet reCeived the first year quarterly wetland monitoring. ~nd' maintenancerepcirts for Emma'sPlat RentbnMunic;,ipaLCQde:{~~9requiresthata wetland specialist prepare · these reportsconsislent with Rtv1CA-8~120Df~. "Since:you'p,rovided:th~: 9ity with· documentatiOn of w~tlarid . ' . mitigation improvements onjanui3ry 9thpttiiis year: we:~~ould have~ceiv~tqefirst quarterly report in Apnl and 'the 2nd report. in July. . ..'. ' .... ';"'''. , Renfon Municipal GOde section ~&120D2~ mandates'a minimum five-year'wetl~~d mitigation monitoring and maintenance period. After the firSt foufquci,rterly reportS~are'~ubmitted, only anllUal :reports 'are required thereafter. . '. When YQur wetiandmitig'atiQn project has QeensuCce~t9JlyirtStaIIEi(faCC9i:dingtoyqu'rapproved:mitigatibnplan for a ... ; p~riod of five yearS, you wiU~'~li"gibl~Wo(a rel~as~'Qf~¥if~Jifits.tYM(jfuaIAsSignmenfpf Funds. ItwoiJld~toyout ' .' '. . " advantage to provide·,the.Citywith\y()ur we~ah~consu@nt'sfj~t, year quarterly reports as. soon as posSible so that. ' .' your'5-year cl()tkp~riQd may begln~" 'y,~:~',::,;~:,;:'::, . ":',j,. , ' .' . '.' . You maysubmitthe quarterly .reports,fo inyatte.hti9n~A$Suming sa~~~rywe~Cindplanting performance, in· · receive the:firStquarterlyreportthismop1h, a~d"3a~ditional~p<?,rtipmonths,~part over the coming three quarters . (e.g. Novemb~r of 2005 and . FebrUary and May ()f20Q6hYQu would potent!~nybe eligible to receive a 'release of your . security device in August of 2010. ,.',."" . . . . <.:. . . Sincerely, ,~% . ~een NiCOI~y ........•........... Senior Planner' cc: Simone Oliver . . . •. Altman Oliver Associates, LLC POBox 578 Camation,WA98014 File #LUA04-138 and #LUA04-025 Juliana Fries Jennifer Henning ,-' .; ------------1-05~5~S~o-ut7h~G~ra-4~y~W~a-y--~R-en-t-on-,~W-a~Sh~in-g-to-n-9~8~O-55-------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CI!RVE' Printed: 01-19-2005 Payment Made: _e:ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-025 01/19/200509:49 AM Receipt Number: R0500303 Total Payment: 17,365.10 Payee: W.H. HUGHES JR. COMPANY INC. Current Payment Made to the Following Items: Trans Account Code 3021 303.000.00.345.85 5045 304.000.00.345.85 5050 305.000.00.344.85 Payments made for this receipt Description Park Mitigation Fee Fire Mitigation-SFR Traffic Mitigation Fee Trans Method Description Amount Payment Check #6511 17,365.10 Account Balances Amount 5,307.60 4,880.00 7,177.50 Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 303.000.00.345.85 Park Mitigation Fee 000.345.81.00.0002 Annexation Fees 000.345.81.00.0003 Appeals/Waivers 000.345.81.00.0004 Binding Site/Short Plat 000.345.81.00.0006 Conditional Use Fees 00'0.345.81.00. 0007 Environmental Review 000.345.81.00.0008 Prelim/Tentative Plat 000.345.81.00.0009 Final Plat 000.345.81.00.0010 PUD 000.345.81.00.0011 Grading & Filling Fees 000.345.81.00.0012 Lot Line Adjustment 000.345.81.00.0013 Mobile Home Parks 000.345.81.00.0014 Rezone 000.345.81.00.0015 Routine Vegetation Mgmt 000.345.81.00.0016 Shoreline Subst Dev 000.345.81.00.0017 Site Plan Approval 000.345.81.00.0018 Temp Use or Fence Review 000.345.81.00.0019 Variance Fees 5023 0 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5045 304.000.00.345.85 5050 305.000.00.344.85 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Conditional Approval Fee Comprehensive Plan Amend Fire Mitigation-SFR Traffic Mitigation Fee Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 PROPERTY SERY FEE REVIEW FOR SUBDIVISIONS WOO4 ----'1'-"'200<...-__ _ APPLICANI': WoFFOBD} WII I '41 RECEIVED FROM ___ ----:-::-..,._ (date) JOB ADDRESS: 100 -e 0Ck' OF 0(ObJ& AYE LIE . WO#_1 ..... 7.....-?""'p..,e'-"--_____ _ NATURE OF WORK: 10-L..a:C J OLl9 "FLAir LEMMA.'!::2 ~ ') LND #---'-',O~--1C-l!:l41:1.IJee~ ____ _ X PRELIMINARY REVIEWOF'SUBDIVISION By'U)NG PLAT, NEED MORE INFORMATION: -LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. -PID D's -VICINITY MAP -FINAL REVIEW OF SUBDIVISION, TIllS REVIEW REPLACES SQUARE FOOTAGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 0tS4710 -(X')85 -NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the. developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. . The existing house on SP Lot # , addressed as has not previously paid ____ SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP LotH will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewer~rmits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER -0- Latecomer Agreement (pvt) W ASTEWA TER -0- Latecomer Agreement (pvt) OTHER -0- / Special Assessment District/W ATER /-0- ~1~al..Jl~R c::>oc::>~ 1t>2e4se+ IUT. X 10 1'0~ M. , ... to Special Assessment Distnct/W A TER UUrre, 'I ~, Joint Use Asn-eement (METRO) -, Local Improvement District • -Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION -FUTURE OBLIGATIONS I - SYSTEM DEVEWPMENT CHARGE -WATER .. Estimated # OF UNITS/ SDCFEE -Pd Prevo -Partially Pd (Ltd Exemption) -Never Pd SQ. FTG. Single family residential $1,525/unit x ~. , ~~--, Mobile home dwelline: unit $U20/unit in park 1=N' " -:bI~.Qa Apartment, Condo $915/unit not in CD or COR zones x . ., . Commercial/Industrial, $0.213/sq. ft. of property (not less than $1,525.00) x Boeing, by Special AgreementlFootprint ofJl!!JU)1us451t~perimeter (2,800 GPM threshold) SYSTEM DEVEWPMENT CHARGE -WASTEWATER -Estimated -Pd Prevo -Partially Pd (Ltd Exemption) -Never Pd Single family residential $9OO/unit x 10 :& q ,Ol)().(")(') Mobile home dwelline: unit $720/unit x Apartment, Condo $540/unit QQt inCD or CORzon~ x Commercial/Industrial $0.126/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated -Pd Prevo .. Partially Pd (Ltd Exemption) -Never Pd Sine:le familv residential and mobile home dwelling unit $71S/unit x 10 $7.150.00 All other properties $0.249/sq ft of new impervioUs area of property x (not less than $715.00) I PRELIMINARY TOTAL $ Signature Revie Authonty .. *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. Ii II) < .... Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to __________________ _ EFFECTIVE January I, 2004 '* 1=EV16I::b 1.e./qj04- II) ~ :I o 1rP.1"_·Wh .... I ..... Mayor C1TY4J>FRENTON City Clerk Bonnie~. Walton July 13,2004 .. ·· .' Bill Hughes . . '15220 Cedar Grove Rd. . Is'saquah, W A 98027 . - Re: Emrila'sPreti~I1aryPlat; Ll,JA-04-025,PP,ECF Dear Mr. Hughes: At theregUlafCOUnCilmeetitig8fJ~i~'1~~;~P6~, ~6~Rg~t9riGitYCouhciladopted the' recommendation of the ~e~mfeximriI}yr tdapprovtnhe re.f~i.encedpie1iniinary pHit, subjectto conditions~tO'berli~t~Hater stages()rdi~piattmg ptQFess.' .. ' "',: ...... ', .' ..Purstlantto R.CW ,afirtaIipi~tIrieetillg-a.l~'t~Wt~mYntsdfState l~w'and Rerit~ri ...•. ..' .' • -'. • •• ;~.'. ,""'". '. -.' • "" : > • '. -, ." • .\.,. -" • ,,-.,-, .' ," .-.. " '. -. • .' '.' .,' 'MuIDc!palCodeshaH b~'subwittedt~~-th~i¢ityf9r'apptovalWithiri::~five years of the date. of preIiririnary,pla~appi?varr ,·-~~:::~:(:i~,;;·t:j'~~:~:6-;'~::~-:· .~ .... . . X, ..... ' .. ' .. n lcanptov,ide additi(mi:iIinforril~tioni'o(:~sist~~~; ple¥~-feel frkt~ calL .' -' . , " .-'. ,~ , ': .. . ", . Si~~er~ly; Bonnie!. Wrut6n' .' .. CityCI~rk' ",'. " '. cc: '. Mayor Ka.thy K~lker-Wheeler­cou~cii·.Presid~nt.D0npersson Jennifer Herullrig/Priilcipal Planrier : ....... ';, .. ", '':t" _. '.-,"' .. ~.': .. : .. .",' ,:"." Fred1(aufman,HearingE~aminer .. ' .. . .' shupb Holmberg,BiUtrui &HoliIiberg, In2.;100 Front S1. S., Issaqti3h,WA 98()27' William Wofford, 13323 146th Ave; SE, R.enton,WA 98059 . ;'" .. . ..... " '" ," ~.' -IO-S-'S-So-u-. th-Grad--'-y":"w-'-,a-y-. R ...... e-n-to-n,-w.-as-hln-.• -gt-o-n-9-'-SO-S-S --: (":"42-S-)4-3-()...6-S-I-0 I-F-'-:AX-(4""'i"-S)-4-'-3()...6-5-16~· RE NTO N -* This p.,pei-';""tains 50% ieCyded mStenaI. 30% post ainsumer AHEAD OF THE CURVE July 12, 2004 Council: Deferred Compensation Benefit Annexation: Park Terrace, NE 8th St & Duvall Ave NE Fire: 2004 Emergency Medical Services Funding, King County (Basic Life Support) Plat: Emmas, Lyons Ave NE, PP-04-025 Airport: AT&T Lease, Addeadum #3, Piber Optic Liae, PAG 87 001 Transportation: TIP (2005- 2010) Solid Waste: 2004 Local Hazardous Waste Management Program, CAG-03-160 Solid Waste: 2004-2005 Coordinated Prevention Agreement, WASt DOE Solid Waste: 2004-2005 Waste Reduction & Recycling Grant Agreement, King County UNFINISHED BUSINESS Finance Committee Finance: Vouchers R C· C . ·IM· e enton Ity ounCI mutes Page 229 City Clerk requested approval to update City Code to reflect the deferred compensation benefit Councilmembers receive as part of their salaries. Council concur. (See page 230 for ordinance.) . Economic Development, Neighborhoods and Strategic Planning Department submitted 10% Notice of Intent to annex petition for the proposed Park Terrace Annexation, 7.65 acres located south of NE 8th St. (SE 120th St.), if extended, and east of Duvall Ave. NE., and recommended a public meeting be set on 7/19/2004 to consider the petition. Council concur. Fire Department recommended acceptance of $461,303 from King County for basic life support services in 2004. Council concur. (See page 230 for resolution.) . \ Hearing Examiner recommended approval, with conditions, of the Emma's Preliminary Plat; ten single-family lots on 4.32 acres located at the 100 block of Lyons Ave. NE (PP-04-025). Council concur. Transportatioa Systems Divisioa resoHlHlellded aPJlfO'ral of AddeadHHl #3 to PAG 87001, AT&T's lease fer its fiber optis liae that fURS through the Airport, to eKtead the time period of the lease to 1013112012 and to inerease the reatal rate frem $0.30 to $0.3473 per sEIuare foot per year. Reveaue geaerated is $10,533.14 aRRHaHy. COHRsil soaSllf. Transportation Systems Division submitted the annual update of the Six-Year Transportation Improvement Program (TIP). Refer the TIP to the Transportation (Aviation) Committee; set a public hearing on 7/26/2004 to consider the TIP. Utility Systems Division recommended approval of Addendum #1 to CAG-03- 160 King County-Suburban City contract, accepting $24,813.89 for Renton'~ 2004 Local Hazardous Waste Management Program. Council concur. (See page 230 for resolution.) Utility Systems Division recommended acceptance of $59,757 in grant funding for solid and hazardous waste reduction education programs from the Washington State Department of Ecology for the 2004-2005 Coordinated Prevention Grant agreement. City'S match is $19,919. Council concur. (See page 230 for resolution.) Utility Systems Division recommended approval of the 2004-2005 Waste Reduction and Recycling Grant interlocal agreement with King County, which provides funding to implement Special Recycling Events, a Business Recycling Program, and Natural Yard Care Programs. Council concur. (See page 230 for resolution.) MOVED BY PERSSON, SECONDED BY LAW, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED WITH THE REMOVAL OF ITEM 6.g. PER THE ADMINISTRATION. CARRIED. Finance Committee Chair Corman presented a report recommending approval of Claim Vouchers 228163 -228616 and one wire transfer totaling $1,629,061.69; and approval of Payroll Vouchers 51520 -51920, one wire transfer and 614 direct deposits totaling $1,971,180.88. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. C~ OF RENTON COUNCIL AGENDA ~L I AI#: 6.·f· Submitting Data: For Agenda of: 711212004 DeptlDivlBoard .. Hearing Examiner Staff Contact.. .... Fred J. Kaufman, ext. 6515 Agenda Status Consent.. ............ Subject: Public Hearing .. Correspondence .. Emma's Preliminary Plat Ordinance ............. File No. LUA-04-025, PP, ECF Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ...... . Council Concur Finance Dept.. ... . Other .............. . Fiscal Impact: Expenditure Required... N! A Transfer! Amendment. ..... . Amount Budgeted ...... . Revenue Generat~d ........ . Total Project Budget City Share Total Project .. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Emma's Preliminary Plat was published on June 10, 2004. The appeal period ended on June 24, 2004. The Examiner recommends approval of the proposed preliminary plat, subject to the conditions outlined on page 8 of the Examiner's Report and Recommendation. This office notes that the conditions placed on this project are to be met a later states of the platting process. STAFF RECOMl\1ENDATION: Staff recommends approval of Emma's Preliminary Plat. RentonnetlagnbilV bh X June 10,2004 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY Of ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Bill Hughes 15220 Cedar Grove Road Issaquah, W A 98027 William Wofford 13323 1 46th Avenue SE Renton, W A 98059 File No.: LUA 04-025, PP, ECF 100 Block of Lyons Avenue NE Approval for a IO-Iot subdivision of a 4.32-acre site intended for detached single-family homes. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on April 27, 2004. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the May 11, 2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 11, 2004, at 10: 1 0 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Boundary and To~ographic Survey Exhibit No.5: Tree Cutting and Land Clearing Plan Exhibit No.6: Grading, Utility and Drainage Plan Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10, 2004 Page 2 Exhibit No.7: Zoning Map Exhibit No.9: Drainage Map Exhibit No.8: Letter dated May 10, 2004 addressed to Jason Jordan, Development Services The hearing opened with a presentation of the staff report by Jason Jordan, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The property is located east of Lyons Avenue NE and directly north of the Parkside Court development off of SE 2nd Court and west of 148th. The applicant proposes to subdivide a 4.32-acre site located within the Residential-5 dwelling units per acre zone. The proposal would create 10 lots intended for detached single-family developments. The lost sizes range from 7,700 square feet up to 10,600 square feet. There are two tracts, Tract A located in the central up to the northeastern comer of the property, containing a large Category 2 wetland, and Tract B located in the southeastern comer of the site, containing the water quality storm detention facilities. The site contains two wetlands, Wetland A, a Category 3 wetland, approximately 8,149 square feet located in the central area of the site fairly close to the western property boundary, a larger Category 2 wetland, approximately 18,235 square feet, entitled Wetland B, located east of the proposed lots. The Examiner questioned the fact that there is a drainage ditch feeding a wetland, which makes this not an isolated wetland, if has a flow to it, either in or out, and that is not clear which way the drainage ditch is oriented. Mr. Jordan stated that the wetland is connected to a drainage course along 146th• The statement isolated in the report refers to the wetlands being isolated from each other. The City's wetland consultant did go out and verifY the location of the wetlands and whether or not they were hydrologically connected. If they had been hydrologically connected, wetland A would have been a Category 2 wetland. Wetland A requires a 25-foot buffer and Wetland B requires a 50-foot buffer. The applicant has proposed to fill the entire Category 3 wetland and fill approximately 3, 416 square feet of the Category 2 wetland. As a result of that filling, the applicant has proposed to create an additional 13,339 square feet of new wetland on the east side of Wetland B. The ratio of the enhancement and replacement is 1:1 of each. Access is proposed off of Lyons A venue NE via a new 42-foot public roadway that would be built and dedicated to the City of Renton. The public roadway would terminate with a hammerhead turnaround within lots 4 and 5. The Fire Department has approved this turnaround. ERC issued a determination of non-significance-mitigated for the project. There were 10 mitigation measures and no appeals were filed. The subject site is designated Residential Rural on the City's Comprehensive Land Use Map. Staff is supportive of having the easterly one-third of this site be in tracts that are not going to be disturbed. The site has a density of2.94 dwelling units per acre, which is below the 5 allowed in this zone. The proposal does allow for the future construction of up to 10 new dwelling units. The lots appear to be in compliance with the required lot width, depth and size standards as prescribed in the R-5 zone. This proposed plat meets all setback requirements. There is adequate room for parking stalls for each dwelling unit. That will be checked again at the time building plans are submitted. All lots comply with arrangement and access requirements of the subdivision regulations. There are no property comers to be dedicated for right-of-way purposed as part of this plat. A Traffic Mitigation Fee was imposed by the ERe. Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10, 2004 Page 3 The applicant did submit a geotechnical report, the property is vegetated with mostly scrub brushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. As proposed, all vegetation up to the Tract lines will be removed as a result of the development. The applicant expects to import approximately 12,000 yards of clean fill material to the site. The fill will be used to improve the site and building pads. The subject site is currently undeveloped. The proposed lots are compatible with other existing and newly created lots in this area. ERC required a Fire and Parks Mitigation Fees. The site is located within the boundaries of the Renton School District. The District has indicated that they can accommodate the additional students generated by this development. The storm water detention system will be designed subject to the 1998 King County Storm Water Manual. A storm detention pond is proposed to be located within Tract B. The applicant has proposed to buffer average the wetland down to 25 feet on the western side of the wetland buffer and increase the buffer on the eastern side· throughout the development. This creates a little larger building lot for Lot 7 and it creates the ability for a 20- foot easement over Lot 5 onto Lot 6 and also to get access to the storm detention tract. It puts a reduced buffer on the more populated side of the wetland. In regards to Water and Sanitary Sewer Utilities, the applicant would be required to extend the 8-inch sewer main extension through Lyons Avenue NE to the southern property boundary. Water would be provided by King County Water District #90. Staff approves the project subject to conditions. Shoop Holmberg, 100 Front Street South, Issaquah, W A 98027 stated that he was in agreement with the Staff Report and of all the conditions of approval. In regards to the drainage ditch, that does continue on to the east and will charge Wetland A. It is proposed to fill Wetland B. In the technical information report for Parks ide, the drainage report mentions that there were two wetlands on that site and for some reason they were allowed to fill both of them. It is obvious that fill has been placed and has caused some problems for the homeowners in Parkside. The homeowner's association of Parks ide Court did respond to the environmental notice and they did indicate that they had some concerns with Emma's plat development. One of the concerns is that they were told that Emma's plat could never be developed and that there would not be any homes on it. The other thing is that some of the Parkside lots have drainage that comes onto their lots from Emma's, at least two of the lots on the west side have been filled, there would be a hole there if Emma's was developed and the filled area was not completed. They have agreed to do that. There is a difference in grade between the two properties, the homeowners are just in the process of putting in yards and fences. They want to be sure that all fences will be compatible with what will be done on the Emma's site. To that end, additional survey work was done in connection with the back yards of the Parkside development, a rear yard drainage plan was developed for the rear yards of Lots 1-5 of Emma's Plat. It is recommended that a swale be constructed along those rear yards. There were no wetlands marked on the west side. There will be no tampering with Lot 6, which is adjacent to the wetland on the east side. Mr. Holmberg introduced Exhibit 9, a drainage map. It shows the swale that has been identified for the rear yards of Lots 1-5. Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10, 2004 Page 4 The Examiner asked about the regarding of Parks ide Court, is it correct that there will be no changes to the back yards of Lots 6-11 that are at the eastern edge, but only the eastern edge with the ones adjacent to the swale, or will the grades be changed for the ones adjacent to the storm tract and the wetland tract. Mr. Holmberg stated that the Examiner was correct. The area east where the pond is would be the same grade as what is currently there, that includes Lots 8, 9, 10 and 11 of Parks ide Court. Mr. Holmberg also stated that they have been working with the adjoining property owners and they are committed to constructing the swales to prevent drainage problems, and to working with them in the grading of their rear yards so that the two developments can be compatible. The homeowners have been very nice to work with and are supportive of the development. David Day, 5530 SE 2nd Court, Renton, W A 98059 stated that he was the Parks ide Court's Homeowner's Association President. They, as a group, are neutral and certainly not opposed to the Emma's Plat Development. The two concerns they do have are the issue of drainage and a fence along the Parkside Court and Emma's Plat property line. The developers have proposed a drainage swale to assure that the homeowners in Parkside Court do not get additional runoff from Emma's Plat. They would like to see that the drainage swale becomes a permanent part of the development of Emma's Plat. The Examiner stated that the plat to the south seems to have presented some issues that were neglected, and should the water not drain off the site naturally to it's outlet that would be Parkside Court, is that flow being altered? There seems to be a number of drainage issues. Ron Knight, PO Box 6, Renton, WA 98057 stated that he is the property owner to the north of the proposed Emma's Plat and that he supports the design, it allows this developer and what he, as a developer, proposes to do, an opportunity to responsibly protect and enhance a wetland that is on the property. The Parkside Court . development did impose some problems of drainage for the properties to the north, however, this is our opportunity to protect and enhance the area. If this property is not allowed to be developed, it will stay a playground for four-wheeled vehicles. Signs have been provided by the City of Renton and they did not last one weekend. There is a great deal of damage being done to the wetlands and we would like to fence it and protect it and include it into our plats. The drainage ditch in the southwest corner, that isa remnant of the grading work that was done along Lyons Avenue when the road was put in, it was not created by anybody, it simply crosses a very small portion of that property. There is no culvert, no improvement creating the drainage ditch. It is merely created by runoff, it does drain into the property, we are hoping to capture it and discharge it responsibly all owing it to work with both plats. Jason Jordan stated that with respect to the fence, staff is neutral on the fence and the drainage swale. The fence would not be a requirement, we don't screen like uses with like uses. The issue of the drainage swale is neutral as well, staff does not have a problem with the drainage swale, however if the Examiner does impose that there should be a drainage swale there, staff does not object to that, it would only be requested that the language be amended to show it as a permanent easement on the face of the plat. Over time property owners have a tendency to fill the swale that then affects everyone downstream of them. Staff requests that some type of note or easement be shown on the plat so that the homeowners could be shown that that is in fact a drainage swale and the City has an easement to that. Simone Oliver, Altman Oliver Associates, PO Box 578, Carnation, WA 98014 stated thatthe existing wetland, the larger one that runs through the eastern side of the site, currently consists of various grasses, shrubs and Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10, 2004 Page 5 some cottonwood, cedar forest on the northern end of the project. The enhancement opportunities in this wetland are quite plentiful as far as introducing some woody plants, some larger trees to increase the diversity of the wetland system. The buffer along the west side of this wetland, where it is proposed to be reduced, currently consists of some single cottonwood with predominately blackberry. The blackberry could be removed and a variety of native trees and shrubs to provide an enhanced buffer. As mitigation for filling the Category 3 wetland it is proposed to extend the wetland up into the northeast comer of the site. The grading plan was worked around the existing trees, the northeast comer is going to provide a lot of good habitat. The plan has been revised in order to convey the water that is flowing in the ditch along the north property line and into the wetland to be used for recharging. The runoff from roofs can further supply the wetland with water, however, there is quite a bit of seasonal flow in the ditch and so it is beneficial to get it to a wetland that can handle it. Juliana Fries, Development Services Plan Review, stated that the wetland to the north is a bypass system that just goes through Parks ide and reconnects on the culvert and continues through King County Park and downstream to Olson Hills Creek and eventually to the Cedar River. The catch basin on Lot 9 of Parkside is the same catch basin that the architect is proposing to connect. As a SEP A condition, it was determined that the '98 King County Manual would be required, and that requires that the wetlands be recharged to pre-developed conditions. Bill Hughes, 15220 Cedar Grove Road, Issaquah, W A 98027 stated that when they met with the homeowners of Parkside, they stated that when Parkside was built, there was probably at least three to four foot of fill added to some of the lots, which dammed the water. The homeowners expressed a concern as to how that was going to be dealt with, the north side of Lot 1 of Parks ide being three to four feet higher than the existing grade of Emma's Plat Lot 1. It was agreed that that would be filled up in order to match the back yards of Parkside. When grading was done in Parkside on Lots 1,2,3,4, and 5 they were actually graded back toward their homes instead away from the homes. So the idea of the swale came up in order to help their back yards drain away from their homes and work would be done to help lower their backyards to this swale that was agreed to be put in by Emma's Plat. The swale will be on Emma's Plat side and will be in a straight line. Ron Knight stated that his wetlands biologist recommended the same individual do the enhancement for his wetlands area as is doing for the Emma's Plat proposal. He has spoken with Ms. Oliver about doing the work on his proposed development. Ms. Oliver stated that at the time of the site review she followed the ditch, it appears to be a roadside ditch that collects water from the road and conveys it down. In the rain, it was flowing fairly well, it appeared to be solely a roadside ditch runoff. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 11 :23 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Bill Hughes, filed a request for approval of a 10-lot Preliminary Plat. Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10,2004 Page 6 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance -Mitigated (DNS-M) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the east side of the 100 Block of Lyons Avenue NE. The subject site is three blocks south ofNE 4th Street, the major arterial serving this area. 6. The subject site is 4.32 acres or 188,150 square feet. The parcel is approximately 601 feet deep (east to west) by 312 wide (along Lyons). 7. The subject site is zoned R-S (Single Family Residential-5 dwelling units per acre). 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of rural or low density single family uses, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site was annexed to the City with the adoption of Ordinance 4876 enacted in December, 2000. 10. The subject site has a gradual slope toward the center of the site. Two hydrologically isolated wetlands have been identified on the site. Wetland A, a category 3 wetland, is located on the western third of the subject site. It is approximately 8,149 square feet. Wetland B is a category 2 wetland and it is located in the eastern half of the subject site. The applicant proposes filling the category 3 wetland, Wetland A, and enhancing Wetland B, the category 2, and better quality wetland. (see below) 11. The applicant proposes dividing the subject site into 10 lots. The proposed lots would range in size from approximately 7,781 square feet to 10,619 square feet. 12. The lots would be arranged in two tiers abutting a new east-west road. The neW road would connect to Lyons Avenue NE on the west and dead end at its east end at Wetland B. The road would be 42 feet wide. The new road would have a hammerhead turnaround projecting south into Proposed Lots 4 and 5. 13. Proposed Lots 1 to 5 would run west to east on the south side of the new road (unnamed at this time) . while Proposed Lots 6 to 10 would run east to west along the north side of the road. 14. The development of 10 lots on the subject site will yield a density of2.94 dwelling units per acre. The density was calculated after subtracting sensitive areas and road right-of-way from the total acreage. 15. The site is covered by scrub bushes and larger maple, cedar, alder, cottonwood and willow trees. The trees are scattered along the perimeter and scattered in the interior with more along the north interior. The applicant proposes to remove all vegetation that will not be located in the protected wetland areas. 16. In order to fill the wetland and prepare other portions of the subject site the applicant proposes importing approximately 12,000 cubic yards of fill. Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10,2004 Page 7 17. The development of 10 homes will introduce approximately 96 additional vehicle trips per day. 18. The development will add approximately 4 new students to the Renton School District. Students will be assigned on a space available basis. 19. The applicant proposes creating a stonn water detention system along the eastern boundary of the subject site. It will adjoin the southeast edge of the preserved wetland. It will be served by a road that the applicant will be establishing across a portion of the Category 2 wetland and buffer. 20. The City will be providing sanitary sewer service. Domestic water will be provided by Water District 90. 21. The applicant proposes an elaborate plan to enhance the Category 2 wetland in exchange for filling the Category 3 wetland. There will be both a physical expansion of the higher quality wetland along with the introduction of improved plant materials and buffer plant materials. The consolidated wetland will also merge into the large offsite portion of the wetland and the proposed stonn water detention facility. 22. Staff recommended that access to the lots ofthis plat be restricted to the interior roadway to protect the functioning of Lyons. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest if the applicant makes more effort to save significant trees located outside of the wetland area. As this office recently noted, small lots do not provide much opportunity to save trees but the larger lots required in the R-5 Zone should permit a more selective clearing effort. While there are definitely issues surrounding saving larger trees, for many years plats were carved out of property with forests and smaller stands of trees and the "northwest woodsy" feeling was preserved. With appropriate effort not every retained tree fell on weary homeowners. Therefore, the applicant will be required to preserve and protect larger significant trees that do not interfere with the proposed roadways, driveways and reasonable building pads. The applicant should also be able to save trees along the perimeter of the detention system and work a more natural grade to preserve those trees. Tree retention outside of the building areas shall be determined by an arborist. Unsafe trees may be removed. 2. It appears that the constraints on this lot are due to the large amount of wetland found on the subject site and the location of the wetlands. It would be very difficult to develop this site if the proposed wetland alterations were not permitted. Reasonable development potential would be constrained if the wetlands were not moved as proposed. Unlike a similar case, the constraints are not due to shifting the burdens of containing another property's stonn water. As such, the proposed improvements to the category 2 wetland and its expansion seem an appropriate balancing of the constraints and benefits of altering some of the wetland areas on the subject site. . 3. In the main, the plat provides a simple access roadway and appropriate hammerhead for access to the two tiers of lots. The lots are generally rectangular and fonn right-angled property lines. The lots are appropriately sized. 4. Staff's recommendations to limit access to the interior roadway from all of the lots appear appropriate. It will reduce the number of turning maneuvers that occur along Lyons and protect its arterial functions. Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10,2004 Page 8 5. The applicant will be paying mitigation fees to offset its impacts on the community including park, fire and traffic impact fees. Development of the site wi II increase the tax base of the City further helping to offset impacts of the increased population. 6. Development of these larger lots will provide an opportunity for those who want a bit more privacy than R-8 lots provide. Also, as indicated, the larger lots provide some ability to retain a more natural, rural character that is envisioned in the Comprehensive Plan. 7. . The City Council should approve the plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The applicant will be required to preserve and protect larger significant trees that do not interfere with the proposed roadways, driveways and reasonable building pads. Tree retention outside of those areas shall be determined by an arborist. Unsafe trees may be removed. 3. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior recording of the plat. 4. No direct vehicular access shall be allowed onto Lyons Avenue NE from any lot within the plat. This condition shall be placed on the face of the final plat prior to recording. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. ORDERED THIS 10th day of June, 2004. FREDJ.KAU AN HEARING EXA: INER TRANSMITTED THIS 10th day of June, 2004 to the parties of record: Jason Jordan 1055 S Grady Way Renton, W A 98055 Juliana Fries 1055 S Grady Way Renton, W A 98055 Bill Hughes 15220 Cedar Grove Road Issaquah, W A 98027 Shoop Holmberg 100 Front Street South Issaquah, W A 98027 William Wofford 13323 146th Avenue S9 Renton, W A 98056 David Day 5530 SE 2nd Court Renton, W A 98059 Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10, 2004 Page 9 Ron Knight POBox 6 Renton, W A 98057 TRANSMITTED THIS 10'h day of June, 2004 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 1 OOGof the City'S Code, request for reconsideration must be filed in writing on or before 5:00 p.m., June 24, 2004. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., June 24, 2004. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members ofthe City Council. All communications concerning the proposal must be made in public. This public communication penn its all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. , .. @!; lAC~~ , .. F s. N e Map 1':"( Maplewood Ne ghborhl ghborhood P 0 r k !!~ ~ IQ ; I~ I .~ ~ ~ r ~ t ~ i ~ s ..... V1 ~ .~ ~§ := V1 t!j t!j~ ..... mt:3 0\ C/.) t::l -n~ 142nd Ave. 140th Ave. SE 142_ J l!!..c! 143rd Ave. SE C/.) t::l '/ ~====~, - " C/.) ;+- 144th Ave. SE C/.) t::l -W N :::1 0.. AJ I CO r//---~ I I I g t, I I FRB...IMINARY JI'IETL. =VIEi"I PLAN AND MITIGATION -----.---=-- OS PLAT PLAN RENTON • I'IASHIN6TON ----- ' .. 15 Maplewood "-_. Ne ghborh. Ne ghborhood Par k I fl. TICOR TITLE ~!MPANY 15 S. Grady Way, Suite 120, Renton, WA 98055 (425)255-7575 FAX (425)255"()285 Date: January 14, 2004 at 08:00 AM Prepared For: Baima & Holmberg . 100 Front Street Issaquah, WA 98027 INQUIRIES SHOULD BE MADE TO: UNIT 2 (425)255-7943 Brent Mallett Kim Read Order No.: Your Reference: Charge: Tax: PLAT CERTIFICATE SCHEDULE A TITLE IS VESTED IN: 6313735-2 Woffordl $ 250.00 $ 22.00 William E. Wofford, presumptively subject to the community interest of his spouse, if married between December 29, 1980, date of acquiring contract interest, and February 28, 2000, date of recording Warranty Fulfillment Deed LEGAL DESCRIPTION: . Tract 13, Black Loam Five Acre Tracts, according to the plat thereof recorded in Volume 12, of Plats, page(s) 101, in King County, Washington. DEVELOPMENT PLANNING CITY OF RENTON FEB 272004 PLATC"~~tt • • , . ~ , ~ . ,: .: l.· . ~ . . f.' '~:;" ' .. :~' .~ . . "" AFFIDA VIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 10th of June, 2004, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me thisLVt:!---day of ~ (! ,2004. Nota~ ublic in and for the State of Washington Residing at S' e odJ Ie , therein. Application, Petition or Case No.: Emma's Preliminary Plat LUA 04-025, PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. ( i • HEARING EXAMINER'S REPORT • l I l __________________________ ) .,,' • • June 10,2004 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: ' PUBLIC HEARING: Bill Hughes 15220 Cedar Grove Road Issaquah, W A 98027 William Wofford 13323 l46th Avenue SE . Renton, W A 98059 File No.: LUA 04-025, PP, ECF 100 Block of Lyons Avenue NE Approval for a IO-lot subdivision of a 4.32-acre site intended for detached single-family homes. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on April 27,2004. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the May 11,2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 11, 2004, at 10: I 0 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of pUblication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Boundary and Topographic Survey Exhibit No.5: Tree Cutting and Land Clearing Plan Exhibit No.6: Grading, Utility and Drainage Plan Emma's Preliminary Plat • File No.: LUA-04-025, PP, ECF June 10, 2004 Page 2 Exhibit No.7: Zoning Map Exhibit No.9: Drainage Map • Exhibit No.8: Letter dated May 10, 2004 addressed to Jason Jordan, Development Services The hearing opened with a presentation of the staff report by Jason Jordan, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The property is located east of Lyons Avenue NE and directly north of the Parkside Court development off of SE 2nd Court and west of 148th• The applicant proposes to subdivide a 4.32-acre site located within the Residential-5 dwelling units per acre zone. The proposal would create 10 lots intended for detached single-family developments. The lost sizes range from 7,700 square feet up to 10,600 square feet. There are two tracts, Tract A located in the central up to the northeastern corner of the property, containing a large Category 2 wetland, and Tract B located in the southeastern corner of the site, containing the water quality storm detention facilities. The site contains two wetlands, Wetland A, a Category 3 wetland, approximately 8,149 square feet located in the central area of the site fairly close to the western property boundary, a larger Category 2 wetland, approximately 18,235 square feet, entitled Wetland B, located east of the proposed lots. The Examiner questioned the fact that there is a drainage ditch feeding a wetland, which makes this not an isolated wetland, if has a flow to it, either in or out, and that is not clear which way the drainage ditch is oriented. Mr. Jordan stated that the wetland is connected to a drainage course along 146th. The statement isolated in the report refers to the wetlands being isolated from each other. The City's wetland consultant did go out and verify the location of the wetlands and whether or not they were hydrologically connected. If they had been hydrologically connected, wetland A would have been a Category 2 wetland. Wetland A requires a 25-foot buffer and Wetland B requires a 50-foot buffer. The applicant has proposed to fill the entire Category 3 wetland and fill approximately 3, 416 square feet of the Category 2 wetland. As a result of that filling, the applicant has proposed to create an additional 13,339 square feet of new wetland on the east side of Wetland B. The ratio of the enhancement and replacement is 1: 1 of each. Access is proposed off of Lyons A venue NE via a new 42-foot public roadway that would be built and dedicated to the City of Renton. The public roadway would terminate with a hammerhead turnaround within lots 4 and 5. The Fire Department has approved this turnaround. ERC issued a determination of non-significance-mitigated for the project. There were 10 mitigation measures and no appeals were filed. The subject site is designated Residential Rural on the City's Comprehensive Land Use Map. Staff is supportive of having the easterly one-third of this site be in tracts that are not going to be disturbed. The site has a density of2.94 dwelling units per acre, which is below the 5 allowed in this zone. The proposal does allow for the future construction of up to 10 new dwelling units. The Jots appear to be in compliance with the required lot width, depth and size standards as prescribed in the R-5 zone. This proposed plat meets all setback requirements. There is adequate room for parking stalls for each dwelling unit. That will be checked again at the time building plans are submitted. All lots comply with arrangement and access requirements ofthe subdivision regulations. There are no property corners to be dedicated for right-of-way purposed as part of this plat. A Traffic Mitigation Fee was imposed by the ERC. Emma's Preliminary Plat • File No.: LUA-04-025, PP, ECF June 10,2904 Page 3 • The applicant did submit a geotechnical report, the property is vegetated with mostly scrub brushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. As proposed, all vegetation up to the Tract lines will be removed as a result ofthe development. The applicant expects to import approximately 12,000 yards of clean fill material to the site. The fill will be used to improve the site and building pads .. The subject site is currently undeveloped. The proposed lots are compatible with other existing and newly created lots in this area. ERC required a Fire and Parks Mitigation Fees. The site is located within the boundaries of the Renton School District. The District has indicated that they can accommodate the additionai students generated by this development. The storm water detention system will be designed subjeCt to the 1998 King County Storm Water Manual. A storm detention pond is proposed to be located within Tract B. The applicant has proposed to buffer average the wetland down to 25 feet on the western side of the wetland buffer and increase the buffer on the eastern side throughout the development. This creates a little larger building lot for Lot 7 and it creates the ability for a 20- foot easement over Lot 5 onto Lot 6 and also to get access to the storm detention tract. It puts a reduced buffer on the more populated side of the wetland. In regards to Water and Sanitary Sewer Utilities, the applicant would be required to extend the 8-inch sewer main extension through Lyons Avenue NE to the southern property boundary. Water would be provided by King County Water District #90. Staff approves the project subject to conditions. Shoop Holmberg, 100 Front Str~et South, Issaquah, W A 98027 stated that he was in agreement with the Staff Report and of all the conditions of approval. In regards to the drainage ditch, that does continue on to the east and will charge Wetland A. It is proposed to fill Wetland B. In the technical information report for Parkside, the drainage report mentions that there were two wetlands on that site and for some reason they were allowed to fill both ofthem.,It is obvious that fill has been placed and has caused some problems for the homeowners in Parkside. The homeowner's association of Parks ide Court did respond to the environmental notice and they did indicate thattheyhad some concerns with Emma's plat development. One of the concerns is that they were told that Emma's plat could never be developed and that there would not be any homes on it. The other thing is that some ofthe Parkside lots have drainage that comes onto their lots from Emma's, at least two of the lots on the west side have been filled, there would be a hole there if Emma's was developed and the filled area was not completed. They have agreed to do that. There is a difference in grade between the two properties, the homeowners are just in the process of putting in yards and fences. They want to be sure that all fences will be compatible with what will be done on the Emma's site. To that end, additional survey work was done in connection with the back yards of the Parkside development, a rear yard drainage plan was developed for the rear yards of Lots 1-5 of Emma's Plat. It is recommended that a swale be constructed along those rear yards. There were no wetlands marked on the west side. There will be no tampering with Lot 6, which is adjacent to the wetland on the east side. Mr. Holmberg introduced Exhibit 9, a drainage map. It shows the swale that has been identified for the rear yards of Lots 1-5. Emma's Preliminary Plat • File No.: LUA-04-025, PP, ECF June 10,2004 Page 4 • The Examiner asked about the regarding of Parks ide Court, is it correct that there will be no changes to the back yards of Lots 6-11 that are at the eastern edge, but only the eastern edge with the ones adjacent to the swale, or will the grades be changed for the ones adjacent to the storm tract and the wetland tract. Mr. Holmberg stated that the Examiner was correct. The area east where the pond is would be the same grade as what is currently there, that includes Lots 8, 9, 10 and II of Parks ide Court. Mr. Holmberg also stated that they have been working with the adjoining property owners and they are committed to constructing the swales to prevent drainage problems, and to working with them in the grading of their rear yards so that the two developments can be compatible. The homeowners have been very nice to work with and are supportive of the development. David Day, 5530 SE 2nd Court, Renton, WA 98059 stated that he was the Parkside Court's Homeowner's Association President. They, as a group, are neutral and certainly not opposed to the Emma's Plat Development. The two concerns they do have are the issue of drainage and a fence along the Parkside Court and Emma's Plat property line. The developers have proposed a drainage swale to assure that the homeowners in Parkside Court do not get additional runoff from Emma's Plat. They would like to see that the drainage swale becomes a permanent part of the development of Emma's Plat. The Examiner stated that the plat to the south seems to have presented some issues that were neglected, and should the water not drain off the site naturally to it's outlet that would be Parks ide Court, is that flow being altered? There seems to be a number of drainage issues. Ron Knight, PO Box 6, Renton, W A 98057 stated that he is the property owner to the north ofthe proposed Emma's Plat and that he supports the design, it allows this developer and what he, as a developer, proposes to do, an opportunity to responsibly protect and enhance a wetland that is on the property. The Parkside Court development did impose some problems of drainage for the properties to the north, however, this is our opportunity to protect and enhance the area. If this property is not allowed to be developed, it will stay a playground for four-wheeled vehicles. Signs have been provided by the City of Renton and they did not last one weekend. There is a great deal of damage being done to the wetlands and we would like to fence it and protect it and include it into our plats. The drainage ditch in the southwest comer, that is a remnant of the grading work that was done along Lyons Avenue when the road was put in, it was not created by anybody, it simply crosses a very small portion of that property. There is no culvert, no improvement creating the drainage ditch. It is merely created by runoff, it does drain into the property, we are hoping to capture it and discharge it responsibly allowing it to work with both plats. Jason Jordan stated that with respect to the fence, staff is neutral on the fence and the drainage swale. The fence would not be a requirement, we don't screen like uses with like uses. The issue of the drainage swale is neutral as well, staff does not have a problem with the drainage swale, however if the Examiner does impose that there should be a drainage swale there, staff does not object to that, it would only be requested that the language be amended to show it as a permanent easement on the face of the plat. Over time property owners have a tendency to fill the swale that then affects everyone downstream of them. Staff requests that some type of note or easement be shown on the plat so that the homeowners could be shown that that is in fact a drainage swale and the City has an easement to that. Simone Oliver, Altman Oliver Associates, PO Box 578, Carnation, WA 98014 stated that the existing wetland, the larger one that runs through the eastern side of the site, currently consists of various grasses, shrubs and Emma's Preliminary Plat • File No.: LUA-04-025, PP, ECF June 10,2004 Page 5 • some cottonwood, cedar forest on the northern end of the project. The enhancement opportunities in this wetland are quite plentiful as far as introducing some woody plants, some larger trees to increase the diversity of the wetland system. The buffer along the west side of this wetland, where it is proposed to be reduced, currently consists of some single cottonwood with predominately blackberry. The blackberry could be removed and a variety of native trees and shrubs to provide an enhanced buffer. As mitigation for filling the Category 3 wetland it is proposed to extend the wetland up into the northeast comer of the site. The grading plan was worked around the existing trees, the northeast comer is going to provide a lot of good habitat. The plan has been revised in order to convey the water that is flowing in the ditch along the north property line and into the wetland to be used for recharging. The runoff from roofs can further supply the wetland with water, however, there is quite a bit of seasonal flow in the ditch and so it is beneficial to get it to a wetland that can handle it. Juliana Fries, Development Services Plan Review, stated that the wetland to the north is a bypass system that just goes through Parkside and reconnects on the culvert and continues through King County Park and downstream to Olson Hills Creek and eventually to the Cedar River. The catch basin on Lot 9 of Parks ide is the same catch basin that the architect is proposing to connect. As a SEP A condition, it was determined that the '98 King County Manual would be required, and that requires that the wetlands be recharged to pre-developed conditions. Bill Hughes, 15220 Cedar Grove Road, Issaquah, W A 98027 stated that when they met with the homeowners of Parkside, they stated that when Parkside was built, there was probably at least three to four foot offill added to some of the lots, which dammed the water. The homeowners expressed a concern as to how that was going to be dealt with, the north ~ide of Lot 1 ofParkside being three to four feet higher than the existing grade of Emma's Plat Lot 1. It was agreed that that would be filled up in order to match the backyards of Parks ide. When grading was done in Parkside on Lots 1,2,3,4, and 5 they were aCtually graded back toward their homes instead away from the homes. So the idea of the swale came up in order to help their back yards drain away from their homes and work would be done to help lower their backyards to this swale that was agreed to be put in by Emma's Plat. The swale will be on Emma's Plat side and will be in a straight lIne. . Ron Knight stated that his wetlands biologist recommended the same individual do the enhancement for his wetlands area as is doing for the Emma's Plat proposal. He has spoken with Ms. Oliver about doing the work on his proposed development. Ms. Oliver stated that at the time of the site review she followed the ditch, it appears to be a roadside ditch that collects water from the road and conveys it down. In the rain, it was flowing fairly well, it appeared to be solely a roadside ditch runoff: .. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 11 :23 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Bill Hughes, filed a request for approval of a 10-10t Preliminary Plat. Emma's Preliminary Plat File No.: LUA-04-025, PP, ECF June 10, 2004 Page 6 • 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance -Mitigated (DNS-M) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the east side of the 100 Block of Lyons Avenue NE. The subject site is three blocks south ofNE 4th Street, the major arterial serving this area. 6. The subject site is 4.32 acres or 188,150 square feet. The parcel is approximately 601 feet deep (east to west) by 312 wide (along Lyons). 7. The subject site is zoned R-5 (Single Family Residential-5 dwelling units per acre). 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of rural or low density single family uses, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site was annexed to the City with the adoption of Ordinance 4876 enacted in December, 2000. 10. The subject site has a gradual slope toward the center of the site. Two hydrologically isolated wetlands have been identified on the site. Wetland A, a category 3 wetland, is located on the western third of the subject site. It is approximately 8,149 square feet. Wetland B is a category 2 wetland and it is located in the eastern half of the subject site. The applicant proposes filling the category 3 wetland, Wetland A, and enhancing Wetland B, the category 2, and better quality wetland. (see below) 1 I. The appl icant proposes dividing the subject site into 10 lots. The proposed lots would range in size from approximately 7,78 I square feet to 10,619 square feet. 12. The lots would be arranged in two tiers abutting a new east-west road. The new road would connect to Lyons Avenue NE on the west and dead end at its east end at Wetland B. The road would be 42 feet wide. The new road would have a hammerhead turnaround projecting south into Proposed Lots 4 and 5. 13. Proposed Lots 1 to 5 would run west to east on the south side ofthe new road (unnamed at this time) . while Proposed Lots 6 to 10 would run east to west along the north side ofthe road. 14. The development of 10 lots on the subject site will yield a density of2.94 dwelling units per acre. The density was calculated after subtracting sensitive areas and road right-of-way from the total acreage. 15. The site is covered by scrub bushes and larger maple, cedar, alder, cottonwood and willow trees. The trees are scattered along the perimeter and scattered in the interior with more along the north interior. The applicant proposes to remove all vegetation that will not be located in the protected wetland areas. 16. In order to fill the wetland and prepare other portions of the subject site the applicant proposes importing approximately 12,000 cubic yards offill. . ' Emma's Preliminary Plat • File No.: LUA-04-025, PP, ECF June 10, 2004 Page 7 • 17. The development of 10 homes will introduce approximately 96 additional vehicle trips per day. 18. The development will add approximately 4 new students to the Renton School District. . Students will be assigned on a space available basis. 19. The applicant proposes creating a stonn water detention system along the eastern boundary of the subject site. It will adjoin the southeast edge of the preserved wetland. It will be served by a road that the applicant will be establishing across a portion of the Category 2 wetland and buffer. 20. The City will be providing sanitary sewer service. Domestic water will be provided by Water District 90. 21. The applicant proposes an elaborate plan to enhance the Category 2 wetland in exchange for filling the Category 3 wetland. There will be both a physical expansion of the higher quality wetland along with the introduction of improved plant materials and buffer plant materials. The consolidated wetland will also merge into the large offsite portion ofthe wetland and the proposed stonn water detention facility. 22. Staff recommended that access to the lots ofthis plat be restricted to the interior roadway to protect the functioning of Lyons. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest if the applicant makes more effort to save significant trees located outside of the wetland area. As this office recently noted, small lots do not provide much opportunity to save trees but the larger lots required inth~ R-5 Zone should penn it a more selective clearing effort. While there are definitely issues surrounding saving larger trees, for many years plats were carved out of property with forests and smaller stands of trees and the "northwest woodsy" feeling was preserved. With appropriate effort not every retained tree fell on weary homeowners. Therefore, the applicant will be required to preserve and protect larger significant trees that do not interfere with the proposed roadways, driveways and reasonable building pads. The ,applicant should also be able to save trees along the perimeter of the detention system and work a more natural grade to preserve those trees. Tree retention outside of the building areas shall be determined by an arborist. Unsafe trees may be removed. 2. It appears that the constraints on this lot are due to the large amount of wetland found on the subject site and the location of the wetlands. It would be ,very difficult to develop this site if the proposed wetland alterations were not permitted. Reasonable development potential would be constrained if the wetlands were not moved as proposed. Unlike a similar case, the constraints are not due to shifting the burdens of containing another property's stonn water. As such, the proposed improvements to the category 2 wetland and its expansion seem an appropriate balancing of the constraints and benefits of altering some of the wetland areas on the subject site. 3. In the main, the plat provides a simple access roadway and appropriate hammerhead for access to the two tiers of lots. The lots are generally rectangular and fonn right-angled property lines. The lots are appropriately sized. 4. Staffs recommendations to limit access to the interior roadway from all of the lots appear appropriate. It will reduce the number of turning maneu~ers that occur along Lyons and protect its art.erial functions. Emma's Preliminary Plat • • File No.: LUA-04-025, PP, ECF June 10, 2004 Page 8 5. The applicant will be paying mitigation fees to offset its impacts on the community including park, fire and traffic impact fees. Development of the site will increase the tax base of the City further helping to offset impacts of the increased population. 6. Development of these larger lots will provide an opportunity for those who want a bit more privacy than R-8 lots provide. Also, as indicated, the larger lots provide some ability to retain a more natural, rural character that is envisioned in the Comprehensive Plan. 7. . The City Council should approve the plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The applicant will be required to preserve and protect larger significant trees that do not interfere with the proposed roadways, driveways and reasonable building pads. Tree retention outside of those areas shall be determined by an arborist. Unsafe trees may be removed. 3. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior recording of the plat. 4. No direct vehicular access shall be allowed onto Lyons Avenue NE from any lot within the plat. This condition shall be placed on the face ofthe final plat prior to recording. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording ofthe plat. ORDERED THIS lOth day of June, 2004. FREDJ.KAU AN HEARING EXA INER TRANSMITTED THIS lOth day of June, 2004 to the parties of record: Jason Jordan 1055 S Grady Way Renton, W A 98055 Juliana Fries 1055 S Grady Way Renton, W A 98055 Bill Hughes 15220 Cedar Grove Road Issaquah, W A 98027 Shoop Holmberg 100 Front Street South Issaquah, W A 98027 William Wofford 13323 146th AvenueS9 Renton, W A 98056 David Day 5530 SE 2nd Court Renton, W A 98059 .' Emma's Preliminary Plat • File No.: LUA-04-025, PP, ECF June 10,2004 Page 9 Ron Knight PO Box 6 Renton, W A 98057 • TRANSMITTED THIS lOth day of June, 2004 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., June 24, 2004. Any aggrieved person feeling that the decision ofthe Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection ~r purchase in the Finance Department, first floor of City Hall.· An appeal must be filed in writing on or before 5:00 p.m., June 24, 2004. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications·may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. 15 Maplewood N e ghborhood Par k 0-·0111 TRANSMITTlIl Ne ghborhl R-8 SE 132nd "'0 C N ..q. .......... Q) :>-< "'0 C N ..q. ZONING P/BIPW 'D!CIINICAL SJ!IlVlCES 1lIOfIOJ SE 1 St. J:"::<;:l en Q) ~ "'0 r-. CY) ..q. .......... J:"::<;:l Q en J:"::<;:l en Q) :>-< "'0 r-. CY) ..q. .......... SE 145th PI. - - - -lIeDtoD dit7 Umlljj F6 15 T23N R5E E 1/2 • • \; ---T r----- . ..T_ -----: -.--. -~'" ! I . ... .-------..". ''''1------.---i~\-f==----i I." I \'l~ q I 10 'R-:::~::, --- I, fS\ .. ~:{?\ -~Iji'~~~' _"H~ -, I I I I 'O~I I ---'00 , r l L - --; l. - -1-0' ~OOD FENCE, . -: . 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LI'lNCt ~e 3 ri J ~ I 5 § ~ I: ~ 6 ~ If) i= 'f ~ Z F. ~ ~~ ~ ~[!(~ ~~[t 1: 5j1lZ' ~~!i n .. \, J!:1LL COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING MAY 11,2004 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Jericho Preliminary Plat PROJECT NUMBER: LUA-04-031, ECF, PP PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 36 lot subdivision of a five parcel, 5.31 acre site. The four parcels, 4.22 acres, to be subdivided into 27 lots are within the Residential - 8 (R-8) zoning designation. The 1.09 acre parcel to be subdivided into 9 lots is within the Residential -10 (R-10) zone. The 36 proposed lots are intended for the eventual development of detached single family homes -lots ranging in size from 3,750 square feet to 7,477 square feet. Three single family residences and all outbuildings are proposed to be demolished or removed. Access is proposed via Jericho Ave. NE, Hoquiam Ave. NE, a new public road and private streets and easements within the plat. PROJECT NAME: Emma's Plat PROJECT NUMBER: LUA-04-025, ECF, PP PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Preliminary Plat Approval for a 10- lot subdivision of a 4.32-acre site. The residential subdivision would create lots intended for the construction of detached single-family homes -ranging from 7,781 square feet to 10,619 square feet. The subject site contains areas designated as Category 1 and 2 wetlands, which are located near the western and eastern site boundaries. As part of this development proposal: the applicant has requested to fill the Category 1 wetland and create and enhance the Category 2 wetland. I n addition, t he applicant has proposed to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet, resulting in a larger buildable area for the eastern most proposed lots. Access to the site is proposed from Lyons Avenue SE. From Lyons Avenue SE, the applicant has proposed to construct a new 42-foot wide public right-of-way, which would serve the proposed lots (noted as Road A). Project construction is planned to commence in spring/summer of 2004 and be substantially completed by the end of the same year. l! "" @l! 7 a 25. lACS@E 1/. lSo @:" lJ'fro lAc. ~ @\ ~ ~ @~ ~. ~O ;; ee .- F -, il ~ ~ ... :;:; ~ ~~ 0 -;; ~ c ;;; ;:; l.i!1'''& ... e~ 5 Maplewood N e ghborhood Par k ! ~ ;;; 0""01' TRAN$MITTtI( p H~ Ne ghborhl ,<. PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner/ Address: File Number: Project Description: Project Location: May 11,2004 Emma's Plat Bill Hughes 15220 Cedar Grove Road Issaquah, WA 98027 William Wofford 13323 146th Avenue SE Renton, WA 98059 LUA-04-025, PP, ECF Project Manager: Jason E. Jordan The applicant is requesting Hearing Examiner Preliminary Plat Approval for a 10-lot subdivision of a 4.32-acre site. The residential subdivision would create lots intended for the construction of detached single-family homes -ranging from 7,781 square feet to 10,619 square feet. The subject site contains areas designated as Category 1 and 2 wetlands, which are located near the western and eastern site boundaries. As part of this development proposal, the applicant has requested to fill '- the Category 1 wetland and create and enhance the Category 2 wetland. In addition, the applicant has proposed to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet, resulting in a larger buildable area· for the eastern most proposed lots. Access to the site is proposed from Lyons Avenue SE. From Lyons Avenue SE, the applicant has proposed to construct a new 42-foot wide public right-of-way, which would serve the proposed lots (noted as Road A). Project construction is planned to commence in spring/summer of 2004 and be substantially completed by the end of the same year. 100 Block of lyons Avenue-NE Maplewood Neighbor; Neighborhood Pork City of Renton PIBIPW Department EMMA'S PLAT eeliminary Report to the Hearing Examiner LUA-04-025, PP, ECF PUBLIC HEARING DA TE May 11, 2004 Page 2 of9 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map (dated 2127/04) Exhibit 3: Preliminary Plat Plan (dated 2/27/04) Exhibit 4: Boundary & Topographic Survey (dated 2/27/04) Exhibit 5: Tree cutting / Land clearing Plan (dated 2/27/04) Exhibit 6: Detailed Grading, Utility and Drainage Plan (dated 2/27/04) Exhibit 7: Zoning Map (dated 2/04) C. GENERAL INFORMA TlON: 1. Owner of Record: William Wofford 13323 146th Avenue SE Renton, WA 98059 2. Zoning Designation: Residential - 5 Dwelling Units per Acre (R-5) 3. Comprehensive Plan Residential Rural (RR) Land Use Designation: 4. Existing Site Use: The site is currently undeveloped. 5. Neighborhood Characteristics: North: Single family residential; zoned R-5 East: Single family residential; zoned R-8 South: Single family residential; zoned R-5 West: Single family residential; zoned R-4 (King County) 6. Access: Lyons Avenue NE 7. Site Area: 4.32-acre (188,150 sf) 8. Project Data: Existing Building Area: New Building Area: Total Building Area: area N/A N/A N/A D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning HEXRPT.doc Land Use File No. N/A N/A N/A comments N/A N/A N/A Ordinance No. 4876 4498 4404 Date 12/0412000 02/20/1995 06/07/1993 City of Renton PIBIPW Department EMMA'S PLAT eeliminaty Report to the Hearing Examiner LUA-04-025, PP, ECF PUBLIC HEARING DA TE May 11, 2004 Page 30f9 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4·030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-·160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Rural objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element: Housing Supply objectives and policies; Minimum Density Policies. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND HEXRPT.doc The applicant has proposed to subdivide a 4.32-acre site located within the Residential ~ 5 dwelling units per acre (R-5) zone. The proposal would create 10 lots intended for the development of detached single-family residences. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. The subject site is generally flat and is characterized by having very little slope. The site gradually slopes towards the middle from the east and west at less than a 5% slope. The property is vegetated with mostly short scrub bushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. A wetland assessment prepared by Altmann Oliver Associates, LLC was included with the application. According to the assessment, the site contains two hydraulically isolated wetlands. Wetland A is located near the western site boundary and is approximately 8,149 square feet in size and is categorized as a Category 3 wetland. Wetland B is located near the eastern one- third of the site and is approximately 18,235 square feet in size and is categorized as a Category 2 wetland. As required by code, the Category 3 wetland is required to provide a 25-foot buffer while the Category 2 wetland is required to provide a 50-foot buffer width. City of Renton PIBIPW Department EMMA'S PLAT a/iminal}' Report to the Hearing Examiner LUA-04-025, PP, ECF PUBLIC HEARING DA TE May 11, 2004 Page 4 of 9 As a result of the subdivision, the applicant is proposing to fill wetland A (Category 3) and fill approximately 3,416 square feet of Wetland B (Category 2). As a result of the proposed filling, the applicant is electing to create 13,339 square feet of new wetland area and enhance 15,640 square feet of existing wetland area. The new wetland area is proposed to be created along the eastern boundary of the existing wetland, while the enhancement is planned to occur throughout the existing wetland. Access to the site would be provided from Lyons Avenue NE via a new 42-foot wide public right- of-way. The new right-of-way would include 32 feet of pavement, with curb gutter and sidewalks on both sides of the street. The proposed right-of-way would include a hammerhead turnaround for emergency vehicles, which would be located between Lots 4 and 5, near the end of the roadway. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended) on April 13, 2004 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the project. The DNS-M included 10 mitigation measures. A 14-day appeal period commenced on April 19, 2004 and ended on May 3, 2004. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES HEXRPT.doc Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The applicant shall be required to perform all earthwork activities during the dry summer months of August through October. This condition .shall be subject to the review and approval of the Development Services Division. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's· Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. This project shall be subject to the 1998 King County Surface Water Design Manual. 4. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated February 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. 5. The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. 6. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to recording of the plat. In addition, a sign shall be located along the fence in a conspicuous location indicating the presence of a wetland and its associated buffer. 7. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 8. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. City of Renton P/BIPW Department EMMA'S PLAT _liminary Report to the Hearing Examiner LUA-04-025, PP, ECF PUBLIC HEARING DA TE May 11, 2004 PageS of9 9. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family home prior to the recording of the final plat.. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from 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 the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEXRPT.doc Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Rural (RR) on the Comprehensive Plan Land Use Map. The objective established by the RR designation is to preserve open space and natural resources, while limiting residential development in protected areas. The proposal is consistent with the RR designation in that it would limit the number of lots proposed to be developed on the subject site, while also protecting the wetland located on the northeastern portion of the site. The proposed plat is consistent with the following RR policies: Policy LU-26. Maximum development densities should range from 1 home per 10 acres to 5 homes per acre in Residential Rural except in areas with significant environmental constraints including but not limited to: steep slopes, erosion hazard, flood plains, and wetlands where density shall not exceed 1 home per acre. The applicant has proposed to preserve the entire on- site Category 2 wetland and has incorporated a lot layout design that groups the proposed lots as far away from the Category 2 wetland as possible. By incorporating the wetland and its buffer into the lot layout design, the applicant achieves a net density of 2.94 dwelling units per acre, which is well below the maximum allowed in this zoning designation. Policy LU-33. Undeveloped portions of Residential Rural areas may be considered as part of the private open space network. The proposed project would meet this objective by placing the entire Category 2 wetland and its associated buffer within a private open space tract, which would be utilized as private open space. . (b) Compliance with the Underlying Zoning Designation. The 4.32-acre sit~ is designated Residential - 5 Dwelling Units per Acre (R-5) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 10 new dwelling units and associated plat improvements. Density -The allowed density range in the R-5 zone has no minimum up to a maximum of 5.0 dwelling units per acre (dulac). Net density is calculated after critical areas, public rights-of-way, and private roadways serving more than three units are deducted from the gross acreage of the site. After the deduction of the Category 2 wetland and proposed right-of-way (39,909) square feet from the 188,150 gross square foot site (188,150 gross square feet -39,909 total deducted area = 148,241 net square feet = 3.4 net acre), the proposal would arrive at a net density of 2.94 dwelling units per acre (10 units I 3.4 acre = 2.94 dulac), which is within the allowed density range of the zone. Lot Dimensions -The minimum lot size permitted in the R-5 zone is 7.200 square feet. A minimum lot width of 60 feet is required for interior lots and 70 feet for corner lots. Lot depth is required to be a minimum of 70 feet. City of Renton PIBIPW Department EMMA'S PLAT _Iiminary Report to the Hearing Examiner LUA-04-025, PP, ECF PUBLIC HEARING DA TE May 11, 2004 Page 6 of 9 HEXRPT.doc Lot widths range from 60 to 116 feet and lot depth is proposed from 124 feet to 140 feet. The proposed plat would create 10 lots with the following lot sizes: Lot 1 -9,661 square feet Lot 2 -8,402 square feet Lot 3 -8,402 square feet Lot 4 -7,781 square feet Lot 5 -7,825 square feet Lot 6 -10,619 square feet Lot 7 -8,605 square feet Lot 8 -7,843 square feet Lot 9 -7,842 square feet Lot 10 -9,022 square feet As proposed, all lots appear to be in compliance with the required lot width, depth and size standards as prescribed in the R-5 zone. In addition, the proposal includes two tracts for storm drainage and wetland purposes. The proposed Storm Drainage Tract (Tract B) is located in the southeastern portion of the subject site and is proposed to be 24,856 square feet. The Wetland/Buffer Tract (Tract A) is located in the northeastern portion of the subject site and is 63,764 square' feet in size. Setbacks -The preliminary plat plan includes setback lines for each lot showing potential building envelopes. The proposed envelopes indicate the appropriate building setbacks as required by the R-5 zone, including front and rear yard setbacks of 20 and 25 feet respectively, side yard along a street of 15 feet and interior side yard setbacks of 5 feet. Building Standards -The R-5 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-5 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the prOVision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to Lyons Avenue NE and the new public right-of-way (Road A). All lots comply with arrangement and access requirements of the subdivision regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. City of Renton PIBIPW Department EMMA'S PLAT .liminaty Report to the Hearing Examiner LUA-04-025, PP, ECF PUBLIC HEARING DATE May 11, 2004 Page 70f9 HEXRPT.doc Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-5 zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. There are no property corners to be dedicated for right-of-way purposed as part of this plat. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: The subdivision proposes to provide access to the 10 new lots via a new 42-foot wide public right-of-way (labeled as Road A on the preliminary plat drawings). However, proposed Lot 6 would gain access to Road A from a 20-foot private easement over proposed Lot 5. The proposed public right-of-way has been designed with a hammerhead turnaround to be located within Lots 4 and 5, which would provide an emergency access vehicle turnaround for the proposed development. Staff recommends .the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements and/or tracts within the plat. In addition, in order to ensure efficient emergency access to the development is not obstructed, staff recommends the applicant be required to place. "No Parking" signage near the hammerhead tqrnaround. Lastly, to ensure safe and efficient vehicular circulation, staff recommends that a condition not allowing any direct access to Lyons Avenue NE be placed on the project. This would ensure that the proposed lots would use the newly created Road A, thus eliminating potentially conflicting entrances onto Lyons Avenue NE. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project was imposed by the City's Environmental Review Committee. Th~ proposed 10 new residential lots would be expected to generate approximately 95.7 new average weekday trips (10 new homes x 9.57 trips per home = 95.7). The fee for the proposed plat is estimated to be $7,177.50 (95.7 total trips x $75.00 = $7,177.50) and is payable prior to the recording of the plat. Topography: The subject site is generally flat and is characterized by having very little slope. The site gradually slopes towards the middle from the east and west at less than a 5% slope. Nevertheless, the applicant submitted a geotechnical report prepared by Dennis Joule, dated February 2004. According to the report, the geology of the site is underlain by Vashon till (Vt). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till about three foot thick. The ablation till is . loose and it is in the material that soils of the Alderwood series formed. The consultant dug several test pits throughout the site. During the excavation, the geologist encountered medium dense silty fine to medium sand over moderately consolidated glacial till. The property is vegetated with mostly short scrub bushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. As proposed, all vegetation on the property would be removed with the exception of the vegetation located within the Category 2 wetland and its associated buffer (excluding where buffer averaging and minor wetland filling is being proposed). Earthwork activities for the project are estimated at 12,000 cubic yards of clean fill material being imported to the site. The fill would be utilized for the required improvements and building pads. The report concludes that the site is suitable for the proposed development, provided the applicant carefully backfills with compacted on-site inorganic soil or approved import soil. The engineers also notes that conventional shallow foundations bearing on firm natural soil or compacted structural fill would be acceptable. City of Renton PIBIPW Department EMMA'S PLAT _liminal}' Report to the Hearing Examiner LUA-04-02S, PP, ECF PUBLIC HEARING DA TE May 11, 2004 Page 8 of 9 HEXRPT.doc Temporary Erosion and Sediment Control Plan (TESCP) and the use Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. Relationship to Existing Uses: The subject site is currently undeveloped. The surrounding area includes single-family residences developed under the R-5 and R-8 zoning designations and similar King County Development Standards. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family home. The fee is estimated at $4,880.00 (10 new lots x $488.00 = $4,800.00) and is payable prior to the recording of the plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property (e.g., Maplewood Community Park) and it is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is estimated at $5,307.60 (10 new lots x $530.76 = $5,307.60) and is also payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Renton School District. The School District has indicated that they can accommodate the additional students expected to be generated from this development. Specifically, Maplewood Heights Elementary School, McKnight Middle School and Hazen High School have sufficient room to accommodate the new students expected from this development. Storm Water: As a condition imposed by the City's Environmental Review Committee, the applicant would be required to submit a Drainage Report per the 1998 King County Storm Water Manual (KCSWM) standards with the project construction applications. Per the 1998 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a storm detention pond, which is proposed to be located within Tract B near the southeast corner of the site. A Surface Water System Development Charge, based on $715.00 per new single-family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities: The applicant would be required to extend the 8-inch sewer main extension through Lyons Avenue NE to the southern property boundary. Once the sewer main extension is completed, it would provide enough capacity to support the proposed development. A Wastewater System Development Charge, based on $900.00 per new single- family lot, would be required prior to the issuance of construction permits for the plat. The water service would be provided by King County Water District #90. The applicant has provided the City with a water availability letter. The final approval of the utility plan would be necessary prior to the issuance of construction permits for the development. City of Renton PIBIPW Department EMMA'S PLAT PUBLIC HEARING DA TE May 11, 2004 H. RECOMMENDATION: .liminary Report to the Hearing Examiner LUA-04-025, PP, ECF Page 9 of 9 Staff recommends approval of the Emma's Plat, Project File No. LUA-04-025, PP, ECF subject to the following conditions: 1. The applicant shall place "No Parking" signage near the emergency vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. 2. No direct vehicular access shall be allowed onto Lyons Avenue NE from any lot within the plat. This condition shall be placed on the face of the final plat prior to recording. 3. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years of the dates of approval, the preliminary plat shall be null and void. HEXRPT.doc STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising Representati ve of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Notice of Environmental Determination was published on Monday, 4/19104 The full amount of the fee charged for said foregoing publication is the sum of $141.63 at the rate of $15.50 per inch for the firsfpublication and NIA per inch for ooCit s~e, ' .-.-' " Lily Nguyen Legal Advertunng Representative, King County Journal k and sworn to me this 19th day of April, 2004. , , (/I _ \\\\\\\1.1./111/1 10---'\\' LJ E III ,~\~j>,~~~,,~.. II~ Tom A. Meagher $: ~ .... vp;res •••• ~ Notary Public for the State of Washington, Resiruiigvj.i}·RedmqtId, W ~s6k~:m Ad Number: 841210 P.O. Number: ~ ~: ~ ...... "'~ / r. ": r.. ~ -'" 'V e ...., .'-'-Cost of publishing this notice includes an affidavit ~~Bafge/ 0..':::: g f ~ § "S'. o\;jv o.::J: ~ ...... •• r <'t-' •• ~ ..::::-~ ..... "'''-I ..... ~ $' 'l .s ........... ~ ~ ~ 'll/III l' ATE 0 \\\\" 1///11/111\\\\\\\ ~. NOTICE OFENVIRONMENTAL I iProposed Lots5,6,and 7. DETERMINATION ' . Appeals of the environmental ENVIRONMENTAL REVIEW determination must be filed in COMMITTEE I :writing.,on' or before 5:00 PM May 2, RENTON, WASHINGTON ;2004. Appeals must be filed in The Environmental Review :writing together with the required Committee has issued ai $75.00 application fee with: Hearing Determination of Non-Significance.: Examiner, City of Renton, 1055 Mitigated for the following project South Grady Way, Renton, WA 98055. under the authority of the Renton Appe'als to the Examiner are MUnicipal Code. ." I :govern!ld . ' by City of Renton, EMMA'S PLAT IMuniciPal' Code Section 4-8-110.B. ' LUA-04-025, ECF, PP . Additional information regarding the' The applicant is requesting appeal process may be ~btained from Environmental (SEPA) Review I the Renton City Clerk's Office, (425)' and H.earing . Examiner . ,430-6510. \'. I Preliminafy .PI~tApproval for a ' I A Public Hearing will be held by the. 10-lot subdivision of a 4.32-acre ' 'Renton Hearing Examiner in the I site located at the 100 Bl6ck of ' :Council Chambers, City Hall, on MaYl' Lyons Avenue . NE.· The l :11,2004 at 9:00 AM to consider. the residential plat would create lots1iPreliminary ,Plat. If the Environ- intended for the construction of, llmental Determination is appealed, detached single-family homes -' the appeal will be heard as part ofl ranging in lot size from 7,7~11 this public hearing. Interested I square feet to 10,619 square feet. I. 'parties are invited ,to attend thel The subject site contains areas, public hearing. I designated as containing both all PUblis.hed in the King County, I Category 1 and Category 21 Journal AQri119. 2004. #841210 __ ~ , wetland, which are located along, I I the western boundary' and I I eastern one-third of the site .. As ' .' part of this development pr. oposal,: I the applicant has requested to fill { I approximately 10,744 square feetl . I of existing wetland and create.l ~ I 13,339 square feet of new wetland I . I, i and enhance 15,640 square feet o~; -existing wetland. In addition, the, : applicant proposed to use wetland! :, buffer averaging in order tot t,· reduce the required 50-foot wide buffer to 25 feet on the western side of the Category 2 wetland, which· would result in a larger .side and rear yard area. for \ .' e e May 10,2004 Jason Jordan Renton City Hall - 6th Floor 1055 South Grady Way Renton, WA 98055 RE: Emma's Plat File No. LUA-04-025, PP, ECF Dear Jason: As you may be aware, some concerns regarding the Emma's Plat development have been expressed by neighbors, to the south in the Parkside Court subdivision. Bill Hughes, the applicant, and I met with the Parkside Court Homeowner's Association and discussed their concerns. The major concerns seem to be related to storm drainage and the proposed grade along the common property line between the developments. In response to the concerns, Baima & Holmberg did additional topographic surveying of the rear yards of the Parkside Court subdivision. Permission to survey the properties was granted by all of the affected homeowners. Baima & Holmberg then prepared a "rear yard drainage map". Four copies of this map are enclosed for your files~ The applicant has agreed to provide a drainage swale along the southern boundary of the Emma's plat property to intercept rear yard drainage from the Emma's plat site and direct it to the storm detention pond. This will prevent storm runoff from going on to the Parkside Court development. The swale would be constructed approximately in the vicinity of Lots 1 through 7 of Parkside Court. There is an existing drainage system constructed on Lots 9 & 10 which can handle storm drainage from Lots 8, 9, & 10. Further, the applicant has agreed to work with the abutting Parkside homeowners in the grading of their rear yards so that the two developments are compatible grade wise. I met with representatives of the Parkside Homeowners Associations on Saturday to explain the proposal and believe that they are supportive. David Day, a representative will be at the Hearing on Tuesday. We propose adding a condition of plat approval to the three conditions recommended by staff. Condition 4 would read as follows: The applicant shall construct a drainage swale on the subject property to prevent surface water from the Emma's Plat development from draining to the Parks ide Court 100 FRONT STREET SOUTH· ISSAQUAH· WASHINGTON· 98027-3817 • (425) 392-0250 • (425) 391-3055 Jason Jordan 5/10104 Page two • • development. The swale shall be constructed substantially as show on the attached map prepared by Baima & Holmberg and title "Rear Yard Drainage". Final details ofthe plan are to be reviewed and approved by City of Renton Public Works department prior to construction. Further, the applicant shall coordinate with the abutting property owners in the Parkside Court development in establishing the finished grade along the common property line between the developments. Any filling or grading on the Parkside Court development will require permission from the affected property owners. Sorry to get this to you so late, but it took some time for the additional surveying and , mapping. The neighbors in the Parkside Court development have been very nice to work with. I don't believe that they are opposed to the Emma's Plat development per se, but they do have legitimate concerns. I believe that the proposed condition 4 addresses these concerns. Please call me at (425) 392-0250 if you have,any questions. Very truly yours, BAIMA & HOLMBERG, INC. ~~ Shupe Holmberg, PE PLS cc: Bill Hughes ~ David Day _ " ...,·/'""j,f.,·-""k-· WSH :bb/l 004-0nJasonJordan " .. ,s." --I ............... ,y ••• -------.. _-... _-PRELIMINARY PLAT OF EMMA'S PLAT PRELIMINARY PtA T MAP I ~12 53 :;,;5 ~r I I -J- ~ __ ~I ~~ ~ (l48rh AVE SE) AWER STREFF (NOTOPEN) :g ------------____ -L---_ -131l.~· -~~ S 00"18'44" W 131' 62' -socne' ... •• BY o-,TE .tA'R 21-----, 06 t ~. na 'l</ iii Ii • --.IIII.SII"''''·'TII" -------.. _------ L.YONS AVE SE_ (146th-AVE SE) -(' ,\ , , ....... " \ \ I , I \' PRELIMINARY PLAT OF EMMA'S PLAT GRADING PLAN -'j---t e e 3 "- ... '" o Z I-12 g:5 ~ 0.. Q. u >-If) C ~< 3 Z:::;; '-'S ~ (.!) 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A n<> I I ~1<' II§.. 143rd Ave. SE II ~ ....... ~ en 144th Ave. SE ~ D" UJ ~ tONING MAP B~K RESIDENTIAL ~ Resource CODservation ~ Residential 1 dulac ~ Residential 5 dulac ~ Residential 8 dulac I RMH I Residential Manufactured Homes .I R-!O I Residential 10 dulac I R-t41 Residential 14 dulac I RH-] I Re_sidential Multi-Family Infill MIXED USE CENTER ~ Center Neighborhood- @] Center Suburban- ~ Urban Center -North ~ Urban Center -North 2 @] Center Downtown- ~ Center Office Residential COMMERCIAL INDUSTRIAL ~ industrial -Heavy 0 industrial -Medium IT] Industrial -Light (P) Publicly owned --Renton City Limits --Adjacent City Limits _ Book Pages Boundary I RH-N I Residential Multi-Family Neighborhood Cen~er IRH-C I Residential Multi-Family Suburban Center ~ Commercial Arterial- ~ Commercial Office- @] Convenience Commercial KROll PAGE IRH-T I ReSidential Multi-Family Traditional I RM-U I Residential Multi-Family Urban Cenlert' • May include Overlay Districts. See AppendiI maps. For additional regulations in Overlay Districts. please see RMC 4-3. PAGE# INDEX SECTrrOWWRANGE ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Emma's Plat PROJECT NUMBER: LUA-04-025, PP, ECF LOCATION: 100 Block of Lyons Ave. NE DESCRIPTION: The applicant is requesting Environmental (SEPAl Review and Hearing Examiner Preliminary Plat Approval for a 10-lot subdivision of a 4.32-acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,781 square feet to 10,619 square feet. The subject site contains areas designated as containing both a Category 1 and Category 2 wetland, which are located along the western boundary and eastern one-third of the site. As part of this development proposal, the applicant has requested to fill approximately 10,744 square feet of existing wetland and create 13,339 square feet of new wetland and enhance 15,640 square feet of eXisting wetland. In addition, the applicant proposed to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet on the western side of the Category 2 wetland, which would result in a larger side and rear yard area for proposed Lots 5, 6, and 7. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 3, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing wiil be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the 7th floor of City Hall, 1055 South Grady Way, Renton, Washington, on May 11, 2004 at 9:00 AM to consider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. .... e,:J1Kt,r-Wheeler, Mayor April 16, 2004 Shupe Holmberg Baima & Holmberg 100 Front Street S Issaquah WA, 98027 • SUBJECT: Emma's Plat LUA-04-025, ECF, PP Dear Mr. Holmberg: CITY. RENTON PlanningIBuildiIiglPublic Works Department Gregg ~immerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject· project The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigatiori' Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 3, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Rent6n~ 1055 SO,Lith Grady Way, Renton; WA 98055. Appeals to fhe Examiner are governed by City of Renton Municipal Code Section 4~8-110.B, Additional information 'regarding the appeal process may be obtalnedfrornthe Renton City Clerk;s Office; (425) 430-6510. If the Environmental Determination is appealed, a public hearing date wil,! be set and aU parties notified. . ". . . , . The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call meat (425) 430~7219 . . For the Environmental Review Committee, q~/J~ ~s~nKord~ . Senior Planner cc: A. Acheson, M. Woodbridge, D. Day, D. & J. Bardsley, B. & B. Nelson fParties of Record William Wofford fOwner Bill Hughes fApplicant Enclosure -------------IO-5-5-S-ou-ili-G--ra-dy-W--ay---R-e-n-to-n-,W-a-~-h-in-gt-o-n-9-80-5-5------------~ * This paper contains 50% recycled material. 30% post consumer AHEAD OF THE CURVE • Wheeler, Mayor CITY. RENTON PlanningIBuildingfPublic Works Department Gregg Zimmerman P.K, Administrator April 16, 2004 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on April 16, 2004: . . DETERMINATION OF NON-SIGNIFICANCE-MITIGATED PROJECT NAME: PROJECT NUMBER: Emma's Plat. LUA-04-025, PP, ECF LOCATION: 100 Block of Lyons Avenue NE DESCRIPTION: The applicanf is requesting Environmental (SEPA) Reviewand Hearing ExaminerPreliminary Plat Approval for a 1 Oclot subdivision of a 4;32-acre site. The residential plat would create lots infendedfor the construction of detached single~family homes --.: ranging in lot size from 7,781 square feet to 10,619 s,quare feet The subjectsite contains areas designated as containing both a Category 1 and Categciry2wetland, which are located along the western boundary and eastern one-third of the site. As part of this development proposal, the applicant· has requested to fill approximately 10, 7 44squi:lr~feetof existing wetland and create 13,339 square feet of new wetland and enhance 15,640 square feet of existing wetland. In addition, the applicant proposedto use wetland buffer averaging in order to reduce the required 50-foot wide . buffer to 25 feet on the western side of the Category 2 wetland, which would result in a larger side and rear yard area for proposed Lots 5, 6, and 7 . . Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 3, 2004. Appeals must be-filed in wi-iting together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton. Municipal Code Section 4-:8-110.B. Additional information regarding the appeal process maybe obtained from the Renton City Clerk's Office, (425) 430~,6510. . If you have questions, please call me at (425) 430-7219 For the Environmental Review Committee, 4!~ . Jason E.Jordan Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office ~ -tE='lmlc;;IOrl's~u1TI'F!e---I-:O-S-S-S-o-u-th-G-ra-d-y-W-ay---R-en-t-o-n,-:W:---as-h-i-ng-t-o-n-9-g-0-S-S---------' R E N TON * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURV·E CiTY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: DESCRIPTION OF PROPOSAL: LEAD AGENCY: LUA-04-025, ECF, PP Emma's Plat Bill Hughes 100 Block of Lyons Ave. NE The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for a 10-lot subdivision of a 4.32- acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,781 square feet to 10,619 square feet. The subject site contains areas designated as containing both a Category 1 and Category 2 wetland, which are located along the western boundary and eastern one-third of the site. As part of this development proposal, the applicant has requested to fill approximately 10,744 square feet of existing wetland and create 13,339 square feet of new wetland and enhance 15,640 square feet of existing wetland. In addition, the applicant proposed to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet on the western side of the Category 2 wetland, which would result in a larger side and rear yard area for proposed Lots 5, 6, and 7. The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. All debris and demolition materials must be removed from the site and properly disposed of in an approved off- site location. If underground tanks or hazardous materials are encountered during site preparation, the applicant must contact the City to discuss appropriate soils testing and disposal measures (e.g., Fire Department tank removal permits and verification soils are not contaminated). 4. Asbestos abatement may be necessary prior tot he removal 0 f the dilapidated structures present 0 n the site. Certification from Puget Sound Air Quality Authority may be required prior to the issuance of demolition permits for the project. 5. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 1. A fire hydrant with 1 ,000 G PM fire flow is required within 300 feet 0 f a II new single-family structures. 1ft he building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Fire Department access roads are required to be paved, 20 wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. Plan Review -Surface Water 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. Water service stubs are required to be installed to the each building lot prior to recording of the plat. Plan Review -Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system will be required. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Transportation 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcel with Lyons Ave NE and along the new street interior to the plat. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. Property Services 1. See attached Property Service comments dated March 16, 2004. CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA-04-025, ECF, PP PROJECT NAME: Emma's Plat APPLICANT: Bill Hughes LOCATION OF PROPOSAL: 100 Block of Lyons Ave. N DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for a 1 O-Iot subdivision of a 4.32-acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,781 square feet to 10,619 square feet. The subject site contains areas designated as containing both a Category 1 and Category 2 wetland, which are located along the western boundary and eastern one-third of the site. As part of this development proposal, the applicant has requested to fill approximately 10,744 square feet of existing wetland and create 13,339 square feet of new wetland and enhance 15,640 square feet of existing wetland. In addition, the applicant proposed to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet on the western side of the Category 2 wetland, which would result in a larger side and rear yard area for proposed Lots 5, 6, and 7. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall be required to perform all earthwork activities during the drysummer months of August through October, unless otherwise approved by the Development Services Division. This condition shall be subject to the review and approval of the Development Services Division. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. This project shall be subject to the 1998 King County Surface Water Design Manual. 4. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated February 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. 5. The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. 6. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to recording of the plat. In addition, a sign shall be located along the fence in a conspicuous location indicating the presence of a wetland and its associated buffer. 7. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 8. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. ' 9. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family home prior to the recording of the final plat. e CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): APPLICANT: PROJECT NAME: DESCRIPTION OF PROPOSAL: LOCATION OF PROPOSAL: LEAD AGENCY: LUA-04-025, ECF, PP, ECF Bill Hughes Emma's Plat The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval for a 10-lot subdivision of a 4.32- acre site. The residential plat would create lots intended for the construction of detached single-family homes -ranging in lot size from 7,781 square feet to 10,619 square feet. The subject site contains areas designated as containing both a Category 1 and Category 2 wetland, which are located along the western boundary and eastern one-third of the site. As part of this development proposal, the applicant has requested to fill approximately 10,744 square feet of existing wetland and create 13,339 square feet of new wetland and enhance 15,640 square feet of existing wetland. In addition, the applicant proposed to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet on the western side of the Category 2 wetland, which would result in a larger side and rear yard area for proposed Lots 5, 6, and 7. 100 Block of Lyons Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 2, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: April 19, 2004 April 13, 2004 STAFF REPORT A. BACKGROUND ERC MEETING DATE Project Name: Applicant: File Number: Project Manager: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDA TfON: • City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT April 13, 2004 Emma's Plat Bill Hughes 15220 Cedar Grove Road Issaquah, W A 98027 LUA-04-025, ECF, PP, ECF Jason E. Jordan, Senior Planner The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Preliminary Plat Approval fora 10-lot subdivision of a 4.32-acre site. The residential plat would create lots intended for the construction of detached single-family homes - ranging in lot size from 7,781 square feet to 10,619 square feet. The subject site contains areas designated as containing both a Category 1 and Category 2 wetland, which are located along the western boundary and eastern one-third of the site. As part of this development proposal, the applicant has requested to fill approximately 10,744 square feet of existing wetland and create 13,339 square feet of new wetland and enhance 15,640 square feet of existing wetland. In addition, the applicant proposed to use wetland buffer averaging in order to reduce the required 50-foot wide buffer to 25 feet on the western side of the Category 2 wetland, which would result in a larger side and rear yard area for proposed Lots 5, 6, and 7. 100 Block of Lyons Avenue NE N/A Proposed New Bldg. Area: N/A 4.32 acres Total Building Area gsf: N/A Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigate.d (DNS-M). "-i I ! I I Project Location Map .. ~».~;;;;:;;;i.e;:::;;~~;e~~a~ : ....... _.-.iI'l-lO~""! ercrpt #2 (added KC 1998 manual condi).doc City of Renton PIBIPW Department EMMA'S PLAT REPORT April 13, 2004 B. RECOMMENDATION Enviro~tal Review Committee Staff Report LUA-04-025, ECF, PP Page2of6 Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINA TION OF NON-SIGNIFICANCE Issue DNS with 14 day A eal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MITIGA TION MEASURES DETERMINA TlON OF XX NON -SIGNIFICANCE -MITIGA TED. XX Issue DNS-M with 14 da Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. 1. The applicant shall be required to perform all earthwork activities during the dry summer months of August through October, unless otherwise approved by the Development Services Division. This condition shall be subject to the review and approval of the Development Services Division. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume \I of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. This project shall be subject to the 1998 King County Surface Water Design Manual. 4. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated February 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. 5. The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. 6. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to recording of the plat. In addition, a sign shall be located along the fence in a conspicuous location indicating the presence of a wetland and its associated buffer. 7. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 8. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 9. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 10. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single family home prior to the recording of the final plat. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the fol/owing project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The subject site is generally flat and is characterized by having very little slope. The site gradually slopes towards the middle from the east and west at less than a 5% slope. The applicant submitted a geotechnical report prepared by Dennis Joule, dated February 2004. According to the report, the geology of the site is underlain by ercrpt #2 (added KC 1998 manual condi).doc City of Renton PIBIPW Department EMMA'S PLAT REPORT April 13, 2004 EnViroretal Review Committee Staff Report LUA-04-025, ECF, PP Page 30{6 Vashon till (Vt). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till approximately three feet thick. The ablation till is loose and it is in the material that soils of the Alderwood series formed. The consultant dug several test pits throughout the site. During the excavation, the geologist encountered medium dense silty fine to medium sand over moderately consolidated glacial till. The report concludes that the site is suitable for the proposed development, provided the applicant carefully backfills with compacted on-site inorganic soil or approved import soil. The engineers also notes that conventional shallow foundations bearing on firm natural soil or compacted structural fill would be acceptable. However, do to the high ground water table encountered at the site, the geotechnical engineer does recommend that all earthwork activities be performed during the dry summer months of August through October. Therefore, staff recommends that this recommendation also be incorporated into a required mitigation measure for the project, unless otherwise alloWed by the Development Services Division. The property is vegetated with mostly short scrub bushes, field and wetland grasses along with multiple fir, cedar, maple, alder, cottonwood and willow trees. As proposed, all vegetation on the property would be removed with the exception of the vegetation located within the Category 2 wetland and its associated buffer (excluding where buffer averaging and minor wetland filling is being proposed). Earthwork activities for the project are estimated at 12,000 cubic yards of clean fill material being imported to the site. The fill would be utilized for the required improvements and building pads. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements and SEPA mitigation measures. In order to ensure minimal construction impacts on neighboring properties, staff recommends that the applicant be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Storm water Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. Mitigation Measures: • The applicant shall be required to perform all earthwork activities during the dry summer months of August through October, unless otherwise allowed by the Development Services Division. This condition shall be subject to the review and approval of the Development Services Division. • The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations; 1998 KCSWDM 2. Water -Stormwater Impacts: The applicant has submit~ed a Drainage Report prepared by Baima & Holmberg Inc, dated January 2004 with the land use application. The report indicates that on-site surface water currently sheet flows south across the property and is discharged to an existing 12-inch pipe located along the southern property boundary. From the site, flows run east and south into a series of pipes, catch basins and detention facilities, eventually flowing into Maplewood Creek. From Maplewood Creek, the discharge flows into the Cedar River approximately one and three- quarter miles from the site. The applicant proposes to provide a drainage tract for a wetpond to accommodate current and proposed stormwater runoff. The 24,856 square foot drainage tract is proposed to be located in the southeast corner of the property. Stormwater runoff from the proposed development would be collected in catch basins and conveyed in underground pipes to the stormwater drainage facility within the tract, at which time would then settle and disperse into the existing stormwater system located south of the site. Because of existing drainage problems located in this recently annexed area of the City, staff recommends that the stormwater facilities be designed in accordance with the 1998 King County Surface Water Design Manual, including water quality treatment and infiltration at present rates to allow ground water recharge. According to the drainage report, site investigation saw no evidence of overtopping of the existing wetland area that would indicate there is a problem with infiltrating runoff from the upstream properties contributing to the site. However, prior to the issuance of construction permits for the installation of the stormwater system, staff will verify the proposed drainage facility is appropriately designed to accommodate stormwater runoff (e.g., infiltration pond and/or detention vault). ercrpt #2 (added KG 1998 manual condi).doc City of Renton PIBIPW Department EMMA'S PLAT REPORT April 13, 2004 Enviro'4ttal Review Committee Staff Report LUA-04-025, ECF, PP Page 4 of6 Mitigation Measures: This project shall be subject to the 1998 King County Surface Water Design Manual. Nexus: SEPA Environmental Regulations 3. Water -Wetlands Wetland Impacts: A wetland assessment prepared by Altmann Oliver Associates, LLC was included with the application. According to the assessment, the site contains two hydraulically isolated wetlands. Wetland A is located near the western site boundary and is approximately 8,149 square feet in size and is categorized as a Category 3 wetland. Wetland B is located near the eastern one-third of the site and is approximately 18,235 square feet in size and is categorized as a Category 2 wetland. As required by code, the Category 3 wetland is required to provide a 25- foot buffer while the Category 2 wetland is required to provide a 50-foot buffer width. As a result of the subdivision, the applicant is proposing to fill wetland A (Category 3) and fill approximately 3,416 square feet of Wetland B (Category 2). As a result of the proposed filling, the applicant is electing to create 13,339 square feet of new wetland area and enhance 15,640 square feet of existing wetland area within Wetland B. The new wetland area is proposed to be created along the eastern boundary of the existing Wetland B, while the ehhancement is planned to occur within existing Wetland B. In addition, the applicant is proposing to average the western buffer of Wetland B in order to reduce a portion of the buffer to 25 feet and allow for an adequate building area and access ways on proposed Lots 5, 6 and 7. Specifically, the applicant is proposing to average approximately 6,674 square feet of the western buffer of Wetland B and replace it with over 15,000 square feet of buffer on the eastern side of Wetland B. The additional wetland buffer area, totaling 15,078 square feet, is 8,404 square feet greater than the reduced wetland buffer area. The reduced wetland buffer width would not be less than 50% of the required buffer width or less than 25 feet and would be in compliance with code provisions allowing buffer averaging (RMC 4-3-050M). Upon completion, all of the revised Wetland B along with the amended buffer would be located within a 63,764 square foot sensitive area tract (Tract A). In order to ensure the wetland continues to function at a satisfactory level, staff recommends that the applicant be required to adhere to all recommendations contained within the wetland evaluation report. Staff also recommends that the applicant be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. This condition would ensure the wetland is not disturbed during project construction. In addition, staff recommends that the applicant be required to construct a split-rail or other approved fence and place sign age indicating the presence of an environmentally sensitive area in order to denote the edge of the wetland buffer. Staff also recommends a wetland mitigation condition, which prohibits vegetation removal within the wetland or its associated buffer. Lastly, staff recommends that the applicant place all of Tract A within a Native Growth Protection Easement (NGPE), which would ensure the site is left in a natural and undisturbed state. Mitigation Measures: In order to ensure the wetland is protected and will continue to function as planned in the future the following mitigation measures will be required: • The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated February 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. • The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. • The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division along the edge of the wetland buffer boundary prior to recording of the plat. In addition, a sign shall be located along the fence in a conspicuous location indicating the presence of a wetland and its associated buffer. • No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. • The applicant shall be required to record a Native Growth Protection Easement over Tract A prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations, Critical Area Regulations ercrpt #2 (added KC 1998 manual condi).doc City of Renton PIBIPW Department EMMA'S PLAT Enviroretal Review Committee Staff Report LUA-04-025, ECF, PP REPORT April 13, 2004 PageS of6 4. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and fees. As the proposal would add 10 new single-family residential lots to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family lot. The total fee is estimated at $4,880.00 (10 new lots x $488.00 = $4,880.00). The payment of the fee is required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. Transportation Impacts: Access to the site is proposed via Lyons Avenue SE. From Lyons Avenue SE, the subject site would then be served via a new 42-foot wide public right-of-way with 32 feet of pavement width. The new roadway would terminate in a hammerhead turnaround, between proposed Lots 4 and 5, west of Wetland B. As the proposal would result in an increase in traffic trips to the City's street system, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip. Each new residence within the new lots is expected to generate approximately 9.57 trips per day. Therefore, the Traffic Mitigation Fee is estimated at $7,177.50 (10 new lots x 9.57 trips x $75 per trip = $7,177 .50). The fee is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 6. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property (e.g., Maplewood Community Park) and it is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $5,307.60 (10 new lots x $530.76 = . $5,307.60) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single- family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. -L Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 2, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on ercrpt #2 (added KC 1998 manual condi).doc City of Renton PIBIPW Department EMMA'S PLAT Envir0r4ttal Review Committee Staff Report . LUA-04-025, ECF, PP REPORT April 13, 2004 Page 6 of 6 Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. All debris and demolition materials must be removed from the site and properly disposed of in an approved off-site location. If underground tanks or hazardous materials are encountered during site preparation, the applicant must contact the City to discuss appropriate soils testing and disposal measures (e.g., Fire Department tank removal permits and verification soils are not contaminated). 4. Asbestos abatement may be necessary prior to the removal of the dilapidated structures present on the site. Certification from Puget Sound Air Quality Authority may be required prior to the issuance of demolition permits for the project. 5. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Fire Department access roads are required to be paved, 20 wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. Plan Review -Surface Water 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review--Water 1. Water service stubs are required to be installed to the each building lot prior to recording of the plat. Plan Review -Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system will be required. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Transportation 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcel with Lyons Ave NE and along the new street interior to the plat. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. Property Services 1. See attached Pro ert Service comments dated March 16, 2004. ercrpt #2 (added KC 1998 manual condi).doc --J W Z a::Q 0..1-a: o a.. 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Jericho AJ I en t-~"-'-'I~ S I tONING MAP BO~K RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac ~ Residential 5 dulac ~ Residential 8 dulac I RMH I Residential Manufactured Homes I R-IO I Residential 10 dulac I R-141 Residential 14 dulac I RM-I I Residential Multi-Family Will MIXED USE CENTER ~ Center Neighborhood- ~ Center Suburban- ~ Urban Center -North ~ Urban Center -North 2 ~ Center Downtown- I COR I Center Office Residential COMMERCIAL INDVS'!'RJAL ~ Industrial -Heavy ~ Industrial -Medium. o Industrial -Light (P> Publicly owned ---Renton City Limits --Adjacent City Limits _ Book Pages Boundary I RH-N I Residential Multi-Family Neighborhood Center IRH-C I Residential Multi-Family Suburban Center ~ Commercial Arterial- ~ Commercial Office- CEQ Convenience Commercial KROLL PAGE IRH-T I Residential Multi-Family Traditional I RH.-u I Residential Multi-Fannly Urban Center4' • May include Overlay Districts. See AppentiD: maps. For additional regulations in Overlay Districts. please see RMC 4-3. PAGE# INDEX SECT;rOWNlRANGE DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM March 16,2004 Jason Jordan Sonja 1. Fesser j!€ Emma's Plat, LUA-04-025, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The Land Use Permit Master Application notes that William Wofford is the owner of the subject plat property. The preliminary plat drawing notes that Bill Hughes, LLC is the property owner. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP.and LND-1O-0412, respectively, on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the fmal plat will be different from the preliminary plat and is unknown as of this date. Provide a direct tie to the subject plat property from the City of Renton Survey Control Network. The geometry will be checked by the city when the direct tie is provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Include a statement of equipment and procedures used, per WAC 332-130-100. \H:\Fi\e Sys\LND -Land Subdivision & Surveying Records\LNO-IO -Plat~\04\2\RV040308.doc '. March 16, 2004 Page 2 Indicate what has been, or is to be, set at the comers of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will need to be noted on the drawing. On the final plat submittal, remove all references to utility facilities, existing curb and sidewalk and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove all references to the building setback lines currently noted on the proposed lots. Setbacks will be determined at the time that building permits are issued. Required City of Renton signatures, on the final plat drawing, include the Administrator of PlanninglBuildinglPublic Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the drawing. Note that if there are'restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat will be recorded first (with King County). The recording number(s) for the associated document(s) should be referenced on the plat drawing. A new private easement is shown for access and utilities (?) over Lot 5 to benefit Lot 6. Since the new lots created via this plat will be under common ownership at the time of plat recording, there can be no new easement established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, i1. the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and all future H:\Pile Sys\LND -Land Subdivision & Surveying Records\LND-1O -Plats\0412\RV040308.doc\cor March 16, 2004 Page 3 purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The private access easement requires a "NEW PRIV ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement on the plat drawing. See the attachment. The current position of the city concerning ownership of sensitive areas and storm detention ponds apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Emma's Plat Homeowners' Association (HOA) for a sensitive area. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording of this plat, Tract "B" is hereby granted and conveyed to the Emma's Plat Homeowners Association (HOA) for a storm detention tract. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\Fi\e Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0412\RV040308.doc\cor Title for both ofthe following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIV ATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIV ATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use. the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNER OF LOT SHALL HA VB OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE 'RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIV ATE SIGNAGE, AND OTHER INFRASTR~CTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET~ PROPERTY SERVICYE REVIEW FOR SUBDIVISIONS NO .• --'1....,2.--<--__ _ APPLICANT: WOFF0Bt::> ) WII 1 IAJv1 RECEIVED FROM ___ ----:-:--:---,-_ (date) JOB ADDRESS: 100 B 0Ck'-OF 0(ObJp AYE k.1E WO#_""",-7~e...".e ... e~ _____ _ NATURE OF WORK: IO-1....crC 1 OU9 1?!...A( (E.MMA.:~ 1?l-At ') LND#=/O~--"O...L4==Ik.e~ ____ _ X PRELIMINARY REVIEWOfsUlmIVISION BY LONG PLAT, NEED MORE INFORMATION: -LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s -VICINITY MAP -FINAL REVIEW OF SUBDIVISION, TillS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOT AGE SUBJECT PROPERTY PARENT PID# 084710 -QJS5 NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid --::-:-_---::-SDC fees; due to connection to City utilities prior to existance of SDC fee Ord. SP LoW will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. f, NO· I d . f,·d I· fi th f The following quoted ees do T mc u e mspectlOn ees, Sl e sewer permIts, r w permIt ees or e cost 0 water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A~reement (pvt) WATER -0- Latecomer A~reement (pvt) W ASTEW ATER -0- Latecomer Agreement (pvt) OTHER -0- / Special Assessment District/W ATER /-0- ~-r ~OklI~CE~bF\ ooo~ $ZZ4.se+ IUT. )( 10 "TOeE .11 _.=t- Special Assessment Distnct/W AST A TER LJUITe, T Joint Use A~reement (METRO) - Local Improvement District * - Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS/ SDC FEE -Pd Prevo -Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single family residential $1,525/unit x /0 $ 15]G50.00 Mobile home dwelling unit $1220/unit in park Apartment, Condo $915/unit not in CD or COR zones x Commercial/Industrial, $0.213/sq. ft. ofp_roperty (not less than $1,525.00) x Boeing, by Special Agreement/Footprint of Bldg plus ,15ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER -Estimated -Pd Prevo -Partially Pd (Ltd Exemption) -Never Pd Single family residential $900/unit x 10 $qlOOO.OO Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x Commercial/Industrial $0.126/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURFACEW ATER .. Estimated -Pd Prevo .. Partially Pd (Ltd Exemption) -Never Pd Single family residential and mobile home dwellin~ unit $715/unit x 10 $71'50.00 All other properties $0.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL $ 3/9/04- I bATE '< '" ID 0 IIJ 0 ... .r:. ... ID <: ... (D ~ Square footage figures are taken from the King County Assessor's map and are subject to change. ;:J 0 Current City SDC fee charges apply to ___________________ _ EFFECTIVE January I, 2004 City of Rein Department of Planning / Building / Public .S ENVIRONMENTAL & DEVELOPMENf APPLICA TION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE: MARCH 22, 2004 v !.. APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 0 APPLICANT: Bill Hughes PROJECT MANAGER(lason Jordan A PROJECT TITLE: Emma's Plat PLAN REVIEW: Jason ;;rdan ---r ) SITE AREA: 4.32 acres BUILDING AREA (gross): NIA \o~- LOCATION: 100 block of Lyons Ave. NE I WORK ORDER NO: 77228 SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and is comprised of one large tax parcel consisting of 4.32 acres. Access to the site is proposed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LighVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services y Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad~i0F{ information is needed to properly assess this proposal. cY~ ~3~-Z~~~~~~~' ____ __ Signature of Director or Authorized Representative Date Routing.doc Rev. 10193 03/25/2004 12:59 3913055 BAIMA HOLMBERG INC e3.!25!28~"12,>~7 ...~~;l' •. ::::::.:::: .... . ;~' . . ,~ ;. . ,,:.-:. Th/:l certiIICj!ta lJftI\IIdK Ills Sea/IIe King Ccun1y Cepanmal1l of Public H8II11ft lind !/Ie ~.rt·..,.nl qf DeVlNopm.rrt IiII'Id .EnvllunmeraaJ 8Ql\11cu11 wtIIllnfDrmllion "'ClIIlC8IY 110 I\I8JuSre C!ovOlopment PIOpOIIliI. .. I L----:-~.·~~· ··~··\·~7' ~:;:,.;;...,. .. ,~, .. ,..,.;. ... :.+: . .-;... . .:::;::..::-.::.:::-~_-----.J-I\II!!!m-IIIII!!...-_-_-_-__ ---.J.· :.~~I~:i;o_r_Pu_D_ .. ~ .. ___ _ ~.~51':BV· .; .. '; loaltlgn; ~;~o:i~.!I) l~.PI! -~ fIIiit • J .' ," ,. . ~ '. . " : ~ . 1. 2. ~. j. .~ .... ~: .:. ~~~ ~~~jI~te limItS 01' the dIJb1cr., or ties been gnsl1llld 1IO.r.QiIy RevIew DoIIrd ., .'\ .~~~=.~~i!1he If!stIIct or dfy,or III -Mthln the CDUnty apprDWld seM~ area at II .ot.:<~:.<; ..~;:·;::i·..·· . 011 .. , .. ~ ~~";~:~.~IIO) IpP!'OYal wUi be neo:ssery 10 provide serVa. 4. . ~ ;ii~.:·~_~·~~ II(Id dunIl!Dn INita=<! below lit na ,. d,an 2.0 pal msIISU'9:i at tI'e ... :-.. ~ ~Rln:'·S\~~;h:llUlldlnQIllnlpo"'" (oru milf1<acI on ttIe~.ed mao): ·.·.ilJ~.;r.l~rJ~f'·~~l p= .. ..........-•...• :. , •..... IiIP!11. .... .... :::~{;.~"diil~~ whlc11·1nc:ludes mulDfainUr 6tJUalJl1IC reqiJl'8 n()\o,l !.est !It cr.~~~~~ .. ~· . 5;· . g.. ... ;~;~ ~~~_{\Qht orwntw right d!i!!NI ~dc'Ilt IP ~ ~IQ!. 0It~ :;<;::r::~,; ... :';: ;~~ .. <;::'~; -.. . _. -. . . .- o . b •. : ~~~n¢~i!V~ri«bs'ry WIlr!r ~;htt Q. WISter I1gl1t cIIIlm" CllI1Il111',ntfI'~Ii\d(riiii:;:~~»2!iIi;Op,.M.iii2l:'tlijli;,";iI.OD, WfAS12S.OD f'or.8ad1lot . , .... . ,,' :",:, . .; . ... ,'; :',: . ~' . . . " ~. .. ... '\ .' .,< .~ . . ,,: : .' . ,": ..... ;: .. "" . ~;: .. . ~f . PAGE 02 DATE: TO: FROM: SUBJECT: • CITY OF RENTON MEMORANDUM March 19, 2004 Jason Jordan Juliana Fries (x:7278) Emma's Plat -LUA 04 -025 100 Block of Lyons Ave NE • I have reviewed the application for this 10-lot plat, located at the 100 Block of Lyons Ave NE, and the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS The proposed development is within the water service area of Water District 90 (WD 90). The applicant included a Certificate of Water Availability. According to the document, the District's system can provide a minimum of 1,000 gpm of available fire flow per fire hydrant. The proposed project is located outside the Aquifer Protection Zone. There is an existing 8" sewer main in Lyons Ave NE. There is sewer main up to the northeast corner of the property, in Nile Ave NE. A storm drainage plan and drainage report was submitted. The applicant is proposing a pond for detention and water quality. This project drains to Maplewood Creek. There are no curb/gutter and sidewalks fronting this parcel with Lyons Ave NE. CODE REQUIREMENTS WATER 1. Water service stubs are required to be installed to the each building lot prior to recording of the plat. SANITARY SEWER 1. A sewer main extension to connect to the existing sewer system will be required. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Development Charges (SOC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. SURFACE WATER • • 1. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality imprevements. 2. The Surface Water System Development Charges (SOC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. TRANSPORTATION 1. Street improvements including, but not limited top aving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcel with Lyons Ave NE and along the new street interior to the plat. 2. The traffic mitigation fee of $75 per additional generated daily trip shall be assessed at a rate of 9.57 trips per single-family residence. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards CONDITIONS 1. The applicant shall comply with the recommendations contained in the "Geotechnical Engineering Report" dated February 3, 2004. 2. Per the Geotech Report recommendations, earthwork shall be performed during the dry summer months, unless approved by Development Services. 3. This project shall comply with the erosion control measures per the Department of Ecology Manual. cc: Kayren Kittrick e e City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: op\ 911'\ ~,~ COMMENTS DUE: MARCH 22, 2004 APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 8, 2004 APPLICANT: Bill Hughes PROJECT MANAGER: Jason Jordan PROJECT TITLE: Emma's Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.32 acres BUILDING AREA (gross): NIA LOCATION: 100 block of Lyons Ave. NE I WORK ORDER NO: 77228 SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the Residential five (R-5) dwelling units per . acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and is comprised of one large tax parcel consisting of 4.32 acres. Access to the site is proposed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. . A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS ~ a;I:t:-~~~ We have reviewed this application It particular attention to those areas in which we have expertise and have identified areas of probable impact or additiona,l infonnatio s needed to properly assess this proposal. 3/10;/oL( Date Rev. 10193 City of Rei Department of Planning / Building / Public W. ENVIRONMENTAL & DEVELOPMENT APPLICA TION REVIEW SHEET COMMENTS DUE: MARCH 22, 2004 APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 8, 2004 APPLICANT: Bill Hu hes PROJECT TITLE: Emma's Plat PLAN REVIEW: SITE AREA: 4.32 acres BUILDING AREA LOCATION: 100 block of L ons Ave. NE WORK ORDER NO: 77228 SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and is comprised of one large tax parcel consisting of 4.32 acres. Access to the site is proposed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this app/ic with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional inform f n is needed to properly assess this proposal. Date Rev. 10193 City of Re! flnlf / Bu,,"ing / PuMc W! ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~"<e COMMENTS DUE: MARCH 22, 2004 APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 8, 2004 APPLICANT: Bill Hughes PROJECT MANAGER: Jasbn..r~rd@ {('l ~ r '(';,.f7 IT; .rr::\ iii J) l!::J \':;.1 l!::J " \_1 l!::J1 PROJECT TITLE: Emma's Plat PLAN REVIEW: Jason Jordc;l[l) I SITE AREA: 4.32 acres BUILDING AREA (gross): NJr, 1 1 ,,", '" """'. I I 1" UI IVII'm - u 'UUlt L.::.J LOCATION: 100 block of Lyons Ave. NE WORK ORDER NO: 77228,: ~ I l SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the Resipential T1veJm~Qr."f~llroJ~nitS per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The ,site is 10'4t~~deastlpf·:hy.~& Avenue NE and is com rised of one large tax parcel consisting of 4.32 acres. Access to the site is prop :'M~ from LYOA5:A' ." ',~'~._, ~.~, p Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B; POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS d-/ 5 e<. til flU/Lic! Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation. Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet with particular attention to those areas in which we have expertise and have identified areas of probable impact or is .. """ to properly .""'55 th~ proposal. -:J AA i Date ' ( Rev. 10/93 DATE: TO: FROM: SUBJECT: • CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM March 9, 2004 Jason Jordan, Senior Planner ~ Jim Gray, Assistant Fire Marsh Emma's Plat, 100 Blk. Lyons Ave E -" Woodhaven Plat ". MITIGATION ITEMS; 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20 wide. ( Lot 6). Dead end roadways over 150 feet in length are required to have an approved turnaround. See attached diagram. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. . '. • • . FIRE APPARATUS ACCESS ROADS . RENTON FIRE PREVENTION BUREAU " '1~,;-q30-7000 . ·~j~~j~~~hfj~~i¥i.~~~: . ':':~':':':':~~':':':-:':I":-:~~':':':':':':-:':':-' :::: .... :::: .... : .. : -:::::::::::::: ::~.:.:.::.:.::.:.::~.:.: :.:.:::.:.:.: .. ::~.::.: .. . 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".. .. ..... 1 e e City of Renton Department of Planning / Building / Public Works EN V I RON MEN T A L& DE VEL 0 PM E NT A P P Lie A T ION REV lEW SHE E T REVIEWING DEPARTMENT: Pro COMMENTS DU~: MARCH 22, 2004 APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 8, 2004 APPLICANT: Bill Hu hes PROJECT MANAGER: Jason Jordan PROJECT TITLE: Emma's Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.32 acres BUILDING AREA LOCATION: 100 block of L ons Ave. NE WORK ORDER NO: 77228 SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and is comprised of one large tax parcel consisting of 4.32 acres. Access to the site is proposed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. . A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShore/ine Use Utilities Animals TranSPllrtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14.000 Feet B. POLICY-RELA TED COMMENTS '. C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Routing.doc Date Rev. 10193 .. e CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTACT: SUBJECT: March 22, 2004 Jason Jordan ,Uf1t (J RebectaLind Don Erickson Emma's Plat (formerly Woodhaven Preliminary Plat) 100 Block of Lyons Avenue NE; LUA-04-025, PP, ECF Staff reviewed this l1-lot plat as the Woodhaven Preliminary Plat on December 12, 2003 and at that time supported it (see attached memorandum). The current application is proposed as 10 lots with two tracts, one for sensitive wetland areas and the other for storm water detention. Previously staff recommended that a 6-foot wide pedestrian easement be provided along the edge of Tract AC connecting the north and southern boundaries of the plat. Future subdivision to the north will continue the sensitive areas allowing for the interconnectivity of these plats. Recommendation: Support this proposed lO-lot subdivision. Attachment cc: Don Erickson Document2\cor CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: ST AFF CONTACT: SUBJECT: December 12,2003 Jason Jordan Rebecca Lind Don Erickson Woodhaven Preliminary Plat, 100 Block of Lyons Avenue; PRE 03-118 The applicant is proposing to develop a 4.32-acre parcel along Lyons Avenue NE into all-lot subdivision. Nearly an acre of the site (0.92 acres) is considered to be Class II and Class ill wetlands. The applicant is proposing filling one Class ill wetland and a portion of another while retaining most of the remainder as an amenity for future residents. The site lies immediately north of the 21-lot Parkside Court subdivision and would be completely independent of this subdivision. The site is designated Residential Low Density (formerly Residential Rural) on the Comprehensive Plan Land Use Map and zoned R-5, five units per net acre. Relevant Comprehensive Plan Land Use Policies are attached. Analysis: Although there is no established minimum density for subdivisions in the Residential Low Density designation the applicant's proposal appears to achieve a net density of approximately 4.82 units per net acre (Policy LU-26). Unfortunately, the proposed subdivision does not connect directly into Parkside Court to south since that subdivision made no effort to connect to the undeveloped lots to the north. Objective LU-M addresses the need to provide both vehicular and pedestrian linkages between neighborhood~ in an efficient interconnected network of roads and pathways. Staff believes provisions should be made to provide a pedestrian easement to Tax Lot No. 054710-0051, immediately to the north. Policy LU-70 also addresses the need for an interconnecting of pathways, bikeways, streets and sidewalks connecting existing and future development. Conceivable an interconnecting pathway might be provided along the edge of the proposed 25' wetland buffer so that neighboring subdivision residents could better interact without having to depend on the automobile. Recommendation: Support this proposed II-lot subdivision while encouraging the applicant to provide a minimum six-foot wide pedestrian easement between the north and southern edges of their proposed plat. Attachment cc: Don Erickson H:\EDNSP\lnterdepartrnental\Development Review\Preapps\Cornrnents\RR\Woodhaven Prelim Plat.doc\cor City of Rent Department of Planning / Building / Public wi ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Eeol'\~ ~ t)£,..V. COMMENTS DUE: MARCH 22, 2004 APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 8, 2004 APPLICANT: Bill Hughes PROJECT MANAGER: Jason Jordan PROJECT TITLE: Emma's Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.32 acres BUILDING AREA (grossl: NIA LOCATION: 100 block of Lyons Ave. NE WORK ORDER NO: 77228 SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and is comprised of one large tax parcel consisting of 4.32 acres. Access to the site is proposed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is . planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Ub"/ities Animals Transportation Environmental Health Public Services Energy/ HistoriclCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Rouling.doc Date Rev. 10/93 City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Co~VG--Ho'{\. ~V~~. COMMENTS DUE: MARCH 22, 2004 APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 8, 2004 APPLICANT: Bill Hughes PROJECT MANAGER: Jason Jordan PROJECT TITLE: Emma's Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.32 acres BUILDING AREA (gross): NIA LOCATION: 100 block of Lyons Ave. NE WORK ORDER NO: 77228 tJl JII .... -, SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the ResidentiarfiCffll.ft.WjM.welling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is 10catecl'~~~Qns Avenue NE and is comprised of one large tax parcel consisting of 4.32 acres. Access to the site is proposed from Lyons AvenMlf.lE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS ;Jo/Ve We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where dditional infonnation is needed to properly assess this proposal. Date' Rev. 10/93 City' of ReIn Department of Planning / Building / Public .5 ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'P';l .... ~.s COMMENTS DUE: MARCH 22, 2004 APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 8, 2004 APPLICANT: Bill Hughes PROJECT MANAGER: Jason Jordan PROJECT TITLE: Emma's Plat PLAN REVIEW: Jason Jordan SITE AREA: 4.32 acres BUILDING AREA (gross): N/A LOCATION: 100 block of Lyons Ave. NE I WORK ORDER NO: 77228 SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and is comprised of one large tax parcel consisting of 4.32 acres. Access to the site is prop9sed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. C. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatio 's needed to pro erty assess this proposal, Date r I Rev. 10/93 • • A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS lilt is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee From: To: Date: Subject: Jason, "David A. Day" <david.day@yb2sane.com> "Jason Jordan (E-mail) .. <jjordan@ci.renton.wa.us> 03/23/2004 11 :20:06 PM Parks ide Court Names/Addresses Below are the names and addresses of the homeowners of Parks ide Court. Thank you for ensuring that they are added as parties of record. Mark & Tammy Woodbridge 5500 SE 2ND CT RENTON, WA 98059 Bill & Barbara Nelson 5506 SE 2ND CT RENTON, WA 98059 Anthony & Tina Nguyen 5512 SE 2ND CT RENTON, WA 98059 Fangzhi Zhang & Zhi Xieh 5518 SE 2ND CT RENTON, WA 98059 Victoria & Vilay Wang 5524SE 2ND CT RENTON, WA 98059 Anne Acheson 5530 SE 2ND CT RENTON, WA 98059 Elisa Truitt 5602 SE 2ND CT RENTON, WA 98059 Kyuong-Soo & Ukiko Shin 5608 SE 2ND CT RENTON, WA 98059 Teresa Dahl 5614 SE 2ND CT RENTON, WA 98059 Randall & Catherine Bradley 5620 SE 2ND CT RENTON, WA 98059 John & Kirsten Robbins 5626 SE 2ND CT RENTON, WA 98059 Bill Meessen 5621 SE 2ND CT RENTON, WA 98059 Quyen & Helen Phung 5615 SE 2ND CT RENTON, WA 98059 John & Tamiel Truly 5609 SE 2ND CT RENTON, WA 98059 Mike & Brenda Woodbridge 5603 SE 2ND CT RENTON, WA 98059 Gary & Deborah Conklin 5531 SE 2ND CT RENTON, WA 98059 Carrie & Kenneth Partridge 5525 SE 2ND CT RENTON, WA 98059 Jamie Moy 5519 SE 2ND CT RENTON, WA 98059 David & Stephanie Carkeek 5513 SE 2ND CT RENTON, WA 98059 Ed Gun Lui 5507 SE 2ND CT RENTON, WA 98059 Rex Huong & Cecilia Shum 5501 SE 2ND CT RENTON, WA 98059 City of R!n Department of Planning / Building / Public 'kS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: c..or<9~~~\ D V\. COMMENTS DUE: MARCH 22, 2004 APPLICATION NO: LUA-04-025, PP, ECF DATE CIRCULATED: MARCH 8, 2004 A ., If C t;~t:tvl"o APPLICANT: Bill Hughes PROJECT MANAGER: Jason Jordan 1If4,f' n ... v ~ D PROJECT TITLE: Emma's Plat PLAN REVIEW: ~ ~. r!!JLII I"lL v 0 <'00.,;; SITE AREA: 4.32 acres BUILDING AREA (gross): N/A U 'wCi DIVIe>. LOCATION: 100 block of Lyons Ave. NE WORK ORDER NO: 77228 'VI\! SUMMARY OF PROPOSAL: The applicant is proposing a 10 lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and is con:Jprised of one large tax parcel consisting of 4.32 acres. Access to the site is proposed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing ; Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transporlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this app/icati ith particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informat n s needed to properly assess this proposal. Signat Routing.d , aj 1G:7/o4 Date Rev. 10/93 Project Name £fV\MA' s . Pf Project A~d(ess \ OQ "?tooL kj QI\>S /}uy Mf Contact Person J>,Ll. ~ Address ______________ _ Phone Number ._. ___________ ~ Permit Number LuA -Q tJ-07.5' '. ProjeC?t Description· 1D Lor SY" e~l.tt1\t,)~ r4VC l:and Use ..Jype: I1r" Residential o Retail . . Method ...... 01:Calculation: . . ~ ITE Trip Generation Manu.aI o Traffic Study· . o No~retail o Other CalculatiOn: "q./s::-r~" ~\) :::". ~~".l~ " . " ~S.~ v..", -,::,. :. ~\\ Tl, 51) 1~ et:> rno \\J OJ,S} ~ Lc>T {Z\o) ~~L " .. Transportation Mitigation Fee: $" I) \77. S"t> Calculated by: \S" £ I~c..r ..... Date: =3";..f-;h~~"-I-')~~J~. __ 1/ t Account Number: ________ -__ ~ Date of Payment ________ ---_ REV IS t!O NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: March 23, 2004 LAND USE NUMBER: LUA04-025, PP, ECF PROJECT NAME: Emma's Plat PROJECT DESCRIPTION: The applicant is proposing a 10-lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and i~ comprised of one large tax parcel consisting of 4.32 gross acres. Access to the site is proposed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. PROJECT LOCATION: 100 block of Lyons Ave NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely tor esult from the proposed project. Therefore, as permitted under the RCW 43.21 C.11 0, the City of Renton is using the Optional DNS-M) process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment . period. There will be no comment period following the issuance 0 f t he Threshold Determination 0 f N on-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: February 27, 2004 NOTICE OF COMPLETE APPLICATION: March 23, 2004 APPLICANT/PROJECT CONTACT PERSON: Shupe Holmberg, tel: (425) 392-0250, email: shupe@baimaholmberg.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review & Preliminary Plat Approval Construction, Utility and Building Permits Wetland Evaluation, Geotechnical Report & Preliminary Storm Drainage Report Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing tentatively scheduled for May 11, 2004 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. Single Family Residential Wetland Evaluation, Geotechnical Report & Preliminary Storm Drainage Report City of Renton Municipal Code & State Environmental Policy Act (SEPA) Proposed Mitigation Measures: 1. The applicant shall pay the applicable Transportation Mitigation Fee at the rate of $75.00 per each new average weekday trip attributable to the project, estimated to be 9.57 average weekday trips per new residence. The Transportation Mitigation Fee is due prior to the recording of the plat. 2. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. 3. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of $530.76 per each new single-family residential lot. The fee is due prior to the recording of the plat. 4. The proposed project shall be required to be designed to the standards of the 1998 King County Surface Water Design Manual. Comments on the above application must be submitted in writing to Jason E. Jordan, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on April 6, 2004. This matter is also tentatively scheduled for a public hearing on May 11, 2004, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division, (425) 430-7281, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jason E. Jordan, Tel: (425) 430-7219 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I Maplewood Nelghborh-, Neighborhood Par k If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File No.lName: LUA04-025, PP, ECF NAME: ____________________________________________________ _ ADDRESS: ________________________________________________ _ TELEPHONE NO.: _________ _ • CITY • RENTON Kathy Keolker~ Wheeler, Mayor P~anning/BuildinglPub~c Works Department' Gregg Ziinmerman P.E., Administrator March 23, 2004 Shupe Holmberg Baima & Holmberg, Inc. 1 00 Front. Street S , Issaquah, WA98027 R E'V IS E D Subject: Emmg's' Plat LUA-04-,025, PP,ECF' Dear Mr.Holmberg: The Development Planning,Section·ofthe' City of Renton hasreinitiated the comment period due to missing I,abels in the' c;>riginal applicatio'n submittal The application is now considered' complete' according tQ submittal. requirements and;' therefore, is accepted . for. review with revised 'project deCi~ion dates~' .' ' .'. . .' ". , ',. As a result ofthemailinglabelerr;ts::.tti~;;Pf"b}~~fistentativelyschedUledfbi" . . . consideration by the Erwironmental,Reyiew, COmmittee on April 13, 2004,andby the City's Hearing Examiherori May11,2d04;ipriortoJhat review, you Will be notified ifany additional information is required ~bcontinu~ processing yourapplication~ Please contact meat (425)430':7219 if you have any questiohs; , , Sincerely, cc: . WilliamWofford fOwner Bill Hughes/Applicant Parties-of-'Record ---------'--lO-S..,.-S-S-ou-t'--h-O-ra-d-y-W,-a-y---Re-n-to-n-,W-as-h-in-g-to-n-9-g-0S-S------~ ® This paper contains 50"10 recycled material, 30% post consumer A-HEAD OF THE CURVE '. CITY O.RENTON Kathy Ke()lker-Wheeler. Mayor March 25, 2004. David Day' Parkside Court HOA 5525 SE2rid Court Renton, WA 98059 . Subject: Emma's Plat . LUA:.04-025, PP, ECF Dea:rMr. Day: . PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Thank you for your letter dated March 22, 2004 regarding the above-mentioned land use applicati()n. You'r letter outlined several ques~iohs regarding the proposed subdivision. I will attemptto briefly answer your questions'below, but Iwould also encourage you to call me or schedule a meeting to 99 over the issues in further detail. 1 .. As we discussed on the telephone, due'to the incorrectmailing addr~sses,the City has re-'noticed'the land use application, whichnoVv basa comment period , '. '. date ending on April 6,.2004 and a riew public hearingdatetentatively scheduled for May 11 , 2004. In addition, I havecrosseq checked all the labels with the addresses you pro"iqed me:forhofTleowt:lElrS within thEl Parkside. Court . develoPment. Theretore,everyone. in'yourassociationshould receive a copy of the revised Notice of Application (t')OA).· '. ..' ... ' ..... .' .. 2. The project will be subject to the 1998 King County stormwatennanual, wh.ich regulates the amount of riHi,off allowed per project site •• Very generally, the , projecfwill not be anowed to in6reasethe ftoworrateofrunoff.toneighboring· properties; above that of existing' undeveloped conditions. , Please feel· free to conta:ct the City'sprojecteng,ineElr;Jl,Jliana: Fries, at (425) 430-7278 should you have any additional technicalerosibD andstoi'm water control questions. 3. Pursuant to the King County storm w~ter manual, the applicantwilLhe requiredtb . fence the' pond with a six-foothigh 'fence if the sloped walls of the pond are at a : . • ratio of 3: 1· (horizontal: ver;tical) or greater .. As currently proposed, the slope . , ratibis 'less than 3:1; therefore, afence is not required at this time .. Again, please feel free to contact Juliana should you have anymore questions regarding the . detention facility. !' 4. Ba,sed onthe preliminary grading planssubmitled with the subdivision application, the applicant proposes to match the existing grade near the common property boundary with the Parkside Court development. 5. The applicant has proposed to remove all of the vegetation located outside 6f proposed Tract A. '. \ . 6. The applicant has not proposed to remove or disturb the existing fence. separating Emma's.Plat with Parkside Court. "However, should the fence be damaged during project construction, the applicant would be required torepairor replace the fence (through private property dispute resolutionr ~~--~----1~O-5-5-So-u-ili-G--rn-d-y-W-ay---R-e-n-to-n-,W--as-h-in-g-to-n-9-8-05-5----------~~ * This paper contains 5O"k recycled material, 30% post conSumer AHEAD OF THE CURVE 'I 7. As a general rule, the City does not require like uses (residential to residential) to provide fencing or other screening mechanisms between common property boundaries. However, I would encourage you to contact the applicant to discuss the possibility of sharing the cost to build new fencing along the common property boundary. As you may already know, the applicant is Bill Hughes and can be contacted via mail at 15220 Cedar Grove Road, Issaquah, WA 98027 or via telephone at (425) 444-3367. 8. The applicant has proposed an extensive wetland enhancement plan that incorporates the use of existing vegetation and woody debris, which is necessary in order to reduce construction and heavy equipment machinery impacts to this environmentally sensitive area. However, the final wetland enhancement plan has not been submitted or approved at this time. Instead, that plan will be required prior to final plat approval. I have made you a party-of-record for the project so that you will receive a copy of the Environmental Review Committee report along with the preliminary report to the City's Hearing Examiner. As you may already-know, the public hearing with the Hearing Examiner is tentatively scheduled for}~ay"H\-2004"a"nd I would encourage you to attend. --';" . -. ",;" Please contact me at (425)430~7219ilfyouhaveanyadclitidna,1 comments or questions . . ,~ $9~\ Jason E. Jordan ' .. Senior Planner ;.-:; . . .~.: cc: File '. .. ~ "f ...... Mayor. . March 19, 2004 Anne E. Acheson . 5530 SE2nil Court Renton, WA98059 Subject: . Emma's Plat LUA'-04-025; PP, ECF· Dear Ms. Acheson: CITY ~ RENTON PlanningIBuildinglPublic Works Department' Gregg Zimn,erman P.E., Administrator. . . ". Th~mkyoufor your letter dated March 15,2004 regarding the above-'mentionedlanduse application. In reading your letter I can see that you have puta fot of thought and spent . a g'reatdeal of time outlining your concerns. I will attempt to answer your questions . ' below, but I would also encourage you 10 callme or schedule a meeting togo over the' issues in further detaiL" , . .:'. . .-;" . '" . ..". . . . 1. ,Proposed Lot 6 does not have direct access to the 11E!W. sheet, instead it gets . ,access frOm a20~f60teasement over proposed Lot'5, which interse'ctswith the ,neW street. ...' .'" .' .'" . ...... , .' .• . 2: ,Pursuant'tothe Renton MunicipaLp6de,a.1I ~omm'erciai, multi;.familYinew single" 0- , family arid '. other nonre$ideriUal,c()n~t~uc~ion~activitiesshall be rel?tricted to the hours between sElveno'ciock (7:00) a:rn.and eight 0'clocR-(8:00) p.rn;, M0nday through Friday. WOrk on SaturdaysshaJlbe Jestrictedto thehours betWeen nine o'clock (9:00) a.m. andeighto'ciock (8:00)p.m, No work·shaUbepermittedon '··Sundays. If any work occurs outside of theseGitycodepermitted'hours yOlJ ' should calf the Renton Police Department ' . . 3. The City's wetlc'mdconsultant has reviewed the site hydrology and corifirmedthe .... applicant's wetland delin~ati6n and report.' ,"'.' '4. As the animals listed in the applicant's report along with the one's mentioned in .' ,your letter are notconsidered threatened or endangered, the City does not have '. any policies that wouldprecludedevelbprrient on thissite. '. '. . . 5: The applicant and/orthehomeowl1er's association is responsible for conducting the annual reports; however, they will be required to provide the City with a ' surety device. (similar to a bond) in the amount of.150% of the costof the maintenance and monitoring so that the City can enforce the regulations and/or . use the money to continue the maintenance and monitoring. ' '6. The Traffic Mitigation Fee is $15 a trip and each new single-fC;lmi/y residence generates apprOximately 9.57 trips, which equates to a Traffic Mitigation Fee of $717.75 per new .Iot fora grand project total of $7,177.50. 7. Regarding current traffic floW in that area of the City, the City's Transportation Section will be evaluating the prOject to determine if any special requirements should be triggered by this project. ' 8. The applicant has been required to submit a drainage report prepared by a licensed engineer, which'meetsor exceeds the 1998 King CountyStormwaler Manual. Upon. full development, the project will not be allowed to release water -------------lO-5-5-S-ou-t-h-G-ra-d-y-w-a-y--R~e-n~to-n-,W--aS-h-in-g-to-n-9~8~05-5-------------~' . ' * This paper contains 50"10 recycled material. 30% post conswner AHEAD OF THE CURVE ) " at a greater rate than what currently exists. Please feel free to contact JUliana Fries, with the City's Plan Review (Engineering) Section at (425) 430-7278 should you have any further drainage comments or questions. I have made you a party-of-record for the project so that you will receive a copy of the Environmental Review Committee report along with the preliminary report to the City's Hearing Examiner. As you may already know, the public hearing with the Hearing Examiner is tentatively scheduled for April 27, 2004 and I would encourage you to attend. Please contact me at (425) 430-7219 if you have any additional comments or questions. Jason E. Jordan Senior Planner cc: File ".<" •. ' ~:.'<'.' 1""-' •• , March 15, 2004 Jason E. Jordon City of Renton Development Planning 1055 So. Grady Way Renton, WA 98055 Dear Sir: • CITY OF RENTON RECEIVED MAR 17 2004 BUILDING DIVISION SUBJECT: LUA04-025, PP, ECF -EMMA'S PLAT -APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANTCE-MITIGATED I am a home owner whose property directly borders the site of the proposed project. I have reviewed the application @e and have the following concerns/ questions: Project Description Concerns The Notice of Application and Proposed Determination of Non-Significance-Mitigated that I received via mail states that the project will contain 10 lots and that ''Each lot would have direct access to the newly created public roadway". The plat maps included in the application @e clearly show that Lot 6 does not have direct access to the public roadway. It is not clear from the plat map how Lot 6 would be accessed. If Lot 6 does not have direct access to the public roadway as stated in the project description I believe it should be designated as a park/ recreation area and that a house should not be built upon that lot. Project Administration Question The application states ,that work at the site will be carried put b~tween 7am and 4pm. My questions regarding this matter are: .~ , . .('} . -, ~, / • Are these hours Monday thru Friday'or do they include weekends and holidays as well? • Are these hours applicable only to the site preparation work or do they include construction of the final houses as well? • What is recourse if construction occurs outside of these hours? Specifically, who do we contact to ensure that construction occurs only during the designated hours? Environmental Impact Concerns The Environmental impact statement indicates that the site was visited in December 2003 and at that time there was water flow between the designated wetlands along a tire track. The report indicates the flow was believed due to recent heavy rain. I do not believe that the flow exists as a result of heavy rain. Rain tapered off in February and there hasn't been rain for the previous week and a half and but as of March 14th the flow still continues. I believe the tire track allows the flow to be visible since it has compressed the grass that gro'YS in the low lying area between the designated wetland sit~s, that the flow is a natural occurrence between die w~tlands 'and not an anomaly that can be explained away as a result of heavy rain. I strongly believe the' city should re-evaluate the flow of water and drainage between the designated wetland areas. ' Additionally, I believe that the identification of wildlife on existing on the site is incomplete. There is no mention of deer although I and others in the neighborhood frequently see deer on the proposed site and there is an abundance of deer droppings at numerous locations on the site. Additionally, I have also seen Coyotes at the site. Also, In the last month there have been a number of Mallard ducks inhabiting Wetland A and I am concerned that ducks may nest in Wetlands A before construction is initiated. The application indicates that the loss of Wetland A will be mitigated by the enhancement of Wetland B. The application identifies a list of non-native species that must be controlled (e.g. Scott's broom) and that additional native plants will be introduced and any failing to survive must be replaced. The application indicates that compliance will be determined by annual reports for a period of 5 years. ' My questions regarding this matter are: • ,Who is responsible to ensure accur~te reports are produced anpually? • What is the reco~se available if the'reports are not produced or if the reports find that the non-native species ~r~not being controli~d or that failing native plants are not being replaced? 5530 SE 2ND CT RENTON, WA 98059 , • -2-March 15, 2004 Traffic Impact Concerns Traffic is already a significant issue for the area and is increasing. Without this development, the completion of Sienna and the completion of Honey Brooke Phase II, traffic backs up several blocks from the Jericho/NE 4th intersection in the 8 - 9 am time frame and when Maplewood Heights elementary lets out in the afternoon. At times traffic backs up from the light at N.E. 4th to the elementary school. When the additional development is finished at the Honey Brooke Phase II site this intersection will be additionally impact. Traffic is a situation that needs to be addressed and considered when allowing additional development to occur. A $75 dollar fee is hardly mitigation. Drainage Impact Concerns Of all the concerns I have regarding this proposed project, drainage is the most significant. The creek that flows across the proposed site is routed through a 12" pipe underneath lot 8 in Parkside Court. In addition to handling the water that normally collects in the wedands, the new construction will need to handle additional runoff from the building sites. From the maps included in the application file it is not clear how the storm water draining from the filled in Wedand A region and proposed construction sites to the west end of the site will reach the storm drainage pond situated in the southeast corner of the proposed site since the creek flows between the two. From. the application it looks as though the drainage will end up in the creek and never reach the storm pond. I believe there is clear risk that development will cause flooding on Parkside Court lot 8 and potentially lots 9 & 10 as well. I don't believe that the storm drainage facilities designed for Parkside Court were designed with capacity to support additional drainage requirements that may develop as a result of development of Emma's Plat. If runoff from the proposed project overwhelms the current provisions for rerouting the creek or construction creates additional debris/erosion that clogs the pipe, hence causing additional drainage issues, who is responsible for cleaning and maintaining the pipe? What recourse will the affected owners in Parkside Court have when their lots are flooded? It appears that two additional lots north of the site for Emma's plat have also been surveyed and may be developed in the near future. Development on these lots could potentially affect the creek, wedands and drainage in the general area. I strongly urge the city to re-evaluate the drainage plan proposed for this for Emma's plat and not place residents of Parkside Court in danger of having flooded yards/homes. Thank you for taking the time to address my concerns and questions. Sincerely, Anne Acheson • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: March 8, 2004 LAND USE NUMBER: LUA04-025, PP, ECF PROJECT NAME: Emma's Plat PROJECT DESCRIPTION: The applicant is proposing a 10-lot preliminary plat within the Residential five (R-5) dwelling units per acre zoning designation and Residential Rural Comprehensive Plan Land Use designation. The site is located east of Lyons Avenue NE and is comprised of one large tax parcel consisting of 4.32 gross acres. Access to the site is proposed from Lyons Avenue NE, from Lyons the applicant has proposed to build and dedicate a 42-foot public roadway. The lots are proposed to range in size from 7,781 square feet to 10,619 square feet. Each lot would have direct access to the newly created public roadway. Project construction is planned to begin in spring of 2004 and be substantially completed by winter of 2004/2005. PROJECT LOCATION: 100 block of Lyons Ave NE OPTIONAL DETERMINATION OF NON-5IGNIFICANCE-MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined t hat ~ ignificant e rivironmental impacts are unlikely tor esult from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M) process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance 0 f t he Threshold Determination 0 f N on-SignifiCance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: February 27,2004 March 8, 2004 APPLICANT/PROJECT CONTACT PERSON: Shupe Holmberg, tel: (425) 392-0250, email: shupe@baimaholmberg.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review & Preliminary Plat Approval Construction, Utility and Building Permits Wetland Evaluation, Geotechnical Report & Preliminary Storm Drainage Report Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing tentatively scheduled for April 27, 2004 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. Single Family Residential Wetland Evaluation, Geotechnical Report & Preliminary Storm Drainage Report City of Renton Municipal Code & State Environmental Policy Act (SEPA) I Proposed Mitigation Measures: 1. The applicant shall pay the applicable Transportation Mitigation Fee at the rate of $75.00 per each new average weekday trip attributable to the project, estimated to be 9.57 average weekday trips per new residence. The Transportation Mitigation Fee is due prior to the recording of the plat. 2. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. 3. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of $530.76 per each new single-family residential lot. The fee is due prior to the recording of the plat. .. 4. The proposed project shall be required to be designed to the standards of the 1998 King County Surface Water Design Manual. Comments on the above application must be submitted in writing to Jason E. Jordan, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on March 22. 2004. This matter is also tentatively scheduled for a public hearing on April 27, 2004, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested In attending the hearing, please contact the Development Services Division, (425) 430-7281, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jason E.Jordan, Tel: (425) 430-7219 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I 15 Maplewood Ne ghborhood Par k If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning; 1055 So. Grady Way, Renton, WA 98055 .. File No.lName: LUA04-025, PP, ECF NAME: __________________________________________________ _ ADDRESS: ____________________________________________ ~- TELEPHONE NO.: --'-____ ..,....,... ________ _ Kathy Keoiker-Wheeler, Mayor March 8, 2004 Superintendent's Office Renton School Distrid#403 300 SW t h Street . Renton, WA 98055-2307 SUbJect: Emmcfs Plat , LUA04.,.025, PP, ECF CITY. RENTON PlanningIBuildinglPublic Works Department· GreggZiinmerman P.E., Administrator The City of Renton Development Servic~s Division has received an application ·for a, Preliminary Plat located atthe 1 00 block of Lyons Av~NE. Please see the enclosed Notice of Appliccition' for further details;' ". '.. . In order to process this application~ the Development Services Division needs to know which Renton schools wouldbeattendeq by children 'living in Tesidences at the location 'indicated above. " Please fill in the· appropriate sCl100ls on the'list belowi'and return. this, letter to my attention, Development' Ser;.,ices Division,City of Renton, 1055 $outh' Grady Way, Renton, Washington 980q5.· ' ,,'..,," ", ;:" '. , .':.' Middle School: . ____ ~:--~~~~~~---'-'-'------,-'---'-'____,---'-'---'-'-----~-..:......,- High School: . : . '. . .. ' ...,' . Will the schools you have indicated be able to handle Jheimpact of the additional students '. estimatedto come from the pro'posed development? Yes No ' . " Any Comments: ' ..... ,. -"-,-_________ :---"---'---.------,-'------'---'~__:_---'- Thank you for providing this important information. If you have aflY questi6nsregarding this project,please contact me at (425) 430-7219 .. ' Sincerely, Senior Pianner _E_n_cl_. -------l-O-SS-s-o-u-th-G-r-a-dy-W,-ay--R-e-n-to-n-, -W,-a-sh-in-g-to-n-98-0-5-S---'-------:~ ~ * This paper contains 50"10 recycled material, 30% post consumer AHEAD OF THE CU,RYE CITY. RENTON PlanningIBuildinglPublic Works Department . n. .. u ....... ·Wheeler. Mayor Gregg Zimmerman P~E~, Administrator March 8. 2004 Shupe Holmberg B~ima & Holmberg. Inc. 100 Front Street S Issaquah. WA 98027 Subject: Emma's Plat LUA·04-025.PP, ECF' '. D'ear Mr. HoliTIberg: . . . ~ . .' . The Development Planning Section of-the City of Renton has determined·that the 'subject application is complete according to submittal requirem~nts'and, therefore; is .' accepted for review.' , It is tentatively scheduled for consideration by Jh~EtivirorimehtaIR~view Committee on March 30,2004, andbytheCity'sH~arinfrE)(ahiin~r6n ApriI21,~'004.Prior to that' review, you will be notifiedWany additlbilalihfunnation is required to oontinue processing your application. ' <, ,'., '. '" < • . • .<. '. . . , Please conta~tme at (425);.430:72·1!3 if you have ahyquestions~.,' Sincerely, .z:j?~~ .. , ' •... Jason E.Jordan " .. '. , ..... " .... ' Senior Planner cc: William Wofford.fOwner ' Bill Hughes fApplicant -------:-lO-S--'S-s-ou-t-h-G-ra-dy-W-ay---R-e-n-to-n-,W-as-h-in-g-to-n-9-~-OS-s----'-----.~ * This paper contai~ 50% recycled material, 3O"k post consumer AHEAD OF. THE CURVE • rV:\lr-, ~-•• r-j\lJ fLANNING City of Renton . \ ,C: ;'1El\!TON ,-,,,~, 7 200~ LAND USE PERMIT t-_..,I f. :'i~CEIVED MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: w: \ \ 1'4~ LvofJ:ovJ ADDRESS: 1332.~ f46 K~ Se PROJECT OR DEVELOPMENT NAME: Emma's Plat _~,rn,'''~'_ PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Revd--Ov\ ZIP: q~05q 100 Block, Lyons Ave NE TELEPHONE NUMBER: tfAS -:2..55-c..(S;So KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 084710-0085 NAME: Bill Hughes EXISTING LAND USE(S): Vacant Lot COMPANY (if applicable): PROPOSED LAND USE(S): SFR ADDRESS: EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: 15220 Cedar Grove Rd. SFR CITY: Issaquah ZIP: 98027 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): NA TELEPHONE NUMBER 425-444-3367 EXISTING ZONING: R-5 CONTACT PERSON PROPOSED ZONING (if applicable): NA NAME: Shupe Holmberg SITE AREA (in square feet): 188150 SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED COMPANY (if applicable): FOR SUBDIVISIONS OR PRIVATE STREETS SERVING Baima & Holmberg, Inc. THREE LOTS OR MORE (if applicable): 13,525 ADDRESS: 100 Front Street South PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 2.94 CITY: ZIP: Issaquah 98027 NUMBER OF PROPOSED LOTS (if applicable): 10 TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): 425-392-0250 shupe@baimaholmberg.com 10 Q:web/pw/devserv/forms/planning/masterapp.doc 01/08/04 PRO.T INFORMATION (continu. r-----~------~~----------------------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): None SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA o GEOLOGIC HAZARD o HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES II WETLANDS ____ sq. ft. ____ sq. ft. ____ sq. ft. ___ sq. ft. 26385 sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE NE QUARTER OF SECTION ~, TOWNSHIP ll, RANGE 5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. $ 2..) 000 ,DO 3. t1.'5·53 fl)st(Lr~ .-'/ELOPMENT PLANNING 2. 500.QO 5J;PA 4. ,ITy OF RENTON FEB 2 72004 Staff will calculate applicable fees and postage: $ RECEIVED AFFIDAVIT OF OWNERSHIP I, (Print Name/s) fA; l /111tnJ e W 0 PG rei , declare that I am (please check one) ~he current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (d I certify that I know 0 have satisfactory evidenc~~t /!J L LLI fI1(] E: ~offu,d ~~ , signed this instrument and ac nowe ged it to b~/her/their free and voluntary act for the , uses and purposes mentioned in the instrument. , ....-' ~~-=~~~~~~~~L-~~~ (Signature of Owner/Representative) )( ... Ah ... -eo, (Signature of~ )wST~NliaJv~OWECN ~ NOTARY PUBLl ~ STATE OF WASHINGTON COMMISSION EXPIRES ~ ~ FEBRUARY 19. 2004 ~ Q:web/pw/devserv/forms/planning/masterapp.doc My appointment expires: ___ d.. ___ ---->../--'r'----() __ c.;~ __ _ 01108/04 , ~ELOPMENT SERVICES DIVISION • WAIVER OF SUBMITTAL REQUIREI\HENTS FOR LAND USE APPLICATIONS A requirement may be waive~ ,by,; '" 1. Property Services Section ~, '1,' "i; 2,: Public Works Plan Review Section' , ; 3. Building Section ' 4. Development Planning Section DEVELOPMENT PLANNING CITY OF RENTON FEB 2 72004 RECEIVED 1 '. 1.1 PROJECT NAME: --.:.,A~M..!LN'fJ~f-=~-;---v-8---!· ~~I.!....f __ DATE: ------4~I-+-/-+-/-¥-¢-=-()---LLf-- Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls v I e DEVELOPMENT SERVICES DIVISlc4t WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 , Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 .' ~ ..... -~ 1 This requirement may be wai~~~y: 1. Property. Services Sectior1Al.7 : ..-.... .: ., ~. ;. PROJECT NAME: ~g:......:II'W\t..:...-Z.L..I..Q.A\":;~----leif--J.L'AlfI:.-L.... ____ _ 2. Public Works Plan Review S~i~rh 3. Building Section 4; Development Planning Section . '~ . \, , , \ Q:\WEB\PW\DEVSERv\Forms\Planning\waiver.xls DATE: -J.+/I-:.J-/-f-I..fP-,-,f)~V~--- BIMA & HOLMBERG INC. I Letter of Transmittal Date: TO: ------------------------- Job No: We are sending you CJ attached 0 under separate cover via _____ _ NO. Copies Description o fOr approval 0 approved as noted = approved as submitted =:J as reQuested ENi PLANNING OEVELOPM F ~Etffml elTYO FEB 2 7 200~ copyto: __________________________ _ RECEIVED signed: __________________ _ 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • 425/392-0250 • FAX 425/391-3055 ;;;;;;;;;;;;;;;--iiiiiiiiiiOiiiiiiiiiiiiiiOiiii------iiiiiiiiiiiiiii~B.MA & HOLMBERG INC. I Letter of Transmittal Date: 4Ii /0 Ii Job No: ICbtf-o 22-. . £mIhL'S qa:t- fJr ej,'f'YIl i'/O,rr flat-Su fo~dletl.- We are sending you CJ attached 0 under separate cover via _____ _ NO. copies Description 1'2- l \ 5 I THESE ARE TRANSMITTED as checked below: o for approval 0 approved as noted = approved as submitted =:J as reQuested copy to: ____________ _ signed: __________ _ 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • 425/392-0250 • FAX 425/391-3055 • AFF·IDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON COUNTY OF KING __ ---t-7p::=:;;....----"-I_L_F_dl_---"'--_....L.-~_"__+_-_f_-=---==----, being first duly sworn on oath, deposes and says: 1. On the I ((2 day of fJ.? , 20 0 ~I installed l public information sign(s) and plastic flyer box on the property located at for the following pr~ct ~mtM~ ~LA"'I reject name WDLf-O"{) FEB 2 7 2004 Owner Name RECE'~~Q have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. . 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements Chapter 7 Title 4 of Renton Municipal Code. SUBSCRIBED AND SWORN to before me this J.!L.. day of ~, 2oA . . .......... ,""", ~ \~.,~ (}'; --,,, '< N K4 "'I" ~ . .:-0\)-r.············.s~~" . , f /'"Js,S\ON;;~ ... \, NOTARYPUB...b.!%),.1n.,g for t~e State of Washington, f /g NOTARy ~\ ~ residing at k ~ ~ . , :0 _._ rn: ~ • ~, rJ ,~ % (fl \. Pusuc en) j My commission expires on'frJ12Plt (/'-'V I . ~. :..A ... .f ;;: .: 'r"<; '0-"~I ~···· .. :29-0~ ... ··~~ .:-" 0 .......... ~V'.: "'\ ;::: WAS\;\\ --- \\\\\\"''', ... , ......... http://www.ci.renton.wa.us/pw/devserv/fonns/planninglpubsign.doc 02/05/04 \ ., LIST OF SURROUNDING PROPERTY OWNERS WITHIN 300-FEET OF .THE SUBJECT SITE City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 pROJECTNAME: ____ ~E~m~m~a~'s~P=la~t __________________________________________ ___ APPLICATION NO: __________________________ _ The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME SEE ATTACHED Q:lweb/pw/devserv/forms/planning/owners.doc ADDRESS ASSESSOR'S PARCEL NUMBER 08/27/03 1 " (Attach additional sheets, if necessary) NAME ADDRESS Applicant Certification ASSESSOR'S PARCEL NUMBER I, ::TO tv\. '&DD' -A..J Lt ' hereby certify that the above list(s) of adjacent property ~ ---.. (Print Name) ~ BONNIE BABCOCK owners and their addresses w~re obtained from: ~ NOTARY PUBLIC T~tle Company Records ~ STATEOFWASHINGTON King County Assessors Records ~ COMMISSION EXPIRES ~. ~, ~ SEPJEMBER 22.2005 Signed _, ~KI't Date '2)/~JOZj: ~ ~ ~ . (Applicant) • , I NOTARY ATTESTED: j)ubscribed and sworn before me, a Nots~bliC, in an~H<?r~Sta:e of Washington, residing at fi~ ~ tVA on the day of ~ , 20~. Signed Y?c1YWI'" ~L (Notary PubliC) ****For City of Renton Use**** CERTIFICATION OF MAILING I, ________ , hereby certify that notices of the proposed application were mailed to (City Employee) each listed property owner on ______ _ Signed _____________ _ Date: ________ _ NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at on the day of ,20 __ . Signed http://www.ci.renton.wa.us/pw/devserv/forms/planning/owners.doc 2 " . Name Address Parcel Number Mark Woodbridge 5500 SE 2nd Renton, WA 98059 666903-0010 William L. Nelson/Barbara Nelson 5505 SE 2nd Ct. Renton, WA 98059 666903-0020 Anthony & Tina Nguyen 5512 SE 2nd Ct. Renton, WA 98059 666903-0030 Fangzhi/Xieh Zhi Zhang 5518 SE 2nd Ct. Renton, WA 98059 666903-0040 Victoria Nilay Wang 5524 SE 2nd Ct. Renton, WA 98059 666903-0050 Anne Acheson 5530 SE 2nd Ct. Renton, WA 98059 666903-0060 Elisa Truitt 5602 SE 2nd Ct. Renton, WA 98059 666903-0070 Kyungo-sooNukiko Shinn 5608 SE 2nd PI Renton, WA 98059 666903-0080 Teresa Dahl 5614 SE 2nd Ct. Renton, WA 98059 666903-0090 Geonerco Inc. 1300 Dexter Ave N. #500 Seattle, WA 98109 666903-0100 Geonerco Inc. 1300 Dexter Ave N. #500 Seattle, WA 98109 666903-0110 William Meessen/Sharyn King 5621 SE 2nd Ct. Renton, WA 98059 666903-0120 Quyen Phung 5615 SE 2nd Ct. Renton, WA 98059 666903-0130 JohnlTamiel Turley 5609 SE 2nd Ct. Renton, WA 98059 666903-0140 Michael/Brenda Woodbridge 5603 SE 2nd Ct. Renton, WA 98059 666903-0150 Gary/Deborah Conklin 5531 SE 2nd Ct. Renton, WA 98059 666903-0160 Kenneth/Carrie Partridge 5525 SE 2nd Ct. Renton, WA 98059 666903-0170 Moy Jamison/Seavmay Lim' 5519 SE 2nd Ct. Renton, WA 98059 666903-0180 David/Stephanie Carkeek 5513 SE 2nd Ct. Renton, WA 98059 666903-0190 Ed Lui 5507 SE 2nd Ct. Renton, WA 98059 666903-0200 Rex Hung/Cecilia Shum 5501 SE 2nd Ct. Renton, WA 98059 666903-0210 Debra/Joseph Bardsley 13309 146th Ave SE . Renton, WA 98059 084710-0077 William Wofford 13323 146th Ave SE Renton, WA 98059 084710-0075 Renton School Dist., Facilities & Oper. Ctr. 13430 144th Ave SE Renton, WA 98059 084710-0090 Ronald/Janice Knight PO Box 6 Renton, WA 98057 084710-0080 Shigeki Marui 624 Motomachi-dori 4 Chome Ch, Kob Jap, An 084710-0081 Bumstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-0820 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1060 Bumstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1070 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1080 Bumstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1090 BUrnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1100 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1120 Bumstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1130 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1140 Bumstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1150 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-1160 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-0040 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-0050 Burnstead Construction Co. 1215 120th Ave NE Bellevue, WA 98005 512630-0060 Jeanne Martin/Janet Gavigan 5801 SE 2nd Ct. Renton, WA 98059 512630-0070 Kenneth Bengson 5807 SE 2nd Ct. Renton, WA 98059 512630-0080 r EMMA'S PLAT PROJECT NARRATIVE: • Project name, size and location of site Emma's Plat is located on the east side of Lyons Ave NEjust north of the Parkside Court Subdivision. The total area of the site is 188,150 sq ft. • Land use permits required for proposed project Preliminary Plat Approval, Engineering Plan Approval, Final Plat Approval. • Zoning designation of the site and adjacent properties The site is zoned R-5 single family residential. Property to the east is single family under construction, west is Maplewood Heights Elementary School, north is undeveloped and south is existing single family residential. • Current use of the site and any existing improvements The site is currently vacant. Portions of the site have been cleared. • Special site features (i.e. wetlands, water bodies, steep slopes) 26,385 sq. ft. wet/and. There are two wet/ands on the site. The westerly wet/and is an isolated Class 11/ wet/and (8149 sq ft) and will be filled. The easterly wet/and is a Class" wet/and and is to remain to the extent possible. Approximately 2,661 sq. ft of this wet/and will be filled to accommodate the site access road. All wet/and areas that are being filled will be replaced (no net loss) on site easterly of the easterly wet/ands. Wet/and buffers will be enhanced and a minimum 25 feet enhanced buffer will be provided on the Class" wet/and. A wet/and delineation was provided by Altmann Oliver Associates and a wet/and mitigation/enhancement plan is being prepared by them. DEVELOPMENT PLANNING CITY OF RENTON FEB 2 7 2004 FiECEIVED • Statement addressing soil type and drainage conditions Alderwood Series, Gravelly Sandy Loam. A geotechnical report has been prepared by Dennis Joule, P.E. • Proposed use of the property and scope of the proposed development Proposed 10 lot single family residential development of one existing tax parcel. • For plats indicate the proposed number, density and range of sizes of the new lots 10 lots: with a minimum lot size of 7,842 sq. ft. and maximum lot size of 10,619 sq. ft. Overall density is 2.32 DU/Acre. • Access A 42 foot public road will provide access from Lyons Ave. NE. • Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.) Curb, gutter and sidewalk will be installed along the frontage of the site on Lyons Ave. NE. • Total estimated construction cost and estimated fair market value of the proposed project Approximate construction cost to develop the site is $300,000. Lots in the area are selling for $105,000 to $130,000. • Estimated quantities and type of materials involved if any fill or excavation is proposed Approximately 12,000 cu-yds of select fill will be required to develop the site. • Number, type and size of any trees to be removed All trees within new roadways, house building sites, stormwater pond and fill areas will be removed. • Explanation of any land to be dedicated to the City The access road will be dedicated to the City. • Proposed number, size or range of sizes of the new lots and density (if applicable) Ten lots, 2.3 dwelling units per acre. Lots are between 7,842 and 10,619 sq. ft. • Any proposed job shacks, sales trailers, and/or model homes NIA • Any proposed modifications being requested Yes. A modification to street standards is being requested to allow the right-of-way width of the proposed access to be 42 feet. EMMA'S PLAT CONSTRUCTION MITIGATION DESCRIPTION Proposed construction start date will be approximately in summer 2004 and completion will be in approximately 3 months. Hours of operation will be 7:00 A.M. to 4:00 P.M. Proposed hauling/transportation route will be Lyons Ave SE .. Water trucks, street sweepers and any other requirements deemed necessary will be implemented for any impacts incurred. There will be no anticipated weekend, late night or any other specialty hours proposed for construction or hauling at this time. Flag persons will be employed and signs will be installed for traffic control and necessary. :'1 hJPMENT PLANNING (iTV' OF RENTON FEB 2 7 2004 . iECEIVED ,,' ENVIRONMENTAL CHECKLIST Purpose of checklist: The State Environmental Act (SEPA), chapter 43.21 C RCW, requires all governmenta1 agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid Impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background 1. Name of proposed project, if applicable: Emma's Plat 2. Name of applicant: Bill Hughes 3. Address and phone number of applicants and contact person: Applicant: Bill Hughes 15220 Cedar Grove Rd. Issaquah, WA 98027 (425) 444-3367 (425) 392-4391 Fax 4. Date checklist prepared: ' January 26, 2004 5. Agency requesting checklist: City of Renton Contact: Baima & Holmberg Inc. Shu{Je Holmberg, PE, PLS 100 Front Street South Iss~uah, WA 98027-3817 (425 392-0250 (42 ~ 391-3055 Fax 6. Proposed timing or schedule (including phasing, if applicable): Construct Late Fall 2004 if permitting allows. 7. Do you have any plans for future additions, expansions, or further activity related to. or connected with this proposal? If yes explain: No DEVELOPMENT PLANNING CITY OF RENTON FEB 272004 RECEIVED • 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: A wetland delineation and report has been prepared by Altmann Oliver Associates for the wetlands on the site. 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes Explain: . None known. 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton approval of engineering plans, building permits, DOE approval of sewer plans, water District 90 preparation of water plans .. 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.) The proposal is to develop an existing tax lot in to 10 single-family residential building lots. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal aescription, 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. The site is located in northeast Renton on the east side of Lrons Ave SE just north of the Parkside Court subdivision. Tax Parce 084710- 0085 in the NE Y-,of Sec 15, T23N, R5E, W.M. 2 • TO BE COMPLETED BY APPLICANT B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling. hilly, portion steep, slopes, mountainous. other . b. What is the steepest slope on the site (approximate percent slope)? 12% c. What general tYRes of soil are found on the site (for example, clay, sand, gravel, peat, mucK)? If you know the classification of agricultural soils, specify them and note any prime farmland: Alderwood soil see geotech report prepared by Dennis Joule. d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No. e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: . Approximately 12,000 cu yd of select imported fill material will be needed for road base and for general site fill. f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 30% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fabric fencing, sedimentation ponds, and swales will be utilized during construction. 3 • 2. Air a. What Wpes of emissions to the air would result from the proposal (Le., dust, automobile odors, industrial wood smoke) during construction and when the p'roject is completed? If any, generally describe and give approximate quantities If known: Emissions from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water) will be provided during construction. 3. Water a. Surface: 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 and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into: There are two wetlands on 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: Yes. Homes and roads will be constructed within 200 feet of the wetlands. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: NIA. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known: No. 4 5) Does the proposal lie within a 1 DO-year floodplain? If so, note location on the site plan: No. 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: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No. 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: N/A c. Water runoff (including storm water); 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so describe: Storm runoff will be piped to a detention/water quality pond and then discharged to the city storm sewer near the southeast comer of the property. 2) Could waste materials enter ground or surface waters? If so, generally explain: Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: Oil water separators and a wet pond will be provided. 5 4. Plants a. check or circle types of vegetation found on the site: XXX deciduous tree: alder, maple, aspen, other XXX evergreen tree: fir, cedar, pine, other shruDs -XXXgrass pasture crop or grain --wet soil plants: cattail, buttercup, bulrush, 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? All vegetation within road rights-ot-way will be removed. Approximately 75% ot the site will be clearea and regraded .. c. List threatened or endangered species known to be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be provided by homeowners. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other ____ _ mammals: deer, bear, elk, beaver; other fish: bass, salmon, trout, herring, shelifisLh-, -=-oT[th=-=e=-=r---- b. List any threatened or endangered or endangered species known to near or on the site: . None known. c. Is the site part of a migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife, if any: Wetlands will be maintained/mitigated, an open detention pond will be provided and the northeasterly portion of the property will be undeveloped open space. 6 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: Electricity and natural gas will be used to meet the project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: 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: Homes will. be constructed to Washington State energy code requirements. 7. Environmental Health a. Are there any environmental health hazards, including exposure. to toxic chemicals, risk of fire and explosion, sp'iII, or hazardous waste, that could occur as a result of this proposal? If so, descnbe: No 1) Descr~be special emergency services that might be required. None .. 2) Proposed measures to reduce or control environmental health hazards, if . any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Traffic 7 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term noise associated with construction equipment. Long term noise associated with 10 new single family homes. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Surrounding property to north, south and east and west is single-family. To the west is a school/. b. Has the site been used for agriculture? If so, describe: No. c. Describe any structures on the site: None. d. Will any structures be demolished? If so, what? . NA e. What is the current zoning classification of the site: R-5. f. What is the current comprehensive plan designation of the site? Single-family residential. g. If applicable, what is the current shoreline master program designation of the site? NIA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: . Yes. There are two wetlands on the site. i. Approximately how many people would reside or work in the completed project? 30 8 • j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposal conforms to compo plan. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 10 new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: None. c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s). not including antennas: what is the principle exterior building material(s) proposed? 35 foot wood. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 9 11. Light and Glare a. What type of light or glare will the proposal produce? What time of daywould it mainly occur? ,/ Light and glare associated with 10 new homes plus street lighting. b. Could liqht or glare from the finished project be a safety hazard or interfere with views?" No c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity?' '. Coal Creek Park, Gene Coulon Park, Sierra Heights Park, Honey Creek Greenway b. Would the proposed project displace and existing recreational uses? If so, describe: No. c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: . Fee in lieu of providing recreation space will be paid. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local p'reservation registers known to be on or next to the site? If so, generally describe: None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site: None known. 10 c. Proposed measures to reduce or control impacts, if any: NIA 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: The property abuts Lyons Ave SE. A public road will be constructed within the project and will access to Lyons Ave SE .. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? N0nth There is a metro bus stop approximately one half mile away on SE 120 St. c. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces per lot plus the garage. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. A new public road will be constructed to provide access to the development. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: The project would generate 100 average daily trips -peak volumes would occur during AM & PM commute times. g. Proposed measures to reduce or control transportation impacts, if any: Traffic mitigation fee. II 15. Public Services a. Would the project result in an increased need for public services (for-example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project will result in an increased need for all public services. b. Proposed measures to reduce or control direct impacts on public services, if any: Increased tax base pays for services. Parks, fire, sewer and storm water mitigation fees will also be paid. 16. Utilities a. Circle utilities currently available at the site: electricitv, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on tile site or in the immeaiate vicinity which might be needed. Sewer, water, natural gas, phone, power, cable TV. C. SIGNATURE The above answers are true and complete to the best of my knowledge. understand that the lead agency is relying on them to make a decision. Signature: f23~ ~ Name Printed: ~11 Nt' <. &(lJ}C f'?C Ie Date Submitted:--=J:L..JIt ..... ~<.L.A-=2'-4'f ___________ _ 12 • • DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 188,150 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 3 or more dwelling units, and critical areas.* Total excluded area:** 2:39i9'Q~r:: 3. Subtract line 2 from line 1 for net area: 3. 148.24t 4. Divide line 3 by 43,560 for net acreage: 4. 3.40 square feet square feet square feet acres 5. Number of dwelling units or lots planned: 5. -=1..=..0---:... ____ units/lots 6. Divide line 5 by line 4 for net density: 6. 2~94. d.u./acre --=1.;:.0--,-_ lots or units would result in a net density of 2.94 dwelling units per acre. *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations not including very high landslide areas, protected slopes, wetlands or f1oodways." Critical areas buffers are not deducted/excludfild. DEVELOPMENT puMrAUeys (public or private) do not have to be excluded. CITY OF RENTON FEB 272004 R E C E IV EQp:llwww.ci:re;lton.wa.uslpw/devserv/forms/PlanningldensitY .doc 1 07118/03 DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM December 4,2003 Jason Jordan, Senior Planner Jim Gray, Assistant Fire Marsh~ Woodhaven preliminary Plat, 100 Blk. Lyons Ave. NE Fire Department Comments: 1. A fire hydrant with 1000 GPM fll"e flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fIre flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure .. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire Department access roadways require a minimum 20 Foot paved roadway with an approved fire department turnaround. See attached diagram. . 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions . NT PLANNING DEV'a~tt,~ RENTON FEB 272004 RECE'VED . \ i \ poat-ir Fax Note 7571 To .. _., I ""'"0 "_'-'I"-'J" . FIRE APPARA TUB ACCESS ROADS RENTON FIRE PREVENTION BUREAU" '1Zoff-tJ30-7DtJO EMERGENCY VEHICLE TURNAaOUnI& -HAMMER.HEfAD ) To: Jason Jordan From: Juliana Fries CITY OF RENTON MEMO PUBLIC WORKS Date; December 16, 2003 Subject: PreAppUc:atioD Review CoIDDIeDts PREAPP No. 03-118 Woodhaven Preliminary Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The followioe commeDh 08 development and permitting islU" are baNd on the pre4ppJication submittals In*de to the City or RentOD by the appUeauL The appUcant Is eabtioQed tbat illformation contained in this summary may be subject to modifialdon and/or COUClIITeDC8 by oflidal decision makers (e.g. Beariag ExamlMr, ~rd, of AdJustmeot, Board of Public Works aDd City CoundO. Review commenD may al50 need to be re'rised hued on site planDiDg aDd other desicn changes l'C!quired by the ety or made by the lIeant. 1 have reviewed the preliminary application for this plat. located at Lyons Ave SE. WATIR 1. The proposed development is within the water set'Vice area of Water District 90 (WD 90). The app1i~ant shall obtain a certificate of water availability from the Distriot and provide it the City prior to the approval of the preliminary plat. . 2. The proposed project is located outside an Aquifer Protection Zone. SANITARY SEWER 1. There is an existing 8" sewer main on Lyons Ave NE. There is a SCWa manhole at approximate the northeast comer of the property, in Nile Ave SE. A sewer main e",tension to COMe"t to the existing sewer main will be required. 2. This parcel i 5 s ubjm tot he East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility oonstruction pennit is issued. ----.-----------" 3. The Sanitary Sewer System Development Charges (SOC) is $900 per lot (Effective 12/28/03). These are payable at the time the utility construction permit is issued. SURFACE WATER 1. Due to downstream flooding and erosion problems. staff is reconun~& a SEPA condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detaltion (Level 2 flow control) and water quality (basic) improvements. 2. Detention/water quality structures are n2! allowed in public Right-of-Way. 3. The Surfaoe Water System Development Charges (SOC) are $715 per building lot (Effective 12128103). These are payable at the time the utility construction permit is issued. , ' _1.1,,_1,1_'-"1 Woodhaven preliminary. 12116/2003 Page 2 TRANSPORTATION 1. Street improvements including. but not limited to paving. sidewalks, curb and gutter. storm drain, landscape, street lighting and street signs witt be required along Lyons Ave NE and within the new proposed street lnterior to the plllt. 2. A joint use driveway may be permitted for acces~' to two (2) lots. The private access easement shall be a minimwn of 2O-feet wide with ~eet paved. 3. Dead end streets from 300' to 500' in length win require a cul-de-sac. 4. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles necessitate to be moved by the development design, all existing overhead utilities shall be placed W1derground. GENERAL COMMEl'ITS 1. All plans 8 hall be prepared a ccording to City of Renton drafting standards by a licensed Civil Engineer. 2. Permit application must include an jtemized cost of construction estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first 5100,000 of the estimated construction costs; 4% ofanytldng over $100,000 but less than 5200,000, and 3% of anything over 5200,000. Half the fee must be paid upon application. 3. lfyou have any questions, calJ me at 425-43Ow7278 cc: Kayren KiUric:k DATE: TO: FAOM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM December 18.2003 Pre-Application File No. 03-118 Jason Jordan, Senior Planner, X721~ Woodhaven Preliminary Plat General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting Issues are based on the prlrapplication submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applioant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner. Zoning Administrator, Board of Adjustment, Board of Public Works, and City CounCil). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applioable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax. from the Finance Division on the first floor of City Hall. Project Proposal: The subject property Is located near the northwest comer of 2!W1 Place SE and between Nile Avenue SE and Lyons Avenue SE (immediately north of the Parkslde Court Subdivision. The proposal is to subdivide one existing lot totaling approximately 188,614 square feet (4.33-acres) into 11 lots for the eventual development of detached single-family units. The site is currently vacant, with an 8,149 square foot wetland located near the west boundary and a larger 19.302 square foot wetland located in the middle portions of the site. Access to the development is proposed trom Lyons Avenue SEt from Lyons Avenue SE the applicant is proposing a new 42-foot wide public street, which would serve ~e proposed lots. ZoninglDensity Requirements: lhe subject property is located within the Residential -5 dwelling units per acre (R-S) zoning designation. The density range required in the R·S zone is up to a maximum of 5.0 dWelling units per acre (dulac). In order to calculate net density, proposed right-of-way. private access easements serving three or more units, as well as critical areas, must be deducted from the gross area of the property. In this case, the applicant would be required to deduct the 42-foot wide proposed right-of-way and the regulated weUand areas. No other areas are required to be deducted on the subject site. Not enough infOtmation was provided in ord&r to determine the exact area of right-ot-way dedication. However, It appears that the 42 .. footwide roadway Is approximately 13,020 square feet. Therefore the net density of the proposal Is 148,143 or 3.4 acres (188,614 -·13,020 roadway -8.149 small wetland - 19.302 large wetland = 148.143 or 3.4 acres), which equates to a net density of 3.24 dulac (11 /3.4 = 3.24). This calculated net density falls within the required range from subdivisions within the A-S zone. Development Standards: The R-S zone permits one residential structure ~ unit per lot. Detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each. or one per lot at 1.000 square feet In size. These standards will be verified at the time of building permit submittal. Minimum Lot Size. Width and Depth -The minimum lot size permitted in the R-5 is 7.200 square feet. A minimum lot width of 60 feet for interior lots and 70 feet for corner lots. as well as a minimum lot depth of 70 teet, is also requited. The lots do not appear to meet the minimum width requirements for the R-5 zone. Speclffcally, Lots 1 and 11 would be considered corner lots and would need to be a minimum of 70 feet in width. The remaining interior Jots would need to be revised to be a minimum of 60 feet in width. Woodhaven Preliminary Plat .Plication Meeting December 18, 2003 Page 2 of 3 Building Standards -The R'S zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is. greater for lots over 5,000 square teet in size. Lots under 6,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is less than the primary structure. Accessory structures are also included in building lot coverage caloulations. These standards will be verified at the time of building permit submittal. Setbacks -Setbacks are measured from the property lines to the nearest point of tM structure. The required setbacks in the R-5 zone are 20 feet in the front, 25 feet in the rear, 5 feet on interior side yards. and '5 feet on side yards along streets. These standards will be verified at the time of building permit submittal. Parking: Each Jot is required to accommodate off street parking for a minimum of two vehicles. Again, this standard will be verified at the building permit submittal stage. Street Improvements: Full street improvements (curb, gutter and 6-foot wide sidewalk) along the site's Street frontage (Lyons Avenue SE) will be required for the plat. In addition, the proposed 42·100t public road would also need to complete full street improvements as a condition of the preliminary Piat approval. Staff generally supports the reduced right-of-way width (minimum of 42 feet); however, utility easements may be necessary. Access: Each lot would be required to have access to a public street. The proposal appears to provide each lot with direct access to the 42·foot wide proposed PUbic street with the exception of proposed Lot 7. Staff recommends that an easement over proposed lot 6 be utilized as opposed to a separate access tract. If the public roadway's proposed to be over 300 feet from Lyons Avenue SEt a cul-de-sac turnaround Will be reqUired. Critical Areas: Based on the Information submitted, the subject site appears to have two isolated wetlands. The information provided indicates the wetland located in the westem boundary of the site is a category III wetland approximately 8,149 square feet is size. The larger wetland located in the middle of the site is approximately 19,302 square feet in size and has been categorized as a category II wetland. At the applioant's request. the City conducted secondary review of the proposed wetland boundaries and determined that the boundaries depicted are generally correct with a few exceptions. However, the City's consultant has Indicated that additional analysrs Is needed to conclude that the two wetlands are not conneeted, Which would change the western most wetland'S deSignation from III to II. In addition, the City's consultant indicated that the proposed wetland creation area may not be suitable tor wetland creation. Lastly. the consultant indicates that there may be an off- site wetland to the north, which could impact proposed lots 8 & 9. Prior to preliminary plat submittal, these Issues will need to be addressed In order to proceed with the application. A full wetland delineation will be required as part of the preliminary plat review. Please note, that the mitigation may be sent off for secondary review. Nevertheless, any propoSed wetland fill would trigger the requirement of creating or restoring elCisting wetland at the code-required ratio (please see RMC4- 3-OS0Ml1). In addition, depending of the wetland type a 25,'50 or 100-foot buffer would be required. However, buffer averaging is aDowed in some cases per RMC 4-3"()50M4f. At this time, staff is generally in support of the proposed wvtland filling, creation and enhancement plan, onoe the above issues are resolved. However, additional wetland fllllng wUl be required along the 20-foot wide roadway In order to compensate for the lost wetland buffer. In addHion, the wetland calculations wUl need to be shown on the formal wetland mitigation plan. Environmental Review: As the subject site is a preliminary plat with regulated wetlands, environmental (SEPA) review would be required. The SEPA review process is incorporated into the preliminary plat approval. The fee for environmental reView is $500.00. Permit Requirements: Preliminary plats require environmental (SEPA) review, a Hearing Examiner recommendation and final approval from the City Council. The land use process would be completed within an estimated time frame of 12 to 16 weeks for preliminary approval. The application fee is $2,500.00 (includes SEPA review) plus $0.37 per mailing label required for notification to surrounding PreOJ-1I8 (II !QlsIIOl1 pial in the R·S with wet~ il$~ ).doc\ Woodhaven Preliminary Plat •. plication Meeting Deceniler18.2003 Page 3013 property owners within 300 feet of the site. The applicant will be required to install a public information sign on the property. Detailed information regardIng the land use application submittal is provided in the attached handouts. Once preliminary approval Is received, the applicant must complete the required improvements and satisfy any conditions of the prelimInary approval before the plat can be recorded. The newly created lots may be sold only after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat (the project will be credited for the existing home). • ATransportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; • A ParkS Mitigation Fee based on $530.76 per om single family residence; and. • A Fire Mitigation Fee based on $48a.OO per ~ single family residence. A handout listing ail of the City's Development related fees in attached for your review. Expiration: Upon preliminary plat approval. the preliminary plat approval is valid for five years with a possible one-year extension. eo: Jennifer Henning Prt03·Jl8 (II lot ~ pial in Chc p,-S wUh walaada iS5ucs ).doc\ December 17. 2003 Jason E. Jordan Senior Planner City of Renton lOSS Sou$ Grady Way Renton, WA 980SS " "" e The Watershed Company Re: Wetland De~ineatioll Review for proposed Woodhaven Subdivision Dear Jasou: Thank you for 1he opportunity to review wetland and mitigation issues associated with the proposed Woodhaven Subdivision.: Comm.ents below ere based OD my 16 December 2003 field review of the site end review of the 2 December 2003 WetlaM Delineation and Preliminary MitigatiO" Repntl prepared by Altmann Oliver Associates, LLC. Gellool ColIUIIDIts Acco~ding to a 2000 aerial photograph viewed on the King County IMAP web site. Dl\IC:h of the existing mlergent wetland areas on the subjea property were fOrested in 2000. It should be verified that this eleanng was completed' with applicable 'King County and/or Washington Department of Natural R.esourc:es (WDNR) permits, thai. applicable permil conditions have been met, and that pennit conditions do not limit or prevcntdC\lclopment that is currently proposed for the site. Wetlluld DdilJelltiDlI During field Teview of the site, I detennined that there .are several locations where the flagged wetland boundaries appear to be und~~. This likely occurred because the delineation field wot:k was conducted on 6 October 2003 following an extended summer diy period. Consequently. there are several areaS ·that· should be reexamined by the applicant's wetland, biologiSt. These areas are shown in their approximate locations on the attached figure and include the areas located between the foU~g flag numbers: A-I to A-14, AA .. g to AA·ll, B- t3 to B-l7, 8-19 to B-21, B·21 to B-l2, B<.33 to 9-35, 9·38 to B-40, and B.42 to 8-43. The area in between flag.~ A-9 to A-ll snd B-13 tc; 'B-17 should also be re-examined to determine if it represents a hydrological connection betweeq Wetlands A and B. This area was inundated with an average of 1 foot of water, and flow fro~ Wetland A to Wetland B was evident in this area at the time of observation. . In addition, off-site wetlands were noted OD the property adjacent to the north site bOWldary.· These features should be reviewed "for "potential on~site regulatory buffer requirements. 1410 MukctStreet· Kirklal1d • WA 98033 • PhDne (ilS) 1122·5242 • POI. (42';) 827-8136 Jason E. Jordan December 17, 2003 Page2of2 Wetlillul C1tJssijiclltiDn The proposed classification of Wetland B as a Category 2 wetland is acceptable. However, following additional review by the applicant's bio~ogist. the proposed classification of Wetland A willlikety havc to be changed from Category 3 to Category 2 due t<l the apparent hydrological connection between Wetlands A and B. . ProptJset111t1pGJ:b IUId MititlltiD" . . . It is not clear that the applicant bas explored other development options, which could have fewer impacts to wetlands and wetland buffers. For example, perhaps an alternative entry road location off of 146'" Avenue SE combined with an alternative lot layout could avoid fill of Wetland A and instead would only require narrow wetland crossings. An additional benefit of such a scenario is that it would reduce mitigation requireinents and eosts. Reducing the amount of wetland mitigation th&t is needed is cspc~ially important on this site because areas available for wetland creation are limited. For example. the larger wetland mitigation area shown in proposed Tract A includes a large topographical high spot with SOnle semi-mature to mature cnniferqus ~ deciduo~ trees. Much oitrus area is ill suited for wetland mitigation because existing trees ~ould. not be removed to accomplish wetland creation mitigation goals and because it would be difficult to reliably create wetland hydrology conditions in this area without substantial excavation. Lastly, proposed wetland fill will require that the applicant c:Dlltact the Washington Department of Ecology (WDOE) and the U.S~ Army CotpS pf Engineers (Corps) in 'order to determine potential penni! and mitigation requirem~. Based on a 2001 U.S. Supreme Court decision, the Corp$ no ~onger regulates hydmlogically isolated wetlands; however, the Corps must be contacted to request a jurisdictional detenniDation prior to fiU of any alleged hydrologically isolated wetland. If the Corps dete~ that the wetland· is bydmlogically isolated and is therefore not regulated by the Corps. WDOE must be contacted because hydrologically isolated wetlands are still regulated by WDOE under· the State Clean Water Act. Prior to project implementation. it should be verified that these agencies have been contacted and appropriate pemU~ obtained This concludes my review comments for this prDject at this time. I would be bappy to provide additional review comments on future revised submittals. Please feel free to call with any questions about this infonnation. Sincerely • . ~~. Kathy Cuny Environmental Scientist, PWS Encl. ~ ~ ... -~ ... iJo. = a.. • a .sd ~j 011 e -.: fIl. =~ ; U C~ o I c:I ! ~ .o. '0 ~ II~ :'1:1 e~ a.. • . s -; ~ -ell I!I ! ~ _ .... -----' -'-- ~ ~ .... i M U I ~ .B "'0 -; .8 III ~ '"0 Q ~ .8 "'0 = i "'0 41 11 .§ fU -,:J ! ~ ~ ! m Ii I" ' .. .... III rJ !I! , . ~"-''' ... ~ '~ 'l) -x < ,.. ,""'''' -c:t .to· .... • CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTAcr: SUBJECT: December 12, 2003 Jason Jorpan W-V RebeCca Lind Don Ericbon Woodhaven Preliminary Plat, 100 Block of Lyotls Avenue; PRE 03-118 The applicant is proposing to develop a 4.32-acre parcel along Lyons Avenue NE into a II-lot subdivision. Nearly an acre of the site (0.92 acres) is considered to be Cla:ss II and Class ill wetlands. The applicant is proposing filling one Class III wetland and a portion of another while retaining most of the remainder as an amenity for future residents. The site lies inunediately north of the 21-lot Parks ide Court subdivision and would be completely independent of this subdivision. The site is designated Residential Low Density (fonnerly Residential Rural) on the Comprehensive Plan Land Use Map and zoned R-5, five units per net acre: Relevant Comprehensive Pian Land Use PoliciC! are attached. Analysis: Although there is no established minimum density for subdivisions in the Residential Low Density designation the applicant's proposal appears to achieve a net density of approximately 4.82 units per net acre (Policy LU-26). Unfonunately, the proposed subdivision does not connect directly into Parkside Court to south since that subdivision made no effort to COMect to the undeveloped lots to the north. Objective LU-M addres5Cs the need to provide both vehicular and pedestrian linkages between neighborhoods in an efficient interconnected netwot'k of roads and pathways. Staff believes provisions should be made to provide a pedestrian easement to Tax Lot -No. 054710-0051. immediately to the north. Policy LU-70 also addresses the need for an interconnecting of pathways, bikeways, streets and sidewalks connecting existing and future development. Conceivable an interconnecting pathway might be provided along the edge of the proposed 25' wetland buffer so that neighboring subdivision residents could better interact without having to depend on the automobile. R!;comrnendation: Support this proposed ll·lot subdivjsion while encouraging the applicant to provide a minimum six-foot wide pedestrian easement between the north and southern edges of their proposed plat. Attachment '\DAEDALUS"'YS2\'S(lARIm\EONSNntcrdcparuneul<lNlcvdnpl1U!l1ll(MeW\Pn!:lpps\Commt1'lU\RR\W~ I'rllIim I>Jat.dac\d • Relevant Comprehensive Plan Land Use Policies for Residential Low Density !Residential Rural) Policy LU-2J. NdW development within aU residenrial designations except Rural Residential should achieve a minimum dellsity. The minimum density m.ay be adjusted to reflect constraints on a sileo Policy LU-26. Maximum development densities should range from J home per 10 acres to 5 homes per acre in Residential Rural eA'epl in areas with significant environmelUal constraints inclu.ding but not limited to: steep flo pes, erofioll hazard, floodplains, and wetlallds whert density shall ~r exceed 1 home per acre. Objective LU .. M: Provide more linkages within and between neighborhoods by developing a system of residential streets that serves both vehicles and pedestrians and creares a COMnuQU3, efficient. iIIterCOI1lU:C'ted netrvork of roads and pathways throughout lhe City without unduly increasing pass through traffic. Policy LU-70. Streets. sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. 7'ke extensive or predominant use of cul-de-sacs and pipestems shcfdd be discouraged for new development. A "flexible grid" patlern of streets and pathways should be rued to connect adjacent and future development. PoUcy LU-71. New streetJ should be designed to provide convenient access and a choice of routes between homes tmd parks. schools, .shopping aruJ other COTnnluniry destinations. ,\DAB04LUS\SYSl\SHAR£D\EDNSP\lntcrdep:utmallL\l\lRvelopM<l"t R~~ew\Prcapp.\CommcnlslJUt\Wood4vCr& Inlim Plat.dcx:\d : .. " . ••• Renton City Umlts I Parcels ~ Renton Aerial i"""" -IIIiI!I roo 0 1..1·.I.l Wr-I<t:N I U'I • Kenton SCALE 1 : 3,196 , i 1 200 400 ~ FEET lttp:Jlrentonnet.org/MapGuidelmapslParcel.mwf N A Saturday. December 13. 200312:55 AM .. - - DATE: TO: FROM: <'-1-.1·1· ·ur.' !<;t:I'IIU'I t C.t:! !~!~. C' .. C 0 ~ lOGs aUILDING DIVISION MEMORANDUM Construction Services, Fire Prevention, Plan Review. EDNSP, Project Planner Neil Watts. Development Services Division Director SUBJECT: New Preliminary Applioation: t~CC~)f·I!~./;.1\.) r .tl:.~ (jl."'· LOCATION: 10:) Bldt,~ or:. .:~~·F'~·> 4ve ... :PREAPP NO. j;.~'-e ()3 '.' /1 f A rp.eetin9.with .he applicant has been scheduled for / ,,) ~U An . Thursday, lYe. IK-J(. . ' in one of the ff' floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to alloW time to prepare for the 11:00 AM meeting. . . Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a t!lorough '"permit lever review at this time. Note only maJor Issues that must be resolved priorto formal land use andlor building permit application $ubmittaJ •. Plan Reviewer assigned is. ~OI'I'U . : Please submit your written comments to _:-:I~~~~t~.i'i\......:;:;;.. _____ (Planner) at least two (2) days before the m~ting. Thank you. o..~~\~\c.~o~ ho...~ be~ oS ~n-;.-\+d. c\. ~ f ~ ore1 q,..-.. c.l +055 0 \ J.. ? a...~ ~.J .. , ~e s~~·.~cJ.. ~~~c. ~r f'L4' 1> L C. \ ~*"" .L~ o O\-ee...r' \j' H:\Division.s\Devc1c>p#f\Dev Ik. Plan.illg\Templale\Prcapp2 Revbed 9100 -'Pecc:.-bCff' II 4 Q 0,3 TOTAL P.14 i • TIC OR TITLE CvMPANY 15 S. Grady Way, Suite 120, Renton, WA 98055 (425)255-7575 FAX (425)255~0285 Date: January 14, 2004 at 08:00 AM Prepared For: Baima & Holmberg . 100 Front Street Issaquah, WA 98027 INQUIRIES SHOULD BE MADE TO: UNIT 2 (425)255-7943 . Brent Mallett Kim Read Order No.: Your Reference: Charge: Tax: PLAT CERTIFICATE SCHEDULE A TITLE IS VESTED IN: • 6313735-2 Woffordl $ 250.00 $ 22.00 William E. Wofford, presumptively subject to the community interest of his spouse, if married between December 29, 1980, date of acquiring contract interest, and February 28, 2000, date of recording Warranty Fulfillment Deed LEGAL DESCRIPTION: Tract 13, Black Loam Five Acre Tracts, according to the plat thereof recorded in Volume 12, of Plat~, page(s) 101, in King County, Washington. DEVELOPMENT PLANNING CITY OF RENTON FEB 2 72004 .;1:r~~~VEn . -..... ~~""I&~:j U PLAT Certificate Schedule A " ',' ~ , .' 15 S. Grady Way, Suite 120, Renton, WA 98055 (425)255-7575 FAX (425)255-0285 Date: January 14, 2004 at 08:00 AM Prepared For: Baima & Holmberg 100 Front Street Issaquah, WA 98027 INQUIRIES SHOULD BE MADE TO: UNIT 2 (425)255-7943 Brent Mallett Kim Read TITLE IS VESTED IN: Order No.: Your Reference: Charge: PLAT CERTIFICATE SCHEDULE A Tax: 6313735-2 Wofford! $ 250.00 $ 22.00 William E. Wofford, presumptively subject to the community interest of his spouse, if married between December 29, 1980, date of acquiring contract interest, and February 28, 2000, date of recording Warranty Fulfillment Deed LEGAL DESCRIPTION: Tract 13, Black Loam Five Acre Trac!S, according to the plat thereof recorded in Volume 12, of Plats, page(s) 101, in King County, Washington. . , DEVELOPMENT PLANNING CITY OF RENTON FEB 272004 PLAT Cftif!eE1'\i!tl' r "l e PLAT CERTIFICATE SCHEDULE B EXCEPTIONS: 1. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF: ,~ke-A. PURPOSE: Drainfield -<;.d.(r\. \ DISCLOSED BY: 9709191602 AREA AFFECTED: A northwesterly portion of said premises 2. COVENANTS AND RESTRICTIONS CONTAINED IN DECLARATION OF PROTECTIVE RESTRICTIONS, BUT OMITIING ANY COVENANT OR RESTRICTION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN UNLESS AND ONLY TO THE EXTENT THAT SAID COVENANT (a) IS EXEMPT UNDER CHAPTER 42, SECTION 3607 OF THE UNITED STATES CODE OR (b) RELATES TO HANDICAP BUT DOES NOT DISCRIMINATE AGAINST HANDICAP PERSONS: RECORDED: April 18, 1994 RECORDING NUMBER: 9404181343 REGARDING: Use and maintenance of a portion of the King County right of way adjacent to said premises 3. TERMS AND-CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 4612: RECORDED: RECORDING NUMBER: REGARDING: related thereto 4. JUDGMENT: AGAINST: IN FAVOR OF: AMOUNT: ENTERED: KING COUNTY June 21,1996 9606210966 Establishing an assessment district for sanitary sewer service and charges William E. Wofford Bo Lindstrom and Euro American Design PS $875.79 October 4, 1994 JUDGMENT NUMBER: 94-9-24684-0 SUPERIOR COURT CAUSE NUMBER: ATIORNEYFOR 94-2-25186-4 JUDGMENT CREDITOR: Pro Se 5. QUESTION OF IDENTITY OF THE SPOUSE OF WILLIAM E. WOFFORD BETWEEN DECEMBER 29, 1980, DATE OF ACQUIRING CONTRACT INTEREST, AND FEBRUARY 28,2000, DATE OF RECORDING WARRANTY FULFILLMENT DEED: ON, DATE OF ACQUIRED TITLE: If the spouse joining in execution of the forthcoming instrument was the spouse on said date, recital therein of the face will be sufficient; otherwise the present ownership of the community interest of the spouse on said date use be determined. 6. Right, title and interest of WH Hughes as disclosed by application for title insurance. 7. GENERAL AND SPECIAL TAXES AND CHARGES: PAYABLE ON FEBRUARY 15TH: YEAR: 2004 AMOUNT: Unavailable TAX ACCOUNT NUMBER: 084710-0085-03 LEVY CODE: 2147 CURRENT ASSESSED VALUE: Land: $168,000.00 Improvements: $0.00 .i' SCHEDULE B (Continued) NOTE: General taxes for 2003 in the sum of $1 ,790.72 have been paid. Said amount has not yet been certified by the King County Assessor and is subject to possible change. 8. Payment of Real Estate Excise Tax, if required. The property described herein is situated within the boundaries of local taxing authority of the City of . Present Rate of Real Estate Excise Tax as of the date herein is 1.78%. NOTES: A. Abbreviated Legal for purposes of King County Recorders Office is: Tract 13, Black Loam Five Acre Tracts, Vol 12/101. rv/an/01/20/2004 PLAT Certificate Schedule B ~: .. : :r I':' ~ J 2& ____ ---Li._ , , 14 11 ~ .. " ~ ~ .. ~ 13 211 ~ '-.... 16 , , .. ~ ~ it .. .' ./ of' .. ~ l ' ~ ",,' .. L----S~E--,-l~6~T~H--~ST~-'~·~'~·7~r~p------~----~~~~1~~ -' -132 15---=""":'="':":''--';;';''-..... "Zn.-----------N88'2'I Irw .-. '.S:£ IS-Zl~5 , ~N·7S-' _ .. (So;;',(~~ ------------'.'--I~zf.,~ SE Il6 TH ST -.~:.Mr' .~~ rf' ~'---....-; ......... "" ... --... H,,-. \ -i"his:;ketch ;~ lor tlia ;,lurpc.se j shc"lJirh~ , I the ~')u(Oxil!i8tG geooml ":.cruiCf1 ')7 In,. . ! pret;;i$>jS)!ITr:i:U( aCi1k~l J' "'1'.1'1 qnc. ~ Was;:i;'!l;ior ·~fnt?; ·~.S:;:jrt~~ .:~.> it~i .. jttf" ! '" ".f ';' ootS BAIMA & HOLMBERG INC. February 11,2004 TO: Ticor Title Company FM: James R. Bergsma Baima & Holmberg, Inc. RE: Title Order No. 6313735-2 Dear SirlMadam: Our company is working on a plat for the owner of the subject property. The name of the plat is Emma"s Plat and is located ~thin the City of Renton. As a condition of this plat it is required that all ten lots of the subdivision be connected to a public sewer system. Sewers are available within the frontage road named Lyons Avenue SE (see attached map). Septic fields are not allowed in areas of new construction when sewers are available. A drainfield easement appears to lie within Road A on the attached map. Your title report references this drainfield easement as exception # 1 under recording number 9709191602. The subject document includes within it's text the following statement: "The easement shall terminate one hundred and eighty (180) days after public sewers become available to the property being served by the easement." It seems to me that this twilight clause has been fulfilled and therefore this exception. should be eliminated from your title report. Please let me know if you agree that this item should be eliminated from your report. 100 FRONT STREET SOUTH· ISSAQUAH· WASHINGTON· 98027-3817 • (425) 392-0250 • (425) 391-3055 .15 S. Grady Way,.Suite 120, Renton, WA 98055 (425)255-7575 FAX (425)255~0285 Date: January 14, 2004 at 08:00 AM Prepared For: Baima & Holmberg . 100 Front Street: Issaquah, WA 98027 INQUIRIES SHOULD BE MADE TO: . UNIT 2 (425)255-7943 Brent Mallett Kim Read TITLE IS VE$TED IN: Order No.: Your Reference: Charge: PLAT CERTIFICATE SCHEDULE A Tax: 6313735-2 Woffordl $ 250.00 $ 22.00 William E. Wofford, presumptively subject to the community interest of his spouse, if married between December 29, 1980, date of acquiring contract interest, and February 28, 2000. date of recording Warranty Fulfillment Deed . LEGAL DESCRIPTION: '. Tract 13, Black Loam Five Acre Tracts, according to the plat thereof recorded in Volume 12, of Plats, page(s) 101, in King County, Washington.' • PLAT Certificate Schedule A ; i-, ---···-~·----~·~!;·;~;~2~~tr-;~--··'--· ..... .1. . " ........ ,;: .::: ;'.'" : -;_~:;:!;' ,: ": .... -. ,-","'.-.. ",", 0° . .-····., .. !.--,·or". .-:" ". .. . .• _:.., '0 •••• . ~~,., .• : ....•• ..:--,.: .... ') ~( .... ~ :t::' • "~ .. '.:1 t'!:". -.. ' r' .- " "0." O. _0 :-.,-: -:: .0,: i, ,::;'jj;'?,\'< ••• 0 __ "'''~_ .--_ .... " fir~"S77IIiI.nlli;ll'A"""''''''''''''''---i_'''· ...... ------ " ., Wi.Ll.I;""... G. Lh"';'/lO UJ~7 ,.." A"'~ r.,r. 'R""r.,..,. W~slll."'4-r-..t, 'Sol, , ' ~lftrl~~.EASEHENT 0 ,-_ ... -. '. The UIIOEItSIClltO _r(sr or the follow'''' ,dtscrlbed ll11d '~Ited 'n·-4'~ .... ilAtJlLa,,!'-~_~ CoImtt. St.te or ""hlngton. to wtt: .' "\'t'.ese coYelMnts ,han ~ with the "nd and $ ... 11 be binding on a" parUes hayI", or' J~lring Iny rlgllt. title. or Interest lit U.e 'and oI.scribed herein or .ny put thereof •• ~ :he '!IS hall terllinate one hundred and'\.. t (100 d' bU~' ~-' -~,.~~!.~ ~~ ___ .r"~.~~-~"!!!~-" . r.~.\\~::.: -~ WITNESS Mftd_ .... Spit -'-' 'f,' !k-r?!J: . .~ ~~ . ~~~~ ~1~(/~~. . • " o\{./IIf.JOM ~ .: \!' .... ~"Olf.'~· State of WUhl"9tOft ) lJ+;'~II:~·:r:l\~' County of ICING ) SS • ."" :; • ...t..~ I. the un4ers tgned. ,'Moul")' Pub Ic In In-;: fot' t:.t abowe ftIIIed County and State. do hereby certify that 0 ~\s da or .• 1t9.L. personally appeared before .. . . to JIC k_ to be t y a $ C5cr rei a .. ecu If n nltru- JlCnt. and acltnowlt4ge that helshe tile),) sloM<! Ind Ielled t.1Ie 1_ II • frtt and YOluntll")' Ict and Hed, for ~ vses'and ;:~rposu herein Jlfntl_d. GIVEN under "'Y h«nd and official 'sea~ ngton .. I B i:-ii i1~ '-17 'I.. . ,,,...., ,~., 25 50 ~ I 1· = SO' 1 I 1 .. '1 ~ I. 1 ~ i 1 ~ i 1 ~ .. ~ r--- 1 . 1 fSl 8 1 10 -1 9> T.v,:,: LOT i,!o. 081.71Q-0081 • s. 601.65' 383.16' (SE ~ 1 io ~-~~~-------r------------~~----------~~--=-~ 1 ~ .. 0 .. N ~ I (I) 1 ~ .. I ~ !, I~ I 1 ~ i 1 .. 1 1 I EX.SS RIIoI-411.43:_+---HD 5117.23 (1I"P'4C:-tI) 5111-93 (B"P't'O-S) EX. CURB. GUT1ER I NID SIDEWALK I I \ \ .. I .. I .. , I . ;;; c.'" ..r--~ ,--_......--"'. 1 ~ ~ 44.41' < 1 \ &.1 1 1 4~.. \ \ 1 • 5..,..... \ ~ 0 0"" $;., io~ \ \ .1 01 01 01 ~~ b; 6 \\ ~ _ 1% 1 % 1 % 1 g ~ 0 1 \ \ 1 I ~ I ~ I ~ % I fl. 15' ACCESS~ , L ____ ~ L ____ ~ L ____ ~ L ____ ~ ~ ____ 4 ~_~~~~_~\ c:. {II ~ A A A A A A , 70.02' 60.02' 60.02' 60.02' 60.02' 116.13' '- SlUB ~ WOOD FENCE WOOD FENCE I I I I I 60 .66 N 88'y'56" W 631.66j I p .U,RKSiDF t CO~HT VOL. 27, PG. 102 8 CURVE TABlE CURVE LENG1H1 RADIUS I DELTA 88"36'40" ~RIPTION TRACTS UNE TABLE CK LOAM AVE ACRE RECORDED UNE I LENGltIl BEARING . C11 38.661 25.00 ·C21 39.881 25.001 91'23'20' ---ftC nn I"II"I-nn'nt\- .!I:IE.DIP.~. lHpAER GE Ero11N KING .....• ;.; •• ,,4f4¥.' .;.... L11 19.791 N 88"17'56' W . -a" ... " 1 .10.211 N 88"17'56~': W "--- i ..- .-- c::l c::l co RETURN ADDRESS Wtl.llAM E, Wo FFt2,gp 13.12...1 / "'" A cE SA (£, ~7M4 !,AgV;'ew91i<2S9 Plea~ print neady or !)'~ Ulfomuuol\ Document Title(s) Reference Numbers(s) of related documents EN C. 22,12.8 • 1111111 ~····"1187 II:" Adc1nlonal RclercllCC I's all page_ C".t Grantor(s) a-t. First and Mlddlc lm1JaI) C".t AddItIOnal gnmon on page _ Grantee(s)-iLm. First md~ddlc Imazl) Acichuonal grL'1lC:s on page 'Z.- Legal Description (ahbrnl2led form Ie-lot. block. pial or section. tOWn5l11p. nag,,; quar1er/IlUluur) Addlllor.a1 lei!:~1 IS on page _ Assessor's Property Tax Parcel/Account Number DEV't~W~_J~s o02~ -(23 _______ _ Add1l1onal par::1 '-'s on page_ " ~¥~'!RecDrder 10,11 relv Dn the mCDnnatlDn proVIded "n l1us rorm . The 513fT will not read the docWDent ID veney Ihe FEB ~cJr:laJ.U."t:Dmplelcness Dr the mckeng InfDnn.:lllon provIded herem RECE~VED T Transamenoa Title Insurance ServiCes Transamerlca Tille Insurance Company THIS SPACE PROVIDED FOR RECORDER'S USE FILED FOR RECORD A~ REQUEST OF WHEN RECORDED RETURN TO H ..... Addreea P.o. Box 454 Clty,Stale,Zlp RENJX)N, ~ 98057 Statutory Warranty Deed THE GRANTOR, ALAN A. S'I'aiARr, as tus separate property, and ROLAND L. S'IfHARr, JR., as his separate property, each as to an uridl.Vl.ded 1/2 interest, as tenants in o:::mrcn, ~ tor udmCOllBlderaboQ01 Ten l:k:lllars ($10.00) and other good and valuable consideration ~ ~ lnhandpaui,conve)'lludwammtato WILt.IAM. E. ~RD, an unmarn.ed 1I'aIl, ~ ~ the foIlowmJ daecnbed real estate, utuatad III the County of K1ng ,StateofWaahmcton Tract 13, Black Loam Five kre Tracts, accordlllq to the plat recorded in Volute 12 of Plats, page 101, in K1ng County, Washington, SUbJect to easenents, ~stn.ctions, ~servatJ..ons and oovenants of record, l.f any. TIua deed .. liven III flllfillment of that certalQ real eatate contract between the parties hereto, dated DeceIri:;)er 29 , 19 80, aDd condltlcmad for the cobveyance oi the above descnbed property, acd the COVetl8l1ta of warranty hcMn contalDeli ohall not apply to any utle, lllteraet or ;;""""'brana! analDl by. throuJh or under the purch ..... r at aid c:ont.act, 8Ild ahaIl DOt apply to any taxes, .-menta or other charsiIii leVied. _aed or becomutg due IUb.equent to the date of 881d contract Real Eltste Sales Tax w .. patd an th .. pie on Januaxy 7, 1981 • Rec: No 622128 STATE OF WASHINGTON COUNTY OF KI:N:; On th,. day pemlnaUy appeared before me AIAN A. STEWARl' to m. known to be the IndiVidual deocrlbed lD and who .J:ecuted the WIthin and fo,.."o..., lII&tnJmellt, and acmowled,ed that he lJI&I\ed the .am. .. tus free and voluntary act and deed. for the Illes and purpooes therein mentioned ~ under my hand and olllaal _ tIua leaU day of . Marc.'1. .19B3 "'t: Q.v~~~</ (L" .... r1..~./ ,Note..y'..Pubbc In and~ta of Wash- angl.On. real<ilnr al ~ton 70Mn No w-tet R .... -10 STATE OF WASIDNGTON COUNTY OF I II On tIua day of . ,19 • before me, the undemgned, a Notary Publlc In and for the State of Wash' Ington, duly commISSioned and ,worn, pereonaUy appeared and 10 ma Imown to be the P .... d .. nt and Secretary, respectively, ot , tha corporation that ezecuted the forerollli UlStrument, aJId ael:nowledred the aa.d matrument to be the r_ and voluntary act and deed of MId corpor- aboD, lor the US"" arid purp088l therein mentioned, and Oil oath stated that aUlhonzed to execute the &aId lnatrument and that the aeaI alllxed is the corJ'Qrete 181111 01 SIlId corporaaon Wltn_ my hand and otlicl41 seal hereto alllxed the day and year tim above wntten Notery Pub"c In and for the Stete of WIl81u!lrtoD, rM,d"" at · . -r 1 -co c::> \ c::> a:> r-.I \--~\ r--. c::t ' c::t c::t c::t C'-.o \ "- \ STAn: OF_CALIFORNIA _______ } Co_tyof'_,;:~===-------~ On thllll;.L---=.;.:.J....,3~_ .... day of ___ ~~W.=-d:=...:v=--___ A D 19.E before me. the underlH(necl. a Notary Public ID and for \h. Slate of'_-.,;C~:a2o!o1.!oi ,l>fo!.!,.,rrua.u./oo· Q... ________ duly c.omlllM&lOt\ed .. lid _0", P N. n,..I1¥ app.alUd R)IAND L. STFmR1', JR •• to me boWl! to be the indIViduaL-deecrlbed m and who elleeutec!. the foregoQ\1I IlUItnunent. and aclmowledrec!. to me that -..1le..-limed and .ealed the said in.trument e. his free and voluntary act and deed for the asel and PU11lo11e11 therein usentiot\ed. WITNESS my hand anel oEliciel_1 hereto a&ed the day and certificate above wri en. @'OrFIClALSEAL .. • TereSIta J Hernandez NOTAlIY PUBUC CAUf'OIlNI" • PRINCIPAL W'FlCE IN (A~Wl'1oy lad ;,du.1 My COrntnlsStOn E.p.ra; )0..., 20, 15184 Uc.LizvT Nota.,. P"bl.c .... nd f~' State oI;'7.'-;-~'9=7r=--­raaoLnl'I~l(j Pl.onear Natiaaal Tltla luuraace CoIIIJMR7 Fonn L 28) 1 RETURN ADDRESS ~aO~1 OF 'lWa I'll II 1M 1% KIN C ONTY, /332.1 /~ AvE $( if " RI;IJ ~ J..{..,.ruw4 7QN ~S9 Please prmt neadv or ryp~ rnformatlon Document Title(s) Reference Numbers(s) of related documents ell 022128 Grantor(s) (Lut. fIrSt mel MIddle ImtW) Grantee(s> (Last. FU'St aDd i,{J~dle !lubal) -- e 1111111 1188 .11 Adcllaonal Rcfcr= 1/' ~ on page _ Adchaonal gnnlon on page_ Addmonal gr.lnlC:S on page_ Legal Description (abbreViated (orm I e let, block. plat Dr' secUGn, townsbrp. ~e. quarter/quarter) TRAC-r 13 aLAcK LCJ"'&! FiVE Ac.'?E TRtf( rr VlJLeM I;?, flf&E/t)( I . Assessor's Property Tax Parcel/Account Number Oi17IQ-.tJ(),?s-03 _------ AddlQonaJ legal IS on page _ AddJllQnaJ parcel I S on page _ The Auditor/Recorder will rely an Ihe In(ormatlon proYlded on Uus (ann .The st21T will not read Ihe da(:lU'lIenl 10 veney the .1ccur~cy or compl.tenns of the mdu.lng IOionnllnon proVlded herem .- • - m SAFECO THIS SPACE RESERVED FOR RECORDER'S USE Flied for Record at Request of NAME Fidelity Mortgage and Escrow, Inc. ADDRESS 311 South 2nd Street CITY AND STATE Renton, Washington 98055 "! WARRANTY FULFILLMENT DEED THE GRANTOR JUANITA STEWART. as her separate estate for and In consideration of TEN OOLLARS AND OTHER GOOD AND VALUAB[,E CONSIDERATIONS In hand paid, convey. and warrants to WILLIAM E. WOFFORD. an unmarried man the follOWing desCribed reel esUte, situated In the County of KING Washington TRACT 13, BLACK LOAM FIVE ACRE TRACTS. ACCORDING TO THE PLAT RECORDED IN VOLUME 12 OF PLATS. PAGE 101. IN KING COUNTY. WASHINGTON. Subiect to easements. restI'ictions, I'esex-vat1ons and covenants, of record_if any. ,State of Thli deed II ~ven In fulfillment of that caruln rllll estate contract betwaan the parties heralD, dated December 29 , 19 80, and condltloned for the conveyance of the above described property, and the covenan:s of warranty herein con· ta,ned shall not apply to any title, Interest or encumbrance anllng by, through or undar the purchaser In IIlId contract. and shell not apply to any taxes, assessments Dr other charges lev.ed, aSlened Of' becoming due u,obsequent to the date of Slid contract Dated DecembeI' 29 iit:·~ftw~~ '" ,19.J.Q (IndIVidual! 8y ____________ ~~~~------------ (President! 8y ____________ ~----~------------ (Secretary! STATE OF WASHINGTON } King n County of ____ ----" ____ _ On thiS 2nd day of January ,19 J!L, before me personally arpaared A 1 an A. Stewart ,who executed the Within Instrument as Attorney In Fact for Juan1 ta Stewart and acknowledged to me that he/she SIgned and sealed !he s.am. al h,./h.r free and voluntary act ind dm IS attomev ,n tact tor Juan; ta Stewart for the uses and purposes therein mentIOned, and on oath stated that the power of attorney author! zon9 the eucullon aT thIS Instrument has not been revoked and that the said Juan11.a Stewart IS now lIVIng. and IS not Insane G,ven undar my hand and offiCIal seal the day and year last above written ISeal! TL·l2 R2 10/14 SAFECO Tille Insurenc. Compeny -ACKNOWLEDGMENT -ATTORNEY IN FACT W,tneu mV nand and off,Cial seal hereto affIxed the «;Iav and vear first above wrItten Notary PUbliC on and for the State of Washington, reSiding at __________________________________ ___ i , \ \ . ) -'. '-~. ". =-~.: ... ',-.. . :~./i.::"·:;· "," ~ " .. " •••• __ ..,.~._ ... ~ ___ ~. r ..... ., '1 W,·J,.J./A_1. LJ()FfORD lJJ~~ ,.." A"'~ r.t. ·Rd'N~. ""AS"'~A'~7N!. '8ii1.r,_ ' '--"--, ~1"fl~~O,£A~EH£HT The UllDERSIGIIEO _r(sJ of the followlll!l·Q!scrlbed 1.1Id I~ated In·-Il)C,...·"'JNIII.IOIir .... -:-__ , County, State of Nuhl"'ton. to wi t: .' do hereb)' deflne(s), declare(s). alld dedf~atl.(s) '-the followhl9 1I!4Se-ent: In .u_,,,l',lniii oYer, .cross. and und.r tllat portion of Uk-iJrG?erty descrIbed II follows: J.,~::trf.!: 8~At:.K~6AII1 riv-E AC.R~-' ~c.7.J" .... ~ ... , SauTllo" "nU' ~ItTII FIt.,-I'Il"7YUf'1'. ,.e ""'T FAST oFrN~w..r'" ~."..~ L.,INJr. S.td eas_nt Is for the purpoSe of tnsuilA;ion .nd IMlnt .. ~.I\C' of the d"llnfleld t ;I'~ of "I "n··<1 te Sewl~,! dhpusa I srs ~1!t1 ell ""rve t~, i:;; 'OI!t ng C:esci'lbed or~'ot!lrti,.S: SOUTH #1I-lF C"'7RAt!r ll..fL~CK.~alfJH Fo·WG Jl/fC/U' .AI! I!tHfltJ liII ~ '10 ~ RIA 7'1-'1C;"/I~F ~ R££'D~/N J-U~ fii~M~·~,.,. fl'iollfr1f ~r"rO~~F61'/~£: ~;I<lIC!PIII'T. : IIC\I. TH£REfORE. r,;'""gr.ntor(s) .gre~i) an/. c·:venant-.sl that ~Ald gr.ntllr(sl. Ills/her (tlrel'" Mlrs. successors .nd .sslgns .. Ill .lot const~uct or .... llIuill or suffer,·to be .:cnstructed or .. Inulned lflthln tilt! e.se-nt are.: aNY stn.octures. roads. drlv_ys, or tr.lls for vehicular traffic; and shall ft(.: !!Xcavat. or comp.ct natur.l soil .. fthln ". tillS .rea. .' h.ese coyenrt"ts shall run .. lth the land and s.'all be bInding on aP p.rtles having or' ,~ulrlng .ny right. title. or Interest 111 tI.e land rfescrlbttl herelll or IllY plrt thereof., State of I/tsht"9ton County of Ie i N 6 I, the unders I gned •• ' Hotary Pub Ic In an.;: for t:,e aboye IlUled County .nd Stitt. do hereby certify that,o~~tII~I~S~~;;;~~~da~~O~f~;~;;:;;.:;:;~,~. ~1~99.L~~. ~p~e~"~ona~I;I:Y .ppe.red before ... r to III k_ to be t y. S IIInt •• nd .cknowlt4ge that he/she tll'y) sl,,~ .nd selled t.1Ie s_ al • 'rtf .1Id voluntary ut end dud. for the ules'and ::~rpos&S herein IIIntlolltd. GIVEN under II)' hind .nd official 'seal B & i ~. -W i . ", ~ (T) -CO -i • !:in, C"""'T . Dept. or l)cytlopmelll Il>II Emiranmcnul $crvic .. l.&Dd Ilst Scrriccs DlrisIoa ]600 1:16111 Plao: S_" DdIcVUt, Wullin;loa 9&OC»-loIOO Declaration of Cov';nci'nt~., . Regci'rdins' Use 'and Mai·n·tenan~~. :·,'.,~;:.~;~~.~.~~#&1~E~~;t~Y:i~;~;l:~~~:·· In consideration of approval by King C~unty of a right-Of-~ use permit for Ihe use of Ihe road right-of-way described below, 1?l7J<.:z-.. -11&1"flt hE' ,-Rr.Kp?rJ ' property owner(s), hereby covenant and agree as follows: 1. 2. 3. 4. S. IlWe are owners of Ihe following described real property: L-OT \I , 6LACK. LOAM rl'-l~ AC-~ peTS 1t,J, Th- 11r):. Ace i\' O!3C\7\O-OO7'?-OS Pr~D LOT \~ '-VI 'i"Ptx.. ArCC-1f-054710-0085-0:, IfWe have requested issuance of a King County right-of-way use pe;nt~p1ace Ihe following improvements, ,z. f1 WIPE. ~ 214 Ef Lor'ls=\::~kQN b Lcq" I? l@rN€) -ruP C"'*~ '" ~ Ceoe.$ in Ihe road right-of-way for the following impro~'ements~ Acr 5S r9 ~rr 13 . which serves Ihe above:-described real property. The owners of Ihe real propeny described in paragraph 1 hereby assume sole responsibility for Ihe maim~nance of the inipco\'ement ~C!cribe!l in par:t::~h 2_ No' enlargement or alteration of the improvement described in parag:aph 2 except routine maintenance is permitted without prior approval of King County. The owners of Ihe real property desCribed in paragraph 1 hereby hold King County harmless from all costs, expenses, losses and damages, including the cost of defense in- curred as the result of the existence, operation or use of Ihe improvement described in paragraph 2. ' 6. It is hereby acknowledged that Iheimprovement described in paragraph 2 is located in a King County road right-or-way. In the event King County determines Ihat the subject road right-of-way is 'needed for public purposes or has become a hazard to the safe public use of Ihe road right-of-way, King County may order Ihe owners of the propeny described in paragraph 1 to remove, repair, or alter said improvements at said propeny owner's expense. Said owners agree to immediately comply with such orders. 7. In the event that King County determin::s Ihat Ihe improvements described in.paragraph 2 have become a publJc, health or safety h:uard or if the owne:-s of the real propeny described in paragraph 1 fail to comply wilh any King County order issued pursuant to paragraph 6, King County has tlle right to remove, repair, or alter said improvements without notice 10 said owners, Said owners shall compensate King County for the costs of such removal, repai r, or alteration. e 1". ~ .. -" . .... :--o d" -\3 =.:::-.= ~ , -. '. I ? . ~ , ; ~ i -- 8. This agreement is binding upon the heirs, successors and assigns of the owners of the real property described in paragraph 1 and is a covenant running with the land. Tit-. DATED this ~ day of A:Pe.)L STATE OF WASHINGTON ) ) 55. COUNTY OF KING ) I, f:AjP\tll\)b €. tLO~~otary Public in and for the State of Washington. do here!Jy cenify that on this !i!:!day of APn.\L. • 191!L. personally appeared before me_ Wilt ,-..rI'\ e. c.JaE'f<>~ , to me known to the individual _____ described in and who executed the within instrument and aclcnowledged that Hf: signed and same as jhS free and voluntary act and deed for the uses and purposes herein mentioned. GIVEN UNDER MY HAND AND OFFICIAL SEAL this'lTh'day of AelZJl... • 19~ . N~~ki·Ol Washington, residing ... ~=:::..r..:==-=-___ _ STATE OF WASHINGTON) ) 55. COUNTY OF KING ) On this _ day of _____ • 19_. before me personally appeared ___ _ _____________ 10 me known to be the _______ _ ____________________ . of the corporation that executed thc within and foregoing instrument, acknowledged said instrument to be the frcc and voluntary act or said corporation, for L'te uses and purposes therein mentioned, and on oath stated _ be_ authorized said irutrument and that the seal affixed is the corporate seal of said corporation. IN WITNESS WHEREOF, I have hereunto set may hand and affixed my official seal the day and year first above wriuen. Notary Public in and for the State of Washington. residing _______ _ ..... --=~--....---~--~-~~ "n r.) • (l.l~· --... ~ ..... '.'---'" '., -.... ; ~.: ,,··n • ! j I j 1 I l 1 j t ~ 'i 1 i ~ i j ;: .!. , . . ~ t CERTIFICATE WHEN RECOROEO RETURN 10: r •. the l!::~:;:T'signed, ~'1 Oerk of the City of r.al1ton, W~:;hington, certify that this is a true Office of th~ ~;: y c ':·rk Renton Muni(~;~~lliljiiding 200 M~A\.enU(; South Rento • A 9S()J;B Q") U"; and correct copy of, fir . Subscribed and Seal ~ C) .. t. ... ~~ (,,? ~ ". In :--r-f F: 2 .... -" ---.' , •• J ".,J •• . -. CITY OF RENTON, WASHINGTON ORDINANCE NO. 4612 AN ORDmAHCE OF TIlE CITY OF RENTON, WASllDlGTOli, ESTABLISlUHG AN ASSESSKBHT D:ISTRICT POR SANI"l'ARY SRWKR SOnCE DI A PORTION 011' TEE SOUTH BIGlILANDS, ImATmm DODS, A!W ImPLEWOOD SUB-BASINS AND ESTABLISHDIG '1'HE AImUl1"l' OF THE CHARGE UPON CONNECTION 'l'O THE FACXL1:T:rES. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, 00 ORDAIN AS POLLOWS: SECTION' 1:. There is hereby created a Sanitary Sewer Service Special Assessment District for the area served by. the Bast Renton Sanitary Sewer Intercept-o! in the northeast quadrant of the City of Renton and a portion of its urban' growth area within unincorporated King County, which area is more particularly described in Exhibit "'A" attached hereto. A map of the service area is attached as Exhibit -B.N The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the , City does not require payment until such time as the parcel is connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associated with this district. SBCTION II. Persons connecting to the sanitary sewer facilities in this Special Assessment District and which properties .~~------------------------------------------------------.......... .. ORDlNANCE 4612 have not been charged or assessed with all costs of the East Renton Sani tary Sewer Interceptor I as detai led in this ordinance, shall pay, in addition to the payment of the connection permit fee and in addition to the system development charge, the following additional fees: A. Per Unit Charge. New connections of residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a unit charge of $0.069 per square foot of property. Those properties included within this Special Assessment District and which may be assessed a charge thereunder are included within the boundary legally described in Exhibit "A" and which boundary is shown on the 'mz.p attached as Exhibit "B." SECTION XII .. In addition to. the aforestated charges, there shall be a chargeef 4.11% per annum added to the Per Unit Charge. The interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest. SECTION IV. This ordinance shall be effective upon its passage, approval, and thirty (30) days after pUblication'. PASSED BY THE CITY COUNCIL thislQth day of June ..L. 1996". City Clerk I I i -:i 1 ~ ~ ; >l it ·t ~ i J ., ~ ~ I .t ORDINANCE 4612 APPROVED BY THE MAYOR this lOth day of ___ J_ll_n_e ___________ , 1996. Jes e Tanner, Mayor ApP;;?~~~ Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.576:5/20/96:as. 3 j,-" --------------------------- • • i ~ l j 1 .. to Exhibit A LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISTRICT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions of Sections 8, 9, 10, II, 14. 15, 16, 17, 21 and 22 all in Township 23N. Range 5E W.M. in King County. Washington Section 8, Township 23N, Range 5E W.M. All of that portion of Section 8. Township 23N. Range 5E W.M. lying East of the East right-of-way line of SR-405 and South of the following described line: Beginning at the intersection of the East line of said Section 8 with the centerline of NE 7th Street: thence Westerly along said centerline of NE 7th Street to its intersection with the centerline of Sunset Boulevard NE; thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast 1A of said Section 8; thence West along said North line to the East right-of-way line of SR-405 and the terminus of said line . . Section 9, Township 23N, Range 5E W.M. All of that portion of Section 9, Township 23N, Range 5E W.M. lying South and East of the following described line: . . Beginning on the centerline ofNE 7th Street at its intersection with the centerline of Edmonds Avenue NE; thence Easterly along the centerline of NE 7th Street to its intersection with the centerline of Monroe Avenue NE; thence North along said centerline to the South line of the Northeast 1.4 of said Section 9: thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to its intersection with the centerline of NE 10th Street; thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10, Township 23N. Range 5E W.M. All of that portion of Section 10, Township 23N. Range 5E W.M. lying Southerly and Westerly of the following described line: Beginning on the West line of Section 10 at its intersection with the North line of the South Y.z of the North lh of said Section 10; thence East along said North line to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intersection with the North Une of the Southeast lJl of said Section 10; thence East along said North line to its intersection with the East line of said Section 10 and the tenninus of said line . • , 7 I ~ 1 i 1 1 I , ,I i :1 1 Legal Description of the Special Assessment District Lor the City of Renton -East Renton Interceptor Section 11, Township 23N, Range 5E W.M. All of the Southwest Itl of Section 11. Township 23N. Range 5E W.M.. Section 14, Township 23N, Range 5E W.M. Page2of3 All of that portion of Section 14. Township 23N, Range SE. W.M. described as follows: ' All of the Northwest 1A of said section. together with the Southwest ~ of said section, except the South Ih of the Southeast 1)4 of said Southwest 1A and except the plat of McIntire Homesites and lh of streets adjacent as recorded in the Book of Plats, Volume 58, Page 82. ReCords of King County. Washington. and ext:ept the South 151.55 feet of the East 239.435 feet of Tract 6, Block 1 of Cedar River Five Acre Tract5 as recorded in the Book ofPla,ts. Volume 16, Page 52, Records of King County, Washington, less Ih of the street abutting said portion of Tract 6, BlOCk 1. and less Tract 6, Block 2 of said Cedar River Five Acre Tracts, less Ih of the street adjacent to said Tract 6, Block 2, and except the South 82.785 feet of the East 150 feet of Tract 5, Block 2 of said Cedar River Five Acre 1racts and less 1h the street adjacent to said portion of Tract 5, Block 2. Section 15, Township 23N, Range 5E W.M. All of that portion of SeCtion 15, ToWnship 23N. Range 5E. W.M .• except the Southwest IA of the Southwest ~' of the Southwest ~ of said section. Section 16, Township 23N, Range 5E W.M. All of that portion of Section 16, Township 23N. Range 5E W.M .• except that portion of the Southeast 1)4 of the Southeast JA of the said Section 16 lying East of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats Volume 39, page 39. Records of King County Washington and its Northerly extension to the North line of said Southeast \4 of the Southeast lA of the said Section 16 and except that portion of said section lying Southerly o,fthe'Nortberly right-of-way line of SR-169 (Maple Valley Highway). . Section 17, Township 23N, Range 5E W.M. All of that portion of Section 17, Township 23N. Range 5E W.M.. lying Northeasterly of the Northeasterly right-of-way of SR-169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR-405 less that portion lying generally West of the East and Southeasterly line of Bronson Way NE lying 1 _________ ...;.. ____________ .... _____________ _ Legal Description of the Special Assessment District for the City 0/ Renton -East Renton Interceptor Page 3 0[3 between the South line of the NE 3rd Street and the Northeasterly margin of SR- 405. Section 21, Township 23N, Range 5E W.M. All that portion of SectiOn 21. Township 23N. R 5E W.M. lying Northeasterly of the Northeasterly right-of-way line of SR-169 (Maple Valley Highway) and West of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39, page 39. Records of King County. Washington. Section 22, Township 23N, Range 5E W.M. All of that portion of Section 22. Township 23N. Range 5E W.M. described as follows: All of the Northwest 1A of the Northeast 1.4 of said Section 22 lying Northerly of the Southerly line of the Plat of Maplewood Heights as recorded in the Book of Plats. volume 78. pages 1 through 4. Records of King County, Washington. -Together with the North 227.11 feet of the West 97.02 of the Northeast 1A of the Northeast ~ of said Section 22. ~ ~ 1 l ~ 1 Exhibit B EAST RENTON INTERCEPTOR Special Assessment District Boundary SANlT MY SEWERS Platning/B~c worlcs ChristeNen,MacOnie. VIsne,lti 20 May 1996 1:24,000 -------City Limits lZTI-Zl Special Assessment Di! '1 ________________ ----________________________________________ __ Printed: 02-27-2004 DEVELOPMENT PLANNING CITY OF RENTON FEB 272004 RECEIVED tlrv OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-025 Payment Made: 02/27/2004 04:07 PM Receipt Number: R0400978 Total Payment: 25.53 Payee: BILL HUGHES (NOT LISTED ON CHECK) Current Payment Made to the Following Items: Trans Account Code Description Amount 5955 000.05.519.90.42.1 Postage 25.53 Payments made for this receipt Trans Method Description Amount Payment Check "#1" 25.53 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5023 0 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Us~ Feei Environmental Review Prelim/Tentative Plat Final Plat. PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Printed: 02-27-2004 JEVELOPMENT PLANNING CITY OF RENTON FEB 272004 RECEIVED ~OFRENTON , 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-025 Payment Made: 02127/200404:06 PM Receipt Number: R0400977 Total Payment: 2,500.00 Payee: BILL HUGHES (NOT LISTED ON CHECK) Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Amount Payment Check "#2" 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 50ll 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5023 5024 5036 5909 5941 5954 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.8i.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 o 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 604.237.00.00.0000 000.05.519.90.42.1 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan. Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 I Altmann Oliver Associates, LLC AOA PO Box 578 I' ,I I, I I I I I I I I I I}' 1-,' " ' ,', ~. , , ~. ~i~ (" r, I I; ,";,0 ''-. \.,'-~";- "1"\:: , ~ .~~::; f;::"~ , ' '" '_'--::-_,.E • '/,/. , '. Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 Environmental Planning & Landscape Architecture WETLAND DELINEATION & MITIGATION REPORT EMMA'S PLAT RENTON, WASHINGTON Prepared For: W.H. HUGHES JR. COMPANY INC. 15220 Cedar Grove Road Issaquah, Washington 98027 '1 j;;ebruary 12, 2004 i /r;'; ,-~::;~~_ , DEVELOPMENT PLANNiNG CITY OF RENTON FEB 2 7 2004 RECEIVED I I I I I I I I I I I i!1 I 11 I 11 11 Table Of Contents 1.0PUPOSE 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE 3.0 METHODOLOGY 4.0 RESULTS 5.0 DEVELOPMENT IMPACTS ON WETLANDSIBUFFERS 6.0 MITIGATION FOR WETLANDIBUFFER IMPACTS 6.1 Goal, Objectives, and Performance Standards for Mitigation Area 6.2 Constrnction Management 6.3 Monitoring Methodology 6.4 Maintenance Plan 6.5 Contingency Plan 6.6 As-Built Plan List of Appendices Appendix A: Data Sheets Page 1 1 1 2 3 4 4 5 5 5 7 7 I ,I I I I I I I I, I I 'I I, I I I "- I I EMMA'S PLAT RENTON, WASHINGTON WETLAND DELINEATION AND MITIGATION REPORT February 12, 2004 1.0 PURPOSE This report is the result of a wetland delineation on the proposed Emma's Plat project site located in the City of Renton, Washington. The purpose of this report is to: 1) describe the wetlands identified and delineated on the property, 2) identify impacts to these resources from the proposed development, and 3) describe the measures that will be implemented to mitigate for these impacts. 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE The site consists of 4.3 acres located on 146th Ave. SE in the City of Renton (Lot 084710-0085). The property is undeveloped and consists of a mix of trees, brushy areas, and grass patches. Most of the site had been relatively recently selectively logged at the time of the initial wetland reconnaissance conducted on October 6, 2003. Topography on the site is somewhat rolling with runoff generally draining from north to south. Surrounding land use includes a recently constructed residential development to the south and undeveloped areas to the north and east. 3.0 METHODOLOGY A general site reconnaissance was conducted on October 6, 2003 to gain an overall impression of the existing environment. Observations were made of the general plant communities, wildlife habitats, and the locations of potential wetland areas. Wetlands on the site were then delineated on October 9,2003 using the procedures outlined in the Washington State Wetlands Identification and Delineation Manual (1997). Additional field investigations were subsequently conducted on October 30 and December 18, 2003. Plant species were identified according to the taxonomy of Hitchcock and Cronquist (1973), and the wetland status of plant species was aSSigned according to the List of Plant Species that Occur in Wetlands, published by the U.S. Fish and Wildlife Service (Reed 1988, 1993). Wetland classes were determined by the U.S. Fish and Wildlife Service's system of wetland classification (Cowardin, et. al. 1979). Vegetation was considered hydrophytic if greater than 50% of the dominant plant species had a wetland indicator status of facultative or wetter (i.e., facultative, facultative wetland, or obligate wetlan"d). Soil on the site was considered hydric if one or more of the following characteristics were present: • organic soils or soils with an organic surface layer, • matrix chroma just below the A-horizon (or 10 inches, whichever is less) of 1 or less in unmottled soils, or 2 or less. if mottles were present, or • gleying immediately below the A-horizon. Emma's Plat February 12, 2004 1912wet2.rpt 1 I I I I I I I I I, I I I I I I I I I I Indicators of wetland hydrology included, but were not necessarily limited to: drainage patterns, watermarks, and visual observation or evidence of inundation or saturated soils. An evaluation of the vegetation, soils and hydrology was made at various locations along the interface of wetland and upland. Wetland boundary pOints were then determined from this information and surveyed. Appendix A contains data sheets prepared for representative locations in both the uplands and wetlands. These data sheets document the vegetation, soils, and hydrology information that aided in the wetland boundary determination. 4.0 RESULTS Two wetlands (Wetlands A and B) were identified and delineated on the site (see attached drawings). In addition, a small, isolated wetland appears to be located off- site within 25 feet of the north property boundary, in the vicinity of Lots 7 and 8. This wetland has been delineated by others and appears to be a Category 3 wetland less than 5,000 s.f. in size and would therefore likely not be regulated by the City of Renton. Each of the on-site wetlands are described below. Wetland A Wetland A (8,149 s.f.) consists of an isolated topographic depression located in the western portion of the property. The wetland appears to be hydrologically supported primarily by surface water runoff from a ditch located off-site to the north. Although hydrology within the wetland was assumed based on surface staining and the presence of hydric soils at the time of the delineation, several inches of ponding was observed during a subsequent site visit on October 30,2003. Up to a foot of ponding was observed within the wetland during a site visit on December 18, 2003. Runoff within Wetland A appears to have historically drained south and is now blOCked by the newly constructed development to the south. At the time of the December 18th site visit, some overflow was observed draining east from Wetland A into Wetland B. This drainage appears to be a result of recent, unusually high water conditions and was observed flowing in a tire rut associated with a dirt access road. Numerous borings taken within and adjacent to the access road revealed non-hydric, high chroma, non-mottled soils. Therefore, it is our determination that there was no natural hydrologic connection nor is there a hydric soil connection between Wetlands A and B. Vegetation within the wetland at the time of the field investigations consisted of a palustrine emergent plant community dominated by reed canarygrass (Phalaris arundinacea), with patches of smartweed (Polygonum persicaria), water foxtail (Alopecurus geniculatus), slough sedge (Carex obnupta), soft rush (Juncus effusus), and Watson's willow herb (Epilobium watsonit). In addition, scattered red alder (Alnus rubra), western red cedar (Thuja plicata), and spirea (Spiraea douglasit) were observed along the perimeter of the wetland. Emma's Plat February 12, 2004 1912wet2.rpt 2 I I I I I I I' I I I I, I 'I I I I I I I Wetland A appears to meet the definition of a Category 3 wetland since it has been significantly impacted by historic grading and ditching. The wetland appears to function primarily as a relatively small stormwater storage area that provides some minor habitat value as a component of the overall open space of the site. Wetland B Wetland 8 (18,235 s.f., on-site) is associated with a gently sloping topographic swale that drains from northwest to southeast through the central portion of the site. The wetland is part of a larger wetland system that extends off-site to the north. Runoff from the wetland is conveyed under the recent development to the south via a culvert located along the south property line. At the time of the field investigations, most of the on-site portion of the wetland had been logged and consisted of a mix of palustrine emergent and scrub-shrub plant communities. Soft rush (Juncus effusus) and timothy (Phleum pratense) were the dominant plant species, with spirea (Spiraea douglasit) and red alder (Alnus rubra) and black cottonwood (Populus trichocarpa) saplings also being common. The off- site portion of the wetland to the north consisted of a palustrine forested community that included black cottonwood, salmonberry (Rubus spectabilis), red-osier dogwood (Comus sericea), lady fern (Athyrium filix-femina), and slough sedge (Carex obnupta). Since Wetland 8 contains a relatively undisturbed off-site forested component that likely extended through the project site prior to logging, the City of Renton would probably consider Wetland 8 a Category 2 wetland. Category 2 wetlands in the City of Renton require a standard 50-foot buffer. Wetland 8 on the site appears to have low to moderate value for most wetland functions. The wetland does provide some minor stormwater storage and water quality maintenance functions in addition to its value as wildlife habitat. 5.0 DEVELOPMENT IMPACTS ON WETLANDSIBUFFERS The proposed project requires the filling of Wetland A, an 8,149 s.f. hydrologically isolated Category 3 wetland. This wetland cannot be realistically avoided as part of any development scenario for the project since access to the site must occur from 1461h Ave. SE. In addition, 2,595 s.f. of a degraded portion of Wetland 8 would be impacted through construction of the access road for the development. Finally, the gravel access to the proposed stormwater facilities in the southeast corner of the site requires 821 s.f. of "paper fill" (Le., unbuffered wetland). All of the remaining portions of Wetland 8 would be enhanced and preserved as part of the wetland mitigation for the project (see wetland mitigation section below). In addition to the wetland impacts, the project proposes to utilize buffer averaging and buffer enhancement to create a larger more diverse system that should provide increased overall protection to the wetland. Under the proposed project, 6,674 s.f. of the buffer along the west side of Wetland 8 would be reduced (by no more than 50% or less than 25 feet) and would be replaced with .15,078 s.f. of buffer throughout the east side of the project site. The buffer that would be reduced has generally been significantly degraded through logging activities. ' Emma's Plat February 12, 2004 1912wet2.rpt 3 I I I I I I I I I I I I I I I I I I I 6.0 MITIGATION FOR WETLANDIBUFFER IMPACTS Mitigation for the filling of Wetland A (8,149 s.f.) would occur through the creation of additional wetland along the east side of Wetland B at a minimum of a 1:1 replacement to loss ratio and the enhancement of Wetland B at a minimum of a 1:1 replacement to loss ratio (see attached drawings). Mitigation for the filling of that portion of Wetland B associated with the access road for the development (2,595 s.f.) would occur through a combination of the creation of additional wetland along the east side of Wetland B at a minimum of a 2:1 replacement to loss ratio and the enhancement of Wetland B at a minimum of a 1.5:1 replacement to loss ratio. Mitigation for the 821 s.f. of paper fill associated and the gravel access to the stormwater facilities would occur through wetland enhancement at a 3.3:1 ratio. The total area of proposed wetland creation is 13,339 s.f. and the total area of wetland enhancement is 15,640 s.f. In addition, the proposed stormwater facilities and all degraded averaged buffers (42,744 s.f.) would be enhanced with native plantings and habitat features to integrate the stormwater pond into the wetland system and increase the overall structural and plant species diversity. The planting plan has been designed to increase the plant species and structural diversity within the wetland and buffer and to provide a physical and visual barrier to the wetland system from the proposed development. Increasing the plant species and structural diversity within the wetlands and buffer should also increase the wildlife habitat of the area over current conditions. 6.1 Goal, Objectives, and Performance Standards for Mitigation Area The primary goal of the mitigation plan is to replace the wetland functions lost from the proposed development. To meet this goal, the following objectives and performance standards have been incorporated into the design of the plan: Objective A: Increase the structural and plant species diversity within the mitigation area. Performance Standard: Following eve/}' monitoring event for a period of at least five years, the mitigation area will contain at least 12 native plant species. In addition, . there will be 100% survival of all woody planted species throughout the mitigation area at the end of the first year of planting. Following each monitoring event after the first year of planting, there will be at least an 80% survival rate of all planted tree and shrub species or equivalent replacement of a combination of planted and re- colonized native species. Objective B: Limit the amount of invasive and exotic species within the mitigation area. Performance Standard: After construction and following eve/}' monitoring event for a period of at least five years, exotic and invasive plant species will be maintained at levels below 20% total cover in all planted areas. These species include, but are not limited to, Scot's broom, Himalayan and evergreen blackberry, reed cana/}'grass, morning glo/}', Japanese knotweed, English ivy, thistle, and creeping nightshade. Emma's Plat February 12, 2004 1912wet2.rpt 4 I I I I I I I I I I I I I I I I I I I Objective c: Increase the value of the area to wildlife by adding habitat features (Le., snags, stumps, and downed logs) into the wetland mitigation area. Performance Standard: After construction and following every monitoring event for a period of at least five years, the mitigation area will contain at least one habitat feature per 1,000 s.t. of mitigation area. Objective D: Ensure continued wetland hydrology within the enhanced and created wetland. Performance Standard: After construction and following every monitoring event for a period of at least five years, a minimum of 0.6 acres within the mitigation area (enhanced and created wetland areas) will be seasonally inundated or saturated to within 10 inches of the surface for a continuous duration equal to or greater than 12.5% of the growing season. 6.2 Construction Management Prior to commencement of any work in the mitigation area, the clearing limits will be staked and any existing vegetation to be saved will be clearly marked. A pre- construction meeting will be held at the site to review and discuss all aspects of the project with the landscape contractor and the owner. A wetland consultant will supervise plan implementation during construction to ensure that objectives and specifications of the mitigation plan are met. Any necessary significant modifications to the design that occur as a result of unforeseen site conditions will be jointly approved by the City of Renton and the consultant prior to their implementation. 6.3 Monitoring Methodology The monitoring program will be conducted for a period of five years, with annual reports submitted to the City of Renton. Although the entire mitigation area will be reviewed, permanent vegetation sampling plots will be established at selected locations to incorporate all of the representative plant communities. The same monitoring points will be re-visited each year with a record kept of all plant species found. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the v~getative strata. Photo-points will be established from which photographs will be taken throughout the monitoring period. These photographs will document general appearance and progress in plant community establishment in the enhancement area. Review of the photos over time will provide a visual representation of success of the mitigation plan. 6.4 Maintenance Plan Maintenance will be conducted on a routine, year round basis. Additional maintenance needs will be identified and addressed following a twice-yearly maintenance review. Contingency measures and remedial action on the site shall be implemented on an as-needed basis at the direction of the wetland consultant or the owner. Emma's Plat February 12, 2004 1912wet2.rpt 5 I I I I I I I I I I I I I I I I I I I Weed Control Routine removal and control of non-native and other invasive plants (e.g., Scot's broom, reed canarygrass, Himalayan and evergreen blackberry, Japanese knotweed, English ivy, morning glory, thistle and creeping nightshade) shall be performed by manual means whenever possible. Chemical means (Rodeo or Roundup) will only be used if necessary. Undesirable and weedy exotic plant species shall be maintained at levels below 20% total cover within any given stratum at any time during the five-year monitoring period. The following outlines treatment for specific species. Reed Canary grass Control Areas with reed canarygrass patches 3' x 3' or smaller need to be hand-grubbed. Patches greater than 3'x 3' shall be treated with a two-step process. 1. Areas shall be weed-whacked and selectively sprayed with Round-up only in designated spray areas (non-ponded areas). Spraying shall be done at a time when a dry period of one week or more is forecasted. 2. Areas shall be staked with cuttings (see Staking List and Staking Specifications below). During April 1 through November 30, one-gallon plants (minimum height of 18") shall be used in place of cuttings. Himalayan and Evergreen Blackberry Control Small patches (areas <3' x 3') need to be grubbed out, large areas (>3' x 3') need to be cut down. New shoots (approx. 6" in height) which reappear should be spot- sprayed with Round-up concentrate. Staking List: Options for Planting (from wet to dry) Wetter Black twinberry Lonicera involucrata Scouler willow Salix scouleriana Drier Black cottonwood Populus trichocarpa Staking Specifications: Cuttings can be purchased or gathered from approved mature sources. Cuttings shall be installed at l' O.C. spacing over the infested reed canarygrass areas and extending 2' in each direction, unless otherwise specified. Cuttings shall be 2-year old wood, 4' length, %" diameter, with all side branches removed and installed to a minimum depth of 12 inches. Irrigation The owner shall ensure that all plants are irrigated from June 1 through October 31. During the first year after installation, irrigation should occur at a rate of 1/2" of water two to three times a week. During the second year after installation, irrigation should occur at a rate of 1/2" of water once a week. However, if more than 10% of plant replacement occurs, watering rates should be maintained at 1/2" of water twice a week. Emma's Plat February 12, 2004 1912wet2.rpt 6 I I I I I I I I I I I I I I I I I I I General Maintenance Items Maintenance of Trees Routine maintenance of planted trees shall be performed. Measures include resetting plants to proper grades and upright positions. Tall grasses shall be weeded at the base of plants to prevent engulfment. Weed control should be performed by; hand removal, installation of weed barrier cloth with mulch rings, or selective weed- whacking. If weed-whacking is performed, great care shall be taken to prevent damage to desired native species either planted or re-colonized. Pruning of Woody Plants Woody plants shall only be pruned at the direction of the wetland consultant or to remove pest infestations (Le., tent caterpillar). 6.5 Contingency Plan All dead plants will be replaced withJhe same species or an approved substitute species that meets the goal of the mitigation plan. Plant material shall meet the same specifications as originally-installed material. Replanting will not occur until after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Replanting shall be completed under the direction of the wetland consultant, City of Renton, or the owner. 6.6 As-Built Plan Following completion of construction activities, an as-built plan for the mitigation area will be provided to the City of Renton. The plan will identify and describe any changes in relation to the original approved plan. Emma's Plat February 12, 2004 1912wet2.rpt 7 I I I I I I I I I I I I I !I I I I I I REFERENCES Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. u.s. Fish and Wildlife Service, Department of the Interior. FWSOBS-70/31. Ecology, Washington State Department of. 1997. Washington State Wetlands Identification and Delineation Manual. Hitchcock, C.L., and A. Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press. 730 pp. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. Reed, P.B. Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). USF&WS BioI. Report 88. Reed, P.8. Jr. 1993. Supplement to: National List of Plant Species that Occur in Wetlands: Northwest (Region 9). USF&WS BioI. Report 88. I I I I I I APPENDIX A I I I I I I I I I I I I I I I ... - I I I I I I I I, " 1 _ .. j I I I I I I I l) I 8-2 :~··';:',"::;.:t.:~.~Jv: .. ~~ .. ;~ ..• ~ .. ~J""~~"%·.-'" .--'-;;~:-. -.• ':' . --.....:.-.-~~.-:.-.--.-;-.--.-.....:-~-~.'-...;-.--.-7;TJf .-;, :~ '.~ ··~~·Uii·:c-.. . . !· .. ·'·,~\~~:t~f ,pdt 1-:' DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 FlElldlnvest~ator(s): AL."""'1'<,Jr1 . Date: lu-'l-c) ProjecVSite: ''f " ...... A..Jf . SE 7;! CN'TON Slate: WA Coun~: --=,~~I...:.N~b~ ____ _ ApplicanVOwner: " d G t-\ £. 5 Plant Community I:lName: _--'\c...l~_:n.=:",,-,\,---_____ _ Note: If a more detailed site description is necessary. use the back of data form or a field nolebook. Do normal environmental conditions exist at the plant community? Yes ~ No __ (If no. explain on back) Has the vegetation, soils, andlor hydrology been significantly disturbed? Yes __ No...x.-.. (If yes, explain on back) VEGETATION Indicator Dominant Plant Species Status Stratum Dominant Plant Species 1. ?"'t;'''f'~S 4t"''''~,t'\ ... c-t>''' fAc.v! ~ 11.-------------e :),-, ~ fAcw ~ f,.\c...,..l B: 2. ~('(!.~ O~:UUL~-+ '" 3. ~ iO L" .... 1 £f uS' '" 5 4. ,)'151""0'-' l<rs:c: .... r .. :\ 5. 12.-----------13. ----______ ___ 14.----______________ _ 15 .. ----______________ _ 6. 16. ----______ ___ 7. 17. --~---------- 8. 18.-------__ __ 9. __________ _ 19.----______ ___ 10. ---------___ 20 .. ---______________ _ Percent of dominant spedes that are OSL, FACW, andlor FAC \ 00" I ~ Is the hydrophytic vegetation criterion met? Yes.2S...-No __ Indicator Status Stratum Rationale: ---:::----:-:-'"7""----:---:----~---------------'------------­""5 Se:.e/t. fAC-c~ c..J t::'\-'it:,'L SOILS Series/phase: __________________ Subgroup:2 ____________ ~ Is the soil on the hydric soils list? Yes No Undetermined -------::-:-----:---Is the soil a Histosol? Yes No ~ Histic epipedon present? Yes ___ No ~ Is the soil: Mottled? Yis ")( No Gleyed? Yes No ~ Matrix Color: \0:.( ~ 3-2.. ---Mottle Colors: -'l ..... C ..... "(.>..,;(l.~..JI:.fL..l_:ITI_!::~ _________________ _ Other hydric soil indicators: ------------------------------ Is the hydric soil criterion met? Yes ~ No ___ Rationale: _-:-:-_____ -:-____ -:--:-_____________________ _ LoW C.t\~k~ W ,,,~ M.c.\'\'-\':.5 HYDROLOGY Is the ground surface inundated? Yes ___ No ~ Surface water depth: Is the soil saturated? Yes No X Depth to free-standing water in pit/soil probe hole: _____________________ _ List other field evidence of surface.inundation or soil saturation. S.,,«..f ...... C~ ~lA'.JI,Jb. Is the wetland hydrology criterion met? Yes --2L-No __ _ Rationale: -----:-----:~__::--:--=-:.---:----;;;:_:_:__-:__-__:_-=--__:__r_----------O~SU"A_,,\\)rJ t>f-tv' 'D€',..JCf.... ~ S'<=A-.)~""*L f'I . .ib,"'c... JURISDICllONAL DETERMINAllON AND RATIONALE Is the plant community a wetland? Yes -.£.. No Rationale for'jurisdidional decision: -:----::--_______________________ _ A'-'-'3 ~(l.qc~lt\ """'~-r 1 This data form can be used for the Hydric Soil Assessment Procedure and the .Plant Community Assessment Procadure. .- 2 Classification according to ·Soil Taxonomy: .. I -. ... I~ I I I I I I I .. ~ "---' I I I I I I I I) I 8-2 OATA FORM ROUTINE ON SITE DETERMINATION METH001 Fieldlnvestigator(s): Al.TV"A,-J,J Date: IO-'l-c.3 ProjecVSite: Ij b.f" "'.It.. $~ I (l.f:.rJ.o • .J State: wA-County: ----It=:.--!..., :..::iJo..:0=--_____ _ ApplicantJOwnar: \\JbH '::"S Plant Community t:lName: _'...u..::P$:::......!2-=-________ _ Noto: If a more detailed site description is necessary, use the back o( data form or a (ield notebOok. ~-------------------------------------------------- Do normal environmental conditions exist at the plant community? Yes ~ No __ (If no, explain on back) Has the vegetation, soils, and/or hydrology been significantly disturbed? Yes __ No ~ (If yes, explain on back) Dominant Plant Species 1. t)bJS oj suior 2. I,..; s vrs;"", ~ TI.\c-\-',-3. \; ~ r. (,,,,j . .....--c...l"'.t. ,"'\.i~ 4. S)c,c.+t-'\s sk""\trc..'*s 5. !-bl(y~ \c,,,,,,..{vS 6. --------------------7. 8. __________________ __ 9. _________________ __ 10. ---------------__ __ Indicator Status fACo &\lv fKJ fAcu fA\:. VEGETATION Stratum S \J t..\- Dominant Plant Species 11. ---------------------- 12.------------------- 13.------------------- 14. ----------------------15.------____________ _ 16. ----------------------17.------------------- 18.-------------------- 19.-------------------- 20.------------------- Percent of dominant spedes that are OSLo FACW. and/or FAC '2-D , c (s the hydrophytic vegetation criterion met? Yes ____ No ~ Indicator Status Stratum Rationale: _____ ---:---: ___________________________ --' ______________ _ NCi,.. .,. S 0 \. h\ <:. Cit.,"", t-'i 1 ~ t"- SOILS Series/phase: ____________________ Subgroup:2 _________________ ---- Is the soil on the hydric soils list? Yes No Undetermined _______ __ Is the soil a Histosol? Yes No ~ Histic epipedon present? Yes __ No-.2L- Is the soil: Mottled? Yes No __ X __ Gleyed? Yes __ No A- Matrix Color: \o'(~ y/l.\----Mottle Colors: _______________________ _ Other hydric soil indicators: ------------------------------------------ Is the hydric soil criterion ()1et? Yes No_X __ _ Rationale: -:--_-:-_______________________________________ --'_ \-\ \(0 \\ C.H~c. .. V\A HYDROLOGY Is the ground surface inundated? Yes No...x-. Suriace water depth: -__________ __ Is the son saturated? Yes ____ No 1- Depth to free-standing water in pit/soil probe hole: _" ____________________________ __ List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes ____ No.A....- Rationale: ______________ ~ ____ ~ __ _=_----------_:__-----___:----- NO Cl\3Sc~vA\'~~ OfL ~v\~f.cJCl.. of--~() .... ii)I~\:? to(\.. .s.oi'-~k.J(Z.A,.\.)-~ JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes ____ No _x_ Rationale fo(jurisdictional decision: ________________________ --' ___ _ ~c c...~ \"T f:-t-\ A-"'"" €. T 1 This data form can be used for the Hydric Soil Assessment Procedure and the ,Plant Community Assessment Procedure. - 2 Classification according to ·Soil Taxonomy: .' .. I -. ... I; I I I I I I I., ~ -....' I I I I I I I I) I 8-2 DATA FORM ROUnNE ONSITE DETERMINATION METHOD1 Field Investigator(s): AL \~"'A,.J,.i . Date: 10 -'J -0 "3 ProjecVSite: l'tcq't"-I\-Jc. ·Sf;...~ (Z.f;oJi?.'l State: VlA-County: ,.......:\C.:--. .:..../ ...J...::.....::G~· _____ _ ApplicanVOwner: {.\.J (,~ c:--:OS Plant Community I:/Name: _r.-,....:.1..;..f'_~~3!<...-_______ _ Nof9: If a more detailed site ooscription is necessary, use the back of data form or a field notebook. Do normal environmental conditions exist at the plant community? Yes L-No __ (If no, explain on back) Has the vegetation, soils, andlor hydrology been significantly disturbed? Yes __ No ~ (If yes, explain on back) Dominant Plant Species 1. Ajy, v {" C" \'c,,", 2. ~"'vs «fl[<!'C, 3. .!;hvs s ;;;<:...\-... 1" I, S 4. ,r" t'C u! :{ .t{v,hl .s S. c.C-f"~ x: ¢Iov-u'f'k"". 6. k.'1r, ... -.-.£.In-~_'\-5, 7. 8. 9. 10. --------------____ _ Indicator Status ~i>-c.. rtJ<.w foc.~ VelA! DrsL fAe. VEGETAnON Stratum Dominant Plant Species 5 r 5 11.------------- 12.---------------- 13.------------------ 14. ----------------~--15.----______________ __ 16. ------____________ __ 17.-------------------- 18. -------------------- 19. -------------------- 20.----------------- Percent of dominant spades that are OSL, FACW, andlor FAC I ~() ", ~ Is the hydrophytic vegetation criterion met?' Yes ~ No __ Indicator Status Stratum Rationale: ::--.-~-:-------------------------------------'-------------- ';? Scr> 'A fAc.. o~ (.,.Jt.TiE.(l.. SOILS Series/phase: Subgroup:2 ____________ _ Is the soil on the hydric soils list? Yes No Undetermined ----:-----Is the soil a Histosol? Yes No ~ Histic epipedon present? Yes ~ No....$..- Is the soil: Mottled? JYes . No ~ Gleyed? Yes __ No X- Matrix Color: I 0 .1 (l.... 37 \ Monle Colors: ________________ _ Other hydric soil indicators: ------------------------------ Is the hydric soil criterion met? Yes....::!--No Rationale: ldO-vJ~-rL'!\~~~,-\~70A~------------------------- HYDROLOGY Is the ground surface inundated? Yes No ~ Surface water depth: Is the soil saturated? Yes ____ No .)( Depth to free-standing water in pit/soil probe hole: _____________________ _ Ust other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes ~ No __ Rationale: ~~-~--~-,c~1)~~~--~--~~~~--~--~S=C-.-lL~~~~--~~~~~~~~--~--~~(~~~'·~~~·~r JURISDICnONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes -.X... No __ Rationale forJ!lrisdictional decision: GAS'\.) o~ ~(!h .. ..s /'Ii,.,J\) 'J\~:.(;,~\A-'\I;:I (jZ.\1C.(tlA- 1 This data form can be used for the Hydric Soil Assessment Procedure and the ,Plant Community Assessment Procadure. .' 2 Classification according to -Soil Taxonomy: fl' --·;·1'?I·":>·'~~:'~;~:·:~:~;:~~m,~~~AY::;::/ ,', .' ~"":;.~~~::~~~J.~"'"". __ '----:-'··;~~:c-' ---.:. __ .-'--,~"'7---C:--~---' -7-:;:/~ :;'\*;~f -rr~lj I ... I: 1 1 I I I I I .. ~ '-...;,.' I I I 1 I I !I I) I 8-2 DATA FORM ROUTINE ON SITE DETERMINATION METHOD1 Field InvBstigatorW: AI:.T""",..,.......t· . Date: ---l'L.:O~-_Cj..!..-~-=o..:::3=--____ _ ProjecVSite: l'ic" AvE.. St. I gf;,.,ao,..l State: WA County: --1-t:'=--,-,' ~~l.?==--____ _ ApplicantJC)wner: lhJb'rl-~S Plant Community I:lName: _=n..J..!.._~--l'f,---_______ _ Note: If a more detailed site description is necessary. use the back of data form or a field notebook. Do normal environmental conditions exist at the plant community? Yes ----2i-No __ (If no, explain on back) Has the vegetation, soils. andlor hydrology been significantly disturbed? Yes __ No ~ (If yes, explain on back) VEGETATION Indicator Dominant Plant Species Status Stratum Dominant Plant Species 1. fK-"Ii ~ 11. 2. rp.c... S 12. 3. \;Ac.+ ~ 13. 4. (M0 ~ 14. 5. ~~ S 15. 6. m,; ( 16. 7. t:p.cu ~ 17. 8. b.ll.."" l-\ 18. 9. 19. 10. 20.' Percent of dominant spades that are OBL, FACW, andlor FAC Z. s= ere Is the hydrophy1ic vegetation criterion met? Yes __ No:L- Indicator Status Stratum Rationale: -----::---.:-:----__________________________ _ N~' "7 soft/(; ~Ac.. O~ v.J r=."\lf:.~ SOILS Series/phase: _________________ Subgroup:2 ____________ _ Is the soil on the hydric soils list? Yes No Undetermined ___ :-:-__ _ Is the soil a Histosol? Yes No ~ Histic epipedon present? Yes __ No ~ Is the soil: Mottled? Yes~ Nb ~ Gleyed? Yes __ No ~ Matrix Color: '0 '1 f.. 31-+--Mottle Colors: ________________ _ Other hydric so~ indicators: ------------------------------ Is the hydric soil criterion met? Yes No~ Rationale: :-;------:;;-;-;-":"7'-:-::-------------------------------,",\btt c.+\tt.~W\J\ HYDROLOGY Is the ground surlace inundated? Yes No L-Surface water depth: ----------- Is the soil saturated? Yes _'_ No 2L- Depth to free-standing water in pit/soil probe hole: ______________________ _ List other field evidence of surlace inundation or soil saturation. Is the wetland hydrology criterion met? Yes __ No ~ Rationale: _____ --:-__________ -::-_____________ --.-____ _ NC o&Si.jt.\lA,·nc.J C(Z... ~",tlt.rJc.E.. of P."'OllJb CL 'sell\, .. ~(l..A-nI).J JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes __ No 1- Rationale for 'jurisdictional decision: Ne, ejl..nE.i7. I/>< I'-'-lC 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. . - 2 Classification according to ·Soil Taxonomy: I I I I I I I ,I. ~ -:I I I I I I I I I) I 8-2 T'P·:l± S-.: .' DATA FORM ROUnNE ON SITE DETERMINATION METHOD1 fJ\ArJ~. Date: \C)-9~0.3 r (,.J'lON State: WPr County: --'-Y...,..,_...J--=(,.:..-____ _ ApplicanVOwner: . Plant Community IilName: __ -'~I....!.P~p..~S-",--_____ _ Noto: If a more detailed site description is necessary. use the back of data form or a field notebook. Do normal environmental conditions exist at the plant community? Yes ~ No ___ (If no. explain on back) Has the v8Qetation. soils. and/or hydrology been significantly disturbed? Yes ___ No ~ (If yes. explain on back) Indicator Dominant Plant Species Status 1. ~oV-.J \ I.J S ~', c hOC.c.."V!-. fPc.. ~: ~~,;~s ~¥::sV1 ~~ 4. 5. 6. 7. 8. 9. __________________ _ 10. __________________ _ VEGETATION Stratum S y\ Dominant Plant Species 11.----------------12.-----____________ _ 13.----_________ __ 14.---________ ~_ 15. ________________ _ 16. ------------- 17.-------------------18.------____________ _ 19.------------------- 20. '-------------------- Percent of dominant spades that are OSLo FACW. a...n9l0r FAC ____ ""-__ .:ro:....:0~r"'--o __ _ Is the hydrophytic vegetation criterion met? Yes __ A_ No __ Indicator Status Stratum Rationale: --::----07--.-----...... =---:----:::----:-:::--=---------'---------------"7 S-() d ( ,) '<""A '-tJ fl-w c.-'T-r ~ (l.... SOILS Series/phase: ____________________ Subgroup:2 _____________________ _ Is the soil on the hydric soils list? Yes No Undetermined _________ _ Is the soil a Histosol? Yes No -...X....-Histic epipedon present? Yes ___ No ~ Is the soil: Mottfed? Yes. No L-Gleyed? Yes __ No...2L- Matrix Color: '(:lye 3?n= Mottle Colors: ____________________ _ Other hydric son indicators: ------------------------------ Is the hydric soil criterion met? Yes ~ No Rationale: ___ ~:---,..---------------------------------- '-IlW t. ~ ~""'p... HYDROLOGY Is the ground surfaca inundated? Yes No ~ Surface water depth: ______________ _ Is the soil saturated? Yes No _'( __ _ Depth to free-standing water in pit/soil probe hole: __________________________ _ List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes 1-No __ Rationale: _______________________ ::--__ --:-______ --:-___ -.:-:;-___ Ass" ....... f.1? ~M~1> ON -i'I'(i>jt\~ $ol\-$ A..,i> ~)'Q(t,,7t\'1''fI C. 'fLf, ... I"T" ( .. _ ..... ,"",1';' JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes _l(__ No __ Rationale for 'jurisdictional decision: ~---:,-----:--=---_r--;-::----=---.t-------------­{3..e.. Cij O;....i Jlii~..s AriD V£'b [;.1'"';\1\ u:J C Q. l1' ft'--tilli; 1 This data form can be used for the Hydric Soil Assessment Procedure and the ,Plant Community Assessment Procedure. - 2 Classification according to ·Soil Taxonomy: I _. ... I: I I I I I I I, " 1 --' I I I I I I I I) ~. I 8-2 DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 Fteldlnvastigator(sk A\....\MArJl'J. . Data: l ~~o,-o3 ProlacVSit a: \ 'He> A \It..s~ J ('2 E rJT(j~ St at a: i..J A County: ,..--E-1 ........... -=-Jo-l--=0"--____ _ ApplicanllOwner: \-hJ Gt\ '=-$ Plant Community t:n-Jame: _T...l....-P'-_~_ ... ) ______ _ Note: If a more detailed site description is necessary. use the back. of data form or a field notebook. Do normal environmental conditions exist at the plant community? Yes ~ No __ (If no. explain on back) Has the vegetation. soils. andlor hydrology been significantly disturbed? Yes __ No ~ (If yes. explain on back) Dominant Plant Species 1. D<st.--\.y\' S 5' o>-u,-tS 2. 'PI--. \ e v"'" V (" ... -\.e. ---. ~ .e, 3. ~ a..."Jr.S ,c:.~ i l c..--\ '\ 4. 5. 6. 7. 8. 9. -------_____ __ 10. _____________ _ Indicator Status Mev ~AC - @u VEGETATION Stratum +\ Dominant Plant Species 11.---------- 12.----------- 13.-------------- 14.-----------__ 15.----------___ _ 16.--------------17.---------____ _ 18. ------------ 19. ----------------------20 .. -,-----------___ __ Percent of dominant spades that are OSLo FACW. andlor FAG ::--__ -....::0=<-_______ _ Is the hydrophytic vegetation criterion met? Yes ___ No ~ Indicator Status Stratum Rationale: ______ -:::-_....,-_____________________________________________ _ f'.l (fI '7 S" oOre "(.-Ac 0 f!-. .rJ ~rr c.. «- SOILS Series/phase: Subgroup:2 ____________ _ Is the soil on the hydric soils list? Yes No ____ Undetermined _______ .,..-_ Is the soil a Histosol? Yes __ No x: Histic epipedon present? Yes No....:l::...- Is the soil: Mottled? Yes =rr+ No L-Gleyed? Yes __ No ~ Matrix Color: i. 5 Ye; ......:1....1-'" MOille Colors: _______________________________ __ Other hydric soil indicators: --------------------------------------------------- Is the hydric soil criterion met? Yes No ~ Rationale: ~-,.;-_____ ~ ____ -:-________________________________________ __ t\ \ h M-<;+\ @)""""\ A HYDROLOGY Is the ground surface inundated? Yes ___ No ~ Surface water depth: ______________ _ Is the soil saturated? Yes __ No ~ . Depth to free·standing water in pit/soil probe hole: ________________________________ _ List other field evidence of surface inundation or soil saturation. Is the wetland hydrolO<jy criterion met? Yes __ No ~ Rationale: ________________________________________________________________ __ Nc ~Y>s'Cf=,,~'I\V~ ()(t= E.VI1>S~(t: Of: '?C.\"'II)It-.ll, -o,'t. s.ot. .... sp..'v(lp..·TI';~ JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes __ No 1- Rationale fo(jurisdidional decision: _______________ -'-_____________ _ NC' c.r:,""t~\A \I'-1e.. ... 1 This data form can be used for the Hydric Soil Assessment Procedure and the ,Plant Community Assessment Procedure. - 2 Classification according to ·Soil Taxonomy: '); ~f .~~_~~ .. ,,, •.. , . Geotechnical Engineering Report 'Emma's Plat' Preliminarv Subdivision ." ..... ~ . Reht6n, Washiligton February 3, 2004 Prepared For: W.H. Hughes Construction 15220 Cedar Grove Road Issaquah, Washington 98027 Prepared By: Dennis Joule, P .E. 31700 S.E. 46th Street Fall City, Washington 98024 Consultant In Geotechnical Engineering . DEVELOPMENT PLANNIN%EVELOPMENT PLANNING CITY OF RENTON CITY OF RENTON FEB 2 7 2004 RECEIVED I • North Scale: 1"=80' Culvert Draining Wetlands TP-1 I Indicates mapped Wetlands Indicates location of the trackhoe test pits 146th AVE. S.E. Geotechnical Investigation IEmmals Platl Preliminary Subdivision Renton, Washington Dennis Joule, P.E. 31700 S.E. 46th Street Fall City, Washington 98024 (425) 222-4661 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I· I I I I I I I I I GEOTECHNICAL ENGINEERING REPORT INTRODUCTION Emma's Plat Preliminary Subdivision Renton, Washington February 3, 2004 The project site, located on the east side of 146th Avenue S.E. about 730 feet south of S.E. 132nd . Street, is about five acres in area and approximately rectangular in plan. The planned development consists of a subdividing the property into ten single family residential lots, with associated roads and utilities. INFORMATION PROVIDED A plan, showing the site location, dimensions, topography, mapped wetlands, proposed storm water detention pond location, and proposed lot configuration was provided by Baima- Holmberg, Inc, Civil Engineers of Issaquah. This informati9n was used in preparing the drawing on the opposite page, which also shows the locations of the backhoe test pits. SCOPE The scope of work in this investigation included the following: 1. Subsurface exploration by means of six backhoe test pits, 2. Engineering evaluation and analysis of field data and published documents for the purpose of providing recommendations regarding the· geotechnical aspects of site development, and 3. Preparation of this report in accordance with Chapter 18 of the U. B.C., presenting the findings and recommendations. Page 1 I I I I I I I I I I I I I I I I I I I FINDINGS Surface Conditions Project 1853 February 3, 2004 The property is essentially flat with minor ground undulations. At the time of the field investigation the ground surface was covered with a heavy growth of native grasses and berry bushes with alder, fir, and maple trees. No structures were observed on the property. There are two mapped wetlands on the property. Standing water covered the low portions of the site. Geology The soils and land types of the King County Area formed largely in deposits of glacial drift laid down during the Vashon period of the Fraser glaciation late in the Pleistocene. This site is underlain by Vashon till (Vt). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till about three foot thick. The ablation till is loose, and it is in this material that soils of the Alderwood series formed. Subsurface Conditions The site is mapped by the U.S. Soil Conservation Service as Alderwood gravelly sandy loam . (Ag). Within the ten-foot maximum depth of exploration, the site is underlain by medium dense silty fine to medium sand over moderately consolidated glaCial till. Seasonal perched groundwater was encountered from two and a half feet to nine. feet below the surface. The water emerged as slow seepage into the sides of the test pits. Refer to the test pit logs in Appendix A for details. CONCLUSIONS Existing Mapped Wetlands There are two mapped wetlands within the property. The wetlands are a result of seasonal perched water, most of which originates from the properties to the north. The depth of this of this water is controlled by inlet invert elevation of the existing culvert within the subdivision to the south. The underlying glacial till restricts water infiltration into the ground. Page 2 I I I I I I I I I I I I I I I I I I I Seismic Considerations As with all land in the Puget Sound region, this property lies in Seismic Zone 3. Project 1853 February 3, 2004 Seismic hazards can be divided into two general categories, hazards due to ground rupture and hazards due to ground shaking. Since no faults are known to pass through the site, the possibility of earthquake induced ground rupture appears to be remote. Even if severe ground shaking were to occur at the site, the medium dense to dense sands and gravels encountered in the exploration will not liquefy because they are generally not saturated and do not have the characteristics of materials prone to liquefaction under dynamic loads (too compact). Compressible Soils No compressible soils were encountered. Seasonal Perched Groundwater The moderately consolidated glacial till underlying this site is relatively impermeable. Water landing . on the site as rain, or water entering as off-site drainage percolates through the permeable surface soils, and is then trapped on top of the less permeable glacial till. This groundwater should be anticipated in excavations made during or just following the wet season. See the Test Pit logs in Appendix A for more specific groundwater information RECO~ENDATIONS Site Preparation Depressions and loose soil zones· resulting from the reinoval of trees, large shrubs, or underground structures (that may be encountered during construction). should be' carefully backfilled with thoroughly compacted on-site inorganic soil or approved import soil. The surface of the site within the proposed fill, building, and pavement areas should be stripped to remove vegetation and organic topsoil. Soil containing more than two percent by weight organic matter should be considered organic. Stripping depths should be decided in the field at the time of construction but for planning purposes an average stripping depth of six inches may be assumed. Strippings may be stockpiled for subsequent use in landscaped areas. Page 3 I I I I I I I I I I I I I I I I I I I Construction Timing Project 1853 February 3, 2004 It is recommended that the earthwork portion of this project be performed during the dry suminer months (August-October). Water will likely flow onto the site during the wet season, causing inundation of the low areas and saturation the soils near the low areas. On-site soils will not be considered suitable as structural fill if they are too wet to achieve proper compaction. See the section below regarding Grading and Compaction. Road and Building Pad Elevations Road and building pad elevations must be high enough to allow proper site drainage. This will require structural fill within portions of the road and some building pads. Site drainage is controlled by the inlet invert elevation of the culvert draining the Wetlands. This culvert is shown on the site plan. Building pads should be high enough to allow footing drains to drain by gravity to the storm sewer system. Footing drains should be at least six inches below the final grade within the crawl space beneath each house. Excavation and Slopes Cut or fill banks ~hould not exceed slopes of 2: 1. These slopes should immediately be covered with visqueen. The visqueen should remain until they can be landscaped. Soil stockpiles should be covered with visqueen to prevent saturation and erosion. Grading and Compaction Structural fill is anticipated for portions of the road and some of the building pads. Structural fill placed within the building pads should be monitored and tested. A licensed professional engineer specializing in geotechnical engineering should certify completed building pads. If any import fill is required it should be inorganic, of low expansion potential, and should contain no rocks or lumps larger than 4 inches in greatest dimension. Stripped soil surfaces in those areas to receive structural fill, foundations, slabs-on-grade, or pavements, should be scarified to a depth of at least six inches. The soil should be moisture conditioned (or allowed to dry) to produce a moisture content of two percent above the optimum value and then compacted to a density equivalent to at least 90 percent of the maximum value as determined by ASTM Test D1557-70. (U.B.C. Standard 70-1: Field-tests by U.B.C. Standards 70-2, 70-3, 70-4, or 70-5). Page 4 I I I I I I I I I 'I I I I I I I I I I Project 1853 February 3, 2004 Structural fill using on-site inorganic soil or import inorganic soil should be placed in layers not exceeding eight inches in loose thickness, conditioned with water (or allowed to dry) and compacted to the requirements described previously. Where the fill is to be placed on slopes exceeding ten percent the stripped ground is to benched prior to fill placement. Level benches are to be cut into the hillside at least five feet wide. Fill is to be placed in horizontal lifts. Utility Trenches Utility trench excavation can be performed with conventional mechanical equipment to depths up to ten feet. Se the section regarding Seasonal Perched Groundwater. Vertical trench excavations up to four feet deep should be capable of standing either unbraced or with minimal bracing for short construction periods. For the purposes of this section of the report, backfill is material placed in a trench starting one foot above the pipe or conduit or at the top of concrete formed around the pipe or conduit; and bedding is. all. material placed in a trench· below the backfill. Unless concrete bedding is required around. utility pipe or conduits, free draining sand should be used as bedding. Sand bedding should be compacted by mechanical means to a density equivalent to at least 95 percent of the compaction test maximum (ASTM DI557-70). Trench backfill should be placed in horizontal layers not exceeding 6 inches in loose thickness and compacted by mechanical means at least 90 percent of the compaction test maximum (ASTM DI557-70). Rockeries Rockeries are not earth retaining structures. Rockeries may be used as slough wall against stable earth cuts only ~ It is recommended that rockeries not be constructed over four feet high· within this site. Embedded Post or Columns When designing posts or poles as embedded columns in accordance with U.B.C. Section 1806.8.2.1, lateral bearing (Sl or S3) may be taken at 150 Ib/ft2/ft depth below ground surface. Page 5 I I I I I I I I I I I I- I I I I Building Foundations Project 1853 February 3,2004 When determining minimum earthquake forces for structures in accordance with u. B. C. Section 1629.1, consider the site to be underlain by soil Profile Type SD. The proposed single-family residences may be supported on conventional shallow foundations bearing on firm natural soil or compacted structural fill. Reinforced concrete continuous footings may be designed to impose pressures on foundation soils up to 2000 pounds per square foot from dead plus normal live loading provided the resulting foundation width is not less than 12 inches for one story, 15 inches for two story, and 18 inches for three story portions of the structure. Individual reinforced concrete foundations, such as may be used for supporting columns, may also be designed to impose pressures of up to 2000 pounds per square foot from dead plus normal live loading, but should be at least 24 inches in minimal plan dimension. As a minimum, isolated concrete pads shall have two #4 bars. These bars shall form a cross (as seen in plan view), and shall be set mid depth in the concrete. Where footings are constructed adjacent to downslope cut banks or slopes, there is to be a minimum 2: 1 slope drawn between the bottom of the footing (point nearest the slope) and the toe of the cut bank or slope. Foundations should be embedded at least twelve inches below exi~ting grade or adjacent finished grade, whichever is lower. Foundations constructed on certified building pads should be founded on top of the building pad. Concrete Slabs-On-Grade Concrete floor slab should be constructed on compact soil subgrades prepared as described in the sections under Grading and Compaction. Where floor dampness must be minimized, a minimum 4 inch section of capillary break material covered with a membrane vapor barrier should be placed between the floor slab and the compact soil subgrade. The capillary break should be free-draining, clean gravel or rock, such as 3/8" pea gravel. The membrane vapor barrier should be at least 10 mil thick polyethylene or its equivalent. Where floor dampness is not objectionable, concrete slabs may be laid directly on the compact soil subgrade. Page 6 I I I I I I I I I I I I I I I I I I I Footing and Retaining Wall Drains Project 1853 February 3, 2004 Footing drains are required for all footings. A perforated drainpipe should be placed at the upslope base of the footing. The drainpipe should be covered with at least a twelve-inch wide zone of washed 112" to 1" drainrock. The drainrock should be covered with filter fabric paper , and a layer of native soil should be placed over filter fabric as a soil cap. Footing drains should drain by gravity to the storm sewer system. Surface Drainage and Landscaping Surface drainage gradients should be planned to prevent ponding and to direct surface water away from the building, slabs, edges of pavements, and towards suitable collection and discharge facilities. Landscaped ground should slope down away from building foundations at a minimum five percent slope for at least five feet from the footings. Paved ground should slope down away from building foundations at a minimum two percent slope for at least five feet from the footings. Drainage pipe should be provided to catch and dispose· of downspout rainwater, discharge should be into the storm sewer. LIMITATIONS Changes in development plans will render these specific recommendations invalid unless such changes are reviewed by this office and these recommendations modified accordingly. Subsurface exploration of any site is necessarily confined to selected locations, and conditions may and often do vary between these locations. Should varied conditions come to light during project development these conditions should be reported to this office for evaluation. Report Prepared By: Page 7 I I I I I I I I Appendix A I Test Pit Logs I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I SOIL LOG -TEST PIT No. 1 PROJECT: 'Emma's Plat' Preliminary Subdivision DATE: 2-2-04 EXCAVATED BY: Trackhoe HOLE ELEVATION: 404' DEPTH TO GROUNDWATER: INITIAL 2.5' Seepage FINAL LOGGED BY: DJ SOIL DESCRIPTION Silty Fine to Medium Grained SAND with Small Rounded Gravel seepage into hole Very Silty Fine to Medium Grained SAND with Rounded Gravel, Slightly Cemented (Very Weathered Glacial Till) Bottom Hole 10' * Trackhoe had to scratch to advance hole COLOR Red Brown Gray Mottled Orange MOISTURE CONSISTENCY SOIL TYPE DEPTH Moist Loose SPF Moist Medium Dense Medium Dense Dense * SPF PENITR.. TORVANE CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER I I I I I I I I I I· I I I I I I I I SOIL LOG -TEST PIT No.2 PROJECT: 'Emma's Plat' Preliminary Subdivision DATE: 2-2-04 EXCAVATED BY: Trackhoe HOLE ELEVATION: 404' DEPTH TO GROUNDWATER: INITIAL 9' Seepage FINAL LOGGED BY: DJ SOIL DESCRIPTION Silty Fine to Medium Grained SAND with Small Rounded Gravel COLOR Red Brown MOISTURE CONSISTENCY SOIL TYPE DEPTH Moist Loose SPF Medium Dense -1- -2- I------------------------------+--------+------r--------r-------r -3- Very Silty Fine to Medium Grained SAND with Rounded Gravel, Slightly Cemented (Very Weathered Glacial Till) seepage into hole Bottom Hole 10' Gray Mottled Orange Moist Very Moist Medium Dense SPF -4- -5- -6- -7 - -8- -9 - -10- -11- -12- -13- -14- -15- -16- -17- -18- -19- -20- PENITR.. TORVANE CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE,P.E. CIVIL ENGINEER I I I I I I I I I I I I I I I I I I I SOIL LOG -TEST PIT No.3 PROJECT: 'Emma's Plat' Preliminary Subdivision EXCAVATED BY: Trackhoe DEPTH TO GROUNDWATER: INITIAL None FINAL DATE: 2-2-04 HOLE ELEVATION: 404' LOGGED BY: DJ SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY SOIL TYPE DEPTH PENITR.. TORVANE Silty Fine to Medium Grained SAND with Small Rounded Gravel Very Silty fline to Medium Grained SAND with Rounded Gravel, Slightly Cemented (Very Weathered Glacial Till) Bottom Hole 10' Red Brown Gray Mottled Orange Moist Loose SPF Moist Medium Dense Medium Dense SPF -1- -2- -3- -4- -5- -6- -7 - -8- -9 - -10- -11- -12- -13- -14- -15- -16- -17- -18- -19- -20- CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER I I I I I I I I I I I I I I I I I I SOIL LOG -TEST PIT No.4 PROJECT: 'Emma's Plat' Preliminary Subdivision DATE: 2-2-04 HOLE ELEVATION: 411' LOGGED BY: DJ EXCAVATED BY: Trackhoe DEPTH TO GROUNDWATER: INITIAL 3' Seepage FINAL SOIL DESCRIPTION Silty Fine to Medium Grained SAND with Small Rounded Gravel Bottom.Hole 10' * Trackhoe had to scratch to advance hole COLOR Red Brown MOISTURE CONSISTENCY SOIL TYPE DEPTH Moist Loose SPF Medium Dense Dense* SPF PENITR.. TORVANE CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER I I I .1 I I I I I I I I I I I I I I I SOIL LOG -TEST PIT No.5 PROJECT: 'Emma's Plat' Preliminary Subdivision EXCAVATED BY: Trackhoe DEPTH TO GROUNDWATER: INITIAL None SOIL DESCRIPTION Silty Fine to Medium Grained SAND with Small Rounded Gravel Very Silty Fine to Medium Grained SAND with Rounded Gravel, Slightly Cemented (Very Weathered Glacial Till) Bottom Hole 10' * Trackhoe had to scratch to advance hole COLOR Red Brown Gray Mottled Orange FINAL MOISTURE CONSISTENCY Moist Loose Medium Dense Medium Dense Dense* DATE: 2-2-04 HOLE ELEVATION: 404" LOGGED BY: DJ SOIL TYPE DEPTH PENITR. TORVANE SPF SPF CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENI1ROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER I I I I I I I I I I I I I I I I I SOIL LOG -TEST PIT No.6 PROJECT: 'Emma's Plat' Preliminary Subdivision EXCAVATED BY: Trackhoe DEPTH TO GROUNDWATER: INITIAL 9' Seepage FINAL DATE: 2-2-04 HOLE ELEVATION: 404' LOGGED BY: DJ SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY SOIL TYPE. DEPTH PENITR.. TORVANE Silty Fine to Medium Grained SAND with Small Rounded Gravel Very Silty Fine to Medium Grained SAND with Rounded Gravel, Slightly Cemented (Very Weathered Glacial Till) seepage into hole Bottom Hole 10' Red Brown Gray Mottled Orange Moist Loose SPF Moist Very Moist Medium Dense Medium Dense SPF CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER ~I I I I I I I I I II I I I I I I I I BAIMA & HOLMBERG INC. TECHNICAL INFORMATION REPORT for Emma's Plat January 28, 2004 I EXPIRES I Baima & Holmberg, Inc. Job No. 1004-022 Prepared For Bill Hughes 15220 Cedar Grove Road Issaquah, W A 98027 DEVELOPMENT PLANNING CITY OF RENTON FEB 2 7 2004 RECEIVED ,I 100 FRONT STREET SOUTH· ISSAQUAH· WASHINGTON· 98027-3817 • (425) 392-0250 • (425) 391-3055 I I I I I I I I I I , I I· I I I I I I I TABLE OF CONTENTS SECTION TITLE 1 PROJECT OVERVIEW 2 CONDmONS AND REQUIREMENTS SUMMARY 3 OFFSITE ANALYSIS 4 5 6 7 8 9 10 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN CONVEYANCE SYSTEM ANALYSIS AND DESIGN SPECIAL REPORTS AND STUDIES OTHER PERMITS ESC ANALYSIS AND DESIGN BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT OPERATIONS AND MAINTENANCE MANUAL I I I I I I I I SECTION 1 'I PROJECT OVERVIEW I I I I I I I, I I I I I I I I I I I I I I I I I I I I Project Overview This project involves the development ofa 4.32-ac parcel into 10 single-family lots. The site is located between 146th Avenue SE and 148th Avenue SE, just north ofSE 2nd Court, in the southeast quarter of the northeast quarter of Section 15, Township 23 North Range 5 East. The site is wooded and generally slopes down to the east towards a wetland area located on the east part ofthe property. Per the SCS soil maps, the site is underlain with Alderwood sandy loam/till soil. Stormwater Control Facility A combination Level 2 Flow Control and Basic Water Quality wetpond is being provided to control both the quantity and quality of the storm water runoff. The pond was designed using the 1998 King County Surface Design Manual (KCSWDM). I I I I I I I I I I I I I I I I I I I VICINITY MAP INv-407.92 (12"ADS-S) + I ~" ,.... ... l--~~ I '\ \ \ '" \ -> , ~ TAX LOT NO. 084710-0081 ,/,)' I _-~ / \ ' I --J 'toI 88'18'<49" W ..6DI.65' I r-A / ","'"\/ r, -------V J ~ ___ I' I \ \ \ J I -, / ... I j/ :J . I \ \ \ \ . V --410-__ I \ , ~ , \ .... ~ \ , -... - ...... .,,---"'\ Z .... \ \,-..... I ( \ I~ \ , \. , \ , \ " \ ]0 \ I I , /..., 1\ \ 1 __ I II J 1\ /\ -'I \ ',TRACT A ~ I \ < \ \ J> 7 \ /, \ \ '~ENSITIVE '9 ) \ ~ \ \ /'"" \ \ \ 8 I I \ / '\ \ \ ---_. V'" \ <,fa., , 1 '"" AREA TRAC'P-r---.,o_ ~ ~ ~ ~ ~ ~ 00. I; I { !:! ... I I , I I I I , \ I \ I \ '_I , I I __ \ " , ,-", .,,9. .... --\ I /--408-..... , I' IIf'I"' --, \"" , ....... " \ ..... / \ \ \ I " = \C II ~ ~ '# I , / / I ~ I II/~ \ \ C \ , : c:". I / I' \ r~~--' ----'A){COT NO. 710-0Q85 ( ',--/ I I "" \ , .. -.. ./,., '-I ',/ I "\ ""---, I -:- ,., \ \ '2+00 \ ~~-------~. ---1 ./ '", <">2 ",/ / .,.~ _ .... '''0'_ / t--" --~-a:--J-.--..::--- I I I / ", ", I \ \ / / / 3 ---'" / // ", / / ,I / / I_J / .... _ 1_.....,0-.... f " " I '-, , I 4 \ ' \ ' .... \ .... \ - • --4to-,"", II) ... \ \ \ , , / , WOOD ....... ~t~' WOOD iltNCE ...:"'~ -----~ .,.-. I I \. ,,--........ " r--:/ , , , , 5 vi , \ \ \ I \/;. r~ ~ S I ",..... I /A_ -:....-_I, ',Ii _.... \ \ /.... , " .... '/-.... \ .'--_ .... ~ \', .... t ' ~~ ....... ......-.. I\~." .... ....... "YV,. __ ' .... , 601.6S' I --7 N sstI7'56" W 831.88' '_/ -"",;,,"'-"'-r --. ( EX.C8 Rlw-403.38 1NV00387.18 (12"~S) 1NV-387.18 (12" .-IDS-E) I I r I I PARKSIDE COWRT VOL 21, PG. W2 I I I I I 1 EX.C8 DlU_M\Aftl; I -- 2 - I I I - 3 -, - 4 5 I - - I I I 6 -.-1 , --8 9 I ---10 I I 11 --- \ / , I I I I I I I I I I I I I I I I I I I SOIL MAP I I I- I I I I I I .,-..... i I \ I I I I I' I I I I King County Department of Development and.Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Address Phone Project Name • -etH-w.4s Location Township _-=Z.::....-.o!3~-'-_ Range -_5L----- •.. ~~ .. Section _ ..... /--=:S"~_---:. :t~~~!W~~~§~~~~:!B.¥~f~~;i~~ir~~~~~~~~:'·:,.,,:~~ Grading Commercial Other ________ _ Community DFW HPA Shoreline Management COE404 DOE Dam Safety - FEMA Floodplain COE Wetlands Rockery Structural Vaults Other Drainage Basin -creo~ (L" Vlt tL- River Stream __________ _ Critical Stream Reach Depressions/Swales Lake ____________ ___ Steep Slopes ________ _ Floodplain _____ ---- Wetlands --IX~--------­ Seeps/Springs High Groundwater Table Groundwater Recharge Other __________ _ I I I I- I " .-:." I I I I- I ..... I I I I I I I I I Slopes Erosion Potential Erosive Velcoties .Ie!:>%-I~ f'-4.00~ Additional Sheets Attached REFERENCE Ch. 4 -Downstream Analysis Additional Sheets Attached MINIMUM ESC REQUIREMENTS _ DURING CONSTRUCTION \/Sedimentation Facilities . ystabilized Construction Entrance- v-"erimeter RI.,!noff Control- ".elearing and Graing Rest~ctions . ...-cover Practices ~onstruction Sequence Other --. . : ~ . LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS . AFTER CONSTRUCTION ~tabilize Exposed Surface YRemove and Restore Temporary ESC Facilities ~Iean and Remove All Silt and Debris v-Ensure Operation of Permanent Facilities p/Flag Limits of SAO and open space . preservation areas Other I I I I I ";:. " I I I I -~ I . ~-" -' I I I i I I I I I I Grass lined Tank Infiltration Method of Analysis Channel Vault Depression tz(Z..,-S . Pipe System . Energy Dissapator Flow Dispersal Compens~tionlMitigati on of Eliminated Site Open Channel Wetland Waiver Storage Dry Pond Stream Regional (Wetipo~ Detention Brief Description of System'Operation ...;....;..+~~~~"-=~~~-~..::..!I~;=~::..L~~--'-." iu4-l~ . . Facility Related Site Limitations Reference Facility Limitation ·lii~~~~~~~~t[~~l~\~~~J~lr·~r Cast in Place Vault Retaining Wall Rbckery> 4' High Structural on Steep Slope . . Other _ ~~~~~R1~i~:~tM~i~'"':,,:,~~ilii~~ """1frainage Easement ~cess Easement Native Growth Protection Easement Tract Other f~~.~:~E~f~iJ~~~!i~~~f~~~mt~~~~~!~~~~~J.l~~~i~{~~~~,jt-t~;:~f;~1~1~rJ~~:i~~~:'~;~~F¥~' I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. " Signed/Date I: 1 1 1 1 1 1 1 I 1 1 1 1 1 I' 1 1 1 1 SECTION 2 CONDITIONS AND REQUIRMENTS SUMMARY I I" I I I I I " SECTION3 I . OFFSITE ANALYSIS I I I I" il I I I I I I I I I I I I I I I I :1 I I I I I I I I LEVEL 1 DOWNSTREAM DRAINAGE ANALYSIS I I I I I I I I I I I I I I I I I I Project Overview This project involves the development ofa 4.32.;.ac parcel into 10 single-family lots. The site is located between 146th Avenue SE and 148th Avenue SE, just north of SE 2nd Court, in the southeast quarter of the northeast quarter of Section 15, Township 23 North Range 5 East. The site is wooded and generally slopes down to the east towards a wetland area located on the east part of the property. Per the SCS soil maps, the site is underlain with Alderwood sandy loam/till soil. Upstream Tributary Area A significant area north of the site (10± ac) drains south through the onsite wetland to an existing pipe/CB drainage system at the south property line. Levell Downstream Drainage Analysis The site drains to an existing 12" inlet pipe located at the south property line of the east 1/3 of the site (A). Flows enter the CB/pipe system flowing south, turning east at a catch basin located about 5' onto the adjacent lot (B). This flow continues east, then south through a 12" pipe, crossing the east end of the cul-de- sac ofSE 2nd Court, about 180' downstream of the site (C). This pipe system continues about 200' to the south side ofan existing RID pond (D), discharging onto a rock pad. Flows continue south into King County then east then south about 800' throu.F, A 5'± wide stream (F) though Maplewood Park to near the north end of 148 Avenue SE. Here flow enter a 30" inlet pipe (G) and continue to drain south through a 30" CB/pipe system in 148th (H) about 700' to a King County stormwater RID pond (I) near the intersection of 148th PI SE/SE 139th PI, well beyond Y4 mile downstream of the site. Flows outfall from the pond to another Kin§ County stormwater RID pond (1) near the intersection of 148th PI SE/SE 142n Street, about 1200' beyond (about 3,100' downstream from the site). That pond outfalls to a ravine (K) leading down to the Cedar River (L), about 1 % mile downstream from the site. King County drainage complaints show that there is a history of flooding at the RID pond (J)-see enclosed complaints. Stormwater Control Facility A combination Level 2 Flow Control and Basic Water Quality wetpond is being provided to control both the quantity and quality of the stormwater runoff The pond was designed using the 1998 King County Surface Design Manual (KCSWDM). I I I I I I I I I I I I I I I I I I King County Sensitive Areas Map Folio A review of the King County Sensitive Areas Map Folio shows no mapped sensitive areas on the project site. Copies of these maps are included with this report. An onsite wetland was mapped and reported with the preliminary plat application. Drainage Complaints King County drainage complaints show that there is a history of flooding at the RID pond (J)-see enclosed complaints. I I I I I I I I I I I I I I I I I I I '(- 4 ('2135 I / --/" / , " / / ..., I \ I "", 'I , " , \ \ ----" \ \ \ \ , , , , " , , I \. '-,\ \ , II", ---' II' , ..... -__ II ", .- ,,"I ,_---, ft-, I II' , II ,-...... I X '28. iJ-_..... \, r'--"'--~::-~6~----!!~-L.4i~iiiF-1---' , \ \ " " ' ,I ' " --JJ \' 11"\ ----\ ,-,--~:----l,,------ x'~ ,I \ ~" II \ " "-'" / II' , " ," ...... _--/ ,I \ /" \ \ I' \-/ \ -,----- , .----,./. I " }, \ ...... \ \ I --, I ~~~~~~~~~~~;~;;~~~~~~;;2!~1~~ /--, \ ( I xtU2D ,,"-\ ,--, I __ I '-I' . --~\~====T~=~=c~~~=== \."-I' ................. \.""-\ I '- x,ts.54 _ ..... . ', "' , /" _J \ I \ -, '" 4- N , I \ , ,... \ \ \ , ...... --, I' '" ........ ) / r-J / I ' / I .~ , \. , : \ r-, . , I ,,\. \ , . / \\ " '\ I / ...... '" " , I '" / ,-----. , '\ I ) \ ------... I \ ':'1 _----- \.. ---" --;' ./'------""" _J ,-I ---_--.... \ I \ --~ I ...... ---r-.Jf.~~.J-- \ ( I \ / \ I I ,...... / " I I \ .. .1 I / { ( I J , / I / I f I , I I I I __ I \ -:...._ ,,_J .... J '" , , DOWNSTREAM DRAINAGE MAP l' = 200' I. I I~~~~~~~~~~~T~~~~ 1 I' ............. , ..... ," \ I Ii ~~~ I' =-.oLJI~ I li~n~ I;;}~~~~.~ I' ~ ~m="r~'lW1 ~-~~~~~ OVERALL DOWNSTREAM DRAINAGE MAP 1" = 500' - - - - - - -_. - - - --. - - -.. -' --. Basin: OFF·SITE ANALYSIS DRAINAGE SYSTEM TABLE Surface Water. Design Manual, Core Requirement #2 Subbasin Name: ~Nr£- ~#JL Subbasin Number: ()U r rt4 tzl)fA) J..J ~/~ . L 1 Tabla.doo 1112192 I I I I I I I I I I I I I I I I 1 I 1/2 Is o 1 t MILE + N The . boulldarles of the sensltlve areas dIs-Played on these mapS are approximate. Additlona, sensitlveareas that have not been mapped may be present on a deve,-opment proposal site. Where differences occur between what Is Illustrated on these maps and the site conditions. the adual pre-sence or absence on the site of the sensitive area. -as defined In the Sensitive Area Ordmance -Is the lega' contrOl. . 1 112 Aa LANDSLIDE' HAZARD AREAS $OJRCE: 1990 KING COUNTY SENSI1IVE MEAS FOUO o a MIlE NORTH I' I I I I I I I I -~ I I I I I I I I I I The boundaries of the sell$ltlve areas dis-played on these maps are approximate. Additional sensitive areas that have not been· mapped may be present on a devel. opment proposal 'site. Where differences occur belween What Is Illustrated on these 'f!l3ps and .the site conditions, the actual pre-sence or absence on the 51te of the sensitive areill • as defined In. the.· sensitive Area Ordinance· Is the Je9al control. 1 lIZ COAL MINE HAZARD AREAS SOURCE: 1990 KING COUNTY SENSIllVEAAEPS FOlIO • *ntese coar mines h~ had act 109 since the most recent map ,. the Washington ~artment of sources. AnY development . adjacent to these areas should by • thorough study to conflrir existence of additional subSufi o MILE NOR!" I I I I I I I I I I I I I I I I I I 1/2 L o 1 I MILE • N The boundaries of the senslthle areas dis-played on these maps are afProx'mate. Additional sensitive areas tha have not been mapped may be present on a devel-opment proposal site. Where differences occur between what Is Illustrated on these maps and the sIte conditions, the actual pre-sence' or absence on the site of the sensitive area -as defined In the sensitive Area Ordinance -Is the legal control. SEISMIC HAZARD AREAS SOURcE: 1990 KING COUNTY SENSITIVE MEl'S Fouo see wetlands and landslide hazard maps' for addHlonal potential seismic hazard areas. Wetlands and landslide areas are susceptible to failure during earthquakes. Other seismic hazard areas not shown on this map are shorelines underlain by lacustrine sediments; these are susceptible to liquefaction. 112 o NORTH I I I I I I I I I I I I I I I I I I· I· 1 1/2 o 1 , MILE + N The boundaries of the sensitive areas dis-Played on these mapS are. afProxlmate. AddlUonal sensitive areas tha have not been mapped may be Present on a devel. opment . proposal site. vn-e differences occur between what Is Illustrated on these mapS and the site conditions, the actual pre. sence or absence on the sIte of the sensitive area • as defined In the SenSitive Area Ordinance -Is the legal control. 1 One-hundred-year floodplaIns extend be-yond those shown on maps. Flood In. surance Rate M;lpS do not always show the flOOdPlain to the headwaters of streams. . III 1OG-YearAoodplalns 112 o 1 MIlE STREAMS AND FLOOD HAZARD AREAS NORTH SOURCE: 1990 KING COUNTY SENSlllVE AREAS FOliO I I I I I I I I I I I I I 1 I I I I~ I 1/2 o wl 1 I MILE + N SOURCE: 1990 KJNG COUNTY SENSIiIVE AREI>S FOOD The boundaries of the sensitive areas dis-played on these mapS· are approximate. Additional sensitive areas that have not been mapped may be. present on a devel-opment . proposal site. Where differences occur between what Is Illustrated on these mapS and the site conditions, the actual pre-sence or absence on the Site of the sensitive area. -as defined In the sensitive Area Ordinance -Is the legal control. 1 WETLANDS Numbered wetlands, except those with an "1 "a" or "b" designation are Included In the 1 King County WdlGnch Inl1entol7. The locations of wetlands designated "a" have been verified on the site· by a variety of sources. Wetlands designated ''b'' are map-ped In the U.s. Fish and \"IIldlife service National Wetland$ Inl1entory, but their loca· tlons have not been field veri led. There may be gaps In the numbering se-quence wltilin Individual drainage basins. 112 o MIlE NORTH I 1 1 I 1 I 1 I I I 1 I I I 1 I I 1-- 1 1/2 kd o 1 I MILE + N The boundaries of the sensitlye areas dis-played on these maps are approximate. Additional sensitive areas that have not been mapped maY be present on a deyel-opment proposal site. Where differences occur between what Is Illustrated on these maps an~ the site conditions, the actual pre-sence or absence on the site of the sensltlye area -as defined In the Sensitive Area Ordinance -lsthe legal control. EROSION HAZARD AREAS SOURCE: 1990 KING COUNTY SENSIllVE AREAS FOlIO 1tl o 1 MIlE NORTH I I I I I I I I I I I CJ l ___ Location of problem, if different: .. PL~t name: ' Lot No: Block No: Other agencies involved: No fidd investigation required. __ s T R Parcel No. J 012J?-=;044()" ,Kroft ¥U Th.Bros: New {J5lp-Q h. 3 Old 6505' Basin!-CJe-, . Council District ~ Charge No .. ______ _ REsPONSE: Citizennotifi~ on S9M9 by: --X.. phone ieuer __ ,inperson ",~ '-.J;r.,1ftS 6/v.,_..v o.,.v ,,(17r tr/:z.7/Y? y-Hr~~ "$~'" ~ ~~ $~r­ ~""':1 ...,eN..... ..",.,." ,4~P-~'O,~. ~ ~ ~_"oJ ~,"'-~~ ~~y rv-- ,~ ~ ~-h""1 #>~..,~ ~J-" ~~ ~,~d"i DISPOSITION: Turned to on _ ........ '_-','---_ by__ OR: No further action recommended because: " _ Lead agency has beenriotified:. ____________________ _ ...:._ Problem has been corrected. _'_ No problem has been identified. __ Prior investigation addresses problem: ~ Private problem -NPAP will not consider because: SEEFn:ztl __ _ : Water originates onsite and/or on neighboring parcel. Location is outside WLRD S~ ~ ~Othec (Speci1y): DATE CLOSED: r,,(, /' Z By; ~' GR~~~v~ ", fV/~~g I I I I I I I I I I I I I I I·· I: I I I Wet area CMUWaJ) 2-4' tall Complaint 99-0625 Quinn Investigated by Chris Treichel 08/30/99 Met with Mrs. Quinn on site Aug. 27, 1999. Her lot is Lot 44 of Briar Hills Div 4. The property is relatively flat but the house does sit in the higher elevation. There is a CMU block wall on the west .property line. The water drains away from the house in all directions. They have a street to the east and south, a single-family residence to the 'west, and Maplewood Parle to the north. She stated that she was worried about an area in the Northwest comer of the property where the water seems to slowly infiltrate. She stated that she and her husband thought that the sprinkJer system for the yard maybe leaking, they aTe in the process of replacing some of the sprinkler heads. When they were digging the sprinkler heads up, she stated that there was water in the ground. She also stated that they smelled a waste type of odor. The area seemed to be the low point from the parle, house and neighbors. She stated that this was occurring prior to the CMU wall being installed. Maplewood Park Blockade at end of road Lot 44 Briar Hills #2 SE·138th.PL NIS I I: I 1 I 1 I I I I I I I 1 I' I 1 I .. ~ ~~";/k';;:.:"'.>-;: .• '::.: ..' . .... ~··:<n. 'J.'.;::~r··:'~. '" 'KING COUNTY WATER ANi> LAND REsOURCES DIVISION . :-::'~:'-:. ~: .. '::.:' '. . DRAINAGE INvESTIGATION REpORT . '. . . . Page 1: J:NVES11GA1lONREQUEST PROBLEM: h v«e:~ rl1U3>' . . . aEcEMIDBY; . L,CG-rTLe Date:3 /..z!7.7 OK'd by: FILENo. Type E:c~ QQ-olg8 Received from: -. -.. - ----'--'-' '-' ...... --.... -. ..--. (Day) (1,. S . NAME~ AUA.,J kltF'5:l-t::-r2-. PHONB zU, 14-H. ---{Bve). {---.--l ADpREss: / 41 De:' I ¢ t;a.f ~ L S' c City, R Ov-rCl~ State WA· Zip 42b=n Location of problem, if different: . Reported Problem: . CALL FIRST 0 (Would Like To Be Present) -RIp' ~N!> OJf~C:1 K"~k~ ANf) Y/M.. t) PI~ nam~:~la.K {h l \ s No· 2. Other agencies invo1:ved: It u tt' ~ cO. t..J A".. c::-rz. /17? ~ ~C>/~< Lot No: '3, Block No: No field investigation r~ ____ _ s_ T R Parcel No. \01 WI -() 51 0 Kroll ~I VI ThBros: New (a'5VJ3 Basin.UL BESPo.1VSE: Citizen notified on Old ~ DCp CouncilDistrict Iv ~No .. ______ _ 1l-~/97. . by: ~o~e ~. :I~er . __ ' in person W/f'iI-/595':> DISPOSITION: .. Turned to __ on I I by__ OR: No further action recommended because: ~ Lead agency bas been notified: 6~ '5 J1/b-/~-t ~cr-C::::lkL tJ~S- ~ Problem has been corrected. _._ No problem has been identified. __ Prior investigation addresses problem: - . '. SEE FILE f# ---_ Private problein -NPAP will not consider because: ; Water originateS onsite and/or on neighboring parcel. Location is ou~de WLRD. S~'jf _. _Other (Specify): DATE CLOSED: g I / 7/ /~ . By: _JfY'~~ IAJJ59s:s- I I 1 1 1 1 I- I I I I I I I I I I I I KING COUNTY Department of Natural Resources Water and Land Resource Division DRAINAGE INVESTIGATION REPORT FIELD INVESTIGATION DETAILS OF INVESTIGATION: 99-0188 FILENO. NAME .--- 090515 ALLAN KIESLER ADDRESS~~1~41~072771~4_8_T_H __ P_L_S_E ____________ __ PHONE 425/226-1446 TB PAGE 656J3 KROLL PAGE 811W 1/27/99 DATE MAINT. DIVISION DMP INITIALS - SITE VISIT ON 2/27/99. RECEIVED CALL FROM L. GETTLE THAT A RID POND LOCATED IN THE PLAT OF BRIAR HILLS DIV. 4 WAS CURRENTLY IN OVERFLOW. MET WITH MR. KIESLER AND FAMILY ON SITE. INVESTIGATION FOUND THAT UPON SITE VISIT THE POND WAS OCCURING A BREACH OF THE SPILLWAY ONTO 149TH PL SE. THE SPIllWAY IS DIRECTED TO OVERFLOW ONTO THE R/W WITH FLOW BEING COVEYED VIA CURBSIDE DRAIN AGE TO THE SOUTH. THREE TYPE I CATCH BASINS LOCATED AT THE INTERSECTION OF SE.139TH PL CONTAINED WATER OVERFLOW THE TOP OF THE BASIN. AS WATER IN THE POND WAS AT A HIGHER ELEVATION THEN THE RIM OF THE BASIN GRADE. FLOW FROM THE TYPE I BASINS ARE CONVEY SOUTH ON 139 PL SE., AND WEST ALONG SE 13 TH PL. A 35' RUN OF 30" CMP IS THE OUTLET PIPE FROM THE POND TO THE CONTROL MANHOLE. THE MANHOLE REFLECTED WATER ENTERING THE 30" PIPE AT APPROX. 10" CAPACITY (·THAN 4-6'~ THE OVERFLOW TEE-SECTIN WAS NOT IN OVERFLOW. THIS INDICATED THAT A BLOCKAGE OCCUR ED AT THE PIPE INLET TO THE CS/CB1. TREE DEBRIS FROM OVERHANGING EVERGREENS WERE REMOVED FROM THE PIPE INLET INCREASING THE AMOUNT OF WATER RELEASE TO THE CS/CB1. EVENTUAll" WITH SOME MANUEL LABOR THE BLOCKAGE WAS REMOVED AND THE POND WAS CAPABLE OF DECREASING AND THE OVERFLOW CEASED. THE KIESLm LOT IS LOCATED ON THE S.W. SIDE OF THE POND WITH A PRIVATE GATE PROVIDING ACCESS TO THE TRACT. THE BERM ELEVATION ON THE WEST SIDE OF THE POND DID NOT POSE A THREAT TO THE KIESLER LOT. WATER WAS DESIGNED TO OVERFLOW ONTO THE R/W OF 149TH PL SE. MR. KIESLER AND FAMILY WAS VERY PLEASED WITH THE EDUCATIONAL EXPERIENCE AND OPPORTUNITY TO DISCUSS THE FUNCTION OF THE POND. SKETCH: 1 I· I I I I I I I I I I I I I I I I Pr!~-. EP~: ;::;:::·:i:,usouw::::-=--- . ~KJNG COUNTY ~ Dopartmont of Nalural Roacure •• . W.t., and Land Ro.ouree OMa/on FA'-....... • .. -~ n&.I-LS DJV' .... ADDRESS: I400S14,TH I'L SE TRACT MAINTENANCE DIY." OUT OF"· NO "IHOMAS_0S4 SSh,~ PARCEL. LOCAL DRAlliACE SERVICES UNIT BASIN LCR COVNcn. DIST.1l 1YPEPOND SI'RSW 14-U-S KROLL8UW SPECIAL USE PERMIT NO MOW MOW -SPECIAL MOW o o • o RETROFlTIED IN 1997 'BY STEVE FOLEY som::>M OF J'OND ELEV 360.5 LE361.0 CHAINLINK FENCE 4' INVENTORY DAn: 1-21-98 149m pLSE ACCESS GATE I I I I I I I I I I I I I I I I I I I z:z.::::;:":-.:.:a.~ . . R~ __ '~_ Emergency . , •~nance Division: .4 Tholas Bro~ lIap: 657 A3 . Pond Briar Hills .~ Street Address: 14005 149th PI SE ~A I W13995 090515 Facility': Directions: FROM SE 128TH ST, TAKE 1q4TH AVE SE •. GO SOUTH. TURN LEFT ONTO SE 142ND ST. TURN LEFT' ONTO 149TH PL SE;. THE POND IS ON THE LEFT AT HOUSE 11 14005. . Checked on 212119'1 by Pat Siuons fJ5 Radio I: 551 Charge to Project I: 0&7"75 Fisheries: JC Special Equiplent: VLRD Notes/Co.lents:. .. Th'e blodage vas re!oved during an elergency call out 02l21.19~ alllf"the pOl)d recEeded. The facility vas cheded on 0310"1'19 and all parts ru. ,"!rliog [Ometlr.' .~ 1-11-1 III I . Road. DIY. lot .. , IN 0 p..L V )V\ P tl e-h -r}) n f' <;F iJ{> Ta.ait .r' ~n.e 1 Units Vork Requested h 1t06 Lin.Ft. 1 IReloye debris ErOI trash facUs) at pipe end(s): POND OUTLET. (ref390J Date Actual Katerial lIaterial COlpleted Units lnit Placed Excavated Work Completed : ______________ ~ ____ ~ ____ ~~ __ Date: __________ _ Progral Version: February 22, 1993 'e " .... .: .. '" .. " 4'" • ..: '" .. .; .. • 1 I I I PROBLEM: ~ RECEIVED BY: )dd Received from: .u.[V~iI'URd~" li~Y ~~ lltiAIION .KJ:£PURT Page I: INVESTIGATION REQUEST Date: '/~ (Day) (4-1Ji) PHONE 22J.P -'22-,t, (Eve) L- NAME: Qt:;i ~ Gae"f 1fkL- ADDRESS: I?BO-:1 l¥t i" ]?{ Sf:. City'Ret1frnL.., State. __ Zip qgoS< I Location of problem, if different: '1)Ot 05 15 I I I I I I I I' I I I I I I' I Reported Problem: ' CALL FIRST 0 (Would Like To Be Present) .... ",-l?~" . , ' lat name: VI a.r /-h·,1 ~ t-.Jo-+ Lot No: 111-14 Block No: Other agencies involved: ' No field investigation required. __ 1+ s T R Parcel No.IOI1P;-n51-D Council District I'}.., Kro~(W Charge No. REsPONSE: Citizen notified on /-s -lr by: __ phone letter --L in person G~e Jlok,!) 61-, w/"k ~'Ct-. C/r6~~ ~;/Z\ 1»11# ,/~Ob 3' +~f-# (initials) DISPOSITION: Turned to . on I 1 by_OR: No further action recommended because: -.:.c Lead ag~ncy has been notified: ..fa J\-;:. s t11J./ Nr 9G:-z /it-&. or' 5 _ Problem has lieem corrected. _ No problem has been identified. __ Prior investigation addfesses problem: . SttF'JLE' ___ _ _ Private problem -NDAP will riot consider because: . __ Water originates onsite andlor on neighboring parcel. Location is outside WLRD .S~<J __ Other (Specify): DATE CLOSED: 1,7-l Iff, By: -./L-'\J I I- I I I I I- I I I I I il I I I I I I PROBLEM:1701Cl RECEIVED BY: .Qt,.i Received from: NAME: ~~ SWtMlcl-f- -._---_ ... -------------_ .. ------- Page 1: INVESTIGATION REQUEST Date: ¥5 OK'd by: FILENo. (Day) (ZS}l PHONE 11.(; -S2J"<) TyPe fC12 (Eve) ..... ( __ ADDRESS: 144-'2.0 :'6 1:8 ~ Y1 City 13< tl:ft>--L State. __ Zip __ _ Location of probiem, if different: iY1(9S1 S Reported Problem: CALL FIRST 0 (Would Like To Be Present) . ,CLLlVO"-r-b1,uN ~ cvv;t 15 9t1()4~ ~\fft' lAp U1 ~ ~_olli ov -lM. }?o70l. ,.datname: Other ag~ncies involved: Lot No: Block No: No field investigation required ____ _ Cmitials) . S T R Parcel No. ____ ~ _____ Kroll Th.Bros: New ____ _ Old Basin Council District __ Ch~eNo.~' _____________ _ REsPONSE: Citizen notified on' ________ by: _ phone _' _~ _letter ~ in person DISPOSITION: Turned to _. _ on _--,-,_-,--, __ by __ OR: No further action recommended because: ~ Lead agency has J)een notified: _____________________ -:--___ _ _ Problem has been corrected. _ No problem bas been identified. _ Prior investigation addiesses problem: . SEEF'IU II ___ _ _ Private problem -NDAP will riot consider because: ___ Water originates onsite and/or on neighboring parcel. __ ---"Location is outside WLRD Service Area. __ Other (Specify): DATE CLOSED: _--!.../_~/ __ By: __ _ I· I I I I I I I I I I I I I I I I I I ~KJNG COUNTY ~ D.partment of Natural RoSOUTC.S Water and Land R.source Division - LOCAL DRAINAGE SERVICES UNIT FACJLnY: BR.IAR HII..:LS DJV ~ . ADDRESS: 1400s 149 .... PLSE TRACf MAINTENANCE DIY • .f PKtsJmsFPNO&JJJAia;w;usi5M our OF SERVICE: NO THOMAS BROs.: 35U. ~ PARCEL. BASIN LCR COONOL DIST. Il TYPE POND STR SW 14-23-5 KROLL8IIW .IL ________________________________________________________________________ ------__________ __ .... SPECIAL USE PERMIT NO MOW MOW SP~IALMOW o o • o RETROFTITED IN 1997 BY STEVE FOLEY B01TOM OF POND ELEV 360.5 LE3ftI.O CHAINLINK FENCE 4' INVENTORY DATE 1-21-98 149TH pLSE ACCESS GATE I J ,.~ I ") I ) .J I .~ ,- I p.H .) I .. (). I J I ;.} ,.~ I a I I 0 .... ) I. ~,. 0 I.' CI I ~. l.,J.i I 0 JJJ I ~ I J I - ) I ImJrgency . "' .. "aUanee Division: 4 Thons BroslI.ap: 657 ~3 VA I W13063 Facility I: D90515 Type: Pond BRIAR HIllS 1 ~ . street Address: 14005 -149TH PL 'SE Directions: FROM SE 128TH ST, TAKE 144TH SE 142ND ST. TURN LEFT ONTO 149TH PL SEe 14005. AVE SEe GO SOUTH. TURN LEF THE POND IS ON. THE LEFT Al .' Cheeled on 1/15/93 by· DOUG DODKINS ~ Radio I: 555 Charge to Project I: Oa7\15 FishE Special Equiplent: svn Notes/CoI.ents: . Repair inlet pipe to CS/CD! and baclEill ,ith \ to 6 inch spalls to anchor pipe. IE you'have any questions concernint anchoring of the pipe please contact Doug Doblins a~ 296-1915 or on Cell 660-3352. . Roads Div. Hotes: 1 Tasl Unit Code Type Units Vorl Requested V02 Ea.Fac. 1 llelove seditent in control shudure CStB/I. (reUO) I VIS Each 2 'lletove sedilent frol the folloving catch basin(s) 'and dispose ,in. accordance with applicable Regulations: CB.2 CB.3 hef21 OJ V2'I Ea.Fac. 1 .PerEori the Eolloving laintenancelrepair vorl: repair inlet pipe to CSlCBI. see notes, in the cOllent section •• . freE6&OJ Work ~uthor~zed: ______________________________ _ Work Completed : ______________ ~ ____________ ~_ Progral Ver~ion: February 22, 1993 Date Actual Katerial Kater: Colpleled Units Inil Placed Excavi ~ .. Date: _____ _ Date: ___ -- I I I I I I I I I I I I I I I I- I I I- ". King County Water and Land Resources Division Drainage Investigation Report -Problem: .... eo.;.;;.:D;..::.d _______ _ P~e 1: Inyestigation Request Sy _ TYPE: FeJ RECEIVED BY: MELANIE W. Date 1-5-97 OK'dby:DRH File Number: 98-0007 Received From: Na~e: OKIE GAETZKE Phone: Day 425-226-2276 Phone: Evening ------- Address: 13901149m PL SE City: RENTON State: WA Zip: 98059 Location oC Problem, if different: D90S1S BRIER HILLS NO 2 CALL FIRST 0 (W01ILDUJCETOBEP~ Reported Problem: PIPE OUTLETflNG FROM DRAINAGE PONl) BROKE LOOSE AND IS NOT DRAINING THE POND. THERE IS ABOUT 5 TO 6 FEET OF WATER STANDING IN TIlE DRAIN. WATER IS RISING AND NEIGHBORS ARE WORRIED ABOUT FLOODING. LOT NO: TR. A BLOCK. NO: PAST COMPLAINTS: PLAT NAME: BRIER mLLS NO 4 011JER AGENCIES INVOLVED: NO FIELD INVESTIGATION REQUIRED __ _ -I' .. " " " .............. ' .................. TO'BE COMPEEI'ED 'BY'COMPI;A1N:r .pROGRAM sr AFY ••..•••.•..••••.••••••••••••••• : •• , . . . . . .. .. . . . . . . . . . .. . . . . . .. ... . . ....................... ............ . ~ SW S 14 T 23 R 5 Parcel Number: 107203-0540 Basin: LCR Council District 12 Charge Number. Kroll 811W Thomas Bros.: New 657 A3 35E Old 65613 3SD6 ------- Response: Citizen notified on _1-5-98 __ By: _-_ Phone_ Letter __ In person _X_ I VISITED TIm SITE AROUND 9 AM AND TALKED TO TIm TWO NEIGHBORS TIIAT CALLED IN TIm COMPLAINT. I EXPLAINED WHAT TIm PROCEDURE WAS TO FIX TIm PROBLEM AND A TIME FRAME FOR TIlE FIX. I TALKED TO STm FOLEY AND LARRY GETTLE TO GET SOME DIRECTION FOR TIm WORK AUTIIORIZATION. CUT TIlE WORK AUTIIORIZATIONON 1-21-98. FlLECWSEDWITIlWM13063 Disposition: Turned to 00 __ ' __ ' __ By . OR: No further action recommended because: _ Lead agency has been notified: ____________ _ _ Problem has been· corrected. __ No problem bas been identified. __ Prior investigation addresses problem: -See file #I _____ Private Problem -NDAP will not consider because: . . .. __ Water originates onsite anellor on neighboring parcel. Location is outside WLRD Service Area. __ Other (Specify): ,DATE CLOSED: _~/ __ ~/ __ BY:--_____ _ I I I I I I I I I I I I I I I I I- I I ---------_._------ King County Department of Natural Resources Water and Land Resources Division Local Drainage Services Unit Basin LCR Council Di$t 12 Initials DCD Name: OKIE GAETZKE Address: 13907 149m PL SE City RENTON State WA Phone: Day 425-226-2276 Phone: Evening Zip 98059 Complaint #98-0007 Received 1-5-98 Assigned Date 1-5-98 Report Date 1-11-97 Thomas Bros. 657 A3 STRSW 14-23-5 Facility #090515 Investigation Date 1-5-98 Parcel #107203-0540 Maintenance Div. 4 Plat Name: BRIAR HILLS #4 This complaint was referred to me over the phone by Melanie Wasinger aroun~ lOam. I went directly to the site and found the pipe sticking in the air at a 45-degree angle. When I got out of the car the pipe pulled away from the joint-and fell. Water was draining through the outlet pipe. Sediment and rock were flushed down stream and into the control structure. At the time I opened the emergency shear gate % way to make the orifice wouldn't plug. Once talking to Steve Foley the t-section was an open-ended pipe I closed the slide gate. I called Lany Gettle to inform hiin what was going on and have him talk to Steve Foley. DeScription oftbe pond and outlet pipe. The pond was retrofitted a couple of months prior to this incident by Clean Services and Designed by Steve Foley, Senior Engineer, LDSU. The pond slopes were denuded with no erosion control The outlet pipe appeared to be loosely compacted and may have contributed to_ the problem. When walking around the pipe I sank 12". The outlet pipe floated then separated from the fJrStjoint Approx. a 15 to 20 foot section. The trash rack appeared to be cleared but could not tell for sure. Talking to die neighbors they could not tell me if the trash rack was plugged. The descriptions I received ~n the neighbors indicated the pipe floated and was not blocked at the trash rack. Complaint should be forwarded to Steve Foley and the Retrofit file. A sketch of the new retrofit needs to be done. I I I I I I I I I I I I. I I I I I I I 1) cj) . Type~ DRAINAGE INvESTIGATION REpORT Page 1: INVESTIGATION REQUEST PROBLEM: __ ~:::!>J...I...s.r-_----'-__ _ RECEIVED BY: Date: -H7~Hrrr If--{..;. FILENo. l1i--I'351 . Received from: 1/ 17' 9 7 (D~y) &022) NAME: ab5in2 ~J PHONE 23.5:-9/17 (Eve) ~( _~) ADDRESS: /,<fCl/Jc2 -1"/9 tD I!t S£ City ~) State.~_ Zip 9JV$5 Location of problem, if different: $£ //fc2 M 1£. 11ft/; /?Is£ v--:3Le2-. 1""1-4~ . .atname:~rlM.. \hl\~ (D9()~£fi) LotNo:·«-Block No: Other ag~ncies involved: No field investigation required. __ (initials) l4 'Z..-? 5 -- S T R Parcel No. \ Dl2.J>D-~D KrollXIl W Th.Bros: New lPS<O :]3 Old :3?pCp Basin! (;(-Council District· & Charge No. REsPONSE: Citizen notified on· 12---A'3~ 97 by: 1-phone letter __ inperson u~Il-ce9 ~ Wf: .\..0' /Ltt'. WLA:~. T0tJ. {V1V". t-JIA.'-k. 5"foO<. ~4 0,'// ~.// LV {'.It.. /t-tCrIAJc.: 0(, 12.e4, "!. f, 5eJ.~jJY 10 5~vc. ~k; /-J' -r /. ~~ /~/~fr£.5kiICm'r. . DISPOSITION: Turned to ~ on I I by __ OR: No further action recommended because: _ Lead agency has beennotified:, _________________ ~--- _ ProbJem has been corrected. _ No problem has been identified. __ Prior investigation addiesses problem: SEEFJU #I __ _ _ _ Private problem -NDAP will riot consider because: . -,--_Water originates onsite and/or on neighboring parcel. Location is outside WLRD Se~A~. __ Other (Specify): DATE CLOSED: I 11'¢,.7'f By: --...d!i! , ///1 -'-:-/7;'> .. '7:"-,'/).-. In ,.... /.-.,,'~ -~. -'.. '~ I I I I I I I I I I I I I I I I I I I 8::_' i • King Coun.ty water And Lana .Kesuun..~ UI"Tr.Jnau7.:aaa-_______ _ Drainage Investigation Report blem: FLOODING Pa~ 1: Investigation Request TYPEf"c' RECEIVED BY: CTM Date: 11-17-97 Ok'dby: DRH File Number: 97-1537 Received From: Name: ALTON WIDTE Address: 14202 149m PL SE Location of Problem, if different Phone: Day 425-235-9119 Phone: Evenin~ City: RENTON State: WA CALL FIRST 0 (WOULDLIKETOBE~ ------- Zip: 98059 Reported Problem: SWM OR.sOMEONE HAS A PRAINAGE PROJECT BEHIND HIS HOUSE. HE TIllNKS CREWS COMPLETED JOB YESTERDAY. WORK WAS EVIDENTLY NOT FINISHED OR DOES NOT WORK BECAUSE WATER IN NE~GHBORHOOD IS NOW OVER THE SIDEWALK AND RISING: PQND IS OVERFLOWING MUDDY WATER INTO THE CREEK WIllCH DISCHARGES ·INT( THE CEDAR RIVER. r f)362 ·.)498 PLAT NAME: BRIAR HILLS (l)9Q6691 LOTNO: 44 BLOCK NO: . PAST COMPLAINTS: OTIIER AGENCIES ·INVOLVED: KEN KRANKS GROUP . NO FIELD INVESTIGATION REQUIRED -.;... __ . • INII1ALS ~ SW S14 T23· RS Parcel Number: 101200-0460 Kroll· 811W Thomas Bros: New Old --- Basin: LCR. Council District 12. Owge Number. ------ Response: Citizen notified on_12-16-97 __ By: --X-Phone _LeUer -.In person __ I called Mr. White to confirm what his conCerns were with the complaint Mr. White is concerned with what the pr:oject was on the popd behind his home. I told Mr. White that I would forward this complaint to Steve Foley since he was the lead engineer on the retrofit of the ponds. Forwarded a copy of complaint to Steve Foley concerning ~.~lem in the area anlja note to call the complainant dd (Z,7.S"f7(,.c,Jl-J Mv-kJt,,-I.c. S'e-c.. t~/t'CV ~~ ./J". u,1«~ . Disposition: Turned to On --1--1_ By . OR: No further action recommended because: _Lead agency has been notified: ___________ _ __ Problem has been corrected. __ No problem has been identified. __ Prior investigation addresses problem: . See file' __ Private Problem -NDAP will not consider because: __ Water originates onsite and/or on neighboring parcel. __ Location is outside WLRD Service Area. __ Other (Specify); . DATE CLOSED: ---,' ___ .1 __ -By: ________________ __ I ~ .. "" . 1 1 I I I I- I I I I I 1 I I: I I I 1 D rtment of Natural Resources epa D' , , Water and Land Resources IVlSlon Local Drainage Services Unit BasinLCR Council Dist. 6 Initials DCD Investigation Date: 11-17-97 Parcel #107200-0460 .. ,aa __ • ______ .... ___ _ Address: 14202 149m PL SE City RENTON State WA Phone:-Day 425-235-9119 Phone: Evening Zip 98059 Mamtenance Div. 4 Received 11-17-97 Assigned Date CALL Ol Report Date 12-8-97 Thomas Bros.656]3 STRSW125 Facility #090669 Plat Name: BRIAR HILLS 1 PHONE LOG: 11-17-97 TRIED CALLING FROM CELL PHONE. 11-21-97 CALLED NO ANSWER LEFT MESSAGE. 11-25· 97 NO ANSWER'LEFf ~SAGE. 12-5-97 NO ANSWER 12-16-97 TALKED TO MR. WIllTE ABour WHAT illS CONCERNS WERE. Mr. White is concerned about the pond and how it holds water. According to Mr. White this pond will hold water year around and cause Mosquitoes to be a problem. I explained to Mr. White that King County does not spray for Mosquitoc; , Mr. White had several questions concerning the operation and work done to the pond. I told Mr. White that Steve Foley would be the person to talk to about the project. I will screen with Lany and forward this complaint to Steve Foley to call Mr. White back about the project. - 149th Place SE Briar HiIls division #2 SE 142'"" Street D90669 Briar hills division #1 I I I· I I I I I I I I I I I I· I I I I COMPLAINT 96-0362 KOVACICH. MIKE Investigated by Doug Dobkins on 2-14-95 I met with Mrs. Kovacich at her home to discuss the concerns about the drainage problem they have during big storms. On 2-8-96 the Kovacich property was flooded because of the water backing up in the intersection ofSE 142nd ST. and 149th PI. SE. The Kovacich's live on lot 43 of Briar Hills. Tract B of Briar Hills is a County Maintained RID facility D90669. The Kovacich's are the lowest lot in the area so the water backs up to their frontyard then dr3ins to the east on the north and south side of their home. Mrs Kovacich gave me some photos of her property during the stonn on 2-8-96. The wa~er eroded the side yards and water seeped into the living room. This has happened before during the 1990 storm. After looking through the. plans and profiles the Kovacich's lot is probably built on fill because the topo shows the JaVine behind their home going out to the street on 149th place SE. nus would explain why the water runs through the Kovacich property once the water is high enough in the street I will screen this complaint with a Senior Engineer and call the Kovacich's back. Left Message with the Kovicich on 3-9- 96. BRIAR HILLS DIY 1 SE 142NDST l BRIAR Hll..LS DIV 2 149111 PL SE • D90669 TRACT A OPEN SPACE PLAT OF BRIAR Hll.LS I· I! I Ii, lved by: -Received from: KlNGCQUNlY SURFACE WATER MANAGEMENT DIVISION DR.AiNAGE INVESTIGATION REPORT Page' 1 :-INVESnGATlON'REQUE~T . Date: ~-28-C,7 OK'd .. bY: rJ~. Fife'N0'C)1-D498 . ..' (Please print plainly for ~~'ng). '. (Day) (Eve) PHONE 1, ~5 -:q I i OJ ----NAME: k L. Vv H1 TE ~DRESS:': '. f-'T-U 2-.' ~ . /4 q7ffl -Pj-<§f;. .. ,,'.. .... citY,_" ______ .Stat~: .... ---f.' ZlpQ -WS I. loca~on of problem. If different: I I I I I I Reported Problem: ,,". . ~. ..', . .,. -.·{!.{J7;"t:..//:/7 "t' ~.-i:J" ~1.:.<l-A..rc.x-':·{l-··L .t ... C{;~k· i:.,.{;-.~J'O .. # u..il.~t~-,,·:UJ~L .. ~ . .r.~,:~ ... ,-,AP?-L£i ..... t!J..· .... ~ d ... !~:Lt{;'·i.C::tl. L.f-d(,U.':i..·~/-a .""IJ--1(rp~'_' {,{.'l i'LUter '-I ict'. a/(._-l:- = {}{h.~' l~U.:~·l.\ \l..--vu. J..O-i \l:( -t~~ UJ~.K. 'I--"'~L.~' 0C:%:~ CJ.. j'LC~ t...{;-~ 'VV':"6 +n.Ln, ,,~v.. ~-:t1 '-II-urv, .. '#4-. ci(c"6 .l.\1.tst.( /~ A-f-~r1.f~1 ;(} . .....up JU:.J .. ~,~e~-L . lot No: 44-Block No: . , Other agencteslnvolved: No.Reld InvestlgaUon Needed ---: .... Parcel No.IO,2LV·-044{). Kroll ~I', \;v 1/4 T . R Basin LlJ/, " Council.Dist (1-' Charge No:. ____ _ RESPONS~: Citizen notified on J/~7/t; 7 by' ~one _. letter _ in ~erson . wi 11-. TP pUl vPo 5:: d,}.fS " ... . :-.. ";. .-: ... -.: : ...... .. '. I..... :' • ~:.:--. :,. ... I DISPOSITION: Turned to ___ ' On _____ •. ~y __ _ OR: No further action recommended beca~ I I .'. • •• _. -• .-,; •• - : -t ... -~ ... -..... -:._,".-:.-'-.-:::' -.:::--.---... : . .. _ Lead agency has been notified: __ :-:--_-:-:---:-_~___:_-:-~_:_---__=_:_~__:_::__,.___:__=_-____, _ Problem has been corrected. _ No. problem has been identified. _ Prior io'iesUgation addresses problen $ee FiJe # - _~'ate problem -NDAP will not consider because: " -_ Water originates onsite ard/or on neighboring parcel -..:.Location Is outside SWM Service .Area.. :.' . . . .-" .. _._ Other (Specify): DATE CLOSED: /f I> 17 ,by:Pt1# wll# WI7-]) 5 I · -.-. r;..~.".J.;~~'::lI~ ..... :,,:¥S' ·~.·:iet:.2 .~~~..c::~~~':-~"~f.:N/-.7c#:"·':-·.:.:w-l::;4.""~~-'-r.;L...,r,~A-t-.:'l:~':c:-w"-.o~~~",-""~~~~ I I. I I 1 1 I I, 1 1 1 i I I I I I I (~ .. I . . I anT: t_ 1IB!fI!i! ; IFt··i- lA-Z\O f €P'-f2-" , . \4Loz. , £' -----·.'"1 ~ (fl • . ~ V I I I I I I I I; I I I I I 1 I I I KING COUNTY' SURFACE VI,tATER MANAGEMENT DIVIS'K;N- ' .. DRAINAGE INVESTIGATION REPORT . -:'-'1. Page '1: INVESTIGATION REOUEST Type ~ n.~._iv~~ __ bY:_, _4:_~L;-~._' ~at.=:.:.~jdy? _ O~d ~~~_..:~.~g[p-~.~ Received from: (Ple~se print plainly for =nnino), (Day) (Eve) ·P.HONE ~/z-9~' _ . NAME: df, I:IE ,K;;y. /l-c I C /I .0. :~~DDR=SS: 0/42-/0' o· 141& ~L. ~(.F City> J?~ . St2..leltl1"· zi~Z31 ":--.r-::--.•. --.... ....: -...... -.. . _ ~~L~c2ti~n of proble~; if differen~::'ooo--_. '---:-T'-_' .. :. ' . . Repor:ed Problef!1; . , ~~ j'?C/lINiq tV"i-Gr-c-'R I' c::-V cc--i) , -------.' tll..tD ~~W.Af::.' S-.Ai-vt~ ~<!)6'~ ..{'.5. ;?iJ.. ·!.IawcC/I:::-'72.. ,>~ 70 . 8; .tfbIJc.e-~ 4,JD /fi1'/rc.7e rf.L4tJ ?& }:bc-:Y o .--•• A" ~ &. ~F Re·~~.Ai-~?? J>,&1-/~.A~~ IA:/. /Y-(?~. '. .. '. . . , ; ; La: No: No riald 1r; ..... as,iQ~.ion f\::sc:::l --. ..... .. • .. .. .. ~A:t~ :c ...... ~.p::;;;;,;~ .. t;;~v..h:*ri;;"c-.;:;.:.~;*.:ir:1c-~-;a.~~.,.......-i~co:~ _ J=-D',,=~v1"'<!"b·1.""·:""liP.l~?"Y~Y"""''''''''''''''~'l~''''---=7rrw~-K-:;...:.,r''';:ir;''; .. Y-;''-... c.:W-;;;:';c~ ... "'i ~ ~:-~~:·:·~~G -=·~~~'1.~~~P~i:;~~'·" JS~~e:i«.~:·"rs:1i~.A~,*i$~ Stu "' 'I 23 2 . "?arCSI NO.' ./072.-0(') o¥ 30' Ki~' RI/ lM "~, 'h.5iOS~ N;:~,'~ S i'" n . "3? of, , B'e (P67 Bcs:n L Ct2-Council Dist J ~ C~:9a No: -~ iF· ~:~~~29~qh5~en~m~:_'_~~~~_~~_~~~~ ____ ~~~~~~~~~-_'_ r-_ .. roblem has been cO;Tecle-d: _ No problem hes been icientifie-do Prior invesiigaioil ecoresses ~e nl~ E _____ _ Prr./c'e problem -NDAP wil/ not consider beczuse: : -_ V·later c:-igin2.es onsite 2nd/or on neighbo:-ing percel Locztion is o~side SWM Service Area. _.... . O.her (Specify): -. --~. '"'~-__ . ~,I 7-..., C, V' !wo s:-£-. .) i I I I, I I I; 1 1 I I 1 I I I I ~ ... \ ' ... i '. COMPLAINT96-0362 KOVACICH. MIKE Investigated by Doug Dobkins on 2-14-9~ '. I met with Mrs. Kovacich at her home to discuss the concerns about the drainage problem they have during big storms. On 2-8-96 ~e Kovacich property was ll00ded because of the water backing up in the .intersectionofSE 142nd ST. and 149thPl. SE. The Kovacich's live on lot 43 of Briar Hills. TractB of Briar Hills is a County Maintained RID facilityD90669. ~eKovacich's are the lowest lot in the area so the water bacIcs up to their ftontyard then drains to the east on the north and south side of their home. Mrs Kovacich gave me some photos of her property during the storm on 2-8:96. The water eroded the side yards and water seeped into the living room. This has happened before during the i990 storm. After looking through the plans and profiles the Kovacich's lot is probably built on fill because the topo shows the ravine behind their home going out to the street on 149th place SE. This would explain why the water runs through the Kovacich property once the water is high enough in the street. I will screen this complaint with a Senior Engineer and call the Kovacich's back,. Left Message with the Kovicich on 3-9- 96. .. SE 142NDST 149TH PL SE 1>90669 TRACf A OPENSPACB PLAT OFBRIARHH.LS I I I ;,i I I I I I' I I Ii I .11 I • I' • I .. ~ I. • I • I' • I ••• I I I I I INTRODUCTION SECTION 1 INTRODUCTION AND PURPOSE The Kovacich drainage problem is located within the Orting Hill Subbasin of the Cedar River Basin in the Briar Hills subdivision of Renton, near the intersection of SE 142nd Street and 149th Place SE. The location of the problem area is illustrated on Figure 1. The problem primarily consists of flooding of the roadway and private property, especially along the natural flow path of the Orting Hill. Ravine. The major trunk of the drainage system in question flows south along SE 149th Place, proceeds east along SE 142nd Street, and then heads . south along the west side of the Briar Hills No.1 detention pond to the outfall at the top of the Orting Hill Ravine. The trunk system is primarily composed of 30-and. 36-inch diameter corrugated metal pipe. The system's' approximate _ drainage catchment is 280 ~cres. . PURPOSE R. W. Beck was retained by King County Surface Water Management Division (SWM) to conduct a drainage investigation of this problem. The purpose of this study was to: • Assess the problem • Identify the probable cause of the problem • Evaluate and recommend solutions to the problem AUTHORIZATION Preparation of this study was authorized by an engineering agreement with R. W. Beck, Inc. dated August I, 1996, and the work order for this study was approved on October I, 1996. ACKNOWLEDGMENTS King County Project Manager and representative was Steve Foley, P.E. Input was also received from other King County staff. The Pl'9ject team from R. W. Beck included Jack Bjor~ P.E., as Project Manager and Dan Mattson as Project Enginee£ Xl659121.943 1~1I96 I I I I I I I I I I I I I : I I I I I I .:. SECTION 2 BACKGROUND/HISTORY " - COMPLAINTS/CLAIMS/HISTORICAL OBSERVATIONS This flooding problem has been investigated previously by King County as a result of complaints by residents. Actions to date by the County related to this problem have consisted of maintenance of the drainage system. In addition, the county completed some stabilization work on the Orting Hill Ravine which is " unrelated -to the flooding problem of this project. The drainage system overflows and floods the intersection of SE 142nd Street and 149th Place SE, continues to flood south along 149th Place SE until it eventually spills over the :Kovacich's driveway into their yard and then flows around their house and thiough th~ir back yard into the" Orting Hill Ravine (please see Figure 2 which shows the approximate area of flooding). MI: Mike Kovacich and other local residents said that the flooding in the intersection during the February 1996 storm event was just below their waist -when they had waded through it. The Kovacich's submitted written complaints of flooding to the county in both 1990 and 1996. Based upon a plot by a county employee for the gage 31U recorded precipitation (2.84") the February 1996 was approximately a 9-year storm event (plot is included in Appendix A). Based upon the flow frequency analysis by KCRTS(please refer to Appendix A) the . January 1990" storm -event' is also apprOximately a 9-year storm event. During R W. Beck's field investigation/survey some of the Kovacich's neighbors, who had not made official complaints With the county, said that they had significant damage to their landscaping, but they had not had any water enter their house. They also noted-that during both the 1990 and the February 1996 flooding, 149th Place SE became ~passable for vehicular traffic. . Based upon the King County report by Doug Dobkins and R W. Beck's """ conversation with MJ: and Mrs. Kovacich, the Kovacich property was flooded on February 8, 1996 because of "inadequate conveyance capacity" of the pipe system. The Kovacich's lot is the lowest lot in the area so the water ponding in the street continues to increase until it reaches their front yard where it then drains "to the east around their home (please refer to the photos on Photo Figure B). Apparently, the Kovacich's house is built on fill placed in an upper portion of the ravine. The remaining unfilled ravine is still present behind their house. Ml: and Mrs. Kovacich bought the house in 1986. Since that time they have noted four storm events that have caused significant flooding in the intersection. Two of the storm events did not cause flooding that completely covered the intersection. On February 8, 1996, howeveJ; the storm event caused flooding of the intersection that ponded into the Kovacich's yard where the water eroded their side yards Xl659121.943 ]7/31196 I I I I I I I I I I I i I· I I I I I I. I SECTION 2 and seeped into their living room. According to Mrs. Kovacich, the 1990 storm created similar conditions including water in the living room. Mike Kovacich noted that during these larger storm events the flooding was approximately 2 to 3 inches below the top of his backyard deck (elevation 359.7). MJ: Kovacich also noted that during these events the Briar Hills No. 1 detention pond filled more than one-third (please refer to Photo Figure A). He also said the water level in the pond was approximately 6 feet below that of the flooding in the street. ~ased upon conversations with his neighbor who lives next to the Briar Hills No.4 detention, Mt: Kovacich said that pond always remained empty. The ravine behind the Kovacich property (Orting Hill Ravine) is the upstream end of the ravine which washed out down at Jones Road and 149th Ave SEe Mike Kovacich reported that the inlet structure had become plugged and the Jones Road pavement and much of the rip rap surrounding the new inlet structure was washed away during the February 1996 storm event. HoweveI;. any further investigation into the erosion wlthin this ravine is beyond the scope of work for this project. BASIN DESCRIPTION GENERAL The basin tributary to the flooding problem covers approximately 280 acres. This basin will be referred to as the study basin. The study basin was delineated and called the J2 subbasin of the Orting Hill Subbasin in the Cedar River Draft Basin and Nonpoint Pollution Adion Plan. The study basin (J2 basin) boundary is illustrated on Figure 3. The work done in delineating the basin in the Cedar River Draft Basin and Nonpoint Pollution Adion Plan was assumed to be correct and we did not field verify its boundary. Figure 4 illustrates the existing drainage system in the problem area.. The existing drainage system was based on field observations, survey, and available design drawings. DRAINAGE SYSTEM There is one primary conveyan~ system contributing surface runoff to the problem area. The system is composed of 30-and 36-inch-diameter helical corrugated metal pipe (HCMP) that collects runoff from the Maple Ridge subdivision, the Briar Hills No.1, 2, and 4 subdivisions, a portions of the Briarwood Lane and Lamans Place subdivisions and some undeveloped area. This system is shown in Figure 4. A profile is shown in Figure 5A and SB. There are two backup type detention ponds that are connected to the trunk system. One pond is located directly behind the Kovacich's property and in this report will be referred to as Briar Hills No.1 Detention Pond. Briar Hills No.1 Detention Pond has an approximate· capacity of 0.75 acre-feet. The Briar Hills No. 1 Detention Pond was designed by developing a hydrograph for the developed Xl659121.943 11/31/96 R. W. Beck 2-2 I I I I I I I I I I I I I I I I I I I BACKGROUND/HISTORY . conditions and calculating the area above the existing peak discharge rate (please see Appendix A for a copy of these calculations). The second pond is located at the north end of the trunk system and in this report will be referred to as Briar Hills No.4 Detention Pond. Briar Hills No.4 Detention Pond has an approximate capacity of 0.2 acre-ft The method used in designing this pond was not available. Based upon local residents and the county's reports and pictures, these ponds are not presently functioning properly. The Briar Hills No.1 Detention Pond 'only fills to about one-third its total elevation which is approximately 0.1 acre-feet in volume. The Briar Hills No.4 Detention Ponds currently appears not to be filling at all. . lAND USE Land use in the basin is residential with densities up to four dwelling units per gross acre. SOILS Soils'in the basin are mapped as AgC (Alderwood gravely, Sandy loa.m, six to 15 percent slopes) which is in hydrologic group C. ENVIRONMENTALLY SENSITIVE AREAS The Kovacich drainage system discharges to the Orting Hill Ravine. King County's Sensitive Areas Map Folio designates this water course as an unclassified stream. The ravine is considered an erosion and landslide hazard area. There are no mapped wetlands within the J2 drainage basin but the King County Sensitive Areas Map Folio shows Wetland Number 150 immediately northwest of the basin. No wetland investigations were included in the scope of this study. Xl659121.943 11/311'J6 R. W. Beck 2-3 I I I I I I I I I I I I I I I I I I I SECTION 4 FINDINGS Figure SA & SB and Table 3 summarize the results of the hydrologic and hydraulic modeling. The hydrologic results from the KCRTS IS minute / historical data were selected as the best estimate of flows because its results were the closest to that of the HSPF model and best matched the reports of the local residents. Table 3 demonstrates the capacity at each of the structures. Please also see the plot of the hydraulic grade line for 28 ds on Figure SA & SB. Based upon the results of the model, the flooding of the existing system begins in the intersection where it flows out of CB 7 first Catch Basins further upstream are surcharged a~ .slightly higher flows. The results of the hydraulic analysis indicate that the current, free-flowing capacity of the existing drainage system is exceeded by-a 2-year event It should be noted that the system overflows at the original 25-year design flow capacity. The streets will be significantly flooded during the s:.year event, and private property and the Kovacich residence will be. flooded extensively by storms gre~terthan a 5-year event ~lease refer to the photos on Photo Figure B. It is difficult to determine the exact amount of flooding in the intersection and along 149th Place SE, because the water flows around the Kovacich's residence into the Orting Hill Ravine. The total volume of reported flooding approximates 0.7 acre-feet Xl659121.943 I I I I I I I I' I I. I I I I I I I I I ..... SECTION 5 SOLUTION EVALUATION/RECOMMENDAtiONS The following are recommendations which will reduce and help to contain the peak flows in the drainage system. Each recommendation could be completed separately and be effective; howeve~ in order to be most effective and to provide the desired level of protection all the recommendations should be completed. Because some of the recommendations could be completed fairly easily and quickly by the County crews the projects should be phased as follows: (1) the removal of the weir in CB #24 and the redesign of Briar Hills No.1 Pond, (2) the redesign of Briar Hills No. 4 Pond, and (3) the main trunk system pipe replacement The evaluation of the results was done assuming that all three recommendations will be done. The hydrologic and hydraulic modeling . j¢ormation, as well as the cost ·estimates are included in the appendices of this report A summary and comparison of the costs for each recommendation can be found in Table 4. REDESIGN OF BRIAR HILLS No. 1 POND . . . Based on the reports of the local residents who have observed the pond during major storm events, the Briar Hills No.1 Pond is presently filling to one-third the level of the pond, which means only 0.1 acre.;feet of this 0.75 acre-foot pond is being utilized. Therefore, since this "backup" pond is not presently functioning properly, it should be redesigned to function as a detention pond for a smaller portion of the basin. The easterly portion of the Briar Hills No.2 development could be diverted from the main trunk system into the Briar Hills No.1 detention pond and a new outlet control structure and pipe could be constructed from the pond to the ravine. The easterly 12 acre portion of the Briar Hills No.2 development contributes the peak flows shown in Table 2 to the main trunk system (see appendix for KCRTS model runs). Therefore, this diversion would produce a dear reduction of the peak flows to the main trunk system as demonstrated in Table 2. XI659121.943 11/31196 I I .,. I I I I I I I I I 'I I. I I I I I I Basin Description Easterly portion of Briar Hills No. 2 (12 acres) Kovacich Study Basin (280 acres) Study Basin minus the easterly pprtion of the Briar Hills No. 2 Basin TABLE 2 Kovacich Drainage Investigation Peak Flow Rates for Briar Hills 2 Basin Return Period Peak Flows Remarks 2-5-10-25-100- Year Year Year Year Year (ds) (ds) (ds) (ds) (ds) 2.4 3.6 4.4 5.5 7 15 min / historical data .. 26 39 48 60 78 15 min / historical data 23.6 35.4 43.6 54.5 71 Straight subtraction. SECTION 5 . The pond bottom should be excavated creating a flat bottom to ensure that the maximum pond volume is achieved. The total cost of this solution is approximately $12,700 and would provide 0.5 to 0.6 acre-feet of storage replacement for that which is currently being stored in the intersection during flooding . . REDESIGN OF BRIAR HillS No.4 POND Under current conditions, the Briar Hills No.4 detention pond i$ not being fully utilized according to residents. In order to maximize the replacement of the storage currently provided by the intersection during flooding, the flows from the main trunk system could be designed to be partially detained in this pond. The main trunk system could be diverted through Briar Hills No.4 detention . pond and a new outlet control structure and pipe could be constructed to pass flows through the pond. The pond could be excavated 4 feet to an elevation of 361.0 in order to maximize the storage available in the pond. Please see Figure 8 for details of the revisions to the pond and the existing system. Assuming that . the pond is not currently being utilized, this option would provide 0.4 acre-feet storage replacement at a total cost of approximately $7,800. MAIN TRUNK SYSTEM PIPE REPlACEMENT Xl659121.943 . lZ/3lJ96 R. W.Beck 5-2 I I' I I I- I I I I I I I II I I I I I I -- SOLUTION EVALUATION/RECOMMENDATIONS The weir in CB #24 could be removed to eliminate the tailwater affect on the main trunk system at a cost of approximately $800. Howeve:t;. the main trunk system presently does not have sufficient capacity to carry the peak flow from the 10-year storm event, even with the weir removed from CB #24. Therefore, the system should be replaced with smooth interior concrete pipe or double wall corrugated polyethylene pipe (CPEP) in order to increase the capacity of the system.-The existing structures could be reused. The 10-year peak flow is 48 cfs and since the easterly portion of the Briar Hills No. 2 development' will be diverted as discussed above, the peak flow in the main -trunk system for the 10- year event is reduced to 43.6 cis. If the system were replaced with the same -diameter concrete or CPEP a 10-year level of protection would be provided (see ~~~ - Another option is-to slipline the CMP pipe with CPEP which would provide a 5-year level of protection. A profile showing the pipes to be replaced is shown in Figure 6A & 6B. A summary of the results of the hydraulic analysis of this option is shown in Table 3. - An option to replace the lower portion of the system with 4!r diameter concrete pipe was aJso considered. This option would involve decreasing the slope of the pipe and replacing it with W diameter concrete pipe through the intersection. -Howeve:t;. as can be seen from the results in Table 3 the improvement for the overall system is not Significant but the cost of this option is high (approximately $~78,2(0). Therefore, it does not prove to be a reasonable alternative. The cost of replacing the corrugated metal pipe with concrete pipe is apprOximately $220,100. the cost of replacing the corrugated metal pipe with CPEP is approXimately $179,900, _ and the cost of sliplining _ the pipe is approximately $121,100. Table 3 Capacity of Pipe Before the Upstream Catch Basin Overtops flowsincfs CB24 C19 ~1 CB7 CB6 CB5 CB4 MHI Level . Existing System 55 35 28 35 -32 31 3(J 2-year of . Existing System with Weir Removed >85 64 _45 'Sl 'Sl 35 33 31 2to5-year SJipJining System (36"w/31.91· and 3O"w1 >85 69 49 42 42 _39 'Sl 34 5-year 26.281 ~d Replacing Arch Pipe with 36" Concrete. Using B8#1 pond. Replacing Entire System with Same as >85 >85 61 50 55 52 49 46 10-year Existing Diameter Concrete or N-12 Pipe. Using BH#l pond. Replacing Lower Portion of the System >85 >85 >85 >85 47 37 33 31 l2-to5-year (through CB 7) with 48" Concrete. Using BH#lpond. Bold indicates lowest capacity. XI659121.943 11/31196 R. W.Beck 5-3- I I I I I- I . I. I I I- I I- I- II I· I I I- I --- --- SECTION 5 The level of protection shown in Table 3 allows no flooding of the roadway. The level of protection shown for the proposed recommendations is bas~d upon the peak rates for the study basin minus the peak rates of the easterly portion of Briar Hills No. 2 (please refer to Table 2). The level of protection that these recommendations would provide for the Kovacich home is difficult to determine because once the water overtops the drainage system and flows into the roadway, flooding of the Kovacich home will depend upon the duration of the storm and not upon the peak flows or pipe system hydraulics. However if all of the recommendations are completed, based upon our engineering judgment the construction of the recommendations would improve the level of protection for the Kovacich home to between a 15 and 2O-year storm event Table 4 -Cost Summary Table Options Briar HiUs #1 Pond Briar Hills #4 Pond $12.700 $12.700 $12.700 $7.800 $7.800 $7.800 Replace Main Trunk System SlipJining Replace Replace wlep w/CPEP $121.100 $220,100 $179.900 Total $141,600 $240.600 $200,400 .. ,. I I I I I I I" I I I I I I II I I I I I RECONNAISSANCE REPORT NO. 13 LOWER CEDAR CREEK BASIN JUNE 1987 Natural Resources and Paries Division and Surface Water Management Division King County. Washington I I I I I I I I I I" 1-- 1 I I- 1 I I I I- Department of Public WoIls Don LaBelle, Director King County Executive TIm Hill King County Council Audrey Gruger, District 1 Cynthia Sullivan, District 2 Bill ReamS, District 3 Lois North, District 4 Ron Sims, District 5 Bruce Laing, District 6 Paul Barden, District 7 Bob Grieve, District 8 Gary Grant, District 9 farls. Planning and Resoun:es Joe Nagel, Director Swface Water Management DMsioG Joseph J. Simmler, Division Manager Jim Kramer, Assistant Division Manager Dave Qark, Manager, River & Water Natural Resoun:es and PaIls Division Russ Cahill, Division Manager Bill JoUy, Acting Division Manager DereJc Poon, Chief, Resources Planning Section Bill Eckel, Manager, Basin Planning Program Resource Section Larry Gibbons, Manager, Project " " Management and Design Section ContnOuting Staff Doug Chin, Sr. Engineer Randall Parsons, Sr. Engineer Andy Levesque, Sr. Engineer Bruce Barker, Engineer Amy Stonkus, Engineer" Ray Steiger, Engineer Pete Ringen, Engineer Coasultiog" Staff Don Spencer, Associate Geologist, Earth Consultants, Inc. John Bethel, Soil Scientist, Earth Consultants, Inc. P:CR "Contributing Staff Ray Heller, Project Manager & Team Leader Matthew Oark," Project Manager Robert R Fuerstenberg, Biologist &. Team Leader Matthew J. Bruengo, Geologist Lee Benda, Geologist Derek BOoth, "Geologist Dyanne Sheldon, Wetlands Biologist andy Balcer, Earth Scientist Di Johnson, Planning Support Technician Robert Radek, Planning Support Technician " Randal" Bays, Planning Support Technician Fred Bentrer, Planning Support Technician Mark Hudson, Planning Support TeChnician SbaIOR Qausen, Planning Support Technician David Truax, Planning Support Technician Brian Vanderburg. Planning Support Technician Carolyn M. Byerly, Technical Writer Susanna Hornig. Technical Writer virginia Newman, Graphic Artist Marcia McNulty, Typesetter Mildred Miller, Typesetter Jaki Ree~ Typesetter Lela lira, Orfice Technician Marty Cox, Office Technician -c.- I I I I I I I I- I I I I I I I I I TABLE OF CONTENTS I. SUMMARY II. INTRODUCflON III. RNDINGS IN LOWER CEDAR RIVER BASIN A Overview of Basin B. Effects of Urbanization C Specific Problems 1. Drainage and flooding problems 2 Damage to property 3. Destruction of habitat IV. RECOMMENDATIONS FOR ACflON v. A Reduce landslide hazards B. Reduce erosion and flooding C. Prevent future erosion and flooding with appropriate analysis, planning, and policy development D. Stop present (and prevent future) damage to habitat by addressing. specirlC problems. in stream systems MAP APPENDICES: . APPENDIX A: Estimated Costs APPENDIX B: Capital Improvement Project Ranking APPEDDIX-C: -De~ailed Findings and Recommendations 1 1 2 2 4 s 5 6 6 7 7 7 8 8 11 A-I B-1 C-I I I I I I I I 1 I. I' I 1 I I I I. SUMMARY The Lower Cedar River Basin, in southwest King County, is unique in its development pat- terns and the associated environmental problems that appear throughout the basin. Except for the city of Renton and areas on the Cedar River Valley floor, most of the development in the basin has occurred on the upland plateaus. Most of this development is recent and primarily residential. In addition, the plateau is the site of numerous sand and gravel mining operations and, in the southern uplands, an abandoned coal mine. Peat is also being mined north of Otter Lake. In some areas livestock are being raised' on small farms; there are no major crop-related agricultural activities in the basin. The effects of development are most apparent where storm drainage is routed over the valley walls. Jmpemous sudaces on the plateau ~ increased the tate and volume of storm JllIlOff. resulting in substantial ~ siltation, and Oooding beloW. In addi- tion, erosion and siltation have damaged'or destroyed habitat in manytn1>utaries, threatening the survival of fISh. Habitat and water quality throughout the basin are also threatened by the filling of wetlands and the presence of IaJge amounts of domesIic bash in some streams. The reconnaissance team noted that the Peterson Creek system has so· far remained in its natural, nearly pristine condition. Maintaining this quality should be a high priority in future basin planning capital project programs. Recommendations in the LoWer Cedar River Basin include 1) designing and c:oostIuctiog appropriately sized RID and other drainage facilities; 2) establishing stricter land use policies regarding floodplains, wet~ands, and gravel mining; 3).conducting more detailed and . comprehensive hydraulicJbydrologic anaIJses of pro~ developments; and 4) preventing daJna&e to the oatural draina&e system. The field team also recommends S) restoring the habitat of ~ tiibutaries (e.g., cleaning gravels, revegetating stream banks, and diversifying streambeds for spawning and·'rearing) as well as 6) proteding the nearly pristine quality of Peterson' Creek. n. INTRODUcnON: HSory and Goals of the Program In 1985 the King County Council approved funding for the Planning Division (now called the Natural Resources and ParIes Division), in coordination with the Sudace Water Management Division, to conduct a reconnaissance of 29 major drainage basins located in King County. The effort began y,.ith an initial investigation of three basins -Evans, SoDs, and Hylebos CreeJcs -in order to determine existing and potential sudace water problems and to recommend action to mitigate and prevent these problems. These initial investiga- tions used available data and new Cacld observations to examine geology, hydiorogy, and habitat conditions in each basin. . findings from these three basins Jed the King County Council to adopt Resolution 6018 in April 1986, calling for reconnaissance to be completed on the remaining 26 basins. The Basin Reconnaissance Program, v."hich was subsequently established, is now an important ele- ment of sudace ",-ater management. The goals of the program are to provide useful data ",ith regard to 1) critical problems needing immediate solutions, 2) basin characteristics for use in the preparation of detailed basin management plans, and 3) capital costs associated with the early resolution of drainage and problems.' The reconnaissance reports are intended to provide an evaluation of present drainage con- ditions in the County in order to transmit information to policymakers to aid them in developing more detailed regulatory measures and specifte capital improvement plans. They are not intended to ascnbe in any conclusive manner the ~uses of drainage or erosion P:LC' 1 I I I I I I I I I I I. I I I· I I I I I m. P:LC Lower Cedar River Basin (continued) problems; instead, they are to be used as initial surveys from which choices for subsequent detailed engineering and other professional environmental analyses may be made. Due to the limited amount of time available for the field work in each basin, the reports must be viewed as descriptive environmental narratives rather than as final engineering conclusions. Recommendations contained in each report provide a description of potential mitigative measures for each particular basin; these measures might provide maximum environmental protection through· capital project construction or development approval conditions. The appropriate extent of such measures \\-ill be decided on a case-by-case basis by County offi- cials responsible for revie\\ing applications for pennit approvals and for choosing among competing projects for public construction. Nothing in the reports is intended to substitute for a more thorough environmental and engineering analysis possible on a site-specific basis for any proposal. FINDINGS IN LOWER CEDAR RIVER BASIN The field reconnaissance of Lower Cedar River Basin was conducted in JanuaI)' 1987 by Robert R.Fuerstenberg, biologist; Bruce L Barker, engineer, and Lee Benda, geologist. Their findings and recommendations are presented here. A Overview of Lower Cedar River Basin The lower Cc<dar River Basin is located in southwest King County and is 27 square miles in area.· It extends southeast from tbe mouth of the tedar River on Lake Washington to approximately river mile 14.0. The boundary to the northeast is marked by a ridgetop connecting the city of Re~ton to Webster and Franklin Lakes; the boundaI)' to the southwest runs along Petrovitsky Road to Lake Youngs. . Renton is the only incorporated area in the basin. Other population centers include Fairwood, Maple\\'OOd Heights, and Maple Valley. Except for the city of Renton, most of the residential concentrationS are located on the upland plateaus overlooking the Cedar River Valley. These upland developments are recent compared to. the smaller estabJished communities on the valJey floor. 1be basin lies l1.;thin portions of three King County planning areas: Newcastle in the nQrtheast (which includes Renton), . Tahoma-Raven Heights in the east, and Soos Creek (the laxgest of the three) in tbe west. Rural areas exist on the vallev floor on both sides of the I.m.-er Cedar River, from approXimately river mile 5.50 "to 13.00. 1bese are limited to pastureland for horses, cows, and some sheep and several small ·u-pick-fruit and vegetable fanns. Similar areas are located on the southern uplands above the reach from river mile 5.50 to 7.00 and in the Lake Desire-Otter Lake area. 1be plateau is also the site of sand and gravel mining opel1ltions and. in the southern uplands. of the abandoned fire King Coal Mine. Peat deposits exist west of Lake Desire and north and south of Otter Lake, and peat mining is being carried out north of Otter Lake. Present zoning aJICM'S Cor urban and subutban densities throughout much of the basinj particularly on the upland plateaus and in the Cedar River Valley from itS mouth to appoximately river mile 6.50. Population projections for the year 2000 in the three plannign areas containing the Lower Cedar Basin are over 311,000; an increase of 47 2 Lo\\:er Cedar River Basin (continued) percent from the present. Most of this growth will occur in the Soos Creek Planning Area. Domioant geological and geomorphic features.. The geology of the Lower Cedar River Bcisin is diverse. Geological formations e>.-posed along the valley include sedimentaIY rocks. undifferentiated older glacial drift, extensive ground moraine deposits, recent alluvium along the Cedar River, and landslide deposits along the river and its tribu- taries. The sedimentary rocks, composed of moderately dipping sandstones, con- glomerates, mudstones, and shales, are exposed locally along the diffs of the Cedar River Valley near the mouth of the Ceda~ River. In addition, the Renton formation, composed of sandstones, mudstones, and shales with periodic deposits of coal, is also exposed along the lower portion of the Lower Cedar River Valley. Undifferentiated glacial deposits found here are composed of three or more till sheets, glacio-fluvial sand and gravel, glacio-lacustrine day, and sand, and non-glacial sand, day and thin peat. These lie over the sedimentary rock formations and are best exposed in cross-section along the diffs of the main valley and major tn"butaries. The morphology of the Lower Ced~r River Basin is dominated by the valley formed by the Cedar River. Valley \\:aIIs are steep cliffs formed by landslides in glacial sedi- ments. A once extensive and meandering River, which created a ",ide valley floor as it cut its way weSh\-ard. the Cedar today is diked for most of its length througbthe lower valley. A narrow but extensive band of landslide deposits exists along the steep cliffs of theinain river and its major tributaries: The landslide deposits consist of deformed blocks of glacial sediments and colluvium derived from slides or mass flowage, such as landslides and debris f'JO\\."S.. Recent alluvial deposits fiU the valley and major tributaries. Small, composite, alluvial debris fans exist at the mouths of the largest tributaries. Qosed depressions, principally in the uplands. have lacustri~e and peat deposits.. The Lower Cedar River Valley has a high potential for erosion due to steep slopes and the existence. of a day layer that prom.otes soil failures.. In addition, the confmed nature of tn"butary channels between steep hillslopes promotes bank erosion during high flO\\-"S.. .Numerous recent landslides are evident along diffs of many of the steep tnoutaries and along the main stem of the Cedar River. . These . have been. accelerated by the removal of vegetation and the routing of concentrated storm flO\\-'S over steep . slopes in areas where development has occurred. Hydrologic and hydraulic characteristics. The Cedar River Basin is composed of a complex drainage network consisting of the Cedar River and 17 tributaries. The larger tributaries begin in lakes or '\\--etlands on the bluffs and flow through relatively flat. stable channels to the edge of th~ Cedar River Valley, then plunge down to the valley floor through steep, erodible ravines. Tributaries of this tyPe such as Tributary 0304 (",ith head\\--aters at Wetland 3111) and Tributary 0328 (which begins at Lake Desire). are found on the south side of the Cedar River. Another type of tributary collects surface runoff from urbanized areas, pastureland. and wooded areas. Tnoutaries 0302, 0307, and 0312 are examples of this type of tributary. They are intermittent (depending on rainfall). shorter in length, flow through shaJlO\\--er channels that· are steeper at the bluffs and transport more material during times of 3 I I I I I I I I" I I I I I I I I I I I P:LC Lower Cedar River Basin (conrinued) high flo\\-"S. Some of the worst problems located during field investigation (see Appendix C for a fuJI listing) occur on this type of tributary. Catchments 5, 6, and 12 have very infiltrative soils, Urban" developments hvae utilized RID poinds to effectively infiltrate all urban runoff before it reaches the valley hiUslopes. The infiltrated runoff then reappears as springs. Two large lakes (Desire and Otter), together with four smaller ones (Shady, Peterson, Webster, and Francis) lie in the southeast third of the basin. Numerous large wetland areas exist in this section as well. The field team identified 10 potential wetland sites that had not been previously identified in the Sensitive Areas Map Folio (SAM F). The system of lakes and wetlands in this area effectively buffers the high flows draining to these tributaries, Habitat charactemtics. With few exceptions, usable fISh habitat exists only in peren- nial streams (i.e., Tno. 0302, 0304, 0305, 0328, and poss1oly 0308). In other streams (e.g., Trib. 0303 and 0310), steep gradients preclude fISh use. Steep gradients also reduce fish use in the perennial systems (except for Tnb. 0328). Habitat is in various stages of degradation in these systems; pools are being filled and gravels and debris shift regularly. In Tributary 0328 (Peterson Creek), however, habitat diversity is extensive, and the channel is not seriously degraded. At this location the field team obseIVed at least three species of salmonoids, In general, the most diverse and least disturbed habitat" in a tnbutary system occurs in the large ~-etland areas in the southeast third of the basin. Usable habitat for anadromous fISh is found in the low-gradient portions of streams where channels cross the Cedar River Valley floor. In these reaches, hO\\--ever. only spawning habitat is likely to be available, as the pools and woody debris necessary (or successful rearing either do not exist or are quite limited. Excellent spawning and rearing areas exist where pools and riffles are extensive, instream cover and bank vegetation are intact, and diversity of habitat types is abundant. . B. Effects of UJbanization in the Basin flooding, erosion, and the degradation of habitat associated \\-ith development in the Lower Cedar River Basin are most apparent where development has eliminated vege- tation along the edges of the valley and where stormwater has been routed down channels and S\\-illes, The removal of vegetation, such as trees, above and below the edges of valley walls, as well as the discharging of stormwater over the valley wall, has resulted in tension cracks and landslides that are endangering some houses, The sedi- ments from these failures are depositing in streams and on valley floors and damaging fISh habitat and private property. Discha~ing stormwater from increased impeIVious areas into" steep tributary channels and S\\--ales is seriously destabilizing channels and valley \\--alls; this in tum results in channel d~lIcutting, bank ~rosion, and landslides, The sediments from these problems often degrade fISh habitat and settle out on pri- vate property along the valley floor. Ty,-o serious instances of development-related erosion occurred during the November 1986 storm: 1) culverts rerouting the stream were plugged, causing the formation of a new channel that destroyed portions of roads on Tributary 0314; and 2) new, uncom- 4 ,. I I" I I· I I I" I" I I I" I I I I I 1 I· 1 j P:LC Lower Cedar River Basin (continued) pacted fill adjacent to new residences near collection point 5 ""-as ",-ashed partly a",-ay during the storm, causing landsliding and gullying. Future problems will be similar to these, as commercial and residential developments increase flow rates and volumes by decreasing natural storage and infiltration. This is expected to occur if wetlands on the upper plateau are encroached upon or lost (e.g., on Trib. 0304 at RM 2.30 and on Trib. 0304A at Rm 1.60). The preservation of • wetlands and streambank vegetation and the attenuation of storm flows are essential in this basin. C SpecifIC Problems Identified The steep valley sideslopes through which streams pass and the often dense upland development result in a number of similar problems that repeat" themselves throughout the Lower Cedar River Basin. The most significant of these are outlined and discussed below. 1. DJ3ioage and flooding problems are often the result of several cooditioos: a. Undersized culverts and inadequate entrance structures. The most notable area is on Tributary 0306 at "river mile .30, where a culvert here ""-as blocked by debris carried downstream by the stream and caused erosion and flooding of Fairn-ood Golf Course. The blockage was compounded by the fact that the culvert was undersized; the problem ""ill worsen as flov."S increase from upst~m deveJopmenL b. Serious iostream el'05ioo. and subsequent downstream sedmientatioo. These have been caused by three main factors: 1) runoff from residential developments on the bluffs above the vaHey. 2) compacted pastureland due to livestocJc, and 3) runOff from impervious areas originating at gravel pits. These problems will continue and v.'orsen until mitigativ~ measures are taken. (See Appe"dix C for specific examples.) Co UndeIsW:d rechanneIized streams. Tnbutaries on the vallev floor are too small to carry the increased OO\\-"Soriginating in developed 'residential areas along the top of the bluffs. For example," Tnbutary 0302 at river mile .25, the channel along Maplewood Golf Course, OY'ert?ps and floods during storms. d." Construction in wetland and floodplain areas. Many of the wetlands on the south side of the Cedar River are peat bogs. and roads built through them continue to settle each year, increasing tbe amount of flooding on the road. For example, the road crossing v.ith Tributary 0328B north of Lake Desire ",ill e>.-perience more severe flooding as the road settles. e. DiscbaJging of stormwater at the top of steep banb. At river mile 2.20 on Ihe Cedar River. a trailer park (constructed on the edge of the cliff) discharges its drainage dO\\-"Jl the valley "'-all. Increased flov."S erode the steep valley, depositing sediments on the valley floor, blocking channels and causing flooding. These problems "'ill eventually stabilize, but only after a large quantity of soil has been eroded. 5 2. Damage to property is being caused by three Cactors: Lower Cedar River Basin (continued) a Landslides and potential landslides. Landslides are accelerated by the removal oC vegetatiog on steep slopes in preparation for residential construction and/or by the routing of storm flows over hillslopes. For example, a large landslide has already occurred in the front yard oC a resi· dence on the Cedar River at river mile 7.80. b. Sedimentation (from landslides). Sedimentation and channel and bank ero- sion are damaging private property along the valley floor (Trib. 0299 and 0310). Co Flooding during storms. Aooding has been brought on by the eCfects of development and associated changes to the natural drainage systems in the basin. (See -B" above.) 3. Destruction of babitat is being caused by four conditions: a. Sedimentation of pools aod riffles and cementing of gravels. These problems. the JeSUit of severe erosion and the transport of bedload material, have been caused by upland developments in the basin and the presence of associated impervious surfaces, which increase the rate and quantity of surface runoff. Sedilneritation and cementing of gravels in streambeds destroy natural spcm--ning and rearing habit~t. On TnoutaI)' 0307 at river mile 040 and Tributary 0305 at river miles .95, 1.20, and 1.70, recent high flows have eroded the streambed at . least one foot, contributing to a serious siltation problem downstream.. Heavy bedload transport is evi- dent in aU systems of the basin except Tributary 0328. In Tnbutary 0303 at river mile .25. nne sediments are accumulating in gravels that may be used by resident rash. In TnoutaI)' 0304 between river miles .95 and 1.20, pools are being nned by sands 'and gravels and rearing habitat. is being rapidly lost. b. Qan.oeIization of stream beds. Loss of habitat through channelization has occurred in all the major streams of the basin, but most noticeably in those reaChes that cross the vaney floor. These reaches lack habitat diversity, reducing rtsh use for spawning and rearing. Channelization has damaged or destroyed. habitat in several reaches that were once heavily used by £1Sh; .these include Tributary 0302 between river mile .30 and 40, Tnoutary 0304 .between river miles .o? and .18, Tributary 0305 between river mile .20 and .75, and Tributary 0328 from river mile 1.10 to 1.40. These systems cannot afford a further reduction of habitat and still remain viable fIShery resour· ces. Co The accumulation of bash in sheam beds. This problem occurs in close proximity to residential areas. Trash degrades 'water quality and is visually unpleasant. Tires, appliances, furniture, and other trash have been thfO\\<n into Tnoutary 0302 at river miles 1.00 and 1.10 and in Tributary 0303 at river mile .35. 6 I I I I I I I I I I I I I I I I I I IV. P:LC Lower Cedar River Basin (continued) d. Wetland encroachmcDL Encroachment destroys habitat and eliminates natural water filtration and storage for surface runoff. Examples of this problem were observed on Tributary 0304 at river mile 2.30, Tributary 0308 at .80, and Tributary 0304A at river mile 1.80. Many wetlands have already been completely lost through filling. for example on Tributary 0306A at river mile .55. Suspected violations were fOlWarded to' Building and Land Development for enforcement. RECOMMENDATIONS,FOR ACIlON The primary recommendations for action in the f..oy..-er Cedar River Basin addresses current severe problems related to erosion, habitat destruction, and flooding. Prevention of these problems ""ill be accomplished by controlling locations and densities of new development and providing adequate RID facilities for storm""Clter. A Reduce landslide ha7.ards by: 1. Including seasitive areas not previously mapped 00 the Sensitive Areas Map Folio (SAMF). See Appendix C for a full listing of sensitive areas. 2. Establishing building setbads along c:Iiffs and native gI'O""1h protection easements along steep ravines. ' 3. Discourapog or eliminating the routing of stormwater OIIC( cliffs. unless adequate tightline systems can be constructed to convey flO\\-'S in a safe, nonerosive manner to the bottom of cliffS. ' 4. Decreasing peak flows by constructing larger RID facilities to lessen the landslide and erosion occurrence along tributary slopes. B. Reduce erosioo and fIoodiDg in the basin by improving suIface water management: 1. ~ the Facilities Manar.ement Section of the Sudace Water MaOagement Djyigoo to evaluate existing stonn-<leteotion and c:onveyance facilities to deter~ mine whether they are properly sized to' meet current standards. Evaluation should begin ""ith all singie-orifICC RID facilities. i. Consider areas other than wetlands ~ segiooaI storm-deteotioo facilities. Tributaty 0300 at river mile .42 is the site for a proposed dam, for example. 3. Utilize existing lower quality wetlands (tho6e rated other than #1) as regional stonn-detention facilities. Wetlands 3102 and 3142 could provide more live storage, for example. 4. Review cbaonel and culvert capacity for c:oO'Ye)'ing existing and future runoff. and establish floodplain areas in regions of slight gradient for existing and future 'runoff conditions. 5. Promote the infdtration of surface water througb the use 0( retention facilities and open c:baonels instead of pipes where the soil and slope conditions permit. Collection points 5, 6, and 12 on plateaus have ,such soil conditions. 7 I I I I I I I" I' I I I II I I I I I I I P:LC Lov.:er Cedar River Basin (continued) C. Prevent future problems of erosion and flooding with appropriate analysis. planning, and policy development related to surface water management: 1. Conduct a de~ comprehensive bydraulic/hydrologic analysis of any proposed da-elopmenls to determine impacts on the drainage courses downstream. This is especiaJly critical for areas on the' upper bluffs and plateau, which drain over steep, sensitive banks above the Cedar River. 2. Conduct a study of the impact of locating inrdtration ponds utilized near the edge of the bluffs, to determine their effect on seepage faces on the lower face of the bluffs. This might be accomplished \\-ith a computer-based numerical model of the groundwater flow. 3. Require the tightlining of storm drainage down steep or sensitive slopes when they cannot be directed away fll?in the slopes. This is done by piping the flow dO\\."Jl the slope and discharging it at the bottom v.ith adequate energy dissipation. Many of the. intermittent tributaries fJO\\-ing dO\\-"Jl the banks should be tightlined as urban development increases flow to them. 4. Construct new RID ponds with filter berms to improve water quality and reduce ["me sediment Ioads.' New RID ponds should have two cells ~ith gravel-berm filters and vegetated, swales at the inlet and. outlet. Consider Tnbutaries 0304, 0304A, 0302, and 0303 as sites for this type of facility in order enhance water . quality. . s. Maintain· oatuial ~tioo on streambanks and floodplains. This is esPecially important for relatively flat channels fl<»ing on the plateau before they reach the Sleep bluffs because these channels and their floodplains will attenuate flO\\-"S during times of heavy runoff. . 6. Maintain buffer areas around wetlands. Many of the tnbutaries on the south side of the Cedar River head\\-llter at wetlands. These wetlands act as natural storage areas during storms. 7. Reevaluate King County policy regardmg permitting (or gravel mining on steep, sensitive slopes. " . 8. Include the city of RentioD in future interlocal agreements for planning and capi- tal improvement projects where city and county interests overlap. D. Eliminate present damage to babitat and prevent future damage by addressing specUac problems in the stream S)'Stems. The foll<»ing activities should be coordinated among King County. the Muckleshoot Indian Tn"be. and State Departments of FISheries and Game: 1_ Reduce damag;ng storm flOws with greater detention volume and )~er release rates at upstream developments. 2. Implement restoration projects on Tributaries 0304 (river mile .00-.20). Tributary 0305 (river mile ~.80). Tnbutary 0303 (river mile .25-35), and Tributary 0328 (river mile 1.10 -lAO): 8 I I I I I I I I I I I. I I I I I I I I 3. P:LC LoWer Cedar River Basin (continued) a. On Tn'butaJy 0304: Oean streambed gravels, add habitat and bed-control weirs, and plant bank vegetation for shade . . b. On Tn'butaJy 0305: Construct a new channel and move stream from road. side channel to its new location on adjacent lands. Implement a full restoration project to provide channel meanders, habitat structures, pool/riffle enhancement, streambed gravel replacement, and revegetation. c. On Tn'butaJy 0303: MoVe stream from present channel to a location further north, away from the roadside. If relocation is not possible, these minimum steps should be taken: Add habitat structure to existing channel with root masses, deflectors, boulder clusters, and other features; revegetate channel banks with shrubs and small trees; enhance stream crossings with bottomless pipe arches. . d. 00 Tn1>utary 0328 (peterson Creek): Add habitat structure by replacing the straight, shortened channel with a more natural, meandering one; place habitat structures (such as root masses, deflectors, cover logs, and boulder clusters) throughout tbechannel; and revegetate banks \\-lth shrubs common to adjacent riparian zones (salmonbeny. ninebart, or dogwood, for example). Protect the Pet~ Cleek system (Trib-0328) in its presen~ near·pristine state. This wiD include not only the restoration outlined in section A above, but also the adoption of land use management regulations to prevent future habitat ~estruction: a Protect all eDsting wetlands within the sabcatchmeots of Peterson Oeek.. . Employ wetland buffers at least 100 feet v.-ide \\-ithout exception. b_ :Restrict cbeIopment in ihe aitical headwater area (drainaf.e, habitat, water quality) ~.by Lake J:>c:sm; Otter Lake, and Peterson Lake to rural densities.. c. Designate and protect streamside maoar.ement zcoes of at least 100 feet . from the ordimu)' high-water mark (OHWM) along the main stem of the creek. Use 2S feet from theOHWM on tnoutaries. d. Presene floodplains and their forests for ~amic retention of sediments and \\-<ller. e. Restrict ~tion removal in streamside/wetJand management zones. f. . Size RID facilities to store the lOO-year storm at a twtrto.f"we-year release rate. Use the two-<eD type of pond with a forebay, a gravel mter,. and a vegetated swale outflow where feasa'ble. go Regulate more doody all septic tank and drain-f"JeId instaDatioos, as well as maintenance schedules, particularly in tbe Lake Desire, Otler Lake, and . Peterson. Lake drainage areas. . 9 I I I I I I I I I I I· I, I I I I I I I. 4. P;LC Lower Cedar River Basin (continued) h. Work with tbe State Department of Ecology to esfablWl minimum stream- flow requirements Cor Peterson Creek and Lake Desire tn'butary. Develop and promote public education and involvement programs for basin awareness. Work with schools, environmental groups. and the civic and business communities to conduct educational and restoration programs. 10 - - - - - - - - - - - -.. - - - --.-- \ .. _. '. 1.10 • j" 1 i I \ I .: ) I i , J I' / ...... ~-.. /J J.F" (~ .. r i i I ': I I I 1 .' '''''' .: f ••• I 1"'11"'11'11111 I . I .OJ 1·( , :1· I ., .... I , • I 1 " ... -._ .. _.... 1-.. ...... ..-. " ! . f\ : ... /i. . I " Ii' (,I,.I'I~I ·.11111 ... • ".'" . I i I I j' ..... " .( .... \ ...... .. ',,,,,.. , , ' .. " , . . \, .. . \ ~.-~.~ .. >, ' .. ,.:1 ... 1 .... , ... .. . .' ~----:....-~-+-~.., , 1 . ll. . ~ .. .:, :. t ',~. .. ...... ..;... .... .-' \, LOWER CEDAR RIVER BASIN 0299 .3115 Basin Boundary Subcatchment Boundary Collection Point Stream Tributary Number Proposed Project o 2 Miles I , ('\ .-.. ... -. \ ,/ \ ./ <!.' ...... N + " (. \ '\"" \ /. i , /:' '~I .... " 3114. -_._---------.--- APPENDIX A ESTIMATED COSTS: PROPOSED CAPITAL IMPROVEMENT PROJECfS LOWER CEDAR CREEK BASIN -Indloates pro/eot was' Identified by Surfaoe Water Management offiCe prior to reconnaissance. NOTE: All projects are looated on map Included In this report. Project Numher :\105- 3109* I':LC.APA Collect. fQ!!ll 10 10 Proiect Oer.criT'tlon Enhance 2200' of' Trlb. 0305 from Cedar River to Elliot Bridge. Sc(.'Ure casements to wetland located in Cascade' Park and construct a berm at the outlet. Replace existing catch ha~ln~ with control struct\lre5. Project should he j\lstined by a hnsln study. Wetlnnd mted #2. (This wetland will' require further biologicul cvlllulltion before RID design and constnlction.) Problem "ddre~'Jed Mitigates flooding of King County parle land. Detter utilizes wetland's stomge capacity to address peale flows from surroundi"g urban arca. A·I -.--.- a'ltimated Costs and Commentll $115,000 (NOTE: This project wall proposed by Surface Water Management, is in th~ d~sign phase, and will be constructed by 1989.) $186,000 -- -_. ------- --- Project Number 3111 (Wetlnnd 3136) 3112 (Wetlund 3142) 3114· (Wetlnnd 3150) 3115 P:LC.APA ( . Collect. Point 19 18 Prolect OescriJ)tion SCC\Il'e ensements to outlet to Francis Luke nnd 1100' or charinel rrom lake to sa 184th St. Construct a weir to raise lnke levell', and enhance 1100' or Trih. 0317. Should he j\u;tified by a basin plan. Wetland rated #1. (This wetland will require further biologicai evaluation hefore RID design "nu construction.) Secure caftCmcnt Cor outlet to wetland anu replace existing weir with a concrete-slotted woir. Should be justified by a basin plan. Wetland nlted #2. (This wetland will require Curther biological evaluation before RID design nnd construction. Secure eusement· to Wetland 3150 and COMtruct a containment berm and control structure at the outlet. Project should be justified by a . hmiln plan. Wetland rnted #2. (This wetland will require' further hiologicnl evuluntion be Core RID design nnd construciton.) Install detention pond nnd 1,000' of tightllnc. Project is indepen- dently justiCiable. Prohlem I\ddrcg,~ed Will provide additional stOI",lge to mitigale nntic/pated C\ltliTe i.ncreased flows. Will provide ndditional storage for anticipatcd future peak flows. Addl'es.~s Mticipuled inc1'eases in 'Clow caused hy d<.."Velopment. Mitigates seve I'e erosion and flooding during times of high nows. A-2 --.-- .•.. Estimated Costs and Comments $175,000 $117,000 $134,000 $361,000 - -_. - - - - -_. -- ------- -- Project Collect. Ec;timated Co~t~ Numl,cr Point Project De:c;cription Prohlem Addrcs.c;ed nnd Comment~ 3116 21 . Rnise existing road emhnnkment Mitigntes senllonnl flooding of 1 ... 1ke $73,000 2-4'. I'rojcct should. be indepcn-Desire Dr. SE caused by road bed dently justifiable. (Refer to . settling in ~he pent bog. -Ronds Division.) 3117 16 Install 1,400' of' tightline, a Mitigntes seVere erosion, sediments $501,000 sedimont tmp, nnd 700' of channel deposited on County roads, nnd from Jones Rd. to Cednr River. nooding during times of high Project is independently justi-£lows. fhlble. 3118 10 Install 300' of 36" culvert, n new Will prevent blocknge of culvert $87,000 Inlet structure, manhole, nnd catch . and the nccompanying Clooding and bnsin. Project is independently erosion of Fahwood OoiC Course and justirillble. mobile home park below. 3119 4 Construct a detention dam nnd Project locntion is ideal because $159,000 control stnacture in a' deep it addrcs.'les flows from n Inrge channelized scction of Trib. residentinl nrcn beCore they reach 0300. Project Is independently the steep, sensitive nren next to justiCiable. the Cedar River. .:\120 15 COnlltruct n sedimentation pond nnd Mitigates Clooding of residence and $163,000 1,000' of channel from Jones Rd. to sediment deposition on Jones Rd. Cedar Rivor. Project is Indepen- dently justiCiable. P:r..C.APA A-3 - - - - - - - - - - -.-- - - --. -.. - . Project Numb..,r 3121 (Wetland 3102) 3122 P:LC.APA C' .. , Collect. ~ 7 11 Project Descrif)(ion Secul'e easement (0 weiland and con- :o;tl'Uct n containment herm nnd concrete weir at outlet. Project should be . justified by a basin plan. Wetland rated #2. Dlologlcal ar..~eMment is needed to ns,sure that .this project does not decrenlle habitat valtles. Ptlrchalile exilJting pondll on Fairwood Golf COUrIIe and expand to provide grettler Oow detention. Project is independently justiriable., . A-4 Prohlem Addrcr..c;ed Addresses increased flows in Trib. 0304 and 0304A rrom residential ~evelopments. Mitigates flooding and ero:o;ion downstream. E.c;til11atcdCosts . and COI11n1l!nts $371,000 $342,000 I I I 1 I I I- 1 1 I 1 1 1 I- 1 1 1 I, APPENDIX B CAPITAL IMPROVEMENT PROJECT RANKING LOWER CEDAR RIVER BASIN Prior to the Lower Cedar River Basin field reconnaissance, 12 projects had been identified and rated using the CIP selection criteria developed by the Surface Water Management (SWM) and Natural Resources and Parks Divisions. FolIO\\-ing the reconnaissance, 13 projects remain proposed for this area. They include eight new, previously unidentified and unrated projects. These displace seven previously selected projects, which were eliminated based on the consensus of the recon- naissance team. Projects were eliminated for several reasons: 1\\--0 sites were annexed by the city of Renton, two projects were found to be unnecessary, two sites were categorized as #1 wetlands (and are . ineligible), and one project Vr-as determined to be infeasible. The previous SWM capital improvement project list for the fnA.-er Cedar River Basin had an esti- mated cost of $2,710,000, while the revised list increases to an estimated cost of S2, 784,000. This 3 percent increase in estimated capital costs is due to the addition of projects after the reconnaissance. The foJlO\\-ing table summarizes the scores and costs for the aps proposed for the fnA.-er Cedar River Basin. These projects were rated according to previously established SWM Program Otizen Advisory Committee criteria. The projects ranked below are those for which the rust rating question, ELEMENT 1: "GOINO GO: could be answered affirmatively. Projects Vrith scores of 100 or higher can be considered DOW for merging into the tilive" OP list. RANK PROJECT NO. SCORE -COST : 1 3122 103 $342,000 2 3118 90 87,000 3 3120 75 163,000 4 3109* 67 186,000, 5 3121 65 371,000 6 3117 60 501,000 7 3115 60 361,000 8 3116 55 73,000 ,9 3114* 28 134,000 10 3111* 25 175,000 11 3112* 17 117,~ 12 3119* 15 159.000 13 3105 12 115.000 TOTAL $2,784,000 • Projects propose4 prior to the Reconnaissance Program P:LC.APB B-1 - -.-. - - - - - - - - -.-- ----- • All items liated here are looated on final dlaplaymapa APPENDIX C DETAILED FINDINGS AND RECOMMgNDATIONS . LOWER CEDAR RIVER BASIN In the offices of Surface Water Management, BuildIng and Land Development, and Bas'n PlannIng. Trlb. & Collect. existing Anticipated Item* River Mile Point Cntegory ProD. Proi. Conditions and Problems Conditions and Problems 1 ·5 Geology Gullying and landslides in Continued erosion. uncompacted fill in riew development near edge of steep hillslope, 2 18 Geology Small landslide has formed None (natural failure). debris flow (11/86) • . Sedimentation in yard of residence. .3 0299 4 Geology Landslides In sedimentary Natural failure. RM 2.6 rock in cutbllnks adjacent to railroad. 4 0299 16 Geology Drainage from residential Increasing erosion. RM 9.65 area is resulting in gullying in swllle. P: LCAPC C-l Recommenda tions Recompact fill, revegetate, and drain adequately. None. None. Provide adequate RID to attenuate flows. --------- ------. -.. --.- Trib. & Collect. Existing Anticipated Item River Mile Point Cate~orv Prop.Prok Conditions and Problems Conditions and Problems Recommendations 5 lli2 18 Geology Horse farm in uplands has Continued high erosion a~d Develop RID at horse farm RM 12.1 'created extensive imper-sedimentation. to attenuate peak flows. vious surCaces, resulting See Project 3115. in channel scour, bank eros/on, landslides, and sed/mentation at mouth, of basin. Residence overcome with sediment. 6 13 Geology Landslide terrain Cor sale Site oC future mass erosion. Prohibit development here. by realtors. High risk for Notify Building and Land landslides, flooding (fl'om Development. Add area to springs). SAMF. 7 7 Geology Large-scale lands/des Natural process. None. adjacent to Cedar River due to springs and cutting of toeslopes by streams . . A:ppears to be natural. S 2 Geology Gully/ng in valley wali, Unknown. None. possibly from natural springs. 9 14 Geology Landslide debris flow Crom Existing tension cracks Revegetate hillslope with residence on SE 147th PI., indicate future instability. trees and shrubs. Renton. P: LC.APC C-2 ( .. - - - - --'-- - - - - - - ----- Trib. & Collect. ,'Existing Anticipated ~ River Mile Point CateltOt'Y Prot). Proi. Conditions and Problems Conditions and Problems Recommendations 10 0299.lA ' 21 Hydrology 3116 Frequent flooding of Road located on top of peat Elevate the road 3-4' by RM .08 county road caused by low bog and will continue to filling on top of the road embankment. settle, aggravating flooding present road embankment. problem. Also stabilize embankment. 11 ~ ·4 Geol~gy extensive channel and Problems will continue. Provide adequate RID in RM .00·.40 bank erosion 'and numerous uplands. (See Project landslides due to 3119.) dcvelopment.related stormwnter. 12 0300 4 Hydrology 3119 Development-related peak Increased erosion on Constroct detention dam in flows have caused sig. hlllsiopes below. deep, channelized reach of niflcant bank erosion. Trib. 0300. 13 0300 4 Hydrol~gy 3109 . Collection point 4 has, Degradation of Trib. 0300. Constroct berm and standard RM 1.40 been nearly completely from RM .42 downstream. This control strocture at outlet urbanized. section is very 'steep and to Wetland 3120 in Cascade susceptible to erosion. Park. 14 ~ 6 Geology Channel downcuttlng a,nd Will continue at same level Control s.torm flows from RM .sO bank. erosion. or increase. uplands. IS' 0302 6 Geology Bank erosion (medium den~ Increasing erosion with Provide adequate RID in RM .80-1.00 slty) at' meanders and increasing Clow from devel-uplands as area develops. obstructions. opments. P: LCAPC C-3 --------.---- ----.--- ,- Trlb. & Collect. Existing Anticipated ill:m River Mile Point Category Prop. Prol. Conditions and Problems Conditions and Problems Recommendations 16 ~ 6 Geology G~lIy erosion from broken None. Culvert has been None. culverts. repaired. 17 0302 6 Geology . Severe gully erosion Con'tinued erosion. Tightline flows to RM .60 •. 80 creating small valleys main stem. from daylight culverts. 18 0302 6 Habitat Stream channeled along While fish now use this Add habitat diversity' RM.3S . goft course road; No reach, fnck of habitat will (e.g., structures, overhead overhead cover. No habi· eventually reduce popula. vegetation). Gain' ttlt diversity. tions. easement to restore mean· ders, if pos.o;ible. 19 ~ 6 Hydrology Tributary drains down Problem will worsen as Construct detention dam RM .45 steep bluffs on north development upstream upstream of golf course. side of Cedar River, continues. carrying debrIs and flooding· Mnplewood Golf . Course. 20 0302 6 Hnbitat . Water supply dam. Full As impoundment fills, storm· . Dredge pond and maintain RM .50 bnrler to upstrenm water will flood over bank. it as sediment catch. migrntlon .. Impoundment Stnlcture mny fail. is tilling with sediment. 21 ~ 6 Hnbitat Severe. ~lIying from right Will continue to erode until • Tightline downslope. RM .90 bank corregated metal . reaches till layer. • Add velocity attenuator at pipe. Heavy sediment stream. delivery to stream. P: LC.APC C-4 (:"'~. :. .~ - - - - - -_. - -.-.---- - - -.. -- , .' ., .......... Trib. & Collect. . Existing 'Anticipated Item River Mile Point Category Prop. Prol. Conditions and Problem~ Conditions and Problems Recommendations 22 0302 6 Habitat . Trash In stream (auto, Area adjacent to corridor, -Remove trash. RM 1.00 tires, appliances). will continue to collect -Distribute educational trash and debris. Further materials to streamside worsening of water quality, residents. sedimentation, erosion. -Cite violators, if problem persists. 2.1 0302 6 Habitat Trash In stream. Water Area adjacent to corridor, -Remove trash. RM 1.10 quality problem, witt continue to collect -Distribute educational unsightly. trash and debris. Further materials to streamside worsening of water quality. residents. -Cite violators, if problem persists • 24 ~ 6 . Geology extensive bank erosion in None. Increase RID volumes, slow release upper portions of tribu-rate to nonerosive levels. tary. 2S 0303 6' Habitat Habitat suitable. for resi-Sodlments will eventually -Control stormwater volumes RM .2.~ dent Clsh. Sediment accu-cover grnyel~ Habitat and discharge rates from mulatlng. will become unsuitable for developments. fish use. -Manually clean gravels when necess.1ry. 26 0303 6 tiabitat Trash and litter in Further decreases in water -Remove trash and litter. RM .35 channel affecting water quality. -Distribute educational materials quality, . causing erosion •. to streamside residents. -Cite ,violators, if problem persists. P: LC.APC 'C-s - ---.--. --.-- ---.----,_.- Trib. & Collect. existing Anticipated Item River Mile Point Category Prop. Proj. ~ions and Problems Conditions and Problems Recommendations 27 ~ 7 Habitat Lnndslides contributing Sediment will continue to Maintain riparian corridor RM .40 sediment to channel. Heavy , enter system until landslide with setbacks at least SO' deposition in pools, at stabilizes. (rom tops of banles. obstructions, even in riffles. 28 0304 8 Habitat Horses have acces.~ to Further decreases In water -Encourage residents to fe(1ce ·RM 2.10 stream. causing ~me bank quality; bank erosion likely. channel back IS' Crom ordinary detcriorntion and pos.~ibly high-water marie. affecting water quality. Limit access to livestock to one or two points along stream. 29 ~ 8-Hydrology Flooding caused by failing Problem will continue until -Problem referred to Main- RM 2.30 RID at 176th St. &. 146th outlet structure is tenance section of Surface Ave SE. modified. Water Management Division. 30 0304 8 Hubitnt Encroachment occurring Wetland likely to be -Require encroaching fills RM 2.40 'along alt boundaries of reduced slowly until it is to be removed. this headwater wetland. completely destroyed. LoS-I) -Establish specific buffer, of storage, filtration, around this wetland. organic production, and -Enforce sensitive areas wildlife habitat. ordinances and regula- tions. 31 0304 7 Geology Several gullies due to. Problem will continue. -Tightline drainage. RM .80 daylight culverts; a few have recent landslides. ' P: LC.APC C·6 - - - - --.-- ---.-----.-- - Trib. & Collect. Existing· Anticipated . Iterl1 River Mile Point Cntegory Prop. Prof. Condit/OM and Problems . Conditions and Problems Recommendations 32 0304 7 Habitat Extensive riffle (to RM Gravels risk becoming Enhance habitat by addi. RM .00 ~15. Creek channeled.· No cemented. Few resting areas tion . of woody debris in woody debris, little bank for upstream migrating fish. stream. vegetation. Steel head, • Revegetate bank. coho spawners here. • Enhance pool/riffle ratio. 33 0304 7 Hnbitat Debris jam may he a Debris will continue to • Selectively remove debris RM .20 partial migration barrier. accumulate. Channel will to allow fish pas.c;.,ge. likely divert or jam will Stabilize large woody fail, releasing accumulated debris. sediment. 34 0304 7 Habitat Debris jam. Be~ drops 3' Debris will continue to • Selectively remove debris RM .62 over jam and sediment, accumulate. Channel will to allow fish passage. Cormlng anadromous likely divert or jam will • Stabilize large woody barrier. Cail, releasing accumu.lated debris. sediment. 36 ~ 7 Habitat Water turbid; oily sheen Water quality will continue • Educate residents about RM .80 lind odor present. Storm to decline as runoff and how to maintain water. quality. drains empty directly into wllste enter stream. -Mark storm drains with stream. "Dump no oil" signs. • Emphasize recycling of oil. 37 0304A 7 Hy~rology 3102 existing forested wetland Additional storage could be Construct a proportional weir RMl.30 provides detention for utilized by constructing and berm at wetland outlet. Trib. 0304A and 0304 in berm and weir at outlet. Project could be used instead heavily developed area. This could be done to atten-of Project 3107 to rpeseJVe the uate inerensed peak news #1 I'C!ted wetland (where project as upstream area develops. would be built). P: LC.APC C·1 - - - -.--_. - -- --.-----.-- Trlb. &. Collect. Existing Anticipated Item River Mile Point Catell:ory }>roJ). J?roi. Conditions. nnd Problems Conditions and Problems Recommendations 38 0304A 18 Hydrology 311S Runoff generated on top of Flooding will continue as -Construct detention pond RM .40 bluffs on southwest side long as land use remains the at top or bluCCs. of Cedar River is causing same on top of bluffs or -Tight/ine drainage down severe bank erosion, until mitigating measures bluffs, then channelize it flooding and debris flows . are tnken. Runoff origin-to an existing ditch onto several residences ates from highly compacted alongside SR 169. of valley floor. pnsturelnnd on uplands. -Prevent similar problems elsewhere with land usc regulations, including provisions for preservation of vegetation buffers near tops of cliffs. 39 0305 10 Geology Extensive bank erosion, Susceptible to increases Attenuate high Clows. partly due to subsurface with increasing storm flO'H. clay layer and landslide topography. 40 0305 10 Geology Local severe bank Problem will continue. Existing rock-filled RM 1.10 erosion. gabions are deClecting flow. 41 ~ 10 Geology Extensive channel down-Continued erosion. Attenuate high flOws with RM 2.10-cutting and bonk erosion. adequate RID. (RID 1.75 currently cxists.) 42 ~ 10 Geology Sevcral gullies and a5.'10-Erosion will continue. Tightline culverts. RM 2.15-elated landslides' due to 1.75 daylight culverts on steep slopes adjacent to chan- nels. P: LC.APC C-8 -.- -.---.--- - --.-- --.-.-- Trih. & Collect. Existing Anticipated Item River Mile Point Category Prop. proj. Conditions and Problems Conditions and Problems Recom mend a tions 43 0305 10 Habitat Madsen Creek in ditch along Potential for fuel entry in-Acquire 30' .easement away RM .20 SB Jones Rd. Heavy silt; to creek. Further decreases Crom roadside. Construct road runoCC; water quality in water quality can be ex-new stream channel. adversely aCCected. pected. 44 0305 10 Habitat Creek In ditch along south Further· decreases in water Acquire 30' easement away RM .35 side oC SR 169. Heavy quality can be expected. Crom roadside. Construct inputs oC oils, anti-Potential for autos to enter new stream channel. . Creezes, he~Vy metals, channel. Lack oC habitat. organic pollutants likely. Sand, silt from roadside (of SR,169) enters also. 4S ~ RM .00· 10 Hydrology 3105 Section of Trib. 0305, Flooding will continue. Construct and enhance 2200' of .40 RM .00-.40 is experiencing (See Appendix A, Project channel through undeveloped extensive flooding. 3105.) King County Park Land. 46 0305 10 Habitat Channelized along dri-Further siltation, water Acquire easement; move RM.50 veway; lacks habitat quality degradation can be creek Crom driveway diversity. Driveway sedl-anticipated. Lack of habitat 10-1S'. Add meanders and ments enter channel, and precludes optimum salmonid habitat structures to oH placed on driveway use. increase diversity. enters stream. 47 0305 10 Habitat Channelized tributary Little snlmonld use Add structures to increase RM .65 lacko-} habitat diversity, anticipated. Spawning and diversity in stream. cover Cor snlmonids. rearing success limited Manually clean gravels by Gravels compacted. (unles.<; reach is restored). churning them. P: LC.APC C-!) - - - - - - -_. - - - - ------- Trib.·& Collect existing Anticipated Item River Mile Point Category Prop. Proj. Conditions and Problems Conditions and Problems Recommendntions . 48 0305 10 Habitat Good spawning riffles occur Increased flows may cause Control flows into system RM .90 here. ~-3" gmvels, Cew gl'avol bar movement. froin developed areas Cines, not compact. High Suitable gravels may be upstream. If necessary, Clows arc .moving material, transported downstream to add bed controls to hold however. . unusable areas tor spawning gravel~ or "vee" struc- s.,lmonids. tures to recruit them. 49 0305 10 Habitat Severe bank cutting and Further erosion/scouring can Control high flows by RM .95 erosion occurs. here. Bed be expected. Channel increasing upper basin RID scouring evident. Reach, deterioration will continue. facilities, lowering subject to high, rapid Flows appear to be generated discharge rates to stream. flows. at developmellts. 50 QW: 10 Habitat Much woody debris Debris jams will oc~r with Control upstream Clows RM 1.20 movement and numerous greater trequency as flows with greater RID volume, debris jams. Reach is increase. Sediments will lower discharge rates. subject, to high, rapid build up and channel will Selectively remove debris. flows. divert. Sl 0305 10 Habitat Channel erosion, bank Further channel deteriora--Increase RID capacity. RM 1.70 failures, downcuttlng oc-tion may be expected. Silt, -Decrease discharge rates. curring. Reach subject to sand transport to mai'nstem high, rapid flows. will increase. 52 0306 10 Geology Failure of manhole during Not applicable. Repair manhole. RM .40 11/86 storm has resulted in gully erosion. P: LC.APC C-I0 c'''' ,. '., ---_.---_._-_ .. __ .----. -.- Trih. & Collect. Existing Anticipated Item River Mile Point Category Prop. Prol. Condition~ and Problems Conditions and Problems Recommendations 53 0306 10 Geology Channel downctltting, bank ' Erosion will increase. Clay Further increa~ in runoff RM .20 erosion nndseveral layer in valley makes area should be attenuated; this landslides, due both from sensitive to landslides. is a sensitive channel. incl'Cased storm flows nnd development along edge. 54 0306 10 Geology Undersized culvert in artl-Possible Cill failure: Lake Enlarge the corregated RM .30 Cicial fIJI in golf course ponded behind culvert in metal pipe andlor threatens to build lake and in 1981 and threatened construct adequate trash possibly overtop bank. the Cill. rack. Breach ,fl~d pos.~ible. 55 0306 11 Habitat Channel subject to high, Further channel damage can IncreaSe RID capacity, RM.25 damaging flows. Erosion be expected. Sediment decrease discharge rate. evident. transport downstream will continue. 56 .0306 10 Geology Downcuttlng, bank erosion Will continue or increase in Attenuate storm flows. RM.30-.45 and landslides. Cuture. 57 ~ Hydrology 3118 Trib .. 0306 connects with Problem will worsen as -Replace existing pipes RM .30 large tributary at manhole development upstream with larger diameter pipes here. 'Debris from 0306 continues. (if downstream analysis clog.~ this manhole, catlsing allows for increased flOWS). lIevere erosion of Fairwood -Install new inlet struc- Golf Course. tures with trash racks. 58 0306A 11 Hydrology 3122 Existing small ponds on Area upstream is developing -Acquire easements for ponds RM 1.30 0306A are overtopped and quickly, thus worsening the and additional area around ponds' receive considerable silt problem. and construct detention pond. during high flows. The -Location is ideal for addressomg ponds are located on peak flows beCore they reach Fairwood Golf Course. the sensitive Cedar Reiver bluff/). P: LC.APC C-l1 -_._-----.--.----- -.. -- Trib. &. Collect. '. Existing Anticipated Item River Mile Point Category Prop. Prol. Conditions nnd Problems Conditions and Problems Recommendations 59 O:\06A . 11 Habit"t Some usable habitnt exists Further habitat deterioration • Increase RID capacities. RM .25 for resident salmonids. likely. Channel erosion will • Decrease discharge rates. Water quality is poor. increase. • Encourage use of 2-cetl Channel subject to high detention ponds, swales. floWs. • Prohibit filling of existing wetlands, ponds in upper ba.sin. 60 0307 12 Geology Extensive bank erosion nt Increased erosion will • Mitigate development. RM .10-.40 an meanders and obstruc· result with increased flows. related high flows. tions (trees, cars) due • Provide adequate RID. to Increased flows from develop!21ent. 61 ~ 12 Geology Stream eroding toes of Increasing erosion with • Mitigate development RM .10·.GO slopes resulting in increasing flows. related high flows. landslide failures. • Provide adequate RID. 62 ~ 12 Habitat Stream channel push~_d to Erosion will worsen as • Increase RID capacity at RM .30 one side of ravine Cor stream Clows Increase. all delivery points. roadway. High energy May threaten road bank at • Reduce release rate below system. Mtlch bank cuttingt toe of slope. channel scour level. , : sediment. transportt debris movement. 63 0307 13 Hydrology Area on top of bluffs near· Infiltration sites should Construct retention facio RM .60 Trib. 0307 has exceltent be used whenever possible. lities for new develop. Infiltrative capacity. These would provide ground. ments in area at these sites. water recharge. P: LC.APC C-12 ---------- --------- '. Trib. & Collect. Existing. Anticipaled Item River Mll~ P~inj_ Ca1c1:Ol'Y ProP. Proi. Conditions and Problems Condilion~ and Problems Recommendations 64 0309 15 Habitat Subject to heavy, rapid Erosion, deposition will • Control storm flows RM .10 flOW$. Channel· erosion, increase. Sediments will upstream. deposition bars migratldn. migrate downstream, creating -Control volume and discharge a water quality problem. rates. 65 QllQ 15 Geology Sedimentation upstream from Continued sedimen.tation. -See "Hydrologic and hydraulic RM .60 culvert due to debris and characteristics" section in undersized culvert. New this report. corregated metal pipe con- tinues to pass water through. 66 ~ 15 Geology Severe erosion below Continued erosion and -Install energy dissipator RM .05 cul~rt, severe sedimen-sedimenlation. below corregated metal pipe. tation in residence yard. -Excavate channel through yard where original channel was located. 67 OlIO 15 Geology Road drainage forming gully Continued erosion. Reroute drainage. Refer problem RM 1.50 adjacent to road; road bed to Roads Maintenance. In danger. 68 0310 15 Habitat 3120 Corregnted metal pipe I~ Problem will continue. Reinstall corregated metal RM .25 anadromous barrier. pipe at or below bed level. P: LC.APC C·13 ---------- ----.----- Trib. &. Collect. Existing Anticipated Item River Mile Point Cntel:olj' ProP .. I'ro\. Conditions and Prohlems Conditions. and Problems Recommendations 69 0310 15 Hydrology 3120 . Existing channel draining Frequency and seVerity of Construct detention pond RM .40 ofC bluffs on north side problem will worsen as on upstream side of Jones of Cedar River, causing development on blufCs Rd. to trap sediments, and flooding of residences and increases. enhance 1,000' of creek debris flows onto Jones Rd. from Jones Rd. to Cedar during peak flows. River. 70 0310 15 Habitat Corregated me~at pipe Problems will continue and Remove new and old pipes; RM .60 outlet approximately worsen as outfall velocities replace at lower level 9' above bed level. will scour bed and banks. with qversized pipe with Complete barrier to fish. Upstream has recent (11/86) trash rack. Old ·culverts at bed level dC!posltlon up to 4' deep. are plugged. 71 Qll! 13 Geology Gully erosion in drainage Continued accelerated ero-If possible, enlarge RIO RM 1.70 swale due to outflow of sion. prior to it., outlet in the wetland that partly seems wetland. to act as an RID facility. 72 0314A 16. Hr.drology 3117 ' Severe erosion, C/oodin~ Problem will be aggravated -Tightline drainage between RM .20 damage to County and as area above develops. detention ponds in gravel pit. private roads from -Construct detention pond increased runoff from next to Jones Rd. totmp gravel pit operations on sediments. hillside: -Construct channel from Jones Rd. to Cedar River. 73 0314Al 16 Geology Inadequllte RID, plugged Not applicable. See hydrology comment 03148 culvert caused by exten-above. RMJO-.40 slvo channel and bank erosion and landslides. Water has cut a new channel. .., P: LC.APC C-14 c· .. ··,· " . '.~ - - - - - - - - - - -_·_·iIII --.--- Trib. & Collect. Existing Anticipated Item River Mile Point Category Prop. Pro;. Conditions and Problems Conditions· and Problems Recommendations 74 0317 Hydrology 3111 Francis Lake is only Trib. 0317 Clows through • Constntct, proportional RM 1.60 hydnlulic control (or steep area downstream of weir at outlet. Trib. 0317. lake. rr area around Francis • Enhance 1,100' from Lnke develops, increased Francis Lake to SE 184tll St; peak nows could cause severe , damage to Trib. 0317 in the steep region. 7S 0320 Hydrology 3114 &isting forested wetland If, s\lrrounding area urban· Construct containment berm RM 2.40 . with large amount of un-izes, this would be a good and control structure at utilized storage. Wetland site to attenuate peak outlet of wetland (if bio- currently detains C10ws on flows. logical analysis permits). Trib.0320. 76 0318 19 Habitat Salmonid parr In many Decrease in water quality Establish and maintain RM .10 pools. Large pools up to with increasing develop-adequate bufCers, lOa' 1.7S' deep. Some depo!;i. ment. Loss or habitat. from ordinary high-water tion in pools, behind Decrease in Cish use. mark or 25' Crom top (0 obstructions. slope break, whichever is greater. 77 0382 19 Habitat Salmonid use apparent from, System is mostly in natural -Maintain adequate stream RM .35 ca rcas,CJe5. Sockeye, condition. As development corridor burCers. Chinook spawners. Some increases, higher flows and • Reduce discharge rates to sedimentation occurring. worse water quality can be pre-development levels. expected. Prevent clearing, grading within bufrers. P: LC .. APC C·15 . -------_. __ ._---.-.--- Trio. & Collect. Itcrn River Mile Point 78 0328 RM .50 7~ Qill RM .70 80 0328 RM 1.10 1.40 81 0328 RM 1.40 P: LC.APC . f •.••• ,. , 19 19 19 19 Category Geology Habitat Habitat Hydrology Prop.Prol. 3112. Existing Conditions and Problems Medium-density landslides and high-density bank erosion occurring due to natural causes. This indi- cates c~annel and valley sensitive to effects of development. (Sensitivity due to clay layer. Basin hosts som.e of best fish habitat in \!Pper reaches.) SlgnlCicant snlmonid use throughout. Sockeye 5pawnOnl, carc:"s.'Jos present. Coho. steelhead parr in pools. Excellent habitat Cor spawning and rearing (a redd site). Much diversity --most exemplary . in basin. Channelized reach. Uniform· channel, no habitat diver- slty. Heavy snnd deposition. Little overhead canopy or bank vegetation. Loke Peterson is small, open-water wetland with a weir at outlet. C·16 ':, . . Anticipated Conditions and Problems Recommendations None. Limit development in the basin. Sedimentation from upstream Maintain leave strips reach pos.·Jible. Adjacent adjacent to stream at development will likely least 100' from ordinary reduce diversity and quality high-water m·ark. Restrict of habitat. use/development within this·· streamside management zone. May cause thermal problems Restore stream habitat as water temperatures rise. throughout: add structure; No useful habitat. diversity, bank vegetation, and canopy. Cost should be borne by party(ies) who channelized this reach. Lake provides good peak flow Replace weir" at outlet attenuation and will become with a higher weir in more Important as upstream order to gain additional tril'Mary area develops. storage. , ~ - I I I I I I I I I I I I I I , I- I I I I . SECTION 4 FLOW CONTROL ANDWAJER QUALITY FACILITY ANALYSIS AND DESIGN I I I I I I I I I I I BAIMA & HOLMBERG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 l i .',~ .. . ......• :l..... ~ 1 ................... + ......... j ............ ) ·········t·· ! l.,' ."~' l;.: . ..... ! ............ .l : : : .....,+., -rr4I$. .......................... ~ .. -...... ~ ............. i ... . ·········f··· , ········t······· SHEETNO. ______ OF_---:-__ _ CALCULATED BY---+Tf2---t----DATE Lei '/61 CHECKEDBY ______ DATE ____ _ ·········t········· ......... ~ ......... : j ! ... l ••.••.•••• 1........ . ....... + , , , , , ......... ~ .... . ... j ............. ~ ....... ..!,..... : j : ........ : ....... . ·····r .. ··········· ............ : .. 1 ......... ~ ......... + .......... l ........ j j .................... ) .............. ~..... . '. : : ]~]2L.:z8r:l: .........::: . 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" .. ,,, . .....1.. ... ............1[1 I .... t.. . .... 1... ....... ..1. ........ .J ......... .1........... .. ~ I I DESIGN POND VOLUME I I Detention Volume Stage Area Inc. Volume Volume I (ft) (sf) (cf) (cf) Total I Detention Volume = 31841 cf 403 12948 12159 31841 I 402 11369 10624 19682 401 9879 9058 9058 400 8237 0 I I Water Quality Volume (Celli) Stage Area Inc. Volume Volume (ft) (sf) (cf) (cf) I W/Q Volume = 5945 cf I 400 3348 5278 5945 398 1930 667 667 396 739 0 0 I il Water Quality Volume (Cell 2) Stage Area Inc. Volume Volume I (ft) (sf) (cf) (cf) W/Q Volume = 8975 cf I 400 4319 5435 8975 398.5 2927 3541 3541 397 1794 0 0 I Total W/Q Volume = 14921 cf I I I I I I I I I I I I I I I I I I I I I I Existing Conditions KCRTS Peaks Flow Frequency Analysis Time Series File:1004u.tsf Project Location:Sea-Tac ~ ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.144 2 2/09/01 18:00 0.039 7 1/06/02 3:00 0.107 4 2/28/03 3:00 0.004 8 3/24/04 21:00 0.063 6 1/05/05 8:00 0.110 3 1/18/06 21:00 0.093 5 11/24/06 4:00 0.184 1 1/09/08 9:00 Computed Peaks -----Flow Frequency Analysis------- - -Peaks Rank Return Prob (CFS) Period 0.184 1 100.00 0.990 0.144 2 25.00 0.960 0.110 3 10.00 0.900 0.107 4 5.00 0.800 0.093 5 3.00 0.667 0.063 6 2.00 0.500 ,0.039 7 1. 30 0.231 0.004 8 1.10 0.091 0.170 50.00 0.980 Deve10ped Conditions KCRTS Peaks Flow Frequency Analysis Time Series File:1004d.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.395 6 2/09/01 2:00 0.314 8 1/05/02 16:00 0.477 3 2/27/03 7:00 0.331 7 8/26/04 2:00 0.400 5 10/28/04 16:00 0.419 4 1/18/06 16:00 0.481 2 10/26/06 0:00 0.808 1 1/09/08 6:00 Computed Peaks -----Flow Frequency Analysis------- -Peaks Rank Return Prob (CFS) Period 0.808 1 100.00 0.990 0.481 2 25.00 0.960 0.477 3 10.00 0.900 0.419 4 5.00 0.800 0.400 5 3.00 0.667 0.395 6 2.00 0.500 0.331 7 1.30 0.231 0.314 8 1.10 0.091 0.699 50.00 0.980 I I I I I I I I I I 'I I I I I I I I I 3' Deep KCRTS Level 2 Detention Pond Retention/Detention Facility Type of Facility: Detention Pond Side Slope: 3.00 H:1V Pond Bottom Length: 141. 50 ft Pond Bottom Width: 50.00 ft Pond Bottom Area: 7075. sq. ft Top Area at 1 ft. FB: 12247. sq. ft 0.281 acres Effective Storage Depth: 3.00 ft Stage 0 Elevation: 0.00 ft Storage Volume: 26720. cu. ft 0.613 ac-ft Riser Head: 3.00 ft Riser Diameter: 12.00 inches Number of orifices: 2 Orifice # Height (ft) 0.00 2.25 Diameter (in) 0.88 1.88 Full Head Discharge (CFS) 0.036 0.083 Pipe Diameter (in) 1 2 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage (ft) (ft) (cu. ft) (ac-ft) 0.00 0.00 O. 0.000 0.01 0.01 71. 0.002 0.02 0.02 142. 0.003 0.03 0.03 213. 0.005 0.04 0.04 284. 0.007 0.05 0.05 355. 0.008 0.06 0.06 427. 0.010 0.07 0.07 498. 0.011 0.17 0.17 1219. 0.028 0.27 0.27 1952. 0.045 0.37 0.37 2697. 0.062 0.47 0.47 3453. 0.079 0.57 0.57 4222. 0.097 0.67 0.67 5002. 0.115 0.77 0.77 5794. 0.133 0.87 0.87 6598. 0.151 0.97 0.97 7414. 0.170 1. 07 1. 07 8243. 0.189 1.17 1.17 9083. 0.209 1.27 1.27 9936. 0.228 1. 37 1.37 10802. 0.248 1. 47 1. 47 11680. 0.268 1. 57 1. 57 12570. 0.289 1. 67 1. 67 13473. 0.309 1. 77 1. 77 14389. 0.330 1. 87 1. 87 15318. 0.352 4.0 Discharge Percolation (cfs) (cfs) 0.000 0.00 0.002 0.00 0.003 0.00 0.003 0.00 0.004 0.00 0.005 0.00 0.005 0.00 0.006 0.00 0.009 0.00 0.011 0.00 0.013 0.00 0.014 . O. 00 0.016 0.00 0.017 0.00 0.018 0.00 0.019 0.00 0.020 0.00 0.022 0.00 0.022 0.00 0.023 0.00 0.024 0.00 0.025 0.00 0.026 0.00 0.027 0.00 0.028 0.00 0.028 0.00 Surf Area (sq. ft) 7075. 7086. 7098. 7110. 7121. 7133. 7144. 7156. 7271. 7388. 7505. 7623 . 7742. 7861. 7981. 8102. 8223. 8346. 8469. 8592. 8717. 8842. 8968. 9094. 9222. 9350. I I 1. 97 1. 97 16259. 0.373 0.029 0.00 9478. 2.07 2.07 17213. 0.395 0.030 0.00 9608. I 2.17 2.17 18181. 0.417 0.031 0.00 9738. 2.25 2.25 18964 . 0.435 0.031 0.00 9843. 2.27 2.27 19161. 0.440 0.032 0.00 9869. 2.29 2.29 19359. 0.444 0.034 0.00 9895. I 2.31 2.31 19557. 0.449 0.038 0.00 9921. 2.33 2.33 19755. 0.454 0.043 0.00 9948. 2.35 2.35 19955. 0.458 0.050 0.00 9974. 2.37 2.37 20154. 0.463 0.058 0.00 10000. I 2.39 2.39 20355. 0.467 0.066 0.00 10027. 2.41 2.41 20555. 0.472 0.070 0.00 10053. 2.51 2.51 21567. 0.495 0.081 0.00 10186. I 2.61 2.61 22593. 0.519 0.090 0.00 10319. 2.71 2.71 23631. 0.542 0.099 0.00 10453. 2.81 2.81 24683. 0.567 0.106 0.00 10588. 2.91 2.91 25749. 0.591 0.113 0.00 10723. I 3.00 3.00 26720. 0.6l3 0.119 0.00 10846. 3.10 3.10 27811. 0.638 0.432 0.00 10983. 3.20 3.20 28916. 0.664 1. 000 0.00 11120. I 3.30 3.30 30035. 0.690 1. 740 0.00 11259. 3.40 3.40 31168. 0.716 2.530 0.00 11398. 3.50 3.50 32315. 0.742 2.820 0.00 11538. 3.60 3.60 33475. 0.768 3.080 0.00 11678. I 3.70 3.70 34650. 0.795 3.320 0.00 11819. 3.80 3.80 35839. 0.823 3.540 0.00 11961. 3.90 3.90 37042. 0.850 3.750 0.00 12104. 4.00 4.00 38260. 0.878 3.950 0.00 12247. I 4.10 4.10 39492. 0.907 4.140 0.00 12391. 4.20 4.20 40738. 0.935 4 .. 320 0.00 12536. 4.30 4.30 41999. 0.964 4.490 0.00 12681. I 4.40 4.40 43275. 0.993 4.660 0.00 12828. 4.50 4.50 44565. 1. 023 4.820 0.00 12975. 4.60 4.60 45869. 1.053 4.970 0.00 13122. 4.70 4.70 47189. 1. 083 5.130 0.00 13271. I 4.80 4.80 48524. 1.114 5.270 0.00 13420. 4.90 4.90 49873. 1.145 5.410 0.00 13569. 5.00 5.00 51238. 1.176 5.550 0.00 13720. I Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 0.81 ******* 0.38 3.08 3.08 27640. 0.635 I 2 0.40 ******* 0.12 2.96 2.96 26326. 0.604 3 0.48 0.11 0.10 2.79 2.79 24509. 0.563 10-yr 4 0.40 ******* 0.09 2.61 2.61 22561. 0.518 5 0.42 ******* 0.03 2.29 2.29 19402. 0.445 I 6 0.25 0.06 0.03 2.04 2.04 .1.6956. 0.389 2-yr 7 0.31 ******* 0.03 1. 85 1. 85 15178. 0.348 8 0.33 ******* 0.02 1.19 1.19 9290. 0.213 I ---------------------------------- Route Time Series through Facility Inflow Time Series File:1004d.tsf I Outflow Time Series File:rdout Inflow/Outflow Analysis I Peak Inflow Discharge: 0.808 CFS at 6:00 on Jan 9 in Year 8 I I I I I I I I I I I I I, 1 I I I I I I Peak Outflow Discharge: Peak Reservoir Stage: 0.383 CFS at 10:00 on Jan 9 in Year 8 3.08 Ft Peak Reservoir Elev: 3.08 Ft Peak Reservoir Storage: 27640. Cu-Ft 0.635 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate (CFS) 0.141 0.028 0.105 0.022 0.030 0.035 0.090 0.383 Rank Time of Peak - -Peaks - -Rank Return Prob computed Peaks 2 7 3 8 6 5 4 1 2/09/01 1/07/02 3/06/03 8/26/04 1/08/05 1/19/06 11/24/06 1/09/08 20:00 4:00 22:00 8:00 5:00 17:00 9:00 10:00 (CFS) (ft) Period 0.383 3.08 1 100.00 0.141 3.01 2 25.00 0.105 2.79 3 10.00 0.090 0.035 0.030 0.028 0.022 0.302 2.61 2.29 2.04 1. 88 1.19 3.06 4 5 6 7 8 5.00 3.00 2.00 1. 30 1.10 50.00 Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 0.006 0.010 0.014 0.018 0.022 0.026 0.030 0.034 0.037 0.041 0.045 0.049 0.053 0.057 0.061 0.065 0.069 0.073 0.077 0.081 0.085 0.089 0.092 0.096 0.100 0.104 0.108 0.112 0.116 0.120 31308 6468 6490 6015 4484 2349 2139 1349 435 51 27 19 14 8 8 10 11 11 14 9 9 12 17 11 5 8 13 10 5 4 5 51. 057 10.548 10.584 9.809 7.312 3.831 3.488 2.200 0.709 0.083 0.044 0.031 0.023 0.013 0.013 0.016 0.018 0.018 0.023 0.015 0.015 0.020 0.028 0.018 0.008 0.013 0.021 0.016 0.008 0.007 0.008 51. 057 61.605 72 .189 81.998 89.310 93.141 96.629 98.829 99.538 99.622 99.666 99.697 99.720 99.733 99.746 99.762 99.780 99.798 99.821 99.835 99.850 99.870 99.897 99.915 99.923 99.936 99.958 99.974 99.982 99.989 99.997 48.943 38.395 27.811 18.002 10.690 6.859 3.371 1.171 0.462 0.378 0.334 0.303 0.280 0.267 0.254 0.238 0.220 0.202 0.179 0.165 0.150 0.130 0.103 0.085 0.077 0.064 0.042 0.026 0.018 0.011 0.003 0.489E+00 0.384E+00 0.278E+00 0.180E+OO 0.107E+OO 0.686E-01 0.337E-01 O.117E-01 0.462E-02 0.378E-02 0.334E-02 0.303E-02 0.280E-02 0.267E-02 0.254E-02 0.238E-02 0.220E-02 0.202E-02 0.179E-02 0.165E-02 0.150E-02 0.130E-02 0.103E-02 0.848E-03 0.766E-03 0.636E-03 0.424E-03 0.261E-03 0.179E-03 o . 114E-03 0.326E-04 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 I I I I I I I I I I I I I I I I I I I 0.124 0 0.000 99.997 0.128 0 0.000 99.997 0.132 1 0.002 99.998 0.136 0 0.000 99.998 0.140 0 0.000 99.998 Route Time Series through Facility Inflow Time Series File:1004d.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.808 Peak Outflow Discharge: 0.383 Peak Reservoir Stage: 3.08 Peak Reservoir Elev: 3.08 Peak Reservoir Storage: 27640. 0.003 0.326E-04 0.003 0.326E-04 0.002 0.163E-04 0.002 0.163E-04 0.002 0.163E-04 CFS at 6:00 on Jan 9 in Year 8 CFS at 10:00 on Jan 9 in Year 8 Ft Ft Cu-Ft 0.635 Ac-Ft Flow Frequency AnalYsis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.141 2 2/09/01 20:00 0.028 7 1/07/02 4:00 0.105 3 3/06/03 22:00 0.022 8 8/26/04 8:00 0.030 6 1/08/05 5:00 0.035 5 1/19/06 17:00 0.090 4 11/24/06 9:00 0.383 1 1/09/08 10: 00 . computed Peaks -----Flow Frequency Analysis------- - -Peaks - -Rank Return Prob (CFS) (ft) Period 0.383 3.08 1 100.00 0.990 0.141 3.01 2 25.00 0.960 0.105 2.79 3 10.00 0.900 0.090 2.61 4 5.00 0.800 0.035 2.29 5 3.00 0.667 0.030 2.04 6 2.00 0.500 0.028 1. 88 7 1.30 0.231 0.022 1.19 8 1.10 0.091 0.302 3.06 50.00 0.980 Flow Duration from Time Series. File:rdout.tsf Cutoff Count Frequency CDF Exceedence _Probability CFS % % % 0.002 31308 51. 057 51. 057 48.943 0.489E+00 0.006 6468 10.548 61.605 38.395 0.384E+00 0.010 6490 10.584 72 .189 27.811 0.278E+00 0.014 6015 9.809 81. 998 18.002 0.180E+00 0.018 4484 7.312 89.310 10.690 0.107E+00 0.022 2349 3.831 93:141 6.859 0.686E-01 0.026 2139 3.488 96.629 3.371 0.337E-01 0.030 1349 2.200 98.829 1.171 o .117E-01 0.034 435 0.709 99.538 0.462 0.462E-02 0.037 51 0.083 99.622 0.378 0.378E-02 0.041 27 0.044 99.666 0.334 0.334E-02 0.045 19 0.031 99.697 0.303 0.303E-02 0.049 14 0.023 99.720 0.280 0.280E-02 0.053 8 0.013 99.733 0.267 0.267E-02 0.057 8 0.013 99.746 0.254 0.254E-02 0.061 10 0.016 99.762 0.238 0.238E-02 0.065 11 0.018 99.780 0.220 0.220E-02 0.069 11 0.018 99.798 0.202 0.202E-02 I I I I I I I I I I I I I I I I I I I 0.073 0.077 0.081 0.085 0.089 0.092 0.096 0.100 0.104 0.108 0.112 0.116 0.120 0.124 0.128 0.132 0.136 0.140 14 0.023 9 0.015 9 0.015 12 0.020 17 0.028 11 0.018 5 0.008 8 0.013 13 0.021 10 0.016 5 0.008 4 0.007 5 0.008 0 0.000 0 0.000 1 0.002 0 0.000 0 0.000 99.821 0.179 0.179E-02 99.835 0.165 0.165E-02 99.850 0.150 0.150E-02 99.870 0.130 0.130E-02 99.897 0.103 0.103E-02 99.915 0.085 0.848E-03 99.923 0.077 0.766E-03 99.936 0.064 0.636E-03 99.958 0.042 0.424E-03 99.974 0.026 0.261E-03 99.982 0.018 0.179E-03 99.989 0.011 0.114E-03 99.997 0.003 0.326E-04 99.997 0.003 0.326E-04 99.997 0.003 0.326E-04 99.998 0.002 0.163E-04 99.998 0.002 0.163E-04 99.998 0.002 0.163E-04 I I I I I I I I -en LL I 0 ......, CD C» L.. a:J I .s::. 0 (f) i5 I I I I I I I I I CD ..... ci .... .... 0 N '"": 0 0 ~ 0 CD 0 ci CD 0 .... ~ 0 00 N ci 0 ~ 10 -5 "-"";,,, "'--- ------ 10 -t Probabluty Exceedence rdouLdur <> target.dur • I I I BAIMA & HOLMBERG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 ... , ......... ; ............. ; .. JOB ____ -----L..3J 19~t::)~'f'=l--------I.Q...L-"Z.--=-=~=--- SHEETNO. _____ OF ___ _ CALCULATED BY--IT--t-{1.----DATE 1/2&/0,( CHECKEDBY _____ DATE ___ _ SCALE .••• y ........ !.. 1... ......... ..1. .h • i j j j I ........1; j]~(tJ I H'.: : ..................1.·.1,,·.·.·. ] ..... .1. ....... .1.. ........ i ........ 1 ...... 1 ............. ' ...................... . L. ........ ..l. _ I .. . 1 ......................................... , ........ . I I I I ........ ; ... ~~~ .... , ............ , .............. ! ............. ; ............. ,.... .... ····.1" ..• ,·.····· ..... ' ........... 1 .............. " ........... :!, .......... +L .................. ! ............ , ; ... --i-............ . iii"~ .. .;. ........ ; . . ........ ,1 ............... ,1. .................. L ........... + + ........ , ............. L ......... ; ....... ! ............. .;. ........... , ...... \ ........... . ........... , .....•••.. ; ........••. .;.1 •........... i. ........ ! •....•••.....• ·············t ........ ! 1 t ... . ...;,1.1 ... LJ::. ...;- ..... ~.. . ••.••. ! ....... +..... . ........ ~ ............. + ...... . j '(·~.l, H;i.·: .. :.Jki}Z[$ ..... P6~t;~.~!"'tI~.~~, , ....... 1... ......... .1. j i i .......... . ..... : ............. ;......... i.· .••• ·.· .••.• r •••• ·] J~lLU~rtJ ...... ! ......... . ........ ············i·· ........ ; ........ .;. ......... . I l ·······f········ ........ ~ ......... . I I I I I I I I I I I :1 I I I I I I I : .. ,-.... , .. x Developed lJ,IJilhfaciity ·..i. :-.. ,.,' " .. ;" w w ~l ~ 17" urn 0 t-J . GVrtv'liS I I I I I I I I I I I I I I I I I I I WESTERN WASHINGTON HYDROLOGY MODEL V2 PROJECT REPORT Project Name: Site Address: City Report Date Gage Data Start Data End Precip Scale: Emma Renton 1/29/2004 Seatac 1948 1998 1.17 PREDEVELOPED LAND USE Basin Basin 1 Flows To GroundWa ter: Point of Compliance No Land Use TILL FOREST: Acres 2.28 DEVELOPED LAND USE Basin Flows To GroundWater: Land Use TILL GRASS: IMPERVIOUS: Basin 1 Pond 1 No Acres 1. 03 1.25 RCHRES (POND) INFORMATION Pond Name: Pond 1 Pond Type: Trapezoidal Pond Pond F10ws to : Point of compliance Pond Rain / Evap is not activated. Dimensions Depth: 4ft. Bottom Length: 89.57ft. Bottom Width : 89.57ft. Side slope 1: 3 To 1 Side slope 2: 3 To 1 Side slope 3: 3 To 1 Side slope 4: 3 To 1 Volume at Riser Head: 0.671 acre-ft. -29,228-cf ww \-1 \'A fa fV Y .. veUM~ I I I I I I I I I I I I I I I I I I I ~.( T»r9J1uTW" Discharqe Structure V"'" ---,..., I Riser Heiqht: 3 ft. -op..o=4t:S-----D~-/i) , n Riser Diameter: 18 in. ~V NotchType Rectangular Notch Width: 0.037 ft. Notch Heiqht: 1.247 ft. Orifioe 1 Diameter: 1.061 in. E1evation: 0 ft. Pond Hydrau1ic Table Stage(ft) Area(acr) Vo1ume(acr-ft) Dschrg(cfs) Infi1t(cfs) 0.000 0.184 0.000 0.000 0.000 0.044 0.185 0.008 0.006 0.000 0.089 0.186 0.016 0.009 0.000 0.133 0.187 0.025 0.011 0.000 0.178 0.189 0.033 0.012 0.000 0.222 0.190 0.042 0.014 0.000 0.267 0.191 0.050 0.015 0.000 0.311 0.192 0.059 0.016 0.000 0.356 0.193 0.067 0.018 0.000 0.400 0.194 0.076 0.019 0.000 0.444 0.195 0.084 0.020 0.000 0.489 0.196 0.093 0.021 0.000 0.533 0.198 0.102 0.022 0.000 0.578 0.199 0.111 0.022 0.000 0.622 0.200 0.119 0.023 0.000 0.667 0.711 0.756 0.800 0.844 0.889 0.933 0.978 1.022 1. 067 0.201 0.202 0.203 0.204 0.206 0.207 0.208 0.209 0.210 0.211 0.128 0.024 0.000 0.137 0.025 0.000 0.146 0.026 0.000 0.155 0.026 0.000 0.164 0.027 0.000 0.174 0.028 0.000 0.183 0.029 0.000 0.192 0.029 0.000 0.201 0.030 0.000 0.211 0.031 0.000 1.111 0.213 0.220 0.031 0.000 1.156 0.214 0.230 0.032 0.000 1. 2 00 ---0-:-2r5~--no-. 2'T73rr9--~O'.·OT":3T2r'-----nO'.-"O-"Ono--------------- 1.244 1.289 1.333 1.378 1.422 1.467 1.511 1.556 1. 600 1. 644 1. 689 1. 733 1. 778 1.822 1. 867 1.911 1. 956 2.000 2.044 0.216 0.217 0.219 0.220 0.221 0.222 0.223 0.225 0.226 0.227 0.228 0.229 0.231 0.232 0.233 0.234 0.236 0.237 0.238 0.249 0.033 0.000 0.258 0.034 0.000 0.268 0.034 0.000 0.278 0.035 0.000 0.288 0.035 0.000 0.298 0.036 0.000 0.307 0.036 0.000 0.317 0.037 0.000 0.327 0.037 0.000 0.337 0.038 0.000 0.348 0.038 0.000 0.358 0.039 0.000 0.368 0.040 0.000 0.378 0.042 0.000 0.389 0.045 0.000 0.399 0.048 0.000 0.409 0.052 0.000 0.420 0.056 0.000 0.430 0.061 0.000 I I 2.089 0.239 0.441 0.065 0.000 2.133 0.241 0.452 0.070 0.000 I 2.178 0.242 0.462 0.075 0.000 2.2.22 0.243 0.473 0.080 0.000 2.267 0.244 0.484 0.085 0.000 2.311 0.246 0.495 0.091 0.000 I 2.356 0.247 0.506 0.096 0.000 2.400 0.248 0.517 0.102 0.000 2.444 0.249 0.528 0.107 0.000 2.489 0.251 0.539 0.113 0.000 I 2.533 0.252 0.550 0.119 0.000 2.578 0.253 0.561 0.125 0.000 2.622 0.255 0.573 0.130 0.000 I 2.667 0.256 0.584 0.136 0.000 2.711 0.257 0.595 0.142 0.000 2.756 0.258 0.607 0.148 0.000 2.800 0.260 0.618 0.155 0.000 I 2.844 0.261 0.630 0.162 0.000 2.889 0.262 0.642 0.170 0.000 2.933 0.264 0.653 0.177 0.000 I 2.978 0.265 0.665 0.185 0.000 3.022 0.266 0.677 0.237 0.000 3.067 0.268 0.689 0.441 0.000 3.111 0.269 0.701 0.731 0.000 I 3.156 0.270 0.713 1. 086 0.000 3.200 0.272 0.725 1.497 0.000 3.244 0.273 0.737 1.956 0.000 3.289 0.274 0.749 2.459 0.000 I 3.333 0.276 0.761 3.003 0.000 3.378 0.277 0.773 3.584 0.000 3.422 0.278 0.786 4.200 0.000 I 3.467-0.280 0.798 4.850 0.000 3.511 0.281 0.811 5.531 0.000 3.556 0.282 0.823 6.242 0.000 3.600 0.284 0.836 6.983 0.000 I 3.644 0.285 0.848 7.751 0.000 3.689 0.286 0.861 8.547 0.000 3.733 0.288 0.874 9.368 0.000 I 3.778 0.289 0.887 10.22 0.000 3.822 0.291 0.900 11.09 0.000 3.867 0.292 0.913 11.98 0.000 3.911 0.293 0.926 12.90 0.000 I 3 .. 956 0.295 0.939 13.84 0.000 4.000 0.296 0.952 14.81 0.000 I ANALYSIS RESULTS I Flow Frequency Return Periods for Predeveloped Return Period Flow (cfs) 2 year 0.078417 I 5 year 0.122628 10 year 0.152568 25 year 0.190435 50 year 0.21843 I I I I 100 year 0.246122 I Flow Frequency Return Periods for Developed Mitigated Return Period Fl.ow(cfs) 2 year 0.054938 5 year 0.088725 I 10 year 0.117025 25 year 0.160475 50 year 0.199055 I 100 year 0.243517 Yearly Peaks for Predeveloped and Developed-Mitigated I Year Predeveloe::d Developed 1949 0.090 0.036 1950 0.194 0.067 1951 0.181 0.176 I 1952 0.061 0.032 1953 0.049 0.040 1954 0.068 0.043 I 1955 0.113 0.041 1956 0.103 0.088 1957 0.089 0.043 1958 0.082 0.057 I 1959 0.067 0.036 1960 0.134 0.143 1961 0.067 0.074 ' 1962 0.044 0.032 I 1963 0.063 0.046 1964 0.068 0.055 1965 0.059 0.083 I 1966 0.058 0.038 1967 0.118 0.055 1968 0.070 0 .. 039 1969 0.072 0.038 I 1970 0.065 0.044 1971 0.064 0.052 1972 0.150 0.121 I 1973 0.063 0.080 1974 0.069 0.054 1975 0.116 0.038 1976 0.070 0.046 !I 1977 0.015 0.033 1978 0.063 0.064 1979 0.036 0.031 1980 0.099 0.127 I 1981 0.056 0.043 1982 0.135 0.119 1983 0.087 0.049 I 1984 0.057 0.034 1985 0.031 0.036 1986 0.145 0.085 1987 0.134 0.130 I 1988 0.053 0.035 1989 0.031 0.035 1990 0.209 0.163 I 1991 0.172 0.134 I I I 1992 0.064 0.062 1993 0.067 0.034 I 1994 0.022 0.030 1995 0.089 0.068 1996 0.174 0.172 1997 0.165 0.143 I 1998 0.043 0.034 I Ranked Yearly Peaks for Predeveloped and Developed-~tiqated Rank Predeveloped Developed 1 0.1935 0.1718 2 0.1814 0.1634 I 3 0.1736 0.1432 4 0.1723 0.1427 5 0.1651 0.1338 6 0.1504 0.1300 I 7 0.1448 0.1269 8 0.1348 0.1210 9 0.1342 0.1189 I 10 0.1336 0.0883 11 0.1184 0.0846 12 0.1162 0.0832 13 0.1131 0.0799 I 14 0.1030 0.0735 15 0.0987 0.0681 16 0.0901 0.0675 17 0.0892 0.0636 I 18 0.0891 0.0622 19 0.0874 0.0573 20 0.0824 0.0553 I 21 0.0725 0.0552 22 0.0704 0.0540 23 0.0701 0.0519 24 0.0685 0.0492 il 25 0~0685 0.0461 26 0.0680 0.0458 27 0.0671 0.0436 I 28 0.0669 0.0430 29 0.0667 0.0427 30 0.0648 0.0426 31 0.0643 0.0415 I 32 0.0642 0.0403 33 0.0634 0.0392 34 0.0633 0.0385 35 0.0632 0.0382 I 36 0.0606 0.0379 37 0.0587 0.0360 38 0.0576 0.0357 I 39 0.0566 0.0356 40 0.0559 0.0354 41 0.0529 0.0349 42 0.0492 0.0343 I 43 0.0436 0.0339 44 0.0433 0.0339 45 0.0356 0.0327 I 46 0.0315 0.0324 I I I 47 0.0311 0.0317 48 0.0219 0.0306 I 49 0.0150 0.0299 1/2 2 year to 50 year I Flow (CFS) Predev Fi.nal Percentage Pass/Fai.l 0.0392 4181 3749 89.0 Pass 0.0410 3783 3034 80.0 Pass I 0.0428 3423 2567 74.0 Pass 0.0446 3133 2301 73.0 Pass 0.0464 2880 2062 71.0 Pass 0.0483 2625 1870 71. 0 Pass I 0.0501 2380 1708 71. 0 Pass 0.0519 2182 1575 72.0 Pass 0.0537 2014 1447 71. 0 Pass 0.0555 1867 1312 70.0 Pass I 0.0573 1708 1237 72.0 Pass 0.0591 1557 1170 75.0 Pass 0.0609 1437 1098 76.0 Pass I 0.0627 1334 1027 76.0 Pass 0.0646 1229 953 77.0 Pass 0.0664 1143 900 78.0 Pass 0.0682 1065 841 78.0 Pass I 0.0700 994 794 79.0 Pass 0.0718 920 755 82.0 Pass 0.0736 864 706 81. 0 Pass 0.0754 806 679 84.0 Pass I 0.0772 756 647 85.0 Pass 0.0790 705 615 87.0 Pass 0.0808 662 575 86.0 Pass I 0.0827 622 540 86.0 Pass 0.0845 582 500 85.0 . Pass 0.0863 554 473 85.0 Pass 0.0881 .510 453 88.0 Pass I 0.0899 472 429 90.0 . Pass 0.0917 438 407 92.0 Pass 0.0935 408 387 94.0 Pass I 0.0953 386 361 93.0 Pass 0.0971 368 347 94.0 Pass 0.0989 345. 330 95.0 Pass 0.1008 326 317 97.0 Pass I 0.1026 305 306 100.0 Pass 0.1044 278 293 1.05.0 Pass 0.1062 262 280 106.0 Pass 0.1080 249 271 108.0 Pass I 0.1098 233 255 109.0 Pass 0.1116 221 238 107.0 Pass 0.1134 209 219 104.0 Pass I 0.1152 201 206 102.0 Pass 0.1171 190 190 100.0 Pass 0.1189 182 167 91. 0 Pass 0.1207 173 152 87.0 Pass I 0.1225 166 133 80.0. Pass 0.1243 159 123 77.0 Pass 0.1261 145 110 75.0 Pass I 0.1279 138 98 71.0 Pass I I I 0.1297 127 92 72.0 Pass 0.1315 118 81 68.0 Pass I 0.1333 III 73 65.0 Pass 0.1352 98 65 66.0 Pass 0.1370 91 61 67.0 Pass 0.1388 82 56 68.0 Pass I 0.1406 76 50 65.0 Pass 0.1424 67 43 64.0 Pass 0.1442 64 37 57.0 Pass I 0.1460 56 33 58.0 Pass 0.1478 54 32 59.0 Pass 0.1496 49 29 59.0 Pass 0.1514 41 27 65.0 Pass I 0.1533 37 27 .72.0 Pass 0.1551 34 24 70.0 Pass 0.1569 31 22 70.0 Pass 0.1587 29 21 72.0 Pass I 0.1605 25 18 72.0 Pass 0.1623 23 13 56.0 Pass 0.1641 21 10 47.0 Pass I 0.1659 19 10 52.0 Pass 0.1677 19 8 42.0 Pass 0.1696 17 7 41. 0 Pass 0.1714 14 4 28.0 Pass I 0.1732 10 3 30.0 Pass 0.1750 8 2 25.0 Pass 0.1768 8 0 .0 Pass 0.1786 6 0 .0 Pass I 0.1804 6 0 .0 Pass 0.1822 5 0 .0 Pass 0.1840 5 0 .0 Pass I 0.1858 5 0 .0 Pass 0.1877 5 0 .0 Pass 0.1895 5 0 .0 Pass 0.1913 4 0 .0 Pass I 0.1931 4 0 .0 Pass 0.1949 3 0 .0 Pass 0.1967 3 0 .0 Pass I 0.1985 2 0 .0 Pass 0.2003 2 0 .0 Pass 0.2021 2 0 .0 Pass 0.2039 2 0 .0 Pass I 0.2058 2 0 i 0 Pass 0.2076 1 0 .0 Pass 0.2094 0 0 .0 Pass 0.2112 0 0 .0 Pass I 0.2i30 0 0 .0 Pass 0.2148 0 0 .0 Pass 0.2166 0 0 .0 Pass I 0.2184 0 0 .0 Pass water Qua~ity BHP F~ow and Vo~ume. on-1ine faci1ity vo1ume: o acre-feet I On-~ine faci~ity target f~ow: o cfs. Adjusted for 15 min: 0 cfs. Off-~ine faci~ity target f~ow: o cfs. Adjusted for 15 min: o cf ... I program and accompanying documentation as provided 'as-is' without warranty of any kind. I I I I I I I I I I I I I I I I I I I I The entire risk regarding the performance and results of this program is assumed by the user. AQUA TERRA Consultants and the Washington State Department of Ecology disclaims " ""all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall AQUA TERRA Consultants and/or the Washington State Department of Ecology be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the user of, or inability to use this program even if AQUA TERRA Consultants or the Washington State Department of Ecology has been advised of the possibility of such damages. I '(... 022 .... ~~~XDev-..,--eIope_dWilh~Facilily I I I I I I I I I I I I I I I I I I I I I I I- I I I I I I I I I I I- I I I SECTION 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN I I I I I I I I I I I I I I I. I I I I SECTION 6 SPECIAL REPORTS AND STUDIES I I· I I I I I SECTION 7 I OTHER PERMITS I I I- I I I I I I I I I I I I I I I· SECTION8 1 ESC ANAL YSIS AND DESIGN I 1 1 I 1 1 1 I I I I I I I I I I I I I I I I i l I I I I I I I BAIMA & HOLMBERG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 1 ! 1 ! .... l.· ..............• i,· ... ......... + ········{·········~···l············)·············i····... '. ·······t··· .......... . ~B __________________________ _ SHEETNO. _______ OF ____ _ CALCULATEOBY ______ DATE ____ _ CHECKEDBY _______ DATE ____ _ j . ....... , ...... ; ............ ; ............. ,.. i : 1.. ... .../ ............ .1. ............ 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I ...... · .; .............. ! ............. j ............ ; .............. ! ....................... . .............. :. . ....... ~.. . ...... t-.. . ..... :. ...... i ......... L ...... 1 I ·····r,······ .. :.. _ ....... L ............ ~ ............. ~ ._ ....... : ......... + .................................. + ....... . I I I I I I I I I I I I I I I I I I I SECTION 9 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT I I I I I I I I I I I I I' I I I I I I ,'",.,' ..... KING COUNTY.'WASHINGTON. SURFACE WATER DESIGN MANUAL STORMW ATER FACILITY SUMMARY SHEET Development 1?'1I"-'\1N'\. A='s. fLlf.T Date, ______ _ Location~-...... 5~e'""' ... '----:...N"'-'E=__-_l.;....J5E._-....;;'Z.;;;.....,..&.._-_...::;5 ______ _ ENGINEER DEVELOPER Name FinD. Address Phone Phone. Developed Site: Acres OZ· 2SAc-Number of lots I 0 Number of detention facilities on site: Number of infiltration facilities on site: _....:',--ponds _' __ ponds ___ vaults vaults __ tanks __ tankS Row control provided in regional facility (give location) _________________ --, No flow control required Exemption number_· ____ --.,... _________ _ Downstream Drainacre Basins -,.,. Immediate Basin A BasinB BasinC BasinD. Number & type of water quality facilities on site: ___ biofiltration swale (regular/wet! or continuous inflow?) 't combined deten' nlWQ pond (WQ portio basic . r large?) combme detentioIilwetvault ___ compost filter ___ filter strip ___ flow dispersion ___ farm management plan ___ landscape management plan i Major Basin ___ sand filter (basic or large?) ___ sand filter, linear (basic or large?) ___ sand filter vault (basic or large?) ___ storm water wetland __ ' _ wetpond (basic or large?) wetvault ___ oiVwater separator (baffle or coalescing plate?) ___ catch basin inserts: Manufacturer __________________ _ _----,._ pre-settling pond ___ pre-settling structure: Manufacturer _________________ _ ___ flow-splitter catch basin DESIGN INFORMATION INDMDUAL BASIN A B C D Water Quality design flow Water Quality treated volume or wetpondVr 1998 Surface Water Design Manual 1 9/lf9~ I I I I I I I I I I I I, I I I I I I KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL DESIGN TOTAL INDIVIDUAL BASIN INFORMATION, cont'd . Drainage basin(s) A B C Onsite area Offsite area Type of Storage Facility Live Storage Volume Predevelo~ed Runoff Rate 2-year 1 ():.year loo-year Developed runoff rate 2-year 10-year .1OO-year Type of restrictor .. , ... _ .. Size of orifice/restriction No.1 No.2 No.3 No.4 FLOW CONTROL & WATER QUALITY FACILITY SUMMARY SHEET SKETCH All detention, infiltration and water quality facilities must include a sketch per the following criteria: 1. Heading for the drawings should be located at the top of the sketch (top right-hand corner). The heading should contain: _ • North arrow (point up or to left) • . Plat name or short plat number. • .. Date drawn (or updated) . -. D9# __ • Address (nearest) • Thomas Brothers page, grid number . . D .-, . ·2. .. Label CBs and MHs with the plan and profile designation .. Label the control structure in writing or abbreviate with C.S. Indicate which structures provide spill control. 3. Pipes-indicate: Pipe size Pipe length Flow direction Use s single heavyweight line 4. Tanks-use a double, heaV)"Veight line and indicate size (diameter) 5.· Access roads . • Outline the limits of the road •. Fill the outline with dots if the road is gravel. Label in writing if another surface. 6. Other Standard Symbols: • BollardS:.. •• II II II • • Rip rap 000000 000000 Fences --x---x---x---x---x---x-- • Ditches -D--+-D--+-D--+-D 7. Label trash racks in writing. 8. Label all streets with the actual street sign designation. If you don't know the actual street name, consult the' plat .. map. 9. Include easements and lot lines or tract limits when possible. 10. Arrange all the labeling or writing to read from left to right or from bottom to top with reference to a properly oriented heading. 11. Indicate driveways or features that may impact access, maintenance or replacement. ...... :, .. . 9/1/98 1998 Surface Water Design Manual 2 I I I I I I I I I I , I- I- I I' I 1 I I- I SECTION 10 OPERATIONS AND MAINTENANCE MANUAL I I I I I I I I I I I I I I I I I I I KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL ·KING COUNTY, WASlllNGTON SURFACE WATER DESIGN MANUAL APPENDIX A MAnITENANCEREQumEMENTS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES Section No.· 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Subject Detention Ponds Infiltration . Closed Detention Systems Control Structure! Flow Restrictor Catch Pasins Debris Barriers Energy Dissipaters Fencing Gates Conveyance Systems Grounds Access Roads! Easements Water Quality Facilities A) Biofiltration SwaJe B) Filterstrips C) Wetponds D) Wetvaults E) Sand Filters F) Leaf Compost Filters G) Infiltration Ponds Oil Control Facilities A) OiV Water Separators B) Catch Basin Inserts 9/1198 I I I I I I I I I I I I I I I I I I K:ING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL . APPE·NDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO.1 -DETENTION PONDS Maintenance Component General Defect Trash & Debris Poisonous Vegetation Pollution Unmowed Grassl Ground Cover Rodent Holes Insects TreeGrowtIl Side Slopes of Pond Erosion Storage Area Sediment Pond Dikes SetUements Emergency Rock Missing Overflow/Spillway 1998 Surface Water Design Manual Conditions When Maintenance Is Needed Any trash and debris which exceed 1 cubic foot per 1,000 square feet (this is about equal to the amount of trash it would take to fill' up One standard size office garbage can). In general, there should be no visual evidence of dumping. Any poisonous or nuisance vegetation which may constitute a hazard to County personnel or the public. . Oil, gasoline, or other contaminants of one . gallon or more or any amount found that could: 1) cause damage to plant, animal, or marine fife; 2) constitute a fire hazard; or 3) be flushed downstream during rain storms. If faality is located in private residential area, mowing is needed when grass exceeds 1 B inches in height. In other areas, the general policy is to make the pond site match adjacent ground cover and terrain as long as !here is no interference with the function of the facility. Any evidence of rodent holes if facility is acting as a dam or berm, or any evidence of water piping through darn or berm via rodent holes. When insects such as wasps and homets interfere with maintenance activities. Tree growth dOeS not allow maintenance access or interferes with maintenance activity O.e., slope mowing, silt removal, vactoring, or equipment movements). If trees are not interfering with access, leave trees alone. Eroded damage over 2 inches deep where cause of damage is still present or where there is potential for continued erosion. Accumulated sediment that exceeds 10% of the designed pond depth. Any part of dike which has setUed 4 inches lower than the design elevation. Only one layer of rock exists above native soil in area five square feet or larger, or any exposure of native soil at the top of out flow path of spillway. Rip-rap on inside slopes need not be replaced. A-I Results Expected When Maintenance Is Performed Trash and debris cleared from site. No danger of poisonous vegetation where County personnel or the public might normally be. (Coordination with SeatUe-King County Health Department) No contaminants present other than a surface film. (Coordination with SeatUeJKing County Health Department) When mowing is needed, grasslground cover should be mowed to 2 inches in height. Mowing of selected higher use . areasrath~r than the entire slope may be acceptable for some situations. Rodents destroyed and darn or berril repaired. (Coordination with SeatUeJKing County Health Department) Insects destroyed or removed from site. Trees do not hinder maintenance activities. Selectively cultivate trees such as alders for firewood. Slopes should be stabilized by using appropriate erosion control measure(s); e.g., rock reinforcement, planting of grass, compaction. Sediment cleaned out to designed pond shape and depth; pond reseeded if necessary to control erosion. Dike should be built back to the design elevation. Replace rocks to design standards. 9/1198 I I I I Ii I, I I I I I I APPENDIXA MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO.2 -INFIL TRA1l0N Maintenance Component General Defect Trash & Debris Conditions When Maintenance Is Needed See ·Ponds· Standard No. 1 Poisonous Vegetation See ·Ponds· Standard No.1 . Storage Area FdterBags Rock FDters . Side Slopes of Pond Emergency Overflow Spillway settling Ponds and Vaults Poliution Unmowed Grassl Ground Cover Rodent Holes Insects . Sediment Sheet Cover (If Applicable) Sump Filled with Sediment and Debris (If Applicable) Filled with Sediment and Debris Sediment and Debris Erosion .Rock Missing Sediment See ·Ponds· Standard No. 1 See ·Ponds· Standard No.1 See ·Ponds· Standard No. 1 See ·Ponds· Standard No. 1 A percolation test pit or test of facility indicates facility is only working at 90"10 of its designed capabilities. If two inches or more sediment is present, remove. Sheet cover is visible and has more that .three 114-inch holes in it Any sediment and debris filling vault to 10"10 of depth from sump bottom to bottom of outlet pipe or obstructing flow into the connector pipe. Sediment and debris fill bag more than 1fl fuD. By visual inspection, little or no water flows through filter during heavy rain storms . See ·POnds· Standard No. 1 See ·Ponds· Standard No. 1 Remove when 6· or more. Results Expected When Maintenance Is Performed See ·Ponds· Standard No. 1 See ·Ponds· Standard No. 1 See ·Ponds· standard No. 1 See ·Ponds· Standard No. 1 See ·Ponds· Standard No.1 See ·Ponds· Standard No. 1 Sediment is removed and/or facility is cleaned so that infiltration system works according to design. Sheet cover repaired or replaced. Clean out sump to design depth. Replace filter bag or redesign system. . Replace gravel in rock fitter •. See ·Ponds· Standard No. 1 . Note: Sediment accumulation of more than .25 inches per year may indicate excessive erosion is occurring upstream of the facility or that conveyance systems are not being properly maintained. The contributing .drainage area should be checked for erosion problems or inadequate maintenance of conveyance systems if excessive sedimentation is noted in an infiltration facility •. Check twice a year during first 2 years of operation; once a year thereafter. Clean manholes/catch basins, repair damaged inlets/outlets, clean trash racks. 911/98 1998 Surface Water Design Manual A-2 I I I I I I I I I I I I I I I I I I I APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACll..ITIES NO.3 -CLOSED DETEN110N SYSTEMS (PIPESITANKS) Maintenance Component Storage Area Manhole Catch Basins Defect Plugged Air Vents Debris and Sediment Joints Between TanklPipe Section Tank Pipe Bent Out of Shape CoVer Not in Place Locking. Mechanism Not Working Cover Difficult to Remove Ladder Rungs Unsaie 1998 Surface Water Design Manual Conditions When Maintenance Is Needed One-half of the cross section of a vent is blocked at . any point with debris and sediment Accumulated sediment depth exceeds 100/0 of the diameter of the storage area for Y.z length of storage vault or any point depth exceeds 15% of diameter. Example: 72-inch storage tank would require cleaning when sediment reaches depth of 7 inches for more than Y.z length of tank. Any crack allowing material to be transported into facility Any part of tanklpipe is bent out of shape more than 10% of ifs design shape Cover is missing or only partially in place. Any open manhole requires maintenance. Mechanism cannot be opened by one I'!l8intenance person with proper tools. Bolts into frame have less than Y.z inch of thread (may not apply to self-locking lidS.) One maintenance person cannot remove lid after applying 80lbs of lift. Intent is to keep cover from seafmg off access to maintenance ... King County Safety Office and/or maintenance person judges that ladder is unsafe due to missing rungs, misalignment, rust, or cracks: See "Catch Basins-Standards No.5 A-3 . Results Expected When Maintenance is Performed Vents free of debris and sediment All sediment and debris removed from storage area. All joint between tank Ipipe sections are sealed Tank! pipe repaired or replaced to design. Manhole is closed. Mechanism opens with proper tools. Cover can be removed and reinstalled by one maintenance person. Ladder meets design standards aDoW$ maintenance person safe access. See -catch Basins-Standards NO.5 9/1198 ...... -. :,s .. I I I I I ! '0 I I, I' I I: I; If I Ii I I I I I APPENDIX A MAIN1ENANCE STANDARDS FOR PRIV A1ELY MAINTAINED DRAINAGE FACILITIES NO.4 -CONTROL SmUCTUREIFLOW RESmlCTOR Maintenance Component General Cleanout Gate OrifiCe Plate Overflow Pipe Manhole catch Basin 9/1/98 Defect Trash and Debris (Includes Sediment) Structural Damage Damaged. or Missing Damaged or M'lSSing Obstructions Obstructions Condition When Maintenance is Needed Distance between debris build-up and bottom of orifice plate is less than 1-1fl feet Structure is not securely attached to manhole wall and ouUet pipe structure should support at least 1,000 Ibs of up or down pressure. Structure is not in upright position (allow up to 10% from plumb). . CoMections to ouUet pipe are not watertight and show signs of rust. Any holes-other than designed holes-in the structure. C1eanout gate is not watertight or is missing. Gate cannot be moved up and down by one maintenance person. Chain leading to gate is missing or damaged. Gate is rusted over 50% of its surface area Control device is not wor1<ing propel1y due to missing, out of place, or bent orifice plate. Any trash,debris,' sediment, or vegetation blocking the plate. Any trash or debris blocking (or having the potential of blocking) the overflow pipe. Results Expected When Maintenance is Performed All trash and debris removed. Structure securely attached to wall and ouUet pipe. Structure in correct position. Connections to ouUet pipe are water tight; structure repaired or replaced and works as designed. Structure has no holes other than designed holes. Gate is watertight and works as designed. Gate moves up and down easily and is watertight Chain is in place and works as designed. Gate is repaired or replaced to meet design ~ .• ,Plate is in place and works as designed. Plate is free Of all obstructions and works as designed. Pipe is free of all obstructions and works as designed. See "Closed Detention Systems" Standards No.3 See "'Closed Detention Systems' Standards No.3 See "Catch Basins" Standards No.5, See 'Catch Basins" Standards No.5 1998 Surface Water Design Manual A-4 I APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES I NO.5 -CATCH BASINS Maintenance Defect Conditions When Maintenance Is Needed Results Expected When Component Maintenance is performed General Trash & Debris Trash or debris of more than 112 cubic foot which is No Trash or debris located (Includes Sediment) located immedIately In front of the catch basin Immediately in front of catch I opening or is blocking capacity of the basin by basin opening. more than 10% I Trash or debris (in the basin) that exceeds 113 the No trash or debris in the catch depth from the bottom of basin to invert the lowest basin. pipe into or out of the basIn. I Trash or debris in any inlet or outlet pipe blOcking Inlet and outlet pipes free of more than 113 of its height trash or debris. Dead arumals or vegetation that could generate No deadarumals or vegetation I odors that could cause complaInts or dangerous present wHhin the catch basin. I gases (e.g., methane). Deposits of garbage exceedIng 1 cubic foot in No concfition present which volume would attract or support the breeding of insects or rodents. I Structure Damage to Comer of frame extends more than 314 inch past Frame is even wHh curb. Frame and/or Top Slab curb face into the street (If applicable). Top slab has holes larger than 2 square inches or Top slab is free of holes and I cracks wider than 1/4 inch (intent Is to make s .. re cracks. I all material is runrnng into basin). Frame not sHting flush on top slab, I.e., separation Frame is sHting flush on top of more than 314 inch of the frame from the top slab. Slab. I Cracks in Basin WailS( Cracks wider than 112 inch and longer than 3 feet, Basin replaced or repaIred to Bottom any evidence of soil particles entering catch basin desIgn standards. through cracks, or maIntenance person judges that I structure.is unsound. I Cracks wider than 112 inch and longer than 1 foot No cracks more than 1/4 inch at the joint of any inlet! outlet pipe or any evidence wide at the joint of iniet!outlet of soil particles entering catch basin through pipe. cracks. I Sediment! Basin has settled more than 1 inch or has rotated Basin replaced or repaIred to I Misalignment more than 2 inches out of afignment design standards. I I I 1998 Surface Water Design Manual 911198 I A-5 I I I '~'" ! Ii I I I I APPENDIX A MAIN1ENANCE STANDARDS FOR PRIV A1ELY M.AINTAINEDDRAINAGE FACILITIES NO.5 -CATCH BASINS (CONTINUEUj Maintenance Component Defect Fire Hazard Vegetation Conditions When Maintenance Is Needed Presence of chemicals such as natural gas, oil and gasoline. Vegetation growing across and blocking more than . 10% of the basin opening. Vegetation growing in inleVouUet pipe joints that is more than six inches tall and less than six inches apart. Results Expected When Maintenance is performed No flammable chemicals present. No vegetation blocking opening to basin. No vegetation or root growth present. Pollution Nonflammable chemicals of more than 112 cubic foot No pollution present other than per three feet of basin length. surface film. Catch Basin Cover Cover Not in Place' Cover is missing or only partially in place. Any open Catch basin cover is closed catch basin requires maintenance. Ladder Metal Grates (If Applicable) Locking Mechanism Not Working Cover Difficult to Remove Ladder Rungs Unsafe Trash and Debris Damaged or Missing. Mechanism cannot be opened by on maintenance person with proper tools. Bolts into frame have less than 112 inch of thread. One maintenance person cannot remove lid after applying 80 Ibs. of lift; intent is keep cover from sealing off access to maintenance. Ladder is unsafe due to missing rungs, misalignment, rust, cracks, or sharp edges. Grate with opening wider than 718 inch. Trash and debris that is blocking more than 20% of grate surface. Grate missing or broken mernber(s) oithe grate. NO.6 DEBRIS BARRIERS (E.G., TRASH RACKS) Maintenance Components . General Metal 9/1/98 Defect Trash and Debris Damaged! Missing Bars. Condition When Maintenance is Needed Trash or debris that is plugging more than 20% of the openings in the barrier. . Bars are bent out of shape more than 3 inChes. Bars are missing or entire barrier missing. Bars are loose and rust is causing 500/0 deterioration to any part of barrier. A-6 Mechanism opens with proper tools. Cover can be removed by one maintenance person. Ladder meets design standards and allows maintenance person safe access. Grate opening meets design standards. Grate free of trash and debris •. Grate is in place and meets design standards. Results Expected When. Maintenance Is Perforined. Barrier dear to receiVe capacity flow. Bars in place with no bends more than 314 inch. Bars in place according to design. Repair or replace barrier to design standards. 1998 Surface Water Design Manual I I I I I I I I I I I I I I I I I I I APPENDIX A MAINTENANCE STANDARDS FOR PRIV A1EL Y MAINTAINED DRAINAGE FACILITIES NO.7 -ENERGY DISSIPATERS Maintenance Components External: Rock Pad Dispersion Trench Internal: Defect Missing or Moved Rock Pipe Plugged with Secfunent Not Discharging Water Property Perforations Plugged. Water Flows Out Top of "Distributor" Catch Basin. Receiving Area Over-5aturated Manhole! Chamber Wom or Damaged Post. Baffles, Side of Chamber Other Defects 1998 Surface Water Design Manual Conditions When Maintenance Is Needed Only one layer of rock exists above native soil in area five square feet or larger, or any exposure of native soil. Accumulated sediment that exceeds 20% of the design depth. Visual evidence of water discharging at concentrated points along trench (normal condition is a "sheet flClw" of water along trench). Intent is to prevent erosion damage. OVer 112 of perforations in pipe are plugged with debris and sediment Maintenance person observes water flOwing out during any storm less than the design storm or its causing or appears likely to Cause damage. Water in receiving area is ca\,lSing or has potential of causing landslide problems. Structure dissipating flow deteriorates to 112 or original size or any concentrated worn spot exceeding one square foot which would make structure unsound. See "Catch Basins" Standard No. S A-7 Results Expected When Maintenance is Performed. Replace rocks to design standards. Pipe cleaned! flushed so that it matches design. Trench must be redesigned or rebuilt to standards. Clean or replace perforated pipe. Facility must be rebuilt or redesigned to standards. No danger of landslides. . Replace structure to design standards. See "Catch Basins" Standard No. S 9/1198 I I I ., I I· I, I. I' I I I I- I- I I' I I I- I APPENDIX A MAIN1ENANCE STANDARDS FOR J?RIV A'IELYMAINTAlNED DRAINAGE FACILITIES NO.8 -FENCING Maintenance Components General Wire Fences Defect Missing or Broken Parts Erosion Damaged Parts Deteriorated Paint or Protective Coating OpenIngs in Fabric NO.9-GATES Maintenance . Defect Component General Damaged or Missing Members Openings in Fabric 911/98 Conditions When Maintenance is Needed Any defect in the fence that permits easy entry to a facility. Erosion more than 4 inches high and 12-18 inches wide permitting an opening under a fence. - Post out of plumb more than 6 inches. Top rails bent more than 6 inches. - Any part of fence (including post, top rails, and fabric) more than 1 foot out of design alignment. Missing or loose tension wire. Missing or loose barbed wire that is sagging -more than 2-112 inches between posts. Extension ann missing, broken, or bent out of shape more than 1 112 inches. Part or parts that have a rusting or scaling condition that has affected structural adequacy. Openings in fabric are such that an 8-inch- diameter baD could fit through. Conditions When Maintenance is Needed . Missing gate or locking devices. Broken or missing hinges such that gate cannot be easily opened and closed by a maintenance person. Gate is out of plumb more than 6 inches and more than 1 foot out of design alignment. Missing stretcher bar, stretcher bands, and ties. See -Fencing" Standard No.8 A-8 Results Expected When Maintenance Is Performed Parts in place to provide adequate security. No opening under the fence that exceeds 4 inches in height. Post plumb to within 1-112 inches. Top rail free of bends greater than 1 inch. Fence is aligned and meets deSign standards. Tension wire in place and holding fabric. Barbed wire in place with less than 314 inch sag between post. Extension ann in place with no bends larger than 314 inch. Structurally adequate posts or parts with a uniform protective coating. No openings in fabric. Results Expected When Maintenance is Performed Gates and Locking devices in place. Hinges intact and lubed. Gate is working freely. Gate is aligned and vertical. Stretcher bar, bands and ties in place. See -Fencing-Standard No.8 1998 Surface Water Design Manual I I --, I I I I I I I I I I I I I I I I I APPENDIX A MAINfENANCE STANDARDS FOR PRIV AlELY MAINTAINED DRAINAGE FACll..ITIES NO. 10 -CONVEYANCE SYSTEMS (PIPES & DITCHES) Maintenance Defect Conditions When Maintenance is Needed Component Pipes Sediment & Debris Accumulated sediment that exceeds 20% of the diameter of the pipe. Vegetation Vegetation that reduces free movement of water through pipes. Damaged Protective coating is damaged; rust is causing more than 50% deterioration to any part of pipe. Any dent that decreases the cross section area of pipe by more than 20%. Open Ditches Trash & Debris Trash and debris exceeds 1 cubic foot per 1,000 square feet of ditch and slopes. Sediment Accumulated sediment that exceeds 20 % of the design depth. Vegetation Vegetation that reduces free movement of water through ditches. - Erosion Damage to See "Ponds" Standard No. 1 Slopes Rock Uning Out of Maintenance person can see native soil beneath Place or Missing (H the rock lining. Applicable). Catch Basins See "catch Basins: Standard No.5 Debris Barriers See "Debris Barriers" Standard No.6 (e.g., Trash Rack) NO. 11 -GROUNDS (LANDSCAPING) Maintenance Component General Trees and Shrubs Defect Weeds (Nonpoisonous) sarety Hazard Trash or Litter Damaged 1998 Surface Water Design Manual Conditions When Maintenance is Needed Weeds growing in more than 20% of the landscaped area (trees and shrubs only). Any presence of poison ivy or other poisonous vegetation. Paper, cans, bottles, totaling more than 1 cubic foot within a landscaped area (trees and shrubs orlly) of 1,000 square feet Umbs or parts of trees or shrubs that are split or broken which affect more than 25% of the total foliage of the tree or shrub. Trees or shrubs that have been blown down or knocked over. Trees or shrubs which are not adequately supported or are leaning over, caUSing exposure of the roots. A-9 Results Expected When Maintenance Is Performed Pipe cleaned of all sediment and debris. All vegetation removed so water flows freely through pipes. Pipe repaired or replaced. Pipe repaired or replaced. ' Trash and debris cleared from ditches. Ditch cleaned! flushed of all sediment and debris so that it matches design. Water flows freely through ditches. See "Ponds" Standard No. 1 Replace rocks to design standards. See "Catch Basins" Standard No.5 See "Debris Barriers-Standard No.6 Results Expected When Maintenance is Performed Weeds present in less than 5% of the landscaped area. No poisonous vegetation present in landscaped area. Area clear of litter. Trees and shrubs with less than 5% of total foliage with split or broken limbs. Tree or shrub in place free of injury. Tree or shrub in place and adequately supported; remove any dead or diseased trees. 9/1198 I I· I -- Ii. -- I, :: .::.;;:' I, I· I; I I: I I I: 1-' I I I I I APPENDIX A MAIN1ENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 12 -ACCESS ROADSI EASEMENTS Maintenance Component General Road Surface Shoulders and Ditches 9/1198 Defect Trash and Debris Blocked Roadway SetUement, P.otholes, Mush Spots, Ruts Vegetation in Road Surface Modular Grid Pavement Erosion Damage Weeds and Brush Condition When Maintenance Is Needed Trash and debris exceeds 1 cubic foot per 1,000 square feet i.e., trash and debris would fill up one standards size garbage can. Debris which could damage vehicle tires (glass or metal). Results Expected When Maintenance Is Performed Roadway free of debris which could damage tires. Roadway free of debris which could damage tires. Any obstruction which reduces clearance above Roaqwayoverhead clear to 14 feet road surface to less than 14 feel high. Any obstruction restricting the access to a 10 to Obstruction removed to allow at 12 foot width for a distance of more than 12 feet least a 12 foot access. or any point restricting access to less than a 10 foot width. When any surface defect exceeds 6 inches in depth and 6 square feet in area In general, any surface defect which hinders or prevents maintenance access. . Weeds growing in the road surface that are more than 6 inches tall and less than 6 inches tall and less than 6 inches apart within a 400- square foot area Build-up of sediment rruldly contaminated with petroleum hydrocarbons. Erosion within 1 foot of the roadway more than 8 inches wide and 6 inches deep. Weeds and brush exceed 18 inches in height or hinder maintenance access. A-lO Road surface uniformly smooth with no evidence of setUement, potholes, mush spots, or ruts. Road surface free of weeds taller than 2 inches. Rernoval of sediment and disposal in keeping with Health Department recommendations for mildly contaminated soils or catch 'basin sediments. Shoulder free of erosion and matching the surrounding road. Weeds and brush cut to 2 inches in height or cleared in such a way as to allow maintenance access. 1998 Surface Water Design Manual I I I I I I I I I I I I I I I I I I I APPENDIX A MAlNI'ENANCE STANDARDS FOR PRIV ATEL Y MAINfAINED DRAINAGE FACILITIES NO. 13-WATER QUALITY FACILmES A.) Biofiltration Swale Maintenance Defect Condition When Maintenance Is Needed Component BiofiJtration swale Sediment Accumulation Sediment depth exceeds 2-inches on Grass Layer Vegetation Inlet Outlet Pipe Trash and Debris Accumulation Erosion! Scouring When the grass becomes excessively tall (greater than 1o-inches); when nuisance weeds and other vegetation starts to take over. Inlet! outlet pipe clogged with sediment ancll or debris. Trash and debris accumulated in the bio-swale. Where the bio-swale has eroded or scoured the bottom due to flow channelization, or higher flows. NO. 13-WATER QUALITY FACIU"nES (CON17NUEO, B.) Grasslined Filter Strips Maintenance Defect Condition When Maintenance Is Needed Component Filter Strip Sediment Accumulation Sediment depth exceeds 2 inches. on Grass Layer Vegetation Trash and Debris Accumulation Erosion! ScoUring V-Notch Pipe Weir 1998 Surface Water Design Manual When the grass becomes excessively tall (greater than 1o-inches); when nuisance weeds and other vegetation starts to take over. Trash and debris accumulated on the filter strip. Where the filter strip has eroded or scoured due to flow channelization, or higher flows. When the V-Notch pipe becomes damaged or clogged with sediment! debris. A-ll Results Expected When Maintenance is Performed No sediment deposits on grass layer of the bio-swale, which would impede filtration of runoff. Vegetation is mowed or nuisance vegetation is eradicated, such that flow not impeded. Grass should be mowed to a height between 4 inches and 9 inches. No clogging or blcickage in the inlet and outlet piping. Trash and debris removed from bioswale. Bioswale should be re-graded and re-seeded to specification, to eliminated channeled flow. Overseeded When bare spots are evident Results Expe':ted When Maintenance Is Performed . No sediment deposits on grass layer of the filter strip, which would impede filtration runoff. Vegetation is mowed or nuiSance . vegetation is eradicated, such that flow not impeded. Grass should be mowed to a height between 4 inches and 9 inches. Trash and Debris removed from filter. Strip should be re-graded and re- seeded specification, to eliminate channeled flow. Overseeded when bare spots are evident Cleaned and properly functioning weir, such that flows uniformly spread. 9/1/98 I I I I·, I I' 1 I· I. I I. APPENDIX A MAINIENANCE STANDARDS FOR PRIV A1EL Y MAINTAINED DRAINAGE FACILITIES c.) Wetponds Maintenance Component Wetpond 9/1/98 Defect Vegetation Trash and Debris Inlet! Outlet Pipe Sediment Accumulation in Pond Bottom Oil Sheen on Water Erosion SetUement of Pond Dike/Berm . Rock Window Overflow Spillway Condition When Maintenance is Needed Vegetation such as grass and weeds need10 be mowed when it starts to impede aesthetics of pond. Mowing is generally required when height exceeds 18-inches. Mowed vegetation should be removed from areas where it could enter the pond, either when the pond level rises, or by rainfall runoff. AccumUlation that exceeds 1 CF per 1 OOO-SF of pond area. Inlet! Outlet pipe clogged with sediment and! or debris material. Sediment accumulations in pond bottom that exceeds the depth of sediment zone plus 6-inches, usually the first ceU. Prevalent and visible oil sheen. Erosion of the pond's side slopes and! or scouring of the pond bottom, that exceeds &inches, or where continued erosion is prevalent Any part of these components that has seWed 4- inches or lower than the design elevation, or inspector determines dike! berm is unsound. Rock window is Clogged with sediment Rock is missing and soil is exposed at top of spillway or outside slope. A-12 Results Expected When Maintenance is Performed Vegetation should be mowed to 4 to 5 inches in height. Trees and bushes should be removed where they are interfering with pond maintenance activities. Trash and debris removed from pond. No clogging or blockage in the inlet and outlet piping. Removal of sediment from pond bottom. Removal of sediment from pond bottom. Slopes should be stabilized by using proper erosion control measures, and repair methods. Dike/ berm is repaired to specifications. Window is free of sediment and debris. Replace rocks to specifications. 1998 Surface Water Design Manual I 1 I 1 I 1 I 1 I. 1 I 1 1 I I 1 1 I I APPENDIX A MAINTENANCE STANDARDS FOR PRIV ATEL Y MAINTAINED DRAINAGE FACILITIES NO. 13 -WATER QUAUTY FACIUnES (CONTINUED) . D.} Wetvaults Maintenance Component Wetvault Defect Trash! Debris Accumulation Condition When Maintenance Is Needed Trash and debris accumulated in vault, pipe or inlet! ouUet, Oncludes floatables and non- floatables). Sediment Accumulation Sediment accumulation in vault bottom that in Vault exceeds the depth of the sediment zone plus 6- inches. Damaged Pipes Access Cover Damaged! Not Working Vault Structure Damaged Baffles Access Ladder Damage Inlet! ouUet piping damaged or broken and in need of repair. Cover cannot be opened or removed, especially by one· person. Vault Cracks wider than 112-inch and any evidence of soD particles entering the structure through the cracks, or maintenance! inspection personnel determines that the vault is not structurally sound. Baffles corroding, cracking, warping and! or showing signs of failure as determined by maintenance! inspection staff. Ladder is corroded or deteriorated, not functioning properly, missing rungs, has cracks and! or misaligned. 1998 Surface Water Design Manual A-13 Results Expected When Maintenance is Performed Trash and debris removed from vault· Removal of sediment from vaull Pipe repaired and! or replaced. Pipe repaired or replaced to proper wor1dng specifications. No cracks wider than 114-inch at the joint of the inlet! ouUetpipe. Vault is determined to be structurally sound. Repair or replace baffles to specifications. La,dder replaced or repaired to specifications, and is safe to use as determined by inspection personnel. 911198 I APPENDIX A MAINlENANCE STANDARDS FOR PRIV ATEL Y MAINTAINED DRAINAGE FACILITIES I: NO. 13 -WATER QUALITY FACILmES (CONTINUECIJ E.} Sand Filters Maintenance Defect Condition When Maintenance Is Needed Results Expected When . I Component Maintenance Is Performed Above Ground Sediment Sediment depth exceeds 1/2-inch. No sediment deposit on grass Accumulation on Grass layer of sand filter which would I: Layer impede permeability of the filter section. Trash and Debris Trash and debris accumulated on sand filter bed. Trash and debris removed from Accumulations sand filter bed. I. Sediment! Debris in When the yard drain CB's and clean-out become Sediment, material from the Yard Drains! Clean-full or partially plugged with sediment and! or CB's and clean-outs removed. Outs] debris. Ii Vegetation When the grass becomes excessively tall (greater Vegetation is mowed or than 6-Inches); when nuisance weeds and other nuisance vegetation is vegetation starts to take over. eradicated, such that flow is not I; impeded. Sand Filter Media Drawdown of water through the sand filter media. Usually requir~ replacement of takes longer than 24-hours, and! or flow through top 6 to 12-inches of media the overflow pipes occurs frequently. May require replacement of entire sand fiHer section, I: depending on section. .,.," Prolonged flows _ Sand is saturated for prolonged periods of time Umit the low, continuous flows (several weeks) and does not dry out between to a small portion of the facility I storms due to continuous base flow or prolonged by using a low wooden divider or flows from detention facilities. s6ghtly depressed sand surface. Short Circuiting When flows become concentrated over the sand Rowand percolation of water 1 filter rather than mspersed. through the-sand filter is uniform and dispersed across the filter section. Erosion Damage to . Erosion over 2-inches deep where cause of Slopes should be stabilized by 1 Slopes damage is prevalent or potential for continued using proper erosion control erosion is evident measures. Rock Pad Missing or Soil beneath the rock is visible. Replace or rebuild the rock pad I Out of Place to design specifications. V-Notch Pipe Weir When the V-Notch pipe becomes damaged or Clean and property functioning clogged with sediment! debris. weir, such 1hat flows uniformly spread. I Damaged Pipes Any part of the piping that is crushed or deformed Pipe repaired or replaced. more than 20% or any other failure to the piping. I: Below Ground Sediment Sediment depth exceeds 1/2-inch. . No sedimen~ deposits on sand Vault Accumulation on Sand filter section, which would Media Section impede permeability of the filter section. I Sediment Sediment depth exceeds 6-inches in vault bottom. No sediment deposit in the first Accumulation in Vault chamber of the vault Trash! Debris Trash and debris accumulated in vault, or pipe Trash and debris removed from 1 Accumulation inlet! outlet, floatables and non-floatables vault. and inlet! outlet piping. Sediment in Drain When drain pipes, cleanouts, and yard drains Remove the material from the Pipes! Yard Drains! become full with sediment and! or debris. facilities. 1 Cleanouts I 1 9/1198 1998 Surface Water Design Manual A-14 I I I I I I I I I I I I I I I I I I I APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 13 -WATER QUALITY FACILmES (CONTINUEOj E.) Sand Filters (Continued) Maintenance Defect Component Below Ground Vault ( Continued) Short Circuiting Vertical Riser Pipes Damaged Pipes Access Cover Damaged! Not Working Vault Structure Damaged; Includes Cracks in Walls, Bottom, Damage to Frame and! or Top Slab. Baffles Access Ladder Damaged 1998 Surface Water Design Manual Conditions When Maintenance is Needed When seepage! flow occurs along the vault walls and comers. Plugged, failure due to cracking deformation. Rows tend to back-up in first chamber of the vault Inletor outlet piping damaged or broken and in need of repair. Cover cannot be opened, one person cannot open the cover, corrosion! deformation of cover. Cracks Wider than 112-inch and any evidence of soil particles entering the structure through the cracks, or maintenance/ inspection personnel determines that the vault is ncit structurally sound. Cracks wider than 112-inch at the joints of any inleV ouUet pipe or any evidence of sOil particles entering the vault through the walls. Baffles corroding, cracking, warping aitdJ or showing signs of failure as determined by maintenance/ inspection person. Ladder is corroded or deteriorated, not functioning properly, missing rungs, cracks, and misaligned. A-IS Results Expected When Maintenance is Performed Sand filter media section re-laid and compacted along perimeter of vault to form a semi-seal. Clean out the riser pipe; replace pipe as needed. Pipe repaired and! or replaced. Cover repaired to proper working specifications or replaced. Vault replaced or repaired to design specifications~ No cracks more than 1/4-inch wide at the joint of the inleV outlet pipe. Repair or replace baffles to specifications. Ladder replaced or repaired to specifications, and is safe to use as determined by inspection personnel. 9/1/98 1 APPENDIX A MAIN1ENANCE STANDARDS FOR PRIV A1ELY MAINTAINED DRAINAGE FACILITIES 1 NO. 13 -WATER QUALITY FACILInES (CONTINUECIJ F.} Leaf Com~ost Filters Maintenance Defect . Conditions When Maintenance is Needed Results Expected When 1 Component Maintenance is Performed Above Ground Sediment Sediment depth exceeds O.25-inches. No sediment deposits on fabric OpenSwale accumulation on Geo-layer which would impede 1 Textile! media permeability of the fabric. Trash and debris Trash and debris accumulated on compost filter Trash and debris removed from accumulations bed. corripost filter bed. 1 SedimenV debris in When the yard drain CS's and c1ean-outs become Remove the accumulated drain! yard drains! full of sediment and! or debris. material from the facility. clean-outs. Ii Vegetation Vegetation impending flow through section, or Vegetation is mowed or encroaching into compost media eradicated such that flow is no longer impeded. I; Leaf Compost Media Drawdown of water through the leaf compost. Replace media with new to takes longer than 12-hours, and! or flow through design specifications, in add'mon the overflow pipes occurs frequenUy. to replacing fabric. Short-Circuiting When Channeled flow occurs over the leaf media; Row is uniform over the entire I: and where flow perks through the media at the width of the media section, and baffles. concentrated percolation does not occur at the baffle walls. Media needs to be graded and I' re-set at the baffles to form a seal. Weir plate may need to be adjusted in adermon. I Erosion Damage to Eroded damage over 2-inches deep where cause Slopes should be stabilized by Slopes of damage is prevalent or potential for continued using proper erosion control erosion is prevalent measures • ... ~, . Damaged Gao-Textile When fabric is tom, deteriorated, raveled, etc. Fabric replaced as necessary. I Fabric. Rock Pad Missing or Soil beneath the pad is visible. Replace or rebuild the rock pad out of place to design standards. I: Damaged Pipes Any part of the pipe system that is crushed, Pipe repaired or replaced. : damage due to corrosion, and! or setUement V-Notch Weir Row is not being uniformly spread over filter Clean, repair or replace the weir I Assemblies meOl8. systems. Below Ground Sediment Sed'unent depth exceeds O.25-inches. No sediment deposits on fabric Vault Accumulation on Gao-layer which would impede I Textile! Media' permeabirrty of the fabric and compost media Sediment Sediment depth exceeds 6-inches in fi~ chamber. No sediment deposits in vault 1 Accumulation in Vault bottom of first chamber. Trashl Debris Trash and debris accumulated on compost filter Trash and debris removed from Accumulation bed. the compost filter bed. I Sediment in Drain When drain pipes, c1ean-outs, yard drains become Remove the accumulated Pipes! Yard Drains! full with sediment and! or debris. material from the facilities. Clean-Outs \ I I I 9/1198 1998 Surface Water Design Manual A-16 I I I I I I I I I I I I I I I I I I I APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 13 -WATER QUALITY FACILmES (CONTINUED) F.} Leaf Compost Filter (Continued) Maintenance Defect Condition When Maintenance is Needed Component Below Ground Leaf Compost Media Drawdown of water through the leaf compost. takes longer than 12-hours, and! or overflow occurs frequently. Short Circuiting Plugged! Damaged Elbows Damaged Gao-Textile Fabric Rock Pad Missing or Out of Place Damaged Pipes Access Cover Damaged! Not Working V-NotchWeir Assemblies Vault Structure Includes Crcicks in WaD, Bottom, Damage to Frame and! or Top Slab Baffles Access Ladder Damaged When seepage occurs along the vault wall and comers occur. . . Row tends to backup unusually high in the first chamber of the vault. Fabric is tom, deteriorated, raveled, etc. Soil beneath the pad is visible. Any part of the pipes that are crushed, damaged due to corrosion and! or setUement Cover cannot be opened, one person cannot open the cover, corrosion! deformation of cover. Row does not spread uniformly over filter media by weir section. Cracks wider than 112-inch and any evidence of soil partldes entering the structure through the cracks, or maintenanceI inspection personnel determines that the vault is not structurally sOund. Baffles corroding, cracking warping, and! or showing signs of failure as determined by maintenance/ inspection person. Ladder is corroded or deteriorated, not functioning properly, missing rungs, cracks, and misaligned. Cracks wider than. 112-inch at the joint of any inlet!outlet pipe or any evidence of soil partides entering the vault through the walls. 1998 Surface Water Design Manual A-I7 Results Expected When Maintenance Is Performed Replace media with new .. compost to specifications, in adcfltion to replacing fabric. Percolation of water occurs along the walls and comers and not through the media section. . Media needs to be re-set along the vault wall and comers to form a semi-seal. Clean out the elbow fittings and! or replace if damaged. Fabric replaced as necessary. Replace or rebuild the rock pad to design standards. Pipe repaired and! or replaced. Cover repaired to proper working specifications or replaced. Clean, repair and! or replace the weir plate section, or adjust· height Vault replaced or repaired to design specifications. Repair or replace baffles to specification. Ladder replaced or repaired and meets specifications, and is safe to use as determined by inspection personnel. No cracks more than 1/4-inch wide at the joint of the inlet! outlet pipe. 9/1198 I I: ! I' I: I, I '·'··· ; . I~ I I ; I "' I I APPENDIX A MAINIENANCE STANDARDS FOR PRIV A1EL Y MAINTAINED DRAINAGE FACILITIES NO. 13 -WATER QUALITY FACILmES (CONTINUED) G.) Infiltration Ponds Maintenance Defect Component Infiltration Pond Infiltration Vault! Tank 9/1198 Vegetation Sand Filter Layer Sediment Accumulation in Pond Bottom Trash and Debris Inlet! OuUet Pipe Erosion Sediment of Pond Dike/Berm RockWmdow Overflow Spillway Sediment Accumulation in VauH Trash and Debris. Accumulation Access Cover , Damagedl Not Worl<ing Tank or Vault Structure Damaged Condition When Maintenance Is Needed Vegetation such as grass and weeds needs to be mowed when it starts to impede infiltration function. Mowing is generally required when height exceeds 12 inches. ' Sand filter layer has sediment deposits that exceeds 112-inch or the infiltration rate of tfle sand layer is less than 2 in! hr. Sediment accumulations in pond bottom that exceedS 112-inch in depth or percolation test of the pond indicates facility is only working at 90% of ifs design percolation rate. . Accumulation that exceeds 1-CF per 1,OOO~F of pond area Inlet! ouUet pipe clogged with sediment and! or debris material. Erosion of the pond's side slope and! or scouring of the pond bottom, that exceeds 2-inches, or where potential for continued erosion is prevalent Any part of these components that has seWed 4- inches or lower than the design elevation, or where potential for continued erosion is prevalent Rockwindow is clogged with sediment Rock is missing arid soil is exposed Tanks: Sediment depth exceeds 6-inches in depth. Trash and debris accumulated in tank, vault or connecting pipe. Includes floatables and non- fIoata~es. . Cover cannot be opened or removed, especially by one person. {. Tank: Joints between tank sections failing, such that leakage occurs and. or material being washed through into facility; or maintenancel inspection person determines the tank is not structurally sound. A-IS Results Expected When Maintenance is Performed Vegetation should be mowed to 2-inches in height Trees and bushes should be removed where they impact the infiltrating area of the pond. Remove sediment and top layer of sand, and replace in kind per specification. Removal of sediment from pond bottom. Trash and Debris removed from pond. No clogging or ~ockage in the inlet and ouUet piping. Slopes should be stabilized by using proper erosion control measures and repair methods. Slopes should be stabiDzed by using proper erosion control measures and repair methods. Wmdow.is free of sediment and debris. . Replace rocks to specifications. No sediment deposits in tank bottom. Trash and debris removed from each facility. Cover repaired or replaced to proper working specifications or replaced. Tank replaced or repaired t~ design specifications. 1998 Surface Water Design Manual I I I I 1 1 I 1 I· 1 I I I I I I I I I APPENDIX A MAINTENANCE STANDARDS FOR PRIV ATEL Y MAINfAINED DRAINAGE FACILITIES NO. 13 -WATER aUAU1Y FACIU11ES (CONTINUECJj G.) Infiltration Ponds (Continued) Maintenance Defect Component Infiltration Vaultl Tank Tank or Vault Structural Damage Access Ladder Damaged 1998 Surface Water Design Manual Conditions When Maintenance is Needed Vault Cracks wider than 112-inch and any evidence of soil particles entering the structure through the cracks, or maintenance inspection personnel determines that the vault is not structurally sound. Ladder is corroded or deteriorated, not functioning properly, missing rungs, has cracks and! or misaligned. A-19 Results Expected When Maintenance is Performed Tank replaced or repaired to design specifications. Ladder replaced or repaired to specifications, and is safe to . use as determined by inspection personnel. 911198 I I I I I I I I I I I I I I I I I APPENDIXA MAINIENANCESTANDARDSFORPRIVATELYMAINTAINEDDRAINAGEFACILITIES NO. 14 -OIL CONTROL FACILmES A.) Oil! Water Separators Maintenance Defect Component API TypeOWS CPS-Tylle OWS 911/98 Monitoring Sediment Accumulation Trash and Debris Accumulation Oil Accumulation DarJ)aged Pipes . Access Cover Damaged! Not Working Vault Structure Damage- Includes Cracks in Walls . Bottom, Damage to Frame and! or Top Slab Baffles Access Ladder Damaged Monitoring. Sediment Accumulation Trash and Debris Accumulation Oil Accumulation Condition When Maintenance is Needed Inspection of discharge water for Obvious signs of poor water quality. Sediment depth in bottom of vault exceeds 6- inches in depth. Trash and debris accumulation in vault, or pipe inlet! outlet, floatables and non-floatables. on accumulations that exceed 1-inch, at the surface of the water Inlet or outlet piping damaged or broken and in need of repair. Cover cannot be opened, one person cannot open the cover, corrosion! deformation of cover. Cracks wider than 112-inch and any evidence of soil particles entering the structure through the cracks, or maintenance/ inspection personnel determines that the vault is not structurally sound. Baffles corroding, cracking, warping and! or showing signs of failure as determined by maintenance/ inspection person. Ladder is corroded or deteriorated, not functioning properly, missing rungs, cracks, and misaligned. . Cracks wider than 112-inch at the joint of any inlet! outlet pipe or any evidence of soil particles entering the vault through the walls. Inspection of dIscharge water for obvious signs of poor water quality. Sediment depth in bottom of vault exceeds 6- inches in depth and! or visible signs of sediment on plates. Trash and debris accumulated in vault, or pipe inlet! outlet, floatables and non-floatables. Oil accumulation that exceeds 1-inch at the water surface. A-20 Results Expected When Maintenance is Performed. Effluent discharge from vault should be clear with out thick visible sheen. No sediment deposits on vault bottom which would impede flow through the vault and separation efficiency. Trash and debris removed from vault, and inlet! outlet piping. Extract oil from vault by vactoring. Disposal in accordance with state and local rules and regulations. Pipe repaired or replaced. Cover repaired to proper working specifications or replaced. Vault replaced or repaired to design specifications. Repair or replace baffles to specifications. Ladder replaced or repaired and meets.specifications, and is safe to use as determined by inspection personnel. No cracks more than 1/4-inch wide at the joirit of the inlet! outlet pipe. Effluent discharge from vault should be clear with no thick visible sheen. No sediment depositS on vault bottom and plate media, which would impede flow through the vault and separation efficiency. Trash and debris removed from vault, and inlet! outlet piping. Extract oil from vault by vactoring methods. Clean coalescing plates by thoroughly rinsing and flushing. Should be no visible oil depth on water. 1998 Surface Water Design Manual I I I I I I I I I I I I I I I I I I I APPENDIX A MAINIENANCE STANDARDS FOR PRIV ATEL Y MAINfAINED DRAINAGE FACILITIES NO. 14 -OIL CONTROL FACIUllES (CONTINUEOJ )q OiV Water Separators (Continued) 'IIalntenance Defect Condition When Maintenance Is Needed .;omponent Damaged Coalescing Plate moola broken, defonned, cracked and! or Plates shOwing signs of failure. . Damaged Pipes " Inlet or ouUet piping damaged or broken and in need Baffles Vault Structure Damage-Includes Cracks in Walls, Bottom, Damage to Frame and! or Top Slab Access Ladder Damaged of repair. " Baffles corroding, cracking, warping and! or showing signs of failure as detennined by maintenance/ inspection person. Cracks wider than 112-inch and any evidence of soil particles entering the structure through-the cracks, or maintenance inspection personnel determines that the vault is not structurally souoo. Ladder is corroded or deteriorated, not functioning properly, missing rungs, cracks, and misaligned. Cracks wider than 112-inch at the joint of any inlet! outlet pipe or any evidence of soil particles entering the vault through the walls. ~.) Catch Basin Inserts Aalntenance Defect Conditions When Maintenance is Needed Component Results Expected When Maintenance Is Performed Replace that portion of media pack or entire plate pack depending on severity of failure. Pipe repaired and or replaced. Repair or replace baffles to specifications. Vault replaced or repaired to design specifications. Ladder replaced or repaired and meets specifications, and is safe to use as determined by inspection personnel. No cracks more than 1/4-inch " wide at the jOint of the inlet! ouUetpipe. Results Expected When Maintenance is Performed Catch Basin Sediment Accumulation -When sediment forms a cap over the insert media of No Sediment cap on the insert Trash and Debris Accumulation Inspection Media Insert-Water Saturated Media Insert-Oil Saturated General 1998 Surface Water Design Manual "the insert and! or unit -media and irs unit Trash and debris accwnulates on insert unit creating a blockage! restriction. Inspection of media insert is required. Catch basin insert is saturated with water, which no longer has the capacity to absorb. -Media oil saturated due to petroleum spill that drains into catch basin. Regular interval replacement due to typical average life of media insert product. A-21 Trash and debris removed from insert unit Runoff freely flows into catch basin. - Effluent water from media insert is free of oils and has no visible sheen. Remove and replace media insert Remove and replace media insert. Remove and replace media at . regular intervals, depending on insert product 911/98 i j -[ ...•. .. ~,~ "c J.'" / ./ I .. ..... FL..ANTI Ne FL..AN SCALE I" -20' FL..ANTINe FL..AN L..eeeND ..... EXISTIN6 CONTOUR PROPOSED CONTOUR e6" EXISTING TREE TO REMAIN /'/~"(r""~"""/""'/' WETLAND MITIGATION CLEARING LIMITS DOWN LOG, STUMP (see speGs) SNAG (see Detail I, W2.I) e/ ,. ~f' <,>', - .1,;" :/ ., . / / / NOTes /' / i / I. BASE INFORMATION AND CIVIL EN61NEERIN6 PROVIDED BY BIAMA HOLMBER6 -425.3<12.0250. 2. SEE CIVIL PLANS FOR DETAILED INFORMATION RELATED TO WETLAND HYDROL061C SlJPPL Y, DETENTION POND DESI6N AND 6RADIN6, OUTLET CULVERTS, EROSION CONTROL, SITE DEVELOPMENT 6RADIN6 AND DRAINA6E. 3. THIS PLAN IS PRELIMINARY AND SHALL NOT BE USED FOR CONSTRUCTION PURPOSES. 4. SEE WETLAND MITI6ATION REPORT PREPARED BY AOA FOR ADDITIONAL INFORMATION RELATED TO EXISTING CONDITIONS, WETLAND IMPACTS AND MITIGATION, MAINTEN- ANCE, MONITORING AND CONTINGENCY MEASURES. - - 10 20 5. ALL 6RADED MITIGATION AREAS SHALL BE OVER- EXCAVATED 12" FOR PLACEMENT OF 12" OF STOCKPILED UPLAND AND WETLAND TOPSOIL FROM DEVELOPED PORTIONS OF THE SITE. 6. ALL WETLAND MITIGATION PLANTIN6 AREAS SHALL BE IRRIGATED FOR AT LEAST 2 YEARS AFTER PLANT INSTALLATION. I. SEE WETLAND MITIGATION CONSTRUCTION SPECIFICATIONS THAT WILL BE INCLUDED IN THE FINAL PLAN SET FOR FURTHER DETAILED INFORMATION RELATED TO IMPLEMENTATION OF THE WETLAND MITIGATION PLAN. / NORTH I 40 60 L .. __ Q)-~S~NT AI Ne~ SH~Ue DeTAIL.. (t~p.) .... '. SET SHRUB STRAleHT AND PLAGE ROOTElALL ON SOLID GROUND OR ON GOMPACTED BACKFILL. BACKFILL PLANTIN6 HOLE 112 FULL Hillt NATIVE SOIL, TAMP SOIL TO STABILIZE ROOTBALL. DO NOT DISnJRB ROOTBALL. BACKFILL REMAININ6 PLANTIN6 HOLE PER SPECIFICATIONS. AMEND BACKFILL AS NOTED IN THE INSTALLATION NOTES. ~;""'f-.... .""..--FINISH BRADE. MAKE SURE 2 TIMES ROOT BALL DIAMETER 8A~e-~OOT F NTINe DeTAIL.. BACKFILL PLANTIN6 HOLE 112 FULL HITH NATIVE SOIL, LleHTLY GOMPACT SOIL AROUND ROOTS AND ALLOH HATER TO SETTLE. DO NOT LEAVE AIR POCKETS. BACKFILL REMAININe PLANTINe HOLE PER SPECIFiCATIONS. AMEND BACKFILL A5 NOTED IN THE INSTALLATION NOTE5. ~-FINISH BRADE. ~;z~~f~=r:::;:'':=--SGARIFY SIDE5 OF PLANTINe HOLE. MAKE SURE HOLE HAS 6000 DRAINAeE. ,. i :~~~~~~;tJ-2-S-~--;o..--FOR BARE ROOT PLANTIN6 ON SLOPES, IN5TALL PLANT UPRleHT ON LEVEL SOIL TO ASSURE GOVER OF ROOTS ON DOHNHILL SIDE OF PLANT. COMPACT SOIL UNDER ROOT MASS EXI5TlNe NATIVE SOiL. C$eNe~AL.. FL..ANTI Ne I NST AL.. L.. AT I ON NOTes I. PLANT TREE ./OR SHRUB 112" HIt9HER lltAN DEPTH GROHN AT NURSERY. 2. FOR GONTAINER TREES _lOR SHRUBS, 5GORE FOUR 51DES OF ROOTBALL PRIOR TO PLANTIN6. BUTTERFLY ROOTBALL IF ROOT CIRe-LINe 15 EVIDENT. 3. AFTER PLANTIN6, STAKE TREE5 ONLY IF NECESSARY (leaning or drooping) OR IN EXPOSED YEAR 4. TREE 5TAKES TO BE VERTICAL, PARALLEL, EVEN-TOPPED, UNSGARRED AND DRIVEN INTO UNDI5TURBED SUB6RADE. REMOVE AFTER ONE 5. HATER IMMEDIATELY AND THOROU6HLY, HEAVIER AT FIRST, :2 or " TlME5 PER HEEK lltROUt9H THE DRY SEASON, THEN LESS UNTIL ESTABLISHED. 6. FERTILIZE ALL TREES AND SHRUBS HITH AN APPROVED 5LOH RELEASE FERTILIZER APPLIED AT MANUFACTURERS 5lk36E5TED RATES ,. ALL PLANTINe PITS SHALL BE AMENDED Hillt A SOIL MOISTURE RETENTION AeENT TO ASSl5T IN KEEPIN6 THE SOIL MOl5T DURINe THE DRY SEASON. FL..ANT SCHeDUL..e TREES SYMBOL SCIENTIFIC NAME COMMON NAME SPACING QUANTITY SIZE (MIN) NOTES 0--ACER CIRCINATUM ~ MALUS FUSCA 8 f''''\ POPULUS TRICHOCARPA \.: r PSUEDOTSUGA MENZEISII o 0 @ ~~~~ TSUGA HETEROPHYLLA SHRUBS VINE MAPLE WESTERN CRABAPPLE BLACK COTrONWOOD DOUGLAS FIR PACIFIC WILLOW WESTERN RED CEDAR WESTERN HEMLOCK AS SHOWN AS SHOWN AS SHOWN AS SHOWN 3/SYMBOL AS SHOWN AS SHOWN 64 15 6<1 5<1 15E> IE> 1<1 3' HT. 3' HT. 3' HT. 3' HT. IE>" HT. 3' HT. 3' HT. MULTI-STEM, 3 MIN. MULTI-STEM,3 MIN. WELL -BRANCHED FULL ~ BUSHY 3 CANE MIN., I GAL. FULL 4 BUSHY FULL 4 BUSHY SYMBOl SCIENTIFIC NAME COMMON NAME SPACING QUANTITY SIZE (MIN) NOTES 0--CORNUS SERICEA LONICERA INVOLUCRA TA 01-------MAHONIA AQUIFOLIUM 8--RIBES SAN6UINEUM 0· ROSA PISOCARPA 0-------SALIX SCOULERIANA 0--VIBURNUM EDULE RED-OSIER D06WOOD BLACK TWINBERRY 3' OD. 3' O.C. TALL OREGONGRAPE 3' O.C. RED FLOWERING CURRANT 5' OD. 114 <11 204 6E> CLUSTERED ROSE SCOULER WILLOW HIGH-BUSH CRANBERRY 3' O.C. 164 3/SYMBOL 154 5' O.C. 6E> IE>" HT. IE>" HT. IE>" HT. IE>" HT. IE>" HT. IE>" JT. IE>" HT. WETLAND SEED MIX In the mitigation wetland from el. 216 down, 4 within the enhanGed wetlands. % SEED #/aGre SCIENTIFIC NAME COMMON NAME ApPII"gtlon rgte per g"re 20% 20% 20% 20% 20% 5.51* 3.5# 0.25# 0.25# 0.5# CAREX OBNUPT A GLYCERIA ELATA JUNCUS ENSIFOLIUS JUNCUS TENUIS SCIRPUS MICROCARPUS SLOUGH SEDGE TALL MANNAGRASS DAGGER-LEAF RUSH SLENDER RUSH SMALL-FRUITED BULRUSH HYDROSEED 10#/aG. BUFFER SEED MIX In the mitigation area from el. 216 up, * wlthl" the enhanGed buffers. 26 5 EEP #(g'ce GOMMON NAME N?gl]xgt!oO rate ger gGre 100% 50# REGREEN STERILE WHEAT GRASS 50# HYDROSEED MIX 3 CANE MIN., I GAL. 3 CANE MIN., I GAL. FULL 4 BUSHY, 2 GAL. 3 CANE MIN., I GAL. 3 CANE MIN., I GAL. 3 CANE MIN., I GAL. 3 CANE MIN., I GAL. 120# FERTILIZER 14-14-1"l 50% IBPU, or equly. 1000# WOOD FIBER MULCH z ~ \D z I I I I I I Date 2/12/04 Scale ! "= 201 Designed ":;S!I,QI-,.,-_ Drawn SO IA Checked SO -IA Approved ____ _ ect Sheet # ~5.1 / ! ,/ I - / , , , , ! , l' / :' \. -' / 410 -' 408 i i • • ! -- 10 I -' I f i OVEFi?VI e~ F1..AN SGALE, I" -20' / / , , ! ! ! i f -- ~. / r~: ~. . ------~--"~~/ 1:if0I! . . . . " 2' · Ah-3 · . . . . .' · ...... \ . . . . . . . · . . . . . . . . . . . . . . --"'", ,"" · .... . /'';' .......... . ~,IW:'A"'-j.. : •••••• :: •••••••• :. . . . . . . . . . ., .... . . . . . .. ....... . HL~\A~1:: .......... . ( ... ': ....................... ~\a ...... . . . ~ . . . . . . . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . ~ -.-6 .,. • • • . • • • . • • • • "./", ... ~ .. ::-:::::::::::::~~~:~~~ 0<LJ7f-A'-•• "', •....••.••.••• • • • • • • • • • i.~". • • • • • • • • • • : _: -:-:v.~U=TL·ANl'__: -:,;d A I ···················A···········"'·~:···I / ~ ...... ~.......... ... ................. " . . . -' . . . . . . . . . . . . . . . , ' · .............. ~ " F -4···'······· -""'!'ILF A~ 2 ... ~ .. 0<LFA-'2, f -. -' j " ! I / - 10 .7 ./ J' , , ; ) / ; - -. .)1-----0 I HOOD FENCE 1--0 I HOOD F'lZ:NGE OVEFi?VIE~ F1..AN l..ECSEND EXISTINCS TFi?eeS EXISTING CONTOUR -------------PROPOSED CONTOUR 86 '~, ___ . EXISTING TREE TO REMAIN ;: ; :.;. EXISTING TREE TO BE REMOVED -' APPROXIMATE LOCATION OF TEST PLOTS ~---WESTERN HEMLOCK OR DOUGLAS FIR __ WESTERN RED CEDAR 8-----BIG-LEAF MAPLE G-REDALDER '1----BLACK COTTONWOOD o PACIFIC "ILLO" J.:'LF B-1 \\ -' / / 0<LF~ /::~~~:~-14 . 0<LF )j;;lh ..... 4 5 -. , .. ',. -- / " / ~ET1..AND IMFACTS . .. . . . . . . . . . .. . . . . . . . . . . WETLAND FILL -10,144 sf PAPER FILL -821 sf / / // / BUFFER REDUCTION -6614 sf (" /.;'. "YN, 'o'vP , , , " .. -f ! "WeT1..AND f3 "./ - "" /kw '>JI ~"v, "" \It tr;.0 '" '" 'I-+/ + _ + d,~ -r, ",-+ + + +' +, . 1+ + + 1+ + . + , + + + + ,+ / + + '" ,+ +' '" ~'. + +, + '" 0<L fI' ,:p.' , ./''' . , ' ;.' -- / / / /",,' / + + + J j , ... ~ + + +-+, + + + +. + + +, + + + + oj + + + + '+ + ~C.Tp--~ ----'-A 1 + ++ + + + + + +' + + + +,+ --------------- -t" +-T----'e--------+-------"=--------±.:,,--;:l~J/ '+ + + '" + + + + '+ + + '.,+ + ", + +' + I 10 20 40 60 NORTH ~eT1..AND MITICSATION NOTes WETLAND CREATION -13,33"1 sf F=r-r""iF"""P"'I "ETLAND ENHANCEMENT -15,640 sf BUFFER REPLACEMENT -15.018 sf BUFFER ENHANCEMENT -42,144 sf I. BASE INFORMATION AND CIVIL ENelNEERING PROVIDED BY BIAMA HOLMBERG -425.3"12.0250. 2, SEE CIVIL PLANS FOR DETAILED INFORMATION RELATED TO WETLAND HYDROLOGIC SUPPLY, DETENTION POND DESIGN AND GRADING, OUTLET CULVERTS, EROSION CONTROL, SITE DEVELOPMENT 6RADING AND DRAINAGE. 3. THIS PLAN IS PRELIMINARY AND SHALL NOT BE USED FOR CONSTRUCTION PURPOSES. 4. SEE WETLAND MITIGATION REPORT PREPARED BY AOA FOR ADDITIONAL INFORMATION RELATED TO EXISTING CONDITIONS, WETLAND IMPACTS AND MITIGATION, MAINTEN- ANCE, MONITORING AND CONTINGENCY MEASURES. 5. ALL GRADED MITIGATION AREAS SHALL BE OVER- EXCAVATED 12" FOR PLACEMENT OF 12" OF STOCKPILED UPLAND AND WETLAND TOPSOIL FROM DEVELOPED PORTIONS OF THE SITE. 6. ALL WETLAND MITIGATION PLANTING AREAS SHALL BE IRRIGATED FOR AT LEAST 2 YEARS AFTER PLANT INSTALLATION, 1. SEE WETLAND MITIGATION CONSTRUCTION SPECIFICATIONS THAT "ILL BE INCLUDED IN THE FINAL PLAN SET FOR FURTHER DETAILED INFORMATION RELATED TO IMPLEMENTATION OF THE WETLAND MITIGATION PLAN, INDEX or: DFi?A~INCSS "I.I OVERVIE" PLAN ,,2,1 6RADING PLAN ~ GRADING DETAILS ,,3,1 PLANTING PLAN, PLANTING DETAILS 4 PLANT SCHEDULE - I I I I I I Date 2/12/04 Scale III 201 Designed -,:S~Q=--;-:-_ Drawn 50 IA Checked SO, JA Approved ____ _ P . ect # 1"112 Sheet # ~I. I - . j /' / "--~ .. V~ ~ __ , - . " / ., I cSR-AD I NcS FLAN SGALE, I" = 20' / / / cSR-AD I NcS FLAN LecSeND EXISTIN6 CONTOUR -------PROPOSED CONTOUR e6" EXISTING TREE TO REMAIN \ ........ </:v~·~~·-·-·WETLAND MITIGATION CLEARING LIMITS ~~~I=~=:::~t; DOWN LOG, STUMP (see specs) SNA6 (see Detail I, 012.1) • ~ .... ~ •.. ; . . . -- i / / . -) - NOTes I. BASE INFORMATION AND CIVIL ENGINEERING PROVIDED BY BIAMA HOLMBERG -425.3<12.0250. 2. SEE CIVIL PLANS FOR DETAILED INFORMATION RELATED TO WETLAND HYDROLOGIC SUPPLY, DETENTION POND .. J --- •• . . . . .....•. . .•.•... \/ .'. ," f ' • ; - 5. ALL GRADED MITI6ATION AREAS SHALL BE OVER- EXCAVATED 12" FOR PLACEMENT OF 12" OF STOCKPILED UPLAND AND WETLAND TOPSOIL FROM DEVELOPED PORTIONS OF THE SITE. - DESIGN AND GRADING, OUTLET CULVERTS, EROSION CONTROL, SITE DEVELOPJvENT GRADING AND DRAINAGE. 6. ALL WETLAND MITI6ATION PLANTIN6 AREAS SHALL BE IRRI6ATED FOR AT LEAST 2 YEARS AFTER PLANT INSTALLATION. 3. THIS PLAN IS PRELIMINARY AND SHALL NOT BE USED FOR CONSTRUC-ION PURPOSES. 4. SEE WETLAND MITIGATION REPORT PREPARED BY AOA FOR ADDITIONAL INFORMATION RELATED TO EXISTING CONDITIONS, WETLAND IMPACTS AND MITIGATION, MAINTEN- ANCE, MoNITORING AND CONTINGENCY MEASURES. 1. SEE WETLAND MITI6ATION CONSTRUCTION SPECIFICATIONS THAT WILL BE INCLUDED IN THE FINAL PLAN SET FOR FURTHER DETAILED INFORMATION RELATED TO IMPLEMENTA110N OF THE WETLAND MITI6ATION PLAN. 10 ; f ! 1 1 9 e .If '~::::lflJ G' ,f" ! i , / / - 40 1 1 1 1 '/1 1 / r ! / 60 • ; / CD~~AcS ~/NeST SOX DeTAIL N01l3, I. SNAG SHALL HAVE A MINIMUM OF EIGHT BRANc.HE5, EVENLY DISTRIBUTED AROUND THE TRUNK. 2. MINIMUM BURIAL DEPTH OF 25%. i'l. SNAG TO BE INSTAL~ED AS NEAR TO VERTICAL AS P055IBLE. 4. BACKFI~~ING AFTER SNAG P~ACEMENT TO BE COMFACTED. ,....---FINISHED ELEVATION ,v--IBACKFI~~ "ITH EXCAVATED SOI~S 12" min. +-- 12" I 1/4" CRlJ5HED ROCK ~ ~l.L T F~~~~:::~~~5P~ICED AT POSTS. USE STAP~ES, "IRE RINGS, OR EGUIVALENT TO ATTACH FABRiC TO POSTS. 2"x2" BY 14 GA. "IRE OR r-;:::==--~EGUIVALENT. IF STANDARE>R6>---~ ...... f-STRENGTH FABRIC USED ""--- FILTER FABRIC-~ '-----MINIMUM 4'x4" TRENCH ___ --.J I ~BACKFIL~ TRENCH "'TH ~ NATIVE SOI~ OR i'l/4"-IS" POST SPACING MAY BE I-!ASHED GRAVE~ INCREASED TO E!>' IF "IRE 2"x4" I-!OOD POSTS, STEE~ BACKING IS USED FENCE POSTS, REBAR OR ELEVATION EQUIVALENT CROSS SECTION SI~ T FENCE MAINTENANCE STANDARDS, I. ANY DAMAGE SHAL~ BE REPAIRED IMMEDIATE~Y. 2. IF CONCENTRATED F~1-!5 ARE EVIDENT UP5~OPE OF THE FENCE, THEY MUST BE INTERCEPTED AND CONVEYED TO A SEDIMENT POND. i'l. CONTRACTOR SHAL~ CHECK THE UP5~OPE SIDE OF THE FENCE FOR SIGNS OF C~OGGING AND 5U65EGUENT CHANNaIZATION OF F~OI-!5 PARALLE~ TO THE FENCE. IF THIS OGGURS, REP~ACE THE FENCE AND/OR REMOVE THE TRAPPED SEDIMENT. 4. SEDIMENT SHALL BE REMOVED I-!HEN ACCUMULATION EXCEEDS 6" IN DEPTH. @~~T R-OOSTINcS SOX DeTAIL ~ DIMENSIONS, A ROOF,II"XIO" B BAC.K, e>"X22" C4D SIDES, E!>"X22" IN BACK AND E!>"xn 1/4" IN FRONT E FRONT, 8o"XI"1 1/4" F FIRST PARTITION, E!>"XII" G SECOND PARTITION, E!>"XI2" H THIRD PARTITION, E!>"XIi'l" SPACING BETI-!EEN PARTITIONS, FRONT TO BAGK: 3/4",3/4", I", I 3/4" A , PER5F'EC TIYE SECTION NOTES I. ATTACH BOxeS ONTO THE TRUNK OF AN IE!>" + DIA. LIVE CONIFER TREE. 2. HANG BOXES AT LEAST 15' ABOVE THE GROUND IN A ~=ATION I-!HERE ENTRY 15 UNOBSTRUCTED AND BATS HAVE EASY AGGE55 "'TH GOOD SOUTHEAST EXPOSURE. B. CONSTRUCT BOXES OUT OF I" 1:3/4" ACTUAL SIZE) THiCK ROUGH-SN-IN CEDAR. 4. USE O~Y GN..VANIZED NAILS. I I I I I I Date 2/12/04 Scale 111=20' Designed .,;;;, .. 0,,-__ _ Drawn c,o IA Checked SO, JA Approved ____ ~ P~r.i~,.t # 1<112 Sheet # V'i2.1 \ J , \ \ / ( I I I .1 .-.- , \. j i I I ! / j , '\ '. ! \. ! ! \ ! , . f I' "/ / / -' i j 4/0 i ! f----408 - \ " 10 -' ; I \ , ./ / ,/ , .' ! I i ove~vl eY"l PLAN SGALE, I" = 20' \ I / i ! • , i , ! ;' ----------,'--------- ! / , ! / I 1 __ -- f:~:-' .I:-~.---l---~f' I· .... , \ , -' , · . . . . .. ::::::::::::::\ . \ ".N , • 0-" • • ' '.' . . , . '. . . . \ '\ . . . . \ ; \ \ \ -' , . . . . . . . . . .'. . . . . . . . . . . . ! ! ;' , , '·"''!-".fI.j:;' . . . . . . .. ...... .. . . . . . , i i );\lLF~A~1.·.'.·.' ........ . · . \. . . . . . . . . . . . . . . . · . ~ . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . ( ." ', ................... ::. iip··:···· · • 's' . . • • • . .•••••• ~/'" :~~-:;':: : :::-: -: -:-: ;~:':-l~' ~~~' 4 • • • •••••••• l v-.•.. . . . . . . . . . . . . . . . . HLJ7I"A-.' ':0 ">,' ••••••••••••• • .-rto/ r . . . . . . . . . . . . . . . . .JI;-; ••• :·· •.•••••••••••• • .: :.~.: :15' 'T' 'L,':"A' ·\':i·~·:::: · . . . .. .~ .. · . . . . . .. ...".. . · ........ ·A ...... ·P · . . . . . . . . . . . . . . . . . . • • • • !~. • • • • • • • • • • • • • • •. ~ ............... .. · . .,.. ..... . . . . . . . . . . . .. - HLF '-4'::>.':::::::~ A-2 x..... . . . 4 •• • / '-\ \ .. ...-- HLF' A-:;2/. ; / ; f i f / f I / I ; / .' ! / / I I ; .' ./ / ;/ ./ , .. "" L/ , '. 'n. . ; ! ! / ; f ! {? ? ! / / - ! '.~ ! /'- --'- -'-6' HOOD FENCE n." ' f -'-6 I HOOD FlZNGE / . .i OVe~VI eY"l PLAN LeGeND eXISTING TRees , EXISTING CONTOUR -------PROPOSED CONTOUR W611 ii',,:, yc, :E ~'., • 1 i.: ' . "" , "./ ,w.' TP-5. EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED APPROXIMATE LOCATION OF TEST PLOTS ~----HESTERN HEMLOCK OR DOUGLAS FIR __ WESTERN RED CEDAR e----BIG-LE"AF MAPLE" G-REDALDER "l-~~-BLACK COTTONWOOD o PACIFIC HILLOH ,/ / / / ./ ,? / , ' ',' .' , . , HLF~ \ . . . . . . . HLF B-1 \ ,-:0~~'~-14 .•.. HLF ·;.10-•••• · 4 "\ // (···1 .............. . . . . . . ............ \~(' ... H,". I • 1 ; \ / .- / . " Y"IeTLAND I MPAC TS ............... .............. / / // / HETLAND FILL -10,144 sf PAPER FILL -821 sf BUFFER REDUCTION -6614 sf 5 - \ \ \ \ -' , i .... J. i , I ! i i -v -v -v -v ~~!-AND)3-v /pO -£-10 '" ;~< /' c, i ,,' ;~~ . -- , . , +; -I- + : + + + + + T + + -I- -I-+ + + + + -' -I-+ + + -v ... ~ -v\+ + + + + + "' .. + + '" -I-+.+ C(1.+ -I- + + + + +'" + + + -v ~. + + + -v HLfI' Cf' . + \ .. ,' .... \.~ ..... , / ,.' '. --' , I + + '++.+' '" -I--1-. -'\II <V 'W HLF B-36 -v. ::v + ;/ + i+ + f + + -I--I- -I- '" '" '" .~: +'-1- J ./ j L \ \ \ + + + + '+ -I- '+ + '+ + .+ + + +. + -I- + Y"IeTLAND MITIGATION NOTes 1=il=::ib==*=J.j HETLAND CREATION -13,33<1 sf I. BASE INFORMATION AND CIVIL ENGINEERING PROVIDED BY BIAMA HOLMBERG -425.3<12.0250. 2. SEE CIVIL PLANS FOR DETAILED INFORMATION RELATED TO HETLAND HYDROLOGIC SUPPLY, DETENTION POND + + + HETLAND ENHANCEMENT -15,640 sf ~=;;:=~-I BUFFER REPLACEMENT -15P1B sF DESIGN AND GRADING, OUTLET CULVERTS, EROSION CONTROL, SITE DEVELOPMENT GRADING AND DRAINAGE. BUFFER ENHANCEMENT -42,144 sF 3. THIS PLAN IS PRELIMINARY AND SHALL NOT BE USED FOR CONSTRUCTION PURPOSES . 4. SEE WETLAND MITIGATION REPORT PREPARED BY AOA FOR ADDITIONAL INFORMATION RELATED TO EXISTING CONDITIONS, WETLAND IMPACTS AND MITIGATION, MAINTEN- ANCE, MONITORING AND CONTINGENCY MEASURES. 5. ALL GRADED MITIGATION AREAS SHALL BE OVER- EXCAVATED 12" FOR PLACEMENT OF 12" OF STOCKPILED UPLAND AND WETLAND TOPSOIL FROM DEVELOPED PORTIONS OF TH/:' SITE". \ \ -I- -I- -I-'-1-.'-+ .. -I--I- "------'---' -+ -. -I-+ + > N •• + + + -I-+ + ! " NORTH I 10 20 40 60 6. ALL HETLAND MITIGATION PLANTING AREAS SHALL BE IRRIGATED FOR AT LEAST 2 YEARS AFTER PLANT INSTALLATION. 1. SEE WETLAND MITIGATION CONSTRUCTION SPECIFICATIONS THAT HILL BE INCLUDED IN THE FINAL PLAN SET FOR z OJ D-;0 l- ·0····· ~ OJ ill OJ > «. -C +' d.). "f" ... -; ./ FURTHER DETAILED INFORMATION RELATED TO IMPLEMENTATION OF THE HETLAND MITIGATION PLAN. INDex OF D~A~INes WI.I OVERVIEH PLAN H2.1 GRADING PLAN ~ GRADING DETAILS W3.1 PLANTING PLAN, PLANTING DETAILS ~ PLANT SCHEDULE I I I I I I OJ 1'1 o .~ OJ .~ OJ ~ Date 2/12/04 Scale 1 ":;: 2Q' Designed ..:;S .. o,-__ _ Drawn SO IA Checked SO. JA Approved ____ _ # 1'112 She~t # .. V'i 1..1 \ / \, \ . \ " / / / '; \ / - ;' / ) , ) ) / / / ) / HI / /' / ( i / ( \\9 \ \ ", ! . ! .. / .. J i " \ \ \ . \ \ '\ \ \ I -..,,~ ',r '\ " \ \. , H.~.-.<'> / / /' / ( \ / ) , ! , -:[~"', -"~,,,­ /",m' 1/ ,." I eRAD I Ne PLAN SCALE, I" = 20' / ii, \ f I , { j \ \. \ GRADING PLAN l..eeeND ".'-'" -'"'' ~., ..• ". EXISTIN6 coNTOUR -------PROPOSED CONTOUR 86" EXISTINe TREE TO REMAIN ~~,-{)~---.,~ •• -~ HETLAND MITI6ATION CLEARIN6 LIMITS ~~=I=~=:::;~t DOWN L06, SWMP (see specs) SNA6 (see Detail I, 1'12.1) , \ \ \ ! ) I \ /1 i i \ \, , i \ \ \ \ \ \. , \ \ \ \ \ " \ \ \~9i J / \ \ \ / \ , f i ! ! ! , , , \ , \ \ \, -........... f } \ - - NOTes \ ',~~ -..--- \ / / / / \ , } I. BASE INFORMATION AND CIVIL EN61NEERIN6 PROVIDED BY BIAMA HOLMBERe -425.3'12.0250. 2. SEE CIVIL PLANS FOR DETAILED INFORMATION RELATED TO HETLAND HYDROL061C SUPPLY, DETENTION POND DESI6N AND eRADIN6, OUTLET CULVERTS, EROSION CONTROL, SITE DEVELOPMENT 6RADIN6 AND DRAINA6E. 3. THIS PLAN IS PRELIMINARY AND SHALL NOT BE USED FOR CONSTRUCTION PURPOSES. 4. SEE HETLAND MITI6ATION REPORT PREPARED BY AOA FOR ADDITIONAL INFORMATION RELATED TO EXISTIN6 CONDITIONS, HETLAND IMPACTS AND MITI6ATION, MAINTEN- ANCE, MONITORIN6 AND CONTINeENCY MEASURES. ! i l I -,;- ! i \ +-! , -- '\ , \ ! , '0 -- \ 5. ALL 6RADED MITI6ATION AREAS SHALL BE OVER- EXCAVATED 12" FOR PLACEMENT OF 12" OF STOCKPILED UPLAND AND HETLAND TOPSOIL FROM DEVELOPED PORTIONS OF THE SITE. 6. ALL WETLAND MITleATION PLANTINe AREAS SHALL BE IRRI6ATED FOR AT LEAST 2 YEARS AFTER PLANT INSTALLATION. 7. SEE WETLAND MITI6ATION CONSTRUCTION SPECIFICATIONS THAT WILL BE INCLUDED IN THE FINAL PLAN SET FOR o - FURTHER DETAILED INFORMATION RELATED TO IMPLEMENTATION OF THE WETLAND MITI6ATION PLAN. , 3'17 '/ o 10 I I I 9 8 •• <~::::;}J' g,pl , , , ! , , , j 20 j .. - 40 I I 1 1 1 /1 1 ! / / 60 ! ! / / \ ! / / " RTH CD~~Ae ~/NeST sox DeTAIl.. , -lli1T;i.UTrtI= 12" min. 12" NOll::!'" I. 5NA6 5HALL HAVE A MINIMUM OF EleHT BRANCHES, EVENLY DI5TRIBUl1:'D AROUND THE TRUNK. 2. MINIMUM BURIAL DEPTH OF 25%. 3. 5NA6 TO BE INSTALLED A5 NEAR TO VERTICAL AS POSSIBLE. 4. BAGKFILLINe AFl1:'R 5NA6 PLAGEMENT TO BE COMPAGllED. ".--FINISHED ELEVATION crrl~-,BAGKFILL Y-IITH EXc.AYAl1:'D SOlL5 NATIVE SOlL5 I 1/4" CRUSHED ROCK ~ ~1.1.. T ~~~:R ~~~~~5PLICED AT POST5. U5E 5TAPLES, Y-IIRE RINes, OR EGUIYALENT TO ATTAGH FABRIC TO P05T5. 2"x2" BY 14 SA. WIRE OR r;::==~---EGUIYALENT. IF 5TANDA------ r 5TRENeTH FABRIC USED ),-1---- FILTER FABRIC " "--MINIMUM 4"x4" TRENCH ___ -.J ~BACKFILL TRENCH Y-IITH ~ NATIVE SOIL OR 3/4"-1.5" LF'n.,T 5PAGlNe MAY BE Y-lASHED eRAVEL INCREASED TO 8' IF Y-IIRE 2"x4" Y-IOOD P05TS,5l1:'EL BACKINe 15 USED FENCE P05TS, REBAR OR ELEVATION EGlUIYALENT C.R0555EC.TION 51LT FENCE MAINll:'NANCE 5TANDARDS. I. ANY DAMAGE SHALL BE REPAIRED IMMEDIAl1:'LY. 2. IF CONCENTRAllED FLOY-lS ARE EVIDENT UPSLOPE OF THE FENCE, THEY MU5T BE INll:'RCEPllED AND CONVEYED TO A SEDIMENT POND. 3. CONTRACTOR SHALL cHECK THE UPSLOPE 51DE OF THE FENCE FOR 516NS OF CL066INe AND SUBSEQUENT CHANNELIZATION OF FLOY-lS PARALLEL TO THE FENCE. IF THI5 OCGUR5, REPLAGE THE FENCE AND/OR REMOVE THE TRAPPED SEDIMENT. 4. SEDIMENT SHALL BE REMOVED Y-IHEN AGGUMULATION EXc.EEDS ",,, IN DEPTH. ®~fT ~OOSTINe SOX DeTAIl.. ~ DIMEN510NS. A ROOF, WXIO" B BACK, 1)-><22" C4D 51DES, 8")(22" IN BAGK AND 8"XI1 1/41 IN FRONT E FRONT, 8"XI1 1/4" F FIRST PARTITION, 8"XII" 6 5ECOND PARTITION, 8"XI2" H THIRD PARTITION, 8"XI3" SPACINe BETY-IEEN PARTITION5, FRONT TO BACK: 3/4",314-, 1-, I B/4R B A PERSPEC.TIYE , . ~ SEC.TION \"-o~! NOTE5 I. ATTACH BOXE5 ONTO THE TRlJNK OF AN II>" + DIA. LIVE CONIFER TREE. 2. HAN6 BOXES AT LEAST 15' ABOVE THE 6ROUND IN A LOCATION "'HERE ENTRY 15 UNOB5TRUCTED AND BAT5 HAVE EASY ACCESS Y-IITH 600D SOUTHEA5T EXPOSURE. 3. CON5TRUCT BOXE5 OUT OF I" (3/4" AGl1JAL 51ZE) THICK ROU5H-5AJ.olN CEDAR. 4. USE ONLY 6ALVANlZED NAIL5. I I I I I I " 1'1 o .~ " .~ I> OJ >::; Date 2/12/04 Scale 111:;:20' Designed ..;S""QL.. __ _ Drawn SO IA Checked SO. ,jA Approved ____ _ Sheet # JI'12.1 \ / / ! ! \ / , I \ ,/ \\A it:) \ .j \ " \ , , I , , i , ) / / >'/ ! i, ! i / i i ! , , i i , , i , \ i , I '\ -r ~,-"~ _~,,>o .~--' ,,~,,~' ~,,, I "e?" "~'" / / / -co. __ , - " i FLANTINcS FLAN SCALE I" -20' FLANTINcS FLAN LEcSEND ,. EXISTING CONTOUR PROPOSED CONTOUR e6" EXISTING TREE TO REMAIN ~~~I\.'~',"m~.'~'"~ WETLAND MITIGATION CLEARING LIMITS DOWN LOG, STUMP (see speGs) SNAG (see Detail I, H2.I) - - / ,// " , , , / I' /// \ \ , \ , NOTES ! i ! i ! i i I. BASE INfORMATION AND CIVIL ENGINEERING PROVIDED BY BIAMA HOLMBERG -425.3"12.0250. 2, SEE CIVIL PLANS fOR DETAILED INfORMATION RELATED TO WETLAND HYDROLOGIC SUPPLY, DETENTION POND DESIGN AND GRADING, OUTLET CULVERTS, EROSION CONTROL, SITE DEVELOPMENT GRADING AND DRAINAGE. 3, THIS PLAN IS PRELIMINARY AND SHALL NOT BE USED fOR CONSTRUCTION PURPOSES. 4. SEE WETLAND MITIGATION REPORT PREPARED BY AOA fOR ADDITIONAL INfORMATION RELATED TO EXISTING CONDITIONS, WETLAND IMPACTS AND MITIGATION, MAINTEN- ANCE, MONITORING AND CONTINGENCY MEASURES. -- 10 20 5. ALL GRADED MITIGATION AREAS SHALL BE OVER- EXCAVATED 12" fOR PLACEMENT Of 12" Of STOCKPILED UPLAND AND WETLAND TOPSOIL fROM DEVELOPED PORTIONS Of THE SITE. 6. ALL WETLAND MITIGATION PLANTING AREAS SHALL BE IRRIGATED fOR AT LEAST 2 YEARS AfTER PLANT INSTALLATION. 1. SEE WETLAND MITIGATION CONSTRUCTION SPEcifiCATIONS THAT WILL BE INCLUDED IN THE fiNAL PLAN SET fOR fURTHER DETAILED INfORMATION RELATED TO IMPLEMENTATiON Of THE WETLAND MITIGATION PLAN. I 40 60 I i , , NORTH CD e.5~NT A I NE~,SH~U6 DETAIL (t~p.) : i 5ET 5HRUB 5TRAleHT AND PLACE ROOTBALL MULCH 3" DEI"P-~ '4'i"'-' 24" DIA RINe ON 5Ol.ID eRO\JND OR ON GOMPAGTED BAc.KFIl.L BAGKFIU PL.ANTINc9 HOl.E 112 FUl.l. "'ITH NATIVE 501l., TAMP 501l. TO 5TABIL.lZE ROOTBAU. DO NOT DiSTURB ROOTBAl.L BAc.KFIU REMAININc9 Pl.ANTINc9 HOl.E PER 5PEGIFICATION5. AMEND BAGKFIl.l. A5 NOTED IN THE IN5TAl.L.ATION NOTE5. '#tTT:T""""i"n-:---FINI5H c9RADE. RoOT BAl.L DIAMETER 5GARIFY 51DE5 OF PLANTINc9 HOl.E. MAKE SURE HOl.E HA5 eoOD DRAINAeE. ,,.._-EXI5TINc9 NATIVE 501l.. ®~t'~e-~o~;~ FLANTI N~A~:~:;~:l.E(I:~!L :TH , i,' ' NATIVE 501l., LleHTL Y COMPACT 50IL AROUND ROOT5 AND Al.LOH HATER TO 5ETTLE. DO NOT l.EAVE AIR POCKET5. BAGKFIU REMAINING Pl.ANTINc9 HOLE PER 5PECIFICATION5. AMEND BACKFIU A5 NOTED IN THE IN5TALLATION NOTE5. 5GARIF'( 51DE5 OF pL.ANTINe HOLE. MAKE SURE HOl.E HA5 600D DRAINAeE . .:>--FOR BARE ROOT pL.ANTINe ON 5l.0PE5, IN5TAl.L PL.ANT UPRleHT ON l.EVEl. 50IL TO A5SURE GOVER OF ROOTS ON DOHNHIU 51DE OF Pl.ANT. GOMPAGT 501l. UNDER ROOT MASS EXI5TINc9 NATIVE 501L. cSeNe~AL FLANTINcS INSTALLATION NOTeS I. Pl.ANT TREE l/OR 5HRUB 1/2" HleHER THAN DEPTH eROv-iN AT NUR5ERY. 2. FOR CONTAINER TREE5 IIOR 5HRUB5, 5GORE FOUR 51DE5 OF ROOTBALl. PRIOR TO PLANTINc9. BUTTERFl. Y ROOTBALL IF ROOT CIRCLING IS EVIDENT. 3. AFTER Pl.ANTINe, 5TAKE TREE5 0Nt. Y IF NECE55ARY (I"onlng or drooping) OR IN EXP05ED YEAR. 4. TREE STAKE5 TO BE VERTICAl., PARAl.LEL, EVEN-TOPPED, UN5GARReD AND DRIVEN INTO UNDISTURBED SUBc9RADE, REMOVE AFTER ONE 5. HATER IHHEDIATEl. Y AND THOROUc5HL Y, HEAVIER AT FIR5T, 2 or 3 TIME5 PER HEEK THROUeH THE DRY 5EA50N, THEN LE55 UNTIL E5TABLl5HED, 1'>. FERTIL.lZE AU TREE5 AND 5HRUB5 HITH AN APPROVED 5LOH RELEA5E FERTILIZER APPl.lED AT MANUFAGTURER'5 SUGGESTED RATES 1. Al.L PLANTINe PIT5 5HAl.L BE AMENDED HITH A 501l. MOl5TURE RETENTION AeENT TO A55IST IN KEEPINc9 THE 501l. MOIST DlJRINe THE DRY 5EA5ON. FLANT SCHeDULe TREES SYMBOL SCIENTifiC NAME COMMON NAME SPACING QUANTllY SIZE (MIN.) NOTES 0-ACER CIRGINATUM n ~ MALUS fUSCA V . POPULUS TRICHOCARPA c.)-PSUEDOTSUGA MENZEISII O ® " SALIX LASIANDRA ------~-THU.JA PLiCATA ®-TSUGA HETEROPHYLLA SHRUBS VINE MAPLE WESTERN CRABAPPLE BLACK COTTONWOOD DOUGLAS fiR PACifiC WILLOW WESTERN REV CEDAR WESTERN HEMLOCK AS SHOWN AS SHOWN AS SHOWN AS SHOWN 3/SYMBOL AS SHOWN AS SHOWN 64 15 6"1 5"1 158 18 let 3' HT. 3' HT. 3' HT. 3' HT. 18" HT. 3' HT. 3' HT. MULTI-STEM, 3 MIN. MULTI-STEM, 3 MIN. WELL -BRANCHED fULL 4 BUSHY 3 CANE MIN., I GAL. fULL 4 BUSHY fULL 4 BUSHY SYMBOl SCIENTIFIC NAME COMMON NAME SPACING GlUANTllY SIZE (MIN.) NOTES 0--CORNUS SERICEA ®f-----LONICERA INVOLUCRATA 0f---------MAHONIA AGlUlfOLIUM 0-RIBES SANGUINEUM o 0--. ROSA PISOCARPA SALIX SCOULERIANA @-VIBURNUM EDULE RED--GSIER DOGWOOD BLACK TWINBERRY TALL OREeoNGRAPE 3' O.C. 3' O.C. 3' O.C. RED FLOWERING CURRANT 5' O.C. 114 <{I 204 68 CLUSTERED RoSE SCOULER WILLOW HIGH-BUSH CRANBERRY 3' O.C. 164 3/SYMBOL 154 5' O.C. 68 18" HT. 18" HT. 18" HT. 18" HT, 18" HT. 18" .JT. 18" HT. 0lETLAND SEED MIX In the mitigation wetland from el. 216 down, 4 within the enhanGed wetlands. % SEED ~(acre SCIENTifiC NAME COMMON NAME AJ;1J2I!GgtJon rgte J2"r 9';re 20% 55~ CAREX OBNUPTA SLOUGH SEDGE HYDROSEED 10~/aG. 20% 35~ GLYCERIA ELATA TALL MANNAGRASS 20% 0.25~ .JUNCUS ENSlfOLIUS DA66ER-LEAF RUSH 20% 0.25~ .JUNCUS TENUIS SLENDER RUSH 20% 05~ SCIRPUS MICROCARPUS SMALL-fRUITED BULRUSH BUFFER SEED MIX In the mitigation area from el. 216 up, 4 "'Ithln the enhanGed buffers. %5FFD #/g'ce COMMON NAME AJ2J2IJc.atloo rpte f2er gyre 100% 50~ RE6REEN STERILE WHEAT GRASS HYDROSEED MIX 3 CANE MIN., I GAL. 3 CANE MIN., I GAL. FULL 4 BUSHY, 2 GAL. 3 CANE MIN., I GAL. 3 CANE MIN., I GAL. 3 CANE MIN., I GAL. 3 CANE MIN., I GAL. 50~ 12Ql1 1000~ fERTILIZER 14-14-1<{ 50% IBPU, or equlv. WOOD fiBER MULCH ~ '" ~ C\l , ...... U o '" ~ .... V >-, ...... -o w -' J Q w I \l ill z ~ \I) Z , , I I I I I I OJ >l c .~ OJ .~ " 0:: Date 2/12/04 Scale 1":;::;20' Designed ...;S:2lQ.L __ _ Drawn SO ·IA Checked SO, .JA Approved ____ _ Project # 1"112 Sheet # k'l5 .1 " " ...... -tLL o a '" II , ~ H++H-;'" • " fu ~ '" '" H-I--I-H-.... c; I (\j (\j '" I ... '" '" ::' '" • " / ru ru '" I ... '" '" -Z / a g Ul S (;j ~ 0::: u ~ ~ o L "- (\j '" +> ~ £ g. ~ > ~ H-I--I-H-.... '" d ~ Z / o '(I) I- ? \ ) ) Q VJ ) . N \ Q \ (I) PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 2~3 N., RGE 5 E., W.M. CITY OF REr\lTON, WASHINGTON \ 30' Q (I) / < /" /" /" \ \ \ } o .-r ) j ~qf / ) / \ / / / / ~--------'--r-----~ \ I 41 f I ( I I FOUND REB~ / AND CAP / LS CORE "- 0,08'S -"'-6' WOOD FENC-E- ,."..- / / 0,02'E 1:"', ,."..-'Sl"70 \ BLOCK WALL" ,."..-'--......... ,."..- ( -- .~ , NOTE: PORTION OF LOTS 1 AND 2 TO BE FILLED. " , .- /' l I /"j --..' -.. : • • EMMA'S PLAT PARKSIDE COURT 1 t...:::::::, 3 J 1 1/2' MI~N.~ __ _ ::::=.J 1 1 3 / DRAINAGE SWALE SECTION r--~ ~ 3 ~/' 1/ ~ I "'" I / "'" / / " < " / \ ~ '\ \ \ ~ o \ ) "\ 4 "\ \ \ / \ \ \ '" '" '" '" 5 '/7 \ / \ \ \ i .. -. -.. ' . . , - • I I I \ I / \ \ )\ \,--~ ~6-~ ~\)~ \ 408 406 \ 404 ------'--:c:::\ \/ INV=403.50,...::::~_-==~ .. , • .. . -: : .' .. ~. i :. .. If. .. •• • • .-... :. 't .• .. "l . / I I / / / / / ) / ( I rv \ 0Lj---SD --SD'-:±1!~-m '. . -.: ." -. :. :: .. . ",,'9 . .. : : .~ .. ~ :" ...... '. " " ., , Call before you (I) I I I -'ff& -.... EXISTING MAJOR CONTOURS "4 EXISTING 01 , MINOR '-, CONTOURS --410-~~~6~SED I CONTOURS PROPOSED MINOR ::....--408-CONTOURS ~ " o 5 10 20 ~rJ' I SCALE 1 H = 20' I EXPIRES 11/30/04 RECOMMENDED FOR APPROVAl ~---------­~---------- ~ CHECKED FOR COMPL~CE TO CllY STANDARDS O,g. 1-800-424-5555 _______________ M~ _____ __ ____________ M~ ____ __ UNDERGROUND SERVICE (USA) AVOID CUroNG UNDERGROUND M~ UTIUTY LINES. rr's COSrTL:;.:,Y ________________ -.. NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE TlHE CONTRACTOR'S RESPONSIBILITY TO DETERMINE TlHE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION, NO REPRESENTATION IS MADE TlHAT ALL EXISTING UTILITIES ARE SHOWN HEREON, TlHE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN TlHEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5555, a .,. II , >-:r: 0.... « 0:::: C? o 0.... o I-............ >-0:::: « o z: => o CD 1-+-+-+-1-1--10> • "'! fu ~ -tJ o I-+-+-IH--I--I c: , ru ru o , v o o ? 0> • ." '" ru ~ , v o o -Z '" o g (f) :0: GJ ~ 0:: u ~ ~ o ~ 0- ru '" -P C ~ E a. o ~ > ~ 1-+-1-+-1-1--1'" ." c o " z ;;! ,:; CITY OF RENTON -0 0 CONTROL NO. 1851 PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. \ \ M I M o 10 20 40 I loin!' I SCALE 1" = 40' !NV=407.24 ~~'~~;~:~IHi;~H INV=407.24 ·.J]i~!f9I1IV LEGEND ~ WATER VALVE P FIRE HYDRANT m WATER METER o CATCH BASIN ® SEWER MANHOLE ):t--¢ STREETUGHT TREE LEGEND *' FIR TREE • CEDAR TREE e MAPLE TREE ~ ALDER TREE EX. CB I~ I~ I VJ ~ I~ I~ I~ I....:J I I 1 INV=406.47 (~~~~~'~:!~-I" !NV=406.47 EX. 5S M I • I • I • I • ~ • I • I • !+ I g {8 conONWOOD TREE o WILLOW TREE F WETLAND DELiNEA 1l0N FLAG ESTABLISHED BY INV=397.23 ~~:~~~~! --lL-irt INV-396.93 }; AL llMANN OLIVER CITY OF RENTON SURVEY CONTROL NETWORK CONTROL NO. 1851 FOUND A 3-1/2' DOMED BRASS DISC WITH A PUNCH MARK ON CONCRETE STREET SURFACE AT THE CONSTRUCTED INTERSEC1l0N OF N.E 4TH STREET (S.E. 128TH STREET) AND 140TH AVENUE S.E. CONTROL NO. 1852 FOUND A 3" FLAT BRASS DISC ON CONCRETE STREET SURFACE AT THE CONSTRUCTED INTERSEC1l0N OF N.E. 4TH STREET (S.E. 128TH STREET) AND 148TH AVENUE S.E. CONTROL NO. 2104 FOUND A l' STEEL PIPE WITH PLUG AND TACK DOWN 0.9' IN A MONUMENT CASE AT THE CONSTRUCTED INTERSEC1l0N OF S.E. 136TH STREET AND 144TH AVENUE S.E. EX.SS INV=3B9.57~(~:'P~:'c{.:.~~)-..... INV=389.47 (~:I:~::~~ !NV=3B9.27 iI CITY OF RENTON CONTROL NO. 2104 S.E. 136TH ST. (S.E. 2ND PLACE) I I I I I I I I 1 I 1 I I I 1 1 I I I M 1 · I 1 M I • I • 1 • ~.bo w I 1 • I I • 11 0 + _--=C:::.....:...ITY OF RENTON, WASHINGTON 6" 12" 0 ~6" EG8" 10" 1---"' WOOD V""".~ I 1 1 1 EX. CB L r-~:~=~:::~g (12" AD N) !NV=405.95 (12" AorS) "----_1- I I I I I I ~8" 6" @6' 10" I I I 1 I I -N 88"2.r!Z· W 2623.96' \ ~\ TAX G· '" *' 14" 6" ~ 8" 6" *' I I I I I I \ 14" e ~6" N 1 I 1 I CENTRAL AVE. (S.E.132ND ST.) e 6" 631.66' I I 1 I 1 CB 'MTH LID INV=31.7•37 (~~::,,:~~j INV-397.37 ~12-AOIS-IE.) I I I I I 5 I I I I 1 I <il' mro" N 88"20'35' W 8" g 18" ~24" so- I I I I I 1 I 1 410 EX. CB RIM-403.3B (12".¢S-S) INV=397.1B (12" ItJS-E) I I I 1 I ~ --- I L _1-~ I L _1-Y -----"'( .) ,-,- ( I I / 1 21 I I I 1 1 -I- I I I I I I I I I --- ___________ -.:.:.N 88"29'1B" W 500.00'(M) --r I :w I I I I 1 I I I T 1 I 1 I I I I I I N 8B'29'02" W 500.00·(iOp:\)----------- S.E. 2ND COURT 18 -I- I 1 I I I 1 I 1 1 --r I I I 17 1 I 1 I I 1 ... m T I I I I I I I I I -I- I '\ I " I I '-... I I 1 If, 1 ... 1,., 1 I I I I I I I 'I I 1 1 I I I - y-- \---.....- J / /-- /' 'I I 12 I THACT 'p.' 0;: N 88"29'02"W 6~:~:~;~~f!)I--:~~~-...1..- N 88"29'02"W 6 1326.53'(M) I N BB'29'q2" W 661.56'(CORE) N 88'2902" W 661.625'(C) _I I I L 1 I I -,-1 __ 1 I I I I I I 1 CITY OF RENTON CONTROL NO. 1852 10" 2" 10· g N <0 • ... v 00 -b oJ .,; N.E. 4TH ST. ~ "" ~ 110 oJ S.E 29TH ... .,; ST. - ~ I ~ N.E. 3RD ST. "" 0 01; z '" ... N.~ <tv. -S.E. 132ND ST. DSk oJ .,; OJ ~ .,; "" ~ ~ "" SITE ~ ~ -~ S.E. 2ND CT. S.E. 36TH ST. VICINITY MAP LEGAL DESCRIPl10N TRACT 13. BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 101 IN KING COUNTY, WASHINGTON. BENCHMARK CITY OF RENTON CONTROL NO. 2104 ELEV=399.339 DAlUM NAW 88 INSTRUMENTA liON INSTURMENT USED: 5 SECOND TOTAL STA1l0N. 18" *' {8 I~ FIELDS SURVEY WAS BY CLOSED TRAVERSE LLOPS. MINIMUM CLOSURE OF LOOPS WAS 1: 22,000, IN ACCORDANCE WITH WAC 332-130-090. 12" 30' OWNER/DEVELOPER: BILL HUGHES, LLC 15220 CEOAR GROVE ROAD ISSAQUAH, WA 98027 ENGINEER/SURVEYOR: BAIMA & HOLMBERG, INC. 100 FRONT STREET ISSAQUAH, WA. 98027 DEVf:LO?'AEN r PLANNiNG C:-:'V Clc :-;El'-.,i-;-ON RECOMMENDED FOR APPROVAL FEB 2 7 7.004 ~-------------------­~-------------------E~-:-~·:·.:" EV r---~~~~============~ CHECKED FOR COMPLIANCE Call before you D~g. 1-800-424-5555 UNDERGROUND SERVICE (USA) AVOID CUTllNG UNDERGROUND TO CITY STANDARDS MlE ______ __ MlE ____ _ MlE UllLlTY LINES. IT'S COSTLY ~---------------------------. NOTE: EXISTING UllllTY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCA1l0N OF ALL EXISTING UNDER- GROUND UllLlTIES PRIOR TO COMMENCING CONSTRUC1l0N. NO REPRESENTA1l0N IS MADE THAT ALL EXISTING UllLlllES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UllLlTlES NOT SHOWN IN THEIR PROPER LOCA1l0N. CALL BEFORE YOU DIG: 1-800-424-5555. Cl '" 2~ Z~ .".. , :5.0 c::) ,-(~':) (L2' '" ' ; ~gJ , e-, i.lJ1..l.. "" , i :;:::0 , ~~~ CO lLJ , j Ej() '-'-~', . :;...,. •• T > W Q I:J ~ Q u N N 0 J 0 S? <> z '" 0 ~ " I;; ., \" '" ~ ., ~ w ~ ..- 0 '-t[) ~ '-" ~ -~ ~ ~ ~ " • lL. 0 l-f-::s :5 0.... 0.... >-(f) ex:: ~ « « z ~ -~ ~ -.l W w ex:: 0.... 0 ..-II , ~ ~ N N ~ 0 ~ I ~ -.;j-~ 0 I 0 ~ ~ < 0 w :z 5 0.... c..? :z 0::: L5 --.J u 0 :z 5 ............ c..? :z ~ ::) U w w 0::: f- 2 ~~i ~ ~i~ ~ ~i ~.~ w !;,: D z o (f) ~ 0:: o z .. ; .. ,-;. ";'1' / -.' .~ : . --.... ,-.... ". .. ;.: _ .. - o 10 20 40 In"!! I -I SCALE 1" = 40' LEGEND 1 1><1 WATER VALVE :P FIRE HYDRANT 1 Ell WATER METER I~ o CATCH BASIN I~ ® SEWER MANHOLE I~ ~ STREETLIGHT I~ lki . TREE LEGEND I~ ~ ,. FIR TREE I~ I~ '" CEDAR TREE 1§2 e MAPLE TREE l.....:l 9 ALDER TREE I • COTTONWOOD TREE I o WILLOW TREE I F WETLAND DELINEATION FLAG I ESTABLISHED BY ALTMANN OLIVER I I I l-I '" "- ::E '" I !!} iO I 0 a - ". 1 0 0 OJ .... If) I -.... -I 01 ~ ." .f I 0 '" 0 -0 I I OJ OJ 0 I .,. I 0 0 -/' (» I ~ ." /' OJ OJ I 0 I ... 0 ~ /' 0 0 0 -/' III +' U ~ ~ 0 ~ "- OJ '" +' C ~ £ a. 0 0; > ~ '" ." C " ...J /' ~ " 1 " 1 " I w I " I " I PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 23 N., RGE 5 E., W.rVL CITY OF RENTON, WASHINGTON I ~-----------I 1 ------------------------------l 1 1 1 1 1 1 I 1 1 1 I I ~---r T.l-.:': LOT HO. 081.7:0-0051 \ N N 88'18'49" W 1 I 1 --~ Q.., a E--. a N " I ;;:<; '" -"-- " l f I " I r 0 " I 1 I " ~ " I " I I " I " I " I " bko " I 1 f--R' WOOD FENCE I 1 I I I I "'----_1_. .-.- ..... "'LA TO BE CLEA~ED • I-·fi' WOOD FENCE I I I I I 5 N W 631.66' 1 I 1 I I I 1 F .~.E~:s:m: COfiHT 1 .," . ';',. PG. 102 ...... •• , I '. I s I :: '- 'l '-\ \ \ \ \ \ \ \ e \ 1 1 1 I / ~/ ~ \E-- SO-SD I 1 1 6 1 H e e. " 1 1 i 1 1 1 1 1 1 10 11 ~ ~ e3 ~ 30' '" ~ ;. • ... ... '" -I~ I Call before you O.g. 1-800-424-5555 UNDERGROUND SERVICE (USA) AVOID CUTTING UNDERGROUND UTILITY LINES. Irs COSTLY NOTE: RECOMMENDED FOR APPROVAL ~-----------------­ ~------------------ ~ CHECKED FOR COMPL~NCE TO CllY STANDARDS ---------------~~------- ---------------~~------- ~~ EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION, NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON, THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION, CALL BEFORE YOU DIG: 1-800-424-5555, ~ w ~ C 0 ~ v o o " w ~ x "-..;-"-0 N " N ~ 0 " 0 ~ 6 I " • • ..;-8 ~ N w 0 ~ ~ ~ Q ~ 0 ~ z ~ 0 ~ LL 0 0.... ~f-« 2 ---.l::5 ~ CLn.- >-(f) 0.... 0:::_ <C« >-22 0::: « 22 :z ----.l W 2 W ---1 0::: w CL 0::: D.... • CJ "'. ",N C 0 8 -"'~ ,..gw 0) "'f .. '" .: CD 0::111': .a " ~ ~ e ~-:i~ -0 ::I: oo~~ ~5l~ ~ "'I: ., ~ II :z; -e -~~ ,,~ .-II "'8 m "'~ " • 0-~~ -. ~i ~iI .' ~§ • 0 • '" LL :c U) , w " ~ iiI--, ~ w i z 0 ~ ~ >-V> IL :>: <r "' ~ ~ ~ 0 0 1-~4-"""-+""'L--I1i\ '? a:: "-"-« w ~ 0 o ~ HHHHHf---Icr> • -" .. >-rn o oJ) o HHHHHf---I 8 , z o (f) ~ a:: OJ OJ o , '" o o ~ -' cr> • -" -' OJ OJ o , '" o o ~ -' o o o --' ~ +' U ~ ~ o C IL OJ '" +' <: ~ E 0. o ~ > ~ ................... +-+---1 '" -" o z C d --l -' 6 w vi N.E. 4TH ST. ~ « i" '" W S.E 29TH '" vi ST. ~ ~ N.E. 3RD ST. ~ « 0 z OJ: N '" N.f:. <fo; ~S.E. 132ND ST. ~ W ~ vi t..JL.J ~ uiui ww « » :c «« >-U):c SITE '" '" z>- ~ 0'" >-'" --'-:;-S.E. 2ND CT. S.E. 36TH ST. VICINITY MAP BUILDING SETBACKS FRONT YARD = 20' REAR YARD . ~ 25' SIDE YARD ~ 5' CORNER SIDE YARD ~ 15' TOTAL PARCEL AREA 188,150 sq. ft. 4.32 acres PROPOSED NO. OF LOTS 10 LOTS PROPOSED ZONING R-5 PROPOSED SQUARE FOOTAGES LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 9,661 sq. It. 8,402 sq:ft. 8,402 sq. ft. 7,781 sq. It. ' 7,825 sq. II,. . 10,619 sq, ft. 8,605 sq. ft. 7,843 sq. ft. 7,842 sq. It. 9,022 sq. It. PERCENTAGE OF LAND IN STREETS 7.19% DENSITY CALCULATION SITE AREA ROADWAY AREA WETLAND AREA NET SITE AREA 188,150 sq. ft. 13,525 sq.ft. 26,384 sq. It. (ALL WETLANDS) > 148,241 sq. ft. 3.40 acres ALLOWABLE D.U. 5 x 3.40 ~ 17.00 D.U, (17 D.U.) ZONING (R-5 ~ 5) J OWNERS BILL HUGHES, LLC 15220 CEDAR GROVE ROAD ISSAQUAH, WA 98027 LAND SURVEYOR BAIMA & HOLMBERG INC. 100 FRONT STREET SOUTH ISSAQUAH, WA 98027 (425) 392-0250 CITY OF RENTON SURVEY CONTROL NETWORK CONTROL NO" 1851 FOUND A 3-1/2" DOMED BRASS DISC WITH A PUNCH MARK ON CONCRETE STREET SURF ACE AT THE CONSTRUCTED INTERSECTION OF N.E 4TH STREET (S.E. 128TH STREET) AND 140TH AVENUE S.E. CONTROL NO, 1852 FOUND A 3" FLAT BRASS DISC ON CONCRETE STREET SURFACE AT THE CONSTRUCTED INTERSECTION OF N.E. 4TH STREET (S.E. 128TH STREET) AND 148TH AVENUE S.E. CONTROL NO, 2104 FOUND A I" STEEL PIPE WITH PLUG AND TACK DOWN 0.9' IN A MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF S.E. 136TH STREET AND 144TH AVENUE S.E. LEGAL DESCRIPTION TRACT 13, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 101 IN KING COUNTY, WASHINGTON . BENCHMARK CITY OF RENTON CONTROL ~ NO. 2104 ELEV~399.339 DATUM NAVD 88 INSTRUMENT A TION INSTURMENT USED: 5 SECOND TOTAL STATION. FIELDS SURVEY WAS BY CLOSED TRAVERSE LLOPS. MINIMUM CLOSURE OF LOOPS WAS I: 22,000, IN ACCORDANCE WITH WAC 332-130-090. ---~ _._-------- PRELIMINARY PLAT OF EMMA'S PLAT PORTION OF THE N.E. 1V4, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON CITY OF RENTON ~ CONTROL NO. 1851 N 88'22'17" W 2623.96' --~-- N 88"20'35" W S"E. 132ND ST. o 10 20 L T " ' I"\u I SCALE 1" 40 I = 40' l::;: --I~' I I I I I I I I I I I I I I I I I I I RIM=~~i.~~-t INV=397.23 (S"pVe-N) INV=396.93 (s·pvc-s) EX. CURB, GUTIER I ANO SIDEWALKT " I SEE ~D DEUNEAliON PREPARED BY AlTMANN OU\rel ASSOC. DA lED FEB, 12. 2004 l"IETL..AND IMFAC TS 1:-::-:·:-:-:-:-:.: .:-:-:-:1 i"IETLAND FILL -10,,44 &f III II II II I i II II PAPER FILL -1721 &f 1/ / / / /l BUFFER REDUCTiON -66,4 &f > ft DRAINAGE DITCH i-, I : I ' I \ I \ I 10 , I \ I \:J I " DRAINAGE EASEMENT 9 I--~---, I I I I I I / ~ ~:~:~:~:\ L --~'< '5'--1'£:1:: :~:: ~:::::i ----1~"" A '\ \ - SIDEWALK \ EASEMENT \ -----~ \ \ ~::::::::~.::::::::.':'S.::::.>~:: .. ~ ... ~~~~~~~~ , 4t{ .. ~~~,:~:::::::::: (lb~T~l~(cTI-OI~sSL'f~ 1V:~:~ :,~ "'~ ~,~:-~"'~ ~:,~ ~ ~ ~ ~ ~ I BE FILLED & \ I REPLACED/ : MAINTAINED IN I TRACT 'A' I I : I \ I I 1 I I I L _____ ~ ~ I -----~ ~ 3 I---e' WOOD FENCE I--e' WOOO FENCE FOUND REBA)~ CAP, LS CORE I 0.08'S, 0.02'[ STUB I I GAS STUB -I , I " , , <-< .-I I WETLAND A WETLAND B CLASS III CLASS II EXISTING 8,149 sq. ft. 18,235 sq. ft. WETLAND AREA EXISTING 15,536 sq. It. 56,978 sq. It. BUFFER AREA ~eTL..AND MITlcSATION r F I I~ J i"IETLAND CREATION -13,33<1 &f C -[-+ + I ..". ..". j i"IETLAND ENHANCEMENT -15,640 &f KX><:X:><J BUFFER REPLACEMENT -15,0'717 &f 1\:"i.tM:ff:;~l!'iml~~;fu!1 BUFFER ENHANcEMENT -42,,44 &f 4 I I I I I I I , I , -, I I z I &, ---__ -1 ~ 6 15' AC(;ESS_/\ EASEMENT N 88'1 W 631.66 ..... " ..... ,;,.-' ....... 1 ,. ........ , , ..... -.-~I:_'.~~:'",~:;:~....'~ '~I~)I",.)~~: ",." "'''~ ..... ,., "''''''' " I " ;, ~I I ~ " I ; • '01 ,-,-_. 4_'. I' '01. "14_ -... ~, .,. ,,. I LINE TABLE LINE LENGTH BEARING L1 19.79 N 8817'56" W L2 10.21 N 8817'56" W L3 2.39 N 01'42'04" E L4 5.00 N 8817'56" W L5 11.74 N 41'11'39" W L6 24.82 N 77'27'26" W L7 69.84 N 20"25'34" W L8 30.61 N 20"25'34" W L9 20.62 N 5012'51" W Ll0 48.62 N 88'17'56" W Ll1 8.39 N 70'44'47" E L12 102.30 N 3418'43" W L13 55.80 N 51'07'45" E L14 44~64 N 34'18'43" W L15 14.60 N 55'41'1/" E ., , , I sq. It CLA~{ III WETLAND TO BILLED & REPLACED/M I~TAINED I IN TRACT 'A' I I I " I " I " " v I .- CURVE TABLE CURVE LENGTH RADIUS DELTA Cl 38.66 25.00 88"36'40" C2 39.88 25.00 91"23'20" C3 39.27 25.00 90UO'OO" C4 39.27 25.00 90'00'00" C5 13.75 25.00 31"30'35" C6 2.07 25.00 4'45'12" C7 89.58 90.00 57Ul'52" C8 11.30 17.00 38'05'05" C9 6.22 17.00 20'57'17" Cl0 13.18 17.00 44"25'34" ", " , , .- o~-o~~ PP, Ec.. F I I I I CITY OF RENTON CONTROL NO, 1852 '" 0 ..; ;;; \ --, , " :.,. ..... '" b 0 U) \ ~ ... I ~'! I EXPIRE;;;S ....;:::=--:-; DEVELOPMENT Pu\NNING CITY OF RENTON FrQ 2 'J 2001 cu f U') } ., , ,] , ! ~~~--~-- r.;~ ill ~;;b ,'-'" , f ,~, j i(J llJ te N N o § LL '---10 ~f­ --1::1 Cl.o.... >-(f) 0::::_ «<C 22 22 --1W w 0:::: Cl. • (J c:: - 0) "-CD .c E -o :x: olS CV E .-CV IXl ~ II , (/) :z o I-o W (/) I (/) (/) o 0::: o o :z <C :z :5 0.... --.J ~ W o o :z o 0.... w ';:( o o z PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON SOUD \ / INV=399.S4 VlNYL-COATEO CHAIN LINK FENCE ER KING COUNTY & OF RENTON SPECS, _-';;.-~-:~ CBe 2, TYPE ~48" W/ SOLID LOCKI G LID RIM= 4,00 INV=3 ~20 8· ..... 12 .. SD 025,63% B ~-.~ .. · .-. s' BERM GATE ~ a ~ 0510 20 Isv' I SCALE 1" -20' LEGEND 1XI WATER VALVE :0 FIRE HYDRANT m WATER METER o CATCH BASIN ® SEWER MANHOLE )i--¢ STREETLIGHT GEOTEXTILE ROCKED OVERFLOW C-C N,T.S, 6" THICKNESS OF 2"-4" QUARRY SPALLS \'----'403~ II-54" EX, CB WITH LID RIM=402.57 INV=397,37 (12"ADS-N) INV=397,37 (12"ADS-E) 5· .... 12 .. so 00,50% CBe 3, TYPE w/ SOLID LOCKING LID _---/ RIM=403.00 INV=398.58 A~ REMOVABLE WATER TIGHT COUPLING. 4" PIPE , I , PLATE WITH ORIFICE -I 1-== 6" MAX. , AS SPECIFIED \ ELBOW PETAIL NTS ELEV=403,QO EX. CB RIM=403.38 INV=397.18 (12",0.05-5) INV=397,18 (12"ADS-E) •••• . , .. -...,..:,~-r.:-. I .. _. .... ;.. ...~ I-4'r--, VERTICAL BARS SPACED 4' O.C, D - D 4' · ...... · . - EMERGENCY OVERFLOW WEIR ELEV=405.50 OVERFLOW RISER ELEV=403.00 • .. ROUND SOLID COVER MARKED "STORM" WITH LOCKING BOLTS, SEE LOCKING MANHOLE FRAME DWG NO, 49 & 50, (K.C, ROAD STANDARDS) ""--.-:-,~,-.~, .,-. -• ..., D I .~: • -•• -.-.. "-1> EMERGENCY OVERFLOW OVERFLOW W.S. = 403,00 -.~ ++-H-_IELEV,=402,25 , . STANDARD GALVANIZED STEEL LADDER/STEPS. DWG, NO, 39 (K,C, ROAD STANDARDS) 1 7 /8' ORIFICE:~-_j_L*+ ... '---' .'! - PIPE SUPPORT: ----t4;K====:=lll 3"x,090 GAGE BOLTED OR IN BEDDED 2" IN WALL AT MAX, 3' SPACING, MIN ONE SUPPORT, ____ 12" S.D. OUTLET PIPE INV=40Q,QO l' SECTION OF PIPE ATIACHED BY GASKETED BAND TO ALLOW EASY REMOVAL • · 'j,: • • , . .. 12' RISER 7/8" DIA ORIFICE , o I N -+ z '" '0 I N , . D--.J . , 8" CLEAN OUT GATE SEE DWG NO, 53 • · , (K.C, ROAD STANDARDS) .v· • . ' " ~ • .- '. v 12" S.D, ----INLET PIPE INV=400,00 RESTRICTOR PLATE L---=~~~....J· .. ,. ." -... " "'1 •• .' )"~., . . -.. . , . , 54" DIA ~~~--,f' CTItL MH TYPE II-54' N,T,S, S' =BERM -I 6' VINYL-COATED 6' VINYL-COATED CHAIN LINK FENCE CHAIN LINK FENCE PER KING COUNTY & PER KING COUNTY & CITY OF RENTON SPECS. CITY OF RENTON SPECS, I I' MIN. FREEBOARD ..5l.. DESIGN W,S. ELEV=403.0tl "'='" 3' DETENTION '\ STORAGE ." y- , ----------------------.J-----1--------"j' / '--\ ~ 3' WATER \ \/ '), '\ QUALITY \ , STORAGE / \ ___________ J___ _ ______ _ 0.5' SEDIMENT STORAGE 6' VINYL-COATED CHAIN LINK FENCE PER KING COUNTY & CITY OF RENTON SPECS. _f l' MIN. FREEBOARD SECTION B-8 1"=20' HORIZ, 1"=5' VERT. 6' VINYL-COATED CHAIN LINK FENCE PER KING COUNTY & CITY OF RENTON SPECS, /,<V'\ \~v-\ -~ DESIGN W,S, ,ELEV=4D3,~ L - - - - ~ -j 1-5 BERM 3' DETENTION ''-\ <!-". I EI EV=40D 5 STORAGE , '\ ---------~------~'\ ----------------l------.J------------~,v.>' 4' W/Q ). /\\ 3' WATER \\- STORAGE / ''l , QUALITY V' ' \ '\ ;;~ \ ______________ L=~OR~~: _____ " ;:;~=396.5 -L (Y" -----'" 0,5' SEDIMEN' /:'" 'y\ ' 1, = STORAGE /\, I' SEDIMENT STORAGE 12' MIN, (15' AT CORNERS) SECTION A-A 1 "=20' HORIZ. 1"=5' VERT, 6' CRUSHED SURFACING TOP COURSE POND GRAVEL ACCESS ROAD N,T.S. Call before you 0.9 . 1-800-424-5555 UNDERGROUND SERVICE (USA) AVOID CUTTING UNDERGROUND UTILITY LINES, IT'S COSTLY NOTE: RECOMMENDED FOR APPROVAL ~-------------------­ ~-------------------- ff'( CHECKED FOR COMPLIANCE TO CITY STANDARDS DATE DATE DATE EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. iT SHALL BE THE CONTRACTOR'S RESPONSIBiLITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION, NO REPRESENTATION IS MADE THAT ALL eXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5555, so TRACT C @ ~ 57 sa 69 60 160 @ ~o.o 132ND ACK~ @~ 150 (2) (3) 13[~t) , (~) 481.15 RE [:5 601 . .. 27 I • I • I TRACT A N,E, 2ND CT. • 42 8 ~ .! (V L1j 1-----1 1..r~~J.~~I......,!.~fJ--.J......~r-.....L...,...-r--"'"i""'--.,....."'Jtt'::tr1 u;1 1110,8 ? 19 51 0 5:)l , 71 3::rr:zJ ; 0)~ S.P. 379.05 TRAC' c rf " o 0 • I ..-"" • W • U) 4 5 6 PA K D VI ~t)' h-.!~~w-"!""-_..J...-_.....I-_-..I....~':1~~w'Q~'~ ,."""J (C:e:NTRAl:';lXVE.T""'\tI"" ,---':-, ',:,;.-,~,:~;/-; • "'~' .. W ~ ~ ~ .. . • > <:t 50 en Z 0 >--1 ........, • (fl Y) • .t:> u"l - I1i 1.0 • .0 I.n - • • . (['I' .. ~ WLO - 1 , • , , "'-J~ II") r- "" ,.u;;;t tm "'- .QUO -, • , 1 2 ~ "" !!l {;5 300.81 2 3 I 4 3 4 p~ ,'. ~ " " It Q S.E. 2ND to " " 60 21 foil \.:/9 ® 601. 5 5 n " 7 ,I CT, 15 30 ( 591.70 100 , .. " .. # • TRACTB (BTOR! DE1EKl1ON) • • , • , ~I i ! j r 0:::' W TRACT E Q I I TRACT H ~'I ,.q- 10 -~ -~ ~tlt:;;';,j'...,...-~ -=t ,--, -::;'0 ""',' ~~~ =i-"""~~::.e-E3-.,;.r.E=-'EH===3-f3-e~~#~f-iiii-;;'~~~~e ~=~*~alt~S~~'1 0, 14, ~'"E.!~'i S3-~~i ~"3-i~~H ~:::r /311.'31 DEVELO!'\1ENT PlAi'INING CP'\' OF RENTON FEB 2 7 20011 r.:''':i''r~~''!E t) t~ t: ~J t... J 11 [;:, L9 ,. ,. N , " , NO TM Maplewood ~ h b h 0 0 d e I g 0 r } Par k o RAOIO TRANSMITrER f~ e .. I -.' "~ u; ,-, > w o " <> [l I 8 LL o 3~ 0...D- >-(j) 0:::_ <C« 22 22 --.JW w 0::: 0... 0:::: W > o U --l o 0:::: f-:z o u --l ~ :z o N 0:::: o :r: I- '" a. ::E .. '" -iii a:: § a. ~ ~ I-HHH-t---1 fil .... ~ ~ o - I-HHH-t--I '" • ." 1D ~ '" '" I-HHH-t--IC; I !\I !\I 'i' v '" o -/ '" • ." / !\I !\I '" I v g -Z / o g (f) ~ ~ $ 0:: u ~ ..., o c a. !\I '" ... o ~ £ D. o " > .. I-I--lHH-f--I Q -" o o ., z ;;! 13 CITY OF RENTON o CONTROL NO. 1851 PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. Jl -- -CITY OF RE~TON, ~ASHINN~J~~6' L CENTRAL AVE. (S.E, 1 32ND ST.) N 88'20'35" W CITY OF RENTON CONTROL NO. 1852 --... \ N.E. 4TH ST. ...; vi S.E 29TH ST. ~ ... o z ~ t ----fS"'.E=-• ..!;13~20!.:!N~D rSC!"T' __ + __ -11--N.t::. 2ND --......,~'--'-~r---' --~I-----' i!' SITE ~ o 10 20 I§ • .! ; 40 I SCALE 1" = 40' LEGEND WATER VALVE FIRE HYDRANT WATER METER CATCH BASIN SEWIER MANHOLE STREETLIGHT I -I~ I~ I~ I~ I~ I~ I~ ~ I~ I~ 1§2 I.....:J I / I I / + I / 3D' I 30' 1.0\:-: LOT NO. 08t.710-006: , 10 R d "' 9 8 -' \ ~\ -\ .'[,'\ \ ' \ I, \ \ 40x50 \ 1\li>6'6" TAx-mr NO, 084710-0085 I ~~--~~45~.6~2~' __ -L ____ ~60~.~02~' ____ JL ____ ~60~.0~2~' ____ 1_ ________ JQ~~~2=.3=9_'~~\~ N 101.85' ~ -.... (f---_ ___----=S~8B"!Z:56;:-"E=---_ i;; ROAD A 321.40' ----T 45.00' v. 44.41' 60.02' 1 2 .... o ~ 60.02' 3 ;,. o d ... 15.83' 4 00 . 10 '" . ~~ a z 19.79' 0.21' ;:: 5 6 \ 15' ACCESS---, EASEMENT \ TRACT A (SENSITIVE AREA TRACT) 6<3 '\ \~y \'6" ) ~ .,,,. ~ ~o \ '", '6'"" "- \ ~ • ,3· ,~;~--~48~.6~2~'--~~ 70.02' \ :-.:: (, .30' 6 22 119.01 ' TRACT B (STORM DETENTION) 30' I I I I '1~'\~~::~----~I----~60~.0~2~'--r-I1---~6~0~.0~2~'ll---1----J6~0~.0~2'~---L----~6~0.:0:t'~60~1~.6~6L, ~~~I----Jl~16~.lU3~'--~--~~~,~=:--~-r------~·~--117~5~.4~3~' ________ -. ______ ~ : '-~-I I I : "'j,n.". ~'"' I : : I ;. .. - I I I I I / I / I I I CITY OF RENTON SURVEY CONTROL NETWORK CONlROL NO. 1851 FOUND A 3-1/2" DOMED BRASS DISC WITH A PUNCH MARK ON CONCRETE STREET SURFACE AT THE CONSTRUCTED INTERSEC110N OF N.E 4TH STREET (S.E. 128TH STREET) AND HOTH AVENUE S.E. CONlROL NO, 1852 FOUND A 3" FLAT BRASS DISC ON CONCRETE STREET SURF ACE AT THE CONSTRUCTED INTERSECTION OF N.E. 4TH STREET (S.E. 128TH STREET) AND 148TH AVENUE S.E. CONlROL NO. 2104 FOUND A 1" STEEL PIPE WITH PLUG AND TACK DOWN 0.9' IN A MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF S.E. 136TH STREET AND H4TH AVENUE S.E. I I I I I P ,",HKSi[)E CGjiHT / I 1 I I / / VOL. ,27, PG. h02 I / / I I I I / ,. I :; I I, / ., / .. I 7 I B / .. / 1() / I / / / / / / / / I I I / I I l" I I I I : : : : : : -----.-1_ -_.1_ - -L -__ , ___ .1 ___ L ___ , ___ J----___ "'( ./) / I / -- I I ( I / I 1 00 I I I / 3D' I I + I I I ,- / / I / I / I ___________________ ::.N 88'29'18" W 500.00'(M) \...---" ./ _s,_~~8;;~W ~~~~~:-T--------~ \ .. ./ --r I / / I I / I T / / / I / I / -'---r--T---,--~ / / / / I 1\ / : : : : i "'-T-/~I I 17 I Hi / 15 / 11, I 1:i / 12 I I / / I I / I I I I / / I / :8 TH.l>.CT 'A' CITY OF RENTON CONTROL NO. 2104 I S.E. 136TH ST. I I ~.E. 2::~9~~~~ORt;-)~ 1-~~.;>I.:po:-._----1!- / I I / / I I / / I I I / I I / / I I / I I / I / / I ~ I _I I , l I, I / 11 -I~ _ S.E. 2ND CT. S.E. 36TH ST. VICINITY MAP LEGAL DESCRIPTlON TRACT 13, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 101 IN KING COUNTY, WASHINGTON. BENCHMARK CITY OF RENTON CONTROL NO. 2104 ELEV-399.339 DAlUM NAVD 88 INSlRUMENTA TlON INSTURMENT USED: 5 SECOND TOTAL STATION. FIELDS SURVEY WAS BY CLOSED TRAVERSE LLOPS. MINIMUM CLOSURE OF LOOPS WAS 1:22,000, IN ACCORDANCE WITH WAC 332-130-090. OWNER/DEVELOPER: BILL HUGHES, LLC 15220 CEDAR GROVE ROAD ISSAQUAH, WA 98027 ENGINEER/SURVEYOR: BAIMA & HOLMBERG, INC. 100 FRONT STREET ISSAQUAH, WA, 98027 SHEET INDEX: SHEET 1 SHEET 2 SHEET 3 SHEET 4 SHEET 5 SHEET 6 SHEET 7 Call before you HORIZONTAL CONTROL BOUNDARY/TOPOGRAPHY GRADING/STORM DRAINAGE PLAN POND DETAIL PLAN AND CROSS-SECTIONS COMBINED UTILITY PLAN SANITARY SEWER T.E.S.C, PLAN I 11/30/04 RECOMMENDED FOR APPROVAL I ~--------------------­ ~-------------------- ~ CHECKED FOR COMPUANCE TO CI1Y STANDARDS O'g. 1-800-424-5555 MTE ____ _ __________________ MTE ______ _ UNDERGROUND SERVICE (USA) AVOID CUTIING UNDERGROUND MTE UTILITY LINES. Irs COS;-:TL.:;.Y:-___________________ ---, NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING Ul1L1TIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. N BB'29'02"W 664.905'(C) 1326.53'(M) N 88'29'02" W 661.56'(CORE) N 88"29'02" W 661.625'(C) -~--_/_ I _ ...... / __ _ ! ---..ji ~/ CALL BEFORE YOU DIG: 1-800-424-5555. ~----- ~ w ~ Ci 0 " w ~ X " " 0 I .. 8 w ~ w ~ '" --------------- ~ ~ "" 0 "-If) S~ ~ ~ ~ ~ ~ " 0 LL 0 5~ 0....0... >-(f) o::::~ <t:« Z~ 2~ -lW w 0:::: 0.... o "" II • '" f B ~ , • ~ 0 ... w .., N N 0 ~ I V 0 0 f:j ~ ~ :z ::s CL ~ --.J I-:::> 0 w :z CD 2 0 U I Ul f'" ~ ~ >-'" <L I :EO <t !!l "' '" 0:: :5 ~ a. a. .. « '" '" C\J "-W "' ~ ~ "- 0 ~ 0> ~ .., >-..; m '" '" '" ~ 0 I C\J C\J '" I V '" '" ~ / 0> ~ .., / C\J C\J 0 I V '" '" ~ Z / 0 0 0 VJ 0 -GJ / ~ ., 0:: u .. ~ 0 L <L C\J '" ., c .. < 0. 0 a; > " '" .., 0 c " Z ...J / .:; o 10 20 40 ~ • .! ! I SCALE 1-= 40' LEGEND I><l WATER VALVE P FIRE HYDRANT EB WATER METER o CATCH BASIN ® SEWER MANHOLE }.j;--¢ STREET1LIGHT INV-407.24 INV=407.24 CONSTRUCT NEW C8 AT I,.V"BUINL-l.:""" -CONNECT TO EXlST1NG CATCH BASIN 1'0 I~ I~ I VJ ~ ~ I I ~ II ~ r ~ I ~ I I I I f------ EX. 55 ~'~~::16~.~~~ (S'PVC-N) INV-400.42 (S'PVC-S) EX-ce INV=407.92 (12'ADS-S) INV=406.5 Wi TRASH RACK --- 10 CBI 11, TYPE I RIM-408.00 INV-406.47 T .t"X LOT 9 INV=405.50 .. .-I'H:. 08/.710-0061 8 PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON 10' PRIVATE ORAINGE EASEMENT \ \ \ \ \ \ 7 \ \ \ INV-405.51 1 1-FlRE HYDRANT A\SlEMB]~'( 1-S·.8· TEE -5-GATE wi THRUST BLOCKING N 88'18'49" W ,v~,~71 0-0085 .65' TRACT A (SENSIllVE AREA TRACn SSMH,l I ~ ~STRUCTMANHrn£ ___ ~~~_t~f!~~~~~~~~~~;i~~~~~~~:;~~~~~~~~~~~~~~~~Ef~~t:~ OVER EXIST1NG SEI'I£R ...... RIM=412.5 (MATCH PA'I1NG) EX. INV=399.42 (VERIFY) NEW INV-399.52 (S'PVC-E) I 1-B" CAP (MJ) 1-2' BLOWOFf ASSEMBLY WI THRUST BLOCKING SSMH# 2 RIM=40S.7 INV=406.47 (12"AD5-IO INV=406.47 AD..IJST C8 TO NEW CURB EX. SS ~ I....:J I I I ~ I INV=397.23 ~~~~~!;~----1~-t4 INV=395.93 (S'I'vc-si • I ~ I I ~ I • I 1 1 2 I--R' WOOD FENCE I I I I "'--__ 1- ,-,- CBI 9, TYPE I RIM=409.49 INV-405.34 3 I--R' WOOD FENCE I I I 4 " ..... CBI 7, TYPE RIM=408.44 INV=4D4.59 5 P .':'.HKSlDE CGF,:rH ',:ni 'r; Pi: ,n'; . "... .... .... .. ... INV=401.12 (S'PVC-W) eel 1, TYPE I Wi SOUD LOCKING UD C816, TYPE I RIM=406.00 __ -"';::IIlI""\ INV=400.59 6 eel 5, TYPE I Wi SOLID LOCKING UD RIM=404.00 INV=399.03 4, TYPE 11-4S' LOCKING CBI 2, TYPE 11-48' wi SOUD LOCKING LID INV=39S.20 ROCKED OVE:RfI:ILOYI--..:% R'~,1?' SO o 25.63l1i I INV=3b7.37 INV=397.45 ~I~~~~~_.J INV=397.37 I ;2 ~ a N a ~ ~ VJ ~ ~ 30' UD N ~ ~ :<) ~ ~ • v .... "' I~ Call before you RECOMMENDED FOR APPROVAL ~------------------­ ~-------------------- ~ CHECKED FOR COMPL~NCE TO CllY STANDARDS O.g. 1-800-424-5555 IlfITE _______ _ IlfITE ________ _ UNDERGROUND SER'I1CE (USA) AVOID CUTT1NG UNDERGROUND IlfITE UT1UTY UNES. liS COSrTL.!oY'"-____________________ ----. NOTE: EXIST1NG UT1L1TY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERT1CAL AND HORIZONTAL LOCAT10N OF ALL EXIST1NG UNDER- GROUND UT1L1T1ES PRIOR TO COMMENCING CONSTRUCT1ON. NO REPRESENTAT10N IS MADE THAT ALL E,XIST1NG UTILInES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBIUTY FOR UT1LiT1ES NOT SHOWN OR UT1L1T1ES NOT SHOWN IN THEIR PROPER LOCAT1ON . CALL BEFORE YOU DIG: 1-800-424-5555. I /\ I : l/ .. /1 ) '} _" o. n 7' ~~y! w.: ..c. "<--• .. ;', ; !::. ~ Q:l c';· uJ ;7; ,) u... > ---------- ~ x '---ILL o f-I-:5:5 0....(L >-(f) o:::~ <C« Z2 22 --.I W w 0::: 0.... o "<t \I , ~ z: ::s 0.... C) z: o « 0::: C) I-HI-HHI--IOJ ~ ~ ~ "' '" I-~I-HHI--I¥ OJ OJ '" I " '" '" ~ /' OJ ~ " /' OJ OJ '" I " '" '" ~ Z /' o g iJj 8 ~ ~ '" U ~ o ~ Il. OJ C< -+> C ~ £ n o -;; > ~ I-II-IHHI-I--I'" " c o d Z ;::! IS PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON o 10 20 40 koWi'! I SCALE 1" = 40' , \ I I I I I I I I I I I / ..c / + 30' I 3 0 '" '" -- 30' N <D - -I~ Call before you RECOMMENDED FOR APPROVAL ~-------------------­ ~---------------------- ~ CHECKED FOR COMPLIANCE TO CITY STANDARDS O.g. 1-800-424-5555 D.t.lE ________ _ __________________ D.t.lE ______ __ UNDERGROUND SERVICE (USA) AVOID CUTIING UNDERGROUND D.t.lE UTILITY LINES. IT'S COSr:TL.:;.Y'--____________________ ---, NOTE: EXISTlNG UTlLlTY LOCATlONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTlCAL AND HORIZONTAL LOCATlON OF ALL EXISTlNG UNDER- GROUND UTlLlTlES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATlON IS MADE THAT ALL EXISTING UTlLlTIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UnLITlES NOT SHOWN OR UTlLITlES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5555. Cl Z ~? ... Q ~6 Q _J .. , ~-,~; ~,?,J c.... :,.': "" ~ I •• ;,!,; zi"'" '-. "" "~ :,"-"" tii .... , ?-', ~ , ·C,' c,_ , en c,"_--w UJ d;j 1.1-a:,: ,~ ~ UJ w 0 -" 0 ~ 0 "-to ~ "-I -~ ~ ~ a < LL 0 ~~ 0...0... >-(j) o:::~ «« Z2 22 -..l W W 0::: 0... • () C - CD ... G) .0 E -0 ::J: olJ '" E -'" a:l " • ~z ~e ~~ ;~ I '0 ~ 11 , ~ ~ N N 0 I ~ ~ '<t 0 • z 0 ~ ~ ~ iii U) w -.J LL 0 0::: 0.... 0 <!: 0 0::: "'~ .,~ om .. p r..l~~ >~ii ~~'O o~! "'~~ !l'~ .. 1l 0 ",§~ ",~' "I! .. ~ z ! -~~ ,,~ "'8 ,,~ -~ d~1 ~ ~~~ ~ "~ ~·S -- ~ ~ l-V> "- :0: <[ HH-+++--I", ~ 'l ... o '" o 1--1--1-+-+-+---1 B I ru ru o I ... o o -" Ol ~ ." " ru ru o I ... o o -Z " o g UJ S Gj U; '" 1:; ru ~ a L "- ru '" +> C ru E c. a " > ru 1-1-++++---1'" ." o a z '7 .::; 0 10 ~nl -, SCALE PORTION OF THE N.E. 1/4, OF SEC . 15, TWN 23 N., RGE 5 E., W.M. g ~ 20 , 1" CITY OF RENTON, WASHINGTON 40 I = 40' 4 SSMHII CONSTRUCT MANH '!:I,; OVER EXISTING SE ILR RIM-412.S (MATCH PAVING) EX. INV-399.42 (V-RIFY) NEW INV-399,S2 ( "PVC-E) ROAD 'A' 1"=40' HORIZ. 1"=4' VERT. -400 eel 6, 'r'I'E I -RIM-406 00 INV-400. 9 1---------42' RO.W. --------1 J-..---16' ---1---16' ---I 5' CONC. SIDEWALK-1-5' CONC. SIDEWALK 0.5' SIDEWALK EASEMENT -jt---II---0.5' ~ 0.5' -~ I-~-ll-0.5' SIDEWALK EASEMENT ." ".-.- ", ~CONCRETE SIDEWALK '---VERTICAL CURB AND GUTTER 4" CLASS 'B' ASPHALT CONCRETE '---3" -5/S" COMPACTED DEPTH CRUSHED SURFACING TOP COURSE 3" -1 1/4" COMPACTED DEPTH CRUSHED SURF ACING TOP COURSE \ GRAVEL BASE MAY BE REQUIRED DEPENDING ON SOIL CONDITIONS ROAD I A' TYPICAL SECTION N.T.S • R.O.W. ~---------30'--------~ ~----16'----~ - -0.5' 5' CONC. SIDEWALK ~ / iSAWCUT AT CENTERLINE NEW HALF-STREET ~E)~~LY~ON~S~A~VE2S~ •• E~.~ __ ~ 2% ~=::C::L=AS=S='B' ;::.).) '~~ CONCRETE '----:," -5/8" COMPACTED DEPTIH CRUSHED SURFACING TOP COURSE RT.RV '----3" -1 1/4" COMPACTED DEPTIH CRUSHED SURF ACING TOP COURSE ",0 .'" N' ~N .... ;;: 0+00 ,,0 ~o ., ~ ,,:0 .", <D . ..., ". .... I') ~ ..... o~ 00 ~ 0'" ... ;;: .... ;;: .... ~ ",,:e ~:o '" .,. ..... ~§ 0'" .... ~ N -i 0 .... '--__ GRAVEL BASE MAY BE REQUIRED DEPENDING ON SOIL CONDITIONS 1+00 2+00 3+00 LYONS A VENUE S.E. TYPICAL SECTION ::;- ",. 1"'>' z<ll WI- W 0 « w N.T.S. IOZ 0 a:)Z ,----,-----------,,-----------,-------~.,~.15>_~------------,------------,-----------~7?1·~--------__ -, ____________ ~----------~<D1~::;~--------_,------------._----------_,----------_.--~ ..., I-on -ii ~ -~~~~EX ---iSTING ROA ----~'='I'------------ ;!; ffi <c ~ r TOP OF CUR J. ffi ~~ __ -t;;~ __ ~ t ~ -------------~ '10~--r-------~~~~~-~-~-r----------~--------~----------~----------r---------~--------~----------~--------~----------~--------_4----------+_~ ~)oIG ~!~­E.'~\Sj.!. ~ - ~ .--,,'- -- r--r------------~------------i_------------f___----------+___-----------~----------~--------___4------------___+------------___+------------~---------~------------~------------4-~ 400~--t---------_t----------t_--------_t----------t_--------~--------~----------~--------~----------~---------4----------+_--------_+----------~-~ 1~61H AVENUE ~.E. 1"-40' HORIZ. 1"=4' VERT. DA1UMnBV ~--t----------j~--------_t----------~----------+_----------t_--------_+----------~----------+_----------~---------+----------~----------~----.------~_J 395.00 1 .... ::; .... 2+00 " d ;;: 3+00 ., '" '" -N N ;;: ;;: ;;: 4+00 5+00 ... 0 I') '" '" N N d d ., -:;;: ;;: ;;: ;;: :;;: :;;: 6+00 7+00 S+OO Call before you O.g. 1-800-424-5555 UNDERGROUND SERVICE (USA) AVOID CUTTING UNDERGROUND - I 11""1/04 l RECOMMENDED FOR APPROVAL ~-------------------­~-------------------- ~ CHECKED FOR COMPUANCE TO CITY STANDARDS ~TE ____ _ ~TE ~TE UTILITY LINES. IT'S COSrTL"'y"-______________________ ~ NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY, IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. TIHE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1--800-424-5555. o -<t II , W --.l U-o 0::: D... .............. z 5 D... 0::: W 3: w (/) >-0::: ~ :z: « (/) l-V> a. '" "" If) -Iii o n:: S IJ.. IJ.. ... « g 1\1 " ~ ~ o -I-I-IHHHI--ICD ~ "" >-.. ID ~ o I-1H-f-+-+--I8 I 1\1 1\1 o I ... o o -/' CD ~ 1\1 1\1 o I ... o o -Z /' o g (fJ S Gj ~ a:: u ~ ~ o L a. ~ ... c ~ E a. o .. > I-I-1HHHI--f~ -g o " z -7 '" PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON o 10 20 40 ko· ~' I SCALE 1" = 40' LEGEND ~ WATER VALVE :0 FIRE HYDRANT ill WATER METER o CATCH BASIN ® SEWER MANHOLE ~ STREETUGHT , \ \ INV=407.24 INV=407.24 ( / / / \ \ \ Ex. CB RIM-411 INV=40S.47 (12'AU',-NJ INV=40S.47 (12·II,OS·-S) \ \ + ~ ~ I I M II M I M I EX. ss RIM=411.43_-+_-l-4 INV=397.23 (a'PVC-N) INV=39S.93 (a'pvc-s) M I EX.SS I I I 1------ EX. SS INV-404.32 (a'PVC-N) INV=400.42 (a'pvc-s) EX.C8 INV=407.92 (12'ADS-S) \ \ \ \ \ ) \ if / /' I l ) / / Lp,oWi:il STUB I I I I I I EX. CB I I (12' IIOS-N) INV=405.95 ('2'IIOF-S) "-___ -_1- '-$ - --- ............ =,u .... Ll.': I I I I I I ~ .," """ .. ~" .. ""~ I'Hl. UO!," IU-lH101 8 '----- OATlJj[ EIEV 890.00 SSMH# 1 CONSTRUCT OVER I Ex. \ \ " P t. ~;: . .'~:;n~~ {'n~::~T ................ " '" , \In; ".; pr~ In'; ...... ~-', '''-..... o g "' + d ;;: ~ ~ m -----r I I I ---- ROAD 'A' 1"=40' HORIZ. 1"=4' VERT. I EX.)NV-399.44 INV=3h37 \ I ~:'~~i:=~l INV-397.37 (1 I I 8 L __ -- EX. CB RIM-403.3B 18 (12·...,S-S) INV-397.18 (12'AilS-E) I I I I 30' 11 Call before you D.g. 1-800-424-5555 UNDERGROUND SERVICE (USA) AVOID CUTTING UNDERGROUND RECOMMENDED FOR APPROVAL ~--------------------­ ~--------------------- ~ CHECKED FOR COMPLIANCE TO CllY STANDARDS DATE ________ _ DATE ________ _ DATE UTiUTY LINES. IT'S COS;.:TL.::.Y:...... ____________________ ~ NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5555. z -',~) g = N r-. N m L.u u.. IL IL N N ~ o ~ I "<I- LL o !! n I-I-::SS 0...0... >-(f) O:::~ <C<:( Z2 L2 ....JW w 0::: 0... o t{) II , g i 1-1-1-1-+-+---1 01 • ." to ~ '" a 1-1-1-+-+-+---18 I OJ OJ a I " a a -/' 01 • ." /' OJ OJ a I " a a -/' a a a -/' III +' U .. ~ o L "- OJ '" +' o do E 0. o Qi > do 1-+-+-+-+-+-_-1 r=r ." o z o d ...1 /' l5 '" ui N.E. 4TH ST. ~ « i!' ID W ui S.E 29TH V ST. ~ ~ ~.E.3RDST. « a C'~ z '" " "'.f:. <I; ~ S.L 132ND ST. D Sr w w::i ui ~ vi vi « ~~ i!' «« v Vl:J: SITE v z>- ~ ~~ ...1-S.L 2ND CT • S.E. 36TH ST. VICINITY MAP BUILDING SETBACKS FRONT YARD = 20' REAR YARD = 25' SIDE YARD = 5' CORNER SIDE YARO '" 15' TOTAL PARCEL AREA 188.150 sq.ft. 4.32 acres PROPOSED NO. OF LOTS 10 LOTS PROPOSED ZONING R-5 PROPOSED SQUARE FOOTAGES LOT 1 9.661 sq. ft. LOT 2 8.402 sq.ft. LOT 3 8,402 sq.ft. LOT 4 7,781 sq. It. LOT 5 7,825 sq.lt. LOT 6 10,619 sq.I!. LOT 7 8,605 sq.lt. LOT 8 7,843 sq.l!. LOT 9 7,842 sq.l!. LOT 10 9,022 sq.ft. PERCENTAGE OF LAND IN SlREETS 7.19% DENSITY CALCULA TrON SITE AREA ROADWA Y AREA WETLAND AREA NET SITE AREA 11'.8.150 sq. I!. 11,525 sq. ft. 25,384 sq. I!. (ALL WETLANDS) 148,241 sq.ft. 3.40 acres ALLOWABLE D.U. 5 x 3.40 = 17.00 D.U. (17 D.U.) ZONING (R-5 = 5) J OWNERS BILL HUGHES, LLC 15220 CEDAR GROVE ROAD ISSAQUAH, WA 98027 LAND SURVEYOR BAIMA & HOLMBERG INC. 100 FRONT STREET SOUTH ISSAQUAH, WA 98027 (425) 392-0250 CITY OF RENTON SURVEY CONTROL NETWORK CONTROL NO, 1851 FOUND A 3-1/2" DOMED BRASS DISC WITH A PUNCH MARK ON CONCRETE STREET SURF ACE AT THE CONSTRUCTED INTERSECTION OF N.E 4TH STREET (S.L 128TH STREET) AND 140TH AVENUE S.E. CONTROL NO, 1852 FOUND A 3" FLAT BRASS DISC ON CONCRETE STREET SURF ACE AT THE CONSTRUCTED INTERSECTION OF N.E. 4TH STREET (S.L 128TH SmoET) AND 148TH AVENUE S.L CONTROL NO, 2104 FOUND A I" STEEL PIPE WITI' PLUG AND TACK DOWN 0.9' IN A MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF S.E. 136TH STREET AND 144TH AVENUE S.E. LEGAL DESCRIPTION TRACT 13, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 101 IN KING COUNTY, WASHINGTON . BENCHMARK CITY OF RENTON CONTROL NO. 2104 ELEV=399.339 DATUM NAVO 88 INSTRUMENTATION INSTURMENT USED: 5 SECOND TOTAL STATION . FIELDS SURVEY WAS BY CLOSED TRAVERSE LLOPS. MINIMUM CLOSURE or LOOPS WAS 1: 22,000, IN ACCORDANCE WlfH WAC 332-130-090. PRELIMINARY PLA T OF EMMA'S PLAT PORTION OF THE N.E. 1/4, OF SEC. 15, TWN 23 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON CITY OF RENTON ~ CONTROL NO. 1851 N 88'22'17" W 2623.96' o 10 20 40 ""-... - SCALE 1" = 40' I I I I lEI I~ I~ '. II l ~ I ~ I ~ / \ , I~ I~ ~ "<l- '-- I ::; EX, SS I ' I~ I~ I~ ~ 10 I~ I....:J I I I ~ I ~ / ~ ! I I I ~ / RII.t=411,43 __ +-_-H:ID INV=397,23 (S"PYC-N) INV-396,93 (S"PYC-S) EX. CURB, GUTIER AND SIDEWALK " I " / ~ I I ~ I ~ I o (f) SEE \\£llANO DEUNEA liON PREPARED 8Y AL lMANN OUVER ASSOC, DAlEO FEB. 12, 2004 Y'U:T1..ANI:> I MFAC TS 1·:·:·:·:·:·:·:·:·:·:·:·:·:·:·:1 V'eTLAND FILL -10,144 st III II II II II II II PAPER FILL -~21 of 177/7/1 EllJFFER REDlJC.TION -bb14 of o· N DRAINAGE DITCH 10' DRAINAGE EASEMENT , ,,-.-: /-\:. ~-'...: : 70.02' \ 60.02' . , " ,,, .. ....... 60.02' ,~" , ~ .. " ~~ ~~ ~~ " " , ,~ .. I I "'_ I 'I I , .. I ~, ~ .. -t. ,~~ ~ .. ~~ .... , ---1---f\ : kj::-. \ ---A ------A - I .:'.. \ ,-r---f··· r-\-----, r------, I: ::-:: 1 \ 1 1 1 ----- ~ \ I \ N 88'18'49" W ... ,.. ... ,.. '" ~t~\···.· ... " . <a\J ,..,.. .... ""~ ,..,..,..,.. ....... ~'"' 601.65' N 88'20'35" W S.E, 132ND ST, '\ • .CLASS II. • -:-....... . ...•• . .. . '. .A ..... ..... ........... . •... . .. . ~ ~l~·:~r;~·~t~ ;?~~L; : 0' ___ .' &~ ~\ TRACT'A . ....'.'\:::>:::-. '" 0.. £BGE {)F· • • \'BG + + + \ :k:>I:: .. t..IQrrn/C AREA .•.... ~ + + + j I I \":-T I \ 1 1 ..... I 1 1 1 \ ",:,W \1 I I 1 I 1 '10 .~.: .) \, ~ I W '0 9" v' I \ oo·~\ \~~ 8 'P" ~ "" .... "WETlAND ... .... "" + + + • ..±....-..+ +I '\j:J£;I~ IY~. . '. + + + + ~ .... :..l'$ + + .... • L+ + + + +. -:-'\ . + + + + ......... ,.. "" ... ... ...,.. ,..,.. + +/ I ............ + .;rmAt~· + \. -< ./ + + -+ +. ~ ...,..... "" .... ""... ... + , .. + It-nI"\v It} + + ,,'. + + + + ~ '\ ,.. WETLAND B.. ...... +. . I ,+ + + + + -t. '-r---.. + ... ... ... + 1 I \. b TI":·· \ b g A 1 \ 0 I ":':':'J' \ 0 1 0 ~I ffi )ZI···· lZ .. 1 / 1 ::.:.:.:.: I 1 1 / z ... ,.. ...... ,.. ,.. +++1 .J :" .++++++++++++ +++++++++++++ ,.. ... '" "" ... ... "" + I , J. cI-... + + ... ... ... + + t -'. + ~ . ~1(~"~s......-\'" ......................... "':iss"" +: + : ~ ~ ':'/ :. A: + : ... : ... : + : + : ... : + : + (+ ' ,:~' ,,. 1 / ~~ Y::-::::::::<\ \ 1 1 / : : L / G!. a:::··· I ~ ~ I ! .J "1. \ ----/ ~ k, --;'-25' . :::.~::<\ - - -:J-~ - -''-L _..J ~¢""\ .... ", ... ,," ... ,,"+++ I .+++++++++._ >It' 2~13 sq. ft. OF C ~ + / \ WETtANIl TO BE· J\Lt~(j /<+ + + +. / REPLACEDi' MAJ,PI'T AINI'~ IN + + >-.. ! / . ·:::,U::::::. A /45.62' .............. Lt:. .: ::::::::::60: 60.02' J~ {N { / I • I ~ I '" I \ .. ::: .. :: .... ::: .. :: .... ::: .... : ........••. ~ ... -.. -.. /' ......... . 0' (j":~:C',0Iffk ;,c.~, 'rl\:"" L-7CL1:-'-r.-::-l 1 BE FILLED & 1 1 1 :::.: .. :::::::::::::+ 1 EA?£MENT 1 ,A 1 REPLACED/ I 1 1 ::::: ..... :::::::::::.: I "-\ -- MAINTAINED I~ '::::::::::::::::::::. 1 I " \ r _..:::::-.... &, : TRACT 'A' ~ t.: b2Z:::jJ~ : ,/ ~ i '-"'i, I '" l//'::~\~>, ~: 1 \€ ~ 2 ; ~/ 3 ~ ~ 4 L: '" -5------..... 1 ',' \ .¢ I 0 ~ __ -8 ~ g :! ~ ~ ~~ i;) \\\' ~ 1 z.... -~ I I . 0 '" ... I \ ~ 1 1 1 -----~ I' 1 I' 1 S rri g N 6 \ \ 1 II II II 01 zi 1,\ L };\ h. ~ ~ Ail ~ I 1 I 1 15' ACCESS---*, --___ :r L-____ :r L-____ :f L _____ ~ ~ &. a EASEMENT 1,\ A A A L-____ ..J L---------V \ .-: 70.02' A A A 'I \ / 60.02' 60.02" l!S> 60.02 60.02' \ ,/ -6' WOOD FENCE FOUND REBAR AND CAP, LS CORE / 0.08'S, 0.02'E POWER STUB GAS STUB ~ , / / / .. , ,. / / / / -6' WOOD FENCE " , .. / / / / / • ., 601.66 N 88'17'56" W / / ~ ... r .... ' ... • I~"'''I , .. , .... , r ... ..,... ~' /_,,~t.:,~~;.:~.:t '~,'...:'...)~~: ." ... , "'~rY ....... " ""'~ " , 'I .. I .... I .. II , , • ~ .... -. "'_. I /' ..... • ., "'-.. ,- :) ~) / 631.66 / / / / I 116.13' I " c. , • / / / / " " / / / I I WETLAND A WETLAND B LINE TABLE CURVE TABLE CLASS III CLASS II LINE LENGTH BEARING CURVE LENGTH RADIUS EXISTING 8,149 sq.l!. 18,235 sq.I!. WETLAND AREA EXISTING 15,536 sq.ft. 56.978 sq. It. BUFFER AREA L1 19.79 N 88,7'56" W L2 10.21 N 8817'56" W L3 2.39 N 01'42'D4" E L4 5.00 N 88'17'56" W Cl 38.66 25.00 C2 39.8S 25.00 C3 39.27 25.00 C4 39.27 25.00 L5 11.74 N 41,1'39" W C5 13.75 25.00 LS 24.82 N 77'27'2S" W C6 2.07 25.00 L7 69.84 C7 89.58 90.00 "-so 282 sq. It CLAS1111 WETLAND TO BILLED & REPLACED/M I~TAINED IN TRACT 'A' / .. .. " DELTA 88'36'40" 91'23'20" 90'00'00" 90'00'00" 31'30'35" 4'45'12" / / / / / / N 20'25'34" W L8 30.61 N 20'25'34" W L9 20.62 N 50'12'51" W 57'01'52" C8 11.30 17.00 38'05'05" C9 6.22 17.00 20'57'17" ~eT1..ANI:> MITI<SATION I 1-f' + + + + + I HETLAND CREATION -l:l,:l:lq or I w ... j HETLAND ENHANCEMENT -15,b40 or ~ ElUf'FER REPLACEMENT -15m~ of I I ElUf'FER ENHANCEMENT -42,144 of Ll0 L11 L12 L13 L14 L15 48.62 8.39 102.30 55.80 44.64 14.60 N 88'17'56" W Cl0 13.18 17.00 44'25'34" N 70'44'47" E N 34'18'43" W N 51'07'45" E N 34'18'43" W N 55'41'17" E CITY OF RENTON CONTROL NO. 1852 .-. , , , \ l N '" (f)