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HomeMy WebLinkAboutLUA-04-137Denis Law Mayor ~ May 14, 2012 • Department of Community and Economic Development C.E."Chip"Vincent, Administrator Morgan Place Home Owner's Association Attn: Mike Fraser 5516 NE 4th Court Renton, WA 98059 Subject: Receipt of Fourth Annual Maintenance and Monitoring Report Final Plat of M~g~lace ..•. City of Renton\File LUA04-137J To Whom It May Concern: This letter is to inform you that I have accepted the fourth and final annual maintenance and monitoring report for the Morgan Place Final Plat wetland mitigation project. Upon evaluation, it appears the project is in compliance with the established performance standards thereby satisfying the 5 year successful monitoring period requirement. I have initiated the paperwork to release the surety, in the approximate amount of $4,750.00. If you have any general questions please contact me at (425) 430-7219 or Carrie Olson with questions in regards to the release of your surety at (425) 430-7235. Sincerely, ~:m~~ Current Planning Division cc: City of Renton File No.LUA 04-137 Chad Armour, Chad Armour llC Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov '. • ; .. , 4 b __ . _ i & , p • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: Carrie, M E M 0 RAN 0 U M June 1, 2012 Carrie Olson Rocale Timmons Release of Assignment of Funds Final Plat of Morgan Place Mitigation Monitoring City of Renton lUA04-137 Please initiate the paperwork to release, the bond for the mitigation project for the Final Plat of Morgan Place Mitigation Project. The amount is for approximately $4,750.00. A copy of the paperwork should also go in the yellow file and to the City Clerk's office. Thank you! h:\ced\planning\current planning\wetlands\morgan place\release of surety.doc • , CHAD ARMOUR, LLC August 11, 2011 Job No. 06-052 Morgan Place Homeowners Association clo Mr. Greg Harris PO Box 3223 Renton, WA 98056 • 6500126" Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 chad@chadarmour.com . 01 Renton C\ty. Oi\)iSioll Plalllllllg r>.1l1i \ 5 111'\ Subject: 4th Annual Wetland Mitigation Monitoring Report Morgan Place Plat (LUAO 1-143FP) Renton, Washington Dear Mr. Harris: Chad Armour, LLC (Armour) is pleased to present the results of our wetland mitigation monitoring report for the 9th year for the above-referenced plat. The purpose of the work is to satisfy the City of Renton's (Renton) compliance monitoring requirements. EXECUTIVE SUMMARY The Morgan Place HOA (HOA) is in compliance with all of the wetland mitigation plan performance standards. To date, a total of 7 tree and 5 shrub species have been established in the mitigation site. The survival rate for the trees and shrubs is 100%. Non-native shrub cover was 1 %. The HOA installed additional trees and shrubs in 2010. They also thinned the red alder (Alnus rubra) trees in the mitigation area in 2010. Recommendations We continue to recommend that the HOA regularly maintain the wetland mitigation site. Maintenance, particularly weed control, should occur several times a year to keep blackberries in check. Specifically, the HOA should remove the blackberries in the spring and summer. We also recommend that the HOA apply water to the mitigation area during the 2011 dry season to limit the potential for the recently installed plants to survive. Specifically we recommend that they apply at least 0.5 inch of water per week from June through September. BACKGROUND INFORMATION Abney Revard created a small wetland in their Morgan Place residential development to offset the loss of wetland buffer on another portion of the plat. The plants shown on Table 1 were installed in 2001. In 2002 Armour installed three circular plots with 15-foot radii at selected locations on the mitigation site. Plot 1 is located at the north end of the mitigation site and Plot 3 at the south end of the same. Plot 2 is located between the other two plots. The approved mitigation plan specified monitoring the created wetland for 5 years following installation. C:lJobS/Morgan/9th Ann Mitigation Report.doc Chad Armour, LLC 08/11/11 • . Morgan Place Wetland Mitigation Monitoring Morgan PlaAomeowners Association Renton, Washington Renton extended the monitoring and maintenance program for an additional 5 years because the performance standards were not achieved. Renton requires that wetland mitigation projects achieve five years of continuous, successful monitoring that meets the performance standards of the approved mitigation plan. lat wetland miti ation site in 2001 Common Name black cottonwood Sitka spruce western red cedar Oregon ash western craba Ie red-osier dogwood black twinberry salmonber slough sedge manna rass Trees Populus balsamifera Picea sitchensis Thuja plicata Fraxinus latifolia Malus fusca Shrubs Comus stolonifera Lonicera involucrata Rubus s ectabilis Herbs Plants Installed 3 6 4 6 4 14 8 10 10lbs/ac 120lbs/ac The HOA installed additional plants to offset those that had died or were unaccounted for in 2006 and 2010 (Table 2). In 2006 the western red cedar trees were inadvertently installed in the adjacent buffer. Five were transplanted to the wetland. In 2010 the HOA thinned the red alder trees. Table 2 -Plants installed on the Morgan Place wetland mitigation site in 2006 and 2010 Common Name Scientific Name 2006 2010 " ..... .: ........ .' . Trees ." ., .' . .' cascara Rhamnus purshiana 4 0 western crabapple Malus fusca 6 0 western red cedar Thuja plicata 5 10 , ...... ' .. • • .....• .····.Shrubs . '> red-osier dogwood Comus stolonifera 10 0 salmonberry Rubus spectabilis 0 20 Scouler willow Salix scouleriana 10 0 PERFORMANCE STANDARDS The performance standards used to judge the success of the Morgan Place wetland mitigation plan as revised include: • Creating at least 2,500 square feet (sf) of wetland; • Establishing 4 native tree species, one of which must be a conifer; • Establishing 3 native shrub species; • At least 80% survival of all installed trees and shrubs at the end of 5 years; and C:/Jobs/Morgan/9th Ann Mitigation Reportdoc Chad Armour, LLC 2 08/11/11 -----------------------------------------• Morgan Place Wetland Mitigation Monitoring Morgan Pla~omeowners Association Renton, Washington • Less than 10% cover of non-native invasive plants at the end of 5 years. 2011 MITIGATION AREA OBSERVATIONS Armour visited the Morgan Place plat on August 10, 2011 to assess the mitigation site. We observed the overall conditions of the entire mitigation site and estimated the cover of the installed trees and shrubs within each of the three 706 sf plots (Appendix A). We also estimated the cover of non-native invasive plant species in the same plots. To track mortality, we looked for each of the installed plants to note its health. General Observations In general, the mitigation site appears to be in excellent condition. The entire 2,500sf area appears to be functioning as a wetland. The southwestern quarter of the site supports a thick tangle of red-osier dogwood shrubs that cast shade on a thick growth of slough sedge. Scattered among these plants are installed and volunteer trees and shrubs including red alder, black cottonwood, Oregon ash, and Scouler willow (Photograph 1). The rest of the mitigation site supports an immature deciduous forest dominated by red alder saplings. The shrub and herbaceous layer under the red alder canopy is sparse (Photograph 2). Also present in this area are Sitka spruce, western red cedar, Oregon ash, black cottonwood, and western crabapple trees. Shrubs present in this plant community include red-osier dogwood, Scouler willow, black twinberry, salmonberry, and hardhack. Table 3 -Plant cover in the Morgan Place wetland March March 2007 2008 July 2009 Native trees 88% 91% 117% Native Shrubs 8% 12% 14% Non-Native Shrubsa 2% T 3% Native Herbs 46% 24% 28% Non-Native Herbs 20%b 33%C 57%C Total Estimated Cover 164% 160% 219% a Standard _ no more than 10% T -trace b includes all grass species; invasives represent <2% cover , includes all grass species; invasives represent <1 % cover d includes all grass species; invasives represent a trace of cover Specific Observations July 2010 Jul 2011 93% 130% 10% 15% 6% 1% 22% 22% 53%b 80%d 184% 248% Trees and herbs continue to dominate the mitigation site. In 2011, we estimate that native trees cover 130% of the mitigation site, a significant increase in cover following red alder thinning in 2010 (Table 3). Native and non-native shrubs represented about 16% mitigation site cover. Native herbs covered 22% of the mitigation site with 80% of the cover represented by non-native herbs. Non-native invasive shrub cover, including Himalayan blackberry (Rubus disco/at') and evergreen blackberry (Rubus /acinialus) represented 1 % of the cover. C:iJobslMorganlglh Ann Mitigation Report.doc Chad Armour, LLC 3 08111111 • Morgan Place Wetland Mitigation Monitoring Morgan Pla_omeowners Association Renton, Washington As indicated on Table 4, the survival rate of installed trees and shrubs is excellent, with 100% survival of trees and shrubs. Collectively the survival rate for trees and shrubs, including volunteers was 260% in 2011. Table 4 -Survival rate for big-leaf maple black cottonwood Oregon ash red alderb Sitka spruce western crabapple western red cedar red-osier dogwood black twinberry Indian plum hardhack salmonberry Scouler's willow rub Survival Rate a plants installed in 2001; baseline b thinned in 2010 in the 0 3 6 0 6 4 4 14 8 0 0 10 0 32 Place wetland in 2011 2 1 0 3 0 13 6 0 0 0 0 48 7 0 0 6 0 0 16 0 0 10 4 0 6 2 0 0 0 0 0 0 3 18 0 0 5 0 0 39 6 3 , total survival rate including additional installed plants & volunteers = 260% N/A 100% 100% N/A 100% 100% 100% 71% 75% N/A N/A 100% N/A 100% The Sitka spruce and western red cedar trees continue to grow slowly, but are starting to exhibit modest above-ground growth. The same can be said about the Oregon ash and western crabapple survivors. Red alder, black cottonwood, and willow trees are growing rapidly. Now that the mitigation site is bathed in shade during the growing season the surviving salmonberry shrubs are beginning to grow and spread. As indicated previously the black twinberry shrubs are declining in vigor. They became quite large and flowered most years when light was abundant. Over the years the increasing shade cast by the red alder overstory has had a negative affect on this shrub. The red-osier dogwood shrubs, particularly at the southern end of the mitigation site are in excellent condition. Unlike black !winberry, salmonberry thrives in shaded environments. Volunteer Tree Species By far the most common and dominant plant species in the mitigation site is red alder. This tree species immediately colonized the mitigation site and over the intervening years this stand of trees has naturally thinned itself. As indicated previously we accelerated the thinning process in 2010 by removing several dozen red alder saplings. Currently there are 48 red alder saplings on the mitigation site. There are also more than a dozen volunteer black cottonwood saplings growing in the mitigation site. The shade cast by these trees retarded understory plant growth, including undesirable non- C:/Jobs/Morgan/g'h Ann Mitigation Report.doc Chad Armour, LLC 4 08/11/11 • Morgan Place Wetland Mitigation Monitoring Morgan Plat Homeowners Association Renton, Washington native shrubs, Although when we visited the site earlier this spring we noted that blackberry shrubs were becoming common. The HOA removed these offending plants before we collected the 2011 plant data. The thinning activity, which allows more sunlight to reach the forest floor, promotes the growth of the trees and shrubs including blackberries under this canopy. CONCLUSIONS Based on the results of our site visits to observe the Morgan Place plat mitigation site we conclude that the Morgan Place HOA is in compliance with all of the performance standards including wetland area, the number of native trees and shrubs, installed tree and shrub survival rate, and the cover of non-native invasive plants (Table 5). The entire 2,500sf mitigation area appears to be functioning as a wetland. A total of 7 native tree species, including 2 conifers as well as 5 native shrub species have become established. These plants cover 100% of the site. Finally non-native invasive plants represent 1 % of the cover. Table 5 -Performance standard results for selected area in the Morgan Place I d l t 't' 2011 wet an mnqa Ion Sl e In Performance Standard Location Plot 1 Plot 2 Plot 3 Mitigation Area Create 2,500sf wetland N/A N/A N/A Yes Establish 4 native tree species including 1 conifer Yes Yes Yes Yes Establish 3 native shrub species No No No Yes 80% survival of installed trees and shrubs Yes Yes Yes Yes <10% cover of non-native invasive plants Yes Yes Yes Yes We included Table 5 at the request of Renton's consultant, although the information for the individual plots is of limited use. That is the HOA is responsible for meeting the performance standards for the entire mitigation area, not individual plots. LIMITATIONS Work for this project was performed, and this letter report prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of the Morgan Place Homeowners Association for specific application to the referenced property. This report is not meant to represent a legal opinion. No other warranty, express or implied, is made. C:/Jobs/Morgan/g'h Ann Mitigation Report.doc Chad Armour, LLC 5 08/11/11 • Morgan Place Wetland Mitigation Monitoring Morgan Pla.omeowners Association Renton, Washington Any questions regarding our work and this report, the presentation of the information, and the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC Chad Armour Principal Appendix Attachment Individual Plot Data Photographs cc: Rocale Timmons, City of Renton C:/Jobs/Morgan/glh Ann Mitigation Report.doc Chad Armour, LLC 6 08/11/11 - ---------------• Morgan Place Wetland Mitigation Monitoring Morgan Plaaomeowners Association Renton, Washington T bl A1 M a e -organ PI ace 2011 PI 1 d ot ata Survival Common Name Installed Alive Dead Volunteers Trees black cottonwood 0 0 0 0 red alder 0 0 0 10 Sitka spruce 3 4 0 0 western crabapple 1 1 0 0 western red cedar 2 4 0 0 Subtotal 6 9 0 10 Shrubs black twinberry 2 1 1 0 salrnonberry 2 5 0 0 Subtotal 4 6 1 0 Herbs creeping buttercup dandelion goose-grass grass horsetail other herbs Robert geranium sedge sp. Subtotal Non-Native Invasives Himalayan blackberry morning glory reed canaryqrass Subtotal C:/Jobs/Morgan/9th Ann Mitigation Report.doc Chad Armour, LLC Survival Rate N/A N/A 133% 100% 100% 100% 50% 250% 100% L-__________________________________________________ _ Cover 7% 85% 4% 1% 10% 107% 1% 7% 8% 70% 1% 3% 25% T 20% T 1% 120% 1% T 0% 1% 08/11/11 • . Morgan Place Wetland Mitigation Monitoring Morgan Pla'-omeowners Association Renton, Washington T b a Ie A2 -Morqan PI ace 2011 Plot 2 data Survival Survival Common Name Installed Alive Dead Volunteers Rate Cover Trees black cottonwood 1 3 0 1 100% 30% Oregon ash 3 1 2 0 33% 1% red alder 0 0 0 10 N/A 85% western crabapple 4 4 0 0 100% 10% western red cedar 5 5 1 0 100% 4% Subtotal 13 13 3 11 77% 130% Shrubs black twinberry 1 0 0 0 0% 1% salmonberry 5 5 1 0 100% 5% Subtotal 6 5 1 0 83% 6% Herbs creeping buttercup 75% other herbs 15% slough sedge T soft rush 3% Subtotal 93% Non-Native Invasives Himalayan blackberry morning glory reed canarvqrass Subtotal C:/Jobs/Morgan/g'h Ann Mitigation Report.doc Chad Armour, LLC T T T T 08/t 1111 • Morgan Place Wetland Mitigation Monitoring Morgan Plaaomeowners Association Renton, Washington T bl A a e 3 -M organ PI ace 2011 Plot 3 d ata Survival Survival Common Name Installed Alive Dead Volunteers Rate Cover Trees big-leaf maple 0 0 0 0 N/A 3% black cottonwood 0 2 0 2 N/A 25% Oregon ash 3 3 0 0 100% 15% red alder 0 0 0 4 N/A 85% Scouler willow 1 4 0 0 400% 25% Sitka spruce 1 1 0 0 100% 1% western red cedar 0 1 0 0 N/A T Subtotal 5 11 0 6 100% 154% Shrubs red-osier dogwood 5 4 1 0 80% 25% salmonberry 3 4 0 0 133% 5% Subtotal 8 8 1 0 100% 30% Herbs betony 10% creeping buttercup 35% goose-grass 1% other herbs T Pacific bleeding heart 2% sloUQh sedQe 45% Subtotal 93% Non-Native Invasives cut-leaf blackberry Himalayan blackberry Subtotal C:/Jobs/Morgan/g'h Ann Mitigation Report.doc Chad Armour, LLC T 2% 2% 08/11/11 I ~-----------------------------------------------------------------------------------------~ • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: Carrie, MEMORANDUM April 18, 2011 Carrie Olson Rocale Timmons Release of Assignment of Funds Cedar Avenue Wetland Buffer Mitigation Monitoring City of Renton'JiIllA04-13£Jj Please initiate the paperwork to release, the bond for the mitigation project for the Cedar Avenue Wetland Buffer Mitigation Project. The amount is for approximately $35,000.00. A copy of the paperwork should also go in the yellow file and to the City Clerk's office. Thank you! h:\ced\planning\current planning\wetlands\cedar ave\surety release memo.doc • April 18, 2011 Department of Community and Economic Development Alex Pietsch, Administrator Darnell, LLC 8816 NE 36'h 'St Bellevue, iNA 98004 Subject: Receipt of Fourth Annual Maintenance and Monitoring Report Cedar Avenue Wetland Buffer Mitigation Project City of Renton FileQ;QAO!U37} To Whom It May Concern: This letter is toinform you that I have accepted the fourth and final annual maintenance and monitoring report for the' Cedar Avenue wetland buffer mitigation project. Upon evaluation, it appears the project is in compliance wi'th the established performance standards thereby satisfying the 5 year successful monitoring period requirement. , ' I have initiated the paperwork to release the bond originally submitted with King County for the mitigation project, in the approximate amount of $35,000.00. If you have any questions please ,contact meat (425) 430-7219, Sincerely, '-/?~~ , R~c~e Timmons, Planner , Current Planning Division ' cc: .. Marttia Moritz, Talasaea Con'sultant, Inc, City of Renton File No. LUA04-137 Carrie Olson, Engineering Specialist Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: . Carrie, MEMORANDUM April 18, 2011 Carrie Olson Rocale Timmons Release of Assignment of Funds Cedar Avenue Wetland Buffer Mitigation Monitoring City of Renton LUA04-137 ~ --_._---------- Please initiate the paperwork to release, the bond for the mitigation project for the Cedar Avenue Wetland Buffer Mitigation Project. The amount is for approximately $35,000.00. A copy of the paperwork should also go in the yellow file and to the City Clerk's office. Thank you! h:\ced\planning\current planning\wetlands\cedar ave\surety release memo. doc [-- Denis Law Mayor April18, 2011 Darnell, LLC 8816 NE 36th St Bellevue, WA 98004 • Department of Community and Economic Development , Alex Pietsch, Administrator Subject: ReceiptofFourth Annual Maintenance and Monitoring Report Cedar Avenue Wetland Buffer Mitigation Project City of Renton File LUA 04-137 To Whom It May Concern: ' , This letter is to inform you that I have accepted the fourth and final annual maintenance and monitoring report for the Cedar Ave'nue wetiand buffer mitigation project. Upon evaluation, it appears the project is in compliance with the established performance standards thereby satisfying the 5 year successful monitoring period requirement. I have initiated the paperwork to release the bond origi,nally submitted with King County for the , mitigation project, in the approximate amount of $35,000.00. If you have any questions please contact me at (425) 430-7219. Sincerely, ~4~ 'R~c~e Timmons, Planner ' Current Planning,Division cc: Martha Moritz; Talasaea Consultant, Inc. City of Renton File No. LUA04-137 Carrie Olson, Engineering Specialist Renton City Hall • 1055 South Grady 'W.ay • Renton, Washington 98057 • re.ntonwa.gov Carrie Olson From: Sent: To: Cc: Subject: Linda, • Arneta J. Henninger Monday, August 24, 2009 5:06 PM Linda Moschetti Carrie Olson RE: Cedar Avenue Plat BPW-02-0308 • I just received the final piece of information. You rnay now release the deferral bonds on Cedar Ave Plat as the installation and inspections are complete. Arneta From: Carrie Olson Sent: Tuesday, April 14, 2009 4:03 PM To: Arneta J. Henninger Subject: FW: Cedar Avenue Plat BPW-02-030B Arnie, Taren (not Karen) -425-373-0400, from Eastside Commercial Bank, new owners, called to request the deferral bonds, held by Linda M., to be released. Please see e-mail below from Linda. Can you request release of these bonds now or do you have to do an inspection on the final lift of asphalt, design and installation of the inlet for the storm drain bypass system? From: Linda Moschetti Sent: Friday, April 10, 2009 2:02 PM To: carrie Olson Subject: RE: Cedar Avenue Plat BPW-02-030B Hi Carrie! The two Assignments of Funds still being held are $54,000 and $3,000 for the final lift of asphalt and detention pond cleaning respectively. From: carrie Olson Sent: Friday, April 10, 2009 1:56 PM To: Linda Moschetti Subject: Cedar Avenue Plat BPW-02-030B Linda, What deferral bonds do you have for this project; how many bonds, what's the amounts, are they still active. Thanks Carrie Deferral for final lift of asphalt, design and installation of an inlet for the storm drain bypass system. PID#29230S-9039. CCM"Y'Le-K.04o-rv Engineering Specialist Community & Economic Development Dept. colson@rentonwa.gov 425-430-7235 Office 425-430-7300 FAX ~ (~9 1 L-__________________________________________________________________ . __________ _ , --, • ~- Carrie Olson From: Arneta J. Henninger Sent: To: Thursday, April 16, 2009 8:12 AM Carrie Olson Subject: FW: CEDAR AVE PLAT Carrie, Per Ron, the City of Renton inspector, the action items for the Cedar Ave plat deferral have not been met. Hence, at this point I cannot request that the security devices be released. If the security device requestor has any questions please give them my phone number and/or forward this email. AI"ot~ Ho"";"lJor Arneta Henninger City of Renton 425-430-7298 From: Ron McPhee Sent: Wednesday, April 15, 2009 3:11 PM To: Arneta J. Henninger Cc: Neil R. Watts Subject: RE: CEDAR AVE PLAT .. _---_. __ .. _--------_._ .. _._ .. ------------ the final lift of asphalt has been completed however the pond does not appear to have been cleaned From: Arneta J. Henninger Sent: Tuesday, April 14,20095:33 PM To: Ron McPhee Cc: Neil R. Watts Subject: CEDAR AVE PLAT Ron, ----_.-_. __ ._-----------_._-- I have received a request to release the security devices for a deferral for the final lift and the detention pond cleaning for the Cedar Ave Plat. A copy of the deferral permit is attached. Please do an inspection. If all is in order we can close the file and request that the security devices be released. Thank you! AI"ot~ Ho"";"lJor Arneta Henninger City of Renton 425-430-7298 1 Carrie Olson From: Sent: To: Subject: Hi Carrie! • Linda Moschetti Friday, April 10, 20092:02 PM Carrie Olson RE: Cedar Avenue Plat BPW-02-0308 ----------------• The two Assignments of Funds still being held are $54,000 and $3,000 for the final lift of asphalt and detention pond cleaning respectively. From: Carrie Olson Sent: Friday, April 10, 2009 1:56 PM To: Linda Moschetti Subject: Cedar Avenue Plat BPW-02-0308 Linda, What deferral bonds do you have for this project; how many bonds, what's the amounts, are they still active. Thanks Carrie Deferral for final lift of asphalt, design and installation of an inlet for the storm drain bypass system. PID#292305-9039. CCWI"'® K.o4orv Engineering SpeCialist Community & Economic Development Dept. colson@rentonwa.gov 425-430-7235 Office 425-430-7300 FAX 1 • • -Carrie Olson From: Sent: To: Subject: Attachments: Hi Carrie! • Linda Moschetti Friday, April 10,20092:02 PM Carrie Olson RE: Cedar Avenue Plat BPW-02-0308 image001.gif • The two Assignments of Funds still being held are $54,000 and $3,000 for the final lift of asphalt and detention pond cleaning respectively. From: Carrie Olson Sent: Friday, April 10, 2009 1:56 PM To: Linda Moschetti Subject: Cedar Avenue Plat BPW-02-0308 Linda, What deferral bonds do you have for this project; how many bonds, what's the amounts, are they still active. Thanks Carrie Deferral for final lift of asphalt, design and installation of an inlet for the storm drain bypass system. PID#292305-9039. Ccu-y[,e, K.<9~ Engineering Specialist Community & Economic Development Dept. colson@rentonwa.qov 425-430-7235 Office 425-430-7300 FAX ~ ~ 1 CITYjlFRE,:NTON 'D~is Law, ¥"ayor Planning/Building/Public Worlcs Department . Gregg Zi~inermim P.E., Administrator · January 28, 2008 Cliff Williams . Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 Subject: . Receipt I" Annual Maintenance &·MonitoringReport .. Cedar Avenue :Final Plat City of Renton File No. LUk04·137 . . . DearMf. Williams: This letter is toinfonn you thalr n'ceived.tlie I" Annual Mainte'i,ance & Monitori,!g Repmi from 'Talasaea Consultants (dated October 15,'2007) for the Cedar Avenuewetlandmitigation' project: · Based on this report, it appears that the project is in compliance with its established:performance standards, . '.' . ... 1 look forward to receiving the 2nd~nnual Maintenance & Mmlitormg Report in thebeginnirig of .• January 2009. Please conta~t me at (425)430,7270 ifyoll have anyque~tioris .. · "' . . -" -.'" ,-,' - Sincerely, :., - .. P/;( · AndreaPet~e1; Plariner Development Services Division.' CityofRenton FIleNo. LlJA 04.t37 Martha ~~rltz; Talasaea Consultants,_ I'.1c .. ~ . .' , , . .. . -. . . ... ~. ~~.--'-;CC--'-'-:---'1:-:05---'5-,S:-:~-Ut:-:h-G-rad-'. Y---'W'-"-aY---"-R--'-e~nt:-:~-n,---'w:'" as-h""'in~gt-'-o-n"" . .9-8':"05""'7---'·CC-. --'-.,.--'~---'---'--..,. RENTON .•. . ':Q.' -. -.' .. ", '. " AREAD::'OF"TH~ .i::b'RVE" ,-' . ,''%I' This paperoontains 50% ~ ~riar, :ID% Post cbnsumer ',; '. . . • CIT~F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Cliff Williams Belmont Homes, Inc P.O. Box 240 I Kirkland, W A 98083 Subject: Site Visit Confirmation of Wetland Planting Cedar Avenue Final Plat City of Renton File No. LUA04-137 Dear Mr. Williams: On May 2,2007, Ann Olsen of Talasaea Consultants and I toured the wetland mitigation project at the Cedar Avenue development site. We noticed that the orange construction fencing and rebar are sti II in place around the stormwater detention pond and need to be removed as soon as possible. Once that measure has been taken, the project will be considered in compliance with the established performance standards. As stated in my previous letter, this concludes your first year of quarterly monitoring. Your first annual maintenance and monitoring report will be due to the City by January 9, 2008, and should include a review of all maintenance and monitoring activity over the course of the year. Please make sure two copies are sent to my attention. Please feel free to contact me with any questions (425) 430-7270 .. Andrea Petzel, Planner Development Services Division cc: @y;f:Renton.File.No.-LUA04--137.! Paul Baker, Code Compliance Inspector Jennifer Henning, Current Planning Manager Talasaea Consultants, Inc --------------,--~. 1055 South Grady Way -Renton, Washington 98057 . '*' Th;" .. ,,"''''''' ............. "...:., "no:>t. ..,.,... ..... IAA ....,,,' .. ,.;,,1 '>.nO/. rv-' .......... "" '''''''''. AHEAD 01-' THE CURVE -------- • CIT~F RENTON Cliff Williams Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 Subject: Second Request for Planting Plan Cedar Avenue Final Plat City of Renton File No. LUA04-13 7 Dear Mr. Williams: PlanningiBuilding/PublicWorks Department Gregg Zimmerman P.E., Administrator In a letter dated February 19,2007 you were requested to provide a planting plan by March 26, 2007 so that City staff could conduct a site visit at the end of March 2007 to confirm that the six Douglas fir, one paper birch and thirteen sword ferns have been replanted. Per the recommendations of Talasaea Consultants, the trees were to be protected from additional deer damage and flagged so that they are easy to spot during a field check. To date, that site plan has not been received. I performed a site visit on April 9, 2007 and was not able to locate the replanted plants. Therefore, a planting plan is due to the City no later than Monday, May 7th, or your project will be considered to be out of compliance and your monitoring period will restart. If it is not feasible to provide a planting plan, the biologists are welcome to provide a tour of the site to show where the replanting has occurred. Please feel free to contact me with any questions (425) 430-7270. Sincerely, . fJJJdkPiA Andrea Petzel, Planner Development Services Division cc: City of Renton File No. LUA04-137 Paul Baker, Code Compliance Inspector Jennifer Henning, Current Planning Manager Talasaea Consultants, Inc ---------------------------~ 1055 South Grady Way -Renton, Washington 98057 ..n. __ AHEAD OF THE CURVE Cliff Williams Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 • CITY~F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Receipt of 4" Quarterly Wetland Maintenance and Monitoring Report Cedar Avenue Final Plat City of Renton File No. LUA04-137 Dear Mr. Williams: This letter is to inform you that the fourth quarterly maintenance and monitoring report for the Cedar Avenue Wetland Mitigation Project was received on February 8, 2007. The project appears to be in compliance with the established performance standards. However, there are several issues of concern that need to be addressed immediately so that this project continues to succeed and your surety device can be returned at the earliest possible time. Specifically: 1. Survival rate for woody species was not 100% per the contractor's warranty. Please replace the plants per the recommendation of Talasaea Consultants on page 5 of the report. 2. The site must be routinely irrigated throughout the growing season. This project has struggled with this aspect of maintenance in the past, and in order to maintain compliance, the percent survival of the plants must be 85% at the time of the next monitoring report. 3. Himalayan blackberry must be controlled only by hand removal. Mechanical brush removal is not permitted. 4. City of Renton staff will conduct a site visit at the end of March 2007 to confirm that the six Douglas fir, one paper birch and thirteen sword ferns have been replanted. Per the recommendations of Talasaca Consultants, the trees shall be protected from additional deer damage and flagged so that they are easy to spot during a field check. By March 26, 2007, please provide me with two copies of planting plan indicating where the new trees and ferns have been placed. This monitoring report (dated January 4, 2007) concludes your requirement for quarterly monitoring reports. Annual reports are required for four years hereafter. Two copies of the first annual report are due to me by January 9, 2008. As a reminder, if performance standards are not maintained, the five-year maintenance and monitoring period will be placed on hold until compliance is achieved, and then restarted for an additional five years of monitoring. AHEAD OF TilE CURVE ---------------------------------------------------------------------------- ,. .. & 4 Andrea Petzel, Planner Development Ser.vices Division "f". cc: Gityof Rent.~.!4.f,i!W2;~1Q;I.I.3." Jennifer Henning, Current Planning Manager . T alasaea' Consu1tants, Inc . , H:\Division.s\Develop.scr\Dev&Plan.ing\Wetlands\Cedar Avc\2007 -2.19 Receipt ofQ4report.doc :., " "~"''''"'.''''''''''''.''!-~'~'. ,..... January 23, 2007 Cliff Williams Belmont Homes, Inc p.o. Box 2401 Kirkland, VIA 98083 • CIT.F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Quarter Four Maintenance and Monitoring Report Cedar Avenue Final Plat City of Renton File No. LUA04·137 Dear Mr. Williams: This letter is to inform you that the fourth quarterly maintenance and monitoring report for the Cedar Avenue Wetland Mitigation Project was due to the City of Renton on January 9, 2007. Please submit two copies of the required report to my attention within 30 days of receipt of this letter. I can be reached at (425) 430·7270 with any questions. Sincerely, t 17 {(fil . 1l 'ttrgef/ lanner '. ~ Development Services Division cc CitY-of.Renton.~ile.No .. LUA04~n.t? Jennifer Henning. Current Planning Manager Talasaca Consultants, Inc ---'-;"-' ---10-5-5-S-0U-th-.-G-ra~'dY:-"',-w-a-y-. -Re-n-to-n-, w-as-h-in-g-to-~-' 9-8-05-7---'-;.-:. -";-1.;-•. -~ . i'A·i" .... ~_. . ._~_, ._ .. ,., __ .;_~_,~~_,_._. ___ . ____ ~.~{... AHEAD OF THE CURVE ,.J I November I, 2006 Cliff Williams , Belmont Homes, Inc P,O, Box240l Kirkland, W A 98083 • CITY~F RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator Subject: 'Receipt of 3'· Quarter Maintenance'~ Monitoring Report Cedar Avenue Final Plat ' ' , City of Renton File No, LUA04-l37 , Dear Mr. Williams: This letter is toinf6rln you thai Ireceived the3"',Quarter Maintenance& Monitoring Report from Talasaea Consultants (dated August 7, 2006), Based on ,this report the Cedar Avenue wetland mitigation project complies with perfomiancestandards of the Renton Municipal Code, ,There is one specific item of correction on page I,Ta1:>le 1: Calendar for Performance Monitoring Events. Theresiart date for monitoring is January, 9,.2006, and reports are, submitted quarterly for the first year, and annually thereafter. Therefore the 4th quarterly report will need to be submitted' in January 2007. Please continue to, take, steps to, ensureth~ survival' of plimt species, in particular the recommendation to remove' garbage and debris from, the mitigation area, ,I look forward to r~ceiving the 4th Quarter Maintenance & Monitoring 'Report in the, beginning of January 2007, Please contact meat 425430~n89 if you have any questions. , Sincerely, Andrea Petzel '!1Al"o '1JfY\ Development Services Division , cc: celt, ofRenton:Eile:NQ.TUAO!l;~l7.::::J Tal'asaea Consultants, Inc. . Jennifer Henning' Ameta'He~riinger -------------1-O-55-S-o-u-th-G-r-ad-y-w-a-y---R-en-t-o~--w-M-h-in-~-o-n-9-8-0-55------~-----~ .om. AHEAD OF THE CURVE • PlanningIBuildingIPublic Works Department Gregg'Zimmerman P.E., Administrator September 22, 2006 Cliff Williams . Belmont Homes, Inc' P.O. Box 2401 Kirkland, W A 98083 Subject: 3'" Quarter Performance Maintenance 'md.Monitoring Report Cedar Avenue Final Plat fJDtY.:of.Renton:Eile"7No::t;I:!A04"j'3:I::::::1 -Dear Mr. Williams: This letter is to inform you that the 3"' quarter maintenance and monitoring report for the Cedar Avenue Wetland Mitigation Projecfwasdue to the City of Renton on September 8, 2006. Please submit the-required report to my attention within 30 days of receipt of this letter. I can be reached at (425) 430-7289 with any questions. Sincerely, ~Wd Assistant Planner cc: Talasaea Consultants, Inc EiJe.No.;I;tJA04~137-.---, Jennifer Henning -------,-O-ss-S-o-u-th-G-r-ad-y-W-a-y---R-en-t-on-,-W-as-h-j-ngt-o-n-9S-0-SS-------~ AHEAD OF THE CURVE • September 20, 2006 Morgan Place Home Owner's Association Attn: Mike Fraser 5516 NE 4th Court Renton, W A 98059 CIT*>F RENTON Otlicc orthe City Attorney Lawrence J. Warren Senior Assistant City Attorneys Mark Bar-iJer ZancHa L. Fon1es Assistant City Altorneys Ann S. Nielsen Gamlnn Newsom 11 Shawn E. Arlhur Subject: Request for Quarter 2 Wetland Maintenance and Monitoring Report Final Plat of Morgan Place City of Renton File LUAOI-143 Dear Mr. Fraser: This letter is to infonn you that the 2nd quarter maintenance and monitoring r~rt for the Morgan Place Mitigation Project was due to the City of Renton on August 30 , 2006. The project achieved compliance with the approved maintenance and monitoring standards in May 2006 and the five-year continuous monitoring period was restarted as of 5/30/2006. This letter serves as notice that you have 30 days to submit the 2nd quarter maintenance and monitoring report for review and approval by the City of Renton. Please send the report to the attention of Andrea Petzel, 6th Floor-Renton City Hall, 1055 S. Grady Way, Renton, WA 98057. Sincc::rely~ ir/~~~~~ J Lawrence J. Warren City Attorney cc: ~C;ity()fRenton File No. LUA04-137 J Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Andrea Petzel, Assistant Planner Richard Cole, Morgan Court Investors, LLC Chad Annour, LLC -p-o-sr-o-n-j-cc-'I3-o-,-G-2-G-.-R-e'-1I-0I-,,-'-Va-s-h-in-g-(o-Il-9-S-0-57---(-4-2'--)-2-S-S--S-G7-S-,-j-'A-X-' -(4-2-5)-2-5-S--5-4-7'-I-~. AHEAD OF THE CURVE CITY~F .RENTON PlanningIBuilding/PublicWorkS Department Gregg Zimmerman P.E., Administrator June 6th, 2006 Cliff Williams Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 Subject: Receipt of 2"" Quarter Maiutenance & Monitoring Report Cedar Avenue Final Piat City of Renton File No. LUA04-137 , Dear Mr. Williams: This letter is to inform you that I received.the 2"" Quarter Maintenance & Monitoring Report from Talasaea Consultants (dated 30 May 20(6): Based on this' report the Cedar Avenue wetland mitigation project complies with perfomi.ance standards of the Renton Municipal Code . . There is one specific item of correction' on page 1, paragraph'I.I of the report. The restart date for monitoring listed as 17 November 2005{s incorrect The correct restart date is 9 January 2006, the day the City of Renton received notice from. Talasaea Consultants that the wetland initigation ,project ilt Cedar Avenue successfully met p.erform~ce standards. ,Please continue to take steps to ensure, the survival of plant speCIes, in particular the recommendation to use the irrigation system,'twice weekly from June-October. I look forward to receiving the 3"' Quarter Maintenance & Monitoring Report in the beginning of September 2006. Please contact me at 425-430-7289 if you have any questions. 1/,'" Andrea Pelzel Assistant Planner . " -, cc: Talasaea Consultants, Inc File·No. LUA04-137 -------' ' ~~~,JeJen""M"lHiOH""",r,IH<le",,l1.flmHnog-g ~~---:-"-"--"--~----'-'------'-'R -E' -N "" ',' ~T' , 0 -, ~ N' ' " .;, '1055 South 'Grady Way -Renton, Washington 98055, G>,,· ' ~ ThisOaDer~taii1s50~·~mlltp.~1 .10% nnc.t NlO""lm...--, AHEAD OF THE CURVE ,\-~y 0 • d >+- + '" + O~" :& ~-$;': Kathy Keolker. Mayor ~NCfO ay 31,2006 Cliff Williams Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 CIT~F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Receipt of 2nd Quarter Maintenance Review Memo Cedar Avenue Final Plat City of Renton File No. LUA04-137 Dear Mr. Williams: This leiter is to inform you that I received a Maintenance Review Memo for the Cedar Avenue Wetland Mitigation Project in advance of the 2nd Quarter Maintenance and Monitoring Report that was due to the City of Renton on 'May 9th, 2005. Please note the fotir maintenance items needing action as soon as possible. I look forward to receiving the 2""Quarter Maintenance and Monitoring report from Talasaea Consultants after they have 'performed their follow-up visit on June 15th to confirm that the maintenance has been performed. Please contact ine aI425-430-7289 if you have any questions. 'n~erely, , Andrea Petzel Assistant Planner cc: Talasaea Consultants, Inc [File No. LUA04-137 -----J_en_n_i~_e_r_~O-e5nn-5-~n-:-u-~-~-r-a-dY-W-a-y---R-e-n-to-n-, W-a-sh-in-gt-on-9-S-05-5-------~ m This oaoerr.nnl.<lins 50% rP.C':l.lrlArl m .. lF!ri,,1 :'111% nnc.! rnn"'L,m .. r AHEAD OF THE CURVE Cliff Williams Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 • CITA>F RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator Subject: 2"" Quarter Performance Mainteuance.and Monitoring Report Cedar AvenueFinal Plat City of Renton File No. LUA04-137 Dear Mr. Williams: This letter is to inform you that the 2nd quarter maintence and· monitoring. report for the Cedar Avenue Wetland Mitigation Project was due to the City of Renton on May 9th, 2005. The project achieved compliance with the approved maintenance and monitoring standards in January 2006 and the five-year continuous monitoring period was restarted as of 119/2006. Please contact me at 425-430-7289 if you have any questions. ASsistant Planner cc: Talasaea Consultants, Inc File No. LUA04-137 ----J-e-nn-i-fe-T-:-:-7-:- n :-ut-h-G-r-ad-y-W-aY-_-R-e-n-to-n-, W-as-h-in-gt-o-n-9-g-0-S-S ---~---~ 4lo_ AHEAD OF THE CURVE • I • ------------- From: T ALASAEA CONSUL TAN. 425 861 7548 0.006 10:06 #211 P .0011003 TO: OF: FAX: TALASAEA CONSULTANTS. INC. Cliff Williams Belmont Homes, Inc. 425-893-8498 DBr.:LLc·'· .. d SERVICES CITY 0<-',ENTON MAY ~) 2006 RECEIVED MAINTENANCE REVIEW MEMO FROM: David R Teesdale PROJECT: TAL-717M Cedar Avenue Development DATE: 26 May 2006 PAGES: 3 REFERENCE: SUBJECT: Cedar Avenue Development -Renton Washington Spring 2006 Maintenance Review Memo On 11 May 2006, I performed the maintenance review at the Cedar Avenue Development Site located in the City of Renton. The following is a review of the specific maintenance items identified during this site visit. Project Timeframe: Performance Monitoring at the Cedar Avenue Development was restarted by the City of Renton in Fall of 2005 when it was determined that the original planting had failed to perform over the first year. A new baseline assessment was conducted at that time. We had completed three performance monitoring reviews and three maintenance reviews over the course of Year 1 (2005). General Observations: The site appears to be growing vigorously, especially in the wetland buffer mitigation area off of the slope of the detention pond. This area shows significant growth of woody and herbaceous material. The buffer mitigation on the slope of the detention pond is not growing as vigorously. Herbaceous coverage was generally reduced, consisting mostly of Equisetum and grasses. Some of the woody vegetation within the buffer mitigation area is showing signs of stress. This is probably due to drier than normal spring conditions seen this year. The irrigation system should be activated now to reduce stress on the installed plants. Prompt maintenance of wetland and buffer mitigation areas ensures the success of these sites. Following are maintenance items that need attention to ensure continued success of the project. Maintenance items needing action: Maintenance Should be completed by hand and Without the use of mechanized eqUipment. It is our experience that the use of mechanized equipment indiscriminately removes desirable vegetation along with noxious weeds. Careful selective removal of noxious weeds will encourage recruitment of volunteer species and the spreading of planted material, resulting in an increase in woody coverage, one of the City'S required success criteria. , , -------------------------------------------------------------------------- ,From:TALASAEA CONSULTANT~ 425 861 7549 Mr. Cliff Williams, Belmont Homes, Inc 26 May 2006 Page 2 of 3 05.06 10:06 #211 P .002/003 1. Activate the Irrigation system. The irrigation system should be activated immediately to prevent stress to or loss of planted material. The mitigation area should be watered at a rate of}(, inch of water once per week beginning now and continuing through October 15111• Proper irrigation will help reduce the levels of stress seen on the planted material in the buffer mitigation area. 2. Complete a thoroush Inspection of the entire site and remove Himalayan blackberry growing In the wetland buffer mitigation areas, These invasive plants should be removed from the entire mitigation site and disposed of off site. The Himalayan blackberry root stock should be removed from the soil. This step will significantly reduce the amount of future control of Himalayan blackberry. 3. Garbage and debris should be removed from all wetland and buffer areas (see attached figure). Garbage and debris should be removed by the landscape maintenance contractor during each maintenance visit and disposed of off site 4. Maintenance of muleh rings. The landscape maintenance contractor should ensure that the mulch rings around planted material is properly maintained. Over time, these rings will be reduced in size or become incorporated in the soil through natural decomposition. Mulch rings will help retard the growth of other plant species that may adversely compete with the planted species. Please plan on completing the above items no later than by 15 June 2006. I will plan on performing a follow-up visit after June 15th to confirm that maintenance has been performed adequately. If you have any questions please call me at 425-861-7550 (office) or 425-220-9694. If I am not available please contact Ann Olsen at the Office number. Cc. Andrea Petzel, City of Renton Attachment Resource & Environmental Planning 15020 Bear Creek Road Northeast. Woodinville, Washington 98077. Bus: (425) 861-7550. Fax: (425) 861-7549 -------------------------------------------------------------------------------- From:TALASAEA CONSULTANT~ 425 861 7549 Mr. Cliff Williams, Belmon! Homes, Inc 26 May 2006 Page 3 of3 051111j006 10:07 #211 P.003/003 T;T ~~-~-~--~~--~-~--~-f~-=l" --'---W' ~ --j; :, I r --;=:::::-~ , -..... .. -. / : i , ' I ' / !, ! I I ",1 ,I'): ~'" ~-----,--------___ oj, _j ~ .~ l· ~ ,. ~, \ ' ----- ---PROPERTY LINE GRAPHIC SCALE NORTH (IN FEET) ~ lIl-H ,c1 \jLJ Sc.ALE, 1"~50' FI6URE 05 -• -. -• -• -AS-BUILT Y-€TLAND 6OU'IDAA"r" A5-6JILf CIVIL CONTCX)R (:f~~;:~ EXI5"~ VE6c,ATION "~"-.:'..;-::-::~' PHOTOFOINT Loc.ATlON VE5ETATION STAt1PLI~ iRAH5ECT LOCATION Pno.rtC1' 1116 PHOTO-POINT. \lE6ETATION SAMPLING CEDAR. AVi:i'l!E DEVELOPMENT n4TE RENTON, HASHIN6TON Resource & Environmental Planning 21 APR 05 vlS1<D IS020 Bear Creek Road Northeast· Woodinville, Washington 98077 • Bus: (425) 861-7550. Fax:.(425) 861,7'49 • Kathy Keolker, Mayor Cliff Williams , Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 -------------------- CITV.F RENTON Planning/BuiJding!Publi~Works Department Gregg Zimmerman P.E., Administrator Subject:' Wetland Buffer Mitigation Plan -Fall 2005 Performance Monitoring Report Cedar Avenue Final Plat.' City of Renton File No. LUA04-137 Dear Mr. Williams: We have received and reviewed the Fall 2005 Performance Monitoring Report in reference to the Cedar Avenue Development. This report, dated 01105/2006 and received 0110912006, meets the new requirements of the Vegetatio~ Success Criteria and thereby establishes and restarts the required five-year monitoring period. As·such, monitoring must continue until January 9, 2011. If the perfonnance falls. below the Vegetation Success Criteria at any point, the five-year monitoring period would stop and reset upon a time when wetland performance again meets the success criteria. Talasaea Consultants, Inc. has deterinined that woody cover on, the site is 26.9%, which meets the minimum woody cover requirement of 10%. The survival rate for all planted trees and shrubs is 94.5%, which is above the 85% required at the end o(the monitoring period .. Total cover of exotic or invasive plants is 11.5%, which falls below the maximum cover of 20% allowed. The City of Renton urges that you follow the maintenance specifications and recommendations as provided by Talasaea Consultants, Inc. Proper irrigation and the removal of Himalayan and Evergreen blackberry are crucial to maintaining a successful wetland mitigation area. While it is not required, it is recommended that your next monitoring reports are quarterly. This may help with the identification of any problems before they become so severe as to-cause the mitigation area to fall below the perfonnance monitoring success criteria. If you have any questions regarding this letter, please contact Laureen Nicolay at (425) 430-7294 or myself at (425) 430-7233. We look forward to receiving your Winter 2005-2006 report. Sincerely, .j)G<j~ Derek R. Jordan Development Services Division cc: File No. LUA04-137 Talasaea Consultants, Inc Laureen Nicolay ------Je-nn-i;-::-:-s-e~-u-:-g-G-rad-y-w-aY---R-e-n-to-n-,-W-a-s-h-:'i'n-gt-o-n-9S-0-S-S-------R E N T ~ ® This paper contains 50% recycled material, 30% post consumer- AHEAD OF THE CURVE £~Je Kathy Keolker-.Wheeler. Mayor CITY'. RENTON PlanninglBuildinglPublicWorks Department Gregg Zimmerman P.E.,Administrator October 31, 2005 Cliff Williams Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 Subject: Wetland Buffer Mitigatiou Plan -Summer 2005 Performance Monitoring Report Cedar Avenue Final Plat City of Renton File No. LUA04-137 Dear Mr. Williams: We have received and reviewed the Summer 2005 Performance Monitoring Report in reference to the Cedar Avenue Development. Talasaea Consultants, Inc. has determined that woody cover on the site is 30.1 %, which meets the minimum woody cover requirement of 10%. Total cover of exotic or invasive plants' is 14.5%, which falls below the maximum cover of 20% allowed. The survival rate for all planted trees and shrubs after the first year must be 100%. The 2005 Summer report, prepared within I-year of the baseline report, shows a survival rate of 79%. This survival rate does not meet the mandated rates for either first year (100%) or second year (85%) requirements. In this regard, please perform the Maintenance Recommendations listed on Page 4 of the Summer 2005 report prior to the preparation of the Fall 2005 report. The required five-year monitoring period for the establishment of the . wetland will not commence until the following recommendations have been completed: • Tum on the water to the temporary irrigation system. • Begin regular irrigation of the site as needed. • Remove Himalayan and Evergreen Blackberry from the mitigation area. • Replace dead plants. • Remove garbage and debris from the mitigation area and dispose off site. Ifyou have any questions regarding this letter, please contact Laureen Nicolay at (425) 430-7294 or myself at (425) 430-7233. We look forward to receiving your Fall 2005 report. Sincerely, D~~ Derek Jordan' Development Services Division cc: Talasaea Consultants, Inc File No. LUA04-137 . Laureen Nicolay Jennifer Henning -----N-e-il...,.:.,-o:::-:::-cs=-O-U...,.th-G:-r-ad-c-y-=w::-a-y-_-=R:-e-nt-o-n,-=W"'. a-s::-hl:-·n-gt-o-n-=9-=-g.,-05::-:5:--------~ ® This paper COfltains 50% recycled materiat 30% post consumer AHEAD OF THE CURVE ( 4 • CITY.F RENTON Board of Public Works Kathy Kcolker-Wheeler, Mayor October 20, 2005 Mr. Jay Maurice Operations Officer Eastside Commercial Bank 3326 _160th Avenue SE, Suite 101 Bellevue, W A 98008 SUBJECT: RELEASE OF TWO ASSIGNMENTS OF FUNDS OFF-SITE DEFERRAL, CEDAR AVENUE PLAT LUA 04-137, 3521 CEDAR AVENUE SOUTH RENTON,WA Dear Mr. Maurice: This letter will serve as your authority to release the subject $34,000.00 and $12,000.00 Assignments of Funds in account number 013003496, posted with the City of Renton on behalfofRobert Wenzl with Cedar Ave, LLC. The original Assignments of Funds are enclosed for your files. As you are aware the City of Renton is retaining two Assignments of Funds in the amounts of$54,000.00 and $3,000.00 in account number 013003496 until such time as the Board is satisfied that the conditions of the deferrals granted have been met by Mr. Wenzl. If you have any questions, you may contact Jan lilian, Engineering Specialist at (425) 430-7216. Sincerely, Neil Watts, Chairman Board of Public Works cc: Gregg Zimmerman, PlBfPW Administrator Neil Watts, Chairman Jan lilian, Engineering Specialist Ameta Henninger, Engineering Specialist Ron McPhee. Field Engineering Specialist Nanna Kuhn, Accounting Assistant tvA 04·137 K\F;" Sys\DPW -R"",d "fPubl;c Wmks\DPW-02 -Deferrals\DPW-OZ Deferrals Z005\Rdease "fCed" Ave S ~ J055 South Grady Way -Renton, Washington 98055 I"\. n N T 0 * This paper contains 50% reCycled materia" 30% post consumer AHEAD OF THE CURVE L-________________________________________________________________________ _ . _____ . • • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: October 17, 2005 TO: Neil Watts FROM: Arneta Henninger X7298 ~J1 SUBJECT: CEDAR AVE PLAT 6l-O~~ The Cedar Ave plat has completed the work described on the two attached Assignment of Funds forms and the inspector has approved the work. I recommend that the original assignment of funds on these items be released. Thank you! Please call if you have any questions. CC: Kayren Kittrick 10\IS 1 _________ J_~ __ ----______ --------_________ 0Ba10PME~Nl~S~ER~~~CES~-------- cnv OF RENTON y\~~ f't\~ ~~ OCT 172005 . -\ir)c.; "A 56; 1V)o'Y)EW"\-\S . ". Dr-RECEIVED • ~ 'I (5'A ~ 4t> 3z.t \!-.. ~ </f {d.-I<-'P-lIY I:\memo.doc\coT Address: Phone: FAX: Attention: Title: ASSIGNMENT OF FUNDS TO nIE CITY OF RENTON BANk Braocil: Address: I'boDe: FAX: Attention: Title: £<t~dc.-(~\C(r -&.. .. \!:- fl"k", . (I The above reCerenus bank hereby certii .... u.at Th,'rh -Fo~"" dollars ($ 3 4 I OOO~ is on deposit i1l the accoWI.I number () (3 r)c) 34 9~ , under the name of City ·of RentOD, to secure the applicant'. performance of the followiag' work recjuired in connection with the pbt or project described below. Plot or Pro~&PdR ,l/J/LJIftIIt- Location/Address of Plat or Projecl: 352-1 apM #-Yt(~ -KEdroJ./ The required work is geDeBlly described as follows: .PeT bill riO J./ ,Pon LJ 611113/} UK /71 e-NI !?&M.eLJII'1t-(;0NS7/YuC{iDN' It;.!]) t:,olfL---If 112A-I<P A REA-1?cCj"f>/J-..P/N(j " The bank berebyeertiCy and agrees !bat tbe5e fuodswill "'" be ~ without wriuell instrUctions from an outhori:zecl agent of ~ City of ~1OIl (die C'aty). We further agree that these fuDdS will be paid to the .Clty witIilil 10 day. of <e<:eiving .. ';IWI DOIice mal the City bas . determined that tbe required wwk bas DOt beeJ!. properly performed. The bank· sball b~ve D9 . dllty or right to evaluall> the correcmess or apprcpriateDes$ of ""y suCh .DotiI;e or deten.uD2tion by the City and s!WI DOl interple;ld or in any ~ delay payment of said fUllds'1O lbe City. The applicaIll bereby agreCs to this assipment of funds and that ilS obligation to perform the ~equired .. ork is not IUnited to the UDOUIlt of funds held by the baDIr. . . This AssigDlnen,~of funds is irrevocable and cannot be cancelled by the bank or applicant App6cant: Dale ~AJ}M { tJ -(7" tJ -')- I I I I I I • ASSIGNMENT OF FUNDS TO THE CITY Of RENtoN APPLICANT; '~~~4'~;"""~~~-. BANK: Owner: Address: Pholle: ,FAX! Attention: Title: Brancb: Address: The above rererenees bank bereby certifies thai T...,~ \ "... ThOV"Q~~ dollars (S L"l-to<>o ~ is 011 deposit in the IICCOIUIt Dumber 01;\00 34 'lh , ander Ibe name of City 'or RentOIl, to secure the applicant's perfOrtD2DCe of the followillg work required in connection with the plot or project desCribed below. PIal or Project&12,1R 1fJ[f4?1£ . Loc:uion/Address of PIal or Project ~ S Z I tePttR 1tY'£. <S:, l/&.IrbH 'The required work is generally desaibed asf01lows: R e etJN,5rPl denO/"/' Of. t!)Fr.::. IrE 6TOfiM I ' I---~~--------------------------------~----------~-----------I-- . The bank hueby c:ertify:aDd agrees thU these f~ ...w II\It be ~ wiIhoot wrineJI i DIf'/f/N JIILer 5r~tTllfi'e, . : .instruc:boOS from :aD aothori=d a&tIll onlle City of}WllDD. (the City). We furthec a&~ that 'I these fllOds will be paid to the City witbill 10 days oC ~ writteh JIOIice !bat die .City bas ' determined that the RQUited wort """ DOt bee.a ptOperly performed. "J1Ie baDt· sbaJI have DO I 'doty or right to evalua~ the c:ooeetDess'or 8WlCJj".iapness of aD7 -.Ii'Dotlc;e or detarmi..abOn )1 by Ihe City andsf>2llllOt illtuple;id or ill any IIWlIIet delay pa".,em of said Innds lO the City, i The appIicaDt hueby agIeeS.lO this asslzDllleot of Ctmds aad 'that its obllgadoD lO perforlll the : i'equiIed ..art is riot limited to the amount or i'UDIfs held by the buIt. I '. This Assignment oC ..... ~I ..... be cancelled by the baaIt or applicaDt, AppJicant Dale ¥R.OI1 . ,0 -17-0') .... ------------....................... -.. .. , I . I I I I I TALASAEA CONSULTANTS, Ii\'c' 31 January 2005 Ms, Susan Fiala, AICP Senior Planner City of Renton Planning Department 1055 South Grady Way Renton, Washington 98055 .. REFERENCE: SUBJECT: Cedar Avenue Final Plat, No. LUA 04-137, ECF, PP Final Approval of Wetland Mitigation Areas Dear Susan: TAL-717B The mitigation area at the Cedar Avenue Development has been constructed per the approved wetland mitigation plans dated 25 January 2005. All of the plant material has been installed per plan, and the split-rail fence and signs are also installed (see attached photo), At this time, we are requesting final approval of the mitigation area from the City. We would be happy to arrange a site visit at your convenience, please let us know of your availability. With your concurrence, we will begin the required 5 years of performance monitoring. As required, we will conduct the baseline assessment of the mitigation areas and provide a report to the City within 30 days fOllowing city acceptance of construction, The as-built drawings will be included in the baseline assessment report. Please let us know how many copies of the report and drawings the City will require, If you have any questions, comments, or require any additional information at this time, please call me at (425) 861-7550. Sincerely, TALASAEA CONSULTANTS, INC. ibm Ann M. Olsen Project Manager Attachment cc: Arneta Henninger, City of Renton Cliff Williams, Belmont Homes, Inc. Resource & Environmental Planning 15020 Bear Creek Road Northeast· Woodinville, Washington 98077. Bus: (425)861-7550 Fax: (425)861-7549 .. - / u~~ • CIT~ 2 RENTON PIanningIBuildinglPublic Works Department Kathy Keolker-Wheeler. Mayor Gregg Zimmerman P.E~ Administrator January 25, 2005 Ms. Ann Olsen Talasaea Consu~ants, Inc. 15020 Bear Creek Road NE Woodinville, WA 98077 Subject: Wetland Requirements Cedar Avenue Final Plat, File No. LUA 04·137, ECF, PP Dear Ms. Olsen: Staff. has received the Final Wetlimd Mitigation Report and is approved. It is our understanding that the installation of the plantings have or will begin soon·to address the required wetland compensation. In order to obtain final approval of the plant installation. arid. begin the mandaiory five-year monitoring program, the following must be submitted prior to recording of the final plat: 1. Cost Estimate: A wetland specialisfs proposal for 5·years of wetland monit()ring (quarterly reports for the first year, annually thereafter) and maintenance.costs cOnsistent with the requirements ofRMC 4-8· 120D23eand 23f muslbeslibmit!ed. The.cOntract for thework.must ensure ihat'structures, improvements, and mitigation perfonn satisfactorily for a peiiddof5 years'. . '. . 2. Final Compliance Letter: A written letter/report from a wetlands specialist attesting that all· wetland mitigation and improvements, includirigsigns and fencing, are installed pursuant to and are consistent with the final wetland mitigation plan'~pproved by the City. 3. Maintenance Surety Device: Once Items 1 and.2 have'been submitted to and approved by the City, you may bring in your maintenance/monitoring surety device (letter of credit or irrevocable set aside letter -(a bond is NOT acCeptable for this purpose] see samples enclosed) totaling 125% of the cost of the monitoring · and maintenance cost estimate is required. to guarantee satisfactory peifonnance for five years. The attached Development Services Division Policy DeCision details the City's poSition on maintenance and · monitoring security requirements. Please send the required infonnation to my attention and please copy all correspondence to the Project . Manager, Ameta Henninger. '. . If you have questions, please contact me at (425) 430·7382 or via email: sfiala@ci.renton.wa;us. · Susan Fiala, Aicp Senior Planner __ c_c_: __ A_m_et-:-~o::-::::::-=n::--~n_u:-:-e-=rG:--ra_d:--Y-=-W:-:-a_Y __ -::R_en""'t_on-,-=W-:-a--:shC7in-g-to-n-9:Cg:-:OC":S-=-S ______ ~ <1' This paper cootains 50% recycled material, 30% pasl consumer AHEAD OF THE CURVE Pl1one: FAX.: Attention: Title: • • ASSIGNMElIIT OF FUNDS TO TIlE CITY OF RENTON BANK: Branch: Address: 1'l1one: FAX: bt ,:, .. f,.) <k-Co ..... oHlerCf "-f 6v.. (.0<. /IA0..'" 33Z-'> lfOo~ Ava-SE :s.Te-ros ( 6 ([.i(c-'-'..L~,4 <{ KOlJ!t £{-z..S>-.373 DC-(" 0 ~"2-..>-3.Z3e _ 0Lt~ ( Attention: ~--:3;2!""Y'=t----,,.N\L:-~ct.v=.!.N~c-e...::s==-_ Tide: <> ~"-' ~ w:p. 6.GE-ts..«../ The above references bank benby certifies that ~ \ "iz -:the .... Q dollars ($ 3 ;,C?QO~is 00 deposit in the account number DI peOO€'11V , under the Dam~ of City >of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below. Plat or Project: &12/1& ./fJ/£t(?I£ . Location/Address of Plat or Project.,352 I a1>tJtR &Y'E: '5. 8&r{rot/ > The required work is generally described as follows: 1J{pA/ I 'Tt?A #!VL> 1f)/lllllr.6N/JIllc.c Or Jt}6r~/lND:> iP:L4tVT//i/q !V~ .s Y£/I,tJ PfIf'IOP. I/P/yI'--/ AObS TO ,4?RILJ :;<0/0 The bank hereby certify and agrees that thesEl {uDdS will Dot be released wilbout written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that tbe required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any sue" >notic;e or determination by the City and shall not interplead or in any manner delay paymeot of said funds to tbe City. The applicant hereby agrees to this l\S3ignment of funds and that its obligation to perform the required worle is not limited to the amount of funds heid by the bank. This Assignment 'f funds is irrevocable and caMot be cancelled by the bank or applicant. A"lia., ~~. .. .. &~ a ;g I Autliorized Signature ~!.k~fJ-i.2:2ff<~'/f 0,,*= MCL""/~c.<e-. i 0 f'ucJ-(""~ (', Cf?ce...r Name, Title A-pr~ \ 1...\, L-QcS:: ~~ ~~ j j j j j j j I j Date Opened: 04/21/05 Certificate of Deposit Certificate Nnmber: "OU1.-l3u.0u.0<.;3,,4w7'-'0'-____ _ Account Number: uo.!.] .13.1l0.1l0.13!.14.l7JJ0'-____ _ SSNfflN Number: 7J -09<;3645 Amountof***Thirty three thousand and no/100*** Deposit: ~_:--~_:-_____________ :-______________________ ,$33,OOO,00 This Certificate is Issued to: Issuer: rCedar Avenue LLC Hold For City of Renton Cedar Avenue Plat Monitor& Maintance of Wetlands P,O, Box 2401 Kirkland, WA 980832401 L.. Not Negotiable -Not Transferable. -'j EASTSIDE COMMERCIAL BANK N, A. 3326 160TH AVE, SE, SUITE 101 BELLEVUE, WA 98008 ! _,J This account is subject to all the terms and conditions stated in the Certificate of Deposit Disclosures, as they may be amended from time to time, and incorporates the Certificate of Deposit Disclosures by reference into this agreement. This certificate may be redeemed on 04/2 J /07 only upon presentation of the certificate to the Financial Institution. The interest rate of this certificate of deposit is . 3 3 <; 0 % with an annual percentage yield of %. The rate on this certificate is IXI fixed 0 variable. The interest will be: IXI added to principal ..==:::. ..:::::=.:::::'" o paid to :--:-__ --:-: _____ ~ .. ~~--.~~--.!!,-, ~~~~,~,!'c o mailed to the owner(s) -::::::: o §. .;~ ;;,,-, :f:;~ -:::4E::: -=- Endorsements -Sign only when you request withdrawal. x x ________________________________________________ __ x ________________________________________________ __ x ________________________________________________ __ (C)1994 Bankers Systems, Inc" St, Cloud, MN Form CD-GEN 8/2/94 DATE: TO: FROM: • PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM April 27, 2005 Project File Susan Fiala, Senior Planner, (425) 430-7382 SUBJECT: Cedar Ave Final Plat -Wetlands Surety The assignment of funds for monitoring and maintenance for the subject Plat is for the 5 year period of April 2005 to April 2010. I spoke with Bob Wenzl on April 26, 2005 who indicated that the Certificate of Deposit can be redeemed in 2007; however, the Bank would not release the assignment without a letter from the City of Renton. He wishes to be able to change the money from the CD to another form rather than tying up the monies in the CD for 5 years. This appears reasonable; therefore, the paperwork, as attached, is approved. cc: Arneta Henninger / L~~ Kathy Keolker-Wheeler, Mayor' October24,2005 Cliff Williams Belmont Homes, Inc P.O. Box 2401 . Kirkland, WA 98083 • CITY TRENTON PlanningIBuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator Subject: Wetland Buffer Mitigation Plan -Spring 2005 Baseline Assessment Report Cedar Avenue Final Plat City of Renton File No. LUA04-137 Dear Mr. Williams: We have received and reviewed the Spring 2005 Baseline Assessment Report for the wetland mitigation project for the Cedar Avenue Development. Everything seems to be on track and we look forward to receiving the summer 2005 report. Sincerely, Derek Jordan Development Services Division cc: Talasaea Consultants, Inc File No. LUA04-l37 -------------]O-5-5-S-ou-t-h-O-ra-d-y-W-a-y-.-R-en-to-n-,-W-a-Sh-in-g-to-n--9g-0-5-5------------~ * This paper contains 50% recycled material, 30% postconSUmef AHEAD OF TilE CURVE Board of Public Works Minutes August 17,2005 • Page 2 of2 • • OFF-SITE DEFERRAL, CHARLES COURT SHORT PLAT, LUA 03-040, 5902 NE 4,h Place -The applicant is requesting a deferral for the final lift of asphalt, curb, and gutters, reconstruction of a rockery along the private street, installation of street signs, a fire access gate and a fence. The deferral is for a three-month period of time sO the short plat can be recorded. Action: The Board approved deferral of off-site improvements including the final lift of asphalt, curb, gutter, with the condition the applicant install sandbags surrounding ST A 10+26, Catch Basin 2 to contain additional water run-off that might accumulate during the three-month deferral period. The Board denied a deferral for the installation of street signs, a fire aCcess gate, and a fence advising the applicant that the signs should be installed immediately and the fire access gate must be 20 -feet in width and have an inward swing. It was moved by Meckling, seconded by Straka. MOTION CARRIED. 4. OLD BUSINESS: • OFF-SITE DEFERRAL, CEDAR AVENUE PLACE, LUA 04-137, 3521 Cedar Avenue Soath -The applicant is requesting a deferral extension for the detention pond, stormwater drainage inlet, and coal mine hazard area until September 30, 2005. Action: The Board approved the extension of the off-site deferral of extension for the detention pond, stormwater drainage inlet, and coal mine hazard area until September 30,2005, with the condition that the applicant's security device remain in place with the City. It ~as moved by Straka, seconded by Meckling. MOTION CARRIED. • PUBLIC M,EETING REQUEST, WSDOT, SR167 IS" St SWto S. 18(/' St. HOV lanes, Stage 3 -WSDOT is requesting a public meeting to the noise variance. The project is scheduled to advertise on October 6, 2005, for' street grading and paving, storm drainage, detention facilities, wetland mitigation and construction of retaining walls. The location is the intersection of SW 43"' Street and the intersectionofSW 41~ Street. Action: The Board approved to hold a daytime Public Hearing in the Council Chambers. The meeting will take place on either Wednesday, September 7, 2005, at 8:30 a.m. or on Wednesday, September 14, 2005, at 8:30 a.m. Confirmation of the meeting date will be forthcoming. 5. ADJOURNMENT: Presiding Chairman Kittrick adjourned the meeting at 9: 15 a.m. ~ .. .11t . ~. ..IL. . -.. Kathy Kcolker-Wheeler, Mayor August 17,2005 Me. Cliff Williams Cedar Ave, LLC • Post Office Box 240 I Kirkland, Washington 98083 SUBJECT: OFF-SITE DEFERRAL CEDAR AVENUE PLACE, LUA 04-137 3521 Cedar Avenue South RENTON, WA Dear Me. Williams: Board of Public Works On August 17,2005, the Board of Public Works granted your request for a deferral extension for the detention pond, stormwater drainage inlet, and coal mine hazard. The deferral extension will expire September 30, 2005. The Board granted the deferral extension subject to the following condition: L The applicant's security device remains in place with the City. As per Ordinance 4521, Section 4 -34 -14, you have fifteen (15) days from today's date to appeal the Board's decision. Appeals are to be filed in writing, with the City Clerk and require a filing fee in the amount of$75.00. ------.,,1 O;o;S:C:S:-;S;-o-u\cch-;GOO-r-ad-;-y-;W~ay-_-;R;-e-nc-\o-n-;, W;;ca-s."hc-in-gc-\o-n-;9"'S'"OS;cS=-------R E N T ~ ® This paper contains 50% recyded maleria~. 30% post consumer AHEAD Of THE CURVE • CEDAR AVENUE PLACE, LUA 04-137 August 17, 2005 Page 2 of2 • You may contact Jan lilian, Engineering Specialist, at (425) 430-7216 if you have any questions or need additional infonnation. Sincerely, L~~:!~i Recording Secretary LM:lsm cc: Gregg Zimmerman, PIBIPW Administrator Neil Wans, Chairman Board Members Arneta Henninger, Dev. Servo Engineering Specialist Jan IIIian, Dey. Scrv. Engineering Specialist LUA 04-137 , • • Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 III BILL OF SALE 1 Property Tn Pan:e1 Number: Z'f ZJ .S· "tQ;J "L Project Fil. #: LLlA'O</-iJJ 1 Streetintasection:W~u.') _ 5;3,,1 Address: R.r ...... ce Number(.) ofDocumenIs assigned or released: Additional reference numbers are on pag. __ . Grantor(s): L:J..L, Grantee(s): 1. C!.eOA12.. A.){".,,,O'S" 1. City of Renton, a Municipal Corporation 2. Th. Gnntor, as named above, for. and in considmdion of mutual ben.fits, hereby gnmts, bargains, sells and delivers to the Grantee, as named above, the following d.saibed pmonal property: WATER SYSTEM: Length Size ~ 1)-'J..'ff1 2>1'5' L.F.of ~" Qo;f Water Main ,30 L.F.of t&J " D WaierMain L.F.of " WaierMain 4 each of 5 " Gate Valves :;;t. each of " " Gate Valves :;z,. each of Fire Hydrant Assemblies SANITARY SEWER SYSTEM: Length Size ~ L.F.of " Sewer Main L.F.of " Sewer Main . L.F. of " Sewer Main each of " Diameter Manholes each of " Diameter Manholes each of .. Diameter Manholes STORM DRAINAGE SYSTEM: Length Size ~ O-J-.n1 "'71Gi L.F.of ~ " StonnLinc 1;15 L.F.of 12-" Storm Line L.F.of " Storm Line ,.., each of " If Storm Inlet/Outlet . ~ each of 9.g " Storm Catch Basin each of " Manhol. STREET IMPROVEMENTS: (Including Curb, GU1\er, Sidewallc, Asphalt Pavement) Curb, Gutter, Sidewalk 3.tJOO L.F. Asphalt Pavement: ?~OO SY or L.F. of Width ~ET LIGHTINGq # of Poles By this conveyance, Grantor will warrant and d.fend the sale hereby made lDlto the Grantee against all and every pmon or person~ whomsoever, lawfully claiming or to claim the same.. This conveyance shall bin~;irs, executors, administralolS and assigns forever. '5 -W (;,5 HoIFILE.SYS\FRM\84HNOOIffiBILLSAl.E.DOCIMAB Pagel • • Fonn 84 OOOJlbh IN WTINESS WHEREOF, I have hereunto set my hand aod seal the day and year as written below. (!i$l~ A~ . -' IIVD1YIDUAL FORM OF ACENOH'LEDGMENT STATE OF WASJiJNurON ) ss COUNIY OF KING ) I certifY that I know or bave satisfaclo1y evidence that _______ _ ~-~~~~~~~~~~~~-signedthu~tand acknowledged it to be hislher/their free and vohmtary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print),_._--:-_________ _ My appointment expires:. __________ _ Dated: RBPRESENTATII'B FORM OF ACENOH'LEDGMENT Notary Seal musi be within box ST A TB OF WASHINGTON ) ss \,,,111111111,,,,, COUNIY OF KING ) """'-\E l '!'I. I ctrolY that I kuo.worbave satisfactory evidcnccthat ~,;'P~ .... ;;.~.~~% :¥c~U /? f.A!C7V2-L -sign-ed-tbi-·S-iDs-n-"'-'.-.. t,-OI: oath -'l tt~}.. 5taIcd that ht1sbe11hcy waslwerc authorized to execute the instrument and " __ , '\ . aclcn9J"~)t'the....m~l2L and i#JJtv~ut-~ -J of t:-t ..&?4]i<:tobethefreeandvohmtary~oElch ._ partylparties for the uses and pmposes meutioned in the iDsII!JmenI.-----I------ ~IL=_#...~ -"I . ~~;:~.~~ ... :t.~!\'~ -;:;,-!.~~~¥=,A::.lu..,~:r;~~~~~i_o_-:--------___1 "",,/ OF W,.S,,~,,\\\~ . Notary Public in and or the State ofWashin~ '1/'''"11''''''\ Notary o:mt) m,~~e.. L <' \~ My appom ent rres:'~~..L..J.a:C£:.:J-,,-. ".(5,'l!-'"'-____ _ Dated: 1.\ ~ CORPORATE FORM OF ACENOJJlI.EDGMENT Notary Seal must be within box STATBOFWASHINGTON )ss COUNTY OF KING ) On thU day of , 19 ~ before me personally appeared :-________________ =-_tomcknown to be of the corporation that cxecuted the within instrmnent, and aclcnowledgc the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath 5taIcd that ht1she was authnrized to cxecute said instnnncnt and thai the seal affixed u the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print)_---: _________ _ My appointment expires:, ___________ _ Dated: Page 2 --------- • • BOARD OF PUBLIC WORKS 8:30 a.m. Wednesday, April 6,2005 Renton Municipal Building Conference Room No.5 II IN ATTENDANCE: Neil Watts, Chairman VISITORS: Dave Christensen, Utility Systems Larry Meckling, Building Plan Review Corey Thomas, Fire Juliana Sitthidet, Plan Review Jan lilian, Plan Review Katie McClincy, Police Judy Walter, Acting Recording Secretary Cliff Williams, Cedar Ave. LLC. Paul Ollcstad, Conner Homes Brad Hamilton, Conner Homes John Skochdopole, Conner Homes MINUTES 1. CALL TO ORDER: Chairman Watts called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: Meeting minutes dated April 14, 2005, were approved as presented. 3. REQUESTED ACTION: • OFF-SITE DEFERRAL, CEDAR AVENUE PLACE,1t1!~~g,~lJl;3 3521 CEDAR AVENUE SOUTH -The applicant is req~ing a deferral for installation of a storm water drainage inlet, repair and regrade of the coal mine area in portions of track B, reconstruction of the detention pond embankment, final cleaning of the detention pond and final lift of asphalt within the plat. Action: Moved by Meckling, seconded by Christensen, to grant the deferral subject to the following conditions: 1. Inlet installation will be subject to design submittal and approval by the city. No building permits issued for lots 1 through 10 until the inlet is installed and accepted by the city. The deferral is until August 5, 2005. 2. Design and city acceptance required for repair and regrade of the coal mine hazard area along portions of track B prior to the recording of the plat. Construction is deferred until August 5, 2005. Board of Public Works April 6, 2005 • • Page 2 3. The detention pond embankment reconstruction is deferred until August 5, 2005. 4. Final lift of asphalt is deferred until September 30, 2006. 5. Final pond cleaning is deferred until September 30, 2006. 6. The applicant shall post an acceptable security device or security devices to the Board and.be in place to cover the deferred items at 150% of the c'ost of the deferred improvements. MOTION CARRIED. • OFF·SITE DEFERRAL, LAURELHURST DIV. I, LUA 04·160, WEST OF DUVALL AVE. N.E. (across from N.E. 2nd Street) -The applicant is requesting a deferral along Duvall Ave. N.E. which includes: I) streetlights, sidewalks, street pavement, water main relocation, landscaping and fencing; 2) sidewalks, streetlights, street signs, barricades (dead-end roads). Water setters, sewer TV, along the new street interior to the plat; 3) fence and landscaping around the detention/water quality pond; 4) installation of recreation facilities in the recreational tracts; 5) second lift of asphalt and street monuments along the new streets and overlay on Duvall Ave. N.E. Action: Moved by Meckling, seconded by Christensen, to grant the deferral for 60 days subject to the following conditjQDs: _____________ 1 I. Improvements along Duvall Ave. N.E., which includes streetlights, sidewalks, pavement, water main relocation, landscaping and fencing. 2. Sidewalks, streetlights, barricades (dead-end roads), water setters, along the new street interior to the plat. 3. Fencing and landscaping around the detention/water quality pond. 4. Installation of recreation facilities in the recreational tracts. The Board also granted a deferral for 6 months for the second lift of asphalt and street monuments along the new streets and overlay on Duvall Ave. N.E. subject to the following conditions: A. No occupancy to any new homes until I through 4 listed above are completed and accepted by the City. B. A Licensed Surveyor states in a letter that all monuments will be installed prior to the release of the deferral. C. The applicant shall post two (2) acceptable security devices to the Board and be in place to cover the deferred items at 150% of the cost of the deferred improvements. DATE: TO: FROM: SUBJECT: • • CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM May 2, 2005 Gregg Zimmerman, Administrator Ameta Henninger, Development Services ~ CEDAR AVE FINAL PLAT LUA 04-137FP WELLS AVE S, S 36TH ST, CEDAR AVE S I am submitting the attached original final plat mylars for your signature. The project has submitted the AsBuilt drawings, construction is complete, permits are finaled, all bonds are posted and all fees are paid. The plat submitted documentation that a HOA (as required) was created. Technical Services recommends approval, the Senior Planner recommends approval and Fire Prevention recommends approval. I have been the plan reviewer and project manager on this project and I recommend approving this final plat for recording. The yellow file is attached for your use. If you have any questions please call me at X7298. Thank you. cc: Kayren K NcilW. , " . DATE: TO: FROM: • PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM April 27, 2005 Proj ect File Susan Fiala, Senior Planner, (425) 430-7382 SUBJECT: Cedar Ave Final Plat -Wetlands Surety The assignment of funds for monitoring and maintenance for the subject Plat is for the 5 year period of April 2005 to April 2010. I spoke with Bob Wenzl on April 26, 2005 who indicated that the Certificate of Deposit can be redeemed in 2007; however, the Bank would not release the assignment without a letter from the City of Renton. He wishes to be able to change the money from the CD to another form rather than tying up the monies in the CD for 5 years. This appears reasonable; therefore, the paperwork, as attached, is approved. cc: Arneta Henninger ,/ I Phone: FA~ Attention: Title: • ASSIGNMENf OF FUNDS TO THE CITY OF RENTON • BANK: C4 .,,;fs) d.::.-CO .... "'Z.rC( «f &v.. {-IC. Branch: Address: 33Z-'> [10 0 ~ fb..,<L-5> c:c- 5.'e ,<> \ <5ct.1(~'-'-l~,4 tf,rcat{ Phone: L(. '2-5'> .37 3 -O'-f 0 C> F~ ~ .. n-'>-3.7;>;. _ 0'-(.<> { Attention: _3=ry~~6L:..!::ct..v=..!.('o.2:Ce-==-__ Title: <> ~<kra..l, ~ s<.p. OC£=S<--E!.-/ The above references bank hereby certifies that ---rv-.~ I'h -:tvv-.... Q dollars ($ 3 :S, aGO o!2j-is on deposit in the account number 0 \ ? CiO?4.ZV , under the nam; of City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below. Plat or Project&p/IR I/JILJVtI£ Location! Address of Plat Or Project.~3~5~2;:.!.../ ...lu.=;.{,,£>,;::,FJ~.6l:L!I9:L!t.JI..!;E:=-=5~,-}--, .L8~£r.Id.:.!...Ti.!...£<O:..;tI~ The required work is generally described as follows: A.;(PAj /'/CJA IfAl.L> 1!J/lINT£N/JNCL Or W6r~A;VD> r"L/'1-If/T/N9' ftJIf S -y£I'I-<? ?£/PIOP. ;/PAJI'-I ~Ob5 TO /I?R/L) ;4010 The banle hereby certify and agrees that these funds will not be released wilbout written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice thaI the City has determined that the required worle has not been properly performed. The bank sball have no duty or right to evalu3te the correctness or appropriateness of any such °.D.otic:;e or determination by the City and shall not interplead Or in any manner delay payment of said funds to tbe City. The applicant hereby agrees to this assignment of funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. / Date -.- Opened: 04/21/05 Certificate of Deposit Certificate Number: llO~J ..>3..,0..,0'-'3"'4,.,7C\.0'_ ____ _ Account Number: llO~J'-'3JJOJJO'-'3"'4u7C\.0'_ ____ _ SSN/TIN Number: 7J -0953645 Aunountof***Thirty three thousand and no/100*** Deposit: ___ -,-_____________ -,-_____________ $ 33,000 00 This Certificate is Issued to: Issuer: i'"Cedar Avenue LLC Hold For City of Renton Cedar Avenue Plat Monitor& Maintance of Wetlands P.O. Box 2401 Kirkland, WA 980832401 t.... Not Negotiable -Not Transferable. .... , ; EASTSIDE COMMERCIAL BANK N.A. 3326 160TH AVE. SE, SUITE 101 BELLEVUE, WA 98008 ; • ••• J This account is subject to all the terms and conditions stated in the Certificate of Deposit Disclosures, as they may be amended from time to time, and incorporates the Certificate of Deposit Disclosures by reference into this agreement. This certificate may be redeemed on 04/21 (07 only upon presentation of the certificate to the Financial Institution. The interest rate of this certificate of deposit is "3 1 "0 % with an annual percentage yield of %. The rate on this certificate is liB fixed 0 variable. The interest will be: liB added to principal g =~~: t-o-t-h-e-o-w-n-e-r-(s-)------".",;i!!iii',,~-§,"':""-;;;;;:..,"' -o"':!!!!;tL-.. @::.liL.-'L""!:~~tct~,:;''''~.,::~'"_-".:;.!!!!"~;;:.-----) o ~~[:~";,=f:: ~~~'i'''~: ;"""'ill'" "';' Endorsements -Sign only when you request withdrawal. x ________________________________________________ __ x ___________________________ __ x ___________________________ __ x ___________________________ __ (C)1994 Bankers Systems, Inc., St. Cloud, MN Form CD-GEN 8/2/94 From: To: Date: Subject: Corey, • Arneta Henninger Thomas, Corey W 04/15/2005 10:22:36 AM CEDAR AVE PLAT • Please arrange to do a final inspection on the above pial. The plat is generally located on Wells Ave S,':' Cedar Ave Sand S 36th SI. A vicinity map is attached for your conveniencR Thank you! Arneta cc: Kayren Kittrick j(J-'tv ! e. I ()K & rPM/C-( f {~J. t.J /IS/P5 C~ • • I : , ... _;,c." I·. i '" I EB t.tJ .. ~ .;:5 .....• ~ ~ .... ~hi ~~.~ ,~ h ~ ..... ;;j •.. ~. ~.~ • . ~ I:; , '. "" • • • • • Printed: 04-26-2005 e=ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT • Permit#: LUA04-137 Payment Made: 04/26/2005 11 :37 AM Receipt Number: Total Payment: 85,088.99 Payee: CEDAR AVE LLC Current Payment Made to the Following Items: Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5045 304.000.00.345.85 Fire Mitigation-SFR 5050 305.000.00.344.85 Traffic Mitigation Fee Payments made for this receipt Trans Method Description Payment Check #6166 Account Balances Trans Account Code 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 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 Description 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 Fire Mitigation-SFR Traffic Mitigation Fee Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax Amount 85,088.99 Amount 26,007.24 23,912.00 35,169.75 Balance Due .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 R0502184 ~f+! • CITY elF RENTON Kathy Keolker-Wheeler, Mayor PlanninglBuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator April 19, 2005 Cliff Williams Cedar Ave, LLC P.O. Box 2401 Kirkland, W A 98083 SUBJECT: OFF-SITE DEFERRAL CEDAR AVENUE PLACE, LUA 04-137 3521 CEDAR A VENUE SOUTH Dear Mr. Williams: On April 6, 2005, the Board of Public Works reviewed your request for a deferral for the installation of a storm water drainage inlet, repair and regrade of the coal mine area in portions of track B, reconstruction of the detention pond embankment, final cleaning of the detention pond and final lift of asphalt within the plat. The Board granted the deferral subject to the following conditions: 1. Inlet installation will be subject to design submittal and approval by the city. No building permits issued for lots 1 through 10 until the inlet is installed and accepted by the city. The deferral is until August 5, 2005. 2. Design and city acceptance required for repair and regrade of the coal mine hazard area along portions of track B prior to the recording of the plat. Construction is deferred until August 5, 2005. 3. The detention pond embankment reconstruction is deferred until August 5, 2005. 4. Final lift of asphalt is deferred until September 30, 2006. 5. Final pond cleaning is deferred until September 30,2006. 6. The applicant shall post an acceptable security device or security devices to the Board and be in place to cover the deferred items at 150% of the cost of the deferred improvements. As per Ordinance 4521, Section 4-34-14, you have fifteen (15) days from today's date to appeal the Board's decision. Appeals are to be filed in writing, with the City Clerk and require a filing fee of$75.00. R:(hle Sys\BPW -~§f p~W'Gwo~sw,w:Uif lli,c:K\lltfi'l:u2 veletmM'5""ccd..-ave plio. 04-1li Ie ~N T· 0 N Oll fa y ay -en OD, as mgton tN :E * This paper contains 50"~ mcyded material, 30% post consumer AHEAD OF THE CURVE" April 19, 2005 Off-Site Deferral Cedar Ave. PI. Page 2 • • You may call Jan IIIian, Board Coordinator, at (425) 430-7216 if you have questions or need additional information. Sincerely, t1vr"" h.lZ\'~·rk ~\',:d Neil Watts, Chairman ,r Board of Public Works Attachment CC: . Neil Watts, Chairman Jan lilian, Board Coordinator Gregg Zimmerman, PlBfPW Administrator Ameta Henninger, Plan Review LUA 04·137 ",- .. , . --.~. i.)J$ /.-.. .,.. ,..;r- " H:\File Sys\BPW -Board of Public Works\BPW..()2 -[)eferrals\BPW-02 Deferrals 200S\cedar ave pi !ua 04-137 letter,doc\cor Board of Public Works • March 16,2005 • Page 2 2. A licensed surveyor states in a letter that all monuments will be installed prior to the release of the deferral. 3. A security device acceptable to the Board to cover the deferred items be in place at 150% of the cost of the deferred improvements, which is $78,750.00. MOTION CARRIED. • OFF-SITE DEFERRAL, CITY VIEW 2 SHORT PLAT, LUA 04-074, 329 NW 2nd Place -The applicant is requesting a deferral for street widening and the installation of curbs, gutters, sidewalks and a storm water drainage system along NW 2"d Place. Action: Following a lengthy discussion, it was Moved by Gafour, Seconded by Gray, to deny the deferral due to it's not meeting the criteria established by Council (subdivision creates more than 3 lots and has improvements adjacent to it). It was recommended that modification of improvements required by City Code be sought through City Administration. MOTION CARRIED. • OFF-SITE DEFERRAL, CEDAR AVE PLAT, LUA 04-137, 3521 Cedar Ave S -The applicant is requesting a deferral for fmallift of asphalt and design and installation of an inlet for a storm drain bypass system for a 12-month period oftime. Action: It was Decided by Chairman Watts to table this request for a period of two weeks to allow time for possible completion of the design plans of the drainage system. 4. OTHER BUSINESS: Jan Illian of the Plan Review section will be taking over as the Board Coordinator, relieving Juliana Fries from this position. We give a big thank you to Juliana, for serving as Board Coordinator and doing such a fine job! Welcome, Jan! 5. ADJOURNMENT: Chairman Watts adjourned the meeting at 9:15 a.m. l~fie ..II -• CIT~F RENTON PlanningIBuildingIPublicWorks Department Gregg Zimmerman P.E., Administrator Kathy Keolk~r-Wheeler, Mayor October 31; 2005 Cliff Williams Belmont Homes, Inc P.O. Box 2'101 Kirkland, W A 98083 Subject: Wetland Buffer Mitigation Plan -SuInmer 2005 Perfonnance Monitoring Report Cedar A venue Final Plat City of Renton File No, LUA04-137 Dear Mr. Williams: We have received and reviewed the Summer 2005 Performance Monitoring Report in reference to the Cedar· Avenue Development.. Talasaea Consultants, Inc. has determined that woody cover onthe site is 30.1%, which meets the · minimum woody cover requin,ment of 10%. Total cover of exotic.or invasive plants is 14.5%, which falls below the maximumcover of 20% allowed. The survival. rate for all planted trees and shrUbs after the first year must be 100%. The 2005 SummerrepOrt,piel'ared within i'year of the baseline report, shows iI sUfvivalrate of 79%.' This' sUJVival rate does not' meet the mandated rates for either first year (100%) or second· year (85%) requirements. . , -.,' -. In this regard, please perform theMainien~iice'R~com;';erldations listed on Page 4 of the Summer · 2005 report prior to the p~epirration of.theFall 2605 report. The required five-year monitoring period for the establishment. of. the wetland wili not' corninence . uiHii . the following recommendations have beeri:cOItipleted: . • Turn onthe water to thetemponiry irrigation system .. • . Begin regular irrigation of the site a,s heeded.' • Remove Himalayan and Evergreen 'Blackberry, from the mitigation area. • . Replace dead plants.' . '. • Remove garbage and debris from the mitigation area and dispose off site. rfyou have any questions regarding this letter, please contact Laureen Nicolay at (425) 430-7294 or myself at (425) 430-7233. We look fOIward to receiving your Fall 2005 report. Sincerely, · Derek Jordan. Development Services Division cc: Talasaea Con~ultants. Inc FileNo. LUA04-137 Laureen Nicolay' Jennifer Henning -----N-e_il...,~-=o-=-:~;;-tss;:-O-U""th~G-ra-Cd,-y-;;w;:-a-y---;;R:-e-nt:-o-n,...,WO:a-s7h ..... in-g-to-n-9=-=g=-=O-:c5-=-5 -------~ ® This papcrcontains 50"/0 recycled material, 30% post oonsumer AHEAD OF THE CURVE • • WETLAND BUFFER MITIGATION PLAN SUMMER 2005 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, Washington 98077 20 October 2005 (Revised 25 October 2005) • • Cedar Avenue Development Performance Monitoring Report TABLE OF CONTENTS Page 1.0 INTRODUCTION ............................................................................................................... 1 1.1 Project Timeframe .................................................................................................... 1 2.0 PERFORMANCE MONITORING RESUL TS .................................................................. 1 2.1 Wildlife ....................................................................................................................... 2 2.2 Hydrology. Water Quality. and Site StabilitY... ....................................................... 2 2.3 Photo-points .............................................................................................................. 2 2.4 Vegetation Sampling Data ....................................................................................... 2 2.4.1 Vegetation Success Criteria ....................................................................... 3 2.4.2 Vegetation Summary ................................................................................... 3 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS ................................... 4 4.0 PERFORMANCE MONITORING SUMMARy ................................................................ 4 APPENDIX A -Summer 2005 Performance Monitoring Photographs APPENDIX B -Maintenance Specifications and Guidelines 1.0 MAINTENANCE PLAN 1.1 Maintenance Schedule 1 .2 Contingency Items 1.3 Control of Invasive Plants 1 .4 Irrigation 1 .5 General Maintenance Items 20 October 2005 717M·Summer05Rpt.doc Talasaea Consultants, Inc. Page i • • Cedar Avenue Development Performance Monitoring Report LIST OF FIGURES Figure 1: Locations of Photo·points and Vegetation Sampling Plots LIST OF TABLES Table 1: Calendar for Performance Monitoring Events ................ __ ........... __ ............... __ . __ .... __ 1 Table 2: Summary of Performance Monitoring Data for Woody and Herbaceous Coverage ................................................................... 3 20 October 2005 Talasaea Consultants, Inc. 7t 7M·Summer05Rpt.doc Page i • • Cedar Avenue Development Performance Monitoring Report 1.0 INTRODUCTION This performance monitoring report for the wetland buffer mitigation area at the Cedar Avenue Development is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 10 August 2005. The purpose of this evaluation was to monitor the site to ensure the successful development of desirable wetland buffer characteristics. 1.1 Project Timeframe The Cedar Avenue Development wetland buffer mitigation area was completed during the late- spring of 2005. Shortly after completion, we conducted the baseline assessment to which future monitoring will be compared. Monitoring is required by City of Renton for five years and will continue through the fall of 2009, or until success criteria are met. Performance monitoring will be conducted quarterly during the first year and semiannually during years two through five of the required five-year monitoring period. During these events, the vegetation, hydrology, and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. T bl 1 C I d f P rf a e aen ar or e ormance M . onllonno E vents Year 1 Year 2 Year 3 Baseline PM-1, PM·2 PM·3 MR PM·4 MR PM·5 R, MR MR, & R &R MR& R R,MR R, MR .. '~'-~ Winter Spring Spring 4·26·05 ~~,1&O5 Fall 2005 Fall 2006 Fall 2007 gjii"i*,1;.-i3," 2005 2006 2007 Year 4 YearS MR PM-6 MR PM·7 R,MR R, MR, FA Spring 2008 Fall 2008 Spring 2009 Fall 2009 PM = Performance MOnitOring R = Report MR = Maintenance Memo and ReView FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes performance criteria are met). 2.0 PERFORMANCE MONITORING RESULTS On 10 August 2005, we conducted the summer performance monitoring event for the Cedar Avenue Development mitigation area. During our site visit, the mitigation area appeared stable, even though recent work had occurred to permanently stabilize the area where the stormwater berm had previously slumped as mentioned in earlier reports. In addition to these general observations, the performance monitoring event included the following: • Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. • Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. • Photo-points: The mitigation area was photographed at one established location (see Figure 1) to depict present conditions (Appendix A). 20 October 2005 717M·Summer05Rpt.doc Talasaea Consultants, Inc. Page 1 • • Cedar Avenue Development Performance Monitoring Report • Vegetation: Plant survival and area coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. • Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2.1 Wildlife Wildlife observations recorded in the mitigation area during our site visit and previous site visits included the following species: stellar jay, humming bird (audible), song sparrow, gardner snake, green tree frog, and brush rabbit. However, due to the secretive nature of most wildlife, the probability of additional unobserved species is high. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. Due to the surrounding developments, it is expected that birds will be the primary wildlife utilizing the site. 2.2 Hydrology, Water Quality, and Site Stability During the performance monitoring event, hydrology appeared sufficient in both the adjacent wetland and the created stormwater treatment pond. Water was present within the two basins that comprise the stormwater pond. Water within the stormwater treatment pond appeared clear and is presumed to be releasing water of good quality into the adjacent wetland buffer. 2.3 Photo-points A series of photographs representing a panoramic view of the mitigation area was taken at one location established during the baseline assessment (Figure 1). Photographs will continue to be taken during each scheduled monitoring event. These photographs document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland buffer mitigation area (Appendix A). 2.4 Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects were different in size as one (VST -A) measured 50- feet long and ten-feet wide while the other (VST-8) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 shows the percent cover and percent survival of plants at each sampling location. 20 October 2005 717M-Summer05Rpl.doc Talasaea Consultants, Inc. Page 2 , • • Cedar Av enue Development Performance Monitoring Report Table 2 . Summa of Performance MonITorin Data for Wood and Herbaceous Covera e i%~1~ff~ ~~~#~ t~~~~;2~~~~ ~;f~~t~f..~; ~1f~tIt~i'~i~~ ~t~~~j~~~&~6";~~~ r ;_~~_;~-:. .. ,:f.~:S: VS T·A 11 .4 89 72 9 VS T·B 48.8 65 86 20 Aver a e 30.1 77 79 14.5 Reaui red" 10'" Nt A 85 <20% of total area 'Include s desirable species only, invasive plants as defined by King County Noxious Weed list are not included. ·"'Succe "'**Perce ss criteria required by the City of Renton by the end of the S-year performance monitoring period. nt woody cover must be greaterthan 10 percent by the end of year one, 30 percent by the end of e, and 50 percent by the end of year five. year thre 2.4.1 Vegetation Success Criteria The est ablished vegetation sampling transects will continue to be monitored during each ance monitoring event to aid in determining the success of plant establishment. perform Followin g are the success criteria to be met by the end of the five-year monitoring period: • • • 2.4.2 Percent survival of planted woody species must be at least 100% at the end of Year 1 (contractor's warranty), and at least 85% at the ends of years 2 and 5. Woody cover must exceed 10% by the end of the first year, 30% by the end of he third year, and 50% by the end of the fifth year. t <20% total cover of all exotic and invasive plant species within the wetland buffer mITigation area. Vegetation Summary Thewo ody plant material that was recently installed appeared slightly water stressed. In the vegetati on sampling locations, percent survival averaged 79%. This is a significant decrease in rvival from our previous monitoring event and is believed to be due to lack of sufficient n. As previously mentioned, grading activities had recently been completed to plant su irrigatio perman ently stabilize that portion of the stormwater berm that had slumped earlier in the year. conversation with Cliff Williams of Belmont Homes, the water to the temporary irrigation had been turned off while construction had been occurring and had not been turned Per my system back on . As a resu~, many of the plants had become water stressed and some species, such glas fir, big-leaf maple, and sword-fern had died. Of those species that suffered as Dou mortalit y, sword-fern comprised the vast majority as only 47% of those sword-fern within VST-A d. Though sword-fern is considered an upland plant and is expected to thrive upon the survive berm on ce established, it is highly susceptible to desiccation during drought conditions following on. Following our site visit, the water had been turned back on and regular irrigation installati had beg un again. Dead plants have been scheduled to be replaced in mid-October to early- ber of this year, when conditions are favorable to replanting. Novem Those p lants that had survived appeared to have put on growth while irrigation had been occurrin g. Percent cover of woody plants averaged 30.1 %, far exceeding the required 10% d for the first year. This is a significant increase in woody coverage that has been biased by the rapid recrUITment of volunteer Oregon ash saplings throughout VST-B. r, percent woody coverage within VST-A was 11.4%, which is still above the required e for the first year despite the plant mortality previously mentioned. require slightly Howeve coverag 200etob 717M-Su er2005 mmer05Rpt.doc Talasaea Consultants, Inc. Page 3 • • Cedar Avenue Development Performance Monitoring Report Herbaceous vegetation averaged 77% cover throughout the site. The dominant herbaceous species identified during the site visit included perennial ryegrass, soft rush, and giant horsetail. Invasive species, such as Himalayan and evergreen blackberry, were beginning to encroach into the mitigation area although is still below the success criteria. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the performance monitoring event, a review of all necessary maintenance issues was performed. The following is a summary of those maintenance items mentioned in the maintenance memo: o Turn on the water to the temporary irrigation system. o Begin regular irrigation of the site through October lS'h, or longer as needed. o Remove Himalayan and evergreen blackberry from the mitigation area. o Replace dead plants in mid-October. o Remove garbage and debris from the mitigation area and dispose off site. General maintenance should be performed according to our Maintenance Specifications and Guidelines (Appendix B). It is expected that regular maintenance will be required to ensure plant survival and project success. Regular irrigation of the wetland buffer mitigation area during the first two growing seasons will be necessary in order for the newly planted shrubs and trees to establish and satisfy the requirements for success and subsequent release of the performance bonds. 4.0 PERFORMANCE MONITORING SUMMARY The summer performance monitoring event for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation areas, and to evaluate wildlife usage of the site. A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Percent survival of planted species in our sampling locations was 79%. This drop in percent survival is attributed to a temporary brake in regular irrigation due to recent grading activity to stabilize the previously slumped berm. The brake in irrigation is also believed to be the reason that woody vegetation to appear water stressed and herbaceous vegetation appears less abundant than during our previous site visit. However, it is expected that both woody and herbaceous vegetation will again thrive and put on new growth now that irrigation has begun again. Non·native and invasive plants, such as Himalayan and evergreen blackberry, have begun to encroach into the mitigation area although are well below the required success criteria. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As depicted in the attached photographs (Appendix A) and reflected in the vegetation sampling table (Table 2). the installed plant material has put on new growth and is expected to thrive in the mitigation area. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent wetland ecosystems. 20 October 2005 717M·Summer05Rpt.doc Talasaea Consultants, Inc. Page 4 • • Cedar AVenue Development Performance Monitoring Report APPENDIX A Performance Monitoring Photographs 20 October 2005 717M-Summer05Rptdoc Talasaea Consultants, Inc. Appendix A • • Cedar Avenue Development Performance Monitoring Report APPENDIX B Maintenance Specifications and Guidelines 20 October 2005 717M-Summer05Rpt.doc T alasaea Consultants, Inc. Appendix B • • Cedar Avenue Development Performance Monitoring Report 1.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year-round basis. Additional maintenance needs will be identified and addressed following each biannual monitoring event. The project will be evaluated by comparing the monitoring results to the established performance standards. This will ensure that success criteria are achieved at or before the end of the monitoring period. Maintenance and remedial action on the site will be implemented in accordance with City of Renton maintenance standards and the following plan. Contingency measures, as defined below in Section 1.2, will be implemented if performance standards are not being met. The maintenance plan contains the following: maintenance schedule, contingency items, control of invasive plants, irrigation, and general maintenance items. 1.1 Maintenance Schedule Invasive plant control, irrigation, and general maintenance should occur on a regular, routine basis according to Table 1.0. These tasks are in addition to the maintenance reviews conducted by Talasaea Consultants. Table 1 0 Maintenance Schedule Guidelines Maintenance Item Jan Feb Mar Apr May June July Aug Sep Oct Nov Dec Invasive Plant 1 1 1 1 1 1 1 1 1 1 Control Irrigation 2005 4 8 8 8 4 Irriqation 2006 2 4 4 4 2 General 1 1 1 1 1 1 1 1 1 1 1 1 Maintenance 1-8~number of times task should be performed per month 1.2 Contingency Items Replace Dead Plants -The Maintenance Contractor should replace dead plants with the same species or a substitute species approved by Talasaea Consultants that meet the goals and objectives of the mitigation plan. Replanting -The Maintenance Contractor should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Areas will be replanted with an approved species or a substitute species that meet the goals and objectives of the mitigation plan. Replacement plantings should follow the details and specifications on the approved mitigation plan. 1.3 Control of Invasive Plants Routine removal and control of non-native and other invasive plants needs to be performed by manual or chemical means approved by the City of Renton. Undesirable and weedy exotic plant species need to be maintained at levels below 20% total cover in any given stratum. To avoid corrective measures, bondholders will be encouraged to maintain mitigation sites within these standards throughout the monitoring period. Following are specific recommendations for the removal of reed canarygrass and blackberries. All other invasive plants such as Scot's broom, purple loosestrife, and nightshade should be grubbed out. Himalayan Blackberry Control -Small patches need to be grubbed out. Large areas need to be cut down. As new shoots (approx. 6" in height) reappear, they can be spot-sprayed with a high dose of Rodeo (concentrate). 20 October 2005 717M-Summer05Rpt.doc Talasaea Consultants, Inc. Appendix B • • Cedar Avenue Development Performance Monitoring Report Reed Canarvgrass Control -Patches 3' x 3' or smaller need to be grubbed out. Patches greater than 3'x 3' should be either staked with cuttings or sprayed (see Staking Specifications and Staking List below). A walk through will be conducted with the Maintenance Contractor and Talasaea Consultants to determine the site-specific treatments to be used. Staking of new patches should be integrated into the standard maintenance procedures for designated staking areas. Selective spraying with Rodeo will be used only in designated spray areas. Spraying should be done at a time when a dry week of weather is predicted (with City approval only). 1.4 Irrigation Watering -The Maintenance Contractor should water with a temporary aboveground irrigation system from June 15 through October 15. During the first year after installation, irrigation should be at a rate of 1/2" of water twice a week. During the second year after installation, irrigation should be at a rate of 1 12" of water once a week. However, if more than 1 0% of plant replacement occurs, watering rates should be maintained at a rate of 1 12" of water twice a week for the duration of the monitoring period. 1.5 General Maintenance Items Debris Removal -The Maintenance Contractor should remove all trash and other debris on a regular basis. Erosion and Drainage Problems -Erosion and drainage problems (e.g., bank or berm slumps, pond leaks, overflow spillways clogs, etc.), which occur, should be corrected by the Maintenance Contractor as required. Foraging and Browsing -The Maintenance Contractor should implement control and prevention measures to prevent damage of planted material by browsing of wildlife (e.g., deer, rodents, and rabbits). Maintenance of Trees and Shrubs -Routine maintenance of trees and shrubs should be performed. These measures include: maintaining mulch rings, tightening and repair of tree stakes and resetting plants to proper grades and upright positions. With the approval of Talasaea Consultants, the Maintenance Contractor should remove all tree stakes after the first growing season to prevent girdling of staked plant material. Pruning of Woody Plants -Woody plants should only be pruned at the direction of Talasaea Consultants. Silt Fence Removal -With the approval of Talasaea Consukants, silt fences should be removed one year after the City has approved the mitigation construction, and the area should be restored by hand seeding (see plant schedule for seed mixes), if needed. Vegetation Control -Mitigation areas are not intended to be maintained like traditional landscaping. Grasses and other herbaceous vegetation should be controlled only at the direction of Talasaea Consultants. Grasses and herbs should be allowed to grow tall, providing habitat for small mammals. Mechanized devices such as mowers and weed whackers should not be used unless specifically allowed by Talasaea Consultants. 20 October 2005 717M-Summer05Rpt.doc Talasaea Consultants, Inc. Appendix B ~'~. tI:-. ~ i..IL Kathy Keolker-Wbeeler, Mayor , CITY" RENTON Board of Public Works March 16, 2005 Cliff Williams Cedar Ave, LLC PO Box 2401 Kirkland, W A 98083 SUBJECT: OFF-SITE DEFERRAL CEDAR AVE PLACE, LUA 04-137 3521 CEDAR AVE SOUTH RENTON, WA Dear Mr. Williams: The Board of Public Works met on March 16, 2005 to review your application for a deferral of the 2nd lift of asphalt and design and installation of an inlet for the stonn drain bypass system for a 12-month time period. Following a brief discussion, the Board decided to table this request fora period of two weeks to allow time for possible completion of the design plans of the drainage system. As per Ordinance 4521, Section 4-34-14, you have fifteen (15) days from today's date to appeal the Board's decision. Appeals are to be filed in writing, with the City Clerk and require a filing fee of$75.00. You may call Juliana Fries, Board Coordinator, at (425) 430-7278 if you have any questions or need additional information. Sincerely, t~d.q tl\LJ;~,--CJ.llN.D Crystal McMeans Recording Secretary cc: Neil Watts, Chainnan Juliana Fries, Coordinator Gregg Zimmennan, PIBIPW Administrator Ameta Henninger, Plan Review LUA FILE 04·137 -------------1o~5~5-S-o-ut~h~G~ra-d~y~W~a-y-.~R~e-nt-o-n,~W~~~h~in-gt-o-n~9~8~05-5-------------~ ® This pilper contain:; 50% recycled material, 30% post consumer AHEAD OF THE CURVE L.~~·fe··· ..A .. -Kathy. KeoLk:er-Wbeeler. 'Mayor December 6, 2004 TO WHOM IT MAYCONCERN: .. ' . '. CITY' OFREN't()N PlanninglBuildinglPublicWoOO~t Gregg ZimmermaD P.Eo, AdmlDistnitOr CITY CLERK .. ,'. CITY OF RENTON ·.DEC 072004 . RECEIVEO' CITY CLERK'SOI'FICI .' .' SUbject: Ad~iilg ofSevera)~t;w,Platsan<lSh()itPI~tsin Renton." .' . -;-, . ' ... '._ ............ -: ~ .. Y :;'!:\"'''_.: ._._. __ .. _ .~._ . .-_._._ .' .... _,.,. ':'.:' . . ' Please see attaCltednew.plats.'!J;lathllvl1jus(~n 3<l~;:Please ~<l th~<id~to '.' • yourCityiliJ"el;toriesan<lmapS; . ':". :" .... F''-:;.'.~'::,.:.,< ....... . .... . -.'. ...; Amber Lane Short Plat· / C~ A~~PJ;iJ' ,.'" '. ".' ; (::ity View Div2Short PI.at, . . "pay~J@Iy StiOFt Plat:: ;.,.. ... . ' '~:riEE~~rr~h~~'" : > .'~_~;~~~:",\,;.~;::::,~,; .' ,' .. · James Meadow Short Plat .. >. , "Jim~~ues3ji1'S~tShi>rlPlat ."'.' . · KumarShortPlat .' '" ,.... . '·Ma~Hig/UandsJ)iv.2Plat '. ' " ". . " . '. ,', Stoneridgell s,hort Pll!t· . . . 'Sunset:Cnisti$iIDtt'l!lat : :.:.,.; . • Sincerely, . ; '0 .. J aD Conklin •. ' . ". . . Develppment Services Represerita'ti)'i: , .', Development Services Division· .. ' ..... . Telephone: 425'430:-7276 ... . #l:platadd ", . . , '.' . ; : :' :. ~ :-.; '.-' . .' . Way -Renton, Washington 98055 ThIs paper contains 50% recyded material. 30% post COrlSI.R1'l6f . .". " .. ~ ;; -. .~ .. ~ :---RENTON AHEAD OF THE CURVE -- i . , .. r '. • • f' .. s::' ... .. ~ ~ ~ .. 1 "' VJ ~J I~...J • • CITY OF RENTON, WASHINGTON RESOLUTJONNO. 3736 A RESOLUTION OF THE CIlY OF RENTON, WASHINGTON, APPROVING FINAL PLAT (CEDAR AVENUE; FILE NO. LUA-04- 137FP). WHEREAS, a petition for the approval of a final plat for the subdivision of a certain tract ofland as hereinafter more particularly described, located within the City of Renton, has been duly approved by the PlanninglBuildinglPublic Works Department; and WHEREAS, after investigation, the Administrator of the PlanningIBuildinglPublic Works Department has considered and recommended the approval of the final plat, and the approval is proper and advisable and in the public interest; and WHEREAS, the City Council has detennined that appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools, schoolgrounds, sidewalks and other planning features that assure safe walking conditions for students who walk to and from school; and WHEREAS, the City Council has determined that the public use and interest will be served by the platting of the subdivision and dedication; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTIONL The above findings are true and correct in all respects. SECTION II. The final plat approved by the PlanninglBuildinglPublic Works Department pertaining to the following described real estate, to wit: See Exhibit "A" attached hereto and made a part hereof as if fully set forth I • RESOLUTION NO. 3736 • (The property, consisting of approximately 9.5 acres, is located in the vicinity of Wells Avenue S., S. 361h Street and Cedar Avenue S.) is hereby approved as such plat, subject to the laws and ordinances of the City of Renton, and subject to the findings, conclusions, and recommendation of the PlanninglBuildinglPublic Works Department dated January 28, 2005. PASSED BY THE CITY COUNCIL this 7t b day of Febru a ry ,2005. Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this 7 th day of __ F~e",b~r"-,u,,,a,,-,r:";YL-__ ---" 2005. Approved as to form: -./)....... . ..... d~ ~-V".P~ __ -..v. '._~ Lawrence J. Warren,'~ey RES.! 093:01/31/05 :ma 2 • Legal Description RES 3736 EXHIBIT 'A' • Parcel A, City of Renton Lot Line Adjustment No. LUA-04-049 recorded under Recording Number 20040720900002, said Lot Line Adjustment being a portion of the southwest quarter of the southwest quarter of Section 29, Township 23 North, Range 5 East, W.M., in King county, Washington. • ,/' ~ ~q.N RES 3736 OE(JA/? A~Nl!E VICINIty MAP --'-'Norm stAiE 1471 J NE:.2~ ~.IIl.Q' B~htYve. 'Wo#ri"o~, ~F!qrp ·1I2S.B85"V7;hrX'4~8857963 ENGfNEEUNG .. • PL.ANN'ING· 5,URV'E'rJNG • February 7, 2005 Planning & Development Committee Planning: Development Regulations (Title IV) 2004 Docket Work Program Utilities Committee Utility: Water System Plan, 2005 Update RESOLUTIONS AND ORDINANCES Resolution #3734 Streets: Nishiwaki Lane Rename from N Ri verside Dr Resolution #3735 Vacation: NE 4th St, City of Renton, V AC-04-006 Resolution #3736 Plat: Cedar Avenue, Wells Ave S, FP-04-137 Resolution #3737 Finance: Signatures for Banking Transactions Resolution #3738 Transportation: F1exPass Program, King County & Sound Transit & Pierce Transit Resolution #3739 Utility: Water System Plan, 2005 Update • Renton City Council Minutes • Page 44 Hall. The Committee further recommended that the Mayor and City Clerk be authorized to Sign lease amendment No.2 with Iron Mountain Information Systems, Inc. MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning and Development Committee Chair Clawson presented a report recommending concurrence in the staff recommendation to set a public hearing date of 2128/2005 for the 2004 Title IV (Development Regulations) City Code docket and related amendments. This subject will remain in Committee for further review and consideration. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Utilities Committee Chair Corman presented a report recommending concurrence in the staff recommendation to adopt the 2005 update to the Water System Plan and to forward the plan to King County and the Washington State Department of Health for approval. The Committee further recommended that the resolution regarding this matter be presented for reading and adoption. MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See later this page for resolution.) The following resolutions were presented for reading and adoption: A resolution was read renaming a portion of N. Riverside Dr. to Nishiwaki Lane in honor of Renton's Sister City relationship with Nishiwaki, Japan. MOVED BY LAW, SECONDED BY CORMAN, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. A resolution was read setting a public hearing date on 317/2005 for vacating a portion of NE 4th St., east of Rosario Ave. NE (Petitioner: City of Renton; V AC-04-OO6). MOVED BY CLAWSON, SECONDED BY CORMAN, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. A resolution was read approving the Cedar Avenue Final Plat consisting of approximately 9.5 acres located in the vicinity of Wells Ave. S., S. 36th St., and Cedar Ave. S. (FP-04-I37). MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. A resolution was read authorizing signature for depositories and electronic fund transfers on behalf of and in the name of the City of Renton. MOVED BY LAW, SECONDED BY PALMER, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. A resolution was read authorizing the Mayor and City Clerk to enter into an interlocal cooperative agreement with King County, Sound Transit, and Pierce Transit for the sale of F1exPasses to City of Renton employees by King County. MOVED BY LAW, SECONDED BY NELSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. A resolution was read adopting the City of Renton's 2005 Water System Plan. MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. , February 7, 2005 Vacation: NE 4th St, City of Renton, V AC-04-oo6 CAG: 04-145, Sunset Court Park Play Equipment, Landscape Structures Corrununity Services: City Center Parking Artwork, Richard C Elliott Plat: Cedar Avenue, Wells Ave S, FP-04-137 Planning: 1-405 & Port Quendall Redevelopment, HUDGrant Finance: Outstanding Balance Search Fees & Special Water Meter Read Service Fees Finance: Signatures for Banking Transactions Finance: Information Management Services, GM2 Systems Plat: Kennydale Court, Edmonds Ave NE, PP-04-085 Lease: Kaynan Addendum # 10, Airport, LAG-84-oo3 Lease, Bosair Addendum #3, Airport, LAG-86-003 • Renton City Council Minutes • Page 42 City Clerk submitted petition for street vacation for portion of NE 4th St.. east of Rosario Ave. NE; petitioner City of Renton (V AC-04-OO6). Refer to Planning/Building/Public Works Administrator; set public hearing on 31712005 to consider the petition. (See page 44 for resolution setting public hearing.) Community Services Department submits CAG-04-145, Sunset Court Park Play Equipment Purchase and Installation; and requested approval of the project, authorization for final pay estimate in the amount of $66,580.43, commencement of 60-day lien period, and release of retained amount of $3,207.15 to Landscape Structures, Inc., contractor, if all required releases are obtained. Council concur. Community Services Department recommended approval of a contract with Richard C. Elliott in the amount of $45,894.11 for the creation, provision, and installation supervision of artwork for the City Center Parking garage. Approval was also sought for the total project budget of $52,774.11; funding for the total project budget is available from the I % for Art Fund. Refer to Community Services Committee. Development Services Division recommended approval, with conditions, of the Cedar Avenue Final Plat; 50 single-family lots on 9.5 acres located in the vicinity of Wells Ave. S., S. 36th St., and Cedar Ave. S. (FP-04-137). Council concur. (See page 44 for resolution.) Economic Development, Neighborhoods and Strategic Planning Department recommended acceptance of $300,000 in Housing and Urban Development Brownfield Economic Initiative (HUD BEDI) grant funds for plans and designs related· to the 1-405 and Port Quendall·redevelopment work. CounciI.concur. Finance and Information Services Department recommended approval of two ordinances -one for new fees for utility outstanding balance searches, and one for new fees for special water meter read services. Refer to Finance Committee. Finance and Information Services Department recommended approval of a resolution updating signature authorities for depositories and electronic fund transfers for the City, due to personnel changes. Council concur. (See page 44 for resolution.) Finance and Information Services Department recommended approval of an agreement for information management services with GM2 Systems (George McBride) in the amount of $113,628 for 2005. Refer to Finance Committee. Hearing Examiner recommended approval, 'with conditions, of the Kennydale Court Preliminary Plat; 29 single-family lots on 4.38 acres located on the east side of Edmonds Ave. NE between NE 20th St. and NE 22nd St. (PP-04-085). Council concur. Transportation Systems Division recommended approval of an addendum to the airport lease with Kaynan, Inc. to reflect an overall increase in the leased area, increasing the annual rent by $2,050 for a total of $25,945.59 (LAG-84-003). Refer to Transportation (Aviation) Committee. Transportation Systems Division recommended approval of an addendum to the airport lease with Bosair, LLC to reflect an increase in the leased area and the Consumer Price Index-Urban rate increase, for a total annual lease of $15,890.29 (LAG-86-oo3). Refer to Transportation (Aviation) Committee. IAI#: 'ii*.h. Submitting Data: PlanninglBuildinglPublic Works For Agenda of: February 7, 2005 DeptlDivlBoard .. Development Services Division Staff Contact.. .... Ameta Henninger X7298 Agenda Status Consent. ............. X Subject: Public Hearing .. CEDAR AVENUE FINAL PLAT Correspondence .. Ordinance ............. File NO.: LUA 04-137FP (Preliminary Plat LUA 02-Resolution ............ X 125) Old Business ........ Exhibits: New Business ....... I. Resolution and legal description Study Sessions ...... 2. Staff report and Recommendation January 28, 2005 Information ......... Recommended Action: Council concur Fiscal Impact: N/ A Expenditure Required ... Amount Budgeted ....... Total Project Budget SUMMARY OF ACTION: Approvals: Legal Dept.. ....... X Finance Dept.. .. .. Other ............. .. Transfer/ Amendment. ...... Revenue Generated ......... City Share Total Project.. The recommendation for approval ofthe referenced final plat is submitted for Council action. This final plat subdivides 9.5 acres into 50 single family residential lots with water, sanitary sewer, storm drainage, street lighting, curb and gutter, sidewalks and street improvements. Design and construction of utilities, lighting and pavement will be approved, accepted or deferred (and a security device posted) as required through the Board of Public Works prior to recording the plat. All conditions placed on the preliminary plat by the City of Renton will be met prior to recording the plat. STAFF RECOMMENDATION: Approve the Cedar Avenue Final Plat, LUA 04-137FP, with the following conditions and adopt the resolution. I. All plat fees shall be paid prior to recording the plat. 2. All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to recording the plat. 1:\Tcmplates\AGNDHPII.doc/ • • CITY OF RENTON, WASHINGTON RESOLUTION NO. __ _ A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, APPROVING FINAL PLAT (CEDAR AVENUE; FILE NO. LUA-04- 137FP). WHEREAS, a petition for the approval of a final plat for the subdivision of a certain tract of land as hereinafter more particularly described, located within the City of Renton, has been duly approved by the PlanninglBuildinglPublic Works Department; and WHEREAS, after investigation, the Administrator of the PlanningIBuildinglPublic Works Department has considered and recommended the approval of the final plat, and the approval is proper and advisable and in the public interest; and WHEREAS, the City Council has determined that appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools, schoolgrounds, sidewalks and other planning features that assure safe walking conditions for students who walk to and from school; and WHEREAS, the City Council has determined that the public use and interest will be served by the platting of the subdivision and dedication; NOW, THEREFORE, TIIE CITY COUNCIL OF TIIE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTIONL The above findings are true and correct in all respects. SECTIONIL The fina1 plat approved by the PlanninglBuildinglPublic Works Department pertaining to the following described real estate, to wit: See Exhibit" A" attached hereto and made a part hereof as if fully set forth I • RESOLUTION NO. ___ - (The property, consisting of approximately 9.5 acres, is located in the vicinity of Wells Avenue S., S. 36th Street and Cedar Avenue S.) is hereby approved as such plat, subject to the laws and ordinances of the City of Renton, and subject to the findings, conclusions, and recommendation of the PlanninglBuildinglPublic Works Department dated January 28, 2005. PASSED BY THE CITY COUNCIL this ___ day of ______ --', 2005. Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this ___ day of ________ --', 2005. 1 _____________________ Kathy·Keolk:er-Wheeler,-Mayor·-------- Approved as to form: Lawrence 1. Warren, City Attorney RES. 1093 :0 1I31105:ma 2 • • EXHIBIT 'A' Legal Description Parcel A, City of Renton Lot Line Adjustment No. LUA-04-049 recorded under Recording Number 20040720900002, said Lot Line Adjustment being a portion of the southwest quarter of the southwest quarter of Section 29, Township 23 North, Range 5 East, W.M., in King county, Washington. • (J~PAR.AVENl!f VICINITY MAP .. ·NotW~ !.4rn ~~~~. tI~.q.., 8~1l~~"Wo~on"~~ "It'l5.JJ8S7877.' F,ak ~25;8.85J96-3 Ef.fGINEEHNG· PLANNING· SURV,EHNG • • • DEVELOPMENT SERVICES DIVISION BUILDINGIPLANNINGIPUBLIC WORKS CITY OF RENTON STAFF REPORT AND RECOMMENDATIONS APPLICANT: LOCATION: SUMMARY OF REQUEST: RECOMMENDATION: Cedar Avenue, LLC Cedar Avenue Final Plat (Preliminary Plat LUA 02-125PP) File: LUA 04-137FP Wells Ave S, S 36th St, Cedar Ave S Section 29, Twp. 23 N. Rng. 5 E. Final Plat for 50 single family residential lots with water, sewer, storm, streets and lighting. Approve With Conditions FINDINGS. CONCLUSIONS & RECOMMENDATION Having reviewed the record documents in this matter, staff now makes and enters the following: FINDINGS: I. The applicant, Cedar Avenue, LLC, filed a request for approval of a 50 lot Final Plat. 2. The yellow file containing all staff reports, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit No. I. 3. The Environmental Review Committee (ERe), the City's responsible official, issued a Determination of Non-Significance-Mitigated on April 22, 2003, 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 at Wells Ave S, S 36th St and Cedar Ave S. The new plat is located in Section 29, Twp. 23 N. Rng. 5 E. 6. The subject site is a 9.5 acre parcel. 7. The Preliminary Plat received City of Renton Council approval on August 4,2003. 8. The property is located within the R-I O. 9. The Final Plat complies with both the Zoning Code and the Comprehensive Plan. • • 10. The Preliminary Plat was subject to a number of conditions as a result of both environmental review and plat review. The applicant has complied with the conditions imposed by the ERe: 1. The applicant shall comply with the recommendation contained within the Coal Mine Hazard Assessment and Geotechnical Engineering Evaluation Report, prepared by Icicle Creek Engineers, Inc. dated September 24, 2002 with regard to: site preparation, general earthwork, excavations, cut and fill slopes, fill settlements and lateral resistance; use of structural fill and spread footings; design of floor slab support, sub grade walls, utilities and pavements and methods of erosion control and permanent drainage measures. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division prior to the issuance of construction and building permits. This measure has been met by action taken by the Developer and the completion of constrnction ofthe approved engineering plans. 2. The applicant shall install a silt fence along the down slope perimeter of the area that is to disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. The satisfaction of this requirement shall be required during the construction of both off-site and on-site improvements as well as building construction. This measnre has been met by action taken by the Developer and the completion of construction ofthe approved engineering plans. 3. Shallow drainage swales shall be constructed to intercept surface water flow and rout the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems should also be used to convey storm water across the site. The satisfaction of this requirement shall be required during the construction of both off-site and on-site improvements as well as building construction. 1----------TIiis measnre lias been met by action taken by the Developer and the completion of constrnction ofthe approved engineering plans. 2 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. This measnre has been met by action taken by the Project Contractor. 5. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the Public Works Inspector for the preliminary plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be require prior to the recording of the plat. This condition is being satisfied by action taken by the Project Geotechnical Engineer. 6. The development shall not place any building structures, storm water detention facilities, roads or utilities within the designated high hazard areas and shall be restricted from the use of mine rock fill contained more than 20% coal by weight as structural fill. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division throughout the duration of site preparation and building construction activities. CEDARA VEFP.OOCI 3 • • This measure has been met by action taken by the Developer and the completion of construction of the approved engineering plans. 7. The applicant shall place a note on the face of the plat. as well as record a restrictive covenant. subject to the review and approval of the City Attorney and the Property Services Section. prior to the recording of the plat which states the folloWing. COAL MINE HAZARD NOTICE The lots created herein fall within a coal mine hazard area as identified by a Geotechnical Engineer at the time of this subdivision. Presence of such a hazard may trigger mitigation measures at the time of the construction. No structures or improvements shall occur within high hazard areas. The note has been added to the Final Plat, and is subject to review and approval of the City Attoruey prior to recording. 8. The applicant shall record a restrictive covenant to run with the land that states the Developer and all future homeowners will hold the City harmless from any damages occurring from land movement. slide. collapse or other similar event caused by the coal mines known to exist beneath the site. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division and the City Allorney prior to the recording of the plat. An appropriate note has been added to the Final Plat, and is subject to review and approval of the City Attorney prior to recording. 9. The applicant shall install permanent split-rail fencing with signage at visible locations around the perimeter of the "high" hazard area within Tract B in order to provide adequate notice to residents or visitors that there are known coal mine hazards in this area. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division prior to the recording of the plat. .l; This measure will be met by action takeu by the Developer and the Developmeut Services Division. 10. The applicant shall comply with the 1998 King County Surface Water Drainage Manual Level 2 Flow Control for the project. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division prior to the issuance of construction/utility permits. The approved engineering plans have been prepared according to the 1998 King County Surface Water Design Manual. 11. The tight-lined drainage system proposed to collect and reroute off-site drainage shall be sized to accept peak flows from the upstream basin in compliance with the 1998 King County Surface Water Drainage Manual. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division prior to the issuance of construction/utility permits. This condition has been met through the design review process and the approval of the site construction plans. 12. The applicant shall comply with the Wetland Study Report and Mitigation Plat prepared by Talasaea Consultants. LLC dated October 24. 2002 with regard to bujJer restoration measures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. The final wetlands mitigation plan has been approved by the City and the planting will be completed by the end of Jauuary 2005. CEDARA VEFP.DOCI • • 13. During site preparation and construction of improvements and residences. the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. This measure is being and will be met by action taken by the Developer. 14. After the development of roadway and utility improvements, the applicant shall install permanent signage andfencing (i.e. wood split rail) in order to prevent intrusion and provide identification of the wetland area and buffers. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. This measure will be met by action taken by the Developer and the Development Services Division. 15. The applicant shall establish a Native Growth Protection Easement for all preserved wetland areas and buffers. A draft copy of the easement shall be approved by the City's Property Services Section and the City Attorney prior to recording. This measure will be met by action taken by the Developer prior to the recording of the plat. The location of the Native Growth Protection Easement and the necessary restriction has been provided on the Final Plat. It is subject to review and approval ofthe City Attorney prior to recording. 16. The applicant shall pay a Fire Mitigation Fee based on a rate of$488.00 per new single-family residence, with credit given for the existing home. Thefee is estimated at $23,912.00 (49 new single-family units x $488.00 = $23,912.00) and shall bepaid prior to the recording of the piat. These fees shall be paid prior to the recording of the plat. 17. The applicant shall provide a minimum pavement width of 20 feet for all access roadways, shall post all substandard roadways (i.e. those with less that 32 feet of pavement width) with "No Parking" signage and shall make all addresses visible from the public street. The satisf{lction.o!. ___ -. I----------t./iisrequirement shalrbe subject to the review and approval of the Development Services Division prior to the recording of the plat. 4 This measure has been met by the completion of constrnction of the site improvements. 18. The applicant shall provide the necessary means of access (both primary and secondary) to serve the development. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. This measure will be met by the completion of construction of the site improvements and action taken by the Developer and the Development Services Division. 19. The applicant shall pay a Traffic Mitigation Fee based on a rate of$ 75. 00 per new average daily trip generated by the project with credit given for the existing residence. The fee for this project is estimated at $35,169.75 (49 new single-family lots x 9.57 trips = 468.93 total trips x $75.00 = $35,169.75) and shall be paid prior to the recording of the plat. These fees shall be paid prior to tIie recording of the Final Plat. 20. The applicant shall pay a Parks Mitigation Fee based on a rate of $530.76 per new single-family lot with credit given for the existing residence. Thefee is estimated at $26,007.24 (49 new lots x $530.76 = 26,007.24) and shall be paid prior to the recording of the plat. These fees shall be paid prior to the recording of the Final Plat. CEDARA VEFP.DOCi • • II. In addition, the applicant has complied with the conditions imposed as a result of Preliminary Plat: I. A covenant which addresses the approved density of the site and the dwelling unit mix approved with the plat shall be created concurrently with the recording of the plat. A draft of the document(s), shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services prior to the recording of the plat. A restriction, approved by Snsan Fiala witb tbe City of Renton, bas been added to tbe Final Plat addressing tbe approved site density. It is subject to review and approval of tbe City Attorney prior to recording. 2. The applicant shall revise the plat plan in order to provide the correct yard setbacks for Lot 35 and 50. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. Tbe lot lines bave been revised. 3. The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the existing detached structures to be removed from the property. The satisfaction of the requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. Tbe City bas issued a demolition permit and a bouse and stable bave been removed from tbe site and approved by tbe City. 4. The applicant shall indicate on the face of the plat the location and orientation of the front, rear and side yard setback for each of the lots as depicted on the approved plat plan and as referenced in the table included in the staff report. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. Tbe front, rear and side yard setbacks, as sbown on tbe approved Preliminary Plat, were indicated on tbe Final Plat based on tbe table included in tbe staff report, and subsequently removed per tbe City's Final Plat Review Comment #5, dated November 30, 2003. 5. The lots which front both the public roadway and private street (Lots 5, 6, II, 12, 33, 37, 44 and 48) shall utilize the abutting private street for driveway access and shall not be served directly off of the public roadway. The satisfaction of the requirement shall be subject to review and approval of the Development Services Division prior to the issuance of the construction permits for the installation of the roadway improvements for the development. A note restricting tbese lots bas been placed on tbe Final Plat. 6. The applicant shall install permanent signage at the north end of public roadway HE ", which indicates the roadway may be extended at a foture date. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. Tbe city bas approved tbe design of tbe sign and tbe sign bas now been instaUed. 7. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for all shared improvements within this development. A draft of the document(s), ifnecessary, 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 short plat. 5 CEDARAVEFP.DOC/ • • The covenants, conditions, and restrictions for the Homeowner's Association have been submitted to the City for review and have been approved by the City Attorney as to legal form. These docnments will be recorded concurreutly with the Final Plat. 8. The application shall comply with the conditions imposed by the ERe. The applicant has complied with the conditions imposed by the ERC. 9. The applicant shall provide a turnaround acceptable to the Fire Department. The turnaround can be abandoned or dismantled once adequate through or looped circulation is provided by development of adjacent properties. The plat of Sunnybrook has been developed and recorded providing looped circulation. 10. Since through roads are anticipated from the new access road, signs should be posted that prominently note that the stubs or cul-de-sacs will eventually create a roadway or roadways with through traffic. This measnre will be met by action ofthe Developer. II. The applicant shall be required to record restrictive covenants that mi"or those required by ERe for the entire site regarding coal mine hazards. Appropriate restrictions have been noted on the Final Plat, which will serve as the recorded restrictive covenants. 12. The common open space area may create maintenance problems and the one adjacent to proposed Lot 47 should be incorporated into that lot, unless conveyed to a third-party ownership. The open space panhandle and triangle acfjacent to proposed Lot I need special treatment if portions of it are conveyed to Sunnybrook. The portions adjacent to proposed Lot I should be incorporated into that lot if the remainder is conveyed. A City of Renton lot line adjnstment has been processed and recorded removing the southerly panhandle from the project, and enlarging the area a the northeast corner of the site creating room for a fnll-sized lot and eliminating the open sJl~a~c:::e:.. _____________ _ 13. The applicant shall obtain necessary "will serve" written confirmation that both domestic water and sanitary sewer services are available to serve the plat. The Developer has requested the will serve conf'lI'matiou from the Soos Creek Water and Sewer District. The Final Plat generally appears to satisfY the conditions imposed by the preliminary plat process and therefore should be approved by the City Council. RECOMMENDATION: The City Council should approve the Final Plat with the following conditions: I) All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to the recording of the plat. 2) All fees shall be paid prior to the recording ofthe plat. SUBMITTED TmS 28TH DAY OF JANUARY, 2005 6 CEDARA VEFP.DOCi • eo. \; .-/DESIGN C~DAR A VE'NUE VICINITY MAP NOT To. seAiE 1"111' NE:.29th PICJ~, #101 8~/o~.~;W,!,ningtQn ~8007 425_BB5~877 Fo-x. ~25:8B5.7963 ENGINE,EgING. PLANNING· SURVEHNG JOB· NO" • • • ~..u.r:ri """"".UIC IS ! ,. ~. .~ iR~CT :1<: 1 jo ~ 21' il " ~f ~. III 'to ... i J2 II 1;l7 ~ 5 " TRACT C ( II \ "'\" \ 20 I,. IL V ';f' I '1 /. . .''---' . '. I'IJoT. 01 '.lPGf'U. I ~_ 37'" I._;~." ,-~ 1 ~ ~ 4~'-.'·'~~i __ i"1i': .... I ;4,5'::1" :i:iHPv.tt:o i .N. .. L»4, £.'NJf4. -SW'I/ .. ·.SCC..19:-2J'l:5: 41 ., 4~ lilAC"! e· t. ., ". .. 39.1 n • " , • ,. 0 I· III~ r '1; " ·~o :46 L .~. ,), ., .... B al. ~ . ......1 ~. . '.' io( -.t . . ,'I :.' , ., H " , 5· 'I • , . " ~. ~ ,j" -/'30·1- . /7.. .... :iIw: .. TC -l./ / ')... :-.lJN( ;172< '"\"': l:\)·:~\'~~.-:... .. r .•.. \.~ _.-t".1 ----v . \ I \......,l .' I I .. 101 .. .. I 102 I i03 1!):41.1.~ 1IW5T'A,. OTt U, ....... "" .... 1.\#too~04t-.U.A. U!D'"~'MC..1 Me; "'" ~~ . . CORE \: . ?DESIGN '1471/ NE 'l9tb'Plciu, #JOI 'B6IJOYUe. W4mirigt~ :~80g7, 42S.8B~,78t7·Fax ,<25.885,7963 EN'oi NEE RI N,G n."'.N NJN 0 ·S/JR 'IE YI N 0 ..JOB NO. 01052 CEDAR A VENUEffi OViiRALL PLAT PLAN w. '. 'NOTToS~ . • • EXHIBIT 'A' Legal Description Parcel A, City of Renton Lot Line Adjustment No. LUA-04-049 recorded under Recording Number 20040720900002, said Lot Line Adjustment being a portion of the southwest quarter of the southwest quarter of Section 29, Township 23 North, Range 5 East, W.M., in King county, Washington. DATE: TO: FROM: SUBJECT: (~ CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM January 28, 2005 JanC. Arneta Henninger X7298 CEDAR A VENUE FINAL PLAT Please review the attached final plat drawing. If you have any questions please call me. Thank you. cc: Kayren K l:\memo.doc\cor • • CITY OF RENTON PLANNING / BUILDING / PUBLIC WORKS MEMORANDUM Date: January 28, 2005 To: City Clerk's Office From: Stacy M. Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Cedar Avenue Final Plat LUA (file) Number: LUA-04-137, FP Cross-References: AKA's: Project Manager: Arneta Henninger Acceptance Date: November 2, 2004 Applicant: Cedar Avenue LLC Owner: Cedar Avenue LLC Contact: Stephen J. Schrei, PLS PID Number: 2923059039 ERC Decision Date: ERC Appeal Date: Administrative Approval: January 21, 2005 Appeal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Final Plat to subdivide 9.5 acres into 50 single-family residential lots. The plat includes the installation of water mains, sanitary sewer mains, storm drainage, sidewalks, paving and street lighting. Location: 3521 Cedar Avenue S Comments: , City of Renton InterOffice Memo To: From: Date: Subject: Larry Warren, City Attorney' Arneta Henninger A I ~ January 28, 2005 Cedar Avenue Final Plat LUA 04-137FP • Attached for your action are a copy of the agenda Bill and a draft version Resolution for the Cedar Avenue Final Plat. The proposed date for consideration by the Council is February 7, 2005. If I may be of assistance in expediting this request please call me at 430-7298. Thank you. cc: Kayren Kittrick Yellow File LUA 04-137FP DATE: TO: FROM: SUBJECT: • • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM January 28, 2005 Jan C. Arneta Henninger X7298 A1~ CEDAR A VENUE FINAL PLAT Please review the attached final plat drawing. If you have any questions please call me. Thank you. cc: Kayren K I:\mcmo.doc\cor . l, • • CEDAR AVENUE A PMTION Of THE SW 1/4 OF THE SW 1/4, SEC. 29, ~. 23 N., RGE. 5 E., W.M •• elY OF RENTON, KING COUNTY, WASHINGTON LIGEN!> IB !1[1' STII/IIDMD CIlY or IIEII10M IXWCIIDE -.HT .. CASE: '-IS --SET 1/1' 11 24" RmIIR -/I0.I.0II IUS1IC CiI' ST.<M'ED "CXlI£ ~ o RUCI str IUNI -.TIl 'I!W)W fUS1\e eN' $l~ '110'0\$ LS tUlD" IKLSS NOTED 01ID'CSL ~~~:="~~ • UEIJ or _t lOT ODIIQ$ I.N.LSS ..... -@> an' or JIO(1OI stREET .o«IRCS5 ~:=O~~~ ---PD£ ~1':IV"'fI: IJItUoU« tMDEMT s.r::.'I:1ll. StlO$ CII:£D: _101 IfCI S£IIlR z_ ~ 5ETaAOt III[ (BS1Il) D.TUII art or ADf1IIII PQMllICL 11107. QCSEUD SQI.WI[ IN SL CCIIO ca«JI£1( MALIOX ~ .. !IDE 142MD ... ~ SL, GPI'OSIl!: IIOUS[ NQ. 12014 n. 412.116 nrr eM 0_ 1o£TERS.) CITT f1f IIOn'I:III !'aM' IICL 2'118. MAS!; WWN:£. III!Z AT 111£ IM~_ ar SL 1201M n. NIP 143CI .I.e. $L El. QlJ,42 1ttT OR (1ft.f14 ~ ~ 1 SCALE: 1· = 40' ~ ~ ~ I I I cORE ~DESIGN' SHEET 4 OF 6 WA-U-XlX-lP um-n-Ull: /Q1/ /'U. 2fIb 1'I..s.-. I"J """'-w ........ 98OCI.7 .:I.,. • .vu~t'OI<.u!i.b~ ENGINEERING· PlANNING SURVEYING JOB NO. 0:1..052 • ~. " ""''' • • CEDAR AVENUE A PORTION Of THE SW 1/4 OF THE S'II 1/4. SEC. 29, TYtf>. 23 N., ROC 5 E., W.M., crr Of RENTON, KING COUNTY, WASHINGTON LllGEND fU1UM PlAT or """" ... Ii SET Sf....,..., (21Y tE IIi£IfftaI =1I:1II:IIIIDfI1CCA5EAS sa II'¥'. 24"_ W/'![l1.III' IUmC r;.t#' ~ "I:I::IIIl l7IIM" o mIND a;r R£lWI M1II 1EU.D'I' f'I...IomC eN' 5WftD ~ U mlO" IN.DS JtI1ID o....-sc. . ~~~-:=~rw 1M lEU or -' LOT ccacas UJI,£5S """' ....... <:§> em or II£NfQt S1IIfZf MaOS ~~~~~ -!'DE _AT[ 0ItMIA« !ASDIDft s..c.w.s.b. socs aux _u NCI SDOI """" ~ $08...at 1M: (nL) -------------------1--------- .... .. DA.IUItI .INCHIW!!< OTT or I'I£N1OI I'QIIT NO. 11107. 0IISlUD __ U S.L CCIIICII CCN:N:lE VM.IOX lASE, .. SIDE 14a.ti " .. SL. CI'P'OSlE IIC1ISl NO. 12014 n. 4n.M F£tT mt. (1 ....... MElDtS.) \ " I f'Cl.ICl ." CCJtCIII(l[ aocx _ .uoc T IIIA$S DISK Q.5' NClllII Of".1.K " ~ ~ OTT aF IIO!fOM PaNT NO. rn .. MASS ""'A« OISIC AT lI£ IN1ERS£C1JOII or 5L 'alii n IIHD 142N1 A'<£ SL EL 4.42 I'EET DR (121.t14 ~ SCALE: 1" = 40' ! ~ ~ ~ I I SHEET 5 OF 6 WA-IX-XD:-XI UW-U-XDX ,qllN£2HIP1.0S'00hIO' w.-w.....-~ "~~07_~ioJ £HGINfpING I'lANN1NG· surVEYING .JOB No. 0:1.052 .:pt Kathy Keolker-Whecler. Mayor • CITY OF RENTON PlanningIBu.glPublicWorlcs Departinent Gregg Zimmerman P.E.,Administrator January 27, 2005 Stephen J. Schrei, PLS CORE Design, Inc. 14711 NE 29th Place #101 Bellevue, WA 98007 Dear Mr. Schrei: SUBJECT: CEDAR AVE FINAL PLAT LUA 04-137FP WELLS AVE S, S 36TH ST, CEDAR AVE S PLAT COMPLETION AND ACCEPTANCE OF UTILITIES REQUIREMENTS U031138, U040203 RTW2999 Staff has completed their review of the above subject 50 lot plat and have made the following comments. Although every attempt is made to do a thorough review, there may be additional comments as supplemental information becomes available. Once you have completed the revisions please resubmit three bluelines to my office. Final Plat Recording Concems: Approved with conditions. The face of the plat (and all plats) needs to have language calling out the square footage of the area to be dedicated for public. right-of-way. An updated Plat Certificate is required if the subject plat is not approved within the 45 days timeframe. prior to Council action on approval of the plat. . Fire Prevention Comments: All roadway and street sigmige work needs to be completed. prior to recording. Planning Comments: The followIng are my comments of the second review of the FINAL PLATfor the subject final plat for those items deemed to be under Planning review. The following numerical listing is identical to the applicant's list of October 21, 2004. 1. Completed. 2. Completed. 3. The demolition permit has expired on this project prior to final inspection. Applicant . needs to make application for a new demolition permit and call for final inspection (of the demolition) prior to recording the plat. 4. Completed. 5. Completed. 6. Once completed please provide current photo(s) of sign to determine completeness. ------------1~O~5~5~S-ou~ili~G~ra~d-y=W~ay~-R~e-n-to-n~,W~as7h~in-g-to-n-9~870~55~-----------~ ® TIIis paper contains 50% recycled materia" 30% post conSUmef AHEAD OF TilE CURVE '," Cedar Ave Final Plat • LUA 04-137 • 7. This has been forwarded to City Attomey. · 8. ERC measures listed under Item #8: 7. Completed. Note has been placed on the final plat. 8. Completed. Note has been placed on the final plat· 9: OnCe the fencing has been installed please provide Current photo(s) of fenCe for staff to determine completeness: . 12. Finalwetland mitigation report has been submitted and has been found to . meet code. Plantings are :to be installed along wi.th fencing/signage. See attached lett~r which lam sending separately to Wetlarid Consultant. , -. . 14. Once fencing has been installed please provide current photo(s) of fence for' staff to determine completeness. . : .: " .' . :,,~i~5;'f"."'l-:~'~· -~~'.. ... :h=-.l.,'..l:.~~"'(~ .' . . 15. The Easement langl}ag~,hasb~e'n inciuded:olLthe plat. . i-\ :f. . .,.~:r -'" ~~~,!. ~. . --.' i.,. ."" ~: .' -; .... ~ ~.,f '~~. · ,_ J', . . '-""':>'''':_¥-~':;~''' t~ · General ;1', . " . ,~,'" A copy of the Declaratibn 0/ c~~enants.t&;m;iii6~~:andRest~cti~ns was sent to the City ". , .... ~-",~:,.,. 't,t,-J.:·-, ~ '-, . .,,;t:. '5, Attomey for review and hasbeeniapproved:astoJegal form. .)\i '.' ':,~ ~\.;;<; '~ :-:'::,;;_~~'r";~~}~~,~~~!:.~~g;~:~!>,,. t ~?i It is a team effortofall':of the above:(3i~mivislBns'your engineer a'nd your surveyor to get your plat to final Pial apprqv~l.lf;Ycil(have a·r}ylques.tion~.pl~ase contact me at . 42!?-430-7298. Thank y~~fcir~Y,~ur,cooperationi' " : .. -,,-,.~ i' "1~'" Ameta Henninger Engineering Specialist· cc: .Kayren Kittrick . . . . 1:\Projects\CEDARA VECI.doc\cor ":i\? Kathy Kooiker· Wheeler, Mayor January 25, 2005 Ms. Ann Olsen Talasaea Consultants, Inc. 15020 Bear Creek Road NE Woodinville, WA 98077 • Subject: Wetland Requirements CITY ~ RENTON PIanning/BuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator Cedar Avenue Final Plat, File No. LUA04·137,ECF, PP Dear Ms. Olsen: Staff has received the Final Wetland Mitigation Report and is approved. It is our understanding that the installation of the plantings have or will begin soon to address the required wetland compensation. In order to obtain final a'pproval of the plant installation arid begin the mandatory five-year monitoring program, the following must be submitted prior to recording of the final pia!: . 1. Cost Estimate: A wetland specialisfs proposal for 5·years of wetland monitoring (quarterly reports for the first year, annually thereafter) and maintenance'costs consistent with the requirements of RMC 4·8- 120D23eand 23f must be submitted .. The contract for thewor!< must ensure that'structures, improvements, and mitigation perform satisfactorily for a perlodof 5 YElars': . 2. Final Compliance Letter: A written leiter/report from a wetlands specialist attesting that all'wetland mitigation and improvements, including signs and fencing, are installed pursuant to and are consistent with the final wetland mitigation plan approved by the City. 3. Maintenance Surety Device: Once Items 1 and.2 have'been submitted to and approved by the City, you may bring in your maintenance/monitoring surety device (letter of credit or irrevocable set aside letter -[a bond is NOT acCeptable for this purpose] see samples enclosed) totaling 125% of the cost o/the monitoring and maintenance cost estimate is required. to guarantee satisfactory performance for five years. The attached Development Services Division Policy Decision details the City's position on maintenance and monitOring security requirements. Please send the required information to my attention and please copy all correspondence to the Project Manager, Ameta Henninger, If you have questions, please contact me at (425) 430·7382 or via email: sfiala@ci.renton.wa.us. Susan Fiala, AICP Senior Planner AmetaHenninger ~ --------:\705::-:5C":S""o-uth7"':G""ra-:d,-y-:::W""a-y -:. R=-e-n-to-n,....,W""a-sC":hi-ng-t-on-,-98--0-55------R E N TON cc: * ThIs paper (X)I1tains 50% rncycIed material, 30% post consumer AHEAD OF THE CURVE • pability may undertake a compensation project under the following circum- stances: i. Restoration or creation on-site may not be feasible due to problems with hydrology, soils, or other factors; or ii. Where the cooperative plan is shown to better meet established re- gional goals for ffood storage, flood conveyance, habitat or other wetland functions. b. Process: Applicants proposing a co- operative compensation project shall: i. Submit a permit application; ii. Demonstrate compliance with all standards; iii. Demonstrate that long-term management will be provided; and iv. Demonstrate agreement for the project from all affected property owners of record. c. Mitigation Banks: Mitigation banks are defined as sites which may be used for restoration, creation andfor mitigation of wetland alternatives from a different piece of property than the property to be altered. within the same drainage basin. The City of Renton maintains a mitigation bank. A list of City mitigation bank sites is maintained by the PlanninglBuildingl Public Works Department. With the ap- proval of the PlanninglBuildinglPublic Works Department, non-city-controlled mitigation banks may be established and utilized. d. Special Area Management Pro- grams: Special area management pro- grams are those wetland programs agreed upon through an interjurisdic- tional planning process involving the U.S. Army Corps of Engineers, the Washing- ton State Department of Ecology, any af- fected counties and/or cities, private property owners and other parties of in- terest. The outcome of the process is a regional wetlands permit representing a 3 -20.39 '\ • 4-3-050M plan of action for all wetlands within the special area. e. Compensation Payments to Miti- gation Bank: Compensation payments, amount to be determined by the Review- ing Official, received as part of a mitiga- tion or creation bank must be received prior to the issuance of an occupancy permit. itigation Plans: a.' Required for Restoration, Cre- ation and Enhancement Projects: All wetland restoration, creation, and en- hancement in conjunction with restora- tion and creation projects required pursuant to this section either as a permit condition or as the result of an enforce- ment action shall follow a mitigation plan prepared by qualHied wetland specialists approved by the City. b. Timing for Mitigation Plan Submit- tal and Commencement of any Work: The proponent shaJJ submit a.final wet- land mitigation plan for the approval of the Development Services Division prior to the issuance ofbuilding or construction permits for development. The proponent shall receive written approval of the miti- gation plan prior to commencement of any wetland restoration or creation activ- ity. c. Content of Mitigation Plan: Unless the City, in consullation with quafified wetland specialists, determines, based on the size and scope of the develop- ment proposal, the nature of the im- pacted wetland and the degree of cumulative impacts on the wetland from other development proposals, that the scope and specific requirements of the mitigation plan may be reduced, the miti- gation plan shall address all require- ments in RMC 4-8-120023, Wetland Mitigation Plan. . 7. Surety Devices: a. Perfonnance Surety Device Re- quired: The City shall require the appli- cant of a wetlands permit proposal to post a performance surety device accept- (Revised 10,00) ; ... .. • • IRREVOCABLE LEITER OF CREDIT TO: City of Renton Dear City of Renton: _____ --'-_-'-_________ Bank does hereby establish this Irrevocable Letter of Credit in your favor for the account of _______ ~ __ intheamount of ______________ .Dollars, available by your sight draftr drawn on this bank. at ____________ _ Washington, accompanied by a statement from a responsible official stating the reasons why the draw- down is taking place. This credit shaU at 12:00 p.m., _________ _ Signature: Printed Name: . Institution Address City, State, Zip Telephone Fax: • ASSIGNMENT OF FUNDS TO THE CITY OF RENTON • APPLICANT: _________ _ BANK: Owner: Branch: Address: Address: Phone: Phone: FAX: FAX: Attention: Attention: Title: Title: The above references bank hereby certifies that __ -,-_--;-_____________ _ dollars ($ ) is on deposit in the account number , under the name of City of Renton, to secure the applicant's performance of the foJlowing work required in connection with the plat or project described below. Plat or Project ___________________________ _ Location/Address of Plat or Pioject ____________________ _ The required work is generally described as foJlows: The bank hereby certify and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that .the City has determined that the required work has not been properly performed. The bank·shall have no duty or right to evaluate the correctness or appropriateness of any such -notice or determination by the City and shaJl not interplead or in any manner delay payment of said funds to the City. The applicant hereby agrees to this assignment of funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. This Assignment of funds is irrevocable and cannot be cancelled by the bank or applicant. Applicant Bank: Authorized Signature Authorized Signature Name, Title Name, Title Date Date ---------------------- ; . • • SET ASIDE LEIfER [l.enderl has on deposit in , Construction Loan # _____________ the sum of S . .....,._~ __ __' _____ ...,... ________________ '----__ to cover the construction of ________ _ Said funds will be disbursed only after __ --.J[L!.L<5:tn!!!d~e~r:.Ll_...:..._.:.'_____ has satisfied itself that the wQrk to be' paid for has actually been performed to the satisfaction of' the Cit)' of R~nton. These funds set aside shall not be disbursed to the b,orrower;.a , . contractor working for the borrower. or any third party without the prior written approval of the City of Renton and this loan shall Dot be terminated or ·all funds thereunder distributed , . . without the prior approval of ' the City·of Renton . . , In the event _______ ...lr.l.Ouw~n(!!e~r::Jl _______________ fails to c,omplete and' pay'for the improvements a5'requ!:ed by the City of Renton all funds remaining in said deposit shall be made available to the City of Renton to complete and pay for the cost of said improvements. Applicant Bank: AUlhorized Signature Authorized Signature Name. Title Name, Title Date • Date " Susan Fiala Senior Planner Development Services 1055 So Grady Way Renton, Wa.98055 Re: File #LUA04-626 Dear Ms. Fiala, , 1124/05 I am enclosing a copyGf the prop()sro ilhm, showing inypropdiy highlighted in yellow. My concern is that this new development be fenced. That is going to be the only way to protect my privacy. There is a small stream between the two properties that should be protected also. I have lived here for over 32 years and I appreciate you taking my concerns into consideration. I will wait for more information about up coming meetings. Hope to hear from you. Rose Woodall 248 Union Ave N.E. Renton, Wash. 98059 (425-255-9584) Proposed Mitigation Measures: , The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted In writing to Susan Fiala, Senior Planner, Development Services Division, 1055 South Grady Way, Renton. WA 98055, by 5:00 PM on January 28, 2005. This mailer is also tentatively scheduled for a public hearing on March 15. 2005. 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) 430-7282. 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. "you have questions about this proposal. or wish to be made a party of record and receive additional information by mail, please conlact 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: Susan Fiala, Senior Planner, Tel: (425,) 430-7382 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNG FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this loon and return to: City 01 Renton, Development Planning, tOSS So. Grady Way, Renton, WA 98055. ::::£L~:04~~elimina~ Plat MAILING ADDRESS: ~ ~ /tJE TELEPHONE NO.: ,/~.r -a2, £5--9.3-8 tJ DATE: TO: FROM: SUBJECT: • • CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM January 20, 2005 Bob Mac Onie Sonja Fesser, Technical Services Arneta Henninger, X7298 A. ~ CEDAR AVE FINAL PLAT LUA 04·137FP FINAL REVIEW & APPROVAL FORM If all concerns have been addressed and you recommend recording of the mylar, please sign this memo below and return to me. Thank you. Approval: Name Title Date Approval: (~,,) f} . (}Uoob. I I le.I /05 1 I Name itle Date cc: Yellow File ," .' '-: ....... . / '",' '" ." j> ~ ,.", " , '. ~,,', " ., ".' )", ." ... ,- "" '. .:: . " ' .. . ... ., " , "" '.' .. :' ',' . :', '\ , .,(, ', • .7 ' ." , I ." • ;'.: _ '.:-, -: '.' .' :' .,.: : ,,: '. , ,:' "'.::;.-> ~'< .. ".",' " ::CI~Y:,:r::~E~!?~? " ',' '\' .. ' :! Officeofthe'ci'ty:Attorney. _.'," I" J' 'w "~ ,,\-: •• :" <:~:,.,)i.~~~~ricej~:~a~~el}.~· ,." •.•• • ',. ,-• •• 1. -•• ~ ," ' •. ' .- . . .; "~ ", ,";' " . ~ :-.' '~., , :., . Assistant City Attorneys .,'. ',. . \ .: < w .' '. Mark.Barber; . ,: ," '."" . . " - , , , Z,~·~.et~a "L. '~o.~.~es'~ .. ::" ." ~~~ '- 1 · -.~ '. '., ",' .' ~ ,._Ann.~: '~Iels~~_.:· -. .-:.,.. .. '_'.: '. . . \" ,' .. .. ~ . . ',' "" " '. , ' . . M:kMoRANDUM: . ,;': :~a~h~' r.·A~~s,~i ..... :~:~: ... • ~WhitneY~A.-·Fa.ulkner. -: ".' -,,", . _ -, ~ 'r; .,' ... ;, <".-" .'~. . .. ' '.. •. :~-' .. ::,,' •. t." "~ .. ". . ,;: ,To: " " ... 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'I; City of R!n Department of Planning I Building I Public 'rkS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET ~. REVIEWING DEPARTMENT: -hK--COMMENTS DUE: NOVEMBER 16,2004 APPLICATION NO: LUA04-137, FP DATE CIRCULATED: Nq~BE!8 2(f2Qcw. n ~n f£ R APPLICANT: Cedar Avenue LLC PROJECT MANAGER: A~~bl), ."" .""' "'" u " = I PROJECT TITLE: Cedar Avenue Final Plat : il!;!' PLAN REVIEW: Susan Fiala I SITE AREA: BUILDING AREA (gross): U l I NVV -L LUV't L::..I LOCATION: 3521 Cedar Avenue S WORK ORDER NO: 77'31-0 I ('lTV '"\1: Dt::~r;-n~ SUMMARY OF PROPOSAL: Final Plat to subdivide 9.5 acres into 50 single-family residential Uol" Th" nl .. 7in8iJdJhb~:;J· of water mains, sanitary sewer mainS, storm drainage, Sidewalks, paving and street lighting. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element o( the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Ea"" ~ Air Water Plants Land/Shoreline Use Utilities Animals Environmental Health Public SeNices Energy! Natural Resources :r~~::j B. POLICY-RELATED COMMENTS tJlJ N€., 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 information is needed to properly' ssess this proposal. I( (, &'1 Date I~~ Kathy Kooiker-Wheeler, Mayor •• CIT •• F RENTON PlanningIBuiJdinglPubJicWorks Department Gregg Zimmerman P;E~ Administrator November 2, 2004 Stephen J_ Schrei, PLS . . Core Design, Inc. 14711 NE 29th Place #101 . Bellevue, W A 98007 Subject: Cedar Avenue Final Plat LUA-04-137, FP Dear Mr. Schrei: The Development Planning Section of the City 6f Renton has detennined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. . You will be notified if any additional information. is required tocontinue processing your . application. . ... . Please contact nie at (425) 430-7298 if you have any questions .. Sincerely, ~. Ameta· Henninger Engineering Specialist cc: Cedar Avenue, LLC / .Owner L .. ~ ---:-;:=-:;----::-;:--:-::::---::--:--=--:--:--=---R E N T 0 ··N 1055 South Grady Way -Renton, Washington 98055 * 1llIs paper a;xttains 50% rocyded matelial. 30"10 post consumer AHEAD OF THE CURVE • Project Name ~"\Q... IWI% lIZ r ~ Project Address -Y:>d.\ ~1l.Q. IWG S· Contact Person :bN .. 0,\\.l~1iW-e,~ Address _______________ _ Phone Number _____________ _ Permit Number LuA -D ~ .. \~::, • Project Description SO 1.0, 'SfR ~J2q.\V.\\,)P.:V1Af toUl-T llllli 0U£t !?'l1~'DUl I-lolAb'U2 1'>G t:>G>A.()I..I~~ Land Use Type: Method of Calculation: . I!Y'Residential I3V"'ITE Trip Generation Manual o Retail o Traffic Study . o Non-retail o Other Calculation: ~qLOTS )( q.s~-:o 41o~·Cj3T(2,\~ l...\\P'b,C\~ Y. ~ lS.Ob :;. $ 3S)\\tA.~S Transportation Mitigation Fee: & ® ' \ \Qq. ~S , Calculated by: 4rJM t. hdh\ltJ Account Number: ____________ _ Date of Payment ____________ _ Date: 3);rD )d!l12 \W L>~ \3~\nOt0 ~ (2-10) SF{L. q.S 1 ~s. ~ L.oI • • 137 City of Renton DEVELOPMENT CITY OF RE~'t~NING LAND USE PERMIT OCT 292004 RECEIVED MASTER APPLICATION PROPERTY OWNER{S) NAME: CEDAR AVENUE LLC ADDRESS: P.O. BOX 2401 CITY: KIRKLAND ZIP: 98083 TELEPHONE NUMBER: 425-893-8478 APPLICANT (if other than owner) NAME: SAME COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: STEPHEN J. SCHREI, P.l.S. COMPANY (if applicable): CORE DESIGN, INC. ADDRESS: 14711 N.E. 29TH PLACE, SUITE 101 CITY: BELLEVUE ZIP: 98007 TELEPHONE NUMBER AND E-MAIL ADDRESS: (425) 885-7877, EMAIL: SJS@COREDESIGNINC.COM 1:\2()()1 \0 t (JS2\J)ol's\() 1 O:i2 City of KL'11ItHl [ ilnd [ Is,> P 'rml\ :\pp.dllc t!"' .... PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: CEDAR AVENUE FINAL PLAT PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 3521 CEDAR AVENUE SOUTH, RENTON, WA 98055 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 2923059039 EXISTING LAND USE(S): SINGLE FAMILY RESIDENTIAL PROPOSED LAND USE(S): SINGLE FAMILY RESIDENTIAL EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: RESIDENTIAL OPTIONS PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N/A EXISTING ZONING:R·10 PROPOSED ZONING (if applicable): N/A SITE AREA (in square feet): 415,784 SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): 55,175 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 6.61 DUlAC NUMBER OF PROPOSED LOTS (if applicable): 50 NUMBER OF NEW DWELLING UNITS (if applicable): 50 ECT INFOR NUMBER OF EXISTING DWELLING UNITS (if applicable):N/A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A MATION 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 )( GEOLOGIC HAZARD (coal mine) o HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES X WETLANDS ___ sq. ft. 2,000 sq. ft. ___ sq. ft. ___ sq. ft. 28.572 sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION ~. TOWNSHIP -IL RANGE 2-. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. FINAL PLAT /tJIJtl!P-3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) 0 , declare that I am (please check one) _ the 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 ntained an. erewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Representative) 1 certify that 1 know or have satisfactory evidence that iobtf+? we,.rz..( signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. My appointment eXPires:~j()~g'-,--___ _ 1:\200 I \() 1 05210\1('5IU 1 O.'i2 City of Renton L:.Jlld U~e Permit App.doe • PLAT CERTIFICATE SCHEDULE A Page 2 • Order No. 556394 The land referred to in this certificate is situated in the State of Washington, and described as follows: Parcel A, City of Renton Lot Line Adjustment No. LUA-Q4-049 recorded under Recording Number 20040720900002, said Lot Line Adjustment being a portion of the southwest quarter of the southwest quarter of Section 29, Township 23 North, Range 5 East, N.M., in King County, Washington. END OF SCHEDULE A • • CEDAR AVENUE LLC ASSIGNMENT OF LLC MEMBERSHIP INTEREST A,,"ND AMENDMENT OF LLC AGREEMENT This Assignment of Limited Liability Company Membership" Interest and A~l~I~~ent o~ LLC Agreement ("Assignment and Amendment") IS made erfec\lve il1lS ..iL.: day ot /i"'<;-fby'r-, 2004, by and between Robel1 p, 'Wenzl ("Assignor") and RPW Holdings, Inc" a \V~shington corporation ("Assignee"), Assignor is h'1e owner of a 100% membership interest in Cedar Avenue LLC, a Washington limited liability company (illt "Company"), In exchange for good and valuable consideration, ,he receipt and sufficiency of which are hereby acknowledged, .-\.ssignor assigns the follo\ving to Assignee: All of Assignor's right, title and interest in the Company, which comprises a 100 percent (100%) interest in the profits, losses, capital and rights to distributions of the Company, 1. COilsent of lVlember of tbe Company. Pursuant to the tenus of the Operating Agreement of Cedar Avenue LLC, the consent of the Member of the Company is not required, 2, Amendment of LLC Agreement. The Limited Liability Company Agreement of ~he Company, effective October 23: 2004, is here'::>y aillended as fo11o\\'s: 2,1 Assignee is substituted for Assignor as a member a,ld as manager ofelle Company, 2.2 Exhibit ~A.-is replaced with the Exhibit A attached hereto substituting }1..ssignee for Assi gnor. _" Joiilder. Frou1 and after lhe :2.ffective Dat~: the Assigilee, shall be bound by the provisions of the Agreem.eilt, as if the Assigne.e \vere 2. p2.rty the!"eto aDd Il1enlbers of the Company, IN \VITNcSS WHEREOF, eaCll party herew has executed ,his Assignment or caused it to be executed on its behalf by its duly authorized representatives; the d2.Y and year first above '..vritten. x/';'/o' i D at ed --"-""f-"-" -,-'1---1::1 { I R~ I 'ii p, Wenp ". 5)6237.l J014L34.0000 1 .. • • By. R#ei{P. Wenzl,?!esident f I. Dated JOINDER AGREE1VIENT In consideration of the ad.il1ission of the undersigned 2.S 2 lVienlber of Cedar .A.:\'enue LLC, a \Vashington li~l1ited liability cOillpany (the "Colupany!!), the undersigned hereby joins in the Limited Liability Company _-\b'reelnent oftne COl:lpany: effective as of October 23,2004, the te~ns of which are LTlco~orated hereill by reference (the !lAgreenlentlf), and hereb~; agree to be bOUl1d by the tenns of the Agreement and to abide by all of its provisions. This Joinder Agreeme!1t is binding upon the undersigned and the succeSSOl'S of the undersigned alld is for ~he benefit of the COillpany and all of its Ivlenlbers. Bv I ,,' , "./ Roben P. \VenzL Fl;eside~lT /4 ~'~ ,. 5 J 6237. J 1024434.0000 J 2 • CORE \: ./DESIGN CEDAR A VENUE VICINITY MAP NOT TO SCALE 14711 NE 29th Place, #JOI Bellevue, Washington 98007 425.885.7877 FoJC 425.885.7963 ENGINEERING PLANNING· SURVEYING JOS NC>_ 01052 • CEDAR A \If" 5£ DEVELOPMENT P NNING CITY OF RENT N RECEIVED < ------------- ~ CORE ~DESIGN October 21, 2004 Core No. 01052A City of Renton Renton City Hall JOSS S. Grady Way Renton W A 98055 • Subject: Cedar Avenue Final Plat Attention Final Plat Reviewer: • DEVELOPMENT PLANNING CITY OF RENTON OCT 292004 RECEIVED Core Design, Inc. /47J' NE 29th Place Suite #101 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 As a condition of Final Plat submittal, the following addresses the conditions of approval from the Hearing Examiner on the above referenced project. I. A covenant that addresses the approved density of the site and the dwelling unit mix approved with the plat shall be created concurrently with the recording of the plat. A draft of the document 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. This condition will be satisfied by action taken by the Developer and the city of Renton. 2. The applicant shall revise the plat plan in order to provide the correct yard setbacks for Lot 35 and 50. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. The lot lines have been revised and the building setback lines are shown on the Final Plat. 3. The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the existing detached structures to be removed from the property. The satisfaction of the requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. The City has issued a demolition permit and a house and stable have been removed from the site and approved by the City. ENGINEERING PLANNING SURVEYING O1052Ltril Cedar Ave Final Plat ----------------- 10/29104 • • Page: 2 4. The applicant shall indicate on the face of the plat the location and orientation of the front, rear and side yard setback for each of the lots as depicted on the approved plat plan and as referenced in the table included in the staffreport. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. The front, rear and side yard setbacks, as shown on the approved Preliminary Plat, have been indicated on the Final Plat based on the table included in the staff report, subject to review and approval of the Development Services Division. 5. The lots which front both the public roadway and private street (Lots 5, 6, II, 12,33, 37, 44 and 48) shall utilize the abutting private street for driveway access and shall not be served directly off of the public roadway. The satisfaction of the requirement shall be subject to review and approval of the Development Services Division prior to the issuance of the construction permits for the installation of the roadway improvements for the development. A note restricting these lots has been placed on the Final Plat and is subject to the review and approval by the Development Services Division. 6. The applicant shall install permanent signage at the north end of public roadway "B", which indicates the roadway may be extended at a future date. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. This condition shall be met by action taken by the Developer and the Department of Development Services. 7. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for all shard improvements within 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. This condition shall be satisfied by action taken by the Developer, and covenants, conditions, and restrictions for the Homeowner's Association have been submitted to the City for review and approval along with the Final Plat application. These documents will be recorded concurrently with the Final Plat. O1052Ltrll Cedar Ave Final Plat 10/29/04 • • Page: 3 8. The application shall comply with the conditions imposed by the ERC. 1. The applicant shall comply with the recommendation contained within the Coal Mine Hazard Assessment and Geotechnical Engineering Evaluation Report, prepared by Icicle Creek Engineers, Inc. dated September 24, 2002 with regard to: site preparation, general earthwork, excavations, cut and fill slopes, fill settlements and lateral resistance; use of structural fill and spread footings; design of floor slab support, sub grade walls, utilities and pavements and methods of erosion control and permanent drainage measures. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division prior to the issuance of construction and building permits. This measure has been met by action taken by the Developer and the completion of construction of the approved engineering plans. 2. The applicant shall install a silt fence along the down slope perimeter of the area that is to disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in Section 0.4.3.1 of the King County Surface Water Design Manual, Appendix D. The satisfaction of this requirement shall be required during the construction of both off-site and on-site improvements as well as building construction. This measure has been met by action taken by the Developer and the completion of construction of the approved engineering plans. 3. Shallow drainage swales shall be constructed to intercept surface water flow and rout the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems should also be used to convey storm water across the site. The satisfaction of this requirement shall be required during the construction of both off-site and on- site improvements as well as building construction. This measure has been met by action taken by the Developer and the completion of construction of the approved engineering plans. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. This measure has been met by action taken by the Project Contractor. O1052Ltrii Cedar Ave Final Plat 10/29/04 • • Page: 4 5. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the Public Works Inspector for the preliminary plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be require prior to the recording of the plat. This condition is being satisfied by action taken by the Project Geotechnical Engineer. 6. The development shall not place any building structures, storm water detention facilities, roads or utilities within the designated high hazard areas and shall be restricted from the use of mine rock fill contained more than 20% coal by weight as structural fill. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division throughout the duration of site preparation and building construction activities. This measure has been met by action taken by the Developer and the completion of construction of the approved engineering plans. 7. The applicant shall place a note on the face of the plat, as well as record a restrictive covenant, subject to the review and approval of the City Attorney and the Property Services Section, prior to the recording of the plat which states the following. COAL MINE HAZARD NOTICE The lots created herein fall within a coal mine hazard area as identified by a Geotechnical Engineer at the time of this subdivision. Presence of such a hazard may trigger mitigation measures at the time of the construction. No structures or improvements shall occur within high hazard areas. This condition will be satisfied by action taken by the Developer, the City Attorney and the Property Services Division. The required notes have been added to the Final Plat. 8. The applicant shall record a restrictive covenant to run with the land that states the Developer and all future homeowners will hold the City harmless from any damages occurring from land movement, slide, collapse or other similar event caused by the coal mines known to exist beneath the site. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division and the City Attorney prior to the recording of the plat. This measure will be met by action of the Developer prior to the recording of plat. Ol052Ltrll Cedar Ave Final Plat 10129/04 • • Page: 5 9. The applicant shall install permanent split-rail fencing with signage at visible locations around the perimeter of the "high" hazard area within Tract B in order to provide adequate notice to residents or visitors that there are known coal mine hazards in this area. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division prior to the recording ofthe plat. This measure will be met by action taken by the Developer and the Development Services Division. 10. The applicant shall comply with the 1998 King County Surface Water Drainage Manual Level 2 Flow Control for the project. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division prior to the issuance of construction/utility permits. The approved engineering plans have been prepared according to the 1998 King County Surface Water Design Manual. 11. The tight-lined drainage system proposed to collect and reroute off-site drainage shall be sized to accept peak flows from the upstream basin in compliance with the 1998 King County Surface Water Drainage Manual. The satisfaction of these requirements shall be subject to the review and approval of Development Services Division prior to the issuance of construction/utility permits. This condition has been met through the design review process and the approval of the site construction plans. 12. The applicant shall comply with the Wetland Study Report and Mitigation Plat prepared by Talasea Consultants, LLC dated October 24, 2002 with regard to buffer restoration measures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. This measure will be met by action taken by the Developer and the Development Services Division. 13. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division. This measure is being and will be met by action taken by the Developer. Ol052Ltrll Cedar Ave Final Plat 10129/04 • • Page: 6 14. After the development of roadway and utility improvements, the applicant shall install permanent signage and fencing (i.e. wood split rail) in order to prevent intrusion and provide identification of the wetland area and buffers. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. This measure will be met by action taken by the Developer and the Development Services Division. 15. The applicant shall establish a Native Growth Protection Easement for all preserved wetland areas and buffers. A draft copy of the easement shall be approved by the City's Property Services Section and the City Attorney prior to recording. This measure will be met by action taken by the Developer prior to the recording of the plat. A Native Growth Protection Easement has been written and submitted to the City for review along with the application for the Final Plat. 16. The applicant shall pay a Fire Mitigation Fee based on a rate of $488.00 per new single-family residence, with credit given for the existing home. The fee is estimated at $23,912.00 (49 new single-family units x $488.00 = $23,912.00) and shall be paid prior to the recording of the plat. These fees shall be paid prior to the recording of the plat. 17. The applicant shall provide a minimum pavement width of 20 feet for all access roadways, shall post all substandard roadways (i.e. those with less that 32 feet of pavement width) with "No Parking" signage and shall make all addresses visible from the public street. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. This measure will be met by the completion of construction of the site improvements and action taken by the Developer and the Development Services Division. 18. The applicant shall provide the necessary means of access (both primary and secondary) to serve the development. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the plat. This measure will be met by the completion of construction of the site improvements and action taken by the Developer and the Development Services Division. Ol052Ltrll Cedar Ave Final Plat • 10129/04 • • Page: 7 19. The applicant shall pay a Traffic Mitigation Fee based on a rate of $75.00 per new average daily trip generated by the project with credit given for the existing residence. The fee for this project is estimated at $35,169.75 (49 new single-family lots x 9.57 trips = 468.93 total trips x $75.00 = $35,169.75) and shall be paid prior to the recording of the plat. These fees shall be paid prior to the recording of the Final Plat. 20. The applicant shall pay a Parks Mitigation Fee based on a rate of $530.76 per new single-family lot with credit given for the existing residence. The fee is estimated at $26,007.24 (49 new lots x $530.76 = 26,007.24) and shall be paid prior to the recording of the plat. These fees shall be paid prior to the recording of the Final Plat. 9. The applicant shall provide a turnaround acceptable to the Fire Department. The turnaround can be abandoned or dismantled once adequate through or looped circulation is provided by development of adjacent properties. The plat of Sunnybrook has been developed and recorded providing looped circulation. 10. Since through road are anticipated from the new access road, signs should be posted that prominently note that the stubs or cul-de-sacs will eventually create a roadway or roadways with through traffic. This measure will be met by action of the Developer. II. The applicant shall be required to record restrictive covenants that mirror those required by ERe for the entire site regarding coal mine hazards. This measure will be met by action of the Developer. 12. The common open space area may create maintenance problems and the one adjacent to proposed Lot 47 should be incorporated into that lot, unless conveyed to a third- party ownership. The open space panhandle and triangle adjacent to proposed Lot 1 need special treatment if portions of it are conveyed to Sunnybrook. The portions adjacent to proposed Lot 1 should be incorporated into that lot if the remainder is conveyed. A City of Renton lot line adjustment has been processed and recorded removing the southerly panhandle from the project, and enlarging the area a the northeast corner of the site creating room for a full-sized lot and eliminating the open space. Ol052Ltrii Cedar Ave Final Plat • 10129/04 • • Page: 8 13. The applicant shall obtain necessary "will serve" written confirmation that both domestic water and sanitary sewer services are available to serve the plat. This condition will be met by action taken by the Developers. I trust this will satisfy the City's requirement for a compliance letter regarding Cedar Avenue conditions of approval. If you have any questions, please do not hesitate to call. Thank you. Core Desig nco Stephen J. Schrei, PLS Proj ect Surveyor 01052Ltrii Cedar Ave Final Plat Cl m < ::J:J 0 om m _r- ("") ::10 (") --I oil! m '" "m -ill~ < "'" m "" ~"U = 0 {,'.~ o~ -"-21:' ~. V,/ I I I .iA,,,~.' G' FUlURE PLAT CI' CtlERRY LANE .. I .. N. UN~7 SW1/4~BSW1/4~EC. 2:23-5 411'-:2/ 'lsi ...... "" 50 ., " 45 " I " m 2B " .>-r-TR~CT B , ~ TRACT A 30 ., " , 27 I " .. ~ I u 3\ J6 --.. J ~ 26 " »~ '----., .z ~~~ .. ,. , " J2 " :--r-- " JJ " ~ \ \. '!J.~ 12 ~ " ;.- • 5 TRACT C " , • ( " 2 , " " " " " 20 " " " .. 9 , 3 - I S. LINE Nl/2, NI/2. SWl 4, SWl/4 SEC. 29 23 5 TRACT A. aTY OF \"\' \' \ .. \ '00 '01 '.2 '03 '04 , .. IIENTCIoI u.", NO. ' ~~048;..~u ... __ /ATRACTC coif \,;; / DESIGN "" " 9. 14711 NE 29th Place, #101 8ollevutJ, WashIngton 98007 425.885.7877 Fo)( 425.885.7963 ENGINEERING PLANNING, SURVEYING JC>E3 NC>_ 0::1.052 .. PlAT Of SlNt'l'8fl:OCIC YOL. 220 PC'S 30-30 \-\ CEDAR A VENUE Q OVERALL PLAT PLAN \]7 NOT TO SCALE -..... I L • ..-- " , ~ 01 :\ i u ~ .z i , " Z ~ ~ z 0 c 30' l--.-";;. • .. • • PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 columbia St~eet Seattle, Washington 98104-1511 DEVELOPMENT CITY OF RE~'1~NING OCT 2 9 2004 RECEIVED Senior Title Officer, LaVonne Bowman (lavonnebowman@pnwt.com) Title Officer, Gerry Guerin (gerryguerin@pnwt.com) Assistant Title Officer, Daisy Lorenzo (daisylorenzD@pnwt.com) Senior Title Technician, Jeanette Post (jeanettepost@pnwt.com) Unit No. 8 FAX No. (206)343-8403 Telephone Number (206)343-1328 Vineyards Construction P.O. Box 2401 Ki~kland, Washington 98033 Attention: Bob Wenzl Your Ref.: Buttar GENTLEMEN, FOURTH PLAT CERTIFICATE SCHEDULE A Title Order No. 556394 CERTIFICATE FOR FILING PROPOSED PLAT In the matter of ~he plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said-County, and from such examination hereby cer~ifies that according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN, CEDAR AVENUE LLC, a Washington Limited Liability Company SUBJECT TO THE FOLLOWING EXCEPTIONS, As on Schedule B, attached hereto. CHARGE, TAX, $200.00 $ 17.60 TOTAL CHARGE, $217.60 RECORDS EXAMINED TO: October l4, 2004 ac 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. LaVonne Bowman Senior Title Officer Unit No. 8 • PLAT CERTIFICATE SCHEDULE A Page 2 • Order No. 556394 The land referred to in this certificate is situated in the State of Washington, and described as follows: Parcel A, City of Renton Lot Line Adjustment No. LUA-04-049 recorded under Recording Number 20040720900002, said Lot Line Adjustment being a portion of the southwest qua=ter of the southwest quarter of Section 29, Township 23 North, Range 5 East, N.M., in King County, Washington. END OF SCHEDULE A • GENERAL EXCEPTIONS, PLAT CERTIFICATE Schedule B ------------------- • Order No. 556394 1. Rights of c-laims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by tne public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate surveyor inspection of the premises. 4. Any lien, or right to a lien, for se~vices, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof i (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. • SPECIAL EXCEPTIONS, ------------------------------------ PLAT CERTIFICATE SCHEDULE B Page 2 • Order No .. 556394 1. EASEMENT AND TEE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING, PURPOSE, AREA AFFECTED: RECORDED, RECORDING NUMBER, Pacific Northwest Bell Telephone Company, a Washington corporation Underground communication lines The north 10 feet of said premises January 2, 1976 7601020328 2. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT, COPY ATTACHED, RECORDED, RECORDING NUMBER, July 20, 2004 20040720900005 3. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED, RECORDED, RECORDING NUMBER, GRANTEE: November 22, 1961 5356329 County of King 4. GENERAL AND SPECIAL TAXES AND CHARGES, FIRST HALF DELINQUENT MAY 1, IF UNPAID, SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID, YEAR: 2004 TAX ACCOUNT NUMBER: LEVY CODE, AFFECTS, 292305-9039-01 2130 Parcel A and other property CURRENT ASSESSED VALUE, Land, $669,000.00 Improvements: $ 1,000.00 AMOUNT BILLED GENERAL TAXES, $7,766.24 SPECIAL DISTRICT, $2.40 $5.00 TOTAL BILLED: $7,773.64 PAID, $3,886.82 TOTAL DUE: $3,886.82 (continued) .' • PLAT CERTI,ICATE SCHEDULE B Page 3 • Order No. 556394 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF, GRANTOR, TRUSTEE, BENEFICIARY, AMOUNT: DATED, RECORDED, RECORDING NUMBER, AFFECTS, Cedar Avenue LLC, a Washington limited liability company Pacific Northwest Title Insurance Darnell LLC, a Washington limited liability company $5,000,000.00 July 16, 2004 July 22, 2004 20040722002340 Includes other proper~y The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. NOTE, SUBORDINATION AGREEMENT AND THE TERMS AND CONDITIONS THEREOF, RECORDED, RECORDING NUMBER, September 10, 2004 20040910000274 The above Deed of Trust was made subordinate to the Deed of Trust recorded under Recording Number 20040910000273. 6. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF, GRANTOR, TRUSTEE, BENEFICIARY, AMOUNT, DATED, RECORDED, RECORDING NUMBER, AFFECTS, Cedar Avenue LLC, a Washington limited liability company ?acific NorthWest Title Company of Washington, Inc. Eastside Commercial Bank, N.A. $1,600,000.00 September 8, 2004 September 10, 2004 20040910000273 Includes other property The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. (continued) • PLAT CERTIFICATE SCHEDULE B Page 4 END OF SCHEDULE B Title to this property was examined by: Dave Clasen • Order No. 556394 Any inquiYies should be directed to one of the tiLle officers set forth in Schedule A. rg/dh • TO: Vineyards Construction P.O. Box 2401 Kirkland, WA 98033 Attn: Bob Wenzl Ref.# Buttar • ~ PAC!fTC NORTrIWFST TnL.}<~ ,_'fo>"!'ofW .... ;nglO".lnc. 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #1 OF FOURTH PLAT CERTIFICATE PNWT Order Number: 556394 Seller, N/A Buyer/Borrower: Cedar Avenue LLC The following matters affect the property covered by this order, • The following paragraph has been amended to read as follows: 2. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT, COPY ATTACHED, RECORDED, RECORDING NUMBER, July 20, 2004 20040720900002 • Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined Dated as of October 22, 2004 at 8:00 a.m. ao PACIFIC NORTHWEST TITLE COMPANY By: LaVonne Bowman Title Officer Phone Number: 206-343-1328 • • c •• 0 .. _ ......... _ ... o-t" ._. • 23386 KNOW ALL MEN DY THESE PRESENTS: ItIlCOHOTIltUC.T ........... 1[~L .. CI[ ""'0 "cap CLI: ... 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T\£ .,"SW1!4 ('Jf.~C1I~,,"b--%.l-~ -1,5 SIl::r.oN 0tI b¥. •• " M:CO:VOO,!." ~~Y. (sa: /lor:.! .~. RUlJ!ENCf.S) ., .. ,cE-&ENb ," (g@1 ImlN!~~;::;~·i";::: ........... W,.,..,.", 98007 "U.8'j fa" "UCUJ9,i.! " ~ VICI~~Tik;:!~AP .: •..•..... L .J · .... fl 1 1 -j 1 1 1 I I I 01 J ... --'-.h,(J' 1'. __ If.,~· !.Nol~cn(S~ [~Sk"lNT rIC. t:". ~3~"'5 n ~ .. -lJ' "',"~lltICT.:.i Ij~· .. ~~t C~S CCW'NjY [,t'\OlOll ~(C. NO. 609JOlO &c 6 '7:~~1 ,. ~ ~ ~ ---JQ' f'1.'eET ~:;(,.J rL"~I; ',m UC.1l !UI~-"II( -'~~[NT RE(;. 110 2BI(, .:\ :J' ~1c;ROSS A>.ll £GR:lSS [~s[..!~IIT ~=:. 11(1. 5J4t,r..l Rf.;~;;(ENCES .. !"-(I!EC(JICJ Of' s(MYEY EIY'~.DIl[D CECDeo:Jt. 1:" .lNJ RECOPlllD ftl ";:.1100;170 if~. ~"'GE'I1:.-fl/'!O(R Il'ECt~~WlG IJO 900HOW!l'. 'ReeU!os if ~G COU!"nr. n.,. ~~ ~NG!NEE"ING ' Pl .... NNINp· .: J' .... .. .'.' ...... " .... of ....... ot paq@ .. fU"d f".. rec~r~j' t;'i~: .... : ... :~~.; .. ~;"" .... ....•• 20 ...... at ...•. 1.1 1., book . RECORDER"'S CERJIFlCI»-r-'" '~R.TlO;t Or' :~": :,' .. ",,;;' :.-:.,.:,.-< D ot 0, .. '~quut of :~"" . ,:) ~ JOBND.'-'}> 010[1'2 g LAND SURVEYOR'S CERTIF'ICA TE a sy~~~ L~~d~Nty ~~JUS~~; ~~1Tdi:.'!~.,r;.,ep~es"nb eoorormance with ~Ia~@ nd county .tatyt •• '" OECEMBl~. 2003. 1 \ _..41'>_ .. 0 \ 'J\I.""'~ ~., fleata No. . .. ~~.?? ... ruR~ii;s"ii~E'" ~., ... ( ............... ~ ............................ . I,4g.. Supt. ct R"eor"<b CHKO. BY SCALE I'SH[(1' :.' . '"_3D' 3 Of':~ ... 3 DEED l:.;.._, _' _____ ' ___ ,~ _____ , ~ ,abo.of ~'~" ..... 'I.:r".4 ;,:----~~·------.--_b7 t"B;WO"'1 .)1. 1~,.mg Out ~ "'~~!IaI"", •• -,:.RII>li!',>.~~~~ :~~:: __ ~~ • .1.:;.": .~ ~ r:~!'.0-Z1after de.:;miMd,'~6.f':"" ~ ~ (lilkl~ ~ .. Coaa~ ~-.. -~---_ -···---·-,·-··-·-··_,.~ __ ...•......... _ . .8tau of .W~'~ "':f#."'~1i! ~. ".:.a,'" p11b~-;-u,J. u.Q. ~iT,jy, .ill ::r:ut1l: ;''"'. t!;.;! 'f"llow'..:.:g ~ NIl..talo, _. L Eaat: :!Of of' -:.=.!" SCr~'::: i or s.e~iQ~ 29.1 ~'. .2. • . Anti: RECORDING MAIL TO /N~ :,:"harnel1 LLC ." ,""'.-Bellevue, WA 98004 Clti·, sci~c:, ~p fl;" ",. "'P,;" the~ile,'if W'ashJlngt,m only) • FILED BY PNWT 1HIS DEED OF TRUST, -'""'"'",<n .. CEDAR AVENUE "",mng'oon l",lltE'" )'iat)il'ity c+~y whose address IS PO Box 240t~ ... K,.ir~iarn?·~' ,.jjA ~80~3 .: PACIFIC NJRTHWEST TITLE INSUR~C&·· whoseD::;'Ll-C, a washington li~~~edJ.iabifity cOmp~ny: wh05Caddr~1s <:':'8816 NE 36thl Bellevue,"\~ 9sqck.:t "':"". . xtx . between ,GRANTOR, .1RUSlTI. • and • aiNmCIARY. WITNESSE'rn GrmItOT ~eby bargams, sells. and conveys to T~ee ui trust~ WIth power ~f sale;:the ·ioJloWmg desmbed real ~ Ul .iKing ',. County, Washmgton ,," : ,,' .... .-: ," Parcel" A:' ,. ." :: .::Sfu4'doc;umeru.s) """ mad b sw 29-?3-0S} Se.e Mge 3 for complete legal descripti~ ", .. ,fliCotd IJ'y ~afl9·t-b1hwe9t TltI .. ., . .: .-: .' .;. t.ICCOr.'cx13tlon)>nly. !HUlS notbe.or .,: ,:; :: :: ";'" ~mJie(fD.:i tQ proper 8AecvlIm 't par.eel S": ;",:' . .r . .' ':""".q to .• oifect, ~ fltlft SW SW 2~_23-05, See page.,,3 for complete legal descnptlon '\ .. \" / :' ~r·sl.'loperty ra:. pWVAcci.Wlt Number 292305-9039-01 & 2923i,sl911~04 .,,' '," /' • :t>~ w"llD&"'7' wluch rcial. propertY,1$ n9t U$e~rpnn6paIly for agn~':Iitural or famunC purposes, together \V]th dllhe tenements. hereditaments, and appurtenances'now ~ h~ftet-'th~~tieI~g or In any WISe appc::rtammg, and the rents, 1SSUeS, and profits ther«Jf nus deed IS for the ~se ~fs";lrmii#~ of~ch agreemCllt ofGnmlor heron conwned, and QIlymen1 of the smn of FlYEMILLIONANDOO/lOO'."-~ ~:, '-"'. - -DoIIar3(9,OOO,OOO.OO)W!.th Illterest, In accordance wili),the termS o~'a prattussOt.y"note of evC:r date herewJ.th. payabl~ to Be:o.~ficulIY or CIder, and made by Grantor, and all renewals, ~onS, and' extens:Jdna ttlcfeo('and also sw:h further SUI!lJ as may be advanced or Joaned b} BenefiCiary to Gl"antor. or any Oflhcr ~ or ~ togii.her ~tb ~ thereon at sudt rate as shall be agreed upon To protec:l the sccunty ofUus Deed oifl:USl, ~iOr cov,c~~wni~d ~:,: 1 To keep the properly lI1 good can~~'oo..and.·~ to::~/no .~. th~f;"·to complete any bwldmg. structure. or IIIlprovemell.t bemg bUIlt 01 about to be buJi"ihe:rean. to ~ proiilptJ,y any·bmlruiig. structure, or unprovement thereon wlutb may be damaged or destroyed, and to comPly Wlth"'all laWs, ~, ~tlIlS, covenants, conditions, and restnctJons affectmg the property . ..... :,.'" ".., 2 To pay before ~ll?<Iuent all lawful taxes and ~:~ .. :the ~ to:·keep,.1lie Jlfoperty free and clear of all other cJwses. hens. or, e:n~ Impamng the secunty ofthls'~ of;I'rust:': " . . . 3 To keep all bwldlngs now or hereafter e:rected on the property ~~ ~ cori~~IY'~ ~'JOSS by flre or other hazards In an amount not less than the total debt secured by this De(d of:Trw;( AU·pohCIes.,aballbe hdd by the Benefic18ry, 8Ild be m sudt comparues as the Beneficuuy may approve and bBve lim payabk.first to:the;::Benifiq~;·.as Its mtc;rest may appear, and then to the Grantor The amount collected under &ny.·insurance j,aticy mar. hie a",*elf upon:' any mdebtedncss hereby secured m such order 8$ the Beneficial)' shall detcnmne Such mbc:BU9n b!ithc:B~ficlaiy sM.ir'not'··. tause wsconunuance of <my procc:cdmgs to foreclose thls Deed ofTrust In the event ot{on:clomre, all nghb.or the Grantor In . lIlSUIaIlce pohcles then Ul force shall pass to the purchaser at the foreclosure sale .... ". ". 4 To defcnd. any actJon or proceed.mg puI})OrtLng to affea the sccunty hereof 01 the ng!Jts or po~ OfB~~~~i.uy ~ Tru,ttee. ,/ lind to pay all costs and expenses, mcludmg cost ofutle scan:h II1ld attorney's fees m a reasonable amOlll;lt:'in ~y sudlllCUOn m: . proceeding, and m any SUit brought by BenefiCIa!)' to foreclose tlus Deed of Trust / ,< :'; :' {PB~~(c),:'ll/~ . Page 1 ~i2 -, , .... • • 5;,: To ~ all costs, fees, and expenses In connecbon Wlth tlus Deed ofTrusl, IDtludmg the expenses of the Trustee mcurred ill .¢morc~ the obligntlon secufed hereby and Trustee's and attorney's fees actually UlCUlTed, as prOYlded by SWUle .i:6 S.~·~uld Grantor fl!ll to pay when due any taxes, asscssmc:nts., UlSW'8IIcc prc:mums. hens, encumbrances. or other c.h.arges . ~ ~h"e:propc:1y heremabove descnbed, Bcneficary may pay the same, cd the amoUDt so pmd. WIth mterest at the talc scI forVi m:the note secured hereby,.shall be added to and become B pan of the debt secured m tins Deed of Trust .;.-, ... " rrISMUTIlALLY'AGREED TIlAT ."t ~ th~:~t any \)(lIUon of the property" IS take!. or damaged In an emment domam proceedlng, the entlte amount of the a~ ar such ponion ~.ma)'.,.be necessary to fully sat1sfy the obligauon secured hereby. shall be paJ.d to BenefiClary to be Bwhet:f'IO ~.d ob~~ia~ '. ;.; B~' ~~:~ent 5Jf'E\PY ~ ~ hcrC;~ after Its due date, Beneficuuy does not WZU'Ve Its nght to ~uue prompt j~~t ~ .~Of all:,_Otb~_'~' ~;:~,PJC:,tO ~ default for faIlun: to $0 pay 3 ~ i~~ sti;ul ~vh a1t~-;~y part:~~tht:,,~~ed by thIs Deed of Trust to the person entitled tht1"eto, on v.ntten ~ ~f the.:.~tor ~d ~ 8enef!~. or uf'l'n ,$.3.b~fact.ton of the obligation secured and wntten request for reconveyance mad~ by tlie' Bene91:nuyor th~.J#tfon cntl9:&t'th~IO/ • ........ -! .......;; 4 Upon default by.;gr~/in tbC pa~t ~. any ~.~ secured ht="eby or Ul the perlbnnance of any agreement conlamed herem, all sWa.secur~ hereQy shall)inllle(jt~y ~ due and payable at the optlOfl of the .Benelicwy In such evertt and upon wntten request o(Bene~cwy, .T rust~·!aiap se1J..:.the trust property, U1 accordance WJ.1h the Deed ofT rust Act of the State ofWaslungton, at publjt auction to qic lug.tiest ~Idder:: Any ~n except T~ may bid at Trustee's sale: Tru.stce shallapply the proceeds of the side .~:roll~· (1) to ~~ gfllic·Salc. mcludmg,a· fc:ascmablc Truslc:e's fee and attorney's fee, (2) to the obbgaUon secm~ bftlus Deed of.Trust;: and.(3) tI:ie surpl~·:tf ImY, sbiill hi: dtstnbtud 10 the pcn;ons enutled thereto f: ::\ .. ;. .,: /" .:. .\.. :;' 5 Trustee shall debvcr to thc purchaser al·rlI~;~c i~ deid. :hthou(wari.snty; whi~h···Sball convey to the purclla.ser the Ultercst In thcproperty wluch Gnmtor bad or bad the po~·io canveV at ~ tune of-ius ~uC;n oftlus Deed ofTrusl, and such as he may have acquued thereafter Trustee's deed shall·fC9a:C th~ factS· showmg that.the ~c ~tiOIl.d:ucted In comphan~ WIth all the rcqUlrelIlCllts:.of law and of thIs "Deed of Trost.·'Wiuch recl~.shall bc.~··fac~ CVJdeOec: of such .e6uJphance and con.clUSlVC cYldcbcC:¢ereofm favor ofbona fide ~ ait.d ~branCCll·for v3..iue :.;.. ;::., ;:" .. ;, . ... ...... .. .' .• , .. , .... ,:... ... . 6 The powei· of su1c 2b;ferred by tins Deed of Trust and by:,tbe ~ of Truil Ac.t. of~e S~te Qr Wa,Siungton IS not an exclUSIve ternedy, Benefi~ may cause tlns Deed ofTrust to be foreelo.sc,fas a~age ....... , .. ,.; / .:; ./ . c· . . . .. . . • 7 In the ~ oith~.dea~; mcapaClty, dlsabJbty, or Te5lgnatJon of T~, BenkClapf~i a~t it· ~ a successor trustee, ;uid upo:i the :feeo~ of such appomtm~ 1I1 the mortgage reco.r& of the COUII.tY'·m wruch:,Uns.Dced of Trust IS record~ithe sue.eessoi ~ shal.I be: vested Wlth all powers of the ongmal trustee .. The irustee IS no.i'"obbg&1ed to n01Jfy any party ~to ofpcnd#g sale under any other Deed of Trust or of an actIon or ~ lI!-·:·~ch Giantor, Trustee, or Bene.fi~ ~ be ~ party.ll1l~,~.:~:}, lI(;tIoni>t proccedurg;.IS br..Jll8h1 by t...i.e Tru.sttc .. ", .... > • . 8 TIus Deed o.f Trust appll,CS to. mures to the ~efil of, and IS bmdtng not only o.n the partle$ hen;to., but on th~. devl!iees, legated, a~tors, exec:uto~. ana assigru ~ tenn BeneficllllY shall nJ'!n the halder. and 0 er e ote sectlr'ed hereby, whethef arIlot ~ as Beneficiary her~_:~ -"\ // " '. '-:: -. . ';~-c' I) / -, -wash·i:n. gton STATEoF ________ -c~--cf_cC--.. '.", .;: COUNTYOF ______ ~K~j~n~7"_ ____ _"C_~ }-,,'" .'.: TO TRUSTEE The undcmgncd IS the le;al 0_ and holder oftbc note;mll.lI otbcr ~ sccwcd ~Y.thd:~· J:>ecd·oi~l"USl.. ~~\lOle, iog~~·""'lh aJJ othtr w~ =red by wd Deed ofTrusz. Jus boen fully P'ld and ~ aod you art btrsby .Rqu~. and ~ on ~ to,Yo.1.l ~f any 5UmI owmg to you undu the tmns of s;ud DI:cd ofTrvst,. to c:anccl saW note above mmtKIned. llJefall athi:!-rndmPc$ Df~Cdnis:I: sc:inid bY .. U1d Deed. ofT M"I delIVered to you herewrth, together WIth the AId Deed ofT rust,. and to =nvey. ~ .. wamnty,:to tho paru.e:5. CcSl~· by 1m .. terms of said Deed ofTlllSI., a1llbe e:su.te now beld by you then:undct .. . .. o.wd ___________________ ,. ,, ____ __ LP·s:;22(c{·11/96 Pai~ . .2 9[2 / • • I!JlRCEL PARCEL B: The South 80 feet of the No-rth.::l1P' f~~t::' of .tli~ West ;120:'~' feet of the East 150 feet of the Southwest OUarter~·-.c;:if ~he So~thw.est '::OU~i:-te'r":qf Section 29, Township 23 North, Range 5 East, W."'., in ~inq C,ounty, w.isI;Hnqto(i; 'lO:;ETHER WI'Ill an easeroent for iru3"r¢Ss ::aOO' egress, :;:ov~r t}:rtf''Nqrth 30 f~et and the East 30,,;:t:eet of the North heJ f of::, saiq.f'?\lbOiVisiont.': lyinq'·,· .. North .. O'f::., Carr Road. ' " \"""'.'''''':':'' '\"" .. , ' .i" 1 i , 'I" '1'1 i 'I . iL " ~ .;--. I ;;-: I '! " I I' I" '1.1' III , 1'0'111 .' " " .' --~):"'--f.--::" • • "FTER RECORDJNG MAIL TO '.~.i,A:KtANU, WASHlNG.!PN 98033 ,~: /\< ';'. .-1 /" .. ,:~,:: .:'.'..:. :.' .~: ',,,/ StJBrnIDINAriON AGREEMENT i) Z0 "i 'YuwS\ 5lLfL(\O-Y NOTICE TIllS SUBORID!'iATION"AGREEt>lEN1"RljStiLrilN YOUR'SEC;uRIIT INTEREST IN TIlE PROPERTY BECOMING SUBJECT TO "ND,OF ~OWER PRIORITt' THAN '/HE LIEN OF SOME OTHER OR LATER SECURlTY INSTRUMENT;: . -:', .,- i ... ···· ...... / ii\')Fl'~EDBYPNWT The und,;:rslgncc! subordmator and owner ag~~ ~ fq1'low~;' "'!".:" :: ':'~rnell LLC ~f~ to ·~~in.as "sUbor<hnat&." lS the ~:~.ner and:hoWer ofa mortg~e dare.~ 71] 6/04 wtll~l:l. IS n:co~ded,:·in v~iume -. /'" r:/ M~gages, pag~_'" __ un~ audItor's file No 200407220023.4:0;' redo~:of "c' _,·.,_'''_, .. ,'-', .. ..1,,\1'''·.'',,"'--,,'-"-___ _ ~~si'~~ c~ercial Bank referred to berem as "lL.~¥t ,l~e'.o~~: andi~ld£Ofi~ortgage dated . 9/8/04.:. executed by Cedar Avenue LLC .. 2 :'(wh~~~ L<;' reCotde4 11\ 'Volume -of Mortgages, p~ge -:~.mdei audItor's file .,' No fY:.. .:/ ,keoms of KIng County) (which IS to bc'recofoe(ttoJ;!currei!tly herewith) ~.~' c~ar .. Aven.~~ ... LL-e·'",~ '.' referred to herein as :qwner," IS the''6vrok?f aJl:.the real property ~~~.¢ In ~~'n:'0rtgage Id~lfied above In Paragraph 2 ~ ~D'1 \~d-7') "4. In oonsldera4bn:'of be.Dttfits to "subordmatoi' from "owner." receipt and .sufficJC1lCy.-Of whtch IS hereby ":.: :acknowled~ •. /"and :.t~ I¥duc~: -lender-to advance funds under Its mortgage and all agreements m ~Onnect~ofi thetewlsh, ~. "subbrdmatOr-·.does hereby unconditionally subordInate the hen of !us mortgage Id~:fi~d U1 ~~ph/ ab~~~:.tC;· the ll~"of Hlenders· mortgage, Jdenbfied l.JI Paragraph 2 above, <l.nd aU advances or charges;m'iide or'·a,icrumlJ·th.ereub.der,.Uldudmg any cxtenslon or renewaJ t:J.ereof 5 .. Subordmatorit::~cknowled~·~.:"that,.pnor.)o ~ c~etutlOn hereof. he has had the OPPOrtunIty to e:tamme the terms of ~Jende~.~ morfiag~ no~~ aod ':Jgrten'!Cnts .r"elatzng thereto. consents to ami approves same, and recogmzes that "lender'" has .80 o~hgatton to n~.ibo~inato:r~::1~ advance any funds under tts mortgage or see to the applicatIon of "lender'§" mo.~~se fiiOds: an~' any appht;:atlOn or use of such funds for purposes other than those proYlded for lD su~h mo'rtgagc:, no~e or a~tlients ~hall·.pCJt defeat the suoordmauon herem made In whole 01" In pan '\. ./ :.: J' .:' '.:' .::' ..... :: 6 Jt 1S understood by the p:lrtle;:hen:.to"~hat.:';'lend~r" W:~uld.:hot .. :··~ak~:th~··19;U1 secUred by the mortgage lD Paragraph 2 wuhoutthts. agreement .:' ::,., ",:: ... : .:: .,,' :. . 7 This agreement shail be the whole and ""only a~;;;eme~~ ~e¢ii"~e paJ~"'B:ereto WIth regafd to the suborchnatIon of the hen or charge of th~:·.~~l'tgage .rirst::abo~ m~tloned to tb'~: lien or c..'1arge of the mortgage m favor of Nlendern above referred 't~ ~d !liall.:S.UIX:~ede .;ind ~ne~l ~: pnor agreements as to Slid ... or any, subordmatlon mcludmg, but not hmli~:ij::!o, .those::.provl~on~· If aiJy, cJ~tarliCd.···in··-the mortgage first above menuoned, which provIde for the 5Ubordmati~ .6f th~.::ilen;:ur c~'arg~'¥~eof to a in.9rtgage or mortgages to be thereafter executed ., .... S The heIrs, admmlstrators, assignS and successors In Interest of th.~ .~'~Ubo.idUl~to:i" shaJi'"be.\ourid .. by j~lS agreement Wbere the word -mortgage" appears herem It .shall be OOiisld~ <is ~deedi·oftn.tst, ",~d: gen~et· and number of pronouns considered 10 confonn to undersIgned . . .' :='xecuted 1hlS~ Of ___ ~~""_F"--___ j .y. LP~35 :';/97'- "Page) of.1 ---------- - • • " , N.6nCE:: nlls SUBORDINATION AGREEMENT CONTAINS A PROVISION 'WHICH ALLOWS THE PERSON OBLIGATED ON YOUR REAL PROPERTY SECURITI' TO OBTAIN A LOAN, A PORTION OF .. WHICH MAY'BE EXPENDED FOR OTHER PURPOSES THAN IMPROVEMENT OF THE LAND IT IS . RECbMMENDRDTHAT. PRIOR TO THE EXECUTION OF TIllS SUBORDINA nON AGREEMENT, THE PAR'TlBS CONSULt Wl11l HIS'IlER'THEIRATTORNEYS WITH RESPECT THERETO By ______________ _ ;", ,.' STATE OF---------------{<:~-ss. COUNTY OF ,:"". )": . .:; .... :" .::\\ I Cf:rufy 1M! I kn~:',~r·~. ~at1S~O'Y t'Vlder.ee tbat------c----"--;'~--,''----'''".,...'C---'7__-__T'----"­ frs/are) tile PelSqii(S) woo"'"appea=l beirne me, and S2.ld person(S)·'-~knO'\\'1c9!i~d ,tn.v. nie,tshC/lheY)":~Ig;n~ tlu~: tnSlni~elll/~nd IICkno .... ledged n:fu be (hw1u:I~If) f~ iII1d volunt*)' net for the uses and ~fpose;;·me.~it;()ne~:;~ IhlS';~M'/; . Do.' Notary Pubhcm arid fm the :sllIIe of_-;' ___ ---'~"-___,~--- MyappoUllIDI:nt"p= '--';""" ." LFiS-3S,:' 7191.' Pag~ 2 of2 " ""::' ... ,,~ .. • ... ' ..... d«6\~G--~t>...L .. 5?-zY -Iw"G.."",'J.!"°1 /i?eJl.ov<L., ~ '1'(ufo ., .. " '\ i"' • ,;:'TtIlS ~pcrce PrQ:Ylded for Recorder's Use ". W~.~n R'~c6rd~ Re.furn .:to{ E8stsrdy c9tr;merqra!. Bank, 3326 160th Ave SE, St8 101, Bellevue, Wast),I.!lgt~.n 9~,~,~,~ .. / . ,;,."./.:,,r ,,' /.,;,/ ,: .. \ ',DEEPOF1"RUST FILED BY PNWT (With future 'A~vance Clause) .: .-...... , Grantor(5) Cedar Ave,l'tue LlC ,: .-:' .-' Granteels) Eastside Comrtlerclaf Bani, N.;A, Legal Description Ptn ':SV':/ 29-~'3-5 .,' :. ':' """'"'' / .> Assessor's Property Tax Parcel::or Accol,int NUlllber 2923059039.01/& 292305911904 Reference Numbers Of Docum_~nts .,Ass.igned· of Rele.as~d·· '. , ... ' . '.' .i '.6\ ~l , ~-;l'f-tiO/V DATE A~~:\;'A.RTIES The date of thIs Deed Of Tr~$t fSecJ'~lty ·'i'n·stfu·m.en~:}., IS siPt~~ber 8, 2004 ,;,The parire~ and their addresses are . ';'. :":~ .. , '. '. GlI~NT.b'iI , CEDAR,AVENUE llC AJNas~rngtpn limited LIability Company P:'O Box 24'1 :Klrkla.hd, W~shl~,~on 98083 "'. TFlosftE ,i",,/ . '::, . . 'c. PACIF~C NOR-';HWES-r;:TITLE COMPANY OF WASHINGTON. INC ":'" a COIporatlorJ" :; ····,··2J·S·'CoIt1mbl.ii Str~et" " .:. Seattle, :yva~i-lIng'ton ;:913104-151 '1: .. LENDER" i·: ." " .,' EASTSIDECOI)IIMERCIAl BANK:-rl,A: Organrzed and eXlstl~g u~der, the laws ofthe.,Un·rr~d States of Amenca 3326 160th Ave SE,:::.Surte '1'0:1, .... . Bellevue, Washington: ... 98008-~41..a 91-6513087 ."." .... 1. CONVEYANCE For good and valuable eonsl.deratlor:r; the"receIP"t, and suffIciency of which IS acknowledged, and to secure the Secu'ted De6t~ a~ Gfant.of'~'~ perf*JfTl"irt:lce under thIs Security Instrument. Grantor Irrevocably grants, ':conv~s an'd selis .to Trustee, In trust for the benefIt oi lender, With power of sale, the iollowlng·'des¢nbe.~· prope~y' . . ,'-" Parcel A. The north half of the north half of the southwest qu~'r:i:~r cd':'the':'~o~{~we~{ qua{tet E~CE.P1:, the south 80 feet of the north 110 1eet of the west 120 fee(,o{ the.·:eas.t ,:150;feErt,:"ther:eof, alhn SectIon 29, Township 23 North, Range 5 East, W M , In King' Countv,.:W-ash0giof\, " .... .-.' Except that part conveyed to Krng County for 104th Avenue Soul~east:"-by deed i"ec6'rded un'der Recording Number 5356329, . . . .". .' Paecel B .': ;'-" . :: The south 80 feet of the north 110 feet of the west 120 feet of the east 150 ·fe.~-( Of.:':.{he::'':"·:.' D",'ne~. II C W~.h'ngton O.8d 01 Tn,"'1 W A/4XXCon n1eOD7044000040ESO I a0907()4 Y ":"'fn\!,a!~ ~1996 Ba!lkc\s Systems. rr,o; . 51 Cloud. MN ~ " PaQe 1 -.... ,,:, • • so'-!thwest quarter of the southwest quarter of Section 29, Township 23 North, Range 5 East. W .. :M, In King County, Washlngtoll, Th~::abcve Parcels A and 3 are now reconfigured and known as Parcels A and B. City of Renton Lat: Cine Adjustment No LUA·04-049-LLA, recorded under Recordmg Number ;'2004q,'i20S00002 ,-. /he :r;;~:p.ertv /~ ioeated In KIng C~unty at , Remon, Washington. ::ToS'~the.i' With aU"',';i:ifl'ts, easements. appurtenances, royalties, minerai fights, 0.1 and gas nghts, cr~:"ps . ..tim~.er~:'~11 dlversiQn paYrl}erifs-'I?r third pany payments made to crop producers and all ': 6:"'5tI09 and Juture._J~prOyem.el'}ts. strl;ictures. fixtures, and replacements that may now, or at ;;";:. ~n.,. t!m9}n .:the f.Otufe, be ~rt: of the' real estate described (all referred to as Property) ThiS "::Sec4'flty J~.tru~nt .WIII r.~r:r'Elln In .#ff~ct .. Ur1fl1.,~~e Secured Deb:s and all underlymg agreements hav~.be.~n ~erm.inat~ 10 .~~ng by ~'e~~¢'r 2 M·.AXlMUM "'OBlIGATION UMtT/ "'Th~('1it~1 "~nclpal amount secured by thiS Secunty Instrument a.t any one."tlm~··wlll)ldt.i~xceed:~,$1,600.,{:OO 00 ThiS IImltatlon of amount does not Include Intere~ and.;.o'the(fee~:and···s;harge~/v .. !:I)ldty' made pursuant to thiS Security Instrument. Also, thiS hmlfatldn does n.ot apply t9 :·acfV.i"nGes made under the terms of this Secunty Instrument to protect Lender's securlty.,:ah·d.'·to perform any of the covenants con tamed 10 thiS Security Instrument .' . . . .' . 3. SECURED DEBTS ~his.:tecuri·ty In~tru.~ent/~ul·:~~~~~·~:·the follo~I~'~' Secured Debts A Specific Debts The Aol1o;"mg'~ d~.bts·: and .... all ~xtensl&n~./ renewals. refinanCings, modifications and replacemems "':'A promrSscrv nQ-te;·:.pate·(j Se.Pt~mber a, 2004. from Darnell, L l C (Borrower) to lender. wIth a .maxtmLih, cr:edn lin:llti6f .$5,000,000 CO One or more of the debts secured by thIS Securrtv In.stnim~r1t contains a'tfut~re advance proVIsIon . '., .... . ..... ,. B. SU~ Advanced. All sums advanc~d atid e~pe.f\ses m~·rret:t""by . .t:.'ender·u.nder the .terms of thiS Sq:turrw Instrument .' .. ,.... .' ':"; , .... .:,~ 4. PAYMENTS:':c: .. Grantor agrees that all paym~f}ts unqe~ the ~~cuTe~":O~b~S w;iT be .... ~ald.;·'when due and In accorc~nce WIth the terms of the Secuied·OebJs an~ thf-i '~eC'lmtY' tnsi·rurnent..: 5. W~·RRA.N'"TY OF: TITLE. Grantor warrants that Gran~r I.~· o/·wllI .. be~laWfui~y i~lzJ of .he esta,te corr"ey~d by~ thIS Security Instrument and has the rj~ht to 1.~e:vo.cabIY .. ~rant, co"iwey and sell./"the prope.fty to Trustee, In trust, With power of sale Gran:to( ~Iso ;:warran~ that the Pr9iJertyjs un¢ncurfJbered, except for encumbrances of record ~;.:' PRIOR S~CURlfv INJ.~RESTS. With regard to any other mort~'~gl dEi~d.':"of t~st, secullty a"greernent or other Irbn do'cument that created a prior security Interest:·o~·: er.i'Cumtirance on the .. ;:·Pr-o pe·rt.y~,cG~antC?f ~rees ". . . .' A. To mak.e;~I.I::paymen~s when due and to periorm or compiy With all covenants :'8:,. To pr~~ptJy de!i'~er :.io L~:nder .. !U"~x notIces that Grantor receIves from the hclder C. 'Nor'to allow ~'ny modl1ica,tfon oi"extenslon of. nor to request any future advances under any note or agre~men1 seC~d by the ·ii.en document Without Lender's prior written consent ~. .... '.' .,', . 7. CLAIMS AGAINST TITP~/ G:.ra~·tpr ~~II R"a:y. all taxes. assessments, liens, encumbrances, lease payments, "ground ,ren.ts. u~ihtle·s.;,.apd pther charges relatIng to the Property when due Lender may requlr~':-G~n'tor to provide to'ten'cer copies cf all notices (hat such amounts are due and the receIpts eVldenclOg::Gra~tor's payms'nt :"Grafltdr:-}NII1 defend title to the Property against any claIms that would Impatr the:··11'€:r.. of tois S~curlty In§trt .. ment Grantor agrees to assIgn to lender. as requested by Len~r. any ~i~hti cl~i'ms ~r defen~·es .. \3rantor may have against parties who supply labor or matenals·:·t".. mal.9t·al~:or I~pro~e tt"!~ ProperJy., ..... 8 DUE ON SALE. Lander may, ~,~,·~s op·~!on)decl~re.ihe:~ntn~"·bala~:ce of the Secured Debts to be Immediately due and payable upon the cre'~~io'n of. oi' contract foi·.:~Ae·cTeatlOn oi, i:l transfer or sale 01 all or any par: of the PropertY. T!;lls rJgilt IS suti1ec't: to the restflctlons Imposed by federal law govemmg the preemptIOn of sfatEi'".~ue-on-s.BJe J~ws, "~s app"lJcable: 9, TRANSFER OF AN INTEREST IN TliE GRA~T()~ .. ;'"If Gr;~nto.r··ls a'~ e~ntv:~ther--than a natural person !such as a corporation or other organlzatlo"n., .. ~en<kr m.~y ~Eima~d 1n:l~.E!"d;ate pily.ment If A. A benefiCIal Interest 10 Grantof IS sold or transfefr.ed entity C There IS <l :hange In ownership of corporation OJ Similar entity However. lender may not demand payment In the above SItuations It It lis. prohlbltep !;>v laV;, as at the date of 1hlS Secunty Instrument ",.:.". CII'n~l. L L C 'fIasl",.,;to" Ce-ed Of Tr ... ~t .... A 14X XC"a:"I1E007 D440OC04C!660 1 809;)7(":4 Y ':':; lni~la'" c~, 996 S<Jnk<l1"s Syst~ms. Inc. St ClolJd. tv\N ~~..... ~.Il" 2:' . '~" .. ' ':~'-: .. -.~ .. ,. ------------~------------------ • • 19 WARRANTIES AND REPRESENTATIONS Grantor makes to Lender the followmg WarrantIes ~d representatIons whICh wIll ContJOue as long as this Security Instrument IS In effect )~:: . .Power. Grantor IS duly organized, and validly ex!stmg and In good standmg In aU :'lurIS'dl<;tlons In which Grantor operates. Grantor has the powel and authority 10 enter mto 1h!.~:transactron and to carry on Grantor's bUSiness or actlvrty as It IS now bemg conducted and, as s'p-pllcable, IS qualified to do so In each IUnsdlctlon In which Grantor operates .S'. "'Autho~'jtv The executIOn: delivery and performance of this Secunty Instrument and the .:obhgatloFj· eVldenc~.d by tillS Secu(ltv Instrument are Within Grantor's pOWers, have been duly ;: autborrz~d,:,tlave reb~rved all r:J.6ce~sary governmental approval, wrll not Violate any provlsron of ;'Iaw;' ~: ordeI of '~our1 0/ govf¥nmental agency, and will not Violate any agreement to v.:.hlCh·Gf1:mtof/rs':~ pat:ty ~rJo whl~h Grantor IS or any of Grantor's property IS subJect 0': N~:m.~ anci'PIa¢e 0':: B~J~lne~:·'·"6the,r .. th.e;n. prevIously disclosed In Wfltlng to Lender. Grantor ,.has)"lof cha:hge~;f Gr~nt-<;).r's narh-.e or/~)f!ncrfiel ,place of bUSiness wtthln the last 10 years and ·h.a_s.:· not used ~nv Q-ther:' trade .o(iictltIOU5 name Wrthout lender's pnor wntten consent, G~iinto( doe's· n~t a.~·d '1;U n9"t .. ,~~ any .dt'Ji~~ina~e and will preserve Grantor's eXlstrng name, trade na:~s and/r~m:.I.'l1s~/ '.< ")._ "":::.:/ l' PROPERlV,.~.oND!T10N./ALTE;~ATIOI'iI~";-AND INSPECT10N. Grantor wJlI keep the Property 10 good condrtlOn "nd riiake,.all reR.alrs (ne-t _~~e reasonably necessary Grantor will not commit or arlow any waste. Jm!=!.~lrm~j,t, or:':der~rlOr~ilOn_::'of the Property Gf,-!lntor will keep the Property free of noxrous weeds: ~n.~ gra~ses }Gr~lltor .:egr~s"tha:t the nature::,.of the occupancy and use Will not substantially chifrige w!thou.{ler)de(~ prior wntte·o.conseot .,Grantor Will not permit any change In any license, Iestnctlve cci·ve~.,ant ~r easem<;lpt w'fthout hr.*·cer's pnor wlltten consent Grantor will notify lender of alt .. detnanas, pro.ieedlfl·9S;;clal.rns,.:~m.({actlons against Grantor, and of any loss or damage to :he Pro'p~rty"" -. . '., No portlcn cf the Property wl!1 be r~Ff.!?,,Jed;":" de~ohshed:'~r ;;"at~ha[Jy ... illt~.red Without Lender's prior wntten consent excep1 that Granfur h~s the .ngnt to/rem~ve.;i·tems '=oi personafproperty C(lmpflsl~rf-~ part of the Property that becc)(ne ,,;,;,orii: .. or obsolete, :.~rovlded that such ~rsonal propert¥' IS r~'piaced With other personal prop~ty at le<lst~;qua{rn valt:r~d(;:.~he ·i-.epla~d ~rsonal property, free iro.m any trtle retention devtce, 'seCUf!fV agreement-.or. .. o.t,her.,:·:enciimbr·imce". Such replseemen.t of pE.rsonill property WIll be deemed·;t.;bJec.r to the ~j"ecurrt\j'"intere~t cr~at~'~ by thiS Secuirty I~strume~t Grantor Will 001 partition or subdi .... :ld~·::th(/ Pt~pert-v. wltryou!JLenaer's prior written c6nsent .;. -~. Lerider oi Le~er's;!agents may, at Lender's optwn. enter th9 p;~per'tV"~~ an..,/·rea·:~nable time for t~~ purpose (if Ins'peetmg the Property lender Will give Grantor:~otlc.e al;the/tlme'01 or before _?~ InspectrQil speCifying a reasonable purpose for the InspectIOn AnY::·lnse·~c~ion 9'1 the Property :wlil qe entJi"eIY IOI L.~n-aerl\beneflt and Grantor will In no way rely on [:~t:Vje~rs Jn~pectlon . .... : 12. ·AUJH·ORJ~.:'+O PERFORM If Grantor farls to perform any duW ~~ ~y 1)1 the covenants :'.c.ontalOed rn _~hl,,{SecLJnty Ins:trument, lender may, Without notice, perform or.:e8use them to be pe~.formed ,Grantor :'appcjmts; Lender as attornev In tact t6 Sign Grantor's name or pay any am·c.~~ f}s6esiary Jor pEHfo.imapce> .. ~ender's fight to peliorm for Grantor WIll not create an obhgal;;;n to perfofm, ind [ender's faliWe to perform Will not preclude lender from exercIsing any 01 Lender~s oth.eI/~lght-~ .ci·nder the law or thrs SeCUrity Instrument If any construction on the Property IS·:-dlsc~~trnulid .. br ng{'camed on:ln. a reason<lble manner, Lender may take all s1eps necessary to p·tu.tect ~.~nd.~r's ,~ecu'AW :int~'rest-In the Property, IncludJng completion of the constructron ':., .. ,.,. '\,' 13 ASSIGNMENT OF lE~SES~. AND RENfs :·:'~rari~~>··JrrevocabIV aSSigns, grantS, conveys to :"'ender as addluonal security aJ(·ti"~·,r.lgh( tltie and rnt~re.it:.m the foUowlng (all re1erred to as Pro percy). '. . . . .... A. EXlstrng or futUre lease'~';::SLirii:a~l~s, Ucen~i3s, fiua.r~ntl~~:ar1(' any other written or verbal agreements for the use and occupci,ncy 6.f.. trye Proparty, ,ncludrn'g any extensrons, renewals, modificatIons or replacements lall r6ferred to as teases) .:'-".,. ;.: ...... 8. R.ents, Issues !lnd profits [atl re1~r.red,-'.o as:.:·ReMtS) •. //ncILdmg but ~:ot lrm!ted to security depOSits. minimum rent, percentage re~i, .~ddl1.;on.a·1 resjt, co."mmt;!TM·-;;rrea rtlamtenance charges, parking charges, real eSlate taxes, other applicable laxes":"-rns~ran'ce pr·emIUffi· .. contnbutlons, liqUidated damages follOWing default, cancell~tro"O pr~mlurhs, :~ioss::of (en~s;; rnsuta.nce, guest receipts, revenues, rovalues, proceeds, bon'u-s~~, &.~covnts,.:: coh~ract nghts~ general Intangibles, and all rrghts and claims which ASSignor may h~'ve ~hat.Jn;ilny way' pe"all1:"-~P or are on account of the use or occupancy of the whole or~ny;'parfof th~: Propejlti . In the event any nem Irsted as Leases or Rents IS deter~.I~ed ';\0 !J~ .:pers-~~::'I .. prop"a~y, t~IS'-" ASSignment will also be regarded as a security agreement. Grant(u. ~III pr0m.ptly pr9,'il{te LenCier WIth copies of the leases and Will certify these Leases are true and"correct COPlltls. T~ eXl8tang Leases Will be prOVided on execution of the ASSignment, and all future. Leases ·a.nd:·any'::oth~r InformatIOn WIth respect 10 these Leases Will be prOVided Immediately atte:r they/im;' executed. Grantor may collect, receIVe, enJoy 'and use the Rems so lon9 as Grantdi"·t5 "~ot In cletal,l.it Grantor w!1I not collect In advance any Rents due rn' future lease penods, unless./Gra.ritor frrst '.: Darn.ell. L L C Wuh'r>{ItO:l o~"d Of T'~SI . huals W A/4-xx Conn'eOO70olL()(l(X)4.0860 18090704 Y .... 19!!6 2<>nk"'s Svslems. Inc, St Cio-ud. Mt~ ~" ::P.~:3 -------------------- • • obt .• i'ms Lender's Written consent. Upon default, Grantor will receiVe any Rents In trust 10r lerfder and Grantor wID not commingle the Rents WIth any other funds Grantor agrees that this security Instrument IS Immedlateiy effective between Grantor and Lender and effective as to t~1rd'Partles on the recordmg of this Assignment This Security Instrument will remain effective Jju~ing '~n.Y._,.st,ltutory redemption penod until the Secured Debts are satisfied As long as this :,?Asslgf![rrenr'ls tn effect, Grantor warrants and represents that no deiault eXists under the Leases. and the parties sublet:t to the Leases have not Violated any applicable law on leases . . / hbense's::~nd I~ndlords and tenants Grantor, at Its sale cos, and expense, Will keep, observe ;·snd.:':perf.orm •. :·:and .teqUlre all other parties to the Leases to comply With the Leases and any :' app"jlca~j~ law ,·rf Gra'ntor or any party to the Lease de1aults or falls to observe any applicable lew, G~imtor ~:IJI prompt'ly notlfv...-t,:erlCJ.er. Ii Grantor neglects or refuses to enforce compliance with tne te'rnis of ltre .. Leas.es,Ah~n Len~er may, at Lender's option, enforce compliance Grantor '.: . Jvlll not s",blet, ~tY, extel;i'd;" carn:;ef; or otherWIse altsf the leases, or accept the surrander of "'the ,PropertY coy'ered' by .:the' Leases. iunl~sS"t'he. Leases so requued~ wrthout Lender's consant Grat"ltor.~~:wlll no.t aS5·ign<:-co'h)proml~~r.::,~ubordlrFilf): or encumber the leases and Rents Without Lender}s p~or ~r},rien ~on~en, . ~eryder do.~~:·nit "a..~sume or become liable lor the Propertv's melntenanc$., deprecla~on,/or o}h"Gi-.:Aosses :Pf d¥Oages when Lender acts to manage, protect or preserve the\P~oper~i~ except./for· ... i9sses #!'lg da~age5 due ;:0 '.-ender's gross negligence or Intenttone! tort&.,,,, ... Gtner~lse • ./'Grant.Or W.'fI/rr¥'ef:!~nI1Y Lender and hold lender harmless for all liability, toss or damage.that .t..ender:·maY:10'cur w~en lender opts to e)(erClse any of Its remedies against any party obligated.' undElt the': Leases./ l,'Vhen the ProperF.t' IS not farm land or the homestead 01 Grantor ·or. Gr'anto(s Su¢ces..sor 1r1 Intetest·.· .. Gramor ~gte~s that Lender IS entldad to nObfy Grantor or Grantoi's teriants·:to rriake .. 'payiTIents otRents due dr to become due directly to lender aher such recording;' ho,j"evEir lend~r a9re.as not to nQ~tY Grantor's tenants lmtJl Grantor defaults and Lender ii-o~tf.les .G~anJ~ri·of tt;le" ~efau)t ~n{t'demands that Grantor and Grantor's tenants pay all Rents due o~: to become .,due mr,ectly ,10 ~.ender. Grantor consents to Grantor's tenants paymg all Rents due ... or .io ~eco~e due 'duectlV j6 Lens!er after Lender makes thiS notlflc.atlOn and demand to Grantor::,.~W~en :he Property:.:ls f~m Ja·f1(f'Or . ."the home~t.ead of Grantor of'Gfantor's successor In Interest, Lender·may. not ~nforCe t.hIS Security Instr~mel)t by taking pqssesSi:On of the Property 10r the pUr):f9se of c~\Iec~'ing Rents·~·: . .put·~ende.r ma't:seek. the appomtrnent ot"'it.:recelver to take charge of tti~.J'.r.oPE!rl.v)colieCt the. Rents'::for 'non~home'stead ProperlY, and appl~ the Rents under thiS Asslgnm~rtt··' .-.' ., ... "..... " .. ' . 14, ~FA1.lr.:. Gr~~tor '11111 be In default If any of the folf~.~I~~ q&cur, ..... ·, .:: ~:~ Payilen,s. G~anlor falls or Guarantor falls to make a paymimt in. (ulf whfln d.ue .a Insblve~y o~; Bankruptcv, Anv legal entltv obligated O~··.lhe·· SecureB D·~b~; makes an .{ assI9~me~.i for)"the benefit of creditors or become Insolvent;·:·€.I.th.iilr b:ec~.Jse Its liabilities exc.eed I~ ass.ets 9-' .. ~l..1s unable to pay Its debts as they becom(ch.!e •. Pf le'Petltlons for prQtectu:in under...federal>~tate OT local bankruptcy, Insolvency or del:i"wr rairet laws, Of IS the subj·e.ct: of a/~lltion or ·a.ctron under such laws and falls to have tht(pe!itlon or action dIsmissed w;tti:in a r,easonable period of time not to exceed 60 days '. . "':'C Busln~~ .:Term~~t~n .:: Grantor merges, dIssolves, reorganizes, ends Its bUSiness or e~i5'tlilIldL o~:a partner,'or maJQ.rlfY""oyvner dies or IS declared legally Incompetent D, FaIlure to Perlerm Gr~h~or lalls····to perform any condition or to keep any promise or covenant of :thls Sec'urn\{lnstrumeot .' E Other Doc~ents. A/~:fau(t"'~c~:!Jrs ~n~~':tl:\e terms of any other transaction document F Other Agre~;neQts·;·' Gi~ntoi IS In 'dei~ult ort'~ny. other debt or agreement Grantor has With ~en:;srepresentatJon :~ra~for'';··m.ake5/~n:/:ver.6··~·:···':~'f .~.rJtten statement or prOVIdes any fmanclal mformatlon that ':'15 untrue;: Inaccurate, .:·or conceal'5.:.a matenal fact at the time It IS made or prOVided .. ':.,. .,' ...... . H. Judgment. Grantor falls to '~~tls'h/ or a~peat: an'/Judgmet't'1 agai'ost Grantor. I Forferture The Property IS used I~ a ~i"~~r o'r f~ a pltfllOse ~'ntHeatens confiscation by a legal authOrity ':.': . .' J. Name Change. Grantor changes G;a'n~9'~'s n:~rT}e or.:·~ssuri,es .. an. ackh~;onal name without notifYing Lender before making such a change .;;. ..... K Property Transfer Grantor transfers aU ··or.:·~ s~bsta~tla!.::par~·: of .. :··G.ta"~tor'~·"·~oney or property ThiS condl1iOn of default, as It relates td"'~fle tr.a-nsfe'r of:.tha .!~~ciperty, \S S·l:I.blect to the restrictions contamed m the DU E ON SALE section. .. l. Property Value. The value of the Property declines or ';-s"J~'pal~d M, Matenal Change. Without flrst notifYing Lender, there IS a.·:ma!-efl~1 c~~n'~ .In .~~~~torti'-'·· busmess, including olf-mershrp, management, and finanCial conddio~' .' N, InseCUrity. Lender reasonably beheves that Lender IS Insecure 15 REMEDIES. Lender may use any and all remedies Lender has under st;:fe.pr fep'~~a1' la,,-:/ or r~ any Insilument eVidenCing or pertaining to the Secured Debts. An', amoU'nfs' al;fVanced ~ Oll'nel! l L C W!>S""n«!on D~"d Of TN.! ·~A/.lXX=onn..,OO704400C(l04066018:)9:·7~4~' : . .-" ...... , • • G~!!Intor's behalf will be Immediately due and may be added to the bafance oWing under the ~ecured Debts L&nder ;nay make a claim for any and all Insurance benefits or refunds that may be available on Grantor's default ,/Subl~C'i to any nght to cure, reqUIred time schedules or any other notrce nghts Grantor may hBve l.iode[.}ederal and state law, lender may make all or any pa(~ of the amount owmg by the / fermS"of tha,Secured Debts Immediately due and foreclose this Security Instrument In a manner :proy,ld.~d by raw upon the occurrence of a default or anytime thereafter, ./ ;.: AII.,:'~em·#dle(are 9!$.~!,~ct, cumulative and not exclUSive, and the Lender IS entitled to all remedies pr!>vrde.d at.lavvor eq'UlW, whether or not expressly set forth The acceptance by lender of any stim 1:1 p~vrnfmt or par~lal payriient:.on the Secured Debts after the balance IS due or IS .' ~cce!irated :or aft.e~·. fore:tloslJrc proceedings are filed will not constitute a waiver 01 lender's .:\ )'Ighr'to r~q~lre .fGU ~nd ~o~~J~te ~u/e of any e)()stlng default By not exerClsmg any remedy, .: .. : lender ~o~s nfiit w~lve .lender's 'flght to· lati!lr. conSider the event a default If It continues or happer:as a.gsln/ .,' .:~, f.".' 16 'COLLECTiou': EXe:ENSES Al\lb/~TTqRNE'is;::.'FEES On or after De1ault, to the extent permitted by I!:lW, Gr.iiTitor:::agfe.~~;·tP pay ait..e)(f:f~n~s of collection, enforcement or protection of Lander's rJgh~s and.'rem«tclies itlnde"r.:lhls SiCllJltY··:·lnstrument Glantor agrees to pay expenses for lender lo'\rtSp-e~t add pr.~serve .. :the .?(16I)·erf".,.and for any recordation costs of releaSing the Property trom this Se~·untv. .. ::lnstr~men.r"":·~:: ~perises Include, but are not limited to, attorneys' fees, court costs and;.;othellegaVexp~nse~· T~'ese ~t5:,!.enses are <fu.~ and payable Immedlate!y. If not paid ImmedlateIY;·.~tiesB e;(pen~s ~IU ~~ar )l1teres"tJrom th~idat'" of payment until paid In 1u\l at the highest mterest rate.:'in efJect.:as f)fo~lded for lri:::the tetfns .of the Secured Debts To the extent permitted by thti: Untted ·.States.:BankrujJrcy:·.Code;·::!3iantor agrees (0 pay the reasonable attorneys' fees Lerider :.i·ncuts tr;i" c~llect."fhe\SeciJred::"D~bts as -awarded bV any court exercIsing Jurisdiction under the B~nk~upt~v <;bde /. '. .,,,.:" . .. 17 ENVIRONMENTAL LAWS AND HApG,AOQUS SUBSiAM::ES/ As"'"U"seq. In thIs section, (1 ) EnvllonllJ6J:l~aJ Law means. Without limitation, ·"th.f: .. Comp .. ·ehe~·slv~; Envlro~'mental a~sponse, Comperrsall~. and llablhw Act ICERCLA). al:l other fiHjer,a1, 5.ta'e :·sqd,.I".<;:al faws, r~gul..dtlons, ordlnarices. CO'lU::t orders. attorney general opln~s)ns o.~/int.erpr~tlve .Ietters cpnc~rn1n~' th~" public health; safety. ,...,felfare, environment or a hazar'dcuS' su~slal)·ce, ... an(f·t2)·.Ha2af~Ol\"s Substs:"'Ice meanS anY;'loxlC, ':radloactlve or hazardous material. waste, PQII~j"tant or contamlnijht liVhrch has characteni'trc:~ w~!ch render the substance dangerous:·Q.~ .~Pot'nt\~t>rdanger~u"S/to .the public h6~1th. s;lfety'~ weJfare :Jr environment. The term H'lcludes'; wl~hot.i·~ hJ1'l~ta110n, .any .substances d~fmed .. as "~zar~.ous matenal," -tOXIC substance, ~ ~hazardous·:.~ast'e·, ~ "haiar~ous :,substanca," qT -reQrilated' sub~tance" under any EnVIronmental law ........... ~ .:Gran~.6·r rePi~senfS, 'Y.arla~ts and agrees that .Y :" . .:-::: A~: Exc"&pt a3" pfavlous{y .. disclosed and acknowledged m writing ··~·o . ..{eri~er ,<no Hazardous sJt,.~,.tance .ha~; been, IS. ':or Will be located, transporled, manufactured;':~treated, refmed. or ':": .. handled o/i ~y ~.lJts~n o~. under or about the Property, except In the 'c,r:dtnary cours~ of ··.:buslness;an(l In stilet 'Compliance wrth all applicable EnVironmental Law '~""'Ex"C'e~t ~~ P{~v\OV~'y :~ls9t6~;'~(~Dd acknowledged 10 wntlng to lender, Grantor has no"!: and wrll not cause/conttlbOle to, or"permlt the release of any Hazardous Substance on the Property' ...... .'. .. .' C. Grantc( ~'II Immegl-ately ~ilflj\e~er.~4:H) a release or threatened release of Hazardous Substance ocow:s on'; under.:-:or abcil:Jt:'the Property or migrates or threatens to migrate from nearby property,"';;;' (21 t:here\'ls a vlolatlot. of.:~nv En..vlronmental Law concernmg the Property In such an event, Gr~ntor., .. Vi'lJ' take.: all.::necE:"~sa;Y remedial actron In accordance .wrth EnVironmental law ..... .' .:. D. Except as preViously "~;dl~c'osed' ari:d a~:~no~led.g·:d .il;~ \.~;rl1tng to lender, Grantor has no knowledge of or reason to ·i5etre~e th'ere is ami peridlng or.:;tlr~·atened mvestlgatlon, clarm, or proceeding of any kmd relating 10 t11 arh/ .. ljazar.dous Substance·· . .Jocated on, under or about the Property. or {21 any VIOlation ~:by Grantor :or .any :.tenen1: of/anv. Emflfonmental law Grantor Will Immedlatel.,. notify lendf!lr Ip::wrrtrng as soon ~s Grantor tt.as reason to believe there IS any such pendmg or threateried" InVeStlQatlon, clillm .. ,·or. proc'eedlog In such an event, lender has the Tight, but not the\~b..liga~ion'.".:·to P.irtJcrpat~ In .~ny .. :;i.U!?)l proceedIng tncludlng the TIght to receive caples of any documents rela.hng .to slkh proce'edmgs .. E. Except as preViously disclosed and ilcknowledge.d:· In ""';rttlrig tq.\e....8¢r', Grantor :~md every tenant have been, are and Will remain In full compil8n~e with a'iw ~'p~lrcab!Ef"~nVlfl?n~~tal Law. . . ". .'. '. .. F. EXCept as preVIOusly disclosed and acknowledged ;~ .. : w"~tng:\~:' Lerid~r.:· thef~ .:·~re ... ~6 underground storuge tanks, private c:umps or open wells located. on o~ tJn~.er thE;~Pf'bp'erty ~'nd no such tank, dump or well Will be added unless Lender first cons-e'nts"<m w'mrhg" ........ . G. Grantor wlll regularly Inspect the Property, monitor the aCllvltles':':and ope~atlons oh the Property. and confirm that all permIts, licenses or appro vilis reqUlr·~d: .. by ... tlny· applicable EnVironmental Law are obtained and comphed wrth. '".,. . D~trl&lr, L L C \N'ash,ngto" [).&e:! Of jr~1 WAI4l(XCcnnoeO0104400004066018090J04Y • • . rio Grantor will permit, or cause any tenant to permit, Lander or lender's agent to enter and .,:inspect the Property and review all records at any reasonable time to determine (1) the 'eXistence, location and nature of any Hazardous SUbstance on, under or abo\Jt the Property, (ihh.e eXistence, location, nature, and magnitude 01 any Hazardous Substance that has been. .releaS~d. on, under or about the Property, or !3) whether or not Grantor and any tenant aTe In ,:': com'plian'c~ With applicable Environmental Law I Upon Lender's request and at any time, Grantor agrees, at Grantor's expense, to engage a q~al;f!ed e~vlronmental engineer to prepare an enVironmental audit of the Property and to s·ubm.rt th~: resllfts·'o.f such audit to Lender The chOIce of the environmental engmeer who }-Nll1l:;ierfqin}:.iuch audil_1S subjept'to.J.,ender's approval. :'J. ~nde'r flas the',(lgh-t:; bU1 nt,t the.:6bIIQatlon, to perform any of Grantor's obligations under th,l$ se:~tl~sj'n a~/Grartor'.~ ~,x'p~ns~,:."/ _."~'" Ki As,~a cons,aqua,Me M .:any brea"ch oVany"l:epresentatlon, warranty or promise made In thiS se.r;tl~:ln, .::'(11 ::'Gra,ntor ,.Wln:, mdern~)!'t .-;~nd h9'~d;::~ender and Lender's successors or assigns hatmles~, frofr),,,~d a?arn~t all"~~,!ts;~clal:~; ~~nds, hablhnes, damages. cfeanup, response and remediation CO,sts,.:·pen~rtteJ and ~xpeoses,;' including Without limitation all costs of litigation and attor/feys~'fees:; wtll.4;h Lender aftct.:iender's successors or assigns may sustain. and (Z) at :teQde;'s discre11·on. ~~nder rYHf'Y";(eiease thiS Security Instrument and In return Grantor wtll provide L:en~r' wlth·;'collaiieial::of at least equal value to the Property secured by thIS Secumy Jnstru.~ent/-'wnh~~t p,leJu~;ce Jo an~c.of Lender'S,/.lghts under thiS Security Instrument '" .... . "". \. l NotWithstanding any"'of th~'lan9'uag_\l conta~rled 10 thls".Secuflt( In:itrument to the contrary. the terms 'ef thiS section ::¥1I11 ,.surv.ive :,~ny for~cJosure or, satL#factJon of thiS Secunty kstrument regardless of anY'p'as~age~oi ~Hle::'to L¢nd~ or:any_,:disposltlon by Lender at any .or all 01 the Property Any clalms"and ,aefense~ to the contr~'ry are hereby waived . • • '.' ."j'" " 18. CONDEMNATION. Grantor WIll gi'v~:; Le~der:iprompt not(C6 ~f ar}y"'~n~hng or thre~tened action bY:':Pflvate or public entities t.o purcnase"-or.-"-~ake ady oi aW:'ot the··'Pfoperty .. :through condernnatlo'h'j::,emment dQmam, .or any other ~eans. GrantOr aLlthoiite,s"l.elldef::,to Int~rvehe In Grantor'_,s name"'-In, any 01 the above deSCribed 'actlons or' clalms~: Granti)f a~lgn~ to I;:~nd~r the proceeds of any aWard or claIm for damages conrt'ecte'd V'{ith a':cal)dem'nanotl or ,hth~ ta~'lng of alf or a"ny P~f.t of th_e Property, Such proceeds Will be cGnsld,~e!;rpayments and' w'" be~'applled as P~,~'vlded"H'; :Jhls Secunty Instrument ThIS ass]gnment'of ,proq~eo'~"ls--;bbJeq{ to,:'the,;ierms of any .jmor rnoq}age.}jeed 01 trust. sec:.Jflty agreement or other lien docufTlE{nt . 19.,/ INS~:RA~~E i-Grantor agrees to k.eep the Property tnsur~'~,!.~g~;n.~ t~i ~~'ks)easonabIY asSociated wXth the Property Grantor will maintain thIS Insurance' ,m tile :amOIlnts Lender r~quIt8~ Thjs Insura{lcer"wllJ last until the Property ]S released from t61s .$e~ii.m1'i·lnstrument . . ;What:!~enqer req~lr.ri pL:rs~'8J1t to the precedmg two sentences ean cha~ge _;~urlr):g the term of ·:,.[he SeC'Ufed Oe,~ts;' Grantor ;"flay choose the Insurance company. subject (O·:tender's approval. '\y~lch WIll nod.e.ii.mre~on,abji:wlthheld :'. ~ Ali'\nsllranc,e/ p~'lic,ei' and re'he~als,:,wIII Include a standard "mortgage clause" and. where apPllc·a~;'·'· "'ass ~yeEf: claus~'';'' ··It::. reqUired ~y leoder. Grantor agrees to malntam comprehenSive :'genera! Jlability/insurance'::and rental loss or bUSiness InterruptIOn Insurance In amour,:s ar,d wiper PQh~les :6c:ceptabfe. to tender. The comprehenslVe general liability Insurance must name Lend~r as an a6dinon.a! It\~ure~ The. rental loss or busmess Interruption Insurance must be 10 an amoiJ,nt egci'al :to et,,"east 't.o,v:eT~~G ~f one year's debt serVice, and reqUired escrow account depOSIts (1(~gfeed ~(l separately In WTltmg) ", Grantor will give Lender anc(me""nsur.ance ciomp~ny ~~;~la.te natlce of any loss All Insurance proceeds Will be applied to':'restoratl~ or,:'rep!ilr o( the.;:PrQ~rty Dr to the Secured Debts, at Lender's option 11 Lender at-quires tpe ?tOPElhy II): dam'a~d condiTIOn, Grantor's rights to any Insurance poliCies and proceedS\'IIIU.·pass. '·to L~nde('to tne ~xte~,()h~,e Secured Debts Grantar will Immediately notify Lender ;'of caj,,~,e.tfatu~n ol termmatlOr1:,.of Insurance 11 Grantor falls to k:eep the Property Insured lender-:',may obmm,l-nsuiancff'tQ_: pTotectTe~der's mterest to the Property ThiS Insurance may Include 'c.oveJ=l1{jes .TIOt::orlgj'naIIY reqUired 0.1 Grantor, may be wntten by a company other than one Gran-i:-6'i ~outd' cooose; and'may'b.e wT1~ten at a higher rate than Grantor could obtam It Grantor purchased'·th.~::jn~uran,~'e " . , 20. ESCROW FOR TAXES AND INSURANCE Gr~tor,;:wlli ,hot:be r,~'qul~cVto pay ·to. Lender funds for (axes and Insurance In escrow, 21 CO-SIGNERS If Grantor signs thiS Security Instrum~nt b~t d~e~:'l)bt Slg~:':~he ~ec~"~~d, Debts, Grantor does so only ia convey Grantor's mterest Jt) the Pr,~per.~Y:"io s¢cilre" pa~ilt of ,.,,, the Secured Debts and Grantor does not agree to be personally lIaQie qh _the Secu'red Debts, ·if' thiS Security Instrument sec:Jres a guarant~' between Lender and" Elanwr, ·Gra.n.tor··:_~giees JD: waive any rights that may prevent Lender from bringing any action or claim egalfist,Grantor' or; any party Indebted under the obligation TheSe rights may Include. but ata. not lin:lIte_d to/any; antr~deflclencv or one-action laws '.: ':"" ",' Dar~,,11 L l C W""""lIlo-n .o~Qd 01 T,,,$T. W A/I!, XXCc~00704"00OO<lOe601 !!090 704 Y .'.: Inl~"1!t .(Il:)!!(i "~n~ ... s 5\'BI~m~. Inc ,S; C"ud, MN ~'., .. , ;,.~! e :" • • /~2, ~GCCESSOR TRUSTEE. Lender, at Lende('~ -option, may from time to time remove Trustee . and.::ap:p~:lInt a successor without any o1her formality than the deslgnatLon m wntrng The su~Ce~s6r·.Uustee, without conveyance at the Property, will succeed 10 all the lItle, power and d~t,e.;; CO~~Tte:~ upon Trustee by this Security Instrument and applicable laW. n.)JSe"'OF PR:PPERTY. The real property con .... eyed by this Secuntv Instrument IS not used jmpclpa,ljv,tor agr.lcuhural purposes "'" ,.,//" ," 2~·. O!·~E~;TEruiAs:_ ... Ttte . .t.OllaWlOg are applicable to this Secumy Instrument A.~·: l,ne-iaf ¢ledit. The "S~cured Q-eb't'5"mclude a revolvtng line of cred,t provIsIon Ahhough tho s~bureP Debts f))ay b\i: redu¢ed to ~. zero balance, trus Secunty Instrument Will remll.ln In . effect-' untll ~Ile S~ur~d O~bt.ih!'nd all, dndel!Vlng agreements have been term mated In wnlmg ···":.:by LBnd~. . . / .... ); ., .. " '''''''., 25. APPl!.~A~LE .tAW( 1hls·'~.Securlt'Y :.lI1~trume.n't )~, governed by the law3 of Washington, e)(cept t'o·:the.:.extem."'otherw,s,e r9q.ul~9" by t~,Jaws '~f the /ulIsdlCtlOn where the Property IS located, and t~e Umted Sttate:r:of ~.tri·enca. :.<' /. / 26. JOINT ANi:L~NDIVJriUAi' LlA~ILlT~:AND $iJCCES:"SORS Each Grantor's obligations under (hiS Security JnstiJi'he'~t ani"' md¢pendeilt ot.,.t,fle./ob~,gatlons of any other Grantor Lender may sue each Grantor indIVidually o('together w-;th finy .o'ther Grantor. Lende, may release any part of lhe Property and Grantor .. i"wJlI :ittll ~~ obllgaied ~ndE!I. thiS Secl,ii'Uy InsHument lor the remaining Property. The dutJ~ and.:benejits 0'1 thiS' Sl;3cunty Instrumenfw'jU bmd and benetlt the successor:!. and aSSigns of Le~der ~ Gf~ntqf ... . . 27, AMENDMENT, INTEGRATIOf1{ANp S~VEf!~~lllTX./·'~~ls $eC~I(:/\~strument may not he amended or modIfied by oral agreement No :amen'dmefl1 or modification of thiS Secunly Instrument IS effective unless mada Jrl.'~:·.wrlt;119:i ancf exec~te'd by Granror and lender ThiS Secu/Ily Instrument IS the complett" and iinaJ ex'pres~JOn of the ,_~g,ee'men("'lr-"any prOVJSlon oi thiS Secuflty.::tn.strurnent IS unenforceable, then ihe u'nenfQrceabfe pr_pvlsJl1n Will be. severed: ant;! the rema1nI~'9 p'tb~~slons will stili be en1orceable. . .;\. .",..,:' .:' 28. JNTER'PRETAT'IO-N Whenever used, the smgujar.)t;19Itide:f the::'plura~,.al'lg the pIUrBII~c'udes the slngtiial Tlle s~'tton headIngs ale for convenlence'''only . __ end _:8re .,101 ro b'e""usec(to }ote{prat or deilmj rhe ~i"~S o(thls Secumy Instrument .: .... -,.... . .' 29. Ni>nc( FiNANCIAL REPORTS AND ADDITIONAL D(j(:UMENT~ ... i unlilssiotn~'wlS' leqUJ{~d bytraw/anv :,nOUCfl Will be given by dehvenng It or matlu,'g It by botn,:'tus', class and either reg!:herelf or ~~rUfJed mall. return receipt requested. to the app'~9.Pft8te:~'p~1.y's-::address hsts'd In ttie DAlE AND I:)~R!JES section, or to any oTher address deslgnawd lri viilltng Notice lo::bne party \.,illl ba,'"de.efued··tb.be notice 10 all parties Grantor Will mfor~lH .. cnder In':w(ltlng 01 any ch~ .. in Grantor's name, '.-address or othor applicatiOn mformatlon. Gramor villi prOVide L~f\der an'/ fmanc"iai stalem.ents:.:or mformatlon lender requests All hnanclal ~-taJ~ments and lOfo}q,at,on Gran'fOr' glv~' l~der:;wlli be correct and complete Grantor agrees to'slgn, deliver. and til:e., .. any.,.~dd'ilonar do~umEints ,.Of ... ,~[tltlcalI0ns that lender may conSider necessary to perfect, contmue;,: an~f pr~8rve 9rantor's: .. obllgatlons under thiS Securtty Instrumen.t and to confum Lender's ben s~aws on.any Property ':.,ilme IS of the essence 30. AGREEME'N/\TO '~RBITA~te .. l:~~dar ~f Grantor may submit to binding arbitration any dlspu(e, claim Of other matter In quesllon:Qe_lween Or among lender and Grantor that arrses out of or rell,tes to thiS 'ti'a1ls'actlon (f;j"lsputeJ:::~xqePI ,~s ot"erWlse indicated In thiS sectIOn or as Lender and Grsmor agree to In w~tln9, For purpo_ses 0-' tl:u.s section, thiS Ttllnsachon Iflc/lJdBS thiS Securtry Instrument and an·y····ot~e[ docunient~, IO:5uUOlents and proposed loans 01 extensIOns ot credit that re!ate:'ro thiS S~cUlity Instrument;: le'n-der or Grantor will n01 arbitrate any Dispute Within any ~CDre p~'c~~dlf'!gS" ~nde~':the .~nltlld ~late~:'9al)~ruptcy laws Lender and Gramol must consent t~"a~brtu~te any DI~PUW' co'hcer-ning the Secured Debt secured by leal estate at the time of the proposed arb'itr-st'ion :: L~~de~._~ay fo·~~9J!?se or axerClse any powers of sale against real property secur'tJ}9 lh~.Sec;l:'red.: De~'t u~dertyfl'\'g any'_ DISpute bel ore, dUllng or after any arbl'<rat,on. lender mav'·~I.sci ~llfOl~ce_:lhe .seGu~ed Debt sec~red by thiS real property ana underlymg the Dispute before, durul~ .or:ait~t an:i arb~.tratl.0n>, Lender or Grantor may seek provislOnai remedIes al·.:an'i"llm.e frorj1 a ~'ouq' havJngJUTlsdl,~tlon t() preserve the £Ights of or to pre\lent meparable InlurY: to.:'lem~er oi Gremt(~{. ,:"Foreclosl,ft9 or exerCising a power of sale, be~l1fm\09 and cOntillUlfl9 ··a:.'·lud'~ial jctl~.n 0(: ~(Sl1ln~_ sclf:help remedies Will not constItute a waIver of the nght to compel arbitration. ::' .:' ,;:-.::: . :", :: .. The arb1l!ator Will determine whether a Olspute IS arbitrable A "SJ~gle"aJbl~;"ai~r \~lI!J~OIV~-any Dispute, whether IOd,vldual or JOint In nature, or whether based on ~ontr~c!", tOfl' ()(,:.any/ut,her matter at law or In eqmty The arbitrator may consohdate any Q~~pu~ \'Yt~ _"anY,,;fel_Ated disputes, claims or other matters 10 question not ilflSJr'lg out of thiS Trans.actlon· .. · ':'f.-ny .court,,· ha'Jlng lUflsdlctlon may "nrer a Judgment or decree on rhe arbitrator's aWilrer':.,. The Ju~m.elll 9r decree will be cnfOlced as any other jodgment or decree ., ....... 0.",,.,\\, II C W.uhonglOll O •• d Of r,uSI WA: .. x X<=o,,"'tOO70ol-<: 000040660 1 ~0907D~ Y fA;,,_IS,: __ / ~19968""\E •• Sysle"",lnc SI CIcUr:!:\1N~..-cl:' '-:,·:?.>gel / ------------------------------------------------------------------------------------- • • lender and Grantor acknowledge that the agreements. transactions or the relationships which resi..tit from the agreements or transactions betweE'n and among Lender and Grantor Involve Inferstate commerce The United States Arbrtratlon Act will govern the interpretatIon and eofoic,ement of thIs section. ~r~:e' A;~nc.an Arbitration Association's Commercial ArbitratIOn Rules. 10 effect on the date of /ttlfs Securlt,;:':.Insuument, will govern the selection of the arbitrator and the arbitration process, ~,nles~.,.otherW".~se agreed to In thl;; Secunty Instrument or another wntlng On IhiS TO TRUSTEE FOR ARBITRATION. lender and Grantor understand that the plIfties o",;,'o';""""Y to litigate any Dispute through a trial by Judge or JUry. but that the ••. ~:;;:~:,~~:~;~~~~ arbitration Instead of htlgatlon. If any Dispute is ii, and knowinglv wcllve the right to have a trial by jury or '"'.·.tonns and covenants contained In this Security of this Security Instrument REQUEST FOR RECONVEYANCE :f'No:~,to"M.-,completed until paId In full) an~;n fact The underslgne~ IS 'thf/~Ol~r::"~f tt;e''nOtc :~r notes secured by thIs Security Instrument. Said note or notes, to-gether wlth::'all o,thet -i{1debte~n'es.s secured by thiS Secunty InsHument, have been paid In full "Ypu af~ h.~teb.V dlred-e{j"'to':cani;el thiS Security Instrument, whIch IS delivered hereby, and to reco~vey, without warranty;.:al1 t-he eS'tate now held by you under thiS Security Instrument to the person or:;persu.os . ..I.ega1J1{ent.ttled Jher~to (AuthOrized Lender Signature"--' Oamell, L L C Washu19lg" O .. 1i Of Trust WAl4XXCg"",.Ool04400a0406601ao90")~Y : .'j"1ti8j~: ___ _ =1996 a."k",s Systems, ,,,<= • 51 Clo",:I, MN ~ . P"g .. :8 • • CEDAR AVENUE 01052A Plat Map Checks 8/4/2004 SJS Core Design, Inc. 14711 NE 29th Place Suite 101 Bellevue, W A 98007 • • LOT SW 1/4 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING BASTING STATION 5 12693.24 12717.62 0.00 S 01°43'16" W 2548.47 3 10145.93 12641.08 2548.47 S 86°50'15 11 W 2645.11 2 100'00.00 10000.00 5193.58 N 01°52'3611 E 2661. 41 4 12659.98 10087.16 7854.99 N 89°16'3211 E 2630.68 5 12693.24 12717.62 10485.67 Closure Error Distance> 0.0029 Error Bearing> N 47°31'20 11 W Closure Precision> 1 in 3601713.8 Total Distance> 10485.67 LOT AREA, 6855302 SQ FT OR 157.3761 ACRES • • Lot Report 08/04/2004 09,09 CRD File> P,\2001\01052\CARLSON\01052.CRD LOT NE1/4 SW1/4 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 5 12693.24 12717.62 0.00 S 01°43'16 11 W 1274.23 6 11419.58 12679.35 1274.23 S 88°03'1111 W 1318.65 10 113'74.79 11361.47 2592.88 N 01°48'02 11 E 1302.47 7 12676.61 11402.39 3895.35 N 89°16'32" E 1315.34 5 12693.24 12717.62 5210.69 Closure Error Distance> 0.0026 Error Bearing> S 13°47'13" E Closure Precision> 1 in 2006831.6 Total Distance> 5210.69 LOT AREA, 1694174 SQ FT OR 38.8929 ACRES ----------------------------------------- • • LOT SEI/4 SWI/4 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 6 11419.58 12679.35 0.00 S 01°43 1 16 11 W 1274.23 3 10145.93 12641.08 1274.23 S 86°50 1 15" W 1322.55 9 10072 . 96 11320.54 2596.79 N 01°48 1 02 11 E 1302.47 10 11374.79 11361.47 3899.26 N 88°03 1 1111 E 1318.65 6 11419.58 12679.35 5217.91 Closure Error Distance> 0.0111 Error Bearing> S 33°54 1 28 11 W Closure Precision> 1 in 471110.1 Total Distance> 5217.91 LOT AREA, 1696476 SQ FT OR 38.9457 ACRES • • LOT SW1/4 SW1/4 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 9 10072.96 11320.54 0.00 S 86°50'15" W 1322.55 2 10000.00 10000.00 1322.55 N 01°52'36 11 E 1330.71 8 113"29.99 10043.58 2653.26 N 88°03'11" E 1318.65 10 11374.79 11361.47 3971. 91 S 01°48'02" W 1302.47 9 10072.96 11320:54 5274.38 Closure Error Distance> 0.0097 Error Bearing> S 45°58'03 11 W Closure Precision> 1 in 541815.3 Total Distance> 5274.38 LOT AREA, 1733477 SQ FT OR 39.7952 ACRES • • LOT NW1/4 SW1/4 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 8 11329.99 10043.58 0.00 N 01°52'36" E 1330.70 4 12659.98 10087.16 1330.70 N 89°16'32" E 1315.34 7 12676.61 11402.39 2646.04 S 01°48' 02" W 1302.47 10 11374.79 11361.47 3948.51 S 88°03'11 11 W 1318.65 8 11329.99 10043.58 5267.16 Closure Error Distance> 0.0099 Error Bearing> N 00°43'51 11 E Closure Precision> 1 in 532051.0 Total Distance> 5267.16 LOT AREA: 1731175 SQ FT OR 39.7423 ACRES • • LOT BOUNDARY OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 510 11048.15 11321.18 0.00 S 87°44 1 55 11 W 1289.49 10003 10997.49 10032.68 1289.49 N 01°52'36 11 E 332.68 8 11329.99 10043.58 1622.17 N 88°03'1111 E 1288.58 10019 11373.77 11331. 42 2910.75 S 01°48'0211 W 45.10 10110 11328.69 11330.00 2955.85 S 88°03'1111 W 119.19 10018 11324.64 11210.88 3075.05 S 02°15 1 05" E 65.00 10037 11259.69 11213.43 3140.05 N 88°03 1 11" E 114.59 4536 11263.59 11327.95 3254.64 S 01°48'02 11 W 215.54 510 11048.15 11321.18 3470.18 Closure Error Distance> 0.0067 Error Bearing> S 25°11'29 11 W Closure Precision> 1 in 518563.5 Total Distance> 3470.18 LOT AREA, 415784 SQ FT OR 9.5451 ACRES • CRD File> P:\2001\01052\Carlson\01052.crd LOT CL-1 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING 758 11375.30 S 65°20'44" W 18.17 EASTING 11376.49 • STATION 0.00 755 11367.72 11359.98 18.17 RADIUS: 41.00 LENGTH: 45.47 CHORD: 43.18 DELTA: 63°32'42" CHORD BRG: S 33°34'23" W PC-R: S 24°39'16" E PT-R: S 88°11'58" E RADIUS POINT: 10021 11330.46,11377.08 TANGENT: 25.39 752 11331.75 11336.10 63.64 S 01°48'02" W 100.94 747 11230.86 11332.93 164.58 RADIUS: 46.00 LENGTH: 72.26 CHORD: 65.05 DELTA: 90°00'00" CHORD BRG: S 46°48'02" W PC-R: N 88°11'58" W PT-R: N 01°48'02" E RADIUS POINT: 10032 11232.31,11286.95 TANGENT: 46.00 743 11186.33 11285.51 236.83 N 88°11'58" W 61.16 741 11188.25 11224.37 RADIUS: 100.00 LENGTH: 19.21 CHORD: 19.19 CHORD BRG: N 82°41'41 11 W PC-R: N 01°48'02" E PT-R: RADIUS POINT: 10035 11288.20,11227.52 TANGENT: 9.64 739 11190.69 11205.34 N 77°11'24" W 156.18 733 11225.32 11053.05 RADIUS: 100.00 LENGTH: 26.29 CHORD: 26.21 CHORD BRG: N 84°43'15" W PC-R: S 12°48'36" W PT-R: RADIUS POINT: 10046 11127.81,11030.87 TANGENT: 13.22 731 11227.73 11026.95 S 87°44'55" W 100.00 728 11223.80 10927.02 298.00 DELTA: 11°00'34 11 N 12°48'3611 E 317.21 473.40 DELTA: 15°03 14111 S 02°15'05" E 499.68 599.68 RADIUS: 100.00 LENGTH: 47.80 CHORD: 47.35 DELTA: 27°23'17" CHORD BRG: S 74°03'16" W PC-R: S 02°15'05" E PT-R: S 29°38'2211 E RADIUS POINT: 10009 11123.88,10930.95 TANGENT: 24.37 725 11210.79 10881.50 647.48 S 60°21'38" W 134.73 720 11144.16 10764.40 782.21 RADIUS: 150.00 LENGTH: 71.70 CHORD: 71.02 DELTA: 27°23'17" CHORD BRG: S 74°03'16" W PC-R: N 29°38'22" W PT-R: N 02°15'05" W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 36.55 10113 11124.65 10696.11 853.92 S 87°44'55" W 220.77 708 11115.98 10475.50 RADIUS: 150.00 LENGTH: 60.35 CHORD: 59.94 CHORD BRG: S 76°13'2211 W PC-R: S 02°15'05 11 E PT-R: RADIUS POINT: 10024 10966.10,10481.39 TANGENT: 30.59 701 11101.71 10417.28 S 64°4114911 W 18.88 700 11093.64 10400.22 N 25°18'11" W 30.17 1074.69 DELTA: 23°03 1 06" S 25°18'11" E 1135.04 l153.92 770 11120.92 10387.32 1184.09 RADIUS: 150.00 LENGTH: 61.15 CHORD: 60.72 DELTA: 23°21'22" CHORD SRG: N 13°37'30" W PC-R: N 64°41'49" E PT-R: N 88°03'11" E RADIUS POINT: 10028 11185.03,10522.93 TANGENT: 31.00 774 11179.93 10373.02 1245.24 N 01°56'49" W 161.16 ---------------- • • 779 11341. 00 10367.54 1406.40 N 88°03 1 11" E 21.00 10064 11341.72 10388.53 1427.40 N 88°03'11" E 80.00 3232 11344.43 10468.48 1507.40 N 88°03'11" E 366.17 3244 11356.87 10834.44 1873.57 N 88 0 03'11" E 100.00 3245 11360.27 10934.38 1973.57 N 88°03'11" E 93.00 3246 11363.43 11027.33 2066.57 N 88°03'1111 E 93.00 3248 11366.59 11120.27 2159.57 N 88°03'11" E 88.88 3251 11369.61 11209.11 2248.46 N 88 0 03'11" E 122.38 10019 11373.77 11331.42 2370.84 N 88°03'1111 E 30.06 10 11374.79 11361.47 2400.90 N 88°03'12" E 15.03 758 11375.30 11376.49 2415.93 Closure Error Distance> 0.0000 Total Distance> 2415.93 LOT AREA: 182052 SQ FT OR 4.1793 ACRES • CRD File> P:\2001\01052\Carlson\01052.crd LOT CL-2 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING 779 11341.00 S 01°56'49" E 161.16 EASTING 10367.54 • STATION 0.00 774 11179.93 10373.02 161.16 RADIUS: 150.00 LENGTH: 61.15 CHORD: 60.72 DELTA: 23°21'22" CHORD ERG: S 13°37'30" E PC-R: N 89°03'1111 E PT-R: N 64°41 1 49" E RADIUS POINT: 10028 11185.03,10522.93 TANGENT: 31.00 770 11120.92 10387.32 222.31 S 25°18'11" E 66.65 765 11060.66 10415.81 RADIUS: 150.00 LENGTH: 47.93 CHORD: 47.72 CHORD BRG: S 16°08'59" E PC-R: S 64°41'49" W PT-R: RADIUS POINT: 10001 10996.54,10280.20 TANGENT: 24.17 763 11014.82 10429.08 S 06°59'47" E 1.74 10111 11013.09 10429.30 S 87°44'55" W 21.07 10002 11012.26 10408.24 S 87°44'55 11 W 375.85 10003 10997.49 10032.68 N 01°52'36" E 332.68 8 11329.99 10043.58 N 88°03'1111 E 303.15 10013 11340.29 10346.55 N 88°03'11" E 21.00 779 11341.00 10367.54 Closure Error Distance> 0.0000 Total Distance> 1392.38 LOT AREA: 114978 SQ FT OR 2.6395 ACRES 288.97 DELTA: 18°18'24" S 83°00'13 11 W 336.89 338.64 359.71 735.56 1068.23 1371.38 1392.38 • • CRD File> P:\2001\01052\Carlson\01052.crd LOT RW DEDI OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10109 11175.22 11325.18 0.00 RADIUS: 67.00 LENGTH: 39.20 CHORD: 38.64 DELTA: 33°31'15" CHORD BRG: S 75 0 02'25" W PC-R: N 31°43'13" W PT-R: N 01°48'02" E RADIUS POINT: 10108 11232.21,11289.95 TANGENT: 20.18 10107 11165.24 11287.85 39.20 N 88°11'58" W 11.43 10106 11165.60 11276.42 50.63 N 88°11'58" W 45.11 10105 11167.02 11231. 33 95.74 N a8°11'58" W 7.62 10104 11167.26 11223.71 103.36 RADIUS: 121. 00 LENGTH: 23.25 CHORD: 23.21 DELTA: 11°00'34" CHORD BRG: N 82°41'41" W PC-R: N 01°48'02" E PT-R: N 12°48'36" E RADIUS POINT: 10035 11288.20,11227.52 TANGENT: 11.66 10103 11170.21 11200.69 126.61 N 77°11'24" W 15.02 10102 N 77°11'24" W 60.06 10099 N 77°11'24" W 81.10 10098 RADIUS: 79.00 LENGTH: 11173.54 11186.04 11186.86 11127.47 11204.84 11048.39 14.92 CHORD: 14.89 141. 63 201.69 282.80 DELTA: 10°49'06" CHORD BRG: N 82°35'57'1 W PC-R: S 12°48'36" W PT-R: S 01°59'30" W RADIUS POINT: 10046 11127.81,11030.87 TANGENT: 7.48 10096 11206.76 11033.62 297.71 RADIUS: 79.00 LENGTH: 5.85 CHORD: 5.85 DELTA: 04°14'35" CHORD BRG: S 89°52'12" W PC-R: S 01°59'30 11 W PT-R: S 02°15'05" E RADIUS POINT: 10046 11127.81,11030.87 TANGENT: 2.93 10095 11206.75 11027.77 303.56 S 87°44'55" W 87.15 10092 11203.32 10940.68 S 87°44'5511 W 12.85 10091 11202.82 10927.85 RADIUS: 79.00 LENGTH: 37.76 CHORD: 37.40 CHORD BRG: S 74°03'1611 W PC-R: S 02°15'05 11 E PT-R: RADIUS POINT: 10009 11123.88,10930.95 TANGENT: 19.25 10090 11192.54 10891.88 S 60°21'38" W 45.97 10087 11169.81 10851.93 S 60°21'38" W 56.31 10086 11141.96 10802.99 S 60°21'38" W 32.45 10085 11125.91 10774.78 390.72 403.56 DELTA: 27°23'17" S 29°38'22" E 441.33 487.29 543.60 576.06 . RADIUS: 171.00 LENGTH: 12.38 CHORD: 12.37 DELTA: 04°08'48" CHORD BRG: S 62°26'02" W PC-R: N 29°38'22" W PT-R: N 25°29'34" W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 6.19 10084 11120.19 10763.81 588.43 RADIUS: 171.00 LENGTH: 46.82 CHORD: 46.68 DELTA: 15°41'18" CHORD BRG: S 72°21'05" W PC-R: N 25°29'34" W PT-R: N 09°48'16" W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 23.56 10083 11106.04 10719.33 635.25 RADIUS: 171.00 LENGTH: 22.54 CHORD: 22.53 DELTA: 07°33'11" • • CHORD BRG: S 83°58'19 11 W PC-R: N 09°48'16" W PT-R: N 02°15'05" W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 11.29 10082 11103.67 10696.93 657.80 S 87°44'55" W 22.52 10081 11102.79 10674.43 680.32 S 87°44'55" W 45.00 10080 11101.02 10629.46 725.32 S 87°44'55" W 45.00 10079 11099.25 10584.50 770.32 S 87°44'55" W 45.00 10078 11097.48 10539.53 815.32 S 87°44 1 55" W 45.00 10077 11095.71 10494.57 860.32 S 87°44'55" W 18.25 10076 11095.00 10476.33 RADIUS: 129.00 LENGTH: 18.42 CHORD: 18.40 878.57 DELTA: 08°10'49" CHORD BRG: S 83°39'30" W PC-R: S 02°15'05" E PT-R: S 10°25'54 11 E RADIUS POINT: 10024 10966.10,10481.39 TANGENT: 9.22 10075 11092.96 10458.04 896.99 RADIUS: 25.00 LENGTH: 44.10 CHORD: 38.60 DELTA: 101004'04" CHORD BRG: S 29°02'04" W PC-R: S 10°25'54" E PT-R: N 68°30'0211 E RADIUS POINT: 10074 11068.38,10462.56 TANGENT: 30.36 10073 11059.22 10439.30 941. 09 RADIUS: 171.00 LENGTH: 43.28 CHORD: 43.17 DELTA: 14°30'11" CHORD BRG: S 14°14'53" E PC-R: S 68°30'02" W PT-R: S 83°00'13" W RADIUS POINT: 10001 10996.54,10280.20 TANGENT: 21.76 10072 11017.37 10449.93 984.37 S 06°59'47" E 3.49 10071 11013.91 10450.35 987.86 S 87°44'55" W 21.07 10111 11013.09 10429.30 1008.93 S 87°44'55" W 21.07 10002 11012.26 10408.24 1030.00 RADIUS: 129.00 LENGTH: 41.22 CHORD: 41.04 DELTA: 18°18'24" CHORD ERG: N 16°08'59" W PC-R: S 83°00'13" W PT-R: S 64°41'49" W RADIUS POINT: 10001 10996.54,10280.20 TANGENT: 20.79 10000 11051.68 10396.82 1071.22 N 25°18'1111 W 43.73 10007 11091.22 10378.13 1114.96 N 25°18'11" W 22.92 10070 11111.94 10368.33 1137.88 RADIUS: 171.00 LENGTH: 30.53 CHORD: 30.49 -DELTA: 10°13'42" CHORD BRG: N 20°11'20" W PC-R: N 64°41'49" E PT-R: N 74°55'3111 E RADIUS POINT: 10028 11185.03,10522.93 TANGENT: 15.30 10068 11140.56 10357.81 1168.41 RADIUS: 171.00 LENGTH: 39.18 CHORD: 39.09 DELTA: 13°07'40" CHORD ERG: N 08°30'39" W PC-R: N 74°55'31" E PT-R: N 88°03'11" E RADIUS POINT: 10028 11185.03,10522.93 TANGENT: 19.68 10069 11179.22 10352.03 1207.59 N 01°56'49" W 6.16 10067 11185.38 10351.82 1213.75 N 01°56'49" W 45.00 10066 11230.35 10350.29 1258.75 N 01°56'49" W 45.00 10065 11275.33 10348.76 1303.75 • • N 01°56'49" W 45.00 10014 11320.30 10347.23 1348.75 N 01°56'49" W 20.00 10013 11340.29 10346.55 1368.75 N 8B003'11" II 21.00 779 11341.00 10367.54 1389.75 N 880 03'11" II 21.00 10064 11341.72 10388.53 1410.75 S 01°56'49" II 55.00 10063 11286.75 10390.40 1465.75 S 01°56'49" II 50.00 10062 11236.78 10392.10 1515.75 S 01°56'49" E 50.00 10030 11186.81 10393.79 1565.75 S 01°56'49" E 6.16 10029 11180.65 10394.00 1571.91 RADIUS: 129.00 LENGTH: 35.41 CHORD: 35.30 DELTA: 15°43'39" CHORD BRG: S 09°48'38" II PC-R: N 880 03'11" E PT-R: N 72°19'33 11 E RADIUS POINT: 10028 11185.03,10522.93 TANGENT: 17.82 10027 11145.86 10400.02 1607.32 RADIUS: 25.00 LENGTH: 39.01 CHORD: 35.17 DELTA: 89°24'10" CHORD BRG: S 62°22'32" E PC-R: N 72°19'33" E PT-R: N 17°04'37" W RADIUS POINT: 10026 11153.46,10423.84 TANGENT: 24.74 10025 11129.56 10431.18 1646.33 RADIUS: 171.00 LENGTH: 44.25 CHORD: 44.12 DELTA: 14°49'32" CHORD BRG: N 80°20'09" E PC-R: S 17°04'37 11 E PT-R: S 02°15'05" E RADIUS POINT: 10024 10966.10,10481.39 TANGENT: 22.25 10023 11136.96 10474.68 1690.58 N 87°44'55" E 1.96 10022 11137.04 10476.64 1692.54 N 87°44'55" E 93.00 10061 11140.69 10569.56 1785.54 N 87°44'55" E 93.00 10057 11144.35 10662.49 1878.54 N 87°44'55" E 32.81 10056 11145.64 10695.28 1911.35 RADIUS: 129.00 LENGTH: 12.20 CHORD: 12.20 DELTA: 05°25'12" CHORD ERG: N 85°02'19" E PC-R: N 02°15'05" W PT-R: N 07°40'17" W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 6.11 10055 11146.69 10707.43 1923.56 RADIUS: 129.00 LENGTH: 49.46 CHORD: 49.16 DELTA: 21°58'05" CHORD BRG: N 71°20'41" E PC-R: N 07°40'17" W PT-R: N 29°38'22" W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 25.04 10053 11162.42 10754.01 1973.02 N 60°21'38" E 14.61 10011 11169.64 10766.71 1987.63 N 60°21'38" E 120.12 10010 11229.05 10871.11 2107.75 RADIUS: 121.00 LENGTH: 57.84 CHORD: 57.29 DELTA: 27°23'17" CHORD BRG: N 74°03'16" E PC-R: S 29°38'22" E PT-R: S 02°15'05" II RADIUS POINT: 10009 11123.88,10930.95 TANGENT: 29.48 10008 11244.79 10926.20 2165.59 N 87°44'55" E 12.71 10050 11245.28 10938.90 2178.30 N 87°44'55" E 87.29 • • 10049 11248.71 11026.12 2265.59 RADIUS: 121.00 LENGTH: 5.71 CHORD: 5.71 DELTA: 02°42'22" CHORD BRG: N 89°06'06" E PC-R: S 02°15'05" E PT-R: S 00°27'17" W RADIUS POINT: 10046 11127.81,11030.87 TANGENT: 2.86 10047 11248.80 11031.83 2271.30 RADIUS: 121.00 LENGTH: 26.09 CHORD: 26.04 DELTA: 12°21'19" CHORD BRG: S 83°22'04" E PC-R: S 00°27'17" W PT-R: S 12°48'36" W RADIUS POINT: 10046 11127.81,11030.87 TANGENT: 13.10 10045 11245.80 11057.70 2297.39 S 77°11'24" E 69.66 10040 11230.35 11125.63 S 77°11'24" E 86.52 10039 11211.17 11210.00 RADIUS: 79.00 LENGTH: 5.48 CHORD: 5.48 CHORD BRG: S 79°10'33" E PC-R: N 12°48'36" E PT-R: RADIUS POINT: 10035 11288.20,11227.52 TANGENT: 2.74 10036 11210.14 11215.38 RADIUS: 79.00 LENGTH: 9.70 CHORD: 9.70 CHORD BRG: S 84°40'50" E PC-R: N 08°50'18" E PT-R: RADIUS POINT: 10035 11288.20,11227.52 TANGENT: 4.86 10034 11209.24 11225.03 S 88°11'5811 E 61.16 10033 11207.32 11286.17 RADIUS: 25.00 LENGTH: 39.27 CHORD: 35.36 CHORD ERG: N 46°48'0211 E PC-R: N 01°48'02 11 E PT-R: RADIUS POINT: 10032 11232.31,11286.95 TANGENT: 25.00 10031 11231.52 11311.94 N 01°48'02" E 31.57 10038 11263.07 11312.93 N 88°03'1111 E 15.03 4536 11263.59 11327.95 S 01°48'02" W 55.27 10112 11208.34 11326.22 S 01°48'02" W 33.14 10109 11175.22 11325.18 Closure Error Distance> 0.0000 Total Distance> 2704.20 LOT AREA: 54707 SQ FT OR 1.2559 ACRES 2367.06 2453.58 DELTA: 03°58'18" N 08°50'18" E 2459.05 DELTA: 07°02'16" N 01°48'02" E 2468.76 2529.92 DELTA: 90°00 I 00" N 88°11'58" W 2569.19 2600.76 2615.79 2671.06 2704.20 -----------~------- • • LOT RW DED2 OF PNT# BEARING 10110 S 88°03'11" W 10017 N 01°48'02 11 E 10016 BLOCK 1 DISTANCE NORTHING 11328.69 15.03 11328.18 4.23 11332.41 EASTING 11330.00 11314.98 11315.11 STATION 0.00 15.03 19.26 RADIUS: 62.00 LENGTH: 44.05 CHORD: 43.13 DELTA: 40°42'22" CHORD BRG: N 22°09'13 11 E PC-R: S 88°11'58" E PT-R: S 47°29'36'1 E RADIUS POINT: 10021 11330.46,11377.08 TANGENT: 23.00 10020 11372.35 11331.37 63.31 S 01°48'02 11 W 43.68 10110 11328.69 11330.00 Closure Error Distance> 0.0057 Error Bearing> S 32°30'30'1 Closure Precision> 1 in 18689.0 Total Distance> 106.99 LOT AREA: 471 SQ FT OR 0.0108 ACRES 106.99 W • Lot Report CRD File> P:\2001\01052\Carlson\01052.crd LOT 1 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING 510 11048.15 S 87°44'55'1 W 40.11 3204 11046.57 N 02°15'05'1 W 119.12 10106 11165.60 S 88°11'58" E 11.43 10107 11165.24 EASTING 11321.18 11281.10 11276.42 11287.85 • 08/03/2004 16:12 STATION 0.00 40.11 159.23 170.66 RADIUS: 67.00 LENGTH: 39.20 CHORD: 38.64 DELTA: 33°31'15" CHORD BRG: N 75°02'25 11 E PC-R: N 01°48'02" E PT-R: N 31°43'13" W RADIUS POINT: 10108 11232.21,11289.95 TANGENT: 20.18 10109 11175.22 11325.18 209.86 S 01°48'02 11 W 127.13 510 11048.15 11321.18 Closure Error Distance::> 0.0018 Error Bearing> S 72°53'22" W Closure Precision> 1 in 187618.8 Total Distance> 336.99 LOT AREA: 5330 SQ FT OR 0.1224 ACRES 336.99 • • LOT 2 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3204 ll046.57 ll281.10 0.00 S 87°44'55" W 45.00 3205 11044.81 ll236.14 45.00 N 02°15'0511 W 122.31 10105 lll67.02 ll231.33 167.31 S 88°11'5811 E 45.ll 10106 lll65.60 11276.42 212.42 S 02°15'05'1 E 119.12 3204 11046.57 11281.10 331. 54 Closure Error Distance> 0.0037 Error Bearing> S 50°10'09" E Closure Precision> 1 in 89250.8 Total Distance> 331. 54 LOT AREA: 5432 SQ FT OR 0.1247 ACRES • • LOT 3 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3205 11044.81 11236.14 0.00 S 87°44 1 55" W 103.00 3208 11040.76 11133.22 103.00 N 02°15 1 05 11 W 45.00 10101 11085.73 11131. 45 148.00 N 87°44 '5511 E 103.00 3206 11089.77 11234.37 251. 00 S 02°15 '05" E 45.00 3205 11044.81 11236.14 296.00 Closure Error Distance> 0.0000 Total Distance> 296.00 LOT AREA: 4635 SQ FT OR 0.1064 ACRES • • LOT 4 PNT# BEARING 3206 3207 10102 OF BLOCK 1 DISTANCE NORTHING 11089.77 11088.00 11173.54 S 77°11'2411 E 15.02 10103 11170.21 EASTING 11234.37 11189.40 11186.04 11200.69 STATION 0.00 45.00 130.60 145.62 RADIUS, 121.00 LENGTH, 23.25 CHORD, 23.21 DELTA,11'OO'34" CHORD BRG: S 82°41'4111 E PC-R: N 12°48 1 36" E PT-R: N 01°48'02 11 E RADIUS POINT, 10035 11288.20,11227.52 TANGENT, 11.66 10104 11167.26 11223.71 168.87 S 88°11'58" E 7.62 10105 11167.02 11231.33 176.50 S 02°15'05" E 77.31 3206 11089.77 11234.37 253.81 Closure Error Distance> 0.0086 Error Bearing> N 53°35 1 56 11 E Closure Precision> 1 in 29477.0 Total Distance> 253.81 LOT AREA, 3621 SQ FT OR 0.0831 ACRES • • LOT 5 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3207 11088.00 11189.40 0.00 S 87°44'55 11 W 58.00 10101 11085.73 11131.45 58.00 N 02°15 1 05" W 101. 21 10099 11186.86 11127.47 159.21 S 77°11'24 11 E 60.06 10102 11173.54 11186.04 219.27 S 02°15'05" E 85.60 3207 11088.00 11189.40 304.88 Closure Error Distance> 0.0045 Error Bearing> S 47°17'19 11 E Closure Precision> 1 in 67766.1 Total Distance> 304.88 LOT AREA, 5418 SQ FT OR 0.1244 ACRES LOT 6 OF PNT# BEARING 10097 S 87°44'55" W 3212 N 02°15'0511 W 10096 RADIUS: 79.00 • BLOCK 1 DISTANCE NORTHING 11144.68 93.00 11141. 03 65.78 11206.76 LENGTH: 14.92 CHORD: EASTING 11129.13 11036.20 11033.62 14.89 • STATION 0.00 93.00 158.78 DELTA: 10°49'0611 CHORD BRG: S 82°35'5711 E PC-R: S 01°59'30 11 W PT-R: S 12°48'3611 W RADIUS POINT: 10046 11127.81,11030.87 TANGENT: 7.48 10098 11204.84 11048.39 173.70 S 77°11'24" E 81.10 10099 11186.86 11127.47 254.80 S 02°15'05" E 42.21 10097 11144.68 11129.13 297.01 Closure Error Distance> 0.0000 Total Distance> 297.01 LOT AREA: 5082 SQ FT OR 0.1167 ACRES ----------------- • • LOT 7 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10100 1l092.72 11131.17 0.00 S 87°44'55 11 W 93.00 3210 1l089.07 11038.25 93.00 N 02°15'05 11 W 52.00 3212 11141. 03 ll036.20 145.00 N 87°44'55" E 93.00 10097 11144.68 ll129.13 238.00 S 02°15 '05 tl E 52.00 10100 11092.72 11131.17 290.00 Closure Error Distance> 0.0000 Total Distance> 290.00 LOT AREA: 4836 SQ FT OR o .lll0 ACRES • LOT 8 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3208 11040.76 11133.22 0.00 S 87°44 '55 11 W 93.00 3209 11037.11 11040.29 93.00 N 02°15 '05 11 W 52.00 3210 11089.07 11038.25 145.00 N 87°44 '55" E 93.00 10100 11092.72 11131.17 238.00 S 02°15'05 11 E 52.00 3208 11040.76 11133.22 290.00 Closure Error Distance> 0.0000 Total Distance> 290.00 LOT AREA, 4836 SQ FT OR 0.1110 ACRES • • LOT 9 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3209 11037.11 11040.29 0.00 S 87°44'55 11 W 93.00 3214 11033.45 10947.36 93.00 N 02°15'05 11 W 55.00 10093 11088.41 10945.20 148.00 N 87°44'55 11 E 93.00 3211 11092.06 11038.13 241.00 S 02°15'05" E 55.00 3209 11037.11 11040.29 296.00 Closure Error Distance> 0.0000 Total Distance> 296.00 LOT AREA: 5115 SQ FT OR 0.1174 ACRES • • LOT 10 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3211 11092.06 11038.13 0.00 S 87°44 1 55 11 W 93.00 10093 11088.41 10945.20 93.00 N 02°15 1 05" W 55.00 10088 11143.37 10943.04 148.00 N 87°44155 II E 93.00 3213 11147.02 11035.97 241. 00 S 02°15'05 11 E 55.00 3211 11092.06 11038.13 296.00 Closure Error Distance> 0.0000 Total Distance> 296.00 LOT AREA, 5115 SQ FT OR 0.1174 ACRES • LOT 11 OF BLOCK 1 PNT# BEARING 3213 S 87°44 1 55" 10088 N 02°15'05 11 10092 N 87°44 1 55" 10095 RADIUS: 79.00 DISTANCE NORTHING 11147.02 W 93.00 11143.37 W 60.00 11203.32 E 87.15 EASTING 11035.97 10943.04 10940.68 11206.75 11027.77 LENGTH: 5.85 CHORD: 5.85 CHORD BRG: N 89°52'13 11 E PC-R: S 02°15 1 05" E PT-R: RADIUS POINT: 10046 11127.81,11030.87 TANGENT: 2.93 10096 11206.76 11033.62 S 02°15'05'1 E 59.78 • STATION 0.00 93.00 153.00 240.15 DELTA: 04°14'35" S 01°59'30" W 246.01 3213 11147.02 11035.97 305.79 Closure Error Distance> 0.0053 Error Bearing> S 51°45'5211 E Closure Precision> 1 in 57991.8 Total Distance> 305.79 LOT' AREA: 5580 SQ FT OR 0.1281 ACRES LOT 12 PNT# BEARING 10091 • OF BLOCK 1 DISTANCE NORTHING 11202.82 EASTING 10927.85 • STATION 0.00 RADIUS: 79.00 LENGTH: 37.76 CHORD: 37.40 DELTA: 27°23'17" CHORD BRG: S 74°03'16 11 W PC-R: S 02°15 1 05" E PT-R; S 29°38'22" E RADIUS POINT: 10009 11123.88,10930.95 TANGENT: 19.25 10090 11192.54 10891.88 37.76 S 60°21'38'1 W 45.97 10087 3217 N 87°44'55 '1 E 90.00 10089 N 02°15'05 11 W 70.00 10092 S 87°44'55 11 W 12.85 10091 Closure Error Distance> 0.0000 Total Distance> 296.57 11169.81 11129.84 11133.38 11203.32 11202.82 LOT AREA: 5402 SQ FT OR 0.1240 ACRES 10851.93 83.73 10853.50 123.73 10943.43 213.73 10940.68 283.73 10927.85 296.57 • • LOT 13 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3217 11129.84 10853.50 0.00 N 87°44'55 11 E 90.00 10089 11133.38 10943.43 90.00 S 02°15'05 11 E 50.00 10094 11083.41 10945.40 140.00 S 87°44'55" W 90.00 3216 11079.88 10855.47 230.00 N 02°15'05 11 W 50.00 3217 11129.84 10853.50 280.00 Closure Error Distance> 0.0000 Total Distance> 280.00 LOT AREA: 4500 SQ FT OR 0.1033 ACRES • • LOT 14 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3214 11033.45 10947.36 0.00 S 87°44 1 55 11 W 90.00 3215 11029.92 10857.43 90.00 N 02°15'05" W 50.00 3216 11079.88 10855.47 140.00 N 87°44'55" E 90.00 10094 11083.41 10945.40 230.00 S 02°15 1 05" E 50.00 3214 11033.45 10947.36 280.00 Closure Error Distance> 0.0000 Total Distance> 280.00 LOT AREA, 4500 SQ FT OR 0.1033 ACRES • • LOT 15 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10087 11169.81 10851.93 0.00 S 60°21'38 11 W 56.31 10086 11141.96 10802.99 56.31 S 02°15'05 11 E 114.10 3218 11027.95 10807.47 170.41 N 87°44'55" E 50.00 3215 11029.92 10857.43 220.41 N 02°15'05 11 W 140.00 10087 11169.81 10851.93 360.41 Closure Error Distance> 0.0000 Total Distance> 360.41 LOT AREA: 6352 SQ FT OR 0.1458 ACRES LOT 16 OF PNT# BEARING 3218 S 87°44'55" W 3219 N 02°15'05" W 10084 RADIUS: 171.00 • BLOCK 1 DISTANCE NORTHING 11027.95 40.00 11026.38 93.88 11120.19 LENGTH: 12.38 CHORD: EASTING 10807.47 10767.50 10763.81 • STATION 0.00 40.00 133.88 12.37 DELTA: 04'08'48" CHORD BRG: N 62°26 1 02" E PC-R: N 25°29'34 11 W PT-R: N 29°38 1 2211 W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 6.19 10085 11125.91 10774.78 146.25 N 60°21'38" E 32.45 10086 11141.96 10802.99 S 02°15'05" E 114.10 3218 11027.95 10807.47 Closure Error Distance> 0.0061 Error Bearing> N 55°33'28 11 E Closure Precision> 1 in 48247.9 Total Distance> 292.80 LOT AREA: 4151 SQ FT OR 0.0953 ACRES 178.70 292.80 ------------- • CRD File> P:\2001\01052\Carlson\01052.crd LOT 17 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING 3219 11026.38 S 87°44'55" W 45.00 3220 11024.61 N 02°15'05" W 81.48 10083 11106.04 EASTING 10767.50 10722.53 10719.33 • STATION 0.00 45.00 126.48 RADIUS: 171.00 LENGTH: 46.82 CHORD: 46.68 DELTA: 15°41'18" CHORD BRG: N 72°21'05" E PC-R: N 09°48'16" W PT-R: N 25°29'34" W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 23.56 10084 11120.19 10763.81 173.31 S 02°15'05 11 E 93.88 3219 Closure Error Distance> 0.0000 Total Distance> 267.18 11026.38 LOT AREA: 3896 SQ FT OR 0.0894 ACRES 10767.50 267.18 ------------;------------------------------------------ • • LOT 18 PNT# BEARING 3220 3221 10081 OF BLOCK 1 DISTANCE NORTHING 11024.61 11022.85 11102.79 N 87°44'55 '1 E 22.52 10082 11103.67 EASTING 10722.53 10677.57 10674.43 10696.93 STATION 0.00 45.00 125.00 14 7.52 RADIUS, 171.00 LENGTH, 22.54 CHORD, 22.53 DELTA, 07°33'11" CHORD BRG: N 83°58'19" E PC-R: N 02°15'05" W PT-R: N 09°48 1 16n W RADIUS POINT, 10054 11274.54,10690.21 TANGENT, 11.29 10083 11106.04 10719.33 170.07 S 02°15'05 rl E 81.48 3220 11024.61 10722.53 251.55 Closure Error Distance:> 0.0041 Error Bearing> S 12°47'01" W Closure Precision> 1 in 60797.9 Total Distance> 251.55 LOT AREA, 3611 SQ FT OR 0.0829 ACRES • • LOT 19 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3221 11022.85 10677.57 0.00 S 87°44'55 11 W 45.00 3222 11021.08 10632.60 45.00 N 02°15'05 11 W 80.00 10080 11101.02 10629.46 125.00 N 87°44'55 11 E 45.00 10081 11102.79 10674.43 170.00 S 02°15'05 11 E 80.00 3221 11022.85 10677.57 250.00 Closure Error Distance> 0.0000 Total Distance> 250.00 LOT AREA, 3600 SQ FT OR 0.0826 ACRES ----------------- • • LOT 20 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3222 11021.08 10632.60 0.00 S 87°44 1 55'1 W 45.00 3223 11019.31 10587.64 45.00 N 02°15'05" W BO.OO 10079 11099.25 10584.50 125.00 N 87°44'55" E 45.00 10080 11101. 02 10629.46 170.00 S 02°15'05" E 80.00 3222 11021.08 10632.60 250.00 Closure Error Distance> 0.0000 Total Distance> 250.00 LOT AREA: 3600 SQ FT OR 0.0826 ACRES ------------------------- • • LOT 21 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3223 11019.31 10587.64 0.00 S 87°44 1 55 11 W 45.00 3224 11017.54 10542.67 45.00 N 02°15 1 05 11 W 80.00 10078 11097.48 10539.53 125.00 N 87°44 1 55 11 E 45.00 10079 11099.25 10584.50 170.00 S 02°15 1 05 11 E 80.00 3223 11019.31 10587.64 250.00 Closure Error Distance> 0.0000 Total Distance> 250.00 LOT AREA, 3600 SQ FT OR 0.0826 ACRES • • LOT 22 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3224 11017.54 10542.67 0.00 S 87°44 1 55" W 45.00 3225 11015.78 10497.71 45.00 N 02°15 1 05" W 80.00 10077 11095.71 10494.57 125.00 N 87°44 1 55" E 45.00 10078 11097.48 10539.53 170.00 S 02°15 1 05 11 E 80.00 3224 11017.54 10542.67 250.00 Closure Error Distance> 0.0000 Total Distance> 250.00 LOT AREA, 3600 SQ FT" OR 0.0826 ACRES • CRD File> P:\2001\01052\Carlson\01052.crd LOT 23 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING 3225 11015.78 S 87°44'55" W 47.39 10071 11013.91 N 06°59'47" W 3.49 10072 11017.37 EASTING 10497.71 10450.35 10449.93 • STATION 0.00 47.39 50.88 RADIUS: 171.00 LENGTH: 43.28 CHORD: 43.17 DELTA: 14°30'1111 CHORD BRG: N 14°14'53" W PC-R: S 83°00'13" W PT-R: S 68°30'02" W RADIUS POINT: 10001 10996.54,10280.20 TANGENT: 21.76 10073 11059.22 10439.30 94.16 RADIUS: 25.00 LENGTH: 44.10 CHORD: 38.60 DELTA: 101"04'04" CHORD BRG: N 29°02'04" E PC-R: N 68°30'02" E PT-R: S 10°25'54" E RADIUS POINT: 10074 11068.38,10462.56 TANGENT: 30.36 10075 11092.96 10458.04 138.26 RADIUS: 129.00 LENGTH: 18.42 CHORD: 18.40 CHORD BRG: N 83°39'30 11 E PC-R: S 10°25'54 11 E PT-R: RADIUS POINT: 10024 10966.10,10481.39 TANGENT: 9.22 10076 11095.00 10476.33 N 87°44'55 11 E 18.25 10077 11095.71 10494.57 S 02°15'05" E 80.00 3225 11015.78 10497.71 Closure Error Distance> 0.0000 Total Distance> 254.93 LOT AREA: 4151 SQ FT OR 0.0953 ACRES DELTA: 08°10'49" S 02°15 I 05 11 E 156.68 174.93 254.93 ----------------------------------------------- • CRD File> P,\2001\01052\Carlson\01052.crd LOT 24 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING 10007 11091. 22 S 88°03'11 11 W 91.90 10006 11088.10 N 78°36'12" W 11.51 3226 11090.37 N 01°56'49" W 47.34 3227 11137.69 N 88°03'11" E 84.47 EASTING 10378.13 10286.29 10275.00 10273.39 • STATION 0.00 91.90 103.41 150.75 10068 11140.56 10357.81 RADIUS, 171. 00 LENGTH, 30.53 CHORD, 30.49 235.22 DELTA: 10°13'42" CHORD BRG: S 20°11'20 11 E PC-R: N 74°55'31" E PT-R: N 64°41'49" E RADIUS POINT, 10028 11185.03,10522.93 TANGENT, 15.30 10070 11111.94 10368.33 265.75 S 25°18'11" E 22.92 10007 Closure Error Distance> 0.0000 Total Distance> 288.67 11091. 22 LOT AREA, 4629 SQ FT OR 0.1063 ACRES 10378.13 288.67 • • LOT 25 OF BLOCK 1 PNT# BEARING 10068 DISTANCE NORTHING 11140.56 3227 11137.69 N 01°56'49 11 W 45.00 3228 11182.66 N 880 03'1111 E 80.00 10067 11185.38 S 01°56'49'1 E 6.16 EASTING 10357.81 10273.39 10271.86 10351.82 STATION 0.00 84.47 129.47 209.47 10069 11179.22 10352.03 215.63 RADIUS, 171.00 LENGTH, 39.18 CHORD, 39.09 DELTA,13°07'40" CHORD BRG: S 08°30'38 11 E PC-R: N 88 0 03'11" E PT-R: N 74°55 1 32" E RADIUS POINT, 10028 11185.03,10522.93 TANGENT, 19.68 10068 11140.56 10357.81 254.81 Closure Error Distance> 0.0065 Error Bearing> S 17°50'38" E Closure Precision> 1 in 39444.3 Total Distance> 2S4.8l LOT AREA, 3658 SQ FT OR 0.0840 ACRES • • LOT 26 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10067 11185.38 10351.82 0.00 S 88°03 1 1111 W 80.00 3228 11182.66 10271.86 80.00 N 01°56 1 49 11 W 45.00 3229 11227.64 10270.34 125.00 N 88°03 1 1111 E 80.00 10066 11230.35 10350.29 205.00 S OloS6 1 49 t1 E 45.00 10067 11185.38 10351.82 250.00 Closure Error Distance> 0.0000 Total Distance> 250.00 LOT AREA: 3600 SQ FT OR 0.0826 ACRES • • LOT 27 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10066 11230.35 10350.29 0.00 S 88°03 1 1111 W 80.00 3229 11227.64 10270.34 80.00 N 01°56'4911 W 45.00 3230 11272.61 10268.81 125.00 N 88°03'1111 E 80.00 10065 11275.33 10348.76 205.00 S 01°56'4911 E 45.00 10066 11230.35 10350.29 250.00 Closure Error Distance> 0.0000 Total Distance:> 250.00 LOT AREA, 3600 SQ FT OR 0.0826 ACRES • • LOT 28 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10065 11275.33 10348.76 0.00 S 88°03 1 1111 W 80.00 3230 11272.61 10268.81 80.00 N 01°56'49" W 40.00 3231 11312.59 10267.45 120.00 N 74°01 1 01" E 20.62 10015 11318.26 10287.27 140.62 N 88°03'11tt E 60.00 10014 11320.30 10347.23 200.62 S 01°56'49 11 E 45.00 10065 11275.33 10348.76 245.62 Closure Error Distance> 0.0045 Error Bearing> S 74°37'38 11 W Closure Precision> 1 in 54921.4 Total Distance> 245.62 LOT AREA: 3550 SQ FT OR 0.0815 ACRES • • LOT 29 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3233 11289.48 10470.64 0.00 S 88°03 1 11" W 80.29 10063 11286.75 10390.40 80.29 N 01°56 1 49 n W 55.00 10064 11341.72 10388.53 135.29 N 88°03'11" E 80.00 3232 11344.43 10468.48 215.29 S 02°15 1 05" E 55.00 3233 11289.48 10470.64 270.29 Closure Error Distance> 0.0024 Error Bearing> S 68°58'11'1 W Closure Precision> 1 in 113815.9 Total Distance> 270.29 LOT AREA, 4408 SQ FT OR 0.1012 ACRES • • LOT 30 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3234 11239.51 10472.61 0.00 S 88°03'11" W 80.56 10062 11236.78 10392.10 80.56 N 01°56'49" W 50.00 10063 11286.75 10390.40 130.56 N 88°03'1111 E 80.29 3233 11289.48 10470.64 210.85 S 02°15'05 11 E 50.00 3234 11239.51 10472.61 260.85 Closure Error Distance> 0.0044 Error Bearing> S 82°40'28 11 E Closure Precision> 1 in 59546.9 Total Distance> 260.85 LOT AREA: 4021 SQ FT OR 0.0923 ACRES ------------------------------------------------------- • • LOT 31 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3236 11189.55 10474.57 0.00 S 88°03'11" W 80.82 10030 11186.81 10393.79 80.82 N 01°56'4911 W 50.00 10062 11236.78 10392.10 130.82 N 88 Q 03'1111 E 80.56 3234 11239.51 10472.61 211.38 S 02°15'05" E 50.00 3236 11189.55 10474.57 261.38 Closure Error Distance> 0.0057 Error Bearing> S 80°57'55" W Closure Precision> 1 in 45693.3 Total Distance> 261.38 LOT AREA: 4035 SQ FT OR 0.0926 ACRES LOT 32 OF PNT# BEARING 10022 S 87°44'55 11 W 10023 • BLOCK 1 DISTANCE NORTHING 11137.04 1.96 11136.96 BASTING 10476.64 10474.68 • STATION 0.00 1.96 RADIUS, 171.00 LENGTH, 44.25 CHORD, 44.12 DELTA: 14 °49 I 32 II CHORD ERG: S 80°20'09" W PC-R: S 02°15'05" E PT-R: S 17°04'3711 E RADIUS POINT, 10024 10966.10,10481.39 TANGENT, 22.25 10025 11129.56 10431.18 46.21 RADIUS, 25.00 LENGTH, 39.01 CHORD,35.17 DELTA,89°24'10" CHORD BRG: N 62°22 1 32" W PC-R: N 17°04'37 11 W PT-R.: N 72°19'33" E RADIUS POINT, 10026 11153.46,10423.84 TANGENT, 24.74 10027 11145.86 10400.02 85.22 RADIUS, 129.00 LENGTH, 35.41 CHORD, 35.30 CHORD BRG: N 09°48'38 1t W PC-R: N 72°19 1 33" E PT-R: RADIUS POINT, 10028 11185.03,10522.93 TANGENT, 17.82 10029 11180.65 10394.00 N 01°56'49" W 6.16 10030 11186.81 10393.79 N 880 03'11'1 E 80.82 3236 11189.55 10474.57 10022 11137.04 10476.64 DELTA: 15 °43 t 39" N 88°03'11" E 120.63 126.79 207.61 260.16 Closure Error Distance> 0.0006 Error Bearing> S 44°39'18" W Closure Precision> 1 in 409855.~ Total Distance> 260.16 LOT AREA, 4323 SQ FT OR 0.0992 ACRES --------------------------------------- • • LOT 33 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10061 11140.69 10569.56 0.00 S 87°44'55 11 W 93.00 10022 11137.04 10476.64 93.00 N 02°15'05 11 W 50.00 3237 11187.00 10474.67 143.00 N 87°44 1 55 11 E 93.00 10058 11190.66 10567.60 236.00 S 02°15 1 05 11 E 50.00 10061 11140.69 10569.56 286.00 Closure Error Distance> 0.0000 Total Distance> 286.00 LOT AREA, 4650 SQ FT OR 0.1067 ACRES f- ----------- • • LOT 34 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10058 11190.66 10567.60 0.00 S 87°44 1 55 11 W 93.00 3237 11187.00 10474.67 93.00 N 02°15 1 05" W 45.00 3235 11231.97 10472.90 13 8.00 N 87°44 1 55 11 E 93.00 10059 11235.62 10565.83 231.00 S 02°15 1 05 11 E 45.00 10058 11190.66 10567.60 276.00 Closure Error Distance> 0.0000 Total Distance> 276.00 LOT AREA, 4185 SQ FT OR 0.0961 ACRES • • LOT 35 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10060 11236.13 10578.82 0.00 S 87°44'5511 W 106.00 3235 11231.97 10472.90 106.00 N 02°15'05" W 57.55 3233 11289.48 10470.64 163.55 N 88°03'11" E 35.77 10012 11290.69 10506.39 199.32 S 66°01'40" E 78.29 3238 11258.88 10577.93 277.61 S 02°15'OSt1 E 22.77 10060 11236.13 10578.82 300.38 Closure Error Distance> 0.0048 Error Bearing> N 21°50'30" W Closure Precision> 1 in 62841. 1 Total Distance:> 300.38 LOT AREA: 4869 SQ FT OR 0.1118 ACRES • • LOT 36 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3239 11194.31 10660.53 0.00 S 87°44 155" W 93.00 10058 11190.66 10567.60 93.00 N 02°15'05" W 45.00 10059 11235.62 10565.83 138.00 N 87°44 1 55" E 13.00 10060 11236.13 10578.82 151.00 N 02c15 1 OS" W 22.77 3238 11258.88 10577.93 173.77 S 81°46'54" E 81. 35 3240 11247.25 10658.45 255.12 S 02°15'05" E 52.99 3239 11194.31 10660.53 308.11 Closure Error Distance> 0.0051 Error Bearing> N 57°13'26" E Closure Precision> 1 in 60453.4 Total Distance> 308.11 LOT AREA: 5415 SQ FT OR 0.1243 ACRES • • LOT 37 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING 'EASTING STATION 10057 11144.35 10662.49 0.00 S 87°44'55" W 93.00 10061 11140.69 10569.56 93.00 N 02°15'05 n W 50.00 10058 11190.66 10567.60 143.00 N 87°44'55 11 E 93.00 3239 11194.31 10660.53 236.00 S 02°15'05 11 E 50.00 10057 11144.35 10662.49 286.00 Closure Error Distance> 0.0000 Total Distance> 286.00 LOT AREA: 4650 SQ FT OR 0.1067 ACRES • • CRD File> P:\2001\01052\Carlson\01052.crd LOT 38 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10055 11146.69 10707.43 0.00 RADIUS: 129.00 LENGTH: 12.20 CHORD: 12.20 DELTA: 05 0 25'12" CHORD BRG: -8 85°02'19" W PC-R: N 07°40 1 1711 W PT-R: N 02°15'05" W RADIUS POINT: 10054 11274.54,10690.21 TANGENT: 6.11 10056 11145.64 10695.28 12.20 S 87°44 1 55" W 32.81 10057 11144.35 10662.49 45.02 N 02°15'05" W 102.99 3240 11247.25 10658.45 148.00 S 82°39'5711 E 45.64 3241 11241.43 10703.71 193.64 S 02°15'05" E 94.81 10055 11146.69 10707.43 288.45 Closure Error Distance> 0.0000 Total Distance> 288.45 LOT AREA: 4461 SQ FT OR 0.1024 ACRES • • LOT 39 OF PNT# BEARING 10011 S 60°21'38" W 10053 BLOCK 1 DISTANCE NORTHING 11169.64 14.61 11162.42 EASTING 10766.71 10754.01 STATION 0.00 14.61 RADIUS, 129.00 LENGTH, 49.46 CHORD, 49.16 DELTA: 21°58'05 '1 CHORD BRG: S 71°20'41 11 W PC-R: N 29°38'22" W PT-R: N 07°40'17 11 W RADIUS POINT, 10054 11274.54,10690.21 TANGENT, 25.04 10055 11146.69 10707.43 64.07 N 02°15'05 '1 W 94.81 3241 11241. 43 10703.71 3242 11233.66 10764.06 S 02°22'11'1 E 64.07 10011 11169.64 10766.71 Closure Error Distance> 0.0037 Error Bearing> S 20°04'47 11 W Closure Precision> 1 in 75811.1 Total Distance> 283.80 LOT AREA, 4918 SQ FT OR 0.1129 ACRES 158.88 219.73 283.80 • • CRD File> P:\2001\01052\Carlson\01052.crd LOT 40 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10050 11245.28 10938.90 0.00 S 87°44'55 11 W 12.71 10008 11244.79 10926.20 12.71 N 76°43'58 11 W 71.34 3254 11261.16 10856.77 84.05 N 36°13'04" W 33.21 3253 11287.95 10837.15 117.25 N 02°15'05" W 13.98 3243 11301.92 10836.60 131.23 N 87°44'55" E 100.00 10052 11305.84 10936.52 231. 23 S 02°15'05" E 60.60 10050 11245.28 10938.90 291.84 Closure Error Distance> 0.0000 Total Distance> 291.84 LOT AREA: 4795 SQ FT OR 0.1101 ACRES • • LOT 41 OF BLOCK 1 PNT# BEAAING DISTANCE NORTHING EASTING STATION 10052 11305.84 10936.52 0.00 S 870.44'55" W 100.00 3243 11301.92 10836.60 100.00 N 02°15'05" W 55.00 3244 11356.87 10834.44 155.00 N 88°03'11" E 100.00 3245 11360.27 10934.38 255.00 S 02°15'05" E 54.47 10052 11305.84 10936.52 309.47 Closure Error Distance> 0.0020 Error Bearing> N 43°57'3111 E Closure Precision> 1 in 158249.9 Total Distance> 309.47 LOT AREA: 5473 SQ FT OR 0.1257 ACRES • • LOT 42 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3247 11303.97 11029.66 0.00 S 87°44'55" W 93.00 10051 11300.32 10936.74 93.00 N 02°15'05 11 W 60.00 3245 11360.27 10934.38 153.00 N 88°03 1 11" E 93.00 3246 11363.43 11027.33 246.00 S 02°15'05" E 59.51 3247 11303.97 11029.66 305.51 Closure Error Distance> 0.0044 Error Bearing> N 15°16'11" E Closure Precision> 1 in 70056.2 Total bistance> 305.51 LOT AREA: 5557 SQ FT OR 0.1276 ACRES • • LOT 43 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10047 11248.80 11031.83 0.00 RADIUS: 121.00 LENGTH: 5.71 CHORD: 5.71 DELTA: 02'42'22" CHORD ERG: S 89°06'06t1 W PC-R: S 00°27'17" W PT-R: S 02°15'05 11 E RADIUS POINT: 10046 11127.81,11030.87 TANGENT: 2.86 10049 11248.71 11026.12 5.71 S 87°44'55 11 W 87.29 10050 11245.28 10938.90 93.00 N 02°15'05 '1 W 55.07 10051 11300.32 10936.74 148.08 N 87°44 1 55" E 93.00 3247 11303.97 11029.66 241. 08 S 02°15'05" E 55.21 10047 11248.80 11031.83 296.29 Closure Error Distance> 0.0054 Error Bearing> N 19°22 1 1111 w Closure Precision> 1 in 54777.2 Total Distance> 296.29 LOT AREA: 5122 SQ FT OR 0.1176 ACRES LOT 44 OF PNT# BEARING 10040 N 77°11'2411 W 10045 RADIUS, 121. 00 • BLOCK 1 DISTANCE NORTHING 11230.35 69.66 11245.80 LENGTH, 26.09 CHORD, EASTING 11125.63 11057.70 26.04 • STATION 0.00 69.66 DELTA: 12°21'19 11 CHORD BRG: N 83°22'04" W PC-R: S 12°48'36 11 W PT-R: S 00°27'17 11 W RADIUS POINT, 10046 11127.81,11030.87 TANGENT, 13.10 10047 11248.80 11031.83 95.76 N 02°15'05" W 55.21 3247 11303.97 11029.66 10048 11307.62 11122.59 S 02 Q 15'05'I E 77.33 10040 11230.35 11125.63 Closure Error Distance> 0.0060 Error Bearing> S 60°46'01" W Closure Precision> 1 in 53652.7 Total Distance> 321.30 LOT AREA, 6053 SQ FT OR 0.1390 ACRES 150.97 243.97 321.30 • • LOT 45 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3248 11366.59 11120.27 0.00 S 02°15'05" E 59.01 10048 11307.62 11122.59 59.01 S 87°44'55" W 93.00 3247 11303.97 11029.66 152.01 N 02°15'05" W 59.51 3246 11363.43 11027.33 211.52 N 88°03'1111 E 93.00 3248 11366.59 11120.27 304.52 Closure Error Distance> 0.0000 Total Distance> 304.52 LOT AREA: 5511 SQ FT OR 0.1265 ACRES • • LOT 46 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING BASTING STATION 10043 11316.63 11122.24 0.00 N 87°44'55 11 E 88.88 10044 11320.12 11211. 05 88.88 N 02°15'05 11 W 49.53 3251 11369.61 11209.11 138.41 S 88°03'11" W 88.88 3248 11366.59 11120.27 227.29 S 02°15'05" E 50.00 10043 11316.63 11122.24 277.29 Closure Error Distance:> 0.0000 Total Distance> 277.29 LOT AREA: 4423 SQ FT OR 0.1015 ACRES • • LOT 47 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10042 11275.15 11212.82 0.00 S 87°44 1 55 11 W 88.88 10041 11271.66 11124. 01 88.88 N 02°15 '05 11 W 45.00 10043 11316.63 11122.24 133.88 N 87°44 1 55 11 E 88.88 10044 11320.12 11211.05 222.77 S 02°15 1 05" E 45.00 10042 11275.15 11212.82 267.77 Closure Error Distance> 0.0000 Total Distance> 267.77 LOT AREA, 4000 SQ FT OR 0.0918 ACRES LOT 48 PNT# BEARING 10036 • OF BLOCK 1 DISTANCE NORTHING 11210.14 EASTING 11215.38 • STATION 0.00 RADIUS, 79.00 LENGTH, 5.48 CHORD, 5.48 DELTA,03°58'18" CHORD BRG: N 79°10'33 11 W PC-R: N 08°50'18 11 E PT-R: N 12°48'36" E RADIUS POINT, 10035 11288.20,11227.52 TANGENT, 2.74 10039 11211.17 11210.00 5.48 N 77°11 1 24" W 86.52 10040 11230.35 11125.63 N 02°15'05" W 41. 34 10041 11271.66 11124.01 N 87°44'55 11 E 88.88 10042 11275.15 11212.82 S 02°15'05" E 65.07 10036 11210.14 11215.38 Closure Error Distance> 0.0096 Error Bearing> N 34°43'46 11 E Closure Precision> 1 in 29902.2 Total Distance> 287.29 LOT AREA, 4737 SQ FT OR 0.1088 ACRES 92.00 133.34 222.23 287.29 ------------------------------------------- • • LOT 49 OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 10031 11231.52 11311.94 0.00 RADIUS, 25.00 LENGTH, 39.27 CHORD, 35.36 DELTA,90"00'00" CHORD BRG: S 46°48'0211 W PC-R: N 88°11'58 11 W PT-R: N 01°48'02" E RADIUS POINT, 10032 11232.31,112.86.95 TANGENT, 25.00 10033 11207.32 11286.17 39.27 N 88°11'58" W 61.16 10034 11209.24 11225.03 100.43 RADIUS, 79.00 LENGTH, 9.70 CHORD, 9.70 DELTA: 07°02'16" CHORD BRG: N 84°40'50 11 W PC-R: N 01°48'02" E PT-R: N 08°50'18" E RADIUS POINT, 10035 11288.20,11227.52 TANGENT, 4.86 10036 11210.14 11215.38 110.14 N 02°15'05" W 49.59 10037 11259.69 11213.43 N 88°03'11" E 99.56 10038 11263.07 11312.93 S 01°48'02" W 31.57 10031 11231. 52 11311. 94 Closure Error Distance> Closure Precision> 1 in LOT AREA, 5072 SQ FT OR 0.0051 Error Bearing> N 24°29'34" 57245.5 Total Distance> 290.86 0.1164 ACRES 159.73 259.29 290.86 E • • LOT 50 PNT# BEARING 10016 10017 10018 3251 10019 OF BLOCK 1 DISTANCE NORTHING 11332.41 11328.18 11324.64 11369.61 11373.77 S 01°48'02" W 1.42 EASTING 11315.11 11314.98 11210.88 11209.11 11331.42 STATION 0.00 4.23 108.39 153.39 275.77 10020 11372.35 11331. 37 277.19 RADIUS: 62.00 LENGTH: 44.05 CHORD: 43.13 DELTA: 40°42'22" CHORD BRG: S 22°09'13 11 W PC-R: 8 47°29'36" E PT-R: S 88°11'58 11 E RADIUS POINT: 10021 11330.46,11377.08 TANGENT: 23.00 10016 11332.41 11315.11 321.24 Closure Erro.r Distance> 0.0089 Error Bearing> N 01°31'42 11 W Closure Precision> 1 in 36005.7 Total Distance> 321.24 LOT AREA: 4964 SQ FT OR 0.1140 ACRES • • LOT TRACT A OF BLOCK 1 PNT# BEARING DISTANCE NORTHING EASTING STATION 3226 11090.37 10275.00 0.00 N 54°25'28" W 47.84 10005 11118.21 10236.09 47.84 N 58°44'11" W 99.36 4515 11169.77 10151.16 147.20 S 75°54'16" W 44.31 4514 11158.98 10108.18 191.51 N 58°22'21" W 28.23 4513 11173.78 10084.15 219.74 N 46°26'3411 W 42.78 4512 11203.26 10053.14 262.52 N 04°33 1 02" W 40.84 4511 11243.97 10049.90 303.36 S 89°06'42" W 9.15 10004 11243.83 10040.75 312.51 N 01°52'36/1 E 86.21 8 11329.99 10043.58 398.72 N 88°03'11" E 303.15 10013 11340.29 10346.55 701.87 S 01°56'49 11 E 20.00 10014 11320.30 10347.23 721.87 S 88°03'1111 W 60.00 10015 11318.26 10287.27 781.87 S 74°01'01" W 20.62 3231 11312.59 10267.45 802.48 S 01°56'4911 E 222.34 3226 11090.37 10275.00 1024.82 Closure Error Distance> 0.0000 Total Distance> 1024.82 LOT AREA: 42547 SQ FT OR 0.9767 ACRES • • LOT TRACT B PNT# BEARING 3253 3254 OF BLOCK 1 DISTANCE NORTHING 11287.95 11261.16 S 76°43'58 '1 E 71.34 EASTING 10837.15 10856.77 STATION 0.00 33.21 10008 11244.79 10926.20 104.54 RADIUS: 121.00 LENGTH: 57.84 CHORD: 57.29 DELTA: 27°23'17" CHORD ERG: S 74°03'16" W PC-R: S 02°15'05 11 E PT-R: S 29°38 '2211 E RADIUS POINT: 10009 11123.88,10930.95 TANGENT: 29.48 10010 11229.05 10871.11 162.38 S 60°21'38 '1 W 120.12 10011 11169.64 10766.71 3242 11233.66 10764.06 N 82°39'57'1 W 106.49 3240 11247.25 10658.45 N 81°46'54 '1 W 81.35 3238 11258.88 10577.93 10012 11290.69 10506.39 S 88°03'1111 W 35.77 3233 11289.48 10470.64 3232 11344.43 10468.48 N 88°03'11'1 E 366.17 3244 11356.87 10834.44 S 02°15'05" E 68.98 3253 11287.95 10837.15 Closure Error Distance> 0.0105 Error Bearing> N 57 Q 04'57" W Closure Precision> 1 in 108119.9 Total Distance> 1138.62 LOT AREA: 41134 SQ FT OR 0.9443 ACRES 282.50 346.57 453.06 534.41 612.70 648.47 703.47 1069.64 1138.62 LOT TRACT C PNT# BEARING 10000 • OF BLOCK 1 DISTANCE NORTHING 11051.68 EASTING 10396.82 • STATION 0.00 RADIUS, 129.00 LENGTH, 41.22 CHORD, 41.04 DELTA, 18'18'24" CHORD ERG: S 16°08'59" E PC-R: S 64°41'4911 W PT-R: S 83°00'13" W RADIUS POINT, 1000110996.54,102.80.20 TANGENT,20.79 10002 11012.26 10408.24 41.22 S 87°44'55" W 375.85 10003 10997.49 10032.68 N 01°52'36" E 246.47 10004 11243.83 10040.75 N 89°06'42" E 9.15 4511 11243.97 10049.90 S 04°33'02 11 E 40.84 4512 11203.26 10053.14 4513 11173.78 10084.15 4514 11158.98 10108.18 N 75°54'1611 E 44.31 4515 11169.77 10151.16 S 58°44'1111 E 99.36 10005 11118.21 10236.09 S 54°25'28'1 E 47.84 3226 11090.37 10275.00 8 78°36'1211 E 11.51 10006 11088.10 10286.29 N 88°03'11" E 91.90 10007 11091.22 10378.13 S 25°18'11" E 43.73 10000 11051.68 10396.82 Closure Error Distance> 0.0097 Error Bearing> S 39°29'47'1 E Closure Precision> 1 in 116181.7 Total Distance> 1123.18 LOT AREA, 46281 SQ FT OR 1.0625 ACRES BLOCK 1 TOTAL AREA, 1128599 SQ FT OR 25.9091 ACRES 417.06 663.53 672.68 713.52 756.30 784.52 828.83 928.19 976.04 987.55 1079.45 1123.18 Flood Hazard Data. Legal • . i .... Master Application Form. Neighborhood Detail Map. • DEVELOPMENT SERVICES DIVISIOa WAIVI!ft OF SUBMITTAL REQUI1'n:MENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section. DEVELOPMENT P CITY OF RENT~%NING OCT 2 9 200~ 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DATE: _-,!,-"opI0L..~,+p-",-df+--__ Q:\WEB\PW\DEVSERWorms\Planning\waiver.xls 0110612004 cORE ~DESIGN • • Core De"rn.1nc. ENGINEERING PLANNING· SURVEYING 14711 N.£. 29th Place Su;te #/01 Bellevue, Washington 98007 ~25.885.7877 Fox. ~25.885.7963 TRANSNI/TTAL TO ..... CityofRenton .. DATE ..10129/04 JOB No·QJQ~2A ....... DevelopmentServices,.6t~.Floor ... . ............... ATTN: .. ArnetaHenningec. .......1.055 .. South.Grady.Way . ......................................... REF: ..... Cedar Avenue .. . .........Renton,WA98055 MAIL .. .......... DELIVER.. ............ X. . ........... PICKUP .. TRANSMITTED FOR: YOUR USE X ........................ PER REQUEST. INFORMATION ONLY .. ACTION REQUIRED: PROCESSING...X ............ REPLY. . ......................... RETURN .. ................ NONE .. QUANTITY ............... 1.seL COMMENTS. CC: ..... DATED DESCRIPTION FinaLPlaLSubmittaLPackage.(CedarAvenue,1stsubmittal}. .......~~j .......................................... . . ........ BY: .. . . ~~~ ... ,y4"~ ... Stephen J. Schrei. P.L.S. Printed: 10-29-2004 Payment Made: • CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-137 10/29/2004 12:28 PM , Receipt Number: Total Payment: 1,000.00 Payee: CORE DESIGN INC. Current Payment Made to the Following Items: Trans Account Code Description Amount 5012 000.345.81.00.0009 Final Plat 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check #42032 1,000.00 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 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 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 Remaining Balance Due: $0.00 .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 --_. --""""'l DEVELOPMENT PLANNING CITY OF RENTON OCT 2 9 2004 RECEIVED R0405857 'I I I I I I I I I I I I I I I I 1 I I. , WETLAND STUDY REPORT and FINAL WETLAND BUFFER MITIGATION PLAN CEDAR AVENUE DEVELOPMENT RENTON, WASHINGTON Prepared For: BELMONT HOMES, INC. Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 24 October 2002 (revised 22 December 2004) I I I I I I I I I I I I I I I I I I I Wetland Study Report and . Final Wetland Buffer Mitigation Plan Cedar Avenue Development -Renton, Washington Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, WA 98077 24 October 2002 (revised 22 December 2004) I I I I I I I I I I I I I I I I I I I Cedar Ayeolle Deyelopment Final Wetland Buffer Mitigation Plan EXECUTIVE SUMMARY SITE NAME: ................ Cedar Avenue Development SITE LOCATION: The site is located northeast from the junction of State Route 167 and SW ········43rd Street. Mill Avenue SE and Cedar Avenue South border the property to the east, and the site extends west towards 98th Avenue South (Morris Avenue South). The parcel is located in Sections 29 and 30, Township 23 North, Range 5 East, W.M. in Renton, Washington. CLlENT: ....................... Belmont Homes, Inc. PROJECT STAFF: ...... Bili Shiels, Principal; Ann Olsen, Project Manager; Oliver Grah, Senior Ecologist; Curtis Wambach, Ecologist FIELD SURVEy: ......... Wetland Delineation on 10 April 2002 SENSITIVE AREAS: Talasaea delineated four wetlands, Wetlands A, B, C, and D, on the subject property. The wetlands are palustrine emergent seasonally flooded wetlands. Wetland A would be classified as a Category 3 wetland. Wetland A is exempt from City regulation as stated under Renton Development Regulations (RDR) 4-3-050M(1)(b)) because it: 1) formed on top of legally placed fill material, 2) appears to have been created through the compaction of mine fill material, and 3) is an isolated wetland not regulated by the U.S. Army Corps of Engineers. Wetlands Band C are isolated Category 3 wetlands smaller than 5,000 square feet (sf) in size, therefore; they do not meet the size threshold for regulated wetlands under the City of Renton Development Regulations, thereby these wetlands are exempt. Wetland D extends off the project site to the south and west and would be classified as a Category 2 wetland requiring a 50-foot buffer. PROJECT IMPACTS: Cedar Avenue Development is proposing to construct a residential subdivision. The development infrastructure includes a system of asphalt-paved roads, cul-de-sacs, and driveways. Three low value, non-regulated wetlands (Wetlands A, B, and C) will be filled. These human-induced wetlands are small, isolated marginally wet areas that are dominated by exotic plant species. The proposed action involves clearing and grading of approximately 10- acres and temporarily impacting approximately 6,700 sf of the buffer for Wetland D for construction of a two-celled stormwater treatment pond, located in the northwestem comer of the property. IMPACT MITIGATION: Mitigation for the 6,700 sf of temporary buffer impact will occur on site through buffer restoration. The graded portion of the buffer for Wetland D will be restored at a 1: 1 ratio in accordance with RDR 4-3-050(C)(5)(f)(iii). Native trees and shrubs will replace the existing introduced European pasture grasses and Himalayan blackberry in some areas. Plantings will consist of big-leaf maple, Douglas fir, Lodge-pole pine, and bittercherry, as well as understory shrubbery, to compliment the existing forested land off-site to the south, west, and north of the subject property. Treated runoff from the stormwater treatment pond will be routed to an infiltration trench located within the outer edge of the buffer for Wetland D. Wetland D hydrology will be augmented with the treated stormwater. 22 December 2004 Talasaea Consultants, Inc. 717B·Final Mit Rpl-1(22Dec04).doc Page i I I I I I I I I I I I I I I I I I I I Cedar Avenye Development Final Weijand BYffer Mitigation Plan TABLE OF CONTENTS Page i. Executive Summary ....................................................................................................................... i ii. Table of Contents ......................................................................................................................... .ii iii. List of Figures ............................................................................................................................... .ii .iii. List of Tables ................................................................................................................................ .ii iii. List of Appendices ........................................................................................................................ .ii 1.0 INTRODUCTION ........................................................................................................................... 1. 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE .................................................... ..1 3.0 METHODOLOGy ......................................................................................................................... ;? 3.1 Background Data Review .................................................................................................. ) 3.2 Field Investigation ............................................................................................................... ;? 4.0 RESULTS ..................................................................................................................................... ~. 4.1 Analysis of Existing Information ........................................................................................ A 4.2 Analysis of Field Conditions .............................................................................................. A 5.0 WETLAND FUNCTIONS AND VALUES .................................................................................... ~ 6.0 REGULATORY CONSIDERATIONS ...................................................................................... .1.9 7.0 WiLDLIFE .................................................................................................................................. ..1~. 7.1 Sensitive Species and Habitats ...................................................................................... ..1.~ 8.0 DEVELOPMENT IMPACTS ...................................................................................................... .H 9.0 MITIGATION FOR SENSITIVE AREA IMPACTS ................................................................... 1.9. 9.1 Goal. Objectives, and Performance Standards ............................................................. .1~ 9.2 Plantings ........................................................................................................................... .1§ 9.3 Temporary Irrigation System .......................................................................................... .1§ 10.0 CONSTRUCTION MANAGEMENT ........................................................................................ ..1!? 10.1 Post-Construction Assessment ....................................................................................... ).7. 11.0 MONITORING METHODOLOGy .............................................................................................. 1."1' 11.1 Reports .............................................................................................................................. ).7. 11.2 Methods for Attaining the Performance Standards ....................................................... .17. 11.3 Photo Documentation ...................................................................................................... J~ 11.4 Wildlife 19 11.5 Hydrolog'y:'ii:iater'QuaiiiY:'ani:(Siis'Slabiifiy:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::j:~ 12.0 MAINTENANCE (M) AND CONTINGENCY (CL .................................................................... 1.~ 13.0 MAINTENANCE/MONITORING BOND .................................................................................. ;?Q 14.0 SUMMARy ................................................................................................................................. ;?Q 15.0 REFERENCES 21 ...................................... -................................................................ _---..... __ ...... -----.. . 22 December 2004 Talasaea Consultants, Inc. 717B-Final Mit Rpt-1(22Dec04).doc Page ii I I I I I I I I I I I I I I I I I I I Cedar Ayenue pevelopment Final Weijaod Buffer Mitigatjoo Plan LIST OF FIGURES Figure 1. Vicinity Map Figure 2. National Wetlands Inventory Map Figure 3. NRCS Map Figure 4. Existing Conditions Figure 5. Proposed Site and Mitigation Plan Table 1. Table 2. Table 3. Table 4. Table 5. Table 6. Table 7. Table 8. LIST OF TABLES Plant Species Occurring in Wetland A Plant Species Occurring in Wetland B Plant Species Occurring in Wetland D On Site Wetland and Buffer Functions and Semi-Quantitative Performance Assessment Wetland Regulatory Considerations Under Renton Development Regulations Wildlife Species Observed on the Subject Property Wetland Buffer Impacts and Proposed Mitigation Projected Calendar for Performance Monitoring and Maintenance Events LIST OF APPENDICES Appendix A: Shallow Groundwater Study Wetland Data Sheets Functional Analysis Data Forms Full Size Plan Sheets (22"x34") Appendix B: Appendix C: Appendix 0: Sheet W1.0. Planting Plan and Plant Schedule Sheet W1.1. Planting SpeCifications and Details 22 Oecember 2004 Talasaea Consultants. Inc. 717B-Final Mit Rpt·1(22Dec04).doc Page jii I I I I I I I I I I I I I I I I I I I Cedar Avenue peyelopment Final Wetland Buffer Mitigation Plan 1.0 INTRODUCTION This report is the result of a wetland study and delineation on an approximately 10-acre site located in Renton, Washington (Figure 1). The site is the location of historical coal mining activities, which, along with agricultural activities, have altered the wetland patterns on the property (see Section 2.0). Because coal rnining activities have altered wetland hydrology, soils, and vegetation on the property, the Atypical Situations approach was irnplernented (Environmental Laboratory, 1987). The purpose of this report is to identify and describe sensitive areas on and near the subject site, including wetlands, and to report possible irnpacts to these natural resources from the proposed developrnent. An analysis of impacts and proposed mitigation for those impacts will also be addressed within this report. Information presented in this report will be utilized by regulatory agencies to assist in their evaluation of irnpacts from the proposed project on sensitive areas. The objective of this report is to: 1) describe the wetlands identified and delineated on or adjacent to the site, 2) describe wildlife use and habitats, 3) provide a functional value assessment of existing conditions, 4) identify and evaluate proposed wetland and buffer impacts, and 5) describe compensatory mitigation for the impacts. 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE The site is located in Sections 29 and 30, Township 23 North, Range 5 East, W.M. in Renton, Washington. The project site is located northeast of the State Route 167 and SW 43'" Street junction (Figure 1). The site is accessed from Cedar Avenue South, which borders the subject property to the east. State Route 515 is located east of Cedar Avenue South, and Mill Avenue SE is located south of the property. The approximately 10-acre property is currently unimproved. Dilapidated farm buildings are located in the northeast corner of the property and immediately off site. The topography slopes down from east to west for a maximum elevation change of approximately 150 feet. Dominant vegetation consists of European pasture grasses. Large patches of Himalayan blackberry occur throughout the site. Some black cottonwood, red alder, and Oregon ash saplings occur in the western portion of the property. No large trees occur on the site, except along the south em, western, and part of the northern property lines. A portion of the site contains an abandoned coal mine. Coal mining activities altered the soils, vegetation, and hydrology throughout the entire site. On-site wetland patterns were consequently altered or created as a result of mining activities. These activities included clearing, grading, and placing mine rock fill material. Based on the Draft Coal Mine Hazard Assessment and Preliminary Geotechnical Engineering Study (2002), mine rock backfill was stockpiled on site, dumped and spread throughout most of the site, and mixed in with soils across most of the property. Coal particles are visible at the surface and are integrated into the soils. Coal tailings give a carbon enriched and black appearance to the soils. The mine deposited fill (coal tailings) was placed onto the surface from approximately 1942 to 1948 (Terra Associates, Inc., 1991). Abandoned coal mine workings extend throughout the vicinity of the subject property (Cornerstone Geotechnical, Inc., 2001). Mining activities that include tailing deposits, mobile heavy machinery, and surface blasting may have contributed to the loss of surface vegetation during the late 1940s. Mobile heavy machinery compacted mine rock fill throughout the areas of deposited tailings. Compacted mine rock fill likely altered site hydrology. Mine rock fills with a smaller particle size and with greater degree of compaction 22 December 2004 Ta\asaea ConSUltants, Inc. 717B-Final Mit Rpt-1(22Dec04).doc Page 1 I I I I :1 I I I • • • I ,. • • I • • • • • I.u I~ SOURCE: 2001 Edition "Thomas Bros. <9ulde of Metropolitan Puget Sound $ ED) TALASAEA CONSULTANTS, INC Resource 4 Environmental Planning 1;'>020 s,:,a-c.re:el:: Road Northeast I-ioodrnville. Washington ~ I9vs (425)l}bt-1550 -Fax (425)001-154"1 FIGURE I. Vlc.lnlty Map Cedar Avenue Development Renton ~shlngton North © Copyright -Tolos-Qeo Consultants, LLc I I I I I I I I I I I I I I I I I I I Cedar Ayenue peyelQpment Final Wetland Buffer Mitigatioo Plan tends to act as a barrier to infiltration and percolation. Conversely, mine rock fills with a larger particle size and with less compaction tends to be porous and soaks-up water like a sponge, locking excess water near the surface. It is likely that less compacted, more porous mine rock fill sits on top of more compacted, less porous mine rock fill with very low percolation rates, causing a perched water table in some areas. The surrounding properties consist of residential developments and undeveloped lots. Forested lots border the property to the north and west. Multifamily residential developments border the site to the east. Developments in the vicinity of the property consist of single and multi-family residences. 3,0 METHODOLOGY The wetland analysis of the subject property involved a three-part effort. The initial effort consisted of a preliminary assessment of the site (and its immediate surroundings) using published information on local environmental conditions. The second component involved a field survey in which direct observations and measurements of soils, hydrology, and vegetation were made to determine wetland presence, type and functional value, and to provide a preliminary delineation of wetland boundaries (see Field Investigation section below). A third component involved shallow groundwater monitoring and further field investigation to provide a final wetland delineation. 3.1 Background Data Review Background information reviewed prior to field investigations included the following documents: • Renton Wetlands and Stream Inventory (Renton, October 2000) • National Wetlands Inventory Map (Renton Quad), U.S. Fish and Wildlife Service (USGS, 1989) • Coal Mine Hazard Assessment and Geotechnical Engineering Evaluation (Icicle Creek Engineers, Inc., 2002) • King County Soil Survey (USDA, Soil Conservation Service, 1973) • King County Sensitive Area Folio and Wetland Inventory (King County, 1990) • United States Hydric Soils List (U.S. Department of Agriculture, Soil Conservation Service, 1991) • Washington State HydriC Soils List (Iowa State University, 1995) 3.2 Field Investigation General Investigation. A general site reconnaissance was conducted in April 2002 to gain an overall impression of the site's existing environment and wetland pattem. Observations were made of the general plant communities, wildlife habitats, and locations of potential wetland areas. Present and past land use practices were also noted, as were significant geological and hydrological features. Once suspect wetland areas were identified, wetland boundaries were preliminarily delineated on 10 April 2002 using the procedures outlined in both the Army Corps of Engineers (1987) and the State Department of Ecology (1997) wetland identification and delineation manuals. Since soils are black from coal tailings and vegetation is dominated by FAC plant species, shallow groundwater monitoring data and additional test pits were evaluated to provide a final wetland delineation. Hydrophvtic Vegetation. Plant species were identified according to the taxonomy of Hitchcock and Cronquist (1973). Wetland status of plant species was assigned according to the List of 22 December 2004 717B·Final Mit Rpt·1(22Dec04).doc Talasaea Consultants, Inc. Page 2 I I I I I ; I I I I I I I I I I I I I Cedar Ayeoue Deyelopment Final WeYand Buffer Mitigatioo Plan Plant Species that Occur in Wetlands, published by the U.S. Fish and Wildlife Service (Reed, 1996). Wetland vegetation classes were determined in accordance with the U.S. Fish and Wildlife Service's system of wetland classification (Coward in, et. al., 1979). The Corps of Engineers (COE) (Environmental Laboratory, 1987) and Department of Ecology (DOE) (DOE, 1997) manuals describe a wetland rating system for plants. Each plant species is assigned a probability of occurrence within wetlands; which is referred to as its wetland status. The wetland rating system is as follows: • obligate (OBL), • facultative wetland (FACW), • facultative (FAC), • facultative upland (FACU), and • upland (UPL) (Probability >99% occur in wetlands) (Probability 67% to 99% occur in wetlands) (Probability 34% to 66% occur in wetlands) (Probability 1% to 33% occur in wetlands) (Probability <1 % occur in wetlands) In general, under the COE and DOE methodology, more than 50 percent of the dominant plant species within a test plot must be rated FAC or wetter (i.e., FACW, OBL) to satisfy the wetland criteria for hydrophytic vegetation. Dominant species are those that have a percent cover greater or equal to 20 percent within the test plot. Only dominant plant species were considered in the data analysis. Hydric Soils. The COE and DOE manual describes hydric soil indicators that typically occur in wetlands. A hydric soil is a soil that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part. Anaerobic conditions cause redoximorphic features to develop, which can be evidenced through the observation of mottling or gleying in the soil. Soil on the site was considered hydric if one or more of the following characteristics occurred: • organic soils or soils with an organic surface layer, • matrix chroma just below the A-horizon (or 10 inches, whichever is less) of 1 in unmottled soils, or 2 or less if mottles were present, or • gleying immediately below the A-horizon. Hydrology. Indicators of wetland hydrology may include, but are not necessarily limited to: wetland patterns, drift lines, sediment deposition, watermarks, historic records, visual observation of saturated soils, visual observation of a shallow water table, and visual observation of inundation. Shallow groundwater was evaluated using shallow groundwater monitoring wells to supplement hydrological data. Eight shallow groundwater wells were installed across the marginally wet areas located on subject property to determine the extent of wetland hydrology (Appendix A). General installation methodology was based on procedures described in Installing MonitOring Wells/Piezometers in Wetlands (WRP, 1993). Observations of the hydrologic regime are normally made within 18 inches of the soil surface; however, the wells on the project site were installed deeper than normally required to provide a better understanding of site hydrology. The average shallow groundwater well depth was 37 inches. Wells were placed in areas where wetland hydrology was questionable. These wells were monitored over a period of 3 months during the spring of 2002. Groundwater monitoring began on 11 March 2002. Water levels were generally monitored twice a week between 11 March and 21 May 2002. 22 December 2004 717B-Final Mit Rpt-1(22Dec04).doc Talasaea Consultants. Inc. Page 3 I I I I I I I I I I I I I I I I I I I Cedar Ayenue pevelopment Final Wetland Buffer Mjtjgalipo Plan Precipitation between monitoring events was measured using an on-site rain gauge. A more complete precipitation record was obtained from SeaTac International Airport weather station, SeaTac, WA. This data was used to compile the cumulative precipitation for the days preceding the monitoring events. Determination. Descriptions of vegetation, soils, and hydrology were made at various locations along the interface of wetland and upland areas. Because the site was highly disturbed through coal mining and agricultural activities, the "atypical situations" approach and "comprehensive methodology" was implemented based on the COE and DOE manuals, rather than the routine on-site approach. Based on this comprehensive methodology, well data information was also considered in this determination (Appendix A). Test plot data sheets are attached to this report in Appendix B. Wetland boundaries were then delineated from this information. These data sheets document the vegetation, soils, and hydrology information that aided in the determination of wetland boundaries. 4.0 RESULTS 4.1 Analysis of Existing Information National Wetland Inventory National Wetlands Inventory (NWI) maps (Renton Quadrangle, 1989) developed by the U.S. Fish and Wildlife Service (USFWS) indicate that no wetlands are located on the site (Figure 2). Likewise, the King County Wetland Inventory identifies no on-site wetlands in their survey results. Since these maps are only general inventories based largely on aerial photographs, and because wetland areas change over time, a field investigation was necessary to ensure that any wetlands were identified and their boundaries accurately delineated. Natural Resources Conservation Service Mapping The Natural Resources Conservation Service (NRCS) has mapped the entire site as Alderwood gravelly sandy loam (AgC), 6 to 15 percent slopes (Figure 3). Although this mapping unit is not listed as hydric by the NRCS and is generally well drained, they may have hydric soil inclusions. The soil survey lists hydric inclusions within the Alderwood series as Norma, Bellingham, Seattle, Tukwila, and Shalcar soil series. 4.2 Analysis of Field Conditions Four wetlands were identified on the subject property, labeled Wetlands A, B, C, and D (Figure 4). Wetland D was delineated by Talasaea during April and May of 2001, as part of the Sunnybrook plat located south of the subject property. Wetland D was delineated a year prior to the wetland delineation on the subject property. See Section 6.0 "Regulatory Considerations" for information pertaining to wetland claSSification, buffers, and replacement ratios. Functional values of wetlands are described in Section 5.0 "Wetland Functions and Values." SOils on the entire site have been disturbed through coal mining and agricultural activities (Icicle Creek Engineers, 24 September 2002). Coal mine fill, deposited as a result of former coal mining activities, blankets almost the entire property. This coal-laden fill was stockpiled and graded out in the central portion of the property. Coal mine fill worked into the soil through grading and mining activities, created the superficial appearance of black, organically rich hydric soils, even in areas that are obviously uplands. Through grading activities, heavy machinery has compacted some of this fill material, creating a perched water table in some areas (See Icicle Creek Engineers, 24 September 2002). 22 December 2004 7178-Final Mit Rpt-1(22Dec04).doc Talasaea Consultants, Inc. Page 4 I I I I I I I I I I I I I I I I I I I No I-Ietlands mapped on site. SOURCE. u.s. Department of the . Interior Fish and Wildlife 5ervlc;e National Y-letlands Inventory Map Renton Gl\Iadrangle l'Ibb STALASAEA CONSULTANTS, INC Re~OViG~ 4 Environmental Planning 15020 Eleer Creek Road Northeast lo-4aodlnvllle, l-"4o~h~tOf1 "'00T1 ~ (425)e>b1-1550 -Fox (425)B61-~ FleuRE 2. National Y-letlands Inventory Map Cedar Avenue Development Renton, Washington $ North DESI6N II == DATE REVISED © CopyrIght -Talasoe:a Consultants, LLC. I I I I I I I I I I I I I I I I I I I 16g -::::: = • --. • • • ..... '------• • • • • • : I I I I I I Age - .. " AgO. • A~~""~._""1.~~ .. · ~ • • • LEGEND. . - • . ," • • • • • • • Ii r-: . .' • • " . . . . . . ... ~ . '! ::.~ : . , .~ " ..... '" .. "' Alden .. ood gravelly sandy loam, 6 to 15 percent slopes u.s. Department or Agriculture Natural Resource c.onservatlon Service King County Area Soli Survey. ICf13 (EO) TALASAEA CONSULTANTS, INC Resource! Envlrormental Plaming 15020 Sear c.reel:: Road Hor-l:t1ecel Hoodmllie, H::l!lhfngtOl'l "'bOn Bu!> (425)b61-1550 -Fa.>< (-4;;>5)001-154"1 FII9URE 3: NRc.S Map Cedar Avenue Development Renton, i-'bshlngton DESI6N SCALE II = DATE II REVISED North © C.op~rI9ht -Tolasae;a Consultants, LLG I I I I I I I I I I I I I I I I I I I r THIS AREA "!CST PLOT lO(;.ATION ,,--,,- re ' TALASAEA ~ CONSULTANTS, INC Resourc.-e & Environm.ental Planning 15020 Bear Creek Road Northea!Ot 1Jn<>dlnvtU .. , Washinf:lotl 9S077 Bus 1'125) 861-7550 -Fax (425) 861-75·19 Existing C.ondltlons Cedar Avenue Development Renton, i-'lashington North © Copyright -Telassea Consultants, LLC I I I I I I I I I I I I I I I I I I I Cedar Avenue Deyelopment Final Wetland Bllffer Mitigayon Plan Dominant plant species consist of European pasture grasses probably planted for erosion control concurrent with and subsequent to mining activities and also for grazing by domesticated animals during the property's agricultural history. Invasive exotic plant species, especially Himalayan blackberry, have invaded portions of the site. These non-native plant species are a result of site disturbance and are not strong hydrophytic indicators. Wetlands are dominated by species that are facultative (FAC) to wet conditions. FAC species have 50 percent probability of occurrence in uplands and in wetlands. The delineation of Wetland A was based on the degree of soil saturation, the distribution of soft rush (Juncus effusus; FACW), and the presence of redox inclusions (mostly concretions and oxidized rhizoshperes). However, redox inclusions could have formed in coal seams through non-wetland processes prior to mining. Soils were examined closely for oxidized rhizospheres that appear to have formed around a living root. Because of the disturbed nature of this wetland, shallow groundwater monitoring was used to assist in determining if the hydrology criterion was met. Wetland A Description. Wetland A (12,211 sf), located in the central portion of the subject property, is an isolated, marginally wet area that formed on top of compressed fill material (Icicle Creek Engineers, 24 September 2002). Based on the Coal Mine Hazard Assessment and Geotechnical Engineering Evaluation (Icicle Creek, 2002), a 2-foot thick layer of mine rock fill and reworked topsoil is underlain by a thin layer of compacted fill that is causing shallow, perched groundwater conditions in Wetland A. The layer of fill placed over upland areas was likely compacted by heavy equipment working in this area when the surficial fill and topsoil was reworked. Wetland A formed on top of a slightly convex mound of fill material. These wet conditions occur in an area that is slightly higher in elevation than the surrounding uplands. This unusual condition is possible because of the perched water table caused by a layer of compacted fill. This mine rock fill material nearer the surface has higher permeability rates and lower pore pressure such that free water readily permeates to the compacted layer. This compacted layer does not allow for regular infiltration of surface water and thereby perches water near the surface. Mine rock fills with a smaller particle size and with greater degree of compaction appears to have acted as a barrier to infiltration in Wetland A. Further complicating groundwater pattems, in some areas, coal particles soak-up water like a sponge and hold that water above the compacted layer. A more porous mine rock fill sits on top of compacted, less porous mine rock fill, confounding normal groundwater hydrology and creating an atypical situation. Coward in Classification. Wetland A is a palustrine, emergent, seasonally-flooded (PEMC) wetland (see Cowardin et al., 1979). Plants. Wetland A is partially dominated by introduced plant species, which mostly include FAC-dominated European pasture grasses (Table 1). However, the wetland boundary encircles a well-defined patch of soft rush (FACW). The soft rush is located on top of the slightly convex mound of fill material. Since the plant species in the wetland are primarily the result of species introduction and of disturbance features, these species are not strong indicators of wetland conditions. Soils. Soils are black (10YR 2/1) at the surface to 10 inches and very dark grayish brown (10YR 3/2) below 10 inches. A sandy fine loam horizon (brown to dark yellowish brown 10YR 4/3) was identified approximately 18 inches below the surface within portions of Wetland A. 22 December 2004 7178-Final Mit Rpt-1(220ec04).doc Talasaea Consultants, Inc. Page 5 I I I I I i I I I I I I I I I I I I I Cedar Ayenue Develooment Final Wetland Buffer Mitigatjoo Plan Large and small chunks of coal were visible with the naked eye. Microscopic evaluation of soil samples taken from Wetland A reveal the shiny surfaces of coal dust intermixed with sandy loam. Talasaea's interpretation of soil conditions in Wetland A concurs with that described in the Coal Mine Hazard Assessment and Geotechnical Engineering Evaluation (Icicle Creek, 2002). It appears that surface soils are primarily composed of coal mine rock fill intermixed with topsoil, producing a black color that is also observed in uplands throughout the property. Because of these disturbance features, soil color is a weak indicator of hydric soils in Wetland A. Because redox inclusions may have formed in coal seams deep underground prior to coal extraction and subsequent coal waste production, these typical hydriC soil indicators were also considered to be weak. The soil criteria was satisfied if living roots were visible within oxidized rhizospheres, which suggests that these redox features were formed more recently by anaerobic soil conditions typical of wetlands, rather than by historical conditions within a coal seam. General Hydrology. Soils were saturated to the surface in some areas during the growing season (Appendix B). Some scattered, shallow inundation was evident in this wetland. Shallow groundwater monitoring of the soil surface was also implemented to determine that the hydrology criterion was satisfied (Appendix A). Table 1. s Plant species Occurring in w etland A Common Name Scientific N arne Indicator Distrubition Status Dominant Plant Species Colonial bentgrass Agrostis tenuis FAC Dominant throughout wetland. Tan fescue Festuca arundinacea FAC-Dominant throughout wetland. Common velvet-grass Holcus lanatus FAC Soft rush Juncus ejJusus FACW Bunched in center of wetland. Redtop Awostis alba FAC Dominant throughout wetland. Other Plant Species Himalayan blackberry Rubus discolor FACU Scanered throughout the southern portion of wetland. Orchard-grass Dactylis glomerata FACU Scanered throughout wetland. Red alder saplings Alnus rubra FAC Saplings widely distributed on southeastern portion of wetland. "entuckybluegrass Poa pratensis FAC Scanered throughout wetland. Wetland B Description. Wetland B (1,275 sf) is a small, isolated, wet depression located on the northwestern portion of the property. This depression appears to be formed through grading activities during prior land use, probably during coal mining activities. Top soils appear to have been completely scraped from the soil surface, exposing unweathered till. The relatively impermeable unweathered till catches rainwater and holds it at the soil surface within the shallow depression of Wetland B. Cowardin Classification. Wetland B is a palustrine, emergent, temporarily-flooded (PEMA) wetland (see Cowardin et a/., 1979). Plants. Dominant vegetation consists of FAC-dominated European pasture grasses (Table 2). Some bare ground occurs in seasonally inundated areas. A red alder and Oregon ash canopy 22 December 2004 7178·Final Mit Rpt·1(220ec04).doc Talasaea Consultants, Inc. Page 6 I I I I I I I I I I I I I I I I I I I ---------------- Cedar Ayenue peyelopment Final Wetland Buffer Mjtigatjon Plan extends over the northem edge of the wetland from beyond the fence line that marks the northern property boundary. Soils. Soils are gray (2.5Y 5/1) and composed of a relatively impermeable, dense unweathered till. Yellowish red mottles (7.5YR 5/6) are large and abundant throughout the soil matrix. General Hydrology. Although seasonal inundation was obvious earlier in the growing season, no standing water was observed in late May and early June. During late spring, soils were relatively dry at the surface and were moist below the surface to 18 inches. Table 2. Plant SDecies Occurrina in Wetland B Common Name Scientific Name Indicator Distribution Status Dominant Plant Svecies Colonial bentgrass Agrostis tenuis FAC Dominant throughout on-site portion of wetland. Tall fescue Festuca anmdinacea FAC-Dominant throughout on-site portion of wetland. Redtop Agrostis alba FAC Dominant throughout on-site portion of wetland. Other Plant Svecies Orchard-grass Dactylis rdomerata FACU Scattered throughout wetland. Soft rush Juncus effusus FACW Dominant throughout on-site portion of wetland. Field mint Mentha arvensis FAC A few individuals were growing in the southern portion of this wetland. WetlandC Description. Wetland C (Approximately 740 sf) is a small, isolated wetland that formed in a shallow depression on top of a dirt access road. Tire ruts collect water that pools on compressed soil. Cowardin Classification. Wetland A is a palustrine, emergent, temporarily-flooded (PEMA) wetland (see Cowardin et a/., 1979). Soils. The soil is similar in composition to that found throughout the property. Coal fragments are visible in the soil, producing a dark color. Redox inclusions were also visible within the soil matrix. Similar to Wetland A, redox inclusions may have fonned within coal seams prior to mining activities, so active rhizospheres were used as primary hydric soil indicators. Plants. The dominant plant species are European pasture grasses, similar to that of Wetlands A and S, along with Himalayan blackberry. General Hydrology. The hydrology criterion was satisfied through shallow groundwater monitoring. However, the source of hydrology apparently was supplied by a blockage in an off- site drainage ditch located approximately 50 feet to the east of Wetland C. Old tires, newspapers, bottles, appliances, and other garbage illegally dumped in the ditch, as well as other debris, was responsible for blocking the nonnal flow within the ditch. The ditch has since been cleaned out and the obstruction was removed. Thereby, the artificial source of hydrology no longer exists and this human-induced wetland may disappear. 22 December 2004 717B-Final Mil Rpl-1(22Dec04).doc Talasaea Consultants, Inc. Page 7 I I I I I I I I I I I I I I I I I I I Cedar Avenue Qeyelopment Fina! WeUand Buffer Mitigation Plan Wetland D Description. Wetland D (59,138 sf, 28,572 sf on-site) is a wetland system located on the southwestern portion of the property and extends off site to the south and west. Wetland vegetation classes consist of: 1) palustrine emergent (on site) and 2) palustrine forested (off site) (see Cowardin et al., 1979). The areas of emergent wetland are located exclusively on the project site. This wetland appears to have formed as the result of obstruction and subsequent departure of flow from an unmaintained ditch located along the southern property line. The ditch was originally channelized along the property line and routed to a culvert located east of the property. Erosion and sedimentation has caused the original excavated channel to fill in with sediment and debris. Drainage from the ditch now flows onto the southwestern portion of the subject property, supplying the hydrology for Wetland D. The drainage extends through Wetland D, and splits into two separate branches west of the prope~ boundary. The northern branch eventually drains to an open conveyance along the South 35' Street right-of-way. The southern branch drains to a culvert, which the original ditch was routed. This culvert is part of an urban stormwater network draining roads and parking lots. No evidence of fish life or usable habitat was found in this ephemeral drainage. This stormwater-fed, flashy drainage does not maintain flow capacity to support resident or anadromous fish populations. Cowardin Classification. Wetland C is a palustrine, emergent, seasonally-flooded (PEMC) wetland on site and a palustrine, forested, seasonally-flooded (PFOC) wetland off-site (see Cowardin et al., 1979). Plants. European pasture grasses and soft rush dominate the on-site portion of Wetland D. Dominant plant species occurring in this wetland are listed in Table 3. The off-site portion is dominated by red alder and Oregon ash. T bl 3 PI t S a e an ipecles o . W tl dO 0 S·t ccurnna In e an n Ie Common Name Scientific N arne Indicator Distribution Status Dominant Plant Species Colonial bentgrass Agrostis tenuis FAC Dominant throughout on-site portion of wetland. Soft rush Juncus effusus FACW Dominant throughout on-site portion of wetland. TaU fescue Festuca arundinacea FAC-Dominant throughout on-site portion of wetland. Redtop Agrostis alba FAC Dominant throughout on-site portion of wetland. Other Dlant species Himalayan blackberry Rubus discolor FACU Scattered throughout the southern portion of wetland Orchard-grass Dactylis glomerata FACU Scattered throughout wetland Red alder saplings Alnus rubra FAC Saplings widely distributed on southeastern portion of wetland Soils. Soils are black (10YR 2/1) and were saturated to the surface at the time of the field study. Black soils in Wetland D may be the result of coal tailings, as with Wetland A. 22 December 2004 717B-Final Mit Rpt-1(220ec04).doc Talasaea Consultants, Inc. Page 8 I I I I I I I I I I I I I I I I I I I Cedar Ayenue DeVelopment Final Wetland Byffer Mitigation Plan Hydrology. Seasonal inundation was obvious during wetter months earlier in the growing season. Soils appear to be saturated throughout most of the year. Hydrology appears to be solely supplied by an overflowing. unmaintained ditch located along the southem property line. as previously discussed. 5.0 WETLAND FUNCTIONS AND VALUES Wetlands. in general. provide many valuable ecological and socioeconomic functions. including 1) stormwater storage. 2) groundwater recharge. 3) erosion control. 4) water quality improvement. 5) natural biological support. 6) overall habitat functions. 7) specific habitat functions. and 8) cultural and socioeconomic value (Appendix C). These functions were semi- quantitatively assessed using the Wetland and Buffer Functional Analysis Methodology developed by Cooke Scientific Services. Inc. (Cooke. 2000). The scores from the analYSis of each parameter are summarized in Table 4. Wetland A. Wetland A is an isolated. marginally wet area dominated by European turf grass species. This marginally wet area provides low to very low values for stormwater functions because of its isolated nature and relatively small size. Biological functions scored very low because non-native grasses primarily dominate wetland vegetation. These grasses provide little habitat for native wildlife species. Biological functions also scored very low because no habitat features. such as trees. snags. stumps. woodpiles. or boulders occur in this wetland. The wetland is located on private property and has extremely low socioeconomic or cultural value. Wetland B. Wetland B is an isolated depression excavated into impermeable. unweathered till. Without a surface water connection. hydrology is fed primarily by local precipitation and possibly by minimal groundwater. Because of its isolated nature. minimal vegetation. and small size. this wetland generally scored extremely low for stonnwater functions. Because of minimal vegetation and no habitat features. biological functions are extremely low to insignificant. Similar to Wetland A. cultural functions scored extremely low because the wetland is located on private property and does not have commercial. historical. recreational. educational. or aesthetic value. Wetland C. Wetland C is a small. isolated depreSSion that fonned in tire ruts. Without a surface water connection. hydrology is fed primarily by local precipitation and possibly by minimal groundwater. Because of its isolated nature. minimal vegetation. and small size. this wetland generally scored extremely low for stonnwater functions. Because of minimal vegetation and no habitat features. biological functions are extremely low to inSignificant. Similar to Wetland A. cultural functions scored extremely low because the wetland is located on private property and does not have commercial. historical. recreational. educational. or aesthetic value. Wetland D. Wetland D is a shallow. wet depression located in a relatively flat area both on and off site. Both the on-site and off-site portions were included in this evaluation. The on-site portion of Wetland D is a palustrine emergent wetland dominated by pasture grasses and soft rush. Himalayan blackberry dominates the fence line within Wetland D. The off-site portion of Wetland D is forested and has an understory dominated by Himalayan blackberry and. to a lesser extent. salmonberry. Stonnwater functions are moderate to low because of its moderate size and forested cover. Biological support and habitat functions are moderate to low. based on the moderate volume of organic accumulation in this relatively young forest. 22 December 2004 717B·Final Mit Rpt·1(22Dec04).doc Talasaea Consultants, Inc. Page 9 I I I I I i I I I I I I I I I I I I I Cedar Ayenye pevelopment Final Weiland Buffer MitiqaUon Plan Table 4. Wetland and Buffer Functions and Semi-Quantitative Performance Assessment' (see Appendix C for functional analysis data sheets) Function Wetland A Wettand B Wetland C Wetland D Flood/Storm Water Control Extremely Extremely Extremely Moderate to (max 15) Low Low Low Low 5(33%)-5(33%) 5(33%) 10(67%) Base Flow/Ground Water Very Low Very Low Very Low Moderate to (max 15) Low 7(47%) 7(47%) 6(40%) 9{60%) Water Quality Improvement Very Low Extremely Very Low Moderate to (max 15) Low Low 7(47%) 5(33%) 7(47%) 10(67%) Natural Biological Support Extremely Extremely Extremely Moderate to (max 36) Low Low Low Low 14(39%) 12(33%) 12(33%) 25(69o/ol Overall Habitat Functions Extremely Extremely Extremely Moderate to (max 9) Low Low Low Low 3(33%) 3(33%) 3(33%) 6(67%) Specific Habitat Functions Insignificant Insignificant Insignificant Low (max 15) 4(27%) 4(27%) 4(27%) 8(53%) Cultural/Socioeconomic Extremely Extremely Extremely Extremely (max 18) Low Low Low Low 6{33%) 6(33%) 6{33%) 7{39%) 1. Methodology based on and modified from Cooke, 2000 This numerical value refers to the score or index calculated on the data sheet. The percent of the index to the maximum value is in parentheses (see Appendix C). See value rating below: High 100% to 90% Moderate to High 89% to 80% Moderate 79% to 70% Moderate to Low 69% to 60% Low 59% to 50% Very Low 49% to 40% Extremely low 39% to 30% Insignificant 529% 6.0 REGULATORY CONSIDERATIONS Wetland A Exemption (RDR 4-3-050M(1 lib)). Wetland A is not a regulated feature under Renton's Code (RDR 4-3-050M(1 )(b)) because this Category 3 wetland: 1) formed on top of legally placed fill material, 2) appears to have been created through the compaction of mine rock fill material, and 3) is an isolated wetland not regulated by the Corps. Based on the Coal Mine Hazard Assessment and Geotechnical Engineering Evaluation, Wetland A formed on top of legally placed and compacted fill material. Mine rock fill material was spread over the area of Wetland A by heavy machinery. Compaction of mine rock fill material confounded groundwater 22 December 2004 717B-Final Mit Rpt-1(220ec04).doc Talasaea Consultants, Inc. Page 10 I I I I I I I I I I I I I I I I I I I Cedar Ayenue Deyelopment Final Wetland Buffer Mitigation Plan hydrology in the area of Wetland A. Compaction and water holding capacity of this fill material apparently contributed to the formation of tentative wetland conditions. Exemption RDR 4-3-050(C)(5)(f)(ii). Under RDR 4-3-050(C)(5)(f)(ii), any activity affecting hydrologically isolated Category 3 wetland no greater than five thousand (5,000) square feet is exempt. Other Regulatory Considerations. The State Department of Ecology reserves authority to use administrative orders to regulate projects involving isolated wetlands under RCW 90.58. Ecology has authority over "Waters of the State". Because isolated wetlands are "waters of the State" under RCW 90.58, Ecology may implement regulatory authority over Wetland A. Because Wetland A is a hydrologically isolated, it is exempt from regulation by the U.S. Army Corps of Engineers. The Corps does not regulate the alteration of hydrologically isolated wetlands. Based on the 6 January 2001 U.S. Supreme Court ruling in Illinois, isolated wetlands are no longer 'Waters of the United States", and thereby not regulated by the Corps under the Clean Water Act. WetlandS Exemption RDR 4-3-050(B)(7)(a). Wetland B is a Category 3 wetland not regulated under the City's Code (RDR 4-3-050(B)(7)(a)), because it does not meet the size threshold of 5,000 sf. Although Wetland B is exempt from Renton's regulatory conSideration, other regulatory constraints may apply. Exemption RDR 4-3-050(C)(5)(D(ii). Under RDR 4-3-050(C)(5)(f)(ii), any activity affecting hydrologically isolated Category 3 wetland no greater than five thousand (5,000) square feet is exempt. Other Regulatory Considerations. The State Department of Ecology reserves authority to use administrative orders to regulate projects involving isolated wetlands under RCW 90.58. Ecology has authority over "Waters of the State". Because isolated wetlands are "waters of the State" under RCW 90.58, Ecology may implement regulatory authority over Wetland B. Because Wetland B is a hydrologically isolated, it is exempt from regulation by the U.S. Army Corps of Engineers. The Corps does not regulate the alteration of hydrologically isolated wetlands. Based on the 6 January 2001 U.S. Supreme Court ruling in Illinois, isolated wetlands are no longer "Waters of the United States", and thereby not regulated by the Corps under the Clean Water Act. WetlandC Exemption RDR 4-3-050(B)(7)(a). Wetland C is a Category 3 wetland not regulated under the City's Development Regulations (RDR 4-3-050(B)(7)(a)), because it does not meet the size threshold of 5,000 sf. Although Wetland C is exempt from Renton's regulatory consideration, other regulatory constraints may apply. Exemption RDR 4-3-050(C)(5)(f)(ii). Under RDR 4-3-050(C)(5)(f)(ii), any activity affecting a hydrologically isolated Category 3 wetland that is less than or equal to 5,000 sf is exempt. Other Regulatory Considerations. The State Department of Ecology reserves authority to use administrative orders to regulate projects involving isolated wetlands under RCW 90.58. Ecology has authority over 'Waters of the State". Because isolated wetlands are "waters of the State" under RCW 90.58, Ecology may implement regulatory authority over Wetland C. 22 December 2004 717B-Final Mit Rpt-1(22Dec04).doc Talasaea Consultants, Inc. Page 11 I I I I I i I I I I I I I I I I I I I Cedar Ayenye peyelopment Final Wetland Buffer Mitigation Plan As with Wetlands A and B, Wetland C is hydrologically isolated, and thereby exempt from regulation by the U.S. Army Corps of Engineers. The Corps does not regulate the alteration of hydrologically isolated wetlands. Based on the 6 January 2001 U.S. Supreme Court ruling in Illinois, isolated wetlands are no longer ''Waters of the United States", and thereby not regulated by the Corps under the Clean Water Act. Wetland D Wetland D is classified as Category 2 wetland under the City of Renton's Development Regulations (RDR 4-3-050(B)(7)(b» (Table 5). The standard buffer width for Category 2 wetlands is 50 feet (RDR 4-3-050(M)(6)(c». Permanent Disturbances. The replacement-to-Ioss ratio for permanently disturbed emergent Category 2 wetlands is 1.5 to 1 for wetland restoration or creation (RDR 4-3-050(M)(11 )(e)). Exemption for Temporarv Disturbances RDR 4-3-050(C)(5)(D(iii). Under RDR 4-3- 050(C)(5)(f)(iii), "temporary disturbances of a wetland [or its buffer] due to construction activities that do not include permanent filling may be permitted; provided, that there are no permanent adverse impacts to the critical area or required buffer, and areas temporarily disturbed are restored at a 1:1 ratio". Category 1 wetlands and Category 2 forested wetlands require a 2:1 enhancement ratio. Because the on-site portion of Wetland D is a Category 2 emergent wetland, the enhancement ratio is 1: 1. This exemption requires a written request addressed to and subsequent permission authorized by the Department Administrator. An exemption was granted by the City on April 16, 2003. Table 5. Wetland Regulatory Considerations under Renton Development Regulations Wetland Cowardin Category Buffer Width Mitigation Corps jurisdiction Class Requirements Wetland A PEMC Category 3 Exempt under None Isolated wetland, not RDR4-3-regulated by the Corps Exempt 050M(I)(b) Wetland B PEMA' Category 3 Exempt under None Isolated wetland, not RDR4-3-regulated by the Corps Exempt 050(B)(7)(a) Wetland C PEMA' Category 3 Exempt under None Isolated wetland, not RDR4-3-regulated by the Corps Exempt 050(B)(7)(a) Wetland D PEMC Category 2 50-feet Temporary buffer Not isolated, under (on-site) disturbances are Corps jurisdiction restored at a I: I PFOC' ratio (RDR 4-3- (off-site) 050( C)( 5)( f)( iii)). 1. Palustnne emergent seasonally flooded 2. Palustrine forested seasonally flooded Buffer Reduction. The City may approve a reduction in the standard wetland buffer width on a case-by-case basis. Under RDR 4-3-Q50(M)(6)(e)(ii), buffer width reduction is allowed if a 22 December 2004 717B·Final Mit Rpt-1(22Dec04).doc Talasaea ConSUltants, Inc. Page 12 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Final WeVaod Buffer Mitigation Plan buffer enhancement plan is implemented. The buffer enhancement plan must involve the installation of native vegetation and substantiate that the enhanced buffer will be equal to or improve the functional attributes of the buffer. An enhanced buffer shall not result in greater than a 25 percent reduction in the buffer width, and the reduced buffer shall not be less than 25 feet wide. Greater buffer width reductions require review as a variance per RDR 4-3-050(N)(3) of this Section. Exemption for Stormwater Discharge to Wetlands RDR 4-3-050(C)(5)(d)(i). New surface water discharges to Wetland D and its buffer from detention facilities, pre-settlement ponds, or other surface water management structures are exempt from City regulation under RDR 4-3- 050(C)(5)(d)(i). The stormwater discharge to the wetland or its buffer: 1) must meet the requirements of the City's Storm and Surface Water Drainage Regulations (RMC 4-6-030); 2) will not result in significant changes in the water temperature or chemical characteristics of the wetland water source; and 3) does not cause an increase in the existing rate of flow unless it can be demonstrated that the change in hydrologic regime would result in greater wetland functions and values. This exemption requires a written reguest addressed to and subsequent permission authorized by the Department Administrator. An exemption was granted by the City on April 16, 2003. Exemption for Buffer Disturbances RDR 4-3-050(C)(7)(a)(ii). Under RDR 4-3-050(C)(7)(a)(ii), stormwater management facilities in critical area buffers are exempt from regulation by the City. Stormwater management facilities defined under this section include stormwater dispersion outfall systems. These systems must be designed to minimize impacts to the buffer. The site topography requires that the location of the dispersion outfall be within the buffer to allow hydraulic function. This exemption requires a written reguest addressed to and subsequent permission authorized by the Department Administrator. An exemption was granted by the City on April 16, 2003. 7.0 WILDLIFE General wildlife observations were made during the wetland reconnaissance. Table 6 summarizes the species or evidence of that species' presence observed on the project site during the reconnaissance. Wetland observations on the property were typical of urban/suburban-adapted species. Crows and robins were numerous throughout the site and European starlings were observed in grassy areas. Rufus-sided towhee, white-crowned sparrow, and black-capped chickadee were observed at the edge of the forest near the southern property boundary. Winter wren, black-headed grosbeak, and northern flicker were observed near the southern edge of the property. A red-tailed hawk was observed soaring overhead on thermals. No raptor nests were observed on the subject property. 7.1. Sensitive Species and Habitats No records were found to suggest that rare species or habitats occur on or near the study area. No Federally-listed wildlife species were observed during the site investigation and no records were found that bald eagles occur in the vicinity of the property nor was any bald eagle nesting sites found on or near the property. Federally-listed salmonid species are not known to occur in the small intermittent drainages located on the subject property. No evidence of fish-life of fish habitat was observed in any of the on-site drainages. A red-tailed hawk was observed flying overhead on or near the western portion of the site near Wetland D, presumably utilizing the meadow as a foraging area. No raptor nests were observed on the subject property. The red-tailed hawk is not State-listed, Federally-listed, or 22 December 2004 717B·Final Mit Rpt·1(22Dec04).doc Talasaea Consultants, Inc. Page 13 I I I I I I I I I I I I I I I I I I I Cedar Ayenue Development Rna! Wetla ad Buffer MWgation Plan listed as a priority species by the State. Therefore, the presence of a red-taile d hawk should not be a regulatory constraint. Table 6. Wildlife Species Observed on the Subject Propertv Scientific Name Common Name Observ ations Birds Buteo iamaicensis Red-tailed hawk V Colaptes auratus Northern flicker V Corvus brachvrhvnchos and C. caurinus American and northwest crow V Melospiza melodia Song sparrow V Parus atricapi/lus Black-capped chickadee V Pheucticus melanocephalus Black-headed grosbeak V Pipilo maculatus Rufus-sided towhee V Sturn us vull<aris European starling V Trol<lodvtes trol<lodvtes Winter wren V Turdus migratorius American robin V Zonohichialeucophrvs White-crowned sparrow V Mammals Microtus sp. Vole B Odocoileus virKinianus White-tailed deer V&T Amnhibians/Renti/es Rana aurora Red-legged frog V Thamnophis sp. Garter snake V V~VISUAL SIGHTING A~AUDITORYNOCALIZATION T~TRACKS S~SCATS B~BURROW O~OTHER SIGN 8.0 DEVELOPMENT IMPACTS Belmont Homes, Inc. has proposed a residential development conSisting of 49 single-family lots es a system of will occupy land The proposed located on the 1 a-acre site (Figure 5). The development infrastructure includ asphalt-paved roads, driveways, and stormwater facilities. The development that is currently undeveloped and contains several dilapidated farm structures. action involves the grading of apprOXimately 10 acres and will result in tempor arily impacting (Wetlands A, B, nally wet areas as formed on top neers. Wetlands xempt under 6,700 sf of regulated wetland buffer. Three low value, non-regulated wetlands and C) will be filled. These human-induced wetlands are small, isolated margi that are dominated by exotic plant species. Wetland A is exempt because it h of compacted fill material and is not regulated by the U.S. Army Corps of Engi Band C are isolated Category 3 wetlands smaller than 5,000 sf, and thereby e Renton code. Stonn runoff will be conveyed to a two-celled stormwater treatment pond, loca ted in the onstructed in the m the entire northwestern corner of the property. The stormwater treatment pond will be c lowest portion of the property. The pond will receive and treat storm runoff fro proposed development. To provide the required stormwater treatment capacit y, 6,700 sf of Wetland D buffer will be graded. Buffer alteration will not occur within 25 feet minimize impacts from stormwater runoff during grading and construction, the erosion control Best Management Practices (BMPs) will be implemented. 22 December 2004 T 717B-Final Mit Rpt-1(22Dec04).doc of Wetland D. To most current alasaea Consultants, Inc. Page 14 I I I I I I I I I I I I I I I I I I I PLAN LEGENp - - - -PROPERTY LINE -• - . -EXISTIN6 I"IETLAND I $ 1/ /./ /., . " / 'I 5O-FOOT I"IETLAND BUFFER I t_--It--J.J-l- , / • • ,'/ /. WAL MINE HAZARD AREA ~ ) 100 200 PROPOSED WNTOUR i North , NOTES, I. Sourc.e drol-llng, rec.elved 14 Dec. 04, I-Ia! , by Talasaea Consultants for visual enhan,\,. ---------""r.:i~:"""'I~~""!"'l\'~~ 2. Base Information provided by GORE Des! 4205 148th Ave. NE, Ste200, Bellevue, ~ (425) 885-1811 ( and Mitigation Plan ~ Development i,gton , © Copyright -Ta.lasaea CQllsulllmts, INC I I I I I I I I I I I I I I I I I I I :!C~e;<!d~ar.J.A~ve!l!n!!!!Je~pe!!iy~e!~QQ!1fm!l!e!!!ntb=================="F!!!in!!!a!~W!!i:eUaad Buffer Mitigation Plan 9.0 MITIGATION FOR SENSITIVE AREA IMPACTS Mitigation for 6,700 sf of temporary buffer impact through grading activities will occur on site through buffer restoration (Table 7). The 6,700 sf portion of graded Wetland D buffer will be restored at a 1:1 ratio in accordance with RDR 4-3-050(C)(5)(f)(iii), see Sheets W1.0 and W1.1 (enclosed). The impacted portion of the Wetland D buffer currently consists of disturbed coal- rich soils and introduced European pasture grasses and some Himalayan blackberry. Native trees and shrubs will replace the introduced European pasture grasses and some Himalayan blackberry. Plantings will consist of big-leaf maple, Douglas fir, lodgepole pine, and bittercherry, as well as understory shrubbery, to compliment the existing forested land off site to the south, west, and north of the subject property. Table 7. Wetland Buffer Impacts and Proposed Mitigation. ~_VV~et~la~n~d~+-__ ~C~a~te~e,or~v __ 4-______ ~Im~,~p.ac~t ______ -+ ______ ~M~i~ti~g~at~ion~ ____ ~ None Required Wetland A Exempt under Filled RDR 4·3- 050M(l lib) Wetland B Exempt under RDR4·3· 050(B)(7)(a) Wetland C Exempt under RDR4·3- 050(B)(7)( a) Wetland D Category 2 (50· foot buffer) (Non·regulated) Filled (Non·regulated) Filled (Non·regulated) 6,700 sf of Temporary Buffer Impact None Required None Required 6,700 sf of Buffer Restoration and enhancement at a 1: 1 replacement ratio (RDR 4·3-050(C)(5 (t)(iii)) The restored buffer area will increase the habitat value from existing degraded buffer, therefore, providing greater value to the wetland ecosystem. Because mostly herbaceous vegetation would be removed, temporal loss would be minimal. Treated runoff from the stormwater treatment pond will be routed to an infiltration trench located within the outer edge of the buffer for Wetland D in accordance with RDR 4-3-050(C)(7)(a)(ii) and RDR 4-3-050(C)(5)(d)(i) (see Section 6.0 above). Wetland D hydrology will be augmented with the treated stormwater. 9.1 Goal, Objectives, and Performance Standards Goa/1: Replace and improve functions and values lost due to temporary impacts of 6,700 sf of Category 2 wetland buffer. The mitigation measures will be evaluated through the following objectives and performance standards. Objective A: Increase the woody vegetation coverage and structural diversity in the enhanced wetland buffer area. Performance Standard A: Woody plant coverage shall be at least 10% by Year 1,30% by Year 3, and 50% by Year 5. Woody coverage may be comprised of both planted and recolonized native species; however, to maintain species diversity, at no time shall a recolonized species (e.g., red alder) comprise more than 35% of the total woody coverage. Objective B: Increase the woody species diversity in the mitigation area. 22 December 2004 717B·Final Mit Rpt·1 (22Dec04 ).doc Talasaea Consultants, Inc. Page 15 I I I I I I I I I I I I I I I I I I I Cedar Avenue Develgpment Final Wetland Byffer Mitigation Plan Perfonnance Standard B: Percent survival of planted woody species must be at least 100% at the end of Year 1, and at least 85% at the ends of years 3 and 5. Objective C: Remove and control invasive plants to less than 20 percent cover in the mitigation area. Performance Standard C: After construction and following every monitoring event for a period of five years, exotic and invasive plant species will be maintained at levels below 20% total cover in the mitigation area. These species include Scot's broom, Himalayan and evergreen blackberry, reed canarygrass, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, Canada thistle, and creeping nightshade. 9.2 Plantings Indigenous evergreen and deciduous trees and shrubs will be planted in the wetland buffer restoration area to provide improved habitat value within the mitigation area. The plant species depicted on the mitigation plan were chosen for a variety of qualities, including: adaptation to specific water regimes, value to wildlife, value as a physical or visual barrier, pattern of growth (structural diversity), and aesthetic values. Native tree, shrub, and herbaceous species were chosen to increase both the structural and species diversity of the mitigation area, thereby increasing the area's value to wildlife for food and cover. Species of vegetation that are both beneficial to wildlife and unfriendly to humans will be used in areas where human exclusion is desired. Plant materials will consist of a combination of bare-root specimens, balled and burlapped plants, and container plants. 9.3 Temporary Irrigation System An above ground temporary irrigation system capable of full head to head coverage of all planted areas will be provided. The temporary irrigation system shall either utilize controller and point of connection (POC) form the site irrigation system or shall include a separate POC and controller with a backflow prevention device per water jurisdiction inspection and approval. The system shall be zoned to provide optimal pressure and uniformity of coverage, as well as separation for areas of full sun or shade and slopes in excess of 5%. The system shall be operational by June 15 (or at time of planting) and winterized by October 15. Irrigation shall be provided for the first 2 years of the monitoring period. The irrigation system shall be programmed to provide 1/2" of water per week (one cycle with two start times per week or every three days). A chart describing the location of all installed or open zones and corresponding controller numbers shall be placed inside the controller and given to the Owner's representative. In addition to the temporary irrigation system, a soil moisture retention agent will be incorporated into the backfill of planting pits to minimize the potential for plant desiccation in the mitigation areas. 10.0 CONSTRUCTION MANAGEMENT A pre-construction meeting will be held on site to review and discuss all aspects of the mitigation project prior to any construction activity. The owner, as well as a City representative, will attend the meeting. Prior to commencement of any work by contractors adjacent to the sensitive areas, the clearing limits will be staked and fenced. Silt fences will be installed at the 22 December 2004 7HB-Final Mit Rpt-1(22Dec04).doc Talasaea Consultants, Inc. Page 16 I I I I I I I I I I I I I I I I I I I '-..---- Cedar Ayenue peyelopment Final Wetland Buffer Mitigatjon Plan clearing limits and significant habitat features and vegetation to be retained will be clearly marked in the field. A wetland biologist or landscape architect will regularly supervise plan implementation during construction to ensure that the objectives and speCifications of the mitigation plan are met. Any significant modifications to the design that may occur as a result of unforeseen circumstances will be approved by the owner, the City, and Talasaea Consultants prior to their implementation. 10.1 Post-Construction Assessment A post-construction assessment will be conducted upon completion of the mitigation plan construction, and a report including as-built drawings will be submitted to the city. The purpose of this assessment will be to determine whether the site conditions are consistent with the approved plan and to establish baseline conditions for future monitoring. 11.0 MONITORING METHODOLOGY Performance monitoring of the mitigation area will be conducted for a period of five years, with reports submitted to the City of Renton according to the schedule presented in Table 8. Table 8 Projected Calendar for Performance MonitOring and Maintenance Events Year 1 Year 2 Baseline Assessment MR,&R PM-1 PM-2 MR, &R R PM-3 MR,&R Winter 2005 Spring 2005 Summer 2005 Fall 2005 Year 3 Year 4 MR PM-5 MR PM-6 MR,&R MR,&R Spring 2007 Fall 2007 Spring 2008 Fall 2008 MR Spring 2006 MR Spring 2009 PM-4 MR,&R Fall 2006 YearS PM-?, MR,&R Fall 2009 --PM -Performance MOnltonng R -Report MR -Maintenance Memo and ReView 'Obtain final approval to get release of bond from City of Renton (presumes performance criteria are met). 11.1 Reports Each monitoring report will include: a) panoramic photo-documentation, b) estimates of percent vegetative cover, plant survival and undesirable species, c) wildlife usage, d) water quality and hydrology, site stability, and soils, and e) an overall qualitative assessment of project success for the mitigation areas. If the performance criteria are met, monitoring will cease at the end of year 5, unless objectives are met at an earlier date and the city accepts the mitigation project as successfully completed. 11.2 Methods for Attaining the Performance Standards Each monitoring report will include an evaluation of the mitigation project to ensure that the goals, objectives, and performance standards of the project are being met. The objectives and performance standards as stated in Section 9.1 are repeated here along with the methods that will be employed and evaluated during each performance monitoring event. Objective A: Increase the woody vegetation coverage and structural diversity in the enhanced wetlands, wetland buffers, and stream buffer areas. Performance Standard A: Woody plant coverage shall be at least 10% by Year 1, 30% by Year 3, and 50% by Year 5. Woody coverage may be comprised of both planted and recolonized native species; however, to 22 Oecember 2004 717B·Final Mit Rpt·1(22Dec04).doc Talasaea Consultants, Inc. Page 17 -~ " ---"----~---~"-"--~-".--".-----------_ ... "---" -· 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 Cedar Ayenue peyelopment Eina! Wetland Buffer Mitigatioo Plan maintain species diversity, at no time shall a recolonized species (e.g., red alder) comprise more than 35% of the total woody coverage. Methods: Permanent transects, 50 feet long and ten feet wide, will be established during the baseline assessment within each plant community in the mitigation areas. During monitoring events, trees, shrubs, and herbaceous vegetation will be evaluated within each of these sampling locations. Percent areal cover of shrubs and trees will be evaluated through the use of point-intercept sampling methodology. Using this methodology, a tape will be extended between two permanent markers established 25 feet apart. Shrubs and trees intercepted by the tape will be identified, and the intercept distance recorded. Percent cover by species will then be calculated by adding the intercept distances and then expressed as a total proportion of the tape length. Objective B: Increase the woody species diversity in the mitigation areas. Performance Standard B: Percent survival of planted woody species must be at least 100% at the end of Year 1, and at least 85% at the ends of years 3 and 5. Methods: During monitoring events, trees and shrubs will be evaluated within each of the sampling transect locations. Percent survival of shrubs and trees will be evaluated in a 10-foot belt along the established transect. The species and location of shrubs and trees within this belt will be recorded, and will be evaluated during each monitoring event to determine percent survival. The established vegetation sampling transects will aid in determining the success of plant establishment. Objective C: Remove and control invasive plants to less than 20 percent cover in mitigation areas. Performance Standard C: After construction and following every monitoring event for a period of five years, exotic and invasive plant species will be maintained at levels below 20% total cover in the mitigation areas. These species include Scot's broom, Himalayan and evergreen blackberry, reed canarygrass, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, Canada thistle, and creeping nightshade. Methods: During monitoring events, undesirable plant species will also be measured within each sampling location. Invasive shrub species will be measured with the woody species (methodology discussed under Objective A). Invasive plants will maintained at levels below 20% total cover. Removal of these species will occur regularly to prevent infestations. Removal will occur by hand whenever possible. Undesirable species include but are not limited to Scot's broom, Himalayan and evergreen blackberry, reed canarygrass, purple loosestrife, hedge bindweed (morning glory), Japanese knotweed, and creeping nightshade. 11.3 Photo Documentation Locations will be established within the mitigation area from which panoramic photographs will be taken throughout the monitoring period. These photographs will document general appearance and relative changes within the plant community. Review of the photos over time will provide a semi-quantitative representation of success of the planting plan. Vegetation sampling plot and photo-point locations will be shown on a map and submitted with the baseline assessment report and yearly performance monitoring reports. 22 December 2004 717B-Final Mit Rpt-l(22Dec04).doc Talasaea Consultants, Inc. Page 18 I I I I I I I I I I I I I I I I I I I Cedar Avenue peyelopment Final Wetland Byffer Mitigation Pian 11.4 Wildlife Birds, mammals, reptiles, amphibians, and invertebrates observed in the wetland and buffer areas (either by direct or indirect means) will be identified and recorded during scheduled monitoring events, and at any other times observations are made. Direct observations include actual sightings, while indirect observations include tracks, scat, nests, song, or other indicative signs. The kinds and locations of the habitat with greatest use by each species will be noted, as will any breeding or nesting activities. 11.5 Hydrology, Water Quality, and Site Stability During each monitoring event, an assessment will be made of the water regime within the wetland and buffer areas to ensure that proper hydrological conditions exist. General observations will be made of the extent and depth of soil saturation or inundation. Water quality will be assessed qualitatively; unless it is evident there is a serious problem. In such an event, water quality samples will be taken and analyzed in a laboratory for suspected parameters. Qualitative assessments of water quality include: • oil sheen or other surface films, • abnormal color or odor of water, • stressed or dead vegetation or aquatic fauna, • turbidity, and • absence of aquatic fauna. Observations will be made on the stability of slopes in the mitigation area. Any erosion or slumping of the slopes will be recorded and corrective measures will be taken. 12.0 MAINTENANCE (M) and CONTINGENCY (C) Maintenance will be performed regularly to address any conditions that could jeopardize the success of the mitigation area. During maintenance reviews (schedule shown in Table 8), any maintenance items requiring attention will be identified and reported to the landscape maintenance contractor. Established performance standards for the project will be compared to the monitoring results to judge the success of the mitigation project. If there is a significant problem with achieving the performance standards, the bondholder shall work with the City to develop a contingency plan. Contingency plans may include, but are not limited to: re-grading, additional plant installation, erosion control, modifications to hydrology, and plant substitutions of type, size, quantity, and location. Contingency will include many of the items listed below and would be implemented if these performance standards are not met. Maintenance and remedial action on the site will be implemented immediately upon completion of the monitoring event (unless otherwise specifically indicated below). • During year one, replace all dead plant material. (M) • Water all mitigation plantings at a rate of 1" of water at least every week between June 15 - October 15 during the first year after installation. If replacement plantings are installed following year one, then the newly installed plants shall also be watered at a rate of 1" of water every week between June 15 -October for the first year after planting. (C & M) • Replace dead plants with the same species or a substitute species that meets the goal and objectives of the mitigation plan, subject to the approval of the wetland biologist. (C) 22 December 2004 717B·Final Mil Rpt·1(22Dec04).doc Talasaea Consultants, Inc. Page 19 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Final Wetland Buffer Mitigation Plan • Re-plant area after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). (C) • Remove/control weedy or exotic invasive plants (e.g., Scot's broom, reed canarygrass, Himalayan blackberry, purple loosestrife, etc.). Use of herbicides or pesticides within the mitigation area would only be implemented if other measures failed or were considered unlikely to be successful. Mulch rings should be maintained on trees and shrubs, until they become established. All non-native vegetation must be removed and dumped off site. (C & M) • Clean-up trash and other debris. (M) • Selectively prune woody plants to meet the mitigation plan's goals and objectives (e.g., thinning and removal of dead or diseased portions of trees/shrubs). (M) • Make minor excavations by hand, as needed and after consulting with City staff, to correct surface drainage or soils moisture conditions. (C) 13.0 MAINTENANCE/MONITORING BOND A maintenance/monitoring bond will be posted with the City of Renton by the property owner for the cost of replacement of plantings and the five-year monitoring plan to assure the success of the mitigation plan. The bond may be released in partial amounts in proportion to work successfully completed over the monitoring period as the applicant demonstrates performance for implementing the conditions of the plan. 14.0 SUMMARY Four wetlands, Wetlands A, S, C, and D, were identified and delineated on site. Generally, on- site wetlands consist of palustrine, emergent, seasonally or temporarily flooded wetlands. Wetland A is a Category 3 wetland that qualifies for exemption under Renton's Code because it was artificially created on top of compacted fill material. Wetlands Band C are Category 3 wetlands and qualify for a size threshOld exemption under the City's Code. Wetland D is a Category 2 wetland and would require a 50-foot buffer under the City of Renton Development Regulations. The proposed project would fill non-regulated wetlands. Temporary impacts to the buffer of Wetland D will occur as a result of grading activities associated with the construction of required storrnwater facilities. The Wetland D buffer will be restored at a 1:1 ratio. 22 December 2004 717B·Final Mit Rpt·1(22Dec04).doc Talasaea Consultants, Inc. Page 20 I I I I I I I I I I I I I I I I I I I Cedar Ayenye DeyelQpment Final WeUand Byffer Mitigatjon plan 15.0 References Cooke, S. 2000. Wetland and Buffer Functions Semi-Quantitative Assessment Methodology (SAM). Cooke Scientific Services. Cornerstone Geotechnical, Inc. 2001. Geotechnical Investigation. April 11 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. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss. Federal Interagency Committee for Wetland Delineation. 1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, U.S. Fish and Wildlife Service, and U.S.D.A. Soil Conversation Service, Washington, D.C. Hitchcock, C.L., and A. Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press. 730 pp. Icicle Creek Engineers, Inc. 2002. Coal Mine Assessment and Geotechnical Engineering Evaluation: Butter Property, Renton, WA. September 24th. King County. Dec.1990. Sensitive Areas Map Folio. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. Nicolay, Laureen, City of Renton Senior Planner. Personal Communication. 4 June 2001. Reed, P.B. Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). USF&WS BioI. Report 88. Reed, P.B. Jr. 1993. Supplement to: National List of Plant Species that Occur in Wetlands: Northwest (Region 9). USF&WS BioI. Report 88. Terra Associates, Inc. 1991. Coal Mine hazards, Benson Place, 104'h Avenue SE, King County, Washington. December 10. Taylor, Steve, City of Renton Senior Planner. Personal Communication. 4 June 2001. U.S. Department of Agriculture, Soil Conservation Service. June,1991. Hydric Soils of the United States. U.S. Department of Agriculture, Soil Conservation Service, King County Area Soil Survey. 1973. U.S. Fish and Wildlife Service. 1985. Users Guide: National Wetlands Inventory Information and Legend for Map Products. 22 December 2004 717B·Final Mil Rpt-1(220ec04).doc Talasaea Consultants, Inc. Page 21 I I I I I I I I I I I I I I I I I I I Cedar Avenye DeyelQpment Final Wetland Buffer Mjtigation Plan U.S. Fish and Wildlife Service. 1988. National Wellands Inventory Map, Auburn Quadrangle. Washington State Department of Natural Resources. 1994. Endangered, Threatened and Sensitive Vascular Plants of Washington. 22 December 2004 71lB-Final Mit Rpt-1(22Dec04).doc Talasaea Consultants, Inc. Page 22 I I I I I I I I I I I I I I I I I I I Cedar Avenue Deyelopment Final Wetland Buffer Mitjgation Plan APPENDIX A SHALLOW GROUNDWATER STUDY 22 December 2004 717S-Final Mit Rpt-l(22Dec04).doc Talasaea Consultants, loc. Appendix A I I I I I I I I I I I I I I ----, THIS AREA 1 1 1 1 1 1 NOT 1 EVALUATED 1 1 1 1 1 1 ( J - "" ...... ~. \ WETLAND ')M05AI~ l' . l .J :-V'iETLANf2.. --' -_. ,/ I 1 1 V \ 1 l" '\ OFF-SITE DITCH \ 1 \ , I ' I] 1 \'" " , "x >:~" I"~ ,J.;/_/~'...l:X_~':"'''''''~-=-==-=-=7:=I::·X._· t 1,._-'. X ~ i . , _ ~ __ -'-_ --/ ,. X ~~-.,....,."':';')t--~-;t-;< '~.:...==::;) ... , ~--""'"~:""~~=-:::-;; . / -----------."--',,,,+---...,.---'--'-~. - -\, :-~ ~ ~ ~ ~ ~ ~ ~ ·'-1:WETLANDT:~\~.5 • 1215< 5F B 8"3' ' i :" " . \ ~'8-5~[ND ; I J --- , . v NOTES, ,~ -\ \ \ --. OWf ---~ ----..-~~---.-. ~- '-..... " , \ ! I. Source drawing, received 20CT02, Has modified by Talasaea Consultants for visual enhancement, \ .. LEGEND PROPERTY LINE ON-SITE HETLAND EXISTIN6 CONTOUR \. '. : \ " \", , ; ; \ , . ; ... ' : ~ ; j i :" i i: ' , ;. ,I! : .' i:' \ t i ! " I f .1 / '0 ... .' .... ; ... , i ;' / ,.' / \ , .L. __ ~" --~~::;.:::-.---~ \ , o .I I ! i . , "'." ,." . ,'(,- v i I; i , 2. Base Information provided by GORE Design Group, 4205 148th Ave. NE, Ste.200, Bellevue, WA "18007 (425) 885-781/ ---x---x-- COAL MINE HAZARD AREA TEST PLOT LOCATION FENCE El)TALASAEA CONSULTANTS, LLC Resource k Environmental Planning 150Z0 B.D,. Creek Ro.d NDTlbeBBt lI'oodJDvOle, WaahinJion 98072 FIGURE A: WELt. LoC. ... t/DIifS Buttar 'Property Renton, Washington ""-1f W~1I j."I:.II1'IOIiS Bu. f"2f1) 8t1J-7f1f10 -PIlS (42f1) B61-754g ~' , , . " .'"\ . ---":"---~; ~ ~.' .1.'; , .-! D- " O. --.----: i ; i " f,' ''-,: NOT'A PART OF. BUTTARPROPERTY Ii , f .. i ,/ I; ,: " J It North © Copyrieht -TalaliB.ea Consultants, lLC ------------------- Page 1 of 1 I I I I I i I I I I I I I I I I I I I Cedar Ayenye Deyelopment Final Wetland Buffer Mitigation Plan APPENDIX B WETLAND DATA SHEETS 22 December 2004 Talasaea Consultants, Inc. 717B-Final Mit Rpt-1(22Dec04).doc Appendix B I I I I I i I I I I I I I I I I I I I fife.. 7/7 DATA FORM ROUTINE ONSITE DETERMINATION METHOD' . Field Investigato*): Dd t,&, w .. "'" b .. , t.. Date: h 11"" ( Z Cc Z Project/Site: &dt-( r c" r;.~ ctr State: We County: ~ ,ye ~ Applicant/OMler. [Jr~ B ft .. r PlantCommUIJity#lName: 1"' :~tl ... Jc. Note: If a more detailed site description is necessary, use the back of data fonn or a field notebook. MM ______ • Do nonnal environmental conditions exist at the plant conununity? Yes No ~ (lfno •. explain on back) b Has the'vegetation, soils, an.dlorJdrOlogy been significantly disturbed? Yes X No (If yes. aplain on back) r, J J f .... . . .::. I te,-.C.{t!'~urt Gr-e ~? r .. t e( Ca4 ,.,;", "" 5 + !f_r/c"lhc . c,.,/ C,"".""kS r\.f. S-/f. VEGETATION ;r ~ Indicator Indicator , Dominant Plant Species Status St,atum Dominant Plant Species Status Stratum I Fes 101(;. .. .. rtl"'''.Y/ ... Cc~ fl/c.-H II 2 r;Ji:?£.f.vlrr:. Q/, . f ... tL ,.v H 12 3 .r~t:.h-~ r~ .. cJ;s FA'--H 13 4 jl..,(, drt;r:o/. r FJ.LIl ~ 14 5 15 6 16 7 17 8 18 9 19 10 20 Percent of dominant species that are OBL, F ACW, andlor FAC _--''-'-''-1'-;;-;-, __ Is the hydroph 'c vegetation criterion met? Yes No _-,_-" Rationale: .. r e . . V"f"(r~~~..$· . SOILS SeriesIPbase: A/~ U _ • .1 ,r~ "e/{y ~ .... .Iy I~ubgroup'--; ___ "'-=-________ _ Is the soil on the hydric list? Yes ' No >? Undetermined Is the soil a Histosol? Yes No X Histic epipedon-pre-sen-::t?;;-;Y;-e-s,:~ __ No X Is the Soil: Mottled? Yes No )( Gleyed? Yes No )< Matrix Color: la X p, '$(' -:sa Mottle Colors: _____ '.:..... ____ _ Oth~r hydric soil indicators:-==-_..!",'.L.!',C-.-'·= ____________________ _ Is the hydric soil criterion met? Yes F' No Rationale: /1t-r cJ'11. .. liT "7" "'r,', HYDROLOGY Is the ground surface inundated?, Yes No)( Surface water depth'-________ _ Is the .soil saturated? Yes No .....L.X?,-:-",- Dep_th to free·standing water in pit/soil probe hole: -:;-J.l ... 'IL:.....,.--:----;c-;-.....--"7--C-.--.,.----::r:-.".,,-r, List other field evidence of surface inundation or soil saturation (,.Jell ct .. f., <:0/ cot.. 4)14 vI pt.!;'»" Is the wetland hydrology c ' eri met? Yes >( No _=-_ Rational : </ l:s1' 5 c ""~ d + JURlSDICI'IONAL DETERMINATION AND RATIONALE Is the plant conununity a wetland? Yes ·X No Rationale Juri,dictional decision: T"::-P'l4-.y,:::!:!~r.,':--/"" -:£l<~ ":!...!!~~-:z,..,-"u.<7==:.z,r.:--;=--=-f7-'7='- t -n"se W"'?fV(M/ Wl.~'r 'This data fonn can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure, . 'Classification according to "soil '[axo,?omy," I I I I I I I I I I I I I I I I I I I tAL. 7/ 7 DATA FORM ROUTINE ONSITE DETERMINATION METHOD' . ir"~:L!.-:'-'-:~-:r-lA<=I~,-,,""-"''::-----;"7"'".--.. Date: i tJ der/I z.0 o.2!· ---'''-'''-'-'=,<-,f-!:::'Pt~::r,-____ :State: t41A County: Ken fC? Applicant/Owner: Plant Community /lfName: .. 1: . .,.p-/f-d'2,....,.. "i;1-. --:--,-- Note: lfil more detailed site description is necessary, use the back of data· form or afield notebook Do normal environmental conditions exist at the plailt community? Yes . No ~ (I(no, explain on back) .f-;. . Has the vegetation, soils, and/or hydrology been significantIydisturbed? Yes X No (I(ycs, explain on back) c{ .. A . f . I __ -"=-"~_"":....(' i'~L .. -r ~or""r;Y("") qS' ,?"t .. of c:~ .,t MII4I'vt;? sf-Ii Z.,rCv j-vre Co..,{ ci..v>o'Ik> ,~ S-"I. VEGETATION . Indicator . Indicator Status Stratum Dominant Plant Species Status· Stratum Dominant Plant Species I ;. 1";'-<7~ f" J -+:.. r" PAL II I I 2 .o£tL1A,L~ 'YC e__ PA/_ If 12 3 (J 'vbut ,L<r. I, F I'IrC.U II 13 . 4 14 S-IS "6 16 7 17 8 18 9 19 10 20 Percent of dominant species that are OBL, FACW, and/orFAC 3 3 g Is the hydrophytic vegetation criterion met? Yes No:x. Rationale: b,. S '" tb_ ... · . S--o ,g Uc. i7r 'Yt: ff,. ( .. WI .. rr~'/ .. .5 " ,,",," I." son.s. SeriesIPhase: Itt £r(-,,~,R? r.., ore/IT S-K "'" r e7"tSubgroup'--: _____________ _ Is the soil on the hydric list? Yes No)( Undetennined_,, __ --=-= __ Is the soil a Histosol? Yes No .>< " .' \ Histic epipedon present? Yes, ___ No X Is the Soil: Mottled? Yes . No.K 6"J/Gleyed? ,,-Yes No t< Matrix Color: I" r~ J'/2.-Zli(o-,s;)jO'it5j3-f/'lMonle Colors:, _____ -_____ _ Other hydric soil indicators: "QAt -~~/l.S ~"_~Y d= <J cy Is the hydric soil criterion met? Yes " No ~ " Rationale: eM Co....... Z .. t1",lM", 2f& S" ,," HYDROLOGY Is the ground surface inundated? Yes No X Surface water depth, _________ _ Is the soil saturated? Yes No 'X Depth to free-standing water in pit/soil probe hole: vit? "vt e- List other field evidence of surface inundation or so""'il,.-sa-tura--cti,.-on..:-"..::.//I-=:-:t?:..:....,=-(!;-------------- Is the wetland hydro.19gy !teIjon Diet? Yes No )5 Rationale:/4 (It ~r"1 S{¥w'{ %~i 7?a: ,:e «10 T '7 JURISDICTIONAL DETERMINATION AND RATIONALE Is the plan! community a wetland? Yes No X . . IJ Rationale Juri,dictional decision: ,(J:-d--C r,' t ... f,-<;= ~-rf, "'>' -f,'/? <f/, 'This data fonn can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. " 'Classification according to "soil Taxonomy." I I I I I i I I I I I I I I I I I I 1ftL, 7(? .. . DATAFORM ROUTINE ONSITE DETERMINATION METHOD' . . FieJ.d InVf:stigator(s): £,\rdt(;!N4.wtk .. ",L. Date: I/J Arr,'{ ProJect/Site: .. k~r ~'"r?i!t" .... State: WACounty:--J.k~IVI~~'--___ _ Applicant/Owner: .. ,. r . Plant Community #lName: . fI2.?7 Note: If a more detailed site description is necessary, Use the back of data form or a field notebook ----------------~----------------- Do norm~1 environmental conditions exist at t1!e plant communiry?Yes No -K (If no. explain on back) h Has the vegetation, soils, and/or hydrology been significanlly disturbed? Yes X No (If yes. explain 0V bock)r, . J .. . . ___ ~v:::....!...£!&t-' 1\A7 L..G:.'(-"~Y1 i-~5,e" rof '" -r-kg,l ""1'1,1.(,2 J: ,"fit roc ,,/-1--4 e Ceql C/..r.""Ic's,yt 50/1 VEGETATION Indioator Indicator Dominant Plant Species Status Stratum Doininant Plant Species Status Stratum ?~fvc • .,r,JIM."'. PA-tt:--.j:j I I I 2 '~r:';:Fr ~_~I-;:.,cc.r~ F"A.c. i.i 12 . 3 'c.r::~c . 1-e",,,r S ~Ar. H 13 . 4 '-~'./.J('< ",<0(5 TAC-W j..j 14 5 15 6 16 7 17 , 8 18 9 , 19 10 20 s""/ ( .. HYDROLOGY· Is the ground surface inundated? Yes >< No Surface waler depthl_~>~· :,:''''::,=C,"/;.=f....2S,-__ Is the soil saturated? , ·Yes X No __ _ Depth to free-standing water in pit/soil probe hole: _ ...... ...:."-________ ~--'---------- List other field evidence of surface inundation or soil saturation._~b1.!Dt!!l'Cle"_, ?~r~ .. ~ .... JL.---------- Is ~e wetland ~ydrolo~riterion met? Yes X No _ ....... __ RatlOnale: /1(1 v,., ~fz?", .f: k !fCC Jl!fc-"'t1J, JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes? No' . /I Rationale Juri,dictional decision: . AIL 1h (u: CJ,' t .. J i.., 5 -if, s-{(t; R 'This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. ' 'Classification according to "soil Taxonomy." . I I-®' I I I I I I I I·····~ I I I I I I I DATA FORM ROUTINE ONSITE DETERMINATION METHOD' ;-r'-"-""'---J-J..:L~OCJt!..-'=""'LJ,,-:: _____ -;-;-__ .Date: ,. //1 A t? { II Zw G ~~4¥4---F=J~:-':-""=-"r--__ :State: (.,Jk County:' .1;::f,!4? Applicant/Owner: Plant Community #lName: ff'1 -wc(L .. J/1r 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, expla;n on back) }--.... . Has the vegetation, soils, and/or hydrology been significantly disturbed? Yes;>r;: No (If yes, expla;n 01'1 ~ -----------~~~ff:t; c:~ ts ~t=-l;,~ ~ "i~G6:~tN!t £ c.,,,,, f "'" M-'-_':'!~ __ Jf::._A_:r.bf.."-[f~L'---- Indicator Dominant Plant Species Indicator Status Stratum Dominant Plant Species Status Stratum I :fV.-1Cv' pHilJd FA~w f{ 11 2 A ~",u.-~ Tt.,v .. d 'n, (, 12 3 A ~{, ,f(s a{, -"J,..,~u., -A~-13 4 14 5 15 6 16 7 17 8 18 9 19 10 20 Percent of dominant species that are OBL, FACW, and/or FAC __ -"G~-,Z--"r,--' __ _ Is the hydrophytic veg<;tation criterion met? Yes X No __ _ Rationale: r (~_it"r Ih~... '20 t .51-6 " ~e.t(cl ~ pi .... r CtcC! ~ w~ .. k ("'~" ~ r /II'J If f' I' ~ ff' ... ~ SOILS SerieslPhase: ~j,l(I;"I,"'; "«"'1 f",.,i;, t ...... Subgroup'_;-__ '.:::... __________ _ Is the soil on the hydric list? Yes,_=_ No X Undetermined -- Is the soil a Histosol? Yes No >< Histic epipedon-pr-e-se-n"'t?:--:CY;-'es--No X Is the Soil: Mottled? Yes >IV")Gleyed? _ , Yes . .,--__ No X Matrix Color: Mottle Colors:._'-'V" .. !'L1C-',-''">J'-_'c.' ______ _ Other hydric soil indicators:.~?-lo.i.f.~~~c;-l!J.oi:lOLl'fdoLlW_---c----------­ Is. the hydric. soil criterion met? Yes ~ No -..-:-,- Rationale:· o4!'f ~ " J.. ,'T . L.,' _ S -~-:, . .. ~ {..,/' HYDROLOGY Is the ground surface inundated? Yes No ')( Surface water depth _________ _ Is the soil saturated? Yes '\( No 4) I'{ r/fcl-" s Depth to free-standing water in pit/soil probe hole: -=-__ I-''f-:-~ _ __,__,,:_:_:___,.._,_:-=----:T,.,-=-==---:--n--- List other field evidence of surface inundation or soil saturation. '" ~t'" S' ee-e, ... > t'r~..., r.' t w" n I~ the wetland hydrology criterion met? Yes No _-,--. Rationale: " 'I ~ (..ue--r -w d f.(_ JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes X No II Rationale lurisdictional deciSion: (If! "(hUt cr'-C.-r,-" ~ ... f,-c .(',-__ .,J'. 'This data form can be used for the Hydric Soil Assessment Procedure and the PIant Community Assessment Procedure. 'Classification according to "soil Taxonomy." I I I I I i I I I I I I I I I I I I I DATA FORM ROUTINE ONSITE DETERMINATION METHOD I . ... ~ ~,,... (;..,lit. """,b'r'c:: /..., /0 lin( '{ Z > FIeld Investlgator(s): ~..t I" Date: . n L} 00 .. Project/Site: g cl 'ft .. pit t"t State: W I'r County: Ie I d,. Applicant/Owner: 12f, J!.:t/ ... .£ Plant Community #lName: 11' c;= . Note: If a more detailed site description is necessary, use the back of data fonn <lr a field notebook Do nonnal environmental conditions exist at the plant community? Yes No X (If no. explain on back)· J-... Has the vegetation, soils, andlor hydrology been significantly disturbed? Yes X No (tfyes. explain on ~ back) II Gle~ (11tt, tf= ~(7eY,"" 95 Pgtt ef Cc-rl ""t\I!l~' J-ArlV,Afwe Indicator Indioator . DOminr.;t Plant Species Status Stratum Dominant Plant Species Status Stratum I Fe5 <Ie .... (" .. J. .... ;~.., FAt;,-II 2 4.',~i~ C;f.I .... ~-(~(4 ~A;: 12 3,1. ·_~_cf: c r,.",u."S Plh'_ 13 4 . fT{., .(7;-.0" I ;;;:0 o',.-:-J.,'PAe-,1i-, 14 5 . 15 6 -c 16 7 17 8 18 9 19 10 20 . Percent of dominant species that are OBL, FACW. andlorFAC ),CJ 4' Is the hydrophytic vegetation criterion met? .ft.s . No )( Rationale: C40t 7(~ ... t,r "".-1 £O/i Ettc ~l . Ut",trfr '; ... !;. . SOILS· 2 SerieslPhase: N ple f..".,p :l'd"if' f.~~r: I ...... Subgroup _______________ _ Is the soil on the hydric list? Yes No >< Undetermined ___ ,.-__ Is the soil a Histosol? Yes No X Histic epipedon present? Yes, __ ~ No _XC,, __ Is theSoil: Mottled? Yes No X Gleyed? Yes No X Matrix Color: fl2yl!. zlj MottleColors· .. _ ---!l1:ua~ .. ,-,,:.-_______ _ Other hydric soil indicators:,--:J:r1.J=gd.t!!l1J,'"-_-=_-= _________________ ~ __ Is the hydric soil criterion met? Y es,--_~ No X Rationale: Ab" .. eI .. ",t &..,1 JehUS d"fk(""c.I ~,,'I-YJa hydru. cL.., ,.~ "&1 t.$ t,;..! HYDROLOGY Is the ground surface inundated? Yes No)( Is the soil saturated? Yes . No X Srice water depth' _________ -..,. Depth to ·free·standing water in pit/soil probe hole: __ £!t1"I2'-!vte-2:"-___ ~ __ --' ___ ------ List other field evidence of srice inundation or soil saturation._-'r!o~'_JIdI<tG~ .... ___________ _ Is the wetland hY9rology criterion met? Yes No .,t::.,,-_- R3tionale: 5. ,) f c1 r -"'" ( f. T JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes . , No ~ . Rationale Juri.<dictional decision: "! 12 C (.' k r f S.,f;,<:: .f:...-J, Eff~d £Fj/£ fer-vlr o ! C .. ·.! ,t .. 2 .... ;"i pu;;Y.,R ;;;;14,.. ,Co, s· 'This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure.· . . ,'Classification according to "soil Taxonomy." ~ I Cedar Avenye Deyelopment Eioal We:l!aod Ehnm[ Miligaligo elao I I I I APPENDIX C I FUNCTIONAL ANALYSIS I DATA FORMS I I I I I I I I I I I I 22 December 2004 Talasaea Consultants, Inc. 717B-Flnal Mit Rpt-1(22Dec04).doc Appendix C I I I I I i I I I I I I I I I I I I I I I [ 717 . 2000 Wetland and Buffer Functions and Semi-quantltalive Penormance Assessment Wetland # j A Cv<-p~ ",,~ ... j,.<c., !lito,7/' We 1f .. '1' _ _ Staff Date ill ,'LP Z Location S T R N/A = Not Applicable, Nfl = No Information available Table 1: Determinin Wetland Size in Landsca e Context Attribute Low 1 t. Medium 2 !S.) Total Absolute Size Wetland Loss in Basin Size Relative to Other Wetlands in Basin (on NWIma s Buffer Size <5 acres > 60% < 100% of size < 75 feet 5-10 acres > 10 acres 20-60 % < 20% 100-200%oft > 200% of aver CSlZe aver eSlZe 75 to 200 feet > 200 feet Buffer Condition > 60% disturbed 20-60% disturbed < 20% disturbed ...z ~ I.' 5 If score is 2: 1 then give the question a 1 8core/5 Relative Size If score is 1.5 to 2 then gi,-c the que>ricn a 2 If score is 2.5 to 2:3 then 've the ucstion a 3 ( Function Criteria Group 1 1 pI Group 2 2 pts I Group 3 3pts Flood! _, size cumuiatiYB score (see Table 1) _size cumulative score (see Table 1) _sfze cumulative score (see Table 1) Storm Water L rivenne, or shaJlow depression _ mld-sloped wetland _lake, depress1ons, headwaters, bogs Control 1 < 10 % forested rover _10·30 % forested rover _> SO % forested cover _ unconstrainad cullet _semk:onstra/ned oullet _cuIver'Mnnedou1let \110 <.11,. t points 5" _Jocated In lower 113 of the drainage £1oca1ed In middle 113 of the drainage _Iocaled In upper 1f.! of the drainage Jmax 15) Bsse Flowl _l_SIze cumulative score (see Table 1) _Size cumulative score (see Table 1) _Size cumulat1ve score (see Table 1) Ground Water L "verine, ,or shallow depressbn _ mid-sloped wetland -lake,depressions, headwalern,bogs Support _ located in lower 113 of the drainage .!..Iocaled In middle 1f.! of the drainage _1oc31od In upper 1f.! of 1he ctalnage poInlsZ _ temporally 1\ooded or .aturated 1:. seasonally or sernl-pennanentiy _ pennanently flooded or salurated, flooded or sahratad or intennl11ently exposed (mil)( 15) 1.. vegetation < 20 % OBl spt>des woelBtIon 20 to 40 % OBl species """"tation > 40 % OBl <oedes Eroslonl _sparse grassmerbs or ~ _sparna wood or ""g along OHWM _ dense wood or ve9 alo~J OhWM Shoreline OHWM Protection _ wetiand eXlends < 30 m from -... _wetland eXlands > 200 m from ~mtrorn OHWM ~ OHWM_ OHWM poinls_ _>60"/0 shoreline developed _20 to. &m shorellne " _<20" .. shoreline developed (mil)( 9) Water Quality _rapid How through .,te _moderate flow through sHe _slow flow through sit;' i'1<' ,[:1,..; Improvement _<50 % veg cover ~-80"/ocover _> ~ % vag,o:lVer L +to', 1 points 7 _ <ZJO/. sho!eIIne developed _20 to 50% of basin u"",,",,, from _> 50"/0 of basin upstream from . . - . wetland Is developed wetiand Is deYeIoped (max 12) l.re;,.,ti fro;" Table 2 -. resuH from Table 2 -resuH from Table 2 -:', ",," .z: So/I Q;9';'b minerai mix SoIl heary organic muck and peat Soil Coarse -gravel, Sand, san<¥cam .... ,. " . : .. ':,(; .: . .--: .-.~:'. -, , " '-, .. ;-: . ',': . I I I I I I I I I I I I I I I I I I 1/ I I ---~----------- 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment Table 2: Overland Flow Contained in Wetland Amibute Low (1 pt.) Medium j2]'ts.) High (3 pts.) Total Configuration Plate-shaped Shallow bowl-Deep Bowl-f shaQed sha~d Drainage Basin Size < 2 acres 2-5 acres > 5 acres ~ Outlet Unconstrained Semi-constrained Constrained no e.;t(( t Input Groundwater Surface flow and Surface flow Z-only gtound'lnter Basin Condition <20% 20-40 % >40% z.. impervious impervious impervious Flow Contained score/5 - Natural J:.slze cumulative score (see Table 1) _size cu.'11ul&tive sCQ!'e (see Table 1) _ size cumulative score (see Table 1) Biological _low connecUv!1y to vag'd buff"", .1;mod conneC:Mt'lto vag'd buff"", _ high connecUv!1y to vag'd buffers Support .1. ag land, low vag structure _2Ia~;,; of \'Egetation _ hlg, vag structure J.. seasonal surtace water _permarreilt surfa:e water _ open waler pools through summer Lone IlabItaI we _two htblta! 1y;)es ~3 habits! was PASPOW~SSPFOEST PAS POIV PEM PSS PFO EST PAS POtI PEM PSS PFO EST J..1ow plant diversity « 6 species) _mode!ale plant diverslty (7-15 spp) _high plant diversity (> 15 sPP) ...L..> 50 '10 Invasive species _10 to 50 % Invasive species _< 10'10 Invasive spedes 1..low organic """,""U1a!ion _ modemte organic accumUlatlon _ high organic accumulation ..Llow organic export _ moderate organic export _ high organic export ..L few habits! features _ scm. habitat foatures _many habitat features poInts N ..L buffers very disturbed _ buffets slightly disturbed -bu1Ie<s not cflS1urbed _Isolated trom upland habitats k,partl8!lyconnected to upland habitats _well connected to upland habitats (max 36) Overall Lsize cumUlative score (see Table 1) _size cumulative score (see Table 1) _size cumulative score (see Table 1) Habitat Llow habitat diversity _ moderate habitat diversity _high habitat diversity FunCtions ...L..low sanctuary or refuge _moderate sanctuary or refuge _high sanctuary or refuge points";" (max 9) Specific .llow Invertebrate habitat _ modera1e Invertebrate habitat _ high InYertebrate habitat Habitat Llow amphibian habitat _ moderate amphibian habitat _ high. amphibian habitat Functions _low fish habitat VI CVI (' _moderate fish habitat _high fish habitat poInts.!L J..low mammal habHat _moderate mammat habitat _high mammal habitat (max 15) .l.low bird habitat _ mode!ate bird habHat _high bird habitat .~ ~ .• )~~ . ..... ,.;;. ~ . 0', ,., .' ~,' . '".' 2000 Wet/and and Buffer Functions and Semi-quantitative Performance Assessment , f.N -c ff Pi I/[ j A C .rt/~ . d Wetland# Staff (..J~"", 10", L. Date t..( go p ~ I I I I I I I I I I I I I I I I I ) I I ----------~----------------~;~~--------- Cultural! Socloeeonom Ie 1.1ow OOucallonal opportunities .L1ow _tic value _I_lacks commerclal fishertes, agrlcultuie, renewable ~ources ...!..Iecks hlstorioai or archeological resources Llacks pass, ... and actI1/8 recreational poirrts _t> opporlllnities _ moderate educational opportunities _ mo:lerBle laesthetic value _moderate commercIal fisheries, agriculture, renewable resources _ hlslortcal or archeological sne _ rome passlw £nd active recreational opportunltles _ hlgh aesthetic value _high commercial fisheries, agricutture, renewable resources _Important h!stortlcal or ardleologlcaJ sHe _many passive and actI1/8 recreational opportunities l!====(=m=ax=21"", )=="="",,1_-=: J>"i""="=te,,,ly",owned==_ ========"=,=,P="='va!=da,t!ly= ;o",,;;:oo=:, som==e~ p,u=bIi""o=a=ooes===s d:~unrestrictOO briC access Dominant Vegetation: Wildlife: Notes: --.~. .. : .... ' ...... -"-" ",:. "_. . -r .,: -•. ' .0" • I I I I I I I I I I I I I I I I 717 2000 Wetland and Buffer Functions and Semilluantltalive Pertormance AsseSsment Ide 1 (q v, J It Staff cS: ... ~:l (.. Date l/ /; 0& z-) Wetland # Location "'S_T.L-.... R .... NfA = Not Applicable, Nfl = No information available Tb a Ie 1 : Deterrnlmn Wet an lze In an scape d S' . L d c onrext Attribute Low (1 pt.) Medium (2 pts.) Hij;[h (3 pts.) Total Absolute Size <5 acres 5-10 acres > 10 acres I Wetland Loss in Basin > 60% 20-60 % < 20% Z Size Relative to Other Wetlands in Basin (on < 100% of 100 -200 % oft > 200% of I NWI maps) averaj;[e size aver2i2:c size average size Buffer Size < 75 feet 75 to 200 feet > 200 feet Z Buffer Condition > 60% disturbed 20-60% disturbed < 20% disturbed I 7 -, J -.q If score is ~ 1 then give th c question a 1 Bcorc/S Relative Size If score is 1.5 to 2 then gi'·c the que~cicn a 2 I If score is 2.5 to >3 then give the qucstion a 3 Group 1 1 pi _I slze curnulatiYe score (see Table 1) -L riverine. or shallow depression 1-< 10 % forested cover _ unc:onstrained outlet _locaIed In lower 11.3 of !he drainage _'_SIze cumulat!Ye score (see Table 1) -+-rtYertne, or shallow depressIon _ located In lower 11.3 of !he drainage .L lemporally flooded or salureled Criteria Group 2 2 pis .' I _slZe cumulative score (see Table 1) _mld-sloped wetland _ 10 • 30 % forested cover _ semk:oostralned oUtlet .k Ioca!ed In mlddle 11.3 of !he drainage _SIze cumulat!Ye scor. (see Table 1) _mld-sloped wetland ,.!.Ioca!ed In middle 11.3 of !he drainage ~ seasonally or semJ..pennanently !Iooded or sahzated _ vegetation 20 to 40 % OBl species _sparse grassmerbs or nO vag along _sparse wood orveg along OHWM OHWM .. _______________ _ wetland extends < 30 m from ------~ 30 -60 m from . OHWM r----_~~:~ _>06()0/. shoreline developed . / _20 to. 60% ~ine' . _rapId flow through slta ...L. < 50 % vag cover _<20% shoreline developed ,',->'.: ,-.-. Group 3 3plS _slze cumulative score (see Table 1) _'ake, depressions, headwaters, bogs _> 30 % fOfested cover _culver'A>ermed ouUet he ",,11, f _locaIed In upper 11.3 of !he draInage _SIze cumulat!Ye score (see Table 1) _ lake,depresslons, headwaters,bogs _Iocarod In upper 11.3 of !he aalnage _ pe:manen1ly ncoded Of saturated, Of Intermittently exposed _vegetation> 40 % OBl <pocies _dense wood Of veg alo".OHl'/M _wetland extends> 200 m trom OHWM _ <2O"k shoreline developed _slow llow through site Ij" -F/,..; _> .f!ID % vag. cover _:-50% of besln upstream trom : wetland Is developed I I I I I i I I I I I I I I I I I I I I , II 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment J c.rfiS w etland #_~[.i..I.!l,-/.;>.f __ 1!..!.,(...:~..;.V!-,-" ::.:.-g..:....___ Staff /the"" Ie .. , l, Date _~_tj"",if-;;.:...(~1,-V..;;O_L~ Table 2: Overland Flow Contained in Wetland Attribute Low (1 pt.) Medium (2 Pts,) High (3 pts_) Total Configuration Plate-shaped Shallow bowl-Deep Bowl-( shaped shaped Dn.inas<e Basin Size < 2 acres 2-5 acres > 5 acres I" Outlet Unconstrained Semi-constrained Constrained Input Groundwater Surface flow and 'Surface flow z. only grOundw2ter Basin Condition <20% 20-40 % >40% Z. impen~ous imp,ervious im.J)ervious Flow Contained score/5 Natural _I size cumuia6\1e score (see Table 1) _size cumul.tive score (see Table 1) _size cumulati\le score (see Table 1) Biological ..!..Iow connecllvity 10 wg'd buffers _mod connec:Mt/to \Ieg'd bUilers _ high connecllvity to \Ieg'd buffers Support _I ag land, low \leg struclure _2IB)1l;'S of ""gel,"!lion _hlgtJ \leg structure ~ seasonal surface water _permenent stlli~"'e water _ open walar pools through summer ~ one habItB:Il)pe _two hobllat ty;les ~3 habHa! !)pes PAS PO@SSPFOEST PAS POW PEM PSS PFO EST PAS PON PEM PSS PFO EST _,_" low plant diversHy « 6 species) _moderele plant diversHy (7-15 spp) _high plant d1\1ersHy (> 15 spp) .L> 50 % Invasive spedes _ 1 0 to 50 % invasive sped .. _< 10% invasive species J..low organic accumulation _ moderala organic accumulation _high organic accumulation 1... low organic export _moderate organic export _high organic export _'" few habHat features _som. habitat foatures _many habHat features ..L buffers very dlstuIbed _ buffers slightty disturbed _ buffers not dIs!urtJed PO/ntsll. .1.lsolalad from up/and habitats _partially connected 10 upland habitats _well connected to upland habHats (max 36) Overall J.size cumulative score (see Table 1) _size oumuiatiw score (see Table 1) _size cumulative score (see Table 1) Habitat .L low habHat diversHy _moderate habHat diversHy _ high habitat diversity Fun~tJons -l-Iow sandlJary or refuge _moderate .. naual)' or refuge _high sanctuary or refuge poInts::L (max 91 Specific .L low Invertebra1e habitat _moderste invertebrala habitat __ hlghinvert~ateh~at Habitat ,L1ow amphibian habitat _ moderate amphibian habitat _ high amphibian habitat Functions _low !Ish habHat f/F>f u _moderate fish h~at _hlghlishhabllat poInts.!i; ...Llow mammal habHat _moderate mammal habitat _ high mammal habitat (max 15) .Llow bird h~at _ moderate bird habitat _high bird habitat .. >" .. ..... '.> ... -, . .':.: '".; I I I I I i I I I I ) I I I I I I I J I I 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment t '{ j c ,,I' f (-> We -61 vf g 1 lie? }o -, dWetland# ______ -'-"-______ Staff 6,1" ... 4.,c l, Date ---~I'fI!.!.I..:....::,./~-};;....:;v;::,....---- Cu /tura" -Lloweducatlonal opportunities Soc/oeco nom _" low ses1helievalue / C Llacks commercial fisheries, 'ms 0 pot - agrfCUltujB, renewable resources Llacrs hlstorical or BrcOOoIoglcaI resources ( -_lacks passl\ie and active recreatlO!lal oppomJni1ies -{ . ivetel owned Dominant Vegetation: _ moderate educational opportunl1!es _moderate laesthelie value _moderate commercial fisheries, agrirutture, renewable resources _ hlsloncal or archeological sne _ high eduCatioOiIJ opportunities _' high aes1heIic value _high commercIal fishenes, agric:utture, renewable resources _Importanl hlstorlcal or BJcheologlcaJ _ some passive and active recreational sMe opportunltles _many passive and active reaealionaJ opportunities Prlvaf O'Mled. some ublic access unrestricted bJic access Wildlife: Notes: .. ;-;::~.;.:.;:.,. "", . ... :.:" .... , . ", .<":'.<:.: . I I I I I I I I I I I I I I I I I I I I I ..... , ... -. .-._. 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # ..r d Cvf-f/S IcV~licilA C Staff W.,mbcl1 Date '-Ii/aim. Location S T R Nt A = Not Applicable, Nil = No information available a e : T hI 1 D etermmm e-et an lZe m WId S' L d an soape c onrext Attribute Low (1 pt.) Medium .12 pts.) High (3 pts.) Total Absolute Size <5 acres 5-10 acres > 10 acres J Wetland Loss in Basin > 60% 20-60 % < 20% z. Size Relative to Other Wetlands in Basin (on < 100% of 100 -200 % oft > 200% of ( NWImaps) av:erage size average size average size Buffer SiZe < 75 feet 75 to 200 feet > 200 feet I Buffer Condition > 60% disturbed 20-60% disturbed < 20% disturbed ( If score is 2:1 then give the question a 1.; sco:c/5 Relative Size Ifscore is 1.5 to 2 then giyC the que,!icn a 2 .1 If score is 2.5 to >3 then give the qucstion a 3 Function Criteria ! Group 1 1 pi Group 2 2pts Group 3 3pts Flood! .l.slze cumulatiYB score (see Table 1) _size cumulatlYB score (see Table 1) _size cumulative SOOfe (see Table 1) Storm Water ..Lrilierlne, or shallow depression _mld-sloped wetland _lake, depresslons, heedwalelS, bogs Control -L < 10 % forested cover _ 1 0 ~ 30 % forested c:over _> so % forested cover _ullO:JOStTained outlet _ semk:onstralned outlet _ culver1lbermed outlet v10 0 .;tI~f points 2 _Ioca\ed In lower 11.3 of the drainage ~ IocaIed In middle 11.3 of the drainage _located In upper 11.3 of the drainage (max 15) Bsse Flow! .LSlze cumulalJve score (see Table 1) _Size cumulatlYB score (see Table 1) _Size cumulatlve score (see Table 1) -L rilierlne, or shallow depression Ground Water _mld-s1oped wetland -lake,depressions, heedWatern,bogs Support _ Ioea1ed In lower 11.3 of the drainage .l:; localed In middle 11.3 of the drai1age _Iocalod In upper 11.3 oftha aalnage ..L temporally flooded or saturated _ seasonally or semj.permanen~y _ pe:manently1!ooded 01 saturated, poIntslz 1!ooded orsrualed or intermittently exposed (max 15) .L lIegetalion < 20 % OBl spedeS _ vegetation 20 to 40 % OBl species _lIegetation > 40 % OBl <pedes Erosion! _ sparse grasshlerbs or no vag aIorg ~ _sparse wood or vag along OHWM _dense wood or vag a/c!}. Oh'I'IM Shoreline OHWM Protection _ wetland extends < 30 m from _we ext -60 m from _wetland extends> 200 m from ·OHWM OH OHWM .. poInta_ _>00% shoreline deYeIoped to 600/. shor ~ _<20% shoreline developed (max 9) / , Water Quellty _ rapid flow through site _moderate !low through site _slow flow through site "7< ft,..} Improvement ~ < 50 % vag cover ..l.50 -80 % COlier _>~%veg.cover _<20% shoreline de",loped ...=.20 to 50% of basin upstream from _;" 50% of basin upstream from : poIntsZ .... . wetland Is developed wetland Is developed (max 12) J..re!luH from Table 2 _ . rerun from Table 2 . -. reSuH from Table 2 .. ' ...... . Z,SoII organiC minerai mix 5011 heavy organiC mucI: and peal Soil Cosme 1I'81ie1, Sand, san~am ... :'" .. .. --.,: : .. '.,,:: .............. ":: .. ,\: .. : ..... :. I I I I I i I I I I I I I I I I I I I I J , J I 2000 Wetland and Buffer Functions and Semi-quant~ative Performance Assessment Table 2: Overland Flow Contained in Wetland Attribute Low (1 pt.t Medium (2 pts_) Hi2h (3pts_) Total Coo figuration Plate-shaped Shallow bowl-Deep Bowl- shaped shaJ)ed I Drainage Basin Size < 2 acres 2-5 acres > 5 acres , Outlet Unconstrained Semi-cO::lstrained Constrained I/c.,fC Input Groundwater Surface flow and Surface flow only. groundw2ter 2 Basin Condition <20% 20-40 % >40% ' impervious impervious impen-ious Z Flow Contained score/5 I Natural ...lslze cumulative score (see Table I) _size cumul6.tiYe sOO!'e (see Table 1) _size cumulative score (see Table I) BIologIcal J: low connectMIy 10 vag'd buffers _ mod connec:Mt/lo vag'd buffers _ high connectMIy 10 vag'd buffers Support _, ag land,low vag structure _2Ia~;s of \~~t.Won _hlltJ vag structure ~ seasonal surface water _permenent s.!.H1a.....--e water _open waler pools through summer -L one hab/IBI we _two hoblta'. ty;>es ~ 3 habllall)o1l9$ PAS POW ~SS PFO EST PAS POW PEM PSS PFO EST PAS POI'! PEM PSS PFO EST J..1ow planl diversity « 6 species) _moderele plant diversity (7-15 spp) _high plan! ciiwrslly (> 15 spp) ..L> 50 % Invasive species _ 10 10 50 % Invasive spedes _< I ()<>k Invasive spades .L low organic accumulation _moderate organic acaJmulation _high organic accumulalion L low organic export _ moderate orgMlc export _ high organic export 1.. few habitat features -some habltal foalwBS _ many habitat featIJres L buffers very disturbed _ buffers s1ightiy disturtled -buffers not disturtled points!d .L Isolated from upland habltals _ partially connected to upland habitats _well connected 10 upland habitats (max 36) Overall J...size cumulative score (see Table I) _size cumulatiw score (see Table I) _size cumulative score (see Table I) HabItat J..low habitat diversity _moderate habitat diversity _high habitat diversity Functions 410w sanctuary or refuge _moderale sanctua;y or refuge _high sanctuary or rafuge pointsL (max 9) SpecIfic .L low Invertebrate habitat _moderate In\'ertabrale habitat _high Invertebrate habitat HabItat .L1ow amphibian habitat _ moderate amphJb!an habitat _high amphibian habitat Functions _low fish habitat· .., , ~ [. _ moderate fish habit!!! _high fish habllal points..:1 ..l...low mammal habnal _ moderale mammal habitat _high mammal habitat (max IS) .L low bird habitat _moderate bird habitat _high bird habitat "':". ", I I I I I i I I I I I I I I I 1 I) I I , 2000 Wet/and and Buffer Functions and Semi-quantitative Performance Assessment J c" r-h'5 d Wetland#_-io-C",o:..) -,,-0.,.:1.,.:-f_n_Vl...:....:;:......;C=-____ Staff [,v .... "'''~, C, Date ___ -'IfT,;;.....,r 0"'fo!h""-"z.'--___ _ .. - Cultural! _, low educallonal opportunl1ies _ moderale educational opportunllles _high eduCmlonal opportunl1ies Soe/oeconom -L low aesthe1Y.: value _ moderate leesthe1Y.: value _high aesthe1ic value Ie -L'acks commercial fisheries, _moderate commercIal ~sheries. _high commercIal fiSheries, agrtcultuie, renewable resources agricuHure, renewable resources agricutture. renewable resources 1.. lad's hlstoOo" or BJcheoIogical _hlstortcal or archeological sn. _'mportan' hlstotlcal or BJcheologlcal resources _rome passfvB £1ld active recreational site palms (i.; _, lacks pass"'" and actj .... recreational opportunrtles _many pass/'Je and actj .... recreational opportunllles opportunl1ies _(max 21) 1 PiN2teJy own~ orivately o..."ed, some public access unrestricted public a<:<:ess Dominant Vegetation: Wildlife: Notes: ,::, .. I I I I I I I I I 2000 Wetland and Butter Functions and Semi-quantitative Penoimance Assessment Wetland # lA/eV q r{ J 0 Staff C eN Date (Q lez /0 ( .1 Location S T B NIA = Not Applicable, Nil = No information available Table 1: Determinino-Wetland Size in Landsca e Context Attn1lUte Low 1 t. Absolute Size Wetland Loss in Basin Size Relative to Other Wetlands in Basin (on NWI maDS Buffer Size <5 aCres >60 % < 100% of 5-10 acres 20 -60 % 100 -200;Y, of t aver eSlZe 75 to 200 feet Total > 10 aCres I < 20% > 200% of aver oe SlZe > 200 feet 2 Buffer Condition > 60% disttu:bed 20-60% disturbed <: 20% disturbed If score is 2: 1 then give tl,C question a 1 sco:e/5 Relative Size If SCOre is 1.5 to 2 rben gi-.-c the question a 2 :). If score is 2.5 to 2:3 rb en,,~\'e rbe uestion a 3 Function Flood! Storm Water Control poinls fa Bsse Flow! Ground Water Support points q Erosion! Shoreline Protectlon Improvement _. size cumuiativeSa>re (sea Table 1) .L riwl1ne, or shallOW depreSSion -< 10 % forested cowr _unoonslrained oUUet _located In /owe{ 1/3 or the drrunage _Size cumulative soore (see Table 1) L riYenne, or shallow depresskln _ located In /ower 1/3 ot the drrunage _ temporally tIooded or saluraled _ sparse grnsshlert>s or no vect~n OHWM _wetland extends" 30 m from OHWM _><>0"10 shoreline. deYeioped _rapid flow through site _" <50 % vag cover _ <20% shoreline developed ..islZ. cumulative score (see Table 1) _. mllkloped wetland 1.. 10-30 % fores1ed oover .L semk:ooslrruned outlet "':"Iocated In middle 1 /3 of the drainage .1. SIze cumulati"e score (see Table 1) _ mid-sloped wetland _located In middle 1/3 of the drailag~ ..J... seasonally 0( sem~pennanentiy Dooded or_ad 20 to _ sparse wood or vag ruong OHWM extends 30 -60 m from .1 moderate flow through sHe -L SO • 80 % cover 1..20 10 50% of basin upstream from . weiland is deveioped . _size cumulative score (see Table 1) _ lake, depressfons, headwalelS, bogs _' > 30 % fores1ed cover _ClJlveri.lbenned outiet l..Jocaledin uwer 1/3 of the aainage _Size oumulatiYe score (see Table 1) _ lake,depresslons, headwaters,bogs .1. /oc:iiod In uwer 1/3 or It10 cra!nage _ permanently nooded 0( saturated, or Inlennltlently exposed _wetland extends> 200 m trOO1 OHWM _<20% shoreline developed _ .Iow flow through sne _>~%veg.cover _:-50% of basin upstream from weUand Is developed points 16 (max 12) . _resuH from Tabl" 2 I resun from Table 2 reSuH from Table 2 =============~==~~~~~~··~'~·~~~~~~~~~~~~~~m~~~~~ru~m~a~~====J:==~So~u~~~~~m~~~and~~~~ , o I I ... : .... .... '" .. ' . <\.~ ... : .~ .... : II II II II II II II II II -i I I I I ,I I I I I I, I I I I I 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # Date _~b~i0-Z::./o~( ( Table 2: Overland Plow Contained in Wetland . AttnlJute Low (1 pc-) Medium (2 pes.) Hi~h {3pts'L Total Con figuration Plate-shaped Shallow bowl-Deep Bowl-· I shaped shaped Drru.oa,ge Basin Size < 2 acres 2-5 acres > 5 acres .3 Outlet Unconstrained Se:ru-co!:>strru.oed Constrained I Input Groundwater Sw:face flow and Surface /low Z only ,,-roundw2ter Basin Condition < 20% 20-40 % >40% Z. cr impervious impervious impen'ious Flow Contained score/5 /~~ z. -I Natural _size cumul.'ye score (see Table 1) L si,e cu:nuiotivc sCO!'e (see Table 1) _size cumulati .... score (see Table 1) BIologIcal _low connectl;i1y to veg'd buffers _ mod conr.ec'Mt; to veg'd buffers ...L high connedl;i1y to \'eg'd buffers Support _ ag land, low veg structure 1-210)"''' of \,,~~-jjon _ high veg structure L oe.sonaI surlace water _parm~iit S!1i1&;:e w~ei _open waler pools through summer _ one habItB! !)1le _:_:we hciJ!ta! ty;les 1.2:. 3 habltst types PAS POW PEM PSS PFO EST PAS paN PEM PSS PFO EST ~ PAS POIt.9'S@EST _low plant diversity (0:: 6 species) l..moder2fg plentdlvarslty(7-15 spp) _high plant dlyerslly (> 15 spp) _> SO % Invasive spedes L 1010 50 % invasive spedes _< 10"k Invasive species _foworganlc aca.rmuJation ..L moderate organic accumulatlon _high organic accumulatlon _low organic export J,.modera1e organiC export _ high organic export _few habltat feelures .1. sc,-ne habitat features _many hath~at featUres poirrts:l tJ .L buffers wry <fiSlUrtled _b'.J1fers sn~hUydJetu:!led -buffers not <flelur!led _Isolated from upland habitats _ partially connected to upland habH"'" L well connected to upland habit"'" . (max 36) Overall ~::izecumulatiyescor. (soeTable 1) .lsize cumulative score (see Table 1) _size ctJrnulatiye score (see Table 1) HabItat _low habHat <fl\'erslty Lmoderate habitat dlYerslly _high hab!\2! olVersi1y Fun(:t/ons _low sanctuary or refuge 1.. Tl"lClO"ale sa",-"Iua;y or refuge _high san.."!uary or refUge poIrrts !:.. (max 9) SpecIfIc _Iow)nvertebrals habitat l..moderate imoertebrccts habHat _high InYertebrale habilat HabItat Llow amphibian habHat _moderals amphibian hablUrt _high amphibia., habital Functions .1.low fish habltat _moderate fish habl:E! _high fish habl!at points .B. _low mammal habHat LmoderaJe mammal habilel _ high mammal habHat (max 15) _low bird habitat Lmoderate bird habHal _ high bird habHat .>. II II II II II ill , II II II II II [II I I I I I) I I ) 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment d wetland# ___ ...I<::t.~)-,=e:::..:.1Z.:;..ZR_d.....:.;...-,,/2,---_ Staff C W Cultural! Socloeeonom Ie POIrt.sZ (max 21) ..!.. klw educatlO<1aJ opportunities ..!.. klw sestneti: value Llacks rommerclal fishe;;os, il,f;r:cuJtuie, renewable resources 1..IeCYS h!stori:aI or archeo!og;c.J resources _lacks pass~ ... and actlw recreational opportunities I p~1VE1e!y O'~ed Dominant Vegetaticn: _modera1s educstionaJ opportunities __ ~a1e !!eSthetic value _mode:~le commercIal fisheries, agriculture, renewable resources _hisloncalor archeological sne 1:. some passive and acOw recreational opportunWes ,;;rivctetv OMled. some pub!l~ access Wildme: Notes: _ high ed uOs!io.i al opporllJ.'\.'Des _ high aes1hetic value _ high commercIal fisheries, agriculture, renewable resources _Impo~ant hiS\O<ical or ard1eological sne _many passive and ecD\'e recreational opportunities II unrestricted pybHc 2CCeSS '. . :::; --':".::" I ; I I I I I I I I I I I I I Cedar Ayenye Deyelopment 22 December 2004 APPENDIX D FULL SIZE PLAN SHEETS (22"X34") 717B-Final Mit Rpt-1(22Dec04).doc Final Wetland Buffer Mitigatjon plan Talasaea Consultants, Inc. Appendix 0 WETLAND BUFFER MITIGATION PLAN SUMMER 2005 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared For: BELMONT HOMES, INC. Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 20 October 2005 (Revised 25 October 2005) WETLAND BUFFER MITIGATION PLAN SUMMER 2005 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, Washington 98077 20 October 2005 (Revised 25 October 2005) -----------.~ Cedar Avenue Development Performance Monitoring Report TABLE OF CONTENTS Page 1.0 INTRODUCTION .............................................................................................................. . 1.1 Project Timeframe .................................................................................................... 1 2.0 PERFORMANCE MONITORING RESUL TS .................................................................. 1 2.1 Wildlife ...................................................................................................................... 2 2.2 Hydrology, Water Quality, and Site StabilitY... ....................................................... 2 2.3 Photo·points .............................................................................................................. 2 2.4 Vegetation Sampling Data ....................................................................................... 2 2.4.1 Vegetation Success Criteria ....................................................................... 3 2.4.2 Vegetation Summary ................................................................................... 3 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS ................................... 4 4.0 PERFORMANCE MONITORING SUMMARy ................................................................ 4 APPENDIX A -Summer 2005 Performance Monitoring Photographs APPENDIX B -Maintenance Specifications and Guidelines 1.0 MAINTENANCE PLAN 1 .1 Maintenance Schedule 1.2 Contingency Items 1.3 Control of Invasive Plants 1.4 Irrigation 1 .5 General Maintenance Items 20 October 2005 717M·Summer05Rpt.doc Talasaea Consultants, Inc. Page i Cedar Avenue Development Performance Monitoring Report LIST OF FIGURES Figure 1: Locations of Photo-points and Vegetation Sampling Plots LIST OF TABLES Table 1: Calendar for Performance Monitoring Events ......................................................... 1 Table 2: Summary of Performance Monitoring Data for Woody and Herbaceous Coverage ................................................................... 3 20 October 2005 717M-Summer05Rpt.doc Talasaea Consultants, Inc. Pagei Cedar Avenue Development Performance Monitoring Report 1.0 INTRODUCTION This performance monitoring report for the wetland buffer mitigation area at the Cedar Avenue Development is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 10 August 2005. The purpose of this evaluation was to monitor the site to ensure the successful development of desirable wetland buffer characteristics. 1.1 Project Timeframe The Cedar Avenue Development wetland buffer mitigation area was completed during the late· spring of 2005. Shortly after completion, we conducted the baseline assessment to which future monitoring will be compared. Monitoring is required by City of Renton for five years and will continue through the fall of 2009, or until success criteria are met. Performance monitoring will be conducted quarterly during the first year and semiannually during years two through five of the required five-year monitoring period. During these events, the vegetation, hydrology, and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. Table 1: C alendar or P rf e ormance M . omtonng E vents Year I Year 2 Year 3 Baseline PM'I, PM-2 PM-3 MR PM-4 MR PM-5 R, MR MR,&R &R MR&R R,MR R, MR 4-26-05 ." 8-i 0,05' Fall 2005 Winter Spring Fall 2006 Spring Fall 2007 .. 2005 2006 2007 Year 4 Year 5 MR PM-6 MR PM·7 R,MR R, MR, FA Spring 2008 Fall 2008 Spring 2009 Fall 2009 PM = Performance MOnitOring R = Report MR = Maintenance Memo and ReView FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes performance criteria are met). 2.0 PERFORMANCE MONITORING RESULTS On 10 August 2005, we conducted the summer performance monitoring event for the Cedar Avenue Development mitigation area. During our site visit, the mitigation area appeared stable, even though recent work had occurred to permanently stabilize the area where the stormwater berm had previously slumped as mentioned in earlier reports. In addition to these general observations, the performance monitoring event included the following: o Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. o Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. o Photo-points: The mitigation area was photographed at one established location (see Figure 1) to depict present conditions (Appendix A). 20 October 2005 717M-SummerOSRp\.doc Talasaea Consultants, Inc. Page 1 Cedar Avenue Development Performance Monitoring Report • Vegetation: Plant survival and area coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. • Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2.1 Wildlife Wildlife observations recorded in the mitigation area during our site visit and previous site visits included the following species: stellar jay, humming bird (audible), song sparrow, gardner snake, green tree frog, and brush rabbit. However, due to the secretive nature of most wildlife, the probability of additional unobserved species is high. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. Due to the surrounding developments, it is expected that birds will be the primary wildlife utilizing the site. 2.2 Hydrology, Water Quality, and Site Stability During the performance monitoring event, hydrology appeared sufficient in both the adjacent wetland and the created stormwater treatment pond. Water was present within the two basins that comprise the stormwater pond. Water within the stormwater treatment pond appeared clear and is presumed to be releasing water of good quality into the adjacent wetland buffer. 2.3 Photo-points A series of photographs representing a panoramic view of the mitigation area was taken at one location established during the baseline assessment (Figure 1). Photographs will continue to be taken during each scheduled monitoring event. These photographs document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland buffer mitigation area (Appendix A). 2.4 Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects were different in size as one (VST -A) measured 50- feet long and ten-feet wide while the other (VST-8) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 shows the percent cover and percent survival of plants at each sampling location. 20 October 2005 717M-Summer05Rpt.doc Talasaea Consultants, Inc. Page 2 Cedar Avenue Development Performance Monitoring Report d Table 2. Summary of Performance Monitoring Data for WOO:ly and Herbaceous C overage Transect # "Percent "Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST-A 11.4 89 72 9 VST-B 48.8 65 86 20 Average 30.1 77 79 14.5 Required"" 10*** N/A 85 <20% of total area • Includes desirable species only. invaSive plants as defined by King County NoxIous Weed List are not included. "Success criteria required by the City of Renton by the end of the 5-year performance monitoring period. '''Percent woody cover must be greater than 1 0 percent by the end of year one. 30 percent by the end of year three, and 50 percent by the end of year five. 2.4.1 Vegetation Success Criteria The established vegetation sampling transects will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Following are the success criteria to be met by the end of the five-year monitoring period: o Percent survival of planted woody species must be at least 100% at the end of Year 1 (contractor's warranty), and at least 85% at the ends of years 2 and 5. o Woody cover must exceed 10% by the end of the first year, 30% by the end of the third year, and 50% by the end of the fifth year. o <20% total cover of all exotic and invasive plant species within the wetland buffer mitigation area. 2.4.2 Vegetation Summary The woody plant material that was recently installed appeared slightly water stressed. In the vegetation sampling locations, percent survival averaged 79%. This is a significant decrease in plant survival from our previous monitoring event and is believed to be due to lack of sufficient irrigation. As previously mentioned, grading activities had recently been completed to permanently stabilize that portion of the stormwater berm that had slumped earlier in the year. Per my conversation with Cliff Williams of Belmont Homes, the water to the temporary irrigation system had been turned off while construction had been occurring and had not been turned back on. As a result, many of the plants had become water stressed and some species, such as Douglas fir, big-leaf maple, and sword-fern had died. Of those species that suffered mortality, sword-fern comprised the vast majority as only 47% of those sword-fern within VST-A survived. Though sword-fern is considered an upland plant and is expected to thrive upon the berm once established, it is highly susceptible to desiccation during drought conditions following installation. Following our site visit, the water had been turned back on and regular irrigation had begun again. Dead plants have been scheduled to be replaced in mid-October to early- November of this year, when conditions are favorable to replanting. Those plants that had survived appeared to have put on growth while irrigation had been occurring. Percent cover of woody plants averaged 30.1 %, far exceeding the required 10% required for the first year. This is a significant increase in woody coverage that has been slightly biased by the rapid recruitment of volunteer Oregon ash saplings throughout VST-B. However, percent woody coverage within VST-A was 11.4%, which is still above the required coverage for the first year despite the plant mortality previously mentioned. 20 October 2005 717M-SummerQ5Rpt.doc Talasaea Consultants, Inc. Page 3 Cedar Avenue Development Performance Monitoring Report Herbaceous vegetation averaged 77% cover throughout the site. The dominant herbaceous species identified during the site visit included perennial ryegrass, soft rush, and giant horsetail. Invasive species, such as Himalayan and evergreen blackberry, were beginning to encroach into the mitigation area although is still below the success criteria. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the performance monitoring event, a review of all necessary maintenance issues was performed. The following is a summary of those maintenance items mentioned in the maintenance memo: o Turn on the water to the temporary irrigation system. o Begin regular irrigation of the site through October 15th, or longer as needed. o Remove Himalayan and evergreen blackberry from the mitigation area. o Replace dead plants in mid-October. o Remove garbage and debris from the mitigation area and dispose off site. General maintenance should be performed according to our Maintenance Specifications and Guidelines (Appendix B). It is expected that regular maintenance will be required to ensure plant survival and project success. Regular irrigation of the wetland buffer mitigation area during the first two growing seasons will be necessary in order for the newly planted shrubs and trees to establish and satisfy the requirements for success and subsequent release of the performance bonds. 4.0 PERFORMANCE MONITORING SUMMARY The summer performance monitoring event for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation areas, and to evaluate wildlife usage of the site. A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Percent survival of planted species in our sampling locations was 79%. This drop in percent survival is attributed to a temporary brake in regular irrigation due to recent grading activity to stabilize the previously slumped berm. The brake in irrigation is also believed to be the reason that woody vegetation to appear water stressed and herbaceous vegetation appears less abundant than during our previous site visit. However, it is expected that both woody and herbaceous vegetation will again thrive and put on new growth now that irrigation has begun again. Non-native and invasive plants, such as Himalayan and evergreen blackberry, have begun to encroach into the mitigation area although are well below the required success criteria. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As depicted in the attached photographs (Appendix A) and reflected in the vegetation sampling table (Table 2), the installed plant material has put on new growth and is expected to thrive in the mitigation area. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent wetland ecosystems. 20 October 2005 717M-Summer05Rpt.doc Talasaea Consultants, Inc. Page 4 Cedar Avenue Development Performance Monitoring Report APPENDIX A Performance Monitoring Photographs 20 October 2005 717M-Summer05Rpt.doc Talasaea Consultants, Inc. Appendix A Cedar Avenue Development Performance Monitoring Report APPENDIX B Maintenance Specifications and Guidelines 20 October 2005 717M-Summer05Rpt.doc Talasaea Consultants, Inc. Appendix B Cedar Avenue Development Performance Monitoring Report 1.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year-round basis. Additional maintenance needs will be identified and addressed following each biannual monitoring event. The project will be evaluated by comparing the monitoring results to the established performance standards. This will ensure that success criteria are achieved at or before the end of the monitoring period. Maintenance and remedial action on the site will be implemented in accordance with City of Renton maintenance standards and the following plan. Contingency measures, as defined below in Section 1.2, will be implemented if performance standards are not being met. The maintenance plan contains the following: maintenance schedule, contingency items, control of invasive plants, irrigation, and general maintenance items. 1.1 Maintenance Schedule Invasive plant control, irrigation, and general maintenance should occur on a regular, routine basis according to Table 1.0. These tasks are in addition to the maintenance reviews conducted by Talasaea Consultants. Table 1 0 Maintenance Schedule Guidelines Maintenance Item Jan Feb Mar Apr May June July Aug Sep Oct Nov Dec Invasive Plant 1 1 1 1 1 1 1 1 1 1 Control Irrigation 2005 4 8 8 8 4 Irrigation 2006 2 4 4 4 2 General 1 1 1 1 1 1 1 1 1 1 1 1 Maintenance 1-8=number of times task should be performed per month 1.2 Contingency Items Replace Dead Plants -The Maintenance Contractor should replace dead plants with the same species or a substitute species approved by Talasaea Consultants that meet the goals and objectives of the mitigation plan. Replanting -The Maintenance Contractor should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Areas will be replanted with an approved species or a substitute species that meet the goals and objectives of the mitigation plan. Replacement plantings should follow the details and specifications on the approved mitigation plan. 1.3 Control of Invasive Plants Routine removal and control of non-native and other invasive plants needs to be performed by manual or chemical means approved by the City of Renton. Undesirable and weedy exotic plant species need to be maintained at levels below 20% total cover in any given stratum. To avoid corrective measures, bondholders will be encouraged to maintain mitigation sites within these standards throughout the monitoring period. Following are specific recommendations for the removal of reed canarygrass and blackberries. All other invasive plants such as Scot's broom, purple loosestrife, and nightshade should be grubbed out. Himalayan Blackberry Control -Small patches need to be grubbed out. Large areas need to be cut down. As new shoots (approx. 6" in height) reappear, they can be spot-sprayed with a high dose of Rodeo (concentrate). 20 October 2005 717M·Summer05Rpt.doc Talasaea Consultants, Inc. Appendix B Cedar Avenue Development Performance Monitoring Report Reed Canarvgrass Control -Patches 3' x 3' or smaller need to be grubbed out. Patches greater than 3'x 3' should be either staked with cuttings or sprayed (see Staking Specifications and Staking List below). A walk through will be conducted with the Maintenance Contractor and Talasaea Consultants to determine the site-specific treatments to be used. Staking of new patches should be integrated into the standard maintenance procedures for designated staking areas. Selective spraying with Rodeo will be used only in designated spray areas. Spraying should be done at a time when a dry week of weather is predicted (with City approval only). 1.4 Irrigation Watering -The Maintenance Contractor should water with a temporary aboveground irrigation system from June 15 through October 15. During the first year after installation, irrigation should be at a rate of 1/2" of water twice a week. During the second year after installation, irrigation should be 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 a rate of 1/2" of water twice a week for the duration of the monitoring period. 1.5 General Maintenance Items Debris Removal -The Maintenance Contractor should remove all trash and other debris on a regular basis. Erosion and Drainage Problems -Erosion and drainage problems (e.g., bank or berm slumps, pond leaks, overflow spillways clogs, etc.), which occur, should be corrected by the Maintenance Contractor as required. Foraging and Browsing -The Maintenance Contractor should implement control and prevention measures to prevent damage of planted material by browsing of wifdlife (e.g., deer, rodents, and rabbits). Maintenance of Trees and Shrubs -Routine maintenance of trees and shrubs should be performed. These measures include: maintaining mulch rings, tightening and repair of tree stakes and resetting plants to proper grades and upright positions. With the approval of Talasaea Consultants, the Maintenance Contractor should remove all tree stakes after the first growing season to prevent girdling of staked plant material. Pruning of Woody Plants -Woody plants should only be pruned at the direction of Talasaea Consultants. Silt Fence Removal -With the approval of Talasaea Consultants, silt fences should be removed one year after the City has approved the mitigation construction, and the area should be restored by hand seeding (see plant schedule for seed mixes). if needed. Vegetation Control -Mitigation areas are not intended to be maintained like traditional landscaping. Grasses and other herbaceous vegetation should be controlled only at the direction of Talasaea Consultants. Grasses and herbs should be allowed to grow tall, providing habitat for small mammals. Mechanized devices such as mowers and weed whackers should not be used unless specifically allowed by Talasaea Consultants. 20 October 2005 717M·Summer05Rpt.doc Talasaea Consultants, Inc. Appendix B G\~flt;(r' / pi C,flts. -rtl.)ct-r~pcM s~o\ll'( he.-1001. (GoII (fer J .. t-hi", 10...... +~~t / udl,.,..( t(,L rt'j"; .... _~\ "~-IIc. i.uf4.,-"' ..... J1\A~cc-, -'>t.. mwr-~oeu .. loll!-Pur -1,'",,--/r.,.. -All SlIM ... t ,.., +.... mud. ~ .. ~~I1.I.I~'..( It-<~ ~.,. t'1"~1- ~I.t "-II ioeJ... ~ r~tr...t; i-I.e... c.Io.,k.-r~ ~ -A-liN /hi 1-~" fio " f~~' ~ ~ .$vb"','#..(. II I I I I I 'I :,1 , i'l I I I I I II I 'I I I :1 WETLAND BUFFER MITIGATION PLAN DEV~7TYOPi.AENT PLANNING , OF RErvrON JUL I I 2005 . RECEIVED SPRING 2005 BASELINE ASSESSMENT REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared For: BELMONT HOMES, INC. Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 29 June 2005 I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN SPRING 2005 BASELINE ASSESSMENT REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, Washington 98077 29 June 2005 I I I I I I I I I I I I I i I I I I I Cedar Avenue Development Baseline Assessment Report TABLE OF CONTENTS Page 1.0 INTRODUCTION _______________________________________________________________________________________________________________ 1 1_1 Project Timeframe ____________________________________________________________________________________________________ 1 2.0 BASELINE ASSESSMENT RESULTS ___________________________________________________________________________ 1 2_1 Wildlife ________________________________________ . ______________________________________________________________________________ 2 2.2 Hydrology, Water Quality, and Site Stability __________________________________________________________ 2 2_3 Photo-points ______________________________________________________________________________________________________________ 2 2_4 Vegetation Sampling Data ___________________________ . ___________________________________________________________ 2 2.4.1 Vegetation Success Criteria. _______________________________________________________________________ 3 2.4.2 Vegeta tion Sum ma ry ___________________________________________________________________________________ 3 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS ______________ . ____________________ ~ 4.0 BASELINE ASSESSMENT SUMMARy __________________________________________________________________________ 4 APPENDIX A -Spring 2005 Baseline Assessment Photographs APPENDIX B -Maintenance Specifications and Guidelines 1_0 MAINTENANCE PLAN 1_1 Maintenance Schedule 1_2 Contingency Items 1_3 Control of Invasive Plants 1.4 Irrigation 1.5 General Maintenance Items 29 June 2005 717M-BA2005Rpt.doc Talasaea Consultants, Inc. Page i I I I I I I I I I I I I I I I I Cedar Avenue Development Baseline Assessment Report LIST OF FIGURES Figure 1: Locations of Photo-points and Vegetation Sampling Plots LIST OF TABLES Table 1: Calendar for Performance Monitoring Events ......................................................... 1 Table 2: Summary of Baseline Assessment Data for Woody and Herbaceous Coverage ................................................................... 3 LIST OF DRAWINGS Sheet AB 1.0: As-Built Wetland Mitigation Plan -Planting Plan and Plant Schedule Sheet AB 2.0: As-Built Wetland Mitigation Plan -Planting Specifications and Details 29 June 2005 717M·BA2005Rpt.doc Talasaea Consultants, Inc. Page i I I I I I I I I I I I I I I I I Cedar Avenue Development Baseline Assessment Report 1.0 INTRODUCTION This baseline assessment for the wetland buffer mitigation area at the Cedar Avenue Development is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 26 April 2005. The purpose of this evaluation was to establish baseline conditions for future monitoring. During the baseline assessment, the wetland buffer mitigation area was monitored and evaluated to ensure the successful development of desirable wetland buffer characteristics. 1.1 Project Timeframe The Cedar Avenue Development wetland buffer mitigation area was completed during the late- spring of 2005. Shortly after completion, we conducted the baseline assessment to which future monitoring will be compared. Monitoring is required by City of Renton for five years and will continue through the fall of 2009, or until success criteria are met. Performance monitoring will be conducted quarterly during the first year and semiannually during years two through five of the required five-year monitoring period. During these events, the vegetation, hydrology, and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. During the baseline assessment, we also completed the as-built drawings, which are included in this report. Baseline R, MR MR Spring 2008 PM-1, PM-2 MR, & R & R Summer 2005 Fall 2005 Year 4 PM-6 R,MR PM-3 MR&R Fall 2008 MR PM-4 R,MR Fall 2006 Year 5 MR Spring 2009 MR PM-5 R,MR Fall 2007 PM-7 R, MR, FA Fall 2009 PM -Performance Monitoring R -Report MR -Maintenance Memo and Review FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes performance criteria are met). 2.0 BASELINE ASSESSMENT RESULTS On 26 April 2005, we conducted the baseline assessment for the Cedar Avenue Development mitigation area. During our site visit, the mitigation area appeared stable, and recently installed plant material throughout the site appeared in good condition. In addition to these general observations, the baseline assessment included the following: o Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. o Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. 29 June 2005 717M-BA2005Rpt.doc Talasaea Consultants, Inc. Page 1 I I I I • • • -. • • • I I • I I I Cedar Avenue Development Baseline Assessment Report • Photo-points: The mitigation area was photographed at one established location (see Figure 1) to depict present conditions and act as a baseline for future evaluations (Appendix A). • Vegetation: Plant survival and area coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. • Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2.1 Wildlife Wildlife observations recorded in the mitigation area during our site visit included the following species: stellar jay, humming bird (audible), song sparrow, and brush rabbit. Due to the secretive nature of most wildlife, the probability of additional unobserved species is high. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. Due to the surrounding developments, it is expected that birds will be the primary wildlife utilizing the site. 2.2 Hydrology, Water Quality, and Site Stability During the baseline assessment, hydrology appeared sufficient in both the adjacent wetland and the created stormwater treatment pond. Water was present within the two basins that comprise the stormwater pond. However, water quality within this pond was turbid during our initial site visit from ongoing grading activities within the development. It is expected that as grading and on-site trackout is reduced, the turbid levels observed within the stormwater treatment pond will drop. Furthermore, water is released from the stormwater treatment pond through an infiltration trench within the highly vegetated wetland buffer. Therefore, the quality of water entering the wetland is believed to be good. 2.3 Photo-points A series of photographs representing a panoramic view of the mitigation area was taken at one location established during the baseline assessment (Figure 1). Photographs will continue to be taken during each scheduled monitoring event. These photographs document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland buffer mitigation area. The photographs in Appendix A depict the wetland buffer mitigation area at the time of the baseline assessment. 2.4 Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects were different in size as one (VST -A) measured 50- feet long and ten-feet wide while the other (VST-B) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 shows the percent cover and percent survival of plants at each sampling location. 29 June 2005 717M-BA2005Rpt.doc Talasaea Consultants, Inc. Page 2 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 ...... '-' GRAPHIC SCALE ( IN FEET) -1-$ t---I o 25 50 100 SCALE,I"=50' eTALASAEA CONSULTANTS, INC, Resource &: Environmental Planning 15020 Benr Creek Road Northeast Woodinville, Washinglon 98077 nu~ (425)8GI-7550 -Fax (125)B61-7549 , I I I L 28 27 25 ----~ 25 I I -----, \ 24 \ \ \ \ \ \ \ PLAN LEGEND --- ---PROPERTY LINE , --r I I I I I I I ~ ----r r I I I I I I I I -, -, -, -, -AS-BUILT WETLAND BOUNDARY AS-BUILT CIVIL CONTOUR FI6URE #5 e,:~lit:~~ EXISTING VEGETATION (~{~~~< )) ---<,;;$."=,,,/ PHOTOPOINT LOCATION VEGETATION STAMPLING TRANSECT LOCATION DESIGN PJ PHOTO-POINT 4 VEGETATION SAMPLING CEDAR AVENUE DEVELOPMENT SCALE 1"=50' DATE RENTON, HASHINGTON 21 APR 05 REVISED PROJECT illB I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Baseline Assessment Report T bl 2 S a e ummaryo f BrA aselne ssessmen tDtf W d aa or 00 lY an d H b er aceous c overage Transect # *Percent *Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST·A 11.8 90 100 0 VST·B 15.2 100 100 10 Average 13.5 95 100 5.0 Required** 10*** N/A 85 <20% of total area *Includes desirable species only, Invasive plants as defined by King County NoxIous Weed List are not included. **Success criteria required by the City of Renton by the end of the 5-year performance monitoring period. "-Percent woody cover must be greater than 10 percent by the end of year one, 30 percent by the end of year three, and 50 percent by the end of year five. 2.4.1 Vegetation Success Criteria The established vegetation sampling transects will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Following are the success criteria to be met by the end of the five-year monitoring period: • 100% survival of all planted trees and shrubs for the first year following installation (contractors warranty). • Woody cover must exceed 10% by the end of the first year, 30% by the end of the third year, and 50% by the end of the fifth year. • <20% total cover of all exotic and invasive plant species within the wetland buffer mitigation area. 2.4.2 Vegetation Summary The woody plant material that was recently installed appears healthy. In the vegetation sampling locations, percent survival was 100%. Percent cover of installed woody plants averaged 13.5% for the baseline assessment, which is expected to continue to rise. Furthermore, significant volunteer and existing native woody vegetation occurred within VST -B. This transect occurred in the area of relocated vegetation installed in the enhanced area adjacent to the berm. These plants were relocated to this area following a failure to the designed berm for the stormwater ponds, which was thought to have been caused by the native plantings. Herbaceous vegetation averaged 95 percent cover throughout the site. The dominant herbaceous species identified during the site visit included red fescue, soft rush, and giant horsetail. Invasive species were identified on site, although were well below success criteria. Himalayan blackberry was identified outside the perimeter of the mitigation area and only a small amount was measured in VST-B. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the baseline assessment, a review of all necessary maintenance issues was performed. As the baseline assessment was conducted shortly after the project was completed, there was little maintenance that was required. The following is a summary of those maintenance items mentioned in the baseline maintenance memo, both of which have been completed: 29 June 2005 717M·BA2005RpLdoc Talasaea Consultants, Inc. Page 3 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 Cedar Avenue Development Baseline Assessment Report o Inspect the sprinkler heads of the temporary irrigation system, as there is one that is continually leaking. o Remove garbage and debris from the mitigation area and dispose off site. General maintenance should be performed according to our Maintenance Specifications and Guidelines (Appendix B). It is expected that regular maintenance will be required to ensure plant survival and project success. Regular irrigation of the wetland buffer mitigation area during the first two growing seasons will be necessary in order for the newly planted shrubs and trees to establish and satisfy the requirements for success and subsequent release of the performance bonds. 4.0 BASELINE ASSESSMENT SUMMARY The baseline assessment for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to establish a baseline for future monitoring, to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation area, and to evaluate wildlife usage of the site. A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Percent survival of planted species in our sampling locations is 100%. Woody vegetation appears healthy and coverage is expected to steadily increase during the 2005-growing season. Wildlife species observed at the time of the baseline assessment was limited but is expected to increase as nearby construction is completed and vegetation continues to mature. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As depicted in the attached photographs (Appendix A) and reflected in the vegetation sampling table (Table 2), the installed plant material is healthy, and is expected to thrive in the mitigation area. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent wetland ecosystems. 29 June 2005 717M-BA2005Rpt.doc Talasaea Consultants, Inc. Page 4 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Baseline Assessment Report APPENDIX A Baseline Assessment Photographs 29 June 2005 717M-BA2005Rpt.doc Talasaea Consultants, Inc. Appendix A I I I I I I I I I I I I I I I I I I I Photo-polnt I, Yle~ looking north at YST-A and YST-B See Figure I for photo-point IOGations. EB)TALASAEA CONSULTANTS, INC. RNOurce.t. Environmmtal PIanrJin8 I S020 B_ frcdr.!W1d NcriI_ WoodiIIvilk, Wllllhin&tan 911017 BIB(4l$) '&I·15SO -FIX (415) 161-7s..9 Photo-polnt Itl 2005 Baseline Monitoring Report Cedar Avenue Developement Renton, lo-Ioshlngton © Copyright -Ti!IIIa.aCon.ult!lflt., Inc. 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 Photo-polnt la: Continuation of view looking north at V5T -A and VST-6 See Figure I for photo-polnt IOGatlons. $TALASAEA CONSULTANTS, INC. RC!IIOuroo It EnvironmlC()tai PlIlllIling I SOlO Be.-Oock Roll! North_ Woodinville, W_fl&tGII 5'1077 BUt(42S) UI·7HO· Fa!( «(2') 161·7s-49 • A1oto-polnt #10 2005 Ba5ellne Monitoring Report Cedar Avenue Developement Renton, ~5hlngton DESIGN SCALE N.T.5. DATE 6-23-05 RBVISED © Copyright. TalueeeCOI\Iult.,ts, Inc. 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 Cedar Avenue Development Baseline Assessment Report APPENDIX B Maintenance Specifications and Guidelines 29 June 2005 717M-BA2005Rpt.doc Talasaea Consultants, Inc. Appendix B 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 Cedar Avenue Development Baseline Assessment Report 1.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year-round basis. Additional maintenance needs will be identified and addressed following each biannual monitoring event. The project will be evaluated by comparing the monitoring results to the established performance standards. This will ensure that success criteria are achieved at or before the end of the monitoring period. Maintenance and remedial action on the site will be implemented in accordance with City of Renton maintenance standards and the following plan. Contingency measures, as defined below in Section 1.2, will be implemented if performance standards are not being met. The maintenance plan contains the following: maintenance schedule, contingency items, control of invasive plants, irrigation, and general maintenance items. 1.1 Maintenance Schedule Invasive plant control, irrigation, and general maintenance should occur on a regular, routine basis according to Table 1.0. These tasks are in addition to the maintenance reviews conducted by Talasaea Consultants. Table 1 0 Maintenance Schedule Guidelines Maintenance Item Jan Feb Mar AOr Mav June JulY Aua SeD Oct Nov Dec Invasive Plant 1 1 1 1 1 1 1 1 1 1 Control Irriaation 2005 4 8 8 8 4 Irriaation 2006 2 4 4 4 2 General 1 1 1 1 1 1 1 1 1 1 1 1 Maintenance 1-8-number of times task should be performed per month 1.2 Contingency Items Replace Dead Plants -The Maintenance Contractor should replace dead plants with the same species or a substitute species approved by Talasaea Consultants that meet the goals and objectives of the mitigation plan . Replanting -The Maintenance Contractor should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Areas will be replanted with an approved species or a substitute species that meet the goals and objectives of the mitigation plan. Replacement plantings should follow the details and specifications on the approved mitigation plan. 1.3 Control of Invasive Plants Routine removal and control of non-native and other invasive plants needs to be performed by manual or chemical means approved by the City of Renton. Undesirable and weedy exotic plant species need to be maintained at levels below 20 % total cover in any given stratum. To avoid corrective measures, bondholders will be encouraged to maintain mitigation sites within these standards throughout the monitoring period. Following are specific recommendations for the removal of reed canarygrass and blackberries. All other invasive plants such as Scot's broom, purple loosestrife, and nightshade should be grubbed out. Himalayan Blackberry Control -Small patches need to be grubbed out. Large areas need to be cut down. As new shoots (approx. 6" in height) reappear, they can be spot-sprayed with a high dose of Rodeo (concentrate). 29 June 2005 717M·BA2005Rpt.doc Talasaea Consultants. Inc. Appendix B 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 Cedar Avenue Development Baseline Assessment Report Reed Canarygrass Control -Patches 3' x 3' or smaller need to be grubbed out. Patches greater than 3'x 3' should be either staked with cuttings or sprayed (see Staking Specifications and Staking List below). A walk through will be conducted with the Maintenance Contractor and Talasaea Consultants to determine the site-specific treatments to be used. Staking of new patches should be integrated into the standard maintenance procedures for designated staking areas. Selective spraying with Rodeo will be used only in designated spray areas. Spraying should be done at a time when a dry week of weather is predicted (with City approval only). 1.4 Irrigation Watering -The Maintenance Contractor should water with a temporary aboveground irrigation system from June 15 through October 15. During the first year after installation, irrigation should be at a rate of 1/2" of water twice a week. During the second year after installation, irrigation should be 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 a rate of 1/2" of water twice a week for the duration of the monitoring period. 1.5 General Maintenance Items Debris Removal -The Maintenance Contractor should remove all trash and other debris on a regular basis. Erosion and Drainage Problems -Erosion and drainage problems (e.g., bank or berm slumps, pond leaks, overflow spillways clogs, etc.), which occur, should be corrected by the Maintenance Contractor as required. Foraging and Browsing -The Maintenance Contractor should implement control and prevention measures to prevent damage of planted material by browsing of wildlife (e.g., deer, rodents, and rabbits). Maintenance of Trees and Shrubs -Routine maintenance of trees and shrubs should be performed. These measures include: maintaining mulch rings, tightening and repair of tree stakes and resetting plants to proper grades and upright positions. With the approval of Talasaea Consultants, the Maintenance Contractor should remove all tree stakes after the first growing season to prevent girdling of staked plant material. Pruning of Woody Plants -Woody plants should only be pruned at the direction of Talasaea Consultants. Silt Fence Removal -With the approval of Talasaea Consultants, silt fences should be removed one year after the City has approved the mitigation construction, and the area should be restored by hand seeding (see plant schedule for seed mixes), if needed. Vegetation Control - Mitigation areas are not intended to be maintained like traditional landscaping. Grasses and other herbaceous vegetation should be controlled only at the direction of Talasaea Consultants. Grasses and herbs should be allowed to grow tall, providing habitat for small mammals. Mechanized devices such as mowers and weed whackers should not be used unless specifically allowed by Talasaea Consultants. 29 June 2005 717M·BA2005Rpt.doc Talasaea Consultants. Inc. Appendix B I ~ I ;1 ::. :::---j 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 WETLAND BUFFER MITIGATION PLAN FALL 2006 PERFORMANCE MONITORING REPORT CEDARAVENUEDEVELOPEMENT RENTON , WASHINGTON Prepared For: BELMONT HOMES, INC. Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 04 JANUARY 2007 I 1 1 1 I ) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN FALL 2006 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, Washington 98077 04 January 2007 I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report 1.0 1.1 2.0 2.1 2.2 2.3 2.4 2.4.1 2.4.2 2.4.2.1 2.4.2.2 3.0 4.0 TABLE OF CONTENTS Page Introduction ........................................................................................................... 1 Project Timeframe........................ .................................. . ............................. 1 Performance Monitoring Results................ ........... . ................................... 1 Wildlife ........................................................................................................................ 2 Hydrology, Water Quality, and Site Stability ............................................................. 2 Photo-points .............................................................................................................. 2 Vegetation Sampling Data ........................................................................................... 2 Vegetation Success Criteria ...................................................................................... 3 Vegetation Summary.... ......................... .............. ............. ............. .. ................ 3 VST-A ......................................................................................................................... 3 VST-B ....................................................................................................................... 4 Maintenance Assessment and Recommendations .................................................... .4 Performance Monitoring Summary............... ........................................................... 5 APPENDIX A Performance Monitoring Photographs APPENDIX B Maintenance Plan 1.1 Maintenance Schedule 1.2 Contingency Items 1.3 Control of Invasive Plants 1.4 Irrigation 1.5 General Maintenance Items 04 January 2007 717M Fall (12-21-06).doc Talasaea Consultants, Inc. Page i I I I I I I I I I I I I I I I I i I I Cedar Avenue Development Performance Monitoring Report LIST OF FIGURES Figure 1: Transect and photopoint locations LIST OF TABLES Table 1: Calendar for Performance Monitoring Events ........................................................... 1 Table 2: Summary of Baseline Data for Woody and Herbaceous Coverage ........................... 3 Table 3: Summary of Fall 2006 Performance Monitoring Data ................................................ 3 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page ii I I I I I I I I I I I I I I I I i I I Cedar Avenue Development Fall 2006 Performance Monitoring Report 1.0 INTRODUCTION This performance monitoring report for the wetland buffer mitigation area at the Cedar Avenue Development is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 17 October 2006. The purpose of this evaluation was to monitor the site to ensure the successful development of desirable wetland buffer characteristics. 1.1 Project Timeframe The Cedar Avenue Development wetland buffer mitigation area was completed during the spring of 2005. Shortly after completion, we conducted the baseline assessment to which future monitoring will be compared. Monitoring is required by City of Renton for five successive, successful years and will continue through the spring of 2010, or until success criteria are met. During the summer of 2005, irrigation to the buffer mitigation area was temporarily turned off while repair to the previously slumped berm of the storm water pond. As a result of the lack of irrigation, plant mortality dropped below the City's required success criteria. For this reason, the five years of successive, successful monitoring is then restarted from date of plant replacement, which occurred 9 January 2006. Performance monitoring will continue to be conducted as described in Table 1, which is quarterly during the first year and semiannually during years two through five of the required five-year monitoring period. During these events, the vegetation, hydrology, and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. T bl 1 C I d f P rf a e a en ar or e ormance M onltorrng E vents. Year 1 Year 2 Year 3 Baseline PM-1, PM-2 ' PM:3'" MR PM-4 MR PM-5 R, MR MR, & R &R MR&R R, MR R, MR ""':",";i . >."" ,--Spring Spring 01-09-06 05-11-06 07-31-06 10-20-06 Fall 2007 Fall 2008 .~-:. 2007 2008 Year4 Year 5 Year6 MR PM-6 MR PM-7 PM-8 R, MR R, MR R, MR, FA Spring 2009 Fall 2009 Spring 2010 Fall 201 0 Spring 2011 PM = Peliormance Monitoring R = Report MR = Maintenance Memo and Review FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes performance criteria are met). 2.0 PERFORMANCE MONITORING RESULTS On 17 October 2006, we conducted the summer performance monitoring event for the Cedar Avenue Development mitigation area. During our site visit, the mitigation area appeared stable, even though recent work had occurred to permanently stabilize the area where the storm water berm had previously slumped as mentioned in earlier reports. In addition to these general observations, the performance monitoring event included the following: • Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page 1 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report • Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. • Photo-points: The mitigation area was photographed at one established location (see Figure 1) to depict present conditions (Appendix A). • Vegetation: Plant survival and area coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. • Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2.1 Wildlife Wildlife observations recorded in the mitigation area during our site visit and previous site visits included the following species: American robin, common crow, and song sparrow,. However, due to the secretive nature of most wildlife, the probability of additional unobserved species is high. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. Due to the surrounding developments, it is expected that birds will be the primary wildlife utilizing the site. 2.2 Hydrology, Water Quality, and Site Stability During the performance monitoring event, hydrology appeared sufficient in both the adjacent wetland and the created stormwater treatment pond. Water was present within the two basins that comprise the stormwater pond. Water within the stormwater treatment pond appeared clear and is presumed to be releasing water of good quality into the adjacent wetland buffer. We noted that the small fish first observe during our summer monitoring were still alive in healthy in both storm water ponds. 2.3 Photo-points A series of photographs representing a panoramic view of the mitigation area was taken at one location established during the baseline assessment (Figure 1). Photographs will continue to be taken during each scheduled monitoring event. These photographs document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland buffer mitigation area (Appendix A). 2.4 Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects were different in size as one (VST-A) measured 50- feet long and ten-feet wide while the other (VST -B) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 shows the percent cover and percent survival of plants at each sampling location at baseline conditions. Table 3 shows the percent cover and percent survival of plants at each sampling location at the time of our site visit. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page 2 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report T b S a Ie 2: ummary of Baseline Data for Woody and Herbaceous Coveraqe Transect # *Percent *Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST-A 9.8 30 100 9 VST-B 80.9 100 100 20 Averaae 45 65 100 14.5 Required** 10*** N/A 85 <20% of total area T bl 3 S a e umm~o f F 112006 P rf a e ormance M D onltonnq ata Transect # *Percent *Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST-A 10.7 50 90 8 VST-B 34 100 90 20 Average 22.4 75 90 14.0 Required** 10*** N/A 85 <20% of total area 'Includes desirable species only, invaSive plants as defined by King County NoxIous Weed List are not included. "Success criteria required by the City of Renton by the end of the 5-year performance monitoring period. '''Percent woody cover must be greater than 10 percent by the end of year one, 30 percent by the end of year three, and 50 percent by the end of year five. 2.4.1 Vegetation Success Criteria The established vegetation sampling transects will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Following are the success criteria to be met by the end of the five-year monitoring period: o Percent survival of planted woody species must be at least 100% at the end of Year 1 (contractor's warranty), and at least 85% at the ends of years 2 and 5. o Woody cover must exceed 10% by the end of the first year, 30% by the end of the third year, and 50% by the end of the fifth year. o <20% total cover of all exotic and invasive plant species within the wetland buffer mitigation area. 2.4.2 Vegetation Summary The point-intercept method of estimating percent coverage involves visual determination of the distance of vegetative coverage on a tape measure placed on the ground between the endpoints of the transect. While the method strives for objective and reproducible results, the act of measurement contains a subjective element that differs between viewers. 2.4.2.1 VST-A Planted material on the slope of the detention ponds appeared water stressed. All plants had signs of new growth, but the site will require immediate and regular irrigation to ensure survival during this growing season. Percent woody coverage appeared to decrease to 10.7% this period from 9.8% during the Spring 2006 (new Year 0) monitoring. The increase in percent woody cover was supported mainly by new rose shoots coming from existing planted material. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page 3 I I I I I I I I I I I I I I I I ; I I Cedar Avenue Development Fall 2006 Performance Monitoring Report in addition snowberry and red alder appeared to be colonizing from the base of the berm.. The site currently exceeds the 10% vegetative coverage by woody species required by the City of Renton by the end of Year 1. Herbaceous vegetative cover consisted of planted sword fern, volunteer Equisetum, and grasses previously hydroseeded on the slope. The herbaceous species, with the exception of the Equisetum, appeared stressed. Hydroseeded grasses appeared to have grown modestly during the summer months .. Percent herbaceous cover increased during the summer growing season. Noxious weedy species, such as Himalayan blackberry, appeared to have been controlled during this growing season. Coverage by noxious weedy species is under the 20% vegetative coverage threshold required by the City of Renton. Mulch rings were apparent around the planted species, however, these will need be replaced during spring maintenance. The planted Douglas fir and paper birch showed signs of damage by deer rubbing. Much of the bark on these trees had been removed to the point where the trees may have been completely girdled. These will need be replaced and protected. Trees can be protected by placing three t- posts or cedar landscaping posts around each planted tree. The posts will provide a place for the deer to rub on while preventing easy access to the tree bark. 2.4.2.2 VST-B Planted material within the buffer mitigation area of VST-B appeared healthy, and showed signs of growth during the summer. However, routine maintenance of the mitigation area significantly reduced or removed the Oregon ash that was colonizing this area. We feel that this may have been the result of using mechanical brush removal in an attempt to control Himalayan blackberry within the buffer mitigation area. It is important to that only hand removal of noxious weedy species, such as Himalayan blackberry, be used within the mitigation areas. Selective removal of weedy species will minimize the damage to planted species or the inadvertent removal of desirable colonizing species. The site currently exceeds the 10% vegetative coverage by woody species required by the City of Renton by the end of Year 1. Herbaceous vegetative coverage was estimated at 100%. The site showed strong growth of young grasses, soft rush, and other herbaceous species. Noxious weeds (Himalayan blackberry) are still showing strong growth on this site. The estimated coverage for noxious weeds was 20%. This level of vegetative coverage by noxious weeds will require maintenance before the spring growing season. It is strongly recommended that the noxious weeds be removed by hand during any routine maintenance to prevent further establishment and suffocation of desirable species. Coverage by noxious weedy species is under the 20% vegetative coverage threshold required by the City of Renton. The planted Douglas fir showed the same signs of damage by deer rub as seen in transect VST-A These trees will need be replaced and protected from small mammals as well. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the performance monitoring event, a review of all necessary maintenance issues was performed. The following is a summary of those maintenance items mentioned in the maintenance memo: 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page 4 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report • Replace six damaged Douglas fir trees. These shall be protected from additional deer damage by placing three t-posts or round landscaping posts around each tree. These posts will provide a site for deer to rub on while protecting the tree bark. • Plant one paper birch to replace tree damaged by deer. • Plant 13 sword ferns on VST-A to replace dead or dying ferns. • Remove Himalayan and evergreen blackberry, and other noxious weeds from the mitigation area. Removal shall be by hand methods only to prevent damage to existing planted material and desirable colonizing species. • Remove garbage and debris from the mitigation area and dispose off site. General maintenance should be performed according to our Maintenance Specifications and Guidelines (Appendix 8). It is expected that regular maintenance will be required to ensure plant survival and project success. Regular irrigation of the wetland buffer mitigation area during the first two growing seasons will be necessary in order for the newly planted shrubs and trees to establish and satisfy the requirements for success and subsequent release of the performance bonds. 4.0 PERFORMANCE MONITORING SUMMARY The fall performance monitoring event for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation areas, and to evaluate wildlife usage of the site. A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Percent survival of planted species in our sampling locations was 90%. This level of survival is above the City's required survival level for Year 1, but below the baseline levels. Severe damage was done to Douglas fir and paper birch by deer rubbing. Also, many sword ferns became severely stressed or died during the summer. Growth of vegetation on the slopes of the detention pond appeared retarded, ostensibly due to water stress. Non-native and invasive plants, such as Himalayan and evergreen blackberry, have begun to encroach into the mitigation area, but are still below the required success criteria. These species will likely require maintenance removal in the near term. Such maintenance should occur proactively to prevent a larger infestation. Previous removal of noxious weedy species may have involved the use of powered equipment. We noted that much of the desirable colonizing plant species were cut back in addition to the noxious weedy species. Future maintenance and removal of noxious weedy species shall be performed using hand removal only to prevent inadvertent damage to desirable or planted species. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As depicted in the attached photographs (Appendix A) and reflected in the vegetation sampling table (Table 3), the installed plant material has put on new growth and is expected to thrive in the mitigation area. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent wetland ecosystems. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21·06).doc Page 5 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report APPENDIX A PERFORMANCE MONITORING PHOTOGRAPHS 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Appendix A I I I I I I I I I I I I I I I I I I I PHOTOPOINT #1 PHOTOPOINT #2 DEER R1J6 DAMA5E TO GONIFERS .. ~ b I ;g I <; • o ~"""""""""""~"""""""""""""""""""~D~E~~G~N~~~~~~~~cr~:~ m T ALASAEA Fh5URE #1 SI:.WI 111M ~ W CONSULTANTS. INC. PHOTOPOINTS #1 • 2 N.T.5." __ II __ tal PIaDAIq C.EDAR AVENUE DEVELOPMENT ~ H'i020 Bur Creek Ro.d Norlhu.t N N ,~, A .,= N Woodinville. W .. hln,lon 98077 RE TO , rv"'\5HII~ TO N BUI (42~)68I-n5o -Fu (425)S6J-7M9 Copyriiht -Talasae. Consultants, INC. 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 Cedar Avenue Development Fall 2006 Performance Monitoring Report APPENDIX 8 MAINTENANCE SPECIFICATIONS AND GUIDELINES 04 January 2007 717M Fall (12-21-06).doc Talasaea Consultants, Inc. Appendix B I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report 1.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year-round basis. Additional maintenance needs will be identified and addressed following each biannual monitoring event. The project will be evaluated by comparing the monitoring results to the established performance standards. This will ensure that success criteria are achieved at or before the end of the monitoring period. Maintenance and remedial action on the site will be implemented in accordance with City of Renton maintenance standards and the following plan. Contingency measures, as defined below in Section 1.2, will be implemented if performance standards are not being met. The maintenance plan contains the following: maintenance schedule, contingency items, control of invasive plants, irrigation, and general maintenance items. 1.1 Maintenance Schedule Invasive plant control, irrigation, and general maintenance should occur on a regular, routine basis according to Table 1.0. These tasks are in addition to the maintenance reviews conducted by Talasaea Consultants. Table 1 0 Maintenance Schedule Guidelines '-." s: > s: I» ID I» -c I» :::I cr ~ ~ '< Maintenance Item Invasive Plant Control 1 1 1 1 Irriqation 2005 Irriqation 2006 General Maintenance 1 1 1 1 1 1·8=number of times task should be performed per month 1.2 Contingency Items '-c: :::I ID 1 4 2 1 '-> VI 0 Z 0 c: c: ID n 0 CI> '< co -c -< n 1 1 1 1 1 8 8 8 4 4 4 4 2 1 1 1 1 1 1 Replace Dead Plants -The Maintenance Contractor should replace dead plants with the same species or a substitute species approved by Talasaea Consultants that meet the goals and objectives of the mitigation plan. Replanting -The Maintenance Contractor should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Areas will be replanted with an approved species or a substitute species that meet the goals and objectives of the mitigation plan. Replacement plantings should follow the details and specifications on the approved mitigation plan. 1.3 Control of Invasive Plants Routine removal and control of non-native and other invasive plants needs to be performed by manual or chemical means approved by the City of Renton. Undesirable and weedy exotic plant species need to be maintained at levels below 20% total cover in any given stratum. To avoid corrective measures, bondholders will be encouraged to maintain mitigation sites within these standards throughout the monitoring period. Following are specific recommendations for the removal of reed canarygrass and blackberries. All other invasive plants such as Scot's broom, purple loosestrife, and nightshade should be grubbed out. Himalayan Blackberry Control -Small patches need to be grubbed out. Large areas need to be cut down. As new shoots (approx. 6" in height) reappear, they can be spot-sprayed with a high dose of Rodeo (concentrate). 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12·21·06).doc Appendix B 1 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report Reed Canarygrass Control -Patches 3' x 3' or smaller need to be grubbed out. Patches greater than 3'x 3' should be either staked with cuttings or sprayed (see Staking Specifications and Staking List below). A walk through will be conducted with the Maintenance Contractor and Talasaea Consultants to determine the site-specific treatments to be used. Staking of new patches should be integrated into the standard maintenance procedures for designated staking areas. Selective spraying with Rodeo will be used only in designated spray areas. Spraying should be done at a time when a dry week of weather is predicted (with City approval only). 1.4 Irrigation Watering -The Maintenance Contractor should water with a temporary aboveground irrigation system from June 15 through October 15. During the first year after installation, irrigation should be at a rate of 1/2" of water twice a week. During the second year after installation, irrigation should be at a rate of 1/2" of water once a week. However, if more than 1 0% of plant replacement occurs, watering rates should be maintained at a rate of 1 12" of water twice a week for the duration of the monitoring period. 1.5 General Maintenance Items Debris Removal -The Maintenance Contractor should remove all trash and other debris on a regular basis. Erosion and Drainage Problems -Erosion and drainage problems (e.g., bank or berm slumps, pond leaks, overflow spillways clogs, etc.), which occur, should be corrected by the Maintenance Contractor as required. Foraging and Browsing -The Maintenance Contractor should implement control and prevention measures to prevent damage of planted material by browsing of wildlife (e.g., deer, rodents, and rabbits). Maintenance of Trees and Shrubs -Routine maintenance of trees and shrubs should be performed. These measures include: maintaining mulch rings, tightening and repair of tree stakes and resetting plants to proper grades and upright pOSitions. With the approval of Talasaea Consultants, the Maintenance Contractor should remove all tree stakes after the first growing season to prevent girdling of staked plant material. Pruning of Woody Plants -Woody plants should only be pruned at the direction of Talasaea Consultants. Silt Fence Removal -With the approval of Talasaea Consultants, silt fences should be removed one year after the City has approved the mitigation construction, and the area should be restored by hand seeding (see plant schedule for seed mixes), if needed. Vegetation Control -Mitigation areas are not intended to be maintained like traditional landscaping. Grasses and other herbaceous vegetation should be controlled only at the direction of Talasaea Consultants. Grasses and herbs should be allowed to grow tall, providing habitat for small mammals. Mechanized devices such as mowers and weed whackers should not be used unless specifically allowed by Talasaea Consultants. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12·21-06).doc Appendix B 2 I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN EVELOPMENT PLANNING o CITY OF RENTON JAN 092006 RECEIVED FALL 2005 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared For: BELMONT HOMES, INC. Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 5 January 2006 I I I I I i I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN FALL 2005 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N. E. Woodinville, Washington 98077 5 January 2006 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report TABLE OF CONTENTS Page 1.0 INTRODUCTION ............................................................................................................... 1 1.1 Project Timeframe .................................................................................................... 1 2.0 PERFORMANCE MONITORING RESUL TS .................................................................. 1 2.1 Wildlife ...................................................................................................................... 2 2.2 Hydrology, Water Quality, and Site StabililY... ...................................................... .2 2.3 Photo-points .............................................................................................................. 2 2.4 Vegetation Sampling Data ....................................................................................... 2 2.4.1 Veyeic:liiwl Sucl,;ess Criieria ................ ____ .............. ___ . __ ............ _______ ............. 3 2.4.2 Vegetation Summary ................................................................................... 3 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS .................................. .4 4.0 PERFORMANCE MONITORING SUMMARy ................................................................ 4 APPENDIX A -Fall 2005 Performance Monitoring Photographs (5 December 2005) APPENDIX B -Maintenance Specifications and Guidelines 1.0 MAINTENANCE PLAN 1.1 Maintenance Schedule 1.2 Contingency Items 1.3 Control of Noxious Weeds 1.4 Irrigation 1.5 General Maintenance Items 5 January 2006 717M·FaII05Rpt.doc T alasaea Consultants, Inc. Page i I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report LIST OF FIGURES Figure 1: Locations of Photo-points and Vegetation Sampling Plots LIST OF TABLES Table 1: Calendar for Performance Monitoring Events .......................................................... 1 Table 2: Summary" of Baseline Ass€:ssn-,ent Results (26 Aprn 2005) .. _____ ............ _____ ........... 3 Table 3: Summary of Fall Performance Monitoring Results (5 December 2005) ................ 3 5 January 2006 717M-FaII05Rpt.doc Talasaea Consultants, Inc. Page i I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report 1.0 INTRODUCTION This performance monitoring report for the wetland buffer mitigation area at the Cedar Avenue Development is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 5 December 2005. The purpose of this evaluation was to monitor the site to ensure the successful development of desirable wetland buffer characteristics. 1.1 Project Timeframe The Cedar Avenue Development wetland buffer mitigation area was completed during the spring of 2005. Shortly after completion, we conducted the baseline assessment to which future monitoring will be compared. Monitoring is required by City of Renton for five successive, successful years and will continue through the spring of 2010, or until success criteria are met. During the summer of 2005, irrigation to the buffer mitigation area was temporarily turned off while repair to the previously slumped berm of the stormwater pond. As a result of the lack of irrigation, plant mortality dropped below the City's required success criteria. For this reason, the five years of successive, successful monitoring is then restarted from date of plant replacement, which occurred 17 November 2005. Performance monitoring will continue to be conducted as described in Table 1, which is quarterly during the first year and semiannually during years two through five of the required five-year monitoring period. During these events, the vegetation, hydrology, and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. T bl 1 C I d f P rf a e aen ar or e ormance M 't' E om orlng ven s Year 1 Year 2 Year 3 Baseline PM-1, PM-2 PM-3 MR PM-4 MR PM-5 R,MR MR, & R &R MR& R R, MR R, MR ';;;';«f;;~""(,'l'~;',~:1';; Winter Spring Spring 4-26-05 8-10-05 >12'5'05', Fall 2006 Fall 2007 ~ ,-·'~>~~i't,,;.·-;-~ 2005 2006 2007 Year 4 YearS YearS MR PM-6 MR PM-7 PM-8 R, MR R, MR R, MR, FA Spring 2008 Fall 2008 Spring 2009 Fall 2009 Spring 2010 PM -Performance MOnitoring R -Report MR -Maintenance Memo and Review FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes success criteria are met). 2.0 PERFORMANCE MONITORING RESULTS On 5 December 2005, we conducted the fall performance monitoring event for the Cedar Avenue Development mitigation area. During our site visit, the mitigation area appeared stable, repair work to the previously slumped berm had completed, the cedar fence had been repaired, and replacement plants had been installed. In addition to these general observations, the performance monitoring event included the following: • Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. S January 2006 717M-FaIlOSRpt.doc Talasaea Consultants, Inc. Page 1 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report • Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. • Photo-points: The mitigation area was photographed at one established location (see Figure 1) to depict present conditions (Appendix A). • Vegetation: Plant survival and areal coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. • Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2.1 Wildlife Wildlife observations recorded in the mitigation area during our site visit and previous site visits included the following species: Steller's Jay, humming bird (auditory), song sparrow, gardner c-n-:JVo. P<:)l"ifil" ",roon trQ.CIfrnn ':Inn l'"':::Ihhi+ I-InUfQ\/or "", 10 t ..... tho C'o,-.roti\lO "..,tl,rt:), nf rYl ..... C"'+ luilrllifo .... ' ..... n .... , .......... " .... ::::\I ........... ~' ............... ::::\II ..... ,"'" , ............. , .................. " .................. ,,-, ...................... , .................. " ................. " .... , the probability of additional unobserved species is high. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. Due to the surrounding developments, it is expected that birds will be the primary wildlife utilizing the site. 2.2 Hydrology, Water Quality, and Site Stability During the performance monitoring event, hydrology appeared sufficient in the adjacent wetland. Water was present within the two basins that comprise the stormwater pond. Water within the stormwater treatment pond appeared turbid due to active grading and construction occurring along the plots upslope of the detention pond and the recent rain events. However, leaving the stormwater treatment pond appeared clear and of good quality. Furthermore, the recently repaired berm along the stormwater treatment pond is now stable. 2.3 Photo-points A series of photographs representing a panoramic view of the mitigation area was taken at one location established during the baseline assessment (Figure 1). Photographs will continue to be taken during each scheduled monitoring event. These photographs document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland buffer mitigation area (Appendix A). 2.4 Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects were different in size as one (VST-A) measured 50- feet long and ten-feet wide while the other (VST -B) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 and 3 compares the results of the baseline assessment with the fall performance monitoring results. 5 January 2006 717M-FaII05Rpt.doc Talasaea Consultants, Inc. Page 2 I I I I I i I I I I I, I I I ------------, --1----f- I o I I '. I 'i. " I " _ . . --" " .- I I I I'eTL.AND D GRAPHIC SCALE ( IN FEET) ~I -.' ~j--~I o 2'5 50 100 SCALE,I"=50' NORTH m FIGURE #5 \ \ I I I , 28 \ t . ..J I ~ r I r U\ r,;jJ , ~ ----I 25 I I " L FLAN LEGEND - - ---PROPERTY LINE -. _. _. _. -AS-BUlL T HETLAND BOUNDARY -----AS-BUILT CIVIL CONTOUR ~ FF-:I I VST-:: I EXISTING VEGETATION PHOTOPOINT LOCATION VEGETA TION S T AMPLING TRANSECT LOCA,TION " DESIGN PJ PROJECT lllB eTALASAEA CONSULTANTS, INC. Resource & Environmental Planning 15020 Bear Creel< Road Northea~t Woodinville, WashingLon 98077 PHOTO-POINT ~ VEGETATION SAMPLING CEDAR AVENUE DEVELOPMENT SCALE 1"=50 1 DATE BU!i (425)861-75;:'0 -fax (425)861-75 .. 9 RENTON, HASHIN6TON 21 APR 05 REVISED 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 Cedar Avenue Development Performance Monitoring Report Table 2. Summary of Baseline Assessment Results (26 April 2005) 'Percent 'Percent Percent Percent Transect # Woody Cover Herbaceous Survival Noxious Weed Cover Cover VST-A 11.8 90 100 0 VST-B 15.2 100 100 10 Average 13.5 95 100 5 Required" 10*** N/A 85 <20% of total area • NOXIous weeds, as defrned by King County NoxIous Weed LiSt, are not Included . •• Success criteria required by the City of Renton by the end of the 5-year performance monitoring period . ... Percent woody cover must be greater than 10 percent by the end of year one, 30 percent by the end of He":]r tnn:::.,a ":l"rI t:;n no .. ,..c .... t hlf tho 1:> .... .-1 nf \I",,"" £'''0 1 ....... • ............ , ..... ,' ....... "" 1"' .............. , ..... , .. , ................ , , ....... , " ..... . Table 3. Summary of Fall Performance Monitoring Results (5 December 2005) 'Percent 'Percent Percent Percent Transect # Herbaceous Noxious Weed Woody Cover Cover Survival Cover VST-A 10.2 92 89 8 VST-B 43.6 80 100 15 Average 26.9 86 94.5 11.5 Re~uired" 10*** N/A 85 <20% of total area • NOXIous weeds, as defined by Krng County NoxIous Weed LiSt, are not Included. ,. Success criteria required by the City of Renton by the end of the 5-year performance monitoring period. ... Percent woody cover must be greater than 10 percent by the end of year one, 30 percent by the end of year three, and 50 percent by the end of year five. 2.4.1 Vegetation Success Criteria The established vegetation sampling transects will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Following are the success criteria to be met by the end of the five-year monitoring period: • 85% survival rate of all planted trees and shrubs by the end of the fifth year, or at least 80% cover of native planted or recolonized woody species. • Woody cover must exceed 10% by the end of the first year, 30% by the end of the third year, and 50% by the end of the fifth year. • <20% total cover of all noxious weed species within the wetland buffer mitigation area, as defined by the King County Noxious Weed List. 2.4.2 Vegetation Summary The surviving woody plant material and the recently installed replacement plant material appeared in good condition and is expected to establish well throughout the cool, wet winter months. As mentioned in the summer performance monitoring report, sword-fern suffered the highest rate of plant mortality. As a result of the installation of replacement plants, which were installed on 17 November 2005, plant survival is 94.5 percent and is above the City's success criteria. Percent cover of woody vegetation measured during the fall performance monitoring event was 26.9 percent, which is above the City's success criteria for the first year. This is an increase of approximately 13.4 percent from the baseline assessment results. However, this is 5 January 2006 717M-Fa1l05Rpl.doc Tatasaea Consultants, Inc. Page 3 I I I I I I I I I I I I I I I ! I I I Cedar Avenue Development Performance Monitoring Report also an approximately 3.2 percent decrease from the summer performance monitoring event, which is to be expected due the deciduous nature of many of the plants. VST-B has continued to rapidly recruit native Oregon ash sapling, which will provide greater species diversity and improved habitat structure as the plants continue to grow. Herbaceous vegetation averaged 86 percent cover throughout the site. The dominant herbaceous species identified during the site visit included perennial ryegrass, soft rush, and giant horsetail. Noxious weeds, such as Himalayan and evergreen blackberry, were observed throughout the site although their coverage was well below the City's success criteria. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the performance monitoring event, a review of all necessary maintenance issues was performed. The following is a summary of those maintenance items mentioned in the maintenance memo: o Remove Himalayan and evergreen blackberry from the mitigation area. o Remove garbage and debris from the mitigation area and dispose off site. General maintenance should be performed according to our Maintenance Specifications and Guidelines (Appendix B). It is expected that regular maintenance will be required to ensure plant survival and project success. Regular irrigation of the wetland buffer mitigation area during the first two growing seasons will be necessary in order for the newly planted shrubs and trees to establish and satisfy the requirements for success and subsequent release of the performance bonds. 4.0 PERFORMANCE MONITORING SUMMARY The fall performance monitoring event for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation areas, and to evaluate wildlife usage of the site. A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Percent survival of planted species in our sampling locations was 94.5 percent, which is above the City's success criteria. This is due to the replacement of dead plant material observed during the summer monitoring and the ongoing establishment of the installed vegetation. It is expected that both previously installed plants and the recently installed replacement plants will continue to adjust and establish themselves throughout the cool, wet winter months. Noxious weeds, such as Himalayan and evergreen blackberry, have begun to encroach into the mitigation area although are well below the required success criteria. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As depicted in the attached photographs (Appendix A) and reflected in the vegetation sampling table (Table 2), the installed plant material has put on new growth and is expected to thrive in the mitigation area. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent wetland ecosystems. 5 January 2006 717M-Fall05Rpt.doc Talasaea Consultants, Inc. Page 4 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report APPENDIX A Fall 2005 Performance Monitoring Photographs (5 December 2005) 5 January 2006 717M-FaIIOSRpt.doc Talasaea Consultants, Inc. Appendix A I I I I I I I I I I I I I I I I I I I Photo-polnt I. Vie", looking north at VST-A and VST-B See Figure I for photo-point loc.atlon5. E9TALASAEA CONSUL TANTS,INC. ReIOun;.e a. Fnvironmelltlli AIMing l.solO 8_ Qedr. RDId NortbaIl woodinYilk. Wlllhillat0ll9lO77 Bul (U j)161.1HO. Fu (4H) 861.75049 Photo-polnt #1 Fall Performanc.e Monitoring Report Cedar Avenue Developement Renton, Y-la5hlngton ~ Copyright. TII_ Consulttntl. Inc. 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 Cedar Avenue Development Performance Monitoring Report APPENDIX B Maintenance Specifications and Guidelines 5 January 2006 717M-FaII05Rpt.doc Talasaea Consultants, Inc. Appendix B I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report 1.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year-round basis. Additional maintenance needs will be identified and addressed following each biannual monitoring event. The project will be evaluated by comparing the monitoring results to the established performance standards. This will ensure that success criteria are achieved at or before the end of the monitoring period. Maintenance and remedial action on the site will be implemented in accordance with City of Renton maintenance standards and the following plan. Contingency measures, as defined below in Section 1.2, will be implemented if performance standards are not being met. The maintenance plan contains the following: maintenance schedule, contingency items, control of noxious weeds, irrigation, and general maintenance items. 1.1 Maintenance Schedule Noxious weed control, irrigation, and general maintenance should occur on a regular, routine basis according to Table 1.0. These tasks are in addition to the maintenance reviews conducted by Talasaea Consultants. Table 1 0 Maintenance Schedule Guidelines Maintenance Item Jan Feb Mar Apr Mav June July Auq Sep Oct Nov Dec Noxious Weed 1 1 1 1 1 1 1 1 1 1 Control Irrigation 2006 2 4 4 4 2 General 1 1 1 1 1 1 1 1 1 1 1 1 Maintenance 1-8-number of times task should be performed per month 1.2 Contingency Items Replace Dead Plants -The Maintenance Contractor should replace dead plants with the same species or a substitute species approved by Talasaea Consultants that meet the goals and objectives of the mitigation plan. Replanting -The Maintenance Contractor should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Areas will be replanted with an approved species or a substitute species that meet the goals and objectives of the mitigation plan. Replacement plantings should follow the details and specifications on the approved mitigation plan. 1.3 Control of Noxious Weeds Routine removal and control of noxious weeds needs to be performed by manual or chemical means approved by the City of Renton. Undesirable and weedy exotic plant species need to be maintained at levels below 20% total cover in any given stratum. To avoid corrective measures, bondholders will be encouraged to maintain mitigation sites within these standards throughout the monitoring period. Following are specific recommendations for the removal of reed canarygrass and blackberries. All other noxious weeds such as Scot's broom, purple loosestrife, and nightshade should be grubbed out. Himalayan Blackberry Control -Small patches need to be grubbed out. Large areas need to be cut down. As new shoots (approx. 6" in height) reappear, they can be spot-sprayed with a high dose of Rodeo (concentrate). 5 January 2006 717M-FaII05Rpt.doc Talasaea Consultants, Inc. Appendix B I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report Reed Canarygrass Control -Patches 3' x 3' or smaller need to be grubbed out. Patches greater than 3'x 3' should be either staked with cuttings or sprayed (see Staking Specifications and Staking List below). A walk through will be conducted with the Maintenance Contractor and Talasaea Consultants to determine the site-specific treatments to be used. Staking of new patches should be integrated into the standard maintenance procedures for designated staking areas. Selective spraying with Rodeo will be used only in designated spray areas. Spraying should be done at a time when a dry week of weather is predicted (with City approval only). 1.4 Irrigation Watering -The Maintenance Contractor should water with a temporary aboveground irrigation system from June 15 through October 15. During the first year after installation, irrigation should be at a rate of 1/2" of water twice a week. During the second year after im;taliation. irrigation should be at a rate of 1/2" of water once a week. However, if more than 1 0% of plant replacement occurs, watering rates should be maintained at a rate of 1/2" of water twice a week for the duration of the monitoring period. 1.5 General Maintenance Items Debris Removal -The Maintenance Contractor should remove all trash and other debris on a regular basis. Erosion and Drainage Problems -Erosion and drainage problems (e.g., bank or berm slumps, pond leaks, overflow spillways clogs, etc.), which occur, should be corrected by the Maintenance Contractor as required. Foraging and Browsing -The Maintenance Contractor should implement control and prevention measures to prevent damage of planted material by browsing of wildlife (e.g., deer, rodents, and rabbits). Maintenance of Trees and Shrubs -Routine maintenance of trees and shrubs should be performed. These measures include: maintaining mulch rings, tightening and repair of tree stakes and resetting plants to proper grades and upright pOSitions. With the approval of Talasaea Consultants, the Maintenance Contractor should remove all tree stakes after the first growing season to prevent girdling of staked plant material. Pruning of Woody Plants -Woody plants should only be pruned at the direction of Talasaea Consultants. Silt Fence Removal -With the approval of Talasaea Consultants, silt fences should be removed one year after the City has approved the mitigation construction, and the area should be restored by hand seeding (see plant schedule for seed mixes), if needed. Vegetation Control -Mitigation areas are not intended to be maintained like traditional landscaping. Grasses and other herbaceous vegetation should be controlled only at the direction of Talasaea Consultants. Grasses and herbs should be allowed to grow tall, providing habitat for small mammals. Mechanized devices such as mowers and weed whackers should not be used unless specifically allowed by Talasaea Consultants. 5 January 2006 717M-FaIl05Rpt.doc Talasaea Consultants, Inc. Appendix B I I I I I I I I I I II , I I I I I I I I i '-, 'r:.I-OP~1E ';Y O/RlTE~JrANNING -'''ON JUN -52006 RECEIVED WETLAND BUFFER MITIGATION PLAN SUMMER 2005 PERFORMANCE MONITORING REPORT CEDARAVENUEDEVELOPEMENT RENTON, WASHINGTON Prepared For: BELMONT HOMES, INC, Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 30 MAY 2006 ~/fi:ri~~ ~=-73rZ -- -------------------------------------------------------------------------- TALASAEA CONSULTANTS. INC. TO: Ms. Andrea Petzel, Senior Planner OF: Cily of Renton Department of Development 1055 South Grady Way Renton, WA 98055 TRANSMITTING THE FOLLOWING: letter and enclosures duplicate copies x Report and Plan originals specifications proposal other DESCRIPTION OF MATERIALS: DEVELOPl1E r"Ty OrNTR PLANNING .. ENTON JUN -52006 RECEIVED LETTER OF TRANSMITTAL FROM: PROJECT: SUBJECT: DATE: FOR: David R Teesdale (by D. Frost) TAL-717M Cedar Avenue Development June 1, 2006 review & comment information approval x use & files as requested action noted x submittal Three copies of the 2006 Spring Performance Monitoring Report for the Cedar Avenue Development project. COMMENTS: If you have any further questions or comments, or need additional information, please feel free to contact Ann Olsen, or me at (425) 861-7550. Th2?~p~ /V).J David R. Teesdale, ~g;;t PAf/lO R. --r£c.sOALE- Sent via: cc: x Mr. Cliff Williams Belmont Homes, Inc. PO Box 2401 Kirkland, WA 98083 File Mail x Courier other CERTIFIED MAIL x Mr. Joe Leonardi Leonardi Landscapint, Inc. PO Box 1051 Monroe, WA 98272 Resource & Environmental Planning 15020 8ear Creek Road Nortllt:ast. Woodinville, Washington 98072 • Bus; (425) 86\-7550 • Fax: (425) 861-7549 • Email: aolsen@t.alasaea.com I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN SUMMER 2005 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, Washington 98077 30 May 2006 I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report TABLE OF CONTENTS Page 1.0 INTRODUCTION ............................................................................................................. 1 1.1. Project Timeframe ....................................................................................................... 1 2.0 PERFORMANCE MONITORING RESULTS ............................................................... 1 2.1. Wildlife ........................................................................................................................ 2 2.2. Hydrology, Water Quality, and Site Stability ................................................................ 2 2.3. Photo-points ................................................................................................................ 2 2.4. Vegetation Sampling Data ........................................................................................... 2 2.4.1. Vegetation Success Criteria ................................................................................ 3 2.4.2. Vegetation Summary ........................................................................................... 3 2.4.2.1. VST-A .......................................................................................................... 3 2.4.2.2. VST -8 ......................................................................................................... .4 3.0 Maintenance Assessment and Recommendations ........................................................... 4 4.0 PERFORMANCE MONITORING Summary .................................................................... .4 APPENDIX A ............................................................................................................................. A APPENDIX B ............................................................................................................................. 8 1.0 MAINTENANCE PLAN 1.1 Maintenance Schedule 1.2 Contingency Items 1.3 Control of Invasive Plants 1.4 Irrigation 1.5 General Maintenance Items 30 May 2006 717M-Spring06Rpt-cc(05-30-06) .doc Talasaea Consultants, Inc. Page i I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report LIST OF FIGURES Figure 1: Transect and photopoint locations LIST OF TABLES Table 1: Calendar for Performance Monitoring Events Table 2: Summary of Performance Monitoring Data for Woody and Herbaceous Coverage 30 May 2006 717M-Spring06Rpt-cc(05-30-06).doc Talasaea Consultants, Inc. Page ii I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report 1.0 INTRODUCTION This performance monitoring report for the wetland buffer mitigation area at the Cedar Avenue Development is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 11 May 2006. The purpose of this evaluation was to monitor the site to ensure the successful development of desirable wetland buffer characteristics. 1.1. Project Timeframe The Cedar Avenue Development wetland buffer mitigation area was completed during the spring of 2005. Shortly after completion, Talasaea Consultants conducted the baseline assessment to which future monitoring will be compared. Monitoring is required by City of Renton for five successive, successful years and will continue through the spring of 2010, or until success criteria are met. During the summer of 2005, irrigation to the buffer mitigation area was temporarily turned off while the previously slumped berm of the storm water pond was repaired. As a result, plant mortality dropped below the City's required success criteria. For this reason, the five years of successive, successful monitoring has restarted from date of plant replacement, which occurred 17 November 2005. Performance monitoring will continue to be conducted as described in Table 1, which is quarterly during the first year and semiannually during years two through five of the required five-year monitoring period. During these events, the vegetation, hydrology, and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. Table 1: Calendar for Performance Monitoring Events Year 1 Year 2 Year 3 Baseline PM-1, PM-2 PM-3 MR PM-4 MR PM-5 R, MR MR, &R &R MR& R R, MR R, MR 4-26-05 8-10-05 12-5-05 :',:Winter."; ;*t~§p',W1g}21:~ Fall 2006 Spring Fall 2007 F.:26o!itJ~i ij$";:2006i!i:!; 2007 Year 4 Year 5 YearS MR PM-6 MR PM-7 PM-8 R, MR R, MR R, MR, FA Spring 2008 Fall 2008 Spring 2009 Fall 2009 Spring 2010 PM :;;; Performance Monitoring R:;;; Report MR :;:: Maintenance Memo and Review FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes performance criteria are met). 2.0 PERFORMANCE MONITORING RESULTS On 11 May 2006, we conducted the summer performance monitoring event for the Cedar Avenue Development mitigation area. During our site visit, we inspected the stormwater berm for instability. The recent work to stabilize this area appeared to correct the slumping. In addition to these general observations, the performance monitoring event included the follOWing: 30 May 2006 717M-Spring06RpLdoc Talasaea Consultants. Inc. Page 1 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report o Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. o Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. o Photo-points: The mitigation area was photographed at one established location (see Figure 1) to depict present conditions (Appendix A). o Vegetation: Plant survival and area coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. o Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2.1. Wildlife Wildlife observations recorded in the mitigation area during our site visit and previous site visits included the following species: American robin, common crow, and song sparrow. Due to the secretive nature of most wildlife, the probability of additional unobserved species is high. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. Since the mitigation area is surrounded by developments, it is expected that birds will be the primary wildlife utilizing the site. 2.2. Hydrology, Water Quality, and Site Stability During the performance monitoring event, hydrology appeared sufficient in both the adjacent wetland and the created stormwater treatment pond. Water was present within the two basins that comprise the storm water treatment pond. Water within the storm water treatment pond appeared clear and is presumed to be releasing water of good quality into the adjacent wetland buffer. 2.3. Photo-points A series of photographs representing a panoramic view of the mitigation area was taken at one location established during the baseline assessment (Figure 1). Photographs will continue to be taken during each scheduled monitoring event. These photographs document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland buffer mitigation area (Appendix A). 2.4. Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects differed in size: VST -A measured 50-feet long and 1 O-feet wide, while VST -8 measured 25-feet long and 1 O-feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 shows the percent cover and percent survival of plants at each sampling location. 30 May 2006 717M-Spring06Rpt.doc Talasaea Consultants, Inc. Page 2 I I I I I I I I I I I I I I I I i I I I I I GRAPHIC SCALE mNORTH ( IN FEET) I $ t I o 25 50 100 SCALE,I"=50' FIGURE ~5 PLAN LE6END --- ---PROPERTY LINE , r , , , , , , , , --, 1 _. _. - . _. -AS-BUILT HETLAND BOUNDARY ~~~~~-AS-BUILT CIVIL CONTOUR ,:'0 EXISTIN6 VE6ETATION """"'". / "'. PHOTOPOINT LOCATION VE6ETATION STAMPLlN6 TRANSEC T LOCATION DESIGN PJ PROJECT 11lB (6) TALASAEA CONSULTANTS, INC. Resource &. Environmental Planning I(,O:.!() 1J~'II!' ("1""('\,: H"",j Nnrlht'lIs1 lI'uudilll"jll .. , W(l~hillg(!)ll \ltlO,/7 PHOTO-POINT 4 VEGETATION SAMPLING CEDAR AVENUE DEVELOPMENT SCALE 1"=50' DATE RENTON, HASHINGTON 21 APR 05 Hu,:, (1::,,,jHG!-7550 -fax (·12:iHHiI-'!)-tn REVISED I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report Table 2: Summary of Performance Monitoring Data for Woody and Herbaceous Coverage Transect # 'Percent 'Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST-A 9.8 30 100 9 VST-B 80.9 100 100 20 Average 45 65 100 14.5 Required" 10*** N/A 85 <20% of total area 'Inc/udes desirable species only, invaSive plants as defined by KlIlg County NoxIous Weed list are not included. "Success criteria required by the City of Renton by the end of the 5-year performance monitoring period. '''Percent woody cover must be greater than 10 percent by the end of year one, 30 percent by the end of year three, and 50 percent by the end of year five. 2.4.1. Vegetation Success Criteria The established vegetation sampling transects will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. The success criteria to be met by the end of the five-year monitoring period are: o Percent survival of planted woody species must be at least 100% at the end of Year 1 (contractor's warranty), and at least 85% at the ends of years 2 and 5. o Woody cover must exceed 10% by the end of the first year, 30% by the end of the third year, and 50% by the end of the fifth year. o There must be <20% total cover of all exotic and invasive plant species within the wetland buffer mitigation area. 2.4.2. Vegetation Summary 2.4.2.1. VST-A Planted material on the slope of the detention ponds appeared water stressed. All plants had signs of new growth, but the site will require immediate and regular irrigation to ensure survival during this growing season. Percent woody coverage appeared to decrease to 9.8% this period from 11.8% during the Fall 2005 monitoring. We do not believe that this reduction in percent coverage reflects any failure to grow in the field. Material had not fully leafed out during our Spring monitoring event and new personnel performed the coverage assessment. The point- intercept method of estimating percent coverage involves visual determination of the distance of vegetative coverage on a tape measure placed on the ground between the endpoints of the transect. While the method strives for objective and reproducible results, the act of measurement contains a subjective element that differs between viewers. We suspect that the percent woody coverage will Significantly increase during the fall Performance Review. Herbaceous vegetative cover consisted of planted sword fern, volunteer Equisetum sp" and grasses previously hydroseeded on the slope. The herbaceous species, with the exception of the Equisetum sp., appeared stressed. Grasses had not begun to show significant growth at the time of our site visit. Immediate and regular irrigation will stimulate the growth of the herbaceous species. 30 May 2006 717M-Spring06Rpt.doc Talasaea Consultants, Inc. Page 3 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report Noxious weedy species, such as Himalayan Blackberry, had not significantly increased in percent coverage since the Fall 2005 performance monitoring. However, all blackberry and other noxious weeds should be removed during routine maintenance as a standard practice. 2.4.2.2. VST-B Planted material within the buffer mitigation area for VST -B appeared very healthy and vigorous. All plants had significant signs of new growth. Oregon ash was volunteering over a large portion of the site. Percent woody coverage was measured at 80.9%. This is a significant increase over the 15.2 percent woody coverage from the Fall 2005 Performance Review. Survival of woody material was 100%. Herbaceous vegetative coverage was estimated at 100%. The site showed strong growth of young grasses, soft rush, and other herbaceous species. Noxious weeds (Himalayan blackberry) were also showing strong growth on this site. The estimated coverage for noxious weeds was 16%. This level of vegetative coverage by noxious weeds does not require immediate maintenance. However, it is strongly recommended that the noxious weeds be removed by hand during any routine maintenance to prevent further establishment and suffocation of desirable species. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the performance monitoring event, a review of all necessary maintenance issues was performed. The following is a summary of those maintenance items mentioned in the maintenance memo: • Turn on the water to the temporary irrigation system. • Begin regular irrigation of the site through October 15'h, or longer as needed. • Remove Himalayan and evergreen blackberry, and other noxious weeds from the mitigation area. • Remove garbage and debris from the mitigation area and dispose of off site. General maintenance should be performed according to our Maintenance Specifications and Guidelines (Appendix B). It is expected that regular maintenance will be required to ensure plant survival and project success. Regular irrigation of the wetland buffer mitigation area during the first two growing seasons will be necessary in order for the newly planted shrubs and trees to establish and satisfy the requirements for success and subsequent release of the performance bonds. 4.0 PERFORMANCE MONITORING SUMMARY The summer performance monitoring event for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation areas, and to evaluate wildlife usage of the site. A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Percent survival of planted species in our sampling locations was 100%. This level is above the City's required survival level for Year 1. Growth of vegetation on the slopes of the detention pond appeared retarded, ostensibly due to water stress. It is expected that both woody and 30 May 2006 Talasaea Consultants, Inc. 717M-Spring06Rpt.doc Page 4 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report herbaceous vegetation will thrive and put on new growth as soon as irrigation is resumed. Non- native and invasive plants, such as Himalayan and evergreen blackberry, have begun to encroach into the mitigation area, but are still below the required success criteria. These species will likely require maintenance removal in the near term. Such maintenance should occur proactively to prevent a larger infestation. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As depicted in the attached photographs (Appendix A) and reflected in the vegetation sampling table (Table 2), the installed plant material has put on new growth and is expected to thrive in the mitigation area. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent wetland ecosystems. 30 May 2006 717M-Spring06Rpt.doc Talasaea Consultants, Inc. Page 5 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report APPENDIX A Performance Monitoring Photographs 30 May 2006 717M-Spring06Rpt.doc Talasaea Consultants, Inc. Appendix A I I I I I I I I I I I I I I I I I I I Photo-polnt h PCI'lOroma of Y5T-A from norti'lwe5t to northecet. See Figure I for photo-polnt IOGotion5. e~~~t~16.A RttCIIlroe &; &vironmtlltlll'!.mi!!a uozo a_ o.t 1.0111 NortII_ "' ...................... 071 ... (4U)"I·n30·" ~lJ)"I.l!.1' Photo-polnt III Spring '06 PerformOOGe Monitoring Report Cedar Averoe Dev"lopement Renton, 1'Ia5hlngton PIUlIl!CT 111M &CALlI N.T.5. DA11! 05130106 IUMSBIl 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 Cedar Avenue Development Performance Monitoring Report APPENDIX B Maintenance Specifications and Guidelines 30 May 2006 717M-Spring06Rpt.doc Talasaea Consultants, Inc. Appendix B I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report 1.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year-round basis. Additional maintenance needs will be identified and addressed following each biannual monitoring event. The project will be evaluated by comparing the monitoring results to the established performance standards. This will ensure that success criteria are achieved at or before the end of the monitoring period. Maintenance and remedial action on the site will be implemented in accordance with City of Renton maintenance standards and the following plan. Contingency measures, as defined below in Section 1.2, will be implemented if performance standards are not being met. The maintenance plan contains the following: maintenance schedule, contingency items, control of invasive plants, irrigation, and general maintenance items. 1.1 Maintenance Schedule Invasive plant control, irrigation, and general maintenance should occur on a regular, routine basis according to Table 1.0. These tasks are in addition to the maintenance reviews conducted by Talasaea Consultants. Table 1.0 Maintenance Schedule Guidelines c.... 'T1 !: ~ !: c.... c.... ~ CJ) 0 z 0 c: .. CD .. 'C .. :::I c: c: CD 0 0 CD :::I CT ... ... '< CD '< !Q 'C -< 0 Maintenance Item I nvasive Plant Control 1 1 1 1 1 1 1 1 1 1 Irrigation 2005 4 8 8 8 4 Irrigation 2006 2 4 4 4 2 General Maintenance 1 1 1 1 1 1 1 1 1 1 1 1 1·8-number of times task should be performed per month 1.2 Contingency Items Replace Dead Plants -The Maintenance Contractor should replace dead plants with the same species or a substitute species approved by Talasaea Consultants that meet the goals and objectives of the mitigation plan. Replanting -The Maintenance Contractor should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Areas will be replanted with an approved species or a substitute species that meet the goals and objectives of the mitigation plan. Replacement plantings should follow the details and specifications on the approved mitigation plan. 1.3 Control of Invasive Plants Routine removal and control of non-native and other invasive plants needs to be performed by manual or chemical means approved by the City of Renton. Undesirable and weedy exotic plant species need to be maintained at levels below 20% total cover in any given stratum. To avoid corrective measures, bondholders will be encouraged to maintain mitigation sites within these standards throughout the monitoring period. Following are specific recommendations for the removal of reed canarygrass and blackberries. All other invasive plants such as Scot's broom, purple loosestrife, and nightshade should be grubbed out. 30 May 2006 717M-Spring06Rpt.doc Talasaea Consultants, Inc. Appendix 1 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report Himalayan Blackberry Control -Small patches need to be grubbed out. Large areas need to be cut down. As new shoots (approx. 6" in height) reappear, they can be spot-sprayed with a high dose of Rodeo (concentrate). Reed Canarygrass Control -Patches 3' x 3' or smaller need to be grubbed out. Patches greater than 3'x 3' should be either staked with cuttings or sprayed (see Staking Specifications and Staking List below). A walk through will be conducted with the Maintenance Contractor and Talasaea Consultants to determine the site-specific treatments to be used. Staking of new patches should be integrated into the standard maintenance procedures for designated staking areas. Selective spraying with Rodeo will be used only in designated spray areas. Spraying should be done at a time when a dry week of weather is predicted (with City approval only). 1.4 Irrigation Watering -The Maintenance Contractor should water with a temporary aboveground irrigation system from June 15 through October 15. During the first year after installation, irrigation should be at a rate of 1/2" of water twice a week. During the second year after installation, irrigation should be 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 a rate of 1/2" of water twice a week for the duration of the monitoring period. 1.5 General Maintenance Items Debris Removal -The Maintenance Contractor should remove all trash and other debris on a regular basis. Erosion and Drainage Problems -Erosion and drainage problems (e.g., bank or berm slumps, pond leaks, overflow spillways clogs, etc.), which occur, should be corrected by the Maintenance Contractor as required. Foraging and Browsing -The Maintenance Contractor should implement control and prevention measures to prevent damage of planted material by browsing of wildlife (e.g., deer, rodents, and rabbits). Maintenance of Trees and Shrubs -Routine maintenance of trees and shrubs should be performed. These measures include: maintaining mulch rings, tightening and repair of tree stakes and resetting plants to proper grades and upright positions. With the approval of Talasaea Consultants, the Maintenance Contractor should remove all tree stakes after the first growing season to prevent girdling of staked plant material. Pruning of Woody Plants -Woody plants should only be pruned at the direction of Talasaea Consultants. Silt Fence Removal -With the approval of Talasaea Consultants, silt fences should be removed one year after the City has approved the mitigation construction, and the area should be restored by hand seeding (see plant schedule for seed mixes), if needed. Vegetation Control -Mitigation areas are not intended to be maintained like traditional landscaping. Grasses and other herbaceous vegetation should be controlled only at the direction of Talasaea Consultants. Grasses and herbs should be allowed to grow tall, providing 30 May 2006 717M-Spring06Rpt.doc Talasaea Consultants, Inc. Appendix 2 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report habitat for small mammals. Mechanized devices such as mowers and weed whackers should not be used unless specifically allowed by Talasaea Consultants. 30 May 2006 717M-Spring06Rp\.doc Talasaea Consultants, Inc. Appendix 3 I 07::> I I I I I I I I I I I I I I I I I I ~----- WETLAND BUFFER MITIGATION PLAN SUMMER 2006 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared For: BELMONT HOMES, INC. Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 07 August 2006 .TALA~ALA ~ __ ~ CO'iSLI.f.\'il S. Ir\C TO: Ms. Andrea Petzel, Senior Planner OF: City of Renton Department of Development 1055 South Grady Way Renton, W A 98055 TRANSMITTING THE FOLLOWING: letter and enclosures duplicate copies x Report originals specifications proposal other DESCRIPTION OF MATERIALS: DEVELOPME CITY OF WEt'JrANNING .. ,ON OCT 252006 RECEIVED LETTER OF TRANSMITTAL FROM: PROJECT: SUBJECT: DATE: FOR: David R. Teesdale (by D. Frost) TAL-717M Cedar Avenue Development October 25, 2006 review & comment information approval x use & files x as requested action noted x submittal 1. Three copies of the 2006 Summer Performance Monitoring Report for the Cedar Avenue Development project. COMMENTS: If you have any further questions or comments, or need additional information, please feel free to contact Ann Olsen or me at (425) 861-7550. Thank you, David R. Teesdale, Ecologist Sent via: cc: x Mr. Cliff Williams Belmont Homes, Inc. PO Box 2401 Kirkland, WA 98083 x File Mail x Courier Other CERTIFIED MAIL Resource & Environmental Planning 15020 Bear Cree}.. Road Nonhcas! • Woodimille. Washington 98071. Bus: (425) 861-7550. Fax: (425) 861-7549 I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN SUMMER 2006 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, Washington 98077 07 August 2006 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report TABLE OF CONTENTS Page TABLE OF CONTENTS .............................................................................................................. i LIST OF FIGURES ..................................................................................................................... ii LIST OF TABLES ....................................................................................................................... ii 1.0 INTRODUCTION ......................................................................................................... 1 1 .1. Project Timeframe ..................................................................................................... 1 2.0 PERFORMANCE MONITORING RESULTS ............................................................... 1 2.1. Wildlife ....................................................................................................................... 2 2.2. Hydrology, Water Quality, and Site Stability ........................................... : ............... 2 2.3. Photo·points .............................................................................................................. 2 2.4. Vegetation Sampling Data ........................................................................................ 2 2.4.1. Vegetation Success Criteria ............................................................................. 3 2.4.2. Vegetation Summary ......................................................................................... 3 2.4.2.1. VST·A .......................................................................................................... 3 2.4.2.2. VST·B .......................................................................................................... 4 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS ................................... 4 4.0 PERFORMANCE MONITORING SUMMARY ............................................................ .4 APPENDIX A ............................................................................................................................. A Performance Monitoring Photographs ................................................................................... A APPENDIX B ............................................................................................................................. B Maintenance Specifications and Guidelines ......................................................................... B MAINTENANCE PLAN 1.1 Maintenance Schedule 1.2 Contingency Items 1.3 Control of Invasive Plants 1 .4 Irrigation 1.5 General Maintenance Items 07 August 2006 717M Summer (OS-07-06).doc Talasaea Consultants, Inc. Page i I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report LIST OF FIGURES Figure 1: Transect and photopoint locations LIST OF TABLES Table 1: Calendar for Performance Monitoring Events .............................................................. 1 Table 2: Summary of Performance Monitoring Data for Woody and Herbaceous Coverage ..... 3 Table 3: Summary of Fall 2006 Performance Monitoring Data for Woody and Herbaceous Coverage .................................................................................................................................... 3 07 August 2006 717M Summer (OB-07-06).doc Talasaea Corisultants, Inc. Page ii I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report 1.0 INTRODUCTION This performance monitoring report for the wetland buffer mitigation area at the Cedar Avenue Development is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 31 July 2006. The purpose of this evaluation was to monitor the site to ensure the successful development of desirable wetland buffer characteristics. 1.1. Project Timeframe The Cedar Avenue Development wetland buffer mitigation area was completed during the spring of 2005. Shortly after completion, we conducted the baseline assessment to which future monitoring will be compared. Monitoring is required by City of Renton for five successive, successful years and will continue through the spring of 2011, or until success criteria are met. During the summer of 2005, irrigation to the buffer mitigation area was temporarily turned off while repair was completed to the previously slumped berrn of the stormwater pond. As a result of the lack of irrigation, plant mortality dropped below the City's required success criteria. For this reason, the five years of successive, successful monitoring is then restarted from date of plant replacement, which occurred 9 January 2006. Performance monitoring will continue to be conducted as described in Table 1, which is quarterly during the first year and semiannually during years two through five of the required five-year monitoring period. During these events, the vegetation, hydrology, and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. Table 1: Calendar for Performance Year 4 MR PM-6 R,MR Spring 2009 Fall 2009 PM-3 MR&R Fall 2006 MR Spring 2010 Events MR YearS PM-4 R,MR Fall 2007 PM-7 R,MR Fall 2010 MR FM-5 R,MR Fall 2008 Year 6 PM-8 R, MR, FA Spring 2011 PM = Performance Monitoring R = Report MR = Maintenance Memo and Review FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes performance criteria are met). 2.0 PERFORMANCE MONITORING RESULTS On 31 July 2006, we conducted the summer performance monitoring event for the Cedar Avenue Development mitigation area. During our site visit, the mitigation area appeared stable. The planted material appeared to be healthy and growing. General landscape maintenance to control noxious invasive speCies had been performed. In addition to these general observations, the performance monitoring event included the following: 07 August 2006 717M Summer (OB-07-06).doc Talasaea Consultants, Inc. Page 1 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report o Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. o Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. o Vegetation: Plant survival and area coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. o Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2.1. Wildlife Wildlife observations recorded in the mitigation area during our site visit and previous site visits included the following species: American robin, common crow, and song sparrow. However, due to the secretive nature of most wildlife, the probability of additional unobserved species is high. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. Due to the surrounding developments, it is expected that birds will be the primary wildlife utilizing the site. 2.2. Hydrology, Water Quality, and Site Stability During the performance monitoring event, hydrology appeared sufficient in both the adjacent wetland and the created stormwater treatment pond. Water was present within the two basins that comprise the stormwater pond. Water within the stormwater treatment pond appeared clear and is presumed to be releasing water of good quality into the adjacent wetland buffer. We also noted to that small fish are living and thriving within the stormwater ponds. 2.3. Photo-points A series of photographs representing a panoramic view of the mitigation area are typically taken at two locations established during the baseline assessment (Figure 1). The digital photos for the summer monitoring event were irretrievably lost. We will provide photographs in the upcoming fall monitoring report. 2.4. Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects were different in size as one (VST -A) measured 50- feet long and ten-feet wide while the other (VST-B) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of pOint-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 shows the percent cover and percent survival of plants at each sampling location at baseline conditions. Table 3 shows the percent cover and percent survival of plants at each sampling location at the time of our site visit. 07 August 2006 717M Summer (OB-07-06).doc Talasaea Consultants, Inc. Page 2 I I I I I I I I I I I I I I I I I I I VETl..AND D GRAPHIC SCAlt: ( IN FEET) I ~i o 25 50 100 SCALE, 1"~50' EaTALASAEA CONSULTANTS, INC. Resource & Environmental Planning IC:.O:.'O Iklll' l'l"{,(>]; Hu"d Nnrl!l('",.\ W",,<iiul'ill .. , \I';,~hil1~l<m lH:lO,-, Htl" (1~')1Ilr;J-7GGO -F"" (,I:.!')HH>I-7::'-I~ FIGURE #5 PLAN LEGEND --- ---PROPERTY LINE _. _. - . _. -AS-BUILT HETLAND BOUNDARY AS-BUlL T CIVIL CONTOUR ~ FF-# IV5T-=1 EXISTIN6 VE6ETATION PHOTOPOINT LOCATION VE6ET A TION S T AMPLlN6 TRANSECT LOCATION DESIGN PJ PROJECT 1115 PHOTO-POINT ~ VEGETATION SAMPLING CEDAR AVENUE DEVELOPMENT SCALE 1"=50' DATE RENTON, HASHINGTON 21 APR 05 REVISED I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report Table 2: Summary of Baseline Assessment Data for Woodv and Herbaceous Coveraqe Transect # 'Percent 'Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST-A 9.8 30 100 9 VST-B 80.9 100 100 20 AveraQe 45 65 100 14.5 Required" 10*** N/A 85 <20% of total area Table 3: Summary of Summer 2006 Performance Monitoring Data for Woody and Herbaceous Coveraqe Transect # 'Percent 'Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST-A 10.2 50 100 9 VST-B 82.7 100 100 16 AveraQe 46.5 75 100 12.5 ReQuired" 10*** N/A 85 <20% of total area 'Includes desirable species only, invaSive plants as defined by King County NoxIous Weed List are not included. "Success criteria required by the City of Renton by the end of the 5-year performance monitoring period. "'Percent woody cover must be greater than 1 0 percent by the end of year one, 30 percent by the end of year three, and 50 percent by the end of year five. 2.4.1. Vegetation Success Criteria The established vegetation sampling transects will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Following are the success criteria to be met by the end of the five-year monitoring pei'iod: o Percent survival of planted woody species must be at least 100% at the end of Year 1 (contractor's warranty), and at least 85% at the ends of years 2 and 5. o Woody cover must exceed 10% by the end of the first year, 30% by the end of the third year, and 50% by the end of the fifth year. o <20% total cover of all exotic and invasive plant species within the wetland buffer mitigation area. 2.4.2. Vegetation Summary The point-intercept method of estimating percent coverage involves visual determination of the distance of vegetative coverage on a tape measure placed on the ground between the endpoints of the transect. While the method strives for objective and reproducible results, the act of measurement contains a subjective element that differs between viewers. 2.4.2.1. VST-A Planted material on the slope of the detention ponds appeared water stressed. All plants had signs of new growth, but the site will require immediate and regular irrigation to ensure survival during this growing season. Percent woody coverage appeared to increase to 10.2% this period from 9.8% measured during the spring 2006 monitoring. 07 August 2006 Talasaea Consultants, Inc. 717M Summer (08-07-06).doc Page 3 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report Herbaceous vegetative cover consisted of planted sword fem, volunteer Equisetum, and grasses previously hydroseeded on the slope. Grasses showed significant growth over the baseline assessment at the time of our site visil. Continued and regular irrigation will stimulate the growth of the herbaceous species. Noxious weedy species, such as Himalayan Blackberry, had not significantly increased in percent coverage since the spring 2006 performance monitoring. However, all blackberry and other noxious weeds should be removed during routine maintenance as a standard practice. 2.4.2.2. VST-B Planted material within the buffer mitigation area for VST -B appeared very healthy and vigorous. All plants had significant signs of new growth. Oregon ash was volunteering over a large portion of the site. Percent woody coverage was measured at 82.7%. This is a slight increase over the 80.9 percent woody coverage from the spring 2006 Performance Review. Survival of woody material was 100%. Herbaceous vegetative coverage was estimated at 100%. The site showed strong growth of young grasses, soft rush, and other herbaceous species. Noxious weeds (Himalayan blackberry) were also showing strong growth on this site. The estimated coverage for noxious weeds was 16%. This level of vegetative coverage by noxious weeds does not require immediate maintenance. However, it is strongly recommended that the noxious weeds be removed by hand during any routine maintenance to prevent further establishment and suffocation of desirable species. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the performance monitoring event, a review of all necessary maintenance issues was performed. The following is a summary of those maintenance items mentioned in the maintenance memo: • Continue to irrigate the site during the remaining summer months. • Remove Himalayan and evergreen blackberry, and other noxious weeds from the mitigation area. • Remove garbage and debris from the mitigation area and dispose off site. General maintenance should be performed according to our Maintenance Specifications and Guidelines (Appendix B). It is expected that regular maintenance will be required to ensure plant survival and project success. Regular irrigation of the wetland buffer mitigation'area during the first two growing seasons will be necessary in order for the newly planted shrubs and trees to establish and satisfy the requirements for success and subsequent release of the performance bonds. 4.0 PERFORMANCE MONITORING SUMMARY The summer performance monitoring event for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation areas, and to evaluate wildlife usage of the site. 07 August 2006 717M Summer (OB-07·06).doc Talasaea Consultants. Inc. Page 4 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Percent survival of planted species in our sampling locations was 100%. This level is above the City's required survival level for Year 1. It is expected that both woody and herbaceous vegetation will thrive over the coming years. Non-native and invasive plants, such as Himalayan and evergreen blackberry, have begun to encroach into the mitigation area, but are still below the required success criteria. These species will likely require maintenance removal in the near term. Such maintenance should occur proactively to prevent a larger infestation. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As reflected in the vegetation sampling table (Table 2), the installed plant material has put on new growth and is expected to thrive in the mitigation area. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent weiland ecosystems. 07 August 2006 717M Summer (OB-07-06).doc T alasaea Consultants. Inc. Page 5 I ;1 I I I I I I I I I I I I I 1 I 1 Cedar Avenue Development Perionnance Monitoring Report APPENDIX A Performance Monitoring Photographs (Digital photos lost from Summer event) 7 August 2006 717M-Summer (OB-07-06).doc Talasaea Consultants, Inc. 11 ________ _ Appendix A I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report APPENDIX B Maintenance Specifications and Guidelines 7 August 2006 717M-Summer (OB-07-06).doc Talasaea Consultants, Inc. Appendix B I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report 1.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year-round basis. Additional maintenance needs will be identified and addressed following each biannual monitoring event. The project will be evaluated by comparing the monitoring results to the established performance standards. This will ensure that success criteria are achieved at or before the end of the monitoring period. Maintenance and remedial action on the site will be implemented in accordance with City of Renton maintenance standards and the following plan. Contingency measures, as defined below in Section 1.2, will be implemented if performance standards are not being met. The maintenance plan contains the following: maintenance schedule, contingency items, control of invasive plants, irrigation, and general maintenance items. 1.1 Maintenance Schedule Invasive plant control, irrigation, and general maintenance should occur on a regular, routine basis according to Table 1.0. These tasks are in addition to the maintenance reviews conducted by Talasaea Consultants. Table 1.0 Maintenance Schedule Guidelines c.... .." s:: > s:: c.... c.... > CJ) 0 z c '" AI CD AI "C AI ::I '" '" CD n 0 CD ::I C' , , '< CD -< (Q "C -< n Maintenance Item Invasive Plant Control 1 1 1 1 1 1 1 1 1 1 Irrigation 2005 4 8 8 8 4 Irriqation 2006 2 4 4 4 2 General Maintenance 1 1 1 1 1 1 1 1 1 1 1 1 1-8;number of times task should be performed per month 1.2 Contingency Items Replace Dead Plants -The Maintenance Contractor should replace dead plants with the same species or a substitute species approved by Talasaea Consultants that meet the goals and objectives of the mitigation plan. Replanting -The Maintenance Contractor should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Areas will be replanted with an approved species or a substitute species that meet the goals and objectives of the mitigation plan. Replacement plantings should follow the details and specifications on the approved mitigation plan. 1.3 Control of Invasive Plants Routine removal and control of non-native and other invasive plants needs to be performed by manual or chemical means approved by the City of Renton. Undesirable and weedy exotic plant species need to be maintained at levels below 20% total cover in any given stratum. To avoid corrective measures, bondholders will be encouraged to maintain mitigation sites within these standards throughout the monitoring period. Following are specific recommendations for the removal of reed canarygrass and blackberries. All other invasive plants such as Scot's broom, purple loosestrife, and nightshade should be grubbed out. 7 August 2006 717M-Summer (OB-07-06).doc Talasaea Consultants, Inc. Appendix B I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report Himalayan Blackberry Control -Small patches need to be grubbed out. Large areas need to be cut down. As new shoots (approx. 6" in height) reappear, they can be spot-sprayed with a high dose of Rodeo (concentrate). Reed Canarygrass Control -Patches 3' x 3' or smaller need to be grubbed out. Patches greater than 3'x 3' should be either staked with cuttings or sprayed (see Staking SpeCifications and Staking List below). A walk through will be conducted with the Maintenance Contractor and Talasaea Consultants to determine the site-specific treatments to be used. Staking of new patches should be integrated into the standard maintenance procedures for deSignated staking areas. Selective spraying with Rodeo will be used only in designated spray areas. Spraying should be done at a time when a dry week of weather is predicted (with City approval only). 1.4 Irrigation Watering -The Maintenance Contractor should water with a temporary aboveground irrigation system from June 15 through October 15. During the first year after installation, irrigation should be at a rate of 1/2" of water twice a week. During the second year after installation, irrigation should be 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 a rate of 1/2" of water twice a week for the duration of the monitoring period. 1.5 General Maintenance Items Debris Removal -The Maintenance Contractor should remove all trash and other debris on a regular basis. Erosion and Drainage Problems -Erosion and drainage problems (e.g., bank or berm slumps, pond leaks, overflow spillways clogs, etc.), which occur, should be corrected by the Maintenance Contractor as required. Foraging and Browsing -The Maintenance Contractor should implement control and prevention measures to prevent damage of planted material by browsing of wildlife (e.g., deer, rodents, and rabbits). Maintenance of Trees and Shrubs -Routine maintenance of trees and shrubs should be performed. These measures include: maintaining mulch rings, tightening and repair of tree stakes and resetting plants to proper grades and upright positions. With the approval of Talasaea Consultants, the Maintenance Contractor should remove all tree stakes after the first growing season to prevent girdling of staked plant material. Pruning of Woody Plants -Woody plants should only be pruned at the direction of Talasaea Consultants. Silt Fence Removal -With the approval of Talasaea Consultants, silt fences should be removed one year after the City has approved the mitigation construction, and the area should be restored by hand seeding (see plant schedule for seed mixes), if needed. Vegetation Control -Mitigation areas are not intended to be maintained like traditional landscaping. Grasses and other herbaceous vegetation should be controlled only at the direction of Talasaea Consultants. Grasses and herbs should be allowed to grow tall, providing 7 August 2006 Talasaea Consultants, Inc. 717M-Summer (OB-07-06).doc Appendix B I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report habitat for small mammals. Mechanized devices such as mowers and weed whackers should not be used unless specifically allowed by Talasaea Consultants. 7 August 2006 717M-Summer (08-07 -06).doc Talasaea Consultants, Inc. Appendix B I I I I I I I I • • :. • • • • • I • I WETLAND BUFFER MITIGATION PLAN FALL 2006 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON If Ie.. :B-L u ft 64-( S+ LoQ( Prepared For: BELMONT HOMES, INC. Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 04 JANUARY 2007 I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN FALL 2006 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, Washington 98077 04 January 2007 I I I I I i I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report 1.0 1.1 2.0 2.1 2.2 2.3 2.4 2.4.1 2.4.2 2.4.2.1 2.4.2.2 3.0 4.0 TABLE OF CONTENTS Page Introduction ............................................................................................................... 1 Project Timeframe ....................................................................................................... 1 Performance Monitoring Results ................................................................................. 1 Wildlife ...................................................................................................................... 2 Hydrology, Water Quality, and Site Stability.............. .................................... 2 Photo-points ................................................................................................................ 2 Vegetation Sampling Data ........................................................................................... 2 Vegetation Success Criteria ........................................................................................ 3 Vegetation Summary ................................................................................................... 3 VST-A ........................................................................................................................ 3 VST-S ......................................................................................................................... 4 Maintenance Assessment and Recommendations........ ....................... .. ............ .4 Performance Monitoring Summary .......................................................................... 5 APPENDIX A Performance Monitoring Photographs APPENDIX S Maintenance Plan 1.1 Maintenance Schedule 1.2 Contingency Items 1.3 Control of Invasive Plants 1.4 Irrigation 1.5 General Maintenance Items 04 January 2007 717M Fall (12-21-06).doc Talasaea Consultants, Inc. Page i I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Performance Monitoring Report LIST OF FIGURES Figure 1: Transect and photopoint locations LIST OF TABLES Table 1: Calendar for Performance Monitoring Events. ............. . .................................. 1 Table 2: Summary of Baseline Data for Woody and Herbaceous Coverage ........................... 3 Table 3: Summary of Fall 2006 Performance Monitoring Data ................................................ 3 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page ii I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report 1.0 INTRODUCTION This performance monitoring report for the wetland buffer mitigation area at the Cedar Avenue Development is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 17 October 2006. The purpose of this evaluation was to monitor the site to ensure the successful development of desirable wetland buffer characteristics. 1.1 Project Timeframe The Cedar Avenue Development wetland buffer mitigation area was completed during the spring of 2005. Shortly after completion, we conducted the baseline assessment to which future monitoring will be compared. Monitoring is required by City of Renton for five successive, successful years and will continue through the spring of 2010, or until success criteria are met. During the summer of 2005, irrigation to the buffer mitigation area was temporarily turned off while repair to the previously slumped berm of the stormwater pond. As a result of the lack of irrigation, plant mortality dropped below the City's required success criteria. For this reason, the five years of successive, successful monitoring is then restarted from date of plant replacement, which occurred 9 January 2006. Performance monitoring will continue to be conducted as described in Table 1, which is quarterly during the first year and semiannually during years two through five of the required five-year monitoring period. During these events, the vegetation, hydrology, and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. T bl 1 C I d f P rf a e a en ar or e ormance M omtonng E ven s. Year 1 Year 2 Year 3 Baseline PM-1, PM-2 :' PM~3' MR PM-4 MR PM-5 R, MR MR, & R &R MR&R R, MR R, MR .' -' 'l.~"" ,. .. . Spring Spring 01-09-06 05-11-06 07-31-06 10-20~06 Fall 2007 Fall 2008 ".""-2007 2008 Year4 Year 5 YearS MR PM-6 MR PM-7 PM-8 R, MR R, MR R, MR, FA Spring 2009 Fall 2009 Spring 2010 Fall 2010 Spring 2011 PM = Performance Monitoring R = Report MR = Maintenance Memo and Review FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes peliormance criteria are met). 2.0 PERFORMANCE MONITORING RESUL T5 On 17 October 2006, we conducted the summer performance monitoring event for the Cedar Avenue Development mitigation area. During our site visit, the mitigation area appeared stable, even though recent work had occurred to permanently stabilize the area where the stormwater berm had previously slumped as mentioned in earlier reports. In addition to these general observations, the performance monitoring event included the following: • Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page 1 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report • Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. • Photo-points: The mitigation area was photographed at one established location (see Figure 1) to depict present conditions (Appendix A). • Vegetation: Plant survival and area coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. • Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2_1 Wildlife Wildlife observations recorded in the mitigation area during our site visit and previous site visits included the following species: American robin, common crow, and song sparrow,. However, due to the secretive nature of most wildlife, the probability of additional unobserved species is high. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. Due to the surrounding developments, it is expected that birds will be the primary wildlife utilizing the site. 2_2 Hydrology, Water Quality, and Site Stability During the performance monitoring event, hydrology appeared sufficient in both the adjacent wetland and the created stormwater treatment pond. Water was present within the two basins that comprise the stormwater pond. Water within the storm water treatment pond appeared clear and is presumed to be releasing water of good quality into the adjacent wetland buffer. We noted that the small fish first observe during our summer monitoring were still alive in healthy in both storm water ponds. 2.3 Photo-points A series of photographs representing a panoramic view of the mitigation area was taken at one location established during the baseline assessment (Figure 1). Photographs will continue to be taken during each scheduled monitoring event. These photographs document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland buffer mitigation area (Appendix A). 2.4 Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects were different in size as one (VST-A) measured 50- feet long and ten-feet wide while the other (VST-B) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 shows the percent cover and percent survival of plants at each sampling location at baseline conditions. Table 3 shows the percent cover and percent survival of plants at each sampling location at the time of our site visit. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page 2 I I I I I i I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report T I 2 S ab e ummary of B aseline D ata for Woody and Herbaceous Coverage Transect # 'Percent 'Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST-A 9.8 30 100 9 VST-B 80.9 100 100 20 Averaae 45 65 100 14.5 Required" 10*** N/A 85 <20% of total area T bl 3 S a e : ummary a f F II 2006 P rf a e ormance M 't' D t am orlng a a Transect # 'Percent 'Percent Percent Percent Woody Cover Herb. Cover Survival Invasive Cover VST-A 10.7 50 90 8 VST-B 34 100 90 20 Average 22.4 75 90 14.0 Required" 10*** N/A 85 <20% of total area • Includes deSirable species only, Invasive plants as defined by King County NOXIOUS Weed List are not included. "Success criteria required by the City of Renton by the end of the 5-year performance monitoring period. "'Percent woody cover must be greater than 1 0 percent by the end of year one, 30 percent by the end of year three, and 50 percent by the end of year five. 2.4.1 Vegetation Success Criteria The established vegetation sampling transects will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Following are the success criteria to be met by the end of the five-year monitoring period: • Percent survival of planted woody species must be at least 100% at the end of Year 1 (contractor's warranty), and at least 85% at the ends of years 2 and 5. • Woody cover must exceed 10% by the end of the first year, 30% by the end of the third year, and 50% by the end of the fifth year. • <20% total cover of all exotic and invasive plant species within the wetland buffer mitigation area. 2.4.2 Vegetation Summary The pOint-intercept method of estimating percent coverage involves visual determination of the distance of vegetative coverage on a tape measure placed on the ground between the endpoints of the transect. While the method strives for objective and reproducible results, the act of measurement contains a subjective element that differs between viewers. 2.4.2.1 VST-A Planted material on the slope of the detention ponds appeared water stressed. All plants had signs of new growth, but the site will require immediate and regUlar irrigation to ensure survival during this growing season. Percent woody coverage appeared to decrease to 10.7% this period from 9.8% during the Spring 2006 (new Year 0) monitoring. The increase in percent woody cover was supported mainly by new rose shoots coming from existing planted material. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Page 3 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report in addition snowberry and red alder appeared to be colonizing from the base of the berm .. The site currently exceeds the 10% vegetative coverage by woody species required by the City of Renton by the end of Year 1. Herbaceous vegetative cover consisted of planted sword fern, volunteer Equisetum, and grasses previously hydroseeded on the slope. The herbaceous species, with the exception of the Equisetum, appeared stressed. Hydroseeded grasses appeared to have grown modestly during the summer months .. Percent herbaceous cover increased during the summer growing season. Noxious weedy species, such as Himalayan blackberry, appeared to have been controlled during this growing season. Coverage by noxious weedy species is under the 20% vegetative coverage threshold required by the City of Renton. Mulch rings were apparent around the planted species, however, these will need be replaced during spring maintenance. The planted Douglas fir and paper birch showed signs of damage by deer rubbing. Much of the bark on these trees had been removed to the point where the trees may have been completely girdled. These will need be replaced and protected. Trees can be protected by placing three t- posts or cedar landscaping posts around each planted tree. The posts will provide a place for the deer to rub on while preventing easy access to the tree bark. 2.4.2.2 VST-8 Planted material within the buffer mitigation area of VST -8 appeared healthy, and showed signs of growth during the summer. However, routine maintenance of the mitigation area significantly reduced or removed the Oregon ash that was colonizing this area. We feel that this may have been the result of using mechanical brush removal in an attempt to control Himalayan blackberry within the buffer mitigation area. It is important to that only hand removal of noxious weedy species, such as Himalayan blackberry, be used within the mitigation areas. Selective removal of weedy species will minimize the damage to planted species or the inadvertent removal of desirable colonizing species. The site currently exceeds the 10% vegetative coverage by woody species required by the City of Renton by the end of Year 1. Herbaceous vegetative coverage was estimated at 100%. The site showed strong growth of young grasses, soft rush, and other herbaceous species. Noxious weeds (Himalayan blackberry) are still showing strong growth on this site. The estimated coverage for noxious weeds was 20%. This level of vegetative coverage by noxious weeds will require maintenance before the spring growing season. It is strongly recommended that the noxious weeds be removed by hand during any routine maintenance to prevent further establishment and suffocation of desirable species. Coverage by noxious weedy species is under the 20% vegetative coverage threshold required by the City of Renton. The planted Douglas fir showed the same signs of damage by deer rub as seen in transect VST-A. These trees will need be replaced and protected from small mammals as well. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the performance monitoring event, a review of all necessary maintenance issues was performed. The following is a summary of those maintenance items mentioned in the maintenance memo: 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12·21·06).doc Page4 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Moniloring Report • Replace six damaged Douglas fir trees. These shall be protected from additional deer damage by placing three t-posts or round landscaping posts around each tree. These posts will provide a site for deer to rub on while protecting the tree bark. • Plant one paper birch to replace tree damaged by deer. • Plant 13 sword ferns on VST -A to replace dead or dying ferns. • Remove Himalayan and evergreen blackberry, and other noxious weeds from the mitigation area. Removal shall be by hand methods only to prevent damage to eXisting planted material and desirable colonizing species • Remove garbage and debris from the mitigation area and dispose off site. General maintenance should be performed according to our Maintenance Specifications and Guidelines (Appendix 8). It is expected that regular maintenance will be required to ensure plant survival and project success. Regular irrigation of the wetland buffer mitigation area during the first two growing seasons will be necessary in order for the newly planted shrubs and trees to establish and satisfy the requirements for success and subsequent release of the performance bonds. 4.0 PERFORMANCE MONITORING SUMMARY The fall performance monitoring event for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation areas, and to evaluate wildlife usage of the site. A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Percent survival of planted species in our sampling locations was 90%. This level of survival is above the City's required survival level for Year 1, but below the baseline levels. Severe damage was done to Douglas fir and paper birch by deer rubbing. Also, many sword ferns became severely stressed or died during the summer. Growth of vegetation on the slopes of the detention pond appeared retarded, ostensibly due to water stress. Non-native and invasive plants, such as Himalayan and evergreen blackberry, have begun to encroach into the mitigation area, but are still below the required success criteria. These species will likely require maintenance removal in the near term. Such maintenance should occur proactively to prevent a larger infestation. Previous removal of noxious weedy species may have involved the use of powered equipment. We noted that much of the desirable colonizing plant species were cut back in addition to the noxious weedy species. Future maintenance and removal of noxious weedy species shall be performed using hand removal only to prevent inadvertent damage to desirable or planted species. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As depicted in the attached photographs (Appendix A) and reflected in the vegetation sampling table (Table 3), the installed plant material has put on new growth and is expected to thrive in the mitigation area. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent wetland ecosystems. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12·21·06).doc Page 5 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report APPENDIX A PERFORMANCE MONITORING PHOTOGRAPHS 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06),doc Appendix A I I I I I I I I I I I I I I I I I I I PHOTOPOINT #1 PHOTOPOINT #2 DEER mTALASAEA W CONSULTANTS, INC. __ .. __ \01 PIaIoDIq I~020 Bur Creek Ro.d Norlhe •• t Woodin-.1l1e. ", .. hln,ton 96077 Bus (426)861-7550 -fu (425)851-76-49 FI6URE III PHOTOPOINTS III • 2 C.EDAR AVENUE DEVELOPMENT RENTON, ~SHIN6TON DESIGN SCALI! N.T.S. PROlECT 111M Copyrighl -Taluat!a Consultanb, INC. " ~ ~ r-0 I .. 0 I <5 ~ 0. 0 ~ 0 .. .. :0 '" r- r- '" r-;: • 0 0 r- :;; ~ • 0 :: • 0 ,. N ~-----------~----~--------------------~~ . . . . -.. _. .... ...... . .. 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 Cedar Avenue Development Fall 2006 Performance Monitoring Report APPENDIX B MAINTENANCE SPECIFICATIONS AND GUIDELINES 04 January 2007 717M Fall (12-21-06),doc Talasaea Consultants, Inc. Appendix B I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2006 Performance Monitoring Report 1.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year-round basis. Additional maintenance needs will be identified and addressed following each biannual monitoring event. The project will be evaluated by comparing the monitoring results to the established performance standards. This will ensure that success criteria are achieved at or before the end of the monitoring period. Maintenance and remedial action on the site will be implemented in accordance with City of Renton maintenance standards and the following plan. Contingency measures, as defined below in Section 1.2, will be implemented if performance standards are not being met. The maintenance plan contains the following: maintenance schedule, contingency items, control of invasive plants, irrigation, and general maintenance items. 1.1 Maintenance Schedule Invasive plant control, irrigation, and general maintenance should occur on a regular, routine basis according to Table 1,0. These tasks are in addition to the maintenance reviews conducted by Talasaea Consultants. Table 1 0 Maintenance Schedule Guidelines '-"T1 i!: > i!: ., <I> ., 'C II> " C' ... ... '< Maintenance Item Invasive Plant Control 1 1 1 1 Irrigation 2005 Irrigation 2006 General Maintenance 1 1 1 1 1 1-8:number of times task should be performed per month 1.2 Contingency Items '-I: " <I> 1 4 2 1 '-> en 0 z 0 I: I: <I> n 0 <I> .:c co 'C -< n 1 1 1 1 1 8 8 8 4 4 4 4 2 1 1 1 1 1 1 Replace Dead Plants -The Maintenance Contractor should replace dead plants with the same species or a substitute species approved by Talasaea Consultants that meet the goals and objectives of the mitigation plan. Replanting -The Maintenance Contractor should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Areas will be replanted with an approved species or a substitute species that meet the goals and objectives of the mitigation plan. Replacement plantings should follow the details and specifications on the approved mitigation plan. 1.3 Control of Invasive Plants Routine removal and control of non-native and other invasive plants needs to be performed by manual or chemical means approved by the City of Renton. Undesirable and weedy exotic plant species need to be maintained at levels below 20% total cover in any given stratum. To avoid corrective measures, bondholders will be encouraged to maintain mitigation sites within these standards throughout the monitoring period. Following are specific recommendations for the removal of reed canarygrass and blackberries. All other invasive plants such as Scot's broom, purple loosestrife, and nightshade should be grubbed out. Himalayan Blackberry Control -Small patches need to be grubbed out. Large areas need to be cut down. As new shoots (approx. 6" in height) reappear, they can be spot-sprayed with a high dose of Rodeo (concentrate). 04 January 2007 Talasaea ConSUltants, Inc. 717M Fall (12-21-06).doc Appendix B 1 I I I I I I I I I I I I I I I I I I I ---- Cedar Avenue Development Fall 2006 Performance Monitoring Report Reed Canarygrass Control -Patches 3' x 3' or smaller need to be grubbed out. Patches greater than 3'x 3' should be either staked with cuttings or sprayed (see Staking Specifications and Staking List below). A walk through will be conducted with the Maintenance Contractor and Talasaea Consultants to determine the site-specific treatments to be used. Staking of new patches should be integrated into the standard maintenance procedures for designated staking areas. Selective spraying with Rodeo will be used only in designated spray areas. Spraying should be done at a time when a dry week of weather is predicted (with City approval only). 1.4 Irrigation Watering -The Maintenance Contractor should water with a temporary aboveground irrigation system from June 15 through October 15. During the first year after installation, irrigation should be at a rate of 1/2" of water twice a week. During the second year after installation, irrigation should be 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 a rate of 1/2" of water twice a week for the duration of the monitoring period. 1.5 General Maintenance Items Debris Removal -The Maintenance Contractor should remove all trash and other debris on a regular basis. Erosion and Drainage Problems -Erosion and drainage problems (e.g., bank or berm slumps, pond leaks, overflow spillways clogs, etc.), which occur, should be corrected by the Maintenance Contractor as required. Foraging and Browsing -The Maintenance Contractor should implement control and prevention measures to prevent damage of planted material by browsing of wildlife (e.g., deer, rodents, and rabbits). Maintenance of Trees and Shrubs -Routine maintenance of trees and shrubs should be performed. These measures include: maintaining mulch rings, tightening and repair of tree stakes and resetting plants to proper grades and upright positions. With the approval of Talasaea Consultants, the Maintenance Contractor should remove all tree stakes after the first growing season to prevent girdling of staked plant material. Pruning of Woody Plants -Woody plants should only be pruned at the direction of Talasaea Consultants. Silt Fence Removal -With the approval of Talasaea Consultants, silt fences should be removed one year after the City has approved the mitigation construction, and the area should be restored by hand seeding (see plant schedule for seed mixes), if needed. Vegetation Control -Mitigation areas are not intended to be maintained like traditional landscaping. Grasses and other herbaceous vegetation should be controlled only at the direction of Talasaea Consultants. Grasses and herbs should be allowed to grow tall, providing habitat for small mammals. Mechanized devices such as mowers and weed whackers should not be used unless specifically allowed by Talasaea Consultants. 04 January 2007 Talasaea Consultants, Inc. 717M Fall (12-21-06).doc Appendix B 2 v 602491960 CLIENT COpy 04/08/2005600170 "SO.OO Clu.d: .el~16B2 TrodinQ ID: 6:Ei63 .... Due N.; 600110.{l01 FILED SECRETARY OF STATE SAM REED APRIL 8, 2005 STATE OF WASHINGTON 800/~OOIl'l ARTICLES OF INCORPORATION OF CEDAR AVENUE HOMEOWNERS ASSOCIATION The undersigned, for the purpose of fonning a corporation under the nonprofit laws of the State of Washington, RCW 24.03, and a homeowners association under RCW 64.3 8 and Section 528 of the Internal Revenue Code, hereby adopts the following Articles of Incorporation: / ARTICLE I Name The name of this Corporation shall be Cedar Avenue Homeowners Association .. ARTICLE II Purpose The Corporation is organized for the purpose of promoting the welfare and interests of the owners of property defined by the Declaration of Covenants, Conditions and Restrictions of Cedar Avenue, which will be filed with the IGng County Recorder (the "Declaration"), by administering and enforcing the protective covenants governing the use of such property, engaging in civic improvement and development activities, acquiring, owning, constructing, improving, managing, maintaining, and caring for the real and personal property of the association of homeowners of the plat of Cedar Avenue, and to do such other things as may be necessary and convenient to accomplish all such purposes. ARTICLE III Tenn The tenn of existence of the Corporation shan be perpetual. 544149.11024434.00001 BOO/EOO!l'J ARTICLE IV Registered Agent The registered agent of this Corporation and the street address of the registered office of this Corporation are as follows: SC&B Services, Inc., 999 Third Avcnue, Suite 3000, Seattle, Washington 98104-4088. ARTICLE V Members. 5.1 The owner of each lot of the Plat of Cedar Avenue (the "Property") as described in the plat thereof, which will be recorded in the records of King County, Washington, shall be a member of the Corporation. . 5.2 The owner of each lot shall be entitled to one vote, as prescribed in the Declaration and bylaws. A party that owns more than one lot shall have one vote for each lot it owns. ARTICLE VI Directors The number of directors of this Corporation and the manner in which such directors are to be elected shall be as set forth in the bylaws. The name and address of the initial director is as follows: Robert P. Wenzl 611 4th Avenue, Suite 120 Kirkland, W A 98033-6019 The initial director shall serve an initial term as prescribed in the Declaration and as set forth in the bylaws. ARTICLE VII Dissolution In the event of dissolution of the Corporation, the net assets are to be distributed to the then current members. 544149.11024434.00001 2 · , 800/~00~ ARTICLE VIII Indemnification Every director and offer shall be indemnified by the Corporation against all expenses and liabilities, including counsel fees, reasonably incurred by or imposed upon him or her in connection with any proceeding to which he or she may be a party, or in which he or she may become involved, by reason of his or her being or having been a director or officer of the Corporation, or any settlement thereof, whether or not he or she is a director or officer at the time such expenses are incurred, except in such cases where the director or officer is adjudged guilty of willful misconduct or gross negligence or a knowing violation of law in the performance of his or her duties, and except in such cases where such person has participated in a transaction from which said person will personally receive a benefit in money, property or services to which said person is not legally entitled; provided that in the event of a settlement, the indemnification provided herein shall apply only when the Board of Directors approves such settlement and reimbursement as being in the best interests of the Corporation. The foregoing rights of indemnification shall be in addition to and not exclusive of all other rights to which such director or officer may be entitled. ARTICLE IX Incomaratar The name and address of the incorporator is Scott R. Sleight, Sbort Cressman & Burgess PLLC, 999 Third Avenue, Suite 3000, Seattle, Washington 98104-4088. DATED April ~ 2005. Scott R. Sleight, Incorporator 544149.II0244l4.00001 3 s,waH .uaw1'a 86~8(6850~ xv. (5'11 NOH 5000100/50 ... 800/S0011'l CONSENT TO SERVE AS REGISTERED AGENT SC&B Services, Inc. hereby consents to serve as registered agent in the State of Washington for Cedar Avenue Homeowners Association. As agent for the Corporation, SC&B Services, Inc. will be responsible to receive service of process in the narne of the Corporation; to forward all mail to the Corporation; and to immediately notify the office of the Secretary of State in the event of its resignation, or of any changes in the registered office address of the Corporation. Dated April ~, 2005 544149.11024434.00001 4 SC&B SERVICES, INC. By: Lucy 999 Third Avenue, Suite 3000 Seattle, WA 98104-4088 ------------.------~ --~ .. -.--... 1>0 30l\ld 800/900~ '. 20050421002070.001 . ... ' ·1111111111111111 20050421002070 PACIFIC M~ TtT COV Zl.IB ,_,,1 OF 103 . . ,,,;\lZI)8:I 14;tD KIN' coUNTY, YA . COVER SHEET Return Address: )\d\ Cedar Ave, LLC PO 80l( 2401 Kirkland, W A 98083 ~ lA)qd3-i PlellSe print or type information. Document Title(s) Or trPnsaction5 contained therein): FILED BY PNWT 1. Restrictive Covenant 2. .. ... ." Referen~e Number(s) or DoctlmeDtl! assigned or relea~ed: ~ll ~.'t'I (on page of Datument(s» ;l~~; Orantor(s) (Last name .... r't, then fint name and initials) Il':~!"e c:6';3'~3 1. Cedar Ave, LLC ~'bg ~ 2. i;c~;." ,.e 3. Additional Names on page of document. im;:i~ Grontee(s) (Last name first, then first Dume and initials) r!.~ B ~ 1. Cedar Ave, LLC _2(, f'" 2. ~H 3. Additional Names on page of document. Legal Description (abbreviated: i.e. Lot, block, -plat or .section, township, range) Parcel A, City of Renton Lot Line Adjustment No. LU A-04-049 recorded under Recording Number 20040720900002, said Lot Line Adjustment being a portion or the southweSt quartec of the southwest quarter of Section 29, Township 23 North. Range 5 East, W.M., in King County. Washington. Additional Ie!!!al is on pa!:e of document AlscS$or's Property Tax PareeV Account Number 2923059039 Additional legal is Gn p~ of document The Audltor/R.eonkd will rely an the fnformatiom provided aD the form. Tift staff wlU nol nad tht documeot 10 ~erlry the acturley or eompJetaeA of the Indalng, laforml1toll provided wUbln. MO~S3 3Ol\l91~OW31\llS LI>0L~L85LI> 5£:[[ 530L/L0/50 S.illOH ~uow1ag B6~a£68St~ X~d ~S:11 NOH SOOZ/ZO/SO 99 39\1d 8ooiLOOll'l .--,------_ .. _--. . '-" 20050421002070.002 RESTRICTIVE COVENANT FOR CEDAR AVE COAL MINE HAZARD NOTICE The lots created herein fall within a coal mine hazard area as identified by II Geotechnical Engineer at the time of this subdivision. Presence of such a hazard may trigger mitigation measures at the time ofllie construction. No structures or improvements shall occur within high hazard arelll!. . Dated this ~ day of ~. \ .~ MO~~S3 39\191~OW31\11S ZD9ZZZ89ZD 6E:1, 999Z/Z9/99 S~WOH ~UOW1~a B6~B£68~Z~ XVd ~S:T1 NOH soaz/zo/so J '. " 30 39~d 800/800~ STAre OF ~~\ ~~x{hr'--"---­ COUNTY OF::rtr", '? ---.. __ ..... . 20050421002070.003 1 certify h.~ 1. kr¥>\1 \ _ or .v~ 8ilt1I'3fac;tory. evidence tha t b.R.:.vt" V~ . is t~~-e~p-e~r-s-o-n~w~h~o~=.~p~p~e~a~r~ed~~b~e~ro~rQ~~m~.~.--a-n~d--~~--------~--~~---' that bel ahe eigned was uthor~zed I to the "'?&'~ of • to be the free and. voluntary aec· of Bu<'h party for the us ... and purposes mentioned 1n the 1nstruniant. Dated: q ( ..:;l--O (-0 -r ""'"11",, ~ ", ~ERR' ,-"'" ~ ___ ~.,. c:I __ .............. ~,. ~~--------~-----~·~~r";\I>1#J8$Jo'.r ... '-' -... (,0 If, .... ~~ :! I\'i ~\"..4:' \}d¥:l. -'" o~ .. l~_ = >. ,,~ :q~J.o ;ij:..o-:: Notary publ1e 'l)~r ell, State of : "" "('e;]if:; Residing at ~~ ., ~ .... ~ fII'. ·t!.'~5 .0.1' .~~ My appo1nt,;ment e.xp1ree:-"''++L-l.4 __ ~ ____ --'';'''o;~ ..... , ••• O'~ ..... ' "I, "ISHING' "", "'''"'',,\ MO~~S3 39~91~W31~15 o~0oooB50~ 6E:l1 5000/00/50 SOWOH .uow,og 86~8(68S~~ xv. SS',1 NOH SOO~/~O/SO -----------------~ ----------- Stephen J. Schrei, P.L.5. Core Design, Inc. PARTIES OF RECORD CEDAR AVENUE FINAL PLAT LUA04-137, FP 14711 NE 29th Place ste: # 101 Bellevue, WA 98007 Cedar Avenue LLC PO Box 2401 Kirkland, WA 98083 tel: 425-893-8478 (owner / appl icant) tel: 425-885-7877 eml: sjs@coredesigninc.com ( contact) (Page 1 of 1) • MAILBOX REQUIREMENTS NOTICE FOR ALL NEW PLATS AND SHORT PLATS City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 The Post Office wants to be involved in helping you locate your mailboxes before construction ,-J begins. Please take a copy of your plat map along with this form to the-Gity or REi ,to" f'sJ.t mAIN OFfl CI: ~, a 13\:io'}illis" '3 ~mtU1h' tor their ~~ff. Please submit a ~!l"ed copy of this form withyourapplicationt 'Jf)D i~4' I{{~ 6'r:=/R~HJ qg.)Of'J-qqqg Property Location: _________________________ _ Owner's Name: __________ _ Phone Number: __________ _ DEVELOPME CITY OF ~~t.t,~NING OCT 29200'1 RECEIVED I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN FALL 2010 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPMENT CITY PROJECT ~ili! RENTON, WAS Prepared For: DARNELL, LLC 8816 NE 36TH Street Bellevue, Washington 98004 Prepared By: TALASAEA CONSULTANTS, INC. 15020 Bear Creek Road NE Woodinville, Washington 98077 (425) 861-7550 3 February 2011 City of Renton Planning Division FEB 0 ~ 1011 I I I I I i I I I I I I I I I I I I I Cedar Avenue Development FalJ 2010 Performance Monitoring Report TABLE OF CONTENTS Page A. PROJECT OVERVIEW 1 B. REQUIREMENTS 3 C. SUMMARY DATA 5 D. MAPS ............................................................................................................................................... 4 Figure 1: Figure 2: Figure 3: Vicinity Map Photo point and Vegetation Sampling Locations Fall 2010 Performance Monitoring Photo-point 1 E. CONCLUSiONS .............................................................................................................................. 6 LIST OF TABLES Table 1: Baseline Assessment Vegetation Transect Data (26 April 2005) Table 2: Performance Monitoring Vegetation Transect Data (20 October 2010) 3 4 3 February 2011 717M Fall 2010 PM Report Copyright © Talasaea Consultants, Inc., 2011 Page 1 I I I I I I I I I I I I I I • • • ,. i. I Cedar Avenue Development PROJECT OVERVIEW City of Renton Project No: LUA 04-137 Permittee: Darnell, LLC Consultant: 8816 NE 36th Street Bellevue, WA 98004 Larry Darnell Talasaea Consultants, Incorporated 15020 Bear Creek Road NE Woodinville, Washington 98077 Ann Olsen, Project Manager Fall 2010 Performance Monitoring Report Field Survey: Conducted October 20,2010 by Martha Moritz Project Summary The purpose of the approved wetland mitigation plan was to offset temporary buffer impacts resulting from a residential development on the property. A total of 6,700 square feet (sf) of Category" wetland buffer was impacted during the construction grading activities. Mitigation included 6,700 sf of buffer restoration. Site Location The project site is located northeast of State Route 167 and SW 43cd Street junction in Renton, WA (Figure 1). The site is accessed from Cedar Avenue South, which borders the subject property to the east. State Route 515 is located east of Cedar Avenue South, and Mill Avenue SE is located south of the property. Driving directions are located on Figure 1. Project Timeframe The Cedar Avenue Development buffer mitigation area was completed during the spring of 2005. During the summer of 2005, irrigation to the buffer mitigation area was temporarily turned off while repairs to the previously slumped berm of the stormwater pond were completed. As a result of the lack of irrigation, plant mortality dropped below the City's required success criteria. For this reason, the five years of successive, successful monitoring was then restarted from date of plant replacement, which occurred 9 January 2006. Monitoring is required by the City of Renton for five years and is scheduled to conclude this fall (2010). Fall 2010 concluded Year 5 of the monitoring period. Performance Standards Performance monitoring has been compared to the baseline conditions to evaluate the goals and performance standards of the project (see Section B). Maintenance Assessment and Recommendations During the site evaluation conducted on October 20, 2010, the following maintenance items were observed. Maintenance was completed in November 2010. • Invasive weeds were cut back and the roots systems were either manually dug out or painted with a wetland approved herbicide to aid in controlling this noxious weed. 3 February 2011 717M Fall 2010 PM Report Copyright © Talasaea Consultants, Inc., 2011 Page 2 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2010 Performance Monitoring Report B. MITIGATION REQUIREMENTS The mitigation area is being measured for success according to the requirements outlined in the Wetland Study Report and Final Wetland Buffer Mitigation Plan, dated 24 October 2002 (revised 22 December 2004). The following performance standards were established by the City of Renton. Performance Standard A: Woody plant coverage shall be at least 10% by Year 1,30% by Year 3, and 50% by Year 5. Woody coverage may be comprised of both planted and recolonized native species; however, to maintain species diversity, at no time shall a recolonized species (e.g., red alder) comprise more than 35% of the total woody coverage. Performance Standard B: Percent survival of planted woody species must be at least 100% at the end of Year 1, and at least 85% at the ends of years 3 and 5. Performance Standard C: After construction and following every monitoring event for a period of five years, exotic and invasive plant species will be maintained at levels below 20% total cover in the mitigation area. These species include Scot's broom, Himalayan and evergreen blackberry, reed canarygrass, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, Canada thistle, and creeping nightshade. Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area (Figure 2). These two transects were different in size as one (VST-A) measured 50-feet long and ten-feet wide while the other (VST-B) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation sampling locations were monitored and compared to the baseline data during each performance monitoring event to aid in determining the success of plant establishment. Tables 1 and 2 summarize the data collected during both the baseline assessment and the fall performance monitoring events. Table 1: Baseline Data for Woody and Herbaceous Coverage (26 April 2005) VST-A 9.8 30.0 100.0 9.0 VST-B 80.9 100.0 100.0 20.0 Average 45.0% 65.0% 100.0% 14.5% Required" 10.0% Year 1 N/A 100.0% Year 1 <20% 'Includes desirable species only, Invasive plants as defined by the WA State NOXIOUS Weed List are not included. "Success criteria as required by the City of Renton. 3 February 2011 717M Fall 2010 PM Report Copyright © Talasaea Consultants. Inc., 2011 Page 3 I I I I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2010 Perfonnance Monitoring Report Table 2: Performance Monitoring Vegetation Transect Data (20 October 2010) ,,~ Percent Woody , .Percent Percent : Transecf#. :I-!e~bac~~u!;: .' Percent . . ..• Cover" S,urvival'" . ;Invasive Cover,'; " , . . . ,,'. Cover,·. ",., . ' .. " ...... ,'" ,', •• e,l,.: '<.. .' ,~, ~' , ,.".-. "_. o· ., ,,' , ,',.:"' •• ' .1 .",' ~, __ ,_', VST-A 75.0 85.0 100.0 15.0 VST-B 98.0 100.0 100.0 <2.0 Averaae 86.5% 92.5.0% 100.0% 8.5% Reauired" 50% Year 5 N/A 85% Year 5 <20% 'Includes deSirable species only, invaSive plants as defined by the WA State NOXIOUS Weed List are not Included, "Success criteria as required by the City of Renton. C. SUMMARY DATA On 20 October 2010, Talasaea Consultants performed the Year 5 fall performance monitoring event for the wetland buffer mitigation areas. The purpose of this site visit was to determine if the site had met the required performance monitoring standards established by the City of Renton. Observations from the two spring maintenance site visits conducted on 5 May and 12 July 2010 are also included in this report The following is a summary of our findings. Wildlife During each site visit, wildlife observations were made and recorded. Bird species observed on the site over the last five years include: mallards, American robin, common crow, Stellar's jay, red wing blackbirds, Northern flicker, Bewick's wren, Oregon junco, spotted towhee, black capped chickadees, and European house sparrows. Evidence of additional wildlife use has been observed as well. Animal trails were noted throughout the site and deer browsing was observed on several deciduous shrub species. Deer continue to use the cedar posts installed around the evergreen trees as antler rubs. Coyotes are observed by area residents utilizing the detention ponds. Pacific tree frogs are regularly seen and heard in the wetland areas. Additional species of small mammals, amphibians, and reptiles may also use the mitigation area. Hydrology, Water Quality, and Site Stability During the 2010 site visits, hydrology appeared adequate in the adjacent wetland and the stormwater treatment pond. Water was present within the two basins that comprise the stormwater pond during both the spring maintenance reviews and fall monitoring event Water within the larger stormwater treatment pond appeared clear and is presumed to be releasing water of good quality into the adjacent wetland buffer. Red alder and black cottonwood volunteers are growing rapidly along stormwater pond edges. These trees have stabilized the soils along the pond perimeters. A diverse number of desirable, emergent wetland species were noted in both stormwater pond areas. During both the spring and fall site visits, the site soils appeared stable with no signs of erosion. The steep slope within the mitigation area appears stable and is 90-100% covered with desirable herbaceous species. Photo-points A series of photographs representing a single panoramic view of the mitigation areas was established during the baseline assessment (Figure 2). Photographs have been taken during each scheduled monitoring event, to document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland and buffer mitigation areas (Figure 3). Attached to this report in Appendix A are photos taken during the baseline assessment conducted on 25 April 2005 for comparison. 3 February 2011 717M Fall 2010 PM Report Copyright © Talasaea Consultants, Inc., 2011 Page 4 I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2010 Performance Monitoring Report Vegetation Summary During our site visits, the wetland buffer areas appear to be very healthy and the vegetation is well established and thriving. Several woody plant species, such as Oregon ash (Fraxinus /atifolia), snowberry (Symphoricarpos a/bus) and Nootka rose (Rosa nutkana) are reproducing and forming dense thickets of native vegetation. Both of the vegetation transects are currently exceeding the established performance standards established for the end of Year 5. Average areal woody coverage for the two transects was measured to be 86.5%, which exceeds the required 50% by the end of the monitoring period. This meets Performance Standard A. The vegetation in and around VST-A has become well established in the last several years of the monitoring period. Additional native woody plants installed in fall 2009 helped to further improve the stability of the slope. As observed during the 12 July 2010 site visit, the additional plants (common snowberry and Nootka rose) installed in 2009 have become well established and continue to show signs of positive growth. Both of these species are fast growing, and have already begun to send out new suckers. The average percent survival for the two transects as measured during the October 2010 site visit is 100.0%, which exceeds the required 85% survival rate. This meets Performance Standard B. A healthy grove of Oregon ash (Fraxinus /atifolia) has formed over the last several years and appears to be thriving, with new ash saplings observed along the wetter portions of the site (adjacent to the existing wetland). The Oregon ash is a FACW wetland species and is a good indicator of the moisture content of the soils within the buffer area. The evergreen tree species on site appear healthy and were visually estimated to be 25'-30' tall. In particular, the shore pines (Pinus contorta) on site are performing extremely well and have grown tall and dense. The snowberry, rose and other native shrubs have grown in dense hedges, creating habitat and forage opportunities for birds and small mammals. Overall, the natural recruitment of native plants has increased the biological diversity in the mitigation areas and provides evidence that these areas have established well following construction. The herbaceous cover has established well throughout the mitigation area. Although no performance standard is required for herbaceous cover, it is relevant to note that the site is covered with an average of 92.5% of desirable, native grasses and other herbaceous species. Maintenance on site was completed three times over the 2010 growing season to address the Himalayan blackberry (Rubus disc%r) and birds foot trefoil (Lotus cornicu/atus) on the site. The regular maintenance has greatly reduced the presence of both these noxious weed species n the mitigation areas. At the time of the fall monitoring visit, maintenance to remove the birds foot trefoil had not yet been completed as is evidenced in the 15.0% cover of invasive weeds reported for VST-B. Average invasive weed cover on site during the monitoring event was visually estimated to be 8.5%. Following the November maintenance event, it was visually estimated that the invasive weed cover averaged <3.0% through the site. This meets Performance Standard C. D. MAPS The following maps are attached to assist the City in locating the residential property, the location of the mitigation area on the property, and to show the locations of the permanent vegetation transects and photo point. Figure 1: Vicinity Map Figure 2: Photo point and Vegetation Sampling Locations Figure 3: Fall 2010 Performance Monitoring Photo-point 1 3 February 2011 717M Fall 2010 PM Report Copyright © Talasaea Consultants, Inc., 2011 Page 5 I I I I I I I I I I I I I I I I I I I PR SOURCE: MAPQUEST.COM, JAN. 2009 pRIIIING PIRECDQNS· 1) HEAD SOUTH ON HWY 167 '" TAKE S. 43RD ST. EXIT. 2) FROM OFF -RAMP TAKE A LEFT ONTO S. 43RD ST. 3) S. 43RD ST. TURNS INTO SE CARR RD. 4) CONllNUE ON SE CARR RD AND TURN LEFT ONTO 106TH PL SE 5) TURN RIGHT ONTO CEDAR AVE. 6) PROJECT SITE IS AT "IHE POINr IN THE NW CORNER Of THE PROPERlY eTALASAEA CONSULTANTS, INC Resource &: Environmental Planning 15020 Beer Creek Road Northe<:"t Woodin",lla. WaBhingtoo 96077 Bus (425)861-7550 -fax {42S)B61-7S49 FIGURE 1: Vicinity Map Cedar Avenue Development 918 S. 36TH PL. RENTON, WA. 98055 $ North (f:;) COp}'f"ight -Tolosoea Consultants. LLC I I I I I I I I I I I I I I I I I I I 6RAPHIC SCALE ( IN FEET) -I -$ t I o 25 50 100 SCALE,I"=50' (mTALASAEA CONSULTANTS, INC. Resource I: Environmental Planninc I :;020 Bear Creek Road Northeast Woodinville, Wuhington 98077 Bus (425)881-7550 -Fax (425)681-754g ------------1--- , -l-I I I I \ I I I I \ I r 28 \t r I I I ---- .j \ I I I I ~, I 27 26 '\,~~ I ~ \ ---- ------, 25 I I ----- L \ \ PLAN LEeEND ------PROPERTY LINE -• -• -• _. -AS-BUILT Y-lETLAND BOUNDARY -----AS-BUILT CIVIL CONTOUR FIGURE #2 ~ EXISTIN6 VEISETATION ~ FP-# lyST-# I PHOTOPOINT LOCATION VEISETATION STAMPLIN6 TRANSECT LOCATION DESIGN PJ PHOTO-POINT 4 VEGETATION SAMPLING CEDAR AVENUE DEVELOPMENT SCALE 111=50 1 DATE RENTON, HASHINGTON 21 APR 05 REVISED PROJECT 11lB I I I I I I I I I I I I I I I I I I I PHOTO-POI NT I NOTE, SEE FIGURE 2 FOR PHOTO-POINT LOCATION o N -' -' "' .. ~ .. 3 o ..: Q, '" '" r- r-~ Z 0: ~ Z o '" ~ r- r-.. .. C;; 0> ~---------------------,----------------------------------------~~~----~~~--~~ DRAWN PROJECT g (8) T ALASAEA CONSULTANTS, INC. Resource Ai Environmental Planning 10020 Bear Creek Road Northeut W'oodin't'iIIe, '!rubinlton 96077 Bus (42Sj861-7550 -Fall (425}861-754!) FIGURE 3 PHOTO-POINT I FALL 2010 PERFORMANCE MONITORING CEDAR AVENUE DEVELOPMENT RENTON. HASHINGTON ATD 111M r-~S~C~A~U~--~~~~--~~ Z NTS ~ "' DATE ~ " 1-24 -11 ./ REVISED N © Copyright -Telasaea Consultants. INC. 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 Cedar Avenue Development Fall 2010 Performance Monitoring Report E. CONCLUSIONS The fall performance monitoring for the buffer restoration areas at the Cedar Avenue Development site was conducted to record the health and growth of the vegetation, to ensure that proper hydrological conditions exist in the mitigation areas, and to evaluate wildlife usage of the site. The buffer restoration area is healthy and exhibiting signs of positive growth and naturalization. The buffers are performing as designed. The installed and existing vegetation was observed to exhibit signs of various levels of vegetative strata within the wetland buffer ecosystem. Plant survival averaged 100.0% and average areal cover measured 86.5% this fall. The data collected during the fall monitoring event support our belief that the mitigation area is exceeding the approved required success criteria. The woody and herbaceous vegetation in the buffer restoration areas is expected to continue to grow extremely well in the future. At this time, due to the routine maintenance on site and healthy establishment of dense native shrubs, the average invasive weed cover averages 8.5%, well below the maximum threshold of 20% We conclude that the mitigation area at the Cedar Avenue Development is currently exceeding the required success criteria for Year 5. The installed plant material is healthy and is expected to continue to thrive in the mitigation areas. Productive colonization by desirable native species will continue to improve habitat quality and species diversity as the site matures. We expect that the mitigation areas will provide increased ecological value to the adjacent wetland ecosystem. Due to the site's successful establishment of the installed vegetation, success of native volunteers and low levels of invasive weed species, we are asking the City to consider this project for final approval at this time. Please let us know when you schedule a site inspection and we will meet you on site to review our findings. 3 February 2011 717M Fall 2010 PM Report Copyright © Talasaea Consultants, Inc., 2011 Page 6 Denis Law, Mayor January 20, 2009 Cliff Williams· Belmont Homes, Inc P.O. Box 2401 Kirkland, W A 98083 CITY OF RENTON Economic Development, Neighborhoods imd . Strategic Planning Alex Pietsch, Administrator Subject: Receipt 2nd Annual Maintenance & Monitoring Report Cedar Avenue Final Plat City of Renton File No. LUA 04-137 Dear Mr. Williams: This letter is to inform you that I received the 2nd Annual Maintenance & Monitoring Report from Talasaea Consultants (dated January 9, 2009) for the Cedar Avenue wetland mitigation project. Based on this report, it appears that the project is in.compliance with its established performance standards. I look forward to receiving the 3" Annual Maintenance & Monitoring Report in the beginning of January 2010. Please contact me at (425) 430-7219 if you have any questions .. Sincerely, ~_d_ ~. T~:r t Planning Division cc: City of Renton File No. LUA 04-137 Martha Moritz, Talasaca Consultants, Inc --------------IO-S-S-s-o-ut-h-O-ra-d-y-W-,-aY---R-e-n-to-n-,\-v-as-h-in-g-to-n--98-0-S-7-------------~ ® This paper contains 50% recycled material, 30% post consumer AIIE,\O OF THE CURVE I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN FALL 2008 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPMENT RENTON, WASHINGTON Prepared For: BELMONT HOMES, INC. Kirkland, Washington Prepared By: TALASAEA CONSULTANTS, INC. Woodinville, Washington 9 January 2009 I I I I I I I I I I I I I I I I I I I WETLAND BUFFER MITIGATION PLAN FALL 2008 PERFORMANCE MONITORING REPORT CEDAR AVENUE DEVELOPEMENT RENTON, WASHINGTON Prepared for: Belmont Homes, Inc. P.O. Box 2401 Kirkland, WA 98083-2401 Prepared by: Talasaea Consultants, Inc. 15020 Bear Creek Road N.E. Woodinville, Washington 98077 9 January 2009 I I I I I i I I I I I I I I I I I I I Cedar Avenue Development Fall 2008 Perfonmance Monitoring Report 1.0 2.0 3.0 4.0 1.1 2.1 2.2 2.3 2.4 TABLE OF CONTENTS Page Introduction .................................................................................................................. 1 Project Timeframe ........................................................................................................ 1 Performance Monitoring Results .................................................................................. 1 Wildlife ......................................................................................................................... 2 Hydrology, Water Quality, and Site Stability ................................................................. 2 Photo-points ................................................................................................................. 2 Vegetation Sampling Data ............................................................................................ 2 2.4.1 Vegetation Success Criteria .............................................................................. 3 2.4.2 Vegetation Summary ........................................................................................ 3 2.4.2.1 VST -A ...................................................................................................... 3 2.4.2.2 VST-B ...................................................................................................... 4 Maintenance Assessment and Recommendations ...................................................... .4 Performance Monitoring Summary .............................................................................. .4 APPENDIX A: Performance Monitoring Photographs LIST OF FIGURES Figure 1: Vicinity Map Figure 2: Transect and photopoint locations LIST OF TABLES Table 1: Calendar for Performance Monitoring Events ......................................................... 1 Table 2: Baseline Data for Woody and Herbaceous Coverage ............................................. 3 Table 3: Fall 2008 Performance Monitoring Data .................................................................. 3 9 January 2009 717M_FaIU12-10-08) (4).doc Talasaea Consultants, Inc. Page i I I I I I I I I I I I I I I Cedar Avenue Development Fall 2008 Performance Monitoring Report 1.0 INTRODUCTION This performance monitoring report for the wetland buffer mitigation area at the Cedar Avenue Development, Figure 1, is submitted in accordance with the approved Wetland Buffer Mitigation Plan dated 22 December 2004. This report summarizes the results of a site evaluation conducted on 4 October 2008. The purpose of this evaluation was to monitor the site to ensure the successful development of desirable wetland buffer characteristics. 1.1 Project Timeframe Performance Monitoring is required by the City of Renton for five years and will continue through the fall of 2010, or until success criteria are met. This season ends year three of the required five-year monitoring period. During the monitoring events, the vegetation, hydrology. and wildlife will be evaluated. Maintenance reviews will also be conducted in the spring and fall, with a memo sent to the client after each visit outlining items requiring attention. The following table displays the performance monitoring schedule, including reports and maintenance reviews. Table 1: Calendar for Performance Monitoring Events. Year 1 Baseline PM-1, R, MR MR, &R 01-09-06 05-11-06 MR 4-29-08 PM-2 &R 07-31-06 MR Spring 2009 PM-3 MR&R 10-20-06 PM-6 R,MR Fall 2009 Year 2 MR 05-02-07 MR Spring 2010 PM-4 R,MR 09-27-07 PM-7 ,FA Fall 2010 = Performance Monitoring R = Report MR = Maintenance Memo and Review FA = Obtain final approval to facilitate release of bond from the City of Renton (presumes performance criteria are met). 2.0 PERFORMANCE MONITORING RESULTS On 4 October 2008, we conducted the fall performance monitoring event for the Cedar Avenue Development mitigation area. This site shows positive grow1h of woody material, especially common snowberry, Oregon ash and red alder which seem to be grow particularly well at this site. In addition to these general observations, the performance monitoring event included the following: • Wildlife: Observations of use by species of birds, mammals, reptiles, amphibians, and invertebrates were made throughout the site. • Hydrology: Observations were made regarding soil saturation, erosion, and slope stability in the wetland buffer area. • Photo-points: The mitigation area was photographed at one established location (see Figure 1) to depict present conditions (Appendix A). • Vegetation: Plant survival and area coverage were monitored within each plant community at two permanent vegetation sampling locations depicted on Figure 1. 9 January 2009 717M_FaIU12-10-08) (4).doc Talasaea Consultants, Inc. Page 1 I I I I I I I I I I I I I I I l':th .. St i ! , , u Driving Directions: Take I-405 south. Exit to SR-167 south. Exit on SW 41st Street and turn left at traffic light. Turn left at next intersection towards Valley hospital. Head up hill to Mill Avenue and turn left on it. Turn left on south 36th PI. Turn right onto Wells Avenue S. Access to site is on the storm pond access road on the left side of Wells. (GDTALASAEA CONSULTANTS, INC. Relour<:e a: InviJ'oBmaDtal PlaDnIn, 1 ;;020 Bp.:lr Cre .. k RO!ld ~f)rth .. ;t~t Woodin villa, Wa:'II::ticltoc 98077 Bus (-4Z5)BSl-7550 -Fax (-t25)B6l-7549 Figure 1 General Driving Directions Cedar Avenue Development Renton, Washington 'L N DESIGN SCALE N.T.S. DAV30/2007 \"\ "'-i' 's : '" L © Cop:ynght -Tdla3aea Conswtanki. INC. I I I I I I I I I I I I Cedar Avenue Development Fall 2008 Perfonmance Monitoring Report • Maintenance: Items or conditions that may interrupt buffer conditions or wildlife use were identified. 2.1 Wildlife Due to very windy weather, no wildlife were directly observed, but there was evidence of wildlife use. Piles of deer scat were seen throughout the site and antler rub was noted on the trunks of several conifer trees. As the vegetation grows and matures, it is expected that additional wildlife species will be attracted to the site. 2.2 Hydrology, Water Quality, and Site Stability During the performance monitoring event, hydrology appeared sufficient in both the adjacent wetland and the created stormwater treatment pond. Water was present within the two basins that comprise the stormwater pond. Water within the larger stormwater treatment pond appeared clear and is presumed to be releasing water of good quality into the adjacent wetland buffer. Red alder volunteers are growing rapidly along pond edges. These trees have stabilized the soils along the pond perimeters. The trees will also provide shade within a few years that will keep pond water temperatures cool. 2.3 Photo-points A series of photographs representing a panoramic view of the mitigation area was taken at one location established during the baseline assessment (Figure1.l. Photographs will continue to be taken during each scheduled monitoring event. These photographs document general appearance and plant establishment throughout the site, as well as providing a qualitative representation of the success of the wetland buffer mitigation area (Appendix A). 2.4 Vegetation Sampling Data Two permanent transects were established during the baseline assessment within the wetland buffer mitigation area. These two transects were different in size as one (VST-A) measured 50- feet long and ten-feet wide while the other (VST-B) measured 25-feet long and ten feet wide. Trees, shrubs, and herbaceous vegetation were evaluated within each location. Percent area cover for shrubs and trees was evaluated through the use of point-intercept sampling methodology at each transect location. Using this methodology, a tape was extended between two permanent markers. Shrubs and trees intercepted by the tape were identified, and the intercept distance was recorded. Percent cover by species was then calculated by adding the intercept distances and expressed as a total proportion of the tape length. Herbaceous vegetation coverage was visually estimated in the sampling transect. The established vegetation transect locations will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Table 2 shows the percent cover and percent survival of plants at each sampling location at baseline conditions. Table 3 shows the percent cover and percent survival of plants at each sampling location at the time of our fall site visit. 9 January 2009 717M_FaIU12-10-08) (4).doc Talasaea Consultants. Inc. Page 2 I I I I I I I I I I I I I I I I I GRAPHIC SCALE ( IN rEET ) -I-} t---=I o 25 50 100 SCALE. 1"=50' (W) T ALASAEA CONSuLTANTS, INC, Resource &: Environmental Planning !5020 Bt!ar C,f!ck R,,,,,l ~orl:l.""s: WQo.im'lllk. lJa1hl:l~:Ofl gH077 ~!I'I \'25)!l6l-75.')O -F'lX 112SiR61-7:)4~J ---------_. --i--- , -r , , , , \ , , ., , , \ L , Ii " \ t r , , , ----~ '~ \ , , , , , r III 25 ,,'0~ !l' \ -----, 25 , I ----- " \ , L \ FLAN LEGEND ------PROPERlY LINE _. _. _. _. -AS-BUILT HETLAND BOVNDARY AS-BUlL T CIVIL WNTOUR FISURE ~2 EXISTING VE6ETA TlON PHOTOPOINT LOCATION VEGETATION STAMPLING TRANSECT LOCATION DESIG~ PJ PI-'OTO-POINT ! VEGETP.,TIO~I SAMPLING CEDAi< AVENUE DEVELOPME~T SCALE 1"=50' DATE i<ENTON, MSHI~IGTON 21 APR 05 REVISED PROJECT illS I I I I I I I I I I I Cedar Avenue Development Fall 2008 Performance Monitoring Report Table 2: Baseline Data for Woody and Herbaceous Coverage VST·A 9.8 30 VST·B 80.9 100 Average 45 65 Required** 10** N/A *Includes desirable species only, invasive included. 100 100 100 100 9 20 14.5 <20% of total area "City of Renton percent woody cover must be greater than 10 percent by the end of year one, 30 percent by the end of year three, and 50 percent by the end of year five. 2.4,1 Vegetation Success Criteria The established vegetation sampling transects will continue to be monitored during each performance monitoring event to aid in determining the success of plant establishment. Following are the success criteria to be met by the end of the five-year monitoring period: • Percent survival of planted woody species must be at least 100% at the end of Year 1 (contractor's warranty), and at least 85% at the ends of years 2 and 5. • Woody cover must exceed 10% by the end of the first year, 30% by the end of the third year, and 50% by the end of the fifth year. • <20% total cover of all exotic and invasive plant species within the wetland buffer mitigation area. 2.4.2 Vegetation Summary The line-intercept method of estimating percent coverage involves visual determination of the distance of vegetative coverage on a tape measure placed on the ground between the endpoints of the transect. While the method strives for objective and reproducible results, the act of measurement contains a subjective element that differs between viewers. 2,4.2.1 VST·A Planted material along this transect appeared healthy and is establishing well. The Nootka rose (Rosa nulkana) in this area is doing particularly well. Established plants are sending out new shoots which increases both slope stability and woody cover. Percent woody cover measured at 50.4 percent, which is above the City of Renton's requirement of 30 percent by the end of year three. The percent survival rate for this transect is 49 percent, which does not meet the city's requirement. The low percent survival is due to the lack of shrubs on the hillside. Many of the planted shrubs were browsed by deer and have not been able to establish on the hill. Providing refuge and food for wildlife is a goal is mitigation projects, so the shrubs are providing 9 January 2009 717M_FaIU12-10-08) (4).doc Talasaea Consultants, Inc. Page 3 I I I I I I I I I I I I I I I I Cedar Avenue Development Fall 2008 Performance Monitoring Report an important function. The conifer and deciduous trees along this transect are doing very well. The planted Douglas fir (Psuedotuga menziesii) and shore pine (Pinus contorta) had previously showed signs of damage by deer rubbing. The tree posts installed around these trees during 2007 spring maintenance appear to have been helped protect the tree bark while still providing a place for deer to rub their antlers. The trees are now large enough that the deer do not use them for rubbing and the scars are healing. The Douglas fir and shore pine are filling in and growing tall since the deer have stopped eating them. Several alders (Alnus rubra) are well over 8 feet tall as are the installed conifer trees. The increasing shade from these trees should allow shrubs to begin naturalizing the hill. Herbaceous vegetative cover consisted of grasses, primarily red fescue. Noxious weedy species, such as Himalayan blackberry (Rubus discolor), were removed from the mitigation area during the fall maintenance event. Coverage by noxious weedy species is well under the 20% vegetative coverage threshold required by the City of Renton. Invasive species control should continue to be a priority on this site, because adjacent to the site are large patches of blackberry. 2.4.2.2 VST-B Native woody material within the buffer mitigation area of VST -B appeared healthy. In particular, common snowberry is establishing in thick hedges and is competing well with the Himalayan blackberry. The Oregon ash (Fraxinus lalitola) grove damaged by mechanical removal of noxious weeds has reestablished well. Percent woody cover of this site is 80 percent, which exceeds the 30 percent vegetative coverage by woody species required by the City of Renton by the end of Year 3. Percent woody survival for this area has increased to 157 percent due to the prolific growth of snowberry and Oregon ash. The site also showed strong growth of young grasses, soft rush (Juncus effusus), and other herbaceous species. Noxious weeds (Himalayan blackberry) are present in the adjacent area. The estimated coverage for noxious weeds was 4 percent. Currently, coverage by noxious weedy species is under the 20% vegetative coverage threshold required by the City of Renton. Routine maintenance to the site to remove invasive species will need to continue in order to ensure success of the mitigation areas. 3.0 MAINTENANCE ASSESSMENT AND RECOMMENDATIONS During the performance monitoring event, a review of all necessary maintenance issues was performed. The following is a summary of the maintenance items provided to the client: • Winterize irrigation system. • Maintenance of mulch rings. • Complete a systematic inspection of the entire site and remove Himalayan blackberry and reed canarygrass (Pha/aris arundinacea) growing in the wetland buffer mitigation areas • Plant an additional 20 snowberry on the slope where plants have not established well. All of these fall maintenance items were completed in November 2009. 4.0 PERFORMANCE MONITORING SUMMARY The fall performance monitoring event for the wetland buffer mitigation area at the Cedar Avenue Development was conducted to record the health and growth of the vegetation, to 9 January 2009 717M_FaIU12-10·08) (4).doc T alasaea Consultants, Inc. Page 4 I I I I I I I I I I I I I Cedar Avenue Development Fall 2008 Performance Monitoring Report ensure that proper hydrological conditions exist in the mitigation areas and to evaluate wildlife usage of the site. A diverse collection of woody and herbaceous vegetation is present in the mitigation area. Woody coverage averaged 51.5%, well above the city's required coverage of 30% by the end of Year 3. Percent survival of woody species in our sampling locations was 103%. The percent survival rate reflects the health of the mitigation area. Many native volunteers have showed significant signs of growth snowberry hedges are establishing well at this site and competing with the Himalayan blackberry. Forty five new shoots of snowberry were counted in VST -B. This is 35 more plants than were originally planted in this site. An additional 20 snowberry were planted on the slope where transect A is located, because many shrubs died in on this slope due to the quickly draining soils and exposure. Shrub survival and grow1h should increase as the tree overstory develops and provides shade to the south facing slope. Non-native and invasive plants, such as Himalayan and evergreen blackberry, have begun to encroach into the mitigation area, but are below the required success criteria of 20%. These species will require continued maintenance removal to proactively prevent a larger infestation. In conclusion, it is our opinion that the mitigation area at the Cedar Avenue Development is in healthy condition. As depicted in the attached photographs (Appendix A) and reflected in the vegetation sampling table (Table 3), the installed plant material has put on new grow1h and is expected to thrive in the mitigation area. Natural recruitment of Oregon ash, red alder and common snowberry has increased the quantities of species at the site and aided in increasing the overall woody coverage. As the vegetation on site continues to mature and the site increases in biological and structural diversity, it is expected that the mitigation area will provide increased ecological value to the adjacent wetland ecosystems. 9 January 2009 717M_FaIU12-1 0-08) (4).doc Talasaea Consultants. Inc. Page 5 I I I I I I I I I I I I I Cedar Avenue Development Fall 2008 Performance Monitoring Report APPENDIX A PERFORMANCE MONITORING PHOTOGRAPHS 9 December 2008 717M_FaIU12-10-08) (4).doc Talasaea Consultants, Inc. Appendix A I I I I I I I I I I I PHOTOPOINT #1 .• , -Talu aea Con9ultants, INC. C CoPyrtiu I ~================~~~~~~~~==~: I I I I I I I I I I I I I I I I JOO5()50bOOD~57 SHEEI :1.0F6 CEDAR AVENUE LUA-(M-137-FP LND-lo-O.f.05 A PORTION OF THE SW 1/4 OF THE SW 1/4, SEC. 29, TWP. 23 N .• RGE. 5 E.. W.M .• CITY OF RENTON. KING COUNTY. WASHiNGTON LEGAL DES~ON PARCEL A, OTY OF' RENTON LOT LINE ADJUSilIIENT NO. LUA-04-049 RECORDED UNDER RECORDING NUMBER 20040720900002. SAID LOT UNE ADJUSTMENT BEING A PORTION OF' THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECllON 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON. DEDICATION~/ CEk1'D'ICATION KNOW ALL. PEOPLE BY 1HESE PRESENTS THAT WE. THE UNDERSIGNED OWNERS IN FEE SlhtPLE OF THE LAND HEREBY PLATTED, HEREBY DEClARE 1'WIS PLAT AND DEDICATE TO THE USE Of THE PUBUC FOREVER ALL STREETS AND AVENUES SHOWN HEREON ANO THE USE THEREOF FOR AU. PUBUC HIGHWAY PURPOSES; ALSO THE RIGHT TO MAKE ALL. NECE SS4RY SLOPES FOR CUTS AND AUS UPON 1l1E LOTS AND BLOCKS SHOWN ON THIS PLAT IN THE ORIGINAL REASONABLE GRADING OF THE STREETS AND AVENUES SI'IOWN HEREON, AND FlJRTHER DEDICATE TO THE USE Of THE PUBUe, ALL. 1ME EASEMENTS SHOWN ON THIS PLAT FOR AU. PUBUC PURPOSES AS INDICA TED THEREON, INClUDING BUT NOT UMllED TO UTlLmES AND DRAINAGE. TRACT A IS HEREBY GRANlED AND CON'£1ED TO 1ME CEDAR AVENUE HOhtEOWNER'S ASSOCIATION (HOA) UPON REC(R)ING Of THIS PLAT FOR SiORll DETENTION PUR?OSfS OWNERSHIP AND MAINTENANCE (INCLUDING ALL PRlVAlE SIORII DRAIN AND DETENlION FAaUTlES) OF SAID lRACT SHALl.. BE THE RESPOHSlBIUiY OF THE HOA.. III lHE ~ lHAT THE HOA IS DISSOI..:vEO OR O1liERWISE FAILS TO MEET ns PROPERlY TAX OBUGATIONS AS E\'IOEl'fCED BY !!!ON-PA'tYEN! ~ PROPERTY TAJ'FS FOR A PERIOD OF E1GHlEEN (18) WONTHS. THEN EACH LOT IN 'MS PLAT SHALL. ASSlIME AND HAVE AN EQUAl.. AND UHDMDED OWNERSHIP INIERtSI IN TH£ lRACTS PR£W)U5LT CM:rn BY 1liE HOA AND HA'4: 1HEATiENDANT FINANCIAl. AND MAINTENANCE RESPONSIBIUTIES. ..;~ l'RACT a. AN OPEN SPACE "TRACT, AND 'tRACT c.. AN OPEN SPACE/WE1I.MO AREA IS HEREBY GRAN1ED AND ~ lO THE CEDAR AVENUE HOA UPON iCECIORDlNG CF 1HIS PLAT.O'M4EiGilP AND MAfNTENANCE OF' SAID 1'RACTS SHALL BE lHE RESi""'ONSIBI. CF THE HOA. "" tHE EVENT lHA T 1HE HOA IS DISSOl VEl) OR OTHERWISE FAILS iO MEET ns PROPERlY TAX OBUGAliONS /4S EVIDENCED BT Na.-PA'l'MENT Of Pt'COPERTT TAXES FOR A P£RICX) OF EIQof1EEN (18) MONTHS. THEN EACH LOT IN 1MIS PLAT SHALL. ASSUME AND HAVE AN EQUAl. AND UNDIW>ED OWNERSHIP INIERESI IN THE lRACTS ~OUSLY OWNED BY THE HOA AND HAVE THE ATTENDANT FlNANClAL AND MAiNlEN,t,NCE RESPONSIBIUTIES. KNOW ALL PEOPLE BY THESE PRESENTS, THAT WE THE HEREIN BELOW SIGNED OWNERS IN FEE SIMPLE OF THE lAND HERESY SUBDIVIDED, HEREBY CERTIFY THAT WE HAVE ESTABUSHED THE CEDAR AVENUE HOMEOWNERS ASSOCIATION IN ACCORDANCE WITH WASHINCTON STATE LAW WHICH IDENllFlES EACH LOT Of THIS PLAT AS A MEMBER OF SAID HONE OWNERS ASSOCIAllON. SAID ASSOCIAllON IS SUBJECT TO THE DEa..ARATlON OF COVENANTS AND RESltSltTlONS !'~ THE PLAT OF CEDAR AVENUE, AS DISClOSED BY INSTRUMENT UNDER KING COUNTY RECORDING NO. ttUl.DS~06 eo 02..$1 ' IN WllNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. CEDAR AVENUE, A WASHING fl"','1A BY: ITS: DECLARATION OF COVENANT DARNELL LLC. A WASHINGTON UIiilITED UABIUTY COMPANY BY; ITS: EAS A N THE OWNER OF THE LAND EMBRACED WITHIN THIS LONG PLAT. IN RETURN FOR THE BENEFIT TO ACCRUE FROM THIS SUBDIVISION. BY SIGNING HEREON COVENANTS AND HEREBY CONVEYS THE BENEFICIAL INTEREST IN THE NEW EASEMENTS SHOWN ON THIS LONG PLAT TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS. OR OF ANY SUBDIVISION THEREOF. THE COVENANT SHALL RUN WITH THE LAND AS SHOWN ON THIS LONG PLAT. ACKN01JLEDGVEN'rs , . ' . . " , 'I STATE OF WASHINGTON ) ",.111111111 .,." )SS ~,"'" L C:""'" if "( - . I ... C:OONTY OF C\ \t-l j ) ./\.) ~'-,; '. ~ . f; ~ :<'-5: >,~ I CERTIFY THAT I KNOW OR HAVE SATISFACTORY E'VIDENCE THAT RQIJC1C1: P .. fJJaf!2L {~~"i·. '!~ 't ~~~'\-=1 IS THE PERSON THAT APPEARED BEFORE IIIE. AND SAID PERSON ACKNOWLEDGED THAT HE/SHE SIGNED THIS ~ ~ ,_.... .::: ~ = INSTRUMENT; ON OATH STA D_ TH T E HE WAS AUTHORIZED TO EXECUTE THE INSTRUMENT; AND \~ ... t~ .' 2 ACKNOWL.EOGED IT AS JlMh OF CEDAR AVENUE. LLC., A WASHINGTON UMlTED·. .' (:p..:~§ UABILITY COMPANY. TO BE THE FR AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSEs:.c-f.....;·~I)(.;1211:···~j' MENTIONED IN THE INSTRUMENT. "./.:t,.~ 0'" ....... ~\>.,,~,',' ;, <Ii' F \lJ -.. ~' " 1 /) . fl. 11I1 '" • \\\ :m M ...... 'd ~'-"'/1/11111'\\\\\ DATED: --I:......JL...L __ ----: STATE OF WASHINGTON PRINTED NAME: m ic.hG.le... k CJarK. NOTARY PUBLIC IN AND FOR THE STA TE OF WAS~:ON ~\ RESIDING AT -K,Qo, 0'\,QfYg. MY APPotNTMENT EXPIRES 17 [ 4=1 \ O"il COUNTY Of K;", L D d1 I CERTIFY THAT I KNOW OR HAVE SATISFACTORY E'VIDENCE THAT ~ __ ~_n:;_..IIL. ___ AJ'lJn--:-_____ _ IS lHEPERSON 1liA T A'PPEMED BEfORE ME. AND SAID PERSON ACKNOWLEDGED THAT HE/SHE SIGNED THIS INSTRUIllENT; ON OATH STATED THAT HE/SHE WAS AUTHORIZED TO EXECUTE THE INSTRUMENT; AND ACKNOWLEDGED IT AS """.....,...,. ..« A OF DARNEll l.LC .• A WASHINGTON LIMITED UABIUTY COMPANY. TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. d..ctAAAA'e K. ~..Jv.aA::I DATED' L/-II 2005 L ." B ._ ..L . . PRINTED NAME: 4Il ""~ e ". a .,...., rl,--.K T LAURIE K. BARNHART N01ARY PUBLIC SlATE OF WASHINGTON COMMISSION EXPIRES JUU' 22. 2008 STATE OF WASHINGTON ) NOTARY PUBUC IN AND FOR THE STATE OF WASHlttGTON~' ___ ~ RESIOING AT CA::VV\"~ 6".- htY APPOINThtENT EXPIRES ~-JZ"i:-Of 1(' )SS COUNTY OF'''! ) I CERTIFY THAT I KNOW OR HAVE SAllSFACTORT E'VIDENCE THAT 1.&"6<1 W, Hil l&r 4S THE PERSON THAT APPEARED BEFORE IIIE. AND SAID PERSON ACKNOWLED 0 THAT HE/SHE SIGNED THIS iliiSIRUIIIENT;ON OATH ~ ~ EXECUTE THE INSTRUIllENT; AND ACKNOWLEDGED IT AS OF EASTSIDE COMMERCIAL BANK. N.A .• A NATIONAL ASSOCIAllON, BE THE ACT Of PARTY FOR THE USES AND PURPOSES MENllONED IN THE INSTRUMENT. DATED: ,,' ,~ 2005. PRINTED NAIIJIE~ NOTARY PUBUC-:I-N'::'A~N':"D-"F=OR THE STATE OF WASH1M>TON ~ L RESIDING AT ~". ~"t ~aA -k t. MY APPOINTMENT EXP~ES =r .,... i. cor, CI'tt 01' RDTON APPROVAlS CITY OF RENTON PLANNING I EMLDtNG I PUBLIC WORKS OEPARThtENT EXAMiNEe AND APPROVED THIS 2. "'~AY OF M )} Y , 2005. 11 CITY OF RENTON MAYOR EXAMINED AND APPROVED THIS 5 TH DAY OF --!..:(;t~11.:...i+-___ .... 1<t'J ~(.kG..-w.~ co 04-- MAYOR crTY OF RENTON EXAMINED AND APPRCMJ) ms ? DAY OF _.-Imt..,;;..A=~-* ___ . 2005- ~ .. J. tA},.,/:(;, QTY a.ERK CIty OF RENTON FINANCE DIRECTOR'S CDtD'lCATE I HEREBY CERTIFY lHAT 1HERE ARE WO DElJNQUENT SPECiAL ASSESSMENTS AND THAT ALL SPECIAL ASSESSMENTS CERTIF1ED TO THE OTY TREASURER FOR COLLECTION ON ANY PROPERTY HEREIN CONTAINED DEDICATED FOR STF<EEIS, ALLEYS OR OiliER PUBUC USES ARE PAID IN FULL . THIS r:?qc::::r> DAY OF OP-ZA I: • 2005. ~a.. ..,.. ... 62",," c? FIN CE DIRECTOR XING COUNTY FINANCE DIVISION CER'I'mCATE I HEREBY CERTIFY THAT ALL. PROPERTY TAXES ARE PAID. THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION AND, THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THIS ornCE FOR COlLECllON ON ANY OF THE PROPERTY HEREIN CONTAINED, DEDICATED AS STREETS. AlLEYS OR FOR OTHER PUBUC USE ARE PAID IN FULL THIS I!;th DAY OF -....;M:..-...::g.::.:!!J!.l1:..---------2005. J,s~;;?~;:':\. 'K£,V\ G ~., .I Jt7-++7,¥f~:: ~ "~-,\ MANAGER. FINANCE DlVI ON • ---""""''"'c.') f ".~? :~; i rr"\~ .. - '-'1ft ~.- \ ~~ l ~:~ .,.) Il "ati, _ _i. ~"7:' \. '?-'"~... ",. V-. ;t "', ..I.. '. "t:: A '\. •• ,,'I. ,'I{ .fk~ ... ';::.;~... :t J" •. ," .sdiN~ ",' ~~ ~"p.~ ..,.",.,,*$L EXAMINED AND APPROVED THIS £~A Y OF trlo.~.-, 2005~ Sc.otr Noble. ~/tw fJicHfa1UL KING COUNTY ASSESSOR 'J) TY ASSESSOR -z.'i 7.305-903C} RECORDING CER'l'lFICA.TE ALED FOR B.tJ;ORD AT THE REQU:1T c:t CITY OF RENTON THIS OF m«..~ 2QO~. ~ T ~ MINUTES PAST M. AND RECORDED IN VOLUME '-"_ OF PLATS. pAGES ~ RECORDS OF KING COUNTY, WASHINGTON. 0, ., P!V1SlON Of RECORPS ANP E! EC]ONS MANAGER SUPERINTENDENT OF RECORDS I. STEPHEN J. SCHREI. HEREBY CERllFY THAT THIS PLAT OF CEDAR AVENUE. IS BASED ON AN ACTUAL SURVEY IN SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY WASHINGTON; THAT THE COURSES AND DISTANCES ARE SHOWN CORRECTI.Y HEREON. THAT THE MONUMENTS 'MLL BE SET AND THE LOT CORNERS STAKED CORRECTI.Y ON THE GROUND; AND THAT I HAVE FULLY COMPUED WITH THE P=",_OF_ THE PLATTlNG REGULATIONS. ~£,tiL otIhyor STEPHEN J. SCHREI DATE PROFESSIONAL LAND SURVEYOR UCENSE NO. 37555 STATE OF WASHINGTON ...",../ DESIGN 1471 J N.E.29th PL Su1te 107 Bellevue, Woshington 98007 425.885.7877 Fax 425.885.7963 ENGINEERING • PLANNING . SURVEYING .JOB NO. 0:1.052 CEDAR AVENUE SHEET 2 OF 6 LUA-04-137-FP LND-I0-0405 A PORTION OF THE SW 1/4 OF THE SW 1/4, SEC. 29, TWP. 23 N., RGE. 5 E., W.M., CITY OF RENTON, KING COUNTY, WASHINGTON NATIvE GROW1'H PROTECTION EASEMENT THE NATIVE GROWTH PROTECTION EASEMENT (NGPE) ON TRACT C IDENTIFIES THE WETLANDS. THE CREATION OF THE NATIVE GROWTH PROTECTION EASEMENT (NGPE) CONVEYS TO THE PUBLIC A BENEFICIAL INTEREST IN THE LAND WITHIN THE EASEMENT AREA. THIS INTEREST SHALL BE FOR TrlE PURPOSE OF PRESERVING NATiVE VEGETATION FOR THE CONTROL OF SURFACE WATER AND EROSION, MAINTENANCE OF SLOPE STABILITY, VISUAL AND AURAL BUFFERING, AND PROTECTION OF PLANT AND ANIMAL HABITAT. THE NATIVE GROWTH PROTECTION EASEMENT IMPOSES UPON ALL PRESENT AND FUTURE OWNERS AND OCCUPIERS OF THE EASEMENT AREA ENFORCEABLE ON BEHALF OF THE PUBLIC BY THE CITY OF RENTON, TO LEAVE UNDISTURBED ALL TREES AND OTHER VEGETATION WITHIN THE EASEMENT AREA. THE VEGETATION WITHIN THE NGPE MAY NOT BE CUT, PRUNED, COVERED BY FILL, REMOVED OR DAMAGED WITHOUT EXPRESS WRITTEN PERMISSION FROM THE CITY OF RENTON,-PROVIDED HOWEVER, THAT THE OWNERS OF UNDERLYING PROPERTY MAY INSTALL LANDSCAPING. THE RIGHT OF ENTRY GRANTED HEREIN SHALL APPLY TO THE AGENTS, REPRESENTATIVE AND EMPLOYEES OF THE OWNERS OR SUBSEQUENT OWNERS OF THE UNDERLYING PROPERTY. COAL MINE HAZARD NOTICE THE LOTS CREATED HEREIN FALL WITHIN A COAL MINE HAZARD AREA AS IDENTIFIED BY A GEOTECHNICAL ENGINEER AT THE TIME OF THIS SUBOIVlSION. PRESENCE OF SUCH A HAZARD MAY TRIGGER MITIGATION MEASURES AT THE TIME OF THE CONSTRUCTION. NO STRUCTURES OR IMPROVEMENTS SHALL OCCUR WITHIN HIGH HAZARD AREAS. THE DEVELOPER AND ALL FUTURE HOMEOWNERS WILL HOLD THE CITY HARMLESS FROM ANY DAMAGES OCCURRING FROM LAND MOVEMENT, SLIDE, COLLAPSE OR OTHER SIMILAR EVENTS CAUSED BY THE COAL MINES KNOWN TO EXIST BENEATH THE SITE. RESTRICTIONS 1. LOTS 5, 6, 11. 12. 33. 37, 40, 43, 44 AND 48 SHALL ONLY TAKE ACCESS TO THE PUBLIC RIGHT-OF-WAY BY WAY OF THE PRIVATE ACCESS EASEMENT ABUTTING SAID LOTS. 2. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF AN EASEMENT TO PACIFIC NORTHWEST BELL TELEPHONE COMPANY FOR UNDERGROUND COMMUNICATION LINES AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NO. 7601020328. 3. THIS SITE IS SUBJECT TO THE COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NO. 20040720900002. 4. THIS SITE IS SUBJECT TO T'r-lE RIGHTS OF KING COUNTY TO MAKE NECESSARY SLOPES FOR CUTS AND FILLS AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NO. 5356329. 5. IN CONFORMANCE WITH THE APPROVED PRELIMINARY PLAT AND CURRENT CITY OF RENTON CODES, THE DEVELOPMENT OF THIS SITE IS BASED ON A NET DENSITY OF 6.59 DWELLING UNITS PER ACRE, ALLOWING FOR THE CREATION OF 50 SINGLE FAMILY RESIDENTIAL LOTS. EASEMENT NOTES THE EASEMENTS DEPICTED ON THE MAP SHEETS OF THIS FINAL PLAT ARE FOR THE LIMITED PURPOSES LISTED BELOW AND ARE HEREBY CONVEYED FOLLOWING THE RECORDING OF THIS FINAL PLAT AS SPECIFIED ACCORDING TO THE RESERVATIONS LISTED BELOW. THE CITY OF RENTON SHALL HAVE THE RIGHT TO ENTER THE PRIVATE DRAINAGE EASEMENTS SHOWN HEREON TO REPAIR ANY DEFICIENCIES OF THE DRAINAGE FACILITY IN THE EVENT THE OWNER(S) IS/ARE NEGLIGENT IN THE MAINTENANCE OF THE DRAINAGE FACILITIES. THESE REPAIRS SHALL BE AT THE OWNER'S COST. 1. AN EASEMENT IS HEREBY RESERVED, GRANTED AND CONVEYED TO THE CITY OF RENTON, SODS CREEK WATER SEWER DISTRICT AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS, UNDER AND UPON THE EXTERIOR 10 FEET OF ALL LOTS AND TRACTS. PARALLEL WITH AND ADJOINING EXISTING OR PROPOSED ACCESS RIGHT-OF-WAY IN WHICH TO INSTAlL, LAY, CONSTRUCT, RENEW, OPERATE AND MAINTAIN UNDERGROUND DISTRIBUTION SYSTEMS WITH NECESSARY FACILITIES. SIDEWALKS AND OTHER EQUIPMENT FOR THE PURPOSE OF SERVING THIS SUBDIVISION, AND OTHER PROPERTY, WITH UTILITY SERVICES AND SIDEWALKS, TOGETHER WITH THE RIGHT TO ENTER UPON THE LOTS AT ALL TIMES FOR THE PURPOSES HEREIN TOGETHER STATED. 2. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOTS 2 AND 4 IS TO THE BENEFIT OF LOTS 1 AND 2, THE OWNERS OF SAID BENEFITED LOT SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. 3. THE 26.00 FOOT PRIVATE ACCESS. DRAINAGE AND UTILITY EASEMENT SHOWN ON LOT 3 AND LOTS 5 THROUGH 8 IS TO THE BENEFIT OF SAID LOTS, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR RESPECTIVE PRIVATE DRAINAGE AND UTILITY FACILITIES WITHIN SAID EASEMENT AND SHALL SHARE EQUALLY THE MAINTENANCE RESPONSIBILITIES OF THE PRIVATE ACCESS FACILITIES WITHIN SAID EASEMENT. 4. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOTS 6 AND 7 IS TO THE BENEFIT OF LOTS 7 AND 8, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. 5. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOTS 12 AND 13 IS TO THE BENEFIT OF LOTS 13 AND 14, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. 6. THE 26.00 FOOT PRIVATE ACCESS, DRAINAGE AND UTILITY EASEMENT SHOWN ON LOTS 9 THROUGH 14 IS TO THE BENEFIT OF SAID LOTS, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR RESPECTIVE PRIVATE DRAINAGE AND UTILITY FACILITIES WITHIN SAID EASEMENT AND SHALL SHARE EQUALLY THE MAINTENANCE RESPONSIBILITIES OF THE PRIVATE ACCESS FACILITIES WITHIN SAID EASEMENT. 7. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOTS 16 AND 17 IS TO THE BENEFIT OF LOTS 15 AND 16, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. S. THE 10.00 FOOT DRAINAGE EASEMENT SHOWN ON LOT 15 AND THE 12'X 20' FOOT DRAINAGE EASEMENT SHOWN ON LOT 16 IS HEREBY RESERVED FOR AND GRANJ~D TO THE CITY OF RENTON FOR Sr::JI:;;:\,I D~:;;A.NAGE FACILITIES, THE CITY OF RENTON IS HEREBY RESPONSIBLE FOR THE MAINTENANCE OF SAID FACILITIES WITHIN SAID EASEMENT. 9. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOTS 19 THROUGH 23 IS TO THE BENEFIT OF LOTS 18 THROUGH 22, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. 10. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOTS 25 AND 26 IS TO THE BENEFIT OF LOTS 26 AND 27, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. 11. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOTS 3D, 31, 32. 33, AND 34 IS TO THE BENEFIT OF LOTS 29, 3D, 31, 33, 34 AND 35, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF lHE PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT • ., 12 THE 26.00 FOOT PRIVATE ACCESS, DRAINAGE AND UTILITY EASEMENT SHOWN ON LOTS 33, 34, 36 AND 37 IS TO THE BENEFIT OF LOTS 33 THROUGH 37, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR RESPECTIVE PRIVATE DRAINAGE AND UTILITY FACILITIES WITHIN SAID EASEMENT AND SHALL SHARE EQUALLY THE MAINTENANCE RESPONSIBILITIES OF THE PRIVATE ACCESS FACILITIES WITHIN SAID EASEMENT. 13. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOT 33 AND 37 IS TO THE BENEFIT OF LOTS 36 AND 38, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR PRIVATE DRAINAGE FACILITIES WllHlN SAID EASEMENT. EASEMENT NOTES CONTINUED 14. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON TRACT B AND LOT 40 IS TO THE BENEFIT OF LOTS 40 AND 41, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. 15. THE 26.00 FOOT PRIVATE ACCESS, DRAINAGE AND UTILITY EASEMENT SHOWN ON LOTS 40 THROUGH 43 IS TO THE BENEFIT OF SAID LOTS, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR RESPECTIVE PRIVATE DRAINAGE AND UTILITY FACILITIES WITHIN SAID EASEMENT AND SHALL SHARE EQUALLY THE MAINTENANCE RESPONSIBILITIES OF THE PRIVATE ACCESS FACILITIES WITHIN SAID EASEMENT. 16. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOT 44 IS TO THE BENEFIT OF LOT 45, THE OWNERS OF SAID BENEFITED LOT SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. 17. THE 26.00 FOOT PRIVATE ACCESS, DRAINAGE AND UTILITY EASEMENT SHOWN ON LOTS 44 THROUGH 48 IS TO THE BENEFIT OF SAID LOTS, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR RESPECTIVE PRIVATE DRAINAGE AND UTILITY FACILITIES WITHIN SAID EASEMENT AND SHALL SHARE EQUALLY THE MAINTENANCE RESPONSIBILITIES OF THE PRIVATE ACCESS FACILITIES WITHIN SAID EASEMENT. 18. THE 10.00 FOOT PRIVATE DRAINAGE EASEMENT SHOWN ON LOTS 47 AND 48 IS TO THE BENEFIT OF LOTS 46 AND 47, THE OWNERS OF SAID BENEFITED LOTS SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THEIR PRIVATE DRAINAGE FACILITIES WITHIN SAID EASEMENT. 19. THE 26.00 FOOT SOOS CREEK WATER AND SEWER DISTRICT EASEMENT SHOWN ON LOTS 3, 5, 6, 7 AND 8 IS HEREBY RESERVED FOR AND GRANTED TO THE SOOS CREEK WATER AND SEWER DISTRICT FOR PUBLIC SANITARY SEWER AND WATER FACILITIES, SAID DISTRICT IS HEREBY RESPONSIBLE FOR THE MAINTENANCE OF SAID PUBLIC SANITARY SEWER AND WATER FACILITIES WITHIN SAID EASEMENT. 20. THE 26.00 FOOT SOOS CREEK WATER AND SEWER DISTRICT EASEMENT SHOWN ON LOTS 9. 10. 11, 12. 13 AND 14 IS HEREBY RESERVED FOR AND GRANTED TO THE SO OS CREEK WATER AND SEWER DISTRICT FOR PUBLIC SANITARY SEWER AND WATER FACILITIES, SAID DISTRICT IS HEREBY RESPONSIBLE FOR THE MAINTENANCE OF SAID PUBLIC SANITARY SEWER AND WATER FACILITIES WITHIN SAID EASEMENT. 21. THE 26.00 FOOT SOOS CREEK WATER AND SEWER DISTRICT EASEMENT SHOWN ON LOTS 33. 34, 36 AND 37 IS HEREBY RESERVED FOR AND GRANTED TO THE SOOS CREEK WATER AND SEWER DISTRICT FOR PUBLIC SANITARY SEWER FACILITIES, SAID DISTRICT IS HEREBY RESPONSIBLE FOR THE MAINTENANCE OF SAID PUBLIC SANITARY SEWER FACILITIES WITHIN SAID EASEMENT. 22. THE 26.00 FOOT SOOS CREEK WATER AND SEWER DISTRICT EASEMENT SHOWN ON LOTS 40, 41, 42 AND 43 IS -:' HEREBY RESERVED FOR AND GRANTED TO THE SOOS CREEK WATER AND SEWER DISTRICT FOR PUBLIC SANITARY SEWER AND WATER FACILITIES, SAID DISTRICT IS HEREBY RESPONSIBLE FOR THE MAINTENANCE OF SAID PUBLIC SANITARY SEWER AND WATER FACILITIES WITHIN SAID EASEMENT. 23. THE 26.00 FOOT SOOS CREEK WATER AND SEWER DISTRICT EASEMENT SHOWN ON LOTS 44, 45, 46, 47 AND 48 IS HEREBY RESERVED FOR AND GRANTED TO THE SO OS CREEK WATER AND SEWER DISTRICT FOR PUBLIC SANITARY SEWER AND WATER FACILITIES, SAID DISTRICT IS HEREBY RESPONSIBLE FOR THE MAINTENANCE OF SAID PUBLIC SANITARY SEWER AND WATER FACILITIES WITHIN SAID EASEMENT. 24. THE 10.00 FOOT SOOS CREEK WATER AND SEWER DISTRICT EASEMENT SHOWN ON LOT 49 IS HEREBY RESERVED FOR AND GRANTED TO THE SOOS CREEK WATER AND SEWER DISTRICT FOR PUBLIC SANITARY SEWER FACILITIES, SAID DISTRICT IS HEREBY RESPONSIBLE FOR THE MAINTENANCE OF SAID PUBLIC SANITARY SEWER FACILITIES WITHIN SAID EASEMENT. 25. THE 10'X14' FOOT SOOS CREEK WATER AND SEWER DISTRICT EASEMENT SHOWN ON LOT 50 IS HEREBY RESERVED FOR AND GRANTED TO THE SOOS CREEK WATER AND SEWER DISTRICT FOR PUBLIC SANITARY SEWER FACILITIES, SAID DISTRICT IS HEREBY RESPONSIBLE FOR THE MAINTENANCE OF SAID PUBLIC SANITARY SEWER FACILITIES WITHIN SAID EASEMENT. 26. AN EASEMENT 1S '"Er;'E3Y ~ES:ERVED FOR AND CONVEl:::D TO PUGET SOUND ENERGY COMPANY, QWEST, COMCAST (OTHER PRIVATE UTILITIES), AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS UNDER AND UPON THE PRIVATE STREET(S). IF ANY; AND THE EXTERIOR 10 FEET OF ALL LOTS, TRACTS AND SPACES WITHIN THE PLAT LYING PARALLEL WITH AND ADJOINING ALL STREET(S); IN WHICH TO CONSTRUCT, OPERATE, MAINTAIN, REPAIR, REPLACE AND ENLARGE UNDERGROUND PIPES. CONDUITS, CABLES AND WIRES WITH ALL NECESSARY OR CONVENIENT UNDERGROUND OR GROUND-MOUNTED APPURTENANCES THERETO FOR THE PURPOSE OF SERVING THIS SUBDIVISION AND OTHER PROPERTY WITH ELECTRIC, GAS, TELEPHONE, TELEVISION AND UTILITY SERVICE. TOGETHER WITH THE RIGHT TO ENTER UPON THE STREETS, LOTS, TRACTS AND SPACES AT ALL TIMES FOR THE PURPOSES HEREIN STATED. NO LINES OR WIRES FOR THE TRANSMISSION OF ELECTRIC CURRENT, OR FOR TELEPHONE USE, CABLE, TELEVISION, FIRE OR POLICE SIGNAL OR FOR OTHER PURPOSES, SHALL BE PLACED UPON ANY LOT UNLESS THE SAME SHALL BE UNDERGROUND OR IN CONDUIT ATIACHED TO A BUILDING. 14711 N.E. 29th PI. Suite 101 Be"evue, Washington 98007 425.885.7877 Fax 425.885.7963 ENGINEERING· PLANNING· SURVEYING JOB NO. 0::L052 30 <D <D ('.I 29 0 l' c:i r<) r<) ~ <0 <D ('.I r<) r') I r<) 0 I~ ~ Ll1 I ~ r<) ,., ~ t- O> ('.I <..i w VJ TRACT C Z ~ 5; (/) w w Z • ..J ~ s: ~ -o z TRACT A -.... TRACT C CEDAR AVENUE SHEET 3 OF 6 LUA-04--137-FP LND-I0-0405 A PORTION OF THE SW 1/4 OF THE SW 1/4, SEC. 29, TWP. 23 N., RGE. 5 E., W.M., CITY OF RENTON, KING COUNTY, WASHINGTON FUTURE PLAT OF CHERRY LANE I 37 38 39 I 40 I I I I PLAT OF WlNSPER II VOL 1 B4 PG'S 77-80 41 42 43 44 ~ ~ '~L SE. 172ND ST, UNPLATED 45 N. LINE SW1/4, SW1/4 SEC. 29 23 5 28 27 26 25 24 TRACT C 88 I CEDAR A Iif: SE ST 1288.58 1'188"03'11"£ 41 29 TRACT B 40 30 35 36 31 34 38 39 32 33 37 23 22 21 20 19 18 17 14 " 1289.49 It 87#'55 E S. LINE N1/2, N1/2, SW1/4, SW1/4 SEC\" 29 23 \5 89 90 CITY OF RENTON CONTROL POINT #895, MONUMENT NOT SEARCHED FOR HELD LOCATION PER REF. 1, 95 96 97 98 99 100 SCALE: 20 ~~ z ~ z w,.... C\::o LL~ PLAT OF SUNNYBROOK VOL 220 PC'S 30-39 , I 1" = 1 00' 42 45 43 44 9 8 101 102 103 104 BASIS OF BEAEmNGS 46 3 105 TRACT A, CITY OF RENTON LLA. NO. LUA-04 049 LLA, LND 30 0279, REC. NO. 20040720900002 30.06 I N86'50'15"E, KCAS, ALONG THE SOUTH LINE SW1/4 SECTION 29-23-5 AS SHOWN ON ESM RECORD OF SURVEY (REF. 1) REFERENCES 1. RECORD OF SURVEY BY ESM RECORDED IN BOOK 70 OF SURVEYS, PAGE 172, UNDER KING COUNTY RECORDING NO. 9001109004. SURVEYOR'S NOTES 1. THE SECTION SUBDIVISION FOR THIS SECTION IS BASED ON THE RECORD OF SURVEY BY ESM, INC. RECORDED IN BOOK 70 OF SURVEYS, PAGE 172, UNDER KING COUNTY RECORDING NO. 9001109004 (REF. 1). VICINITY MAP 01{) ,.... >-('.1 f-uw 2. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM PACIFIC NORTHWEST TITLE COMPANY FOURTH PLAT CERTIFICATE ORDER NO. 556394, DATED OCTOBER 14, 2004 AND SUPPLEMENTAL REPORT NO.1 AND NO.2 THERETO DATED OCTOBER 22, 2004 AND JANUARY 4, 2005 RESPECTIVELY. IN PREPARING THIS MAP, CORE DESIGN, INC. HAS CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN, INC. AWARE OF ANY TITlE ISSUES AFFECTING THE SURVEYED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY THE REFERENCED PACIFIC NORTHWEST TIllE COMPANY'S COMMITMENT. CORE DESIGN, INC. HAS RELIED WHOLLY ON PACIFIC NORTHWEST TITLE COMPANY'S REPRESENTATIONS OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE CORE DESIGN, INC. QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT. 131S.34 MONUMENT NOT SEARCHED FOR HELD LOCATION PER RE~ 1 N88'03'11"E SITE N8T44'5S"E 1" = 3000'± : w~ :i""J "<1'"<1' I{). -~ ('.10 ,-z N89'16'32"E 2658.10 ~<~--------29R28 N89'16' 32"E 2630.68 ------------------~29~------~ -- w N ,.... 0 "<I' !Xl N "<1'0 . r<) ~ o~ z 1318.6S I I' ('.I <D I{) N r<) I 1319.57 ," I{) <0 co ,.... 0> ..... "<I' ('.I 0 r<) ~ LI.I • ('.I 0 <0 :t" ~ a z - 1315.34 NSS'03'11"E ------1318.65·---- FOUND 5/8"REBAR (NO CAP) 0.03'S. X 0.11 W. OF CORNER r<) ('.I <i ,.... N ~ MONUMENT NOT SEARCHED FOR HELD LOCA TION PER REF. 1 4. PROPERTY AREA = 415,784 ±SQUARE FEET (9.5451 ±ACRES). 5. AREA DEDICATED AS PUBliC RIGHT OF WAY = 55,175 ±SQUARE FEET (1.2667 ±ACRES). 6. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN FEBRUARY, 2002 EXCEPT AS NOTED OTHERWISE. 7. ALL DISTANCES ARE IN FEET. 8. THIS IS A FIELD TRAVERSE SURVEY. A SOKKIA FIVE SECOND COMBINED ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. DISTANCE MEASURING EQUIPMENT HAS BEEN COMPARED TO AN N.G.S. BASELINE WITHIN ONE YEAR OF THE DATE OF THIS SURVEY. 3CO~:::::2}-9 ___________ ..:.:13:::.:22.5S 1322.=5S=--_____________ ~ J 471 1 N.E. 29th PI. Suite 1 0 1 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 31 32 FOUND 3" CONCRETE MONUMENT WITH PUNCHED 3/8" COPPER PIN ON 8-23-91. N86'SO'15"E 2645.11 ( 264S.40-MEAS ) SUBDMSION DIAGRAM N.T.S. 32 CITY OF RENTON CONTROL POINT #1866, FOUND CONCRETE MONUMENT WITH WALDORF PLUG ON. 0.4' IN MONUMENT CASE ON 10-31-97 ,.,,~/ DESIGN ENGINEERING, PLANNING, SURVEYING JOB NO. 01052 38 99 CEDAR AVENUE SHEEI 4 OF 6 LUA-CM-137-FP LND-10-04-05 A PORTION OF THE SW 1/4 OF THE SW 1/4, SEC. 29, TWP. 23 N .• RGE. 5 E .• W.M .• CITY OF RENTON, KING COUNTY, WASHINGTON \ I 39 90.00 100 LEGEND SET STANDARD CITY OF RENTON CONCRETE MONUMENT IN CASE AS SHOWN. • SET 1/2" X 24-REBAR W/YELLOW PLASTIC CAP STAMPED "CORE 37555" o FOUND 5/S-REBAR WITH YELLOW PLASTIC CAP STAMPED "THOMAS LS 16930" UNLESS NOTED OTHERWISE. SET TACt< IN LEAD W/SHINER -37555- ON PROPERTY UNE EXTENDED 4.75 FEET IN UEU OF FRONT LOT CORNERS UNLESS NOTED OTHERWISE. ~ CITY OF RENTON STREET ADDRESS PDE PRIVATE DRAINAGE EASEMENT S.C.W.S.D. SOOS CREEt< WATER AND SEWER DISTRICT I S. LINE N1/2, 102 \ I PLAT OF WlNSPER II VOl. I 184 PG'S 77-80 93.00 1289.49 N1/2, SW1/4, SW1/4 SEC. 29 23 5 105 103 \ 104 PLAT OF SUNNYBROOK VOL. 220 PG'S 30-39 103.00 119.19 PARCEL B, CITY OF RENTON L.l.A. NO. LUA-04-049-LLA. a a LND-30-0279, REC. NO. 20040720900002 z 2 ~~ 1 5432± SF ~ ~ 5330± SF Q22V ~8 @) : ~ 45.00 40.11 TRACT A, CITY OF RENTON 1.1.A. NO. LUA-04-049-LLA. LND-30-0279. REC. NO. 20040720900002 SCALE: 1" 6' ~ I .-• W 10 co"'-.r 00> IDO :oro 30.06 24' 15.03 - -- c::: < Q L&J () 30.08 40' ~o -'''/ DESIGN • L&J (/) • ~ </ ~ V a ..- , i'-R=41.00 t.=63"32' 42" L=45.47 l/') I n '" I 0> '" U w {f] .z ~ U1 .z -3: U1 w Z .....J w 172ND ST. 74771 N.f. 29th PI. Suite 707 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 ENGINEERING· PLANNING· SURVEYING .JOB NO. 0.:1.052 , z o -~ ;:J Z -~ Z o u ~ o ~ (,0 ~ ~ ~ ~ CIJ ~ ~ CIJ SET REBAR ON LOT LINE 2.00' EAST OF CORNER. CEDAR AVENUE A PORTION OF THE SW , /4 OF THE SW , /4, SEC. 29, TWP. 23 N., RGE. 5 E., W.M., CITY OF RENTON, KING COUNTY, WASHINGTON I PLAT OF WlNSPER II VOL 184 PG'S 77-80 SHEEI 5 OF 6 LUA-04-137-FP LND-IO-0405 FUTURE PLAT OF CHERRY LANE 10' PACIFIC NORTHWEST BELL TELEPHONt; CO. UNDERGROUND COMMUNICATION LINES EASEMENT REC. NO. 7601020.328 & 9207159001 / 38 37 1288.58 -- N. LINE SW1/4, SW1/4 SEC. 29-23-5 - -N88"03'11"E 366.17 -------------------_. 2 0 N 41 . ----80.00 ________________________ 1 _____ _ 21.00 5 -N 21.00 - -303.1 0 _ - - --- - ---+-0 -----t------2 I FOUND 4" CONCRETE BLOCK WITH PUNCHED 2" BRASS DISK 0.5' NORTH OF LINE ~ '0\' O\"t. N88'03'11"E 0 ~1A, 02 60.00 I 2°· 28 I 3550± SF I ~ ~ Qsoi) I g o I 2 -!>o o (}1 ~ ui 0 Ol 0 -!>o to N88'03"1"E 80.00 27 3600± SF Q50D I I I~ 1 8 I i~----~N~88~·*03~'*11~"E~--~rt 80.00 I -!>o (}1 o o 26 I -!>o 3600± SF 10' POE I (}1 Q51 D SEE NOTE o I 29 (}1 r:l (}1 I (}1 (}1 ~ 4408± SF 0 0 o I 0 (}1 o Q500 i ~ II rTI N88'03'1,"E N88'03'11"E F=~!-~--~~8g0.~2~9~------~~3S~.777~~ 21' V) I 2 I 30 S ~ :> (}1 4021 ± SF (}1o (}1 35 HIGH COAL MINE HAZARD AREA SEE NOTE SHEET 2 TRACT B 39995± SF OPEN SPACE SEE DEDICATION SHEET 1 (}1 0 (}1 :;: 0> CD <0 CD I 40 -t-u'l ~/~I Ida Y. ~I~ r;;; 0 I Q500 0 ;-J 4869± SF it 0; Z g I 10' PDE SEE 0 g: Q50D N~]6f--JN:B~'~.4~6~'5~4~.W!L--l~-45:-/l~~f~..!C~~c_--_ i C NOTE 11, SHT. 2 !'.l ':j B1.35 NB2'39'57"W (T'I -...I 0> 36 706 I N88'03'11"E -...I d 45.64 .49 ~ ~-I-~I-.-!~8;;:0~.Z56~=------1I _ _r--!:!N!!87!..·~4;4'~S~5 .. ~E=-~10~6~.0:!.::°T-T13~"" 5415± SF 60.B5 • 93.00 13.00 :IE Q50[> I i I I 6 I I~~ I 181~/ I /1 =E I 31 ,10' PDE SEE --I 6 I-26' PRIVATE (}1 I 4035± SF 6 ~ -!>o I NOTE 11, SHT. 34 I -!>o ~ I ACCESS, UTILITY ;; I (512) NO (}1 2 4185± SF I ~ '~'~I AND DRAINAGE o I ~O g II d@)1 g ~pll ~~~Mf;TS~~~ 2 6 <I ~~ I (}1. I en I N8T44'55"E ~ u; (}1 N 2 <0 0 <0 N , ~ ~ 38 0 (]1 • 4461± SF :;: @D ~ 39 4918± SF ~ 10' UTILITY ~ / -1' EASEMENT / 6 (riPlcAL) / Ol~ / -!>oN . N / ~:o ~ ..: / "b,. ~ / \U TRACT A la, SHT. 2 N88'03'11"E ?' ~ BO.OO I m N88'03"1"E :;: _~I __ .2N!!l8~7~·4~4~'5~5~ .. EL..-:~_,;__+.::!:.1=~~s:c.w.s.D."...!:!!:~3~0~0~~1 CD • ~-kW---~~80~.~8~2~--~ 93 00 ~ 26' S.C.W.S.D. 9 . 0 ~ 8 . 13.0--1 ~ "D I EASEMENT SEE NOTE 21 N i . / :;:/ / SET REBAR~ ON LOT (,.. ~ 25 I 3658± SF \ 32 I 33 .... z. I ,SHT. 2 37 <0 / \ 4323± SF I .... g <0 tF15'43'39' ~518 ~. (J1o I 4650± SF ;;I g; §en I ~-10' PDE SEE Q3~~bSF 0 LF05'25'12"~ ./ /\b,~\ ... E ~ I ~ 11:10 ~. NOTE 13, 0 .<:.o.'O'=> '" 0 / ,/ LINE 2.00' -!>o 0 ~ t.=lY07'40" L=39.18 I L=35.41 • (}1 0 ~ 1:IIl. o~. L '_2.20 _ • ;.)0 \ ~,~ (J1 0 I "" S_HT._2 _ _ _ _ _ _ _tf"'ll A,o 12 EAST OF 0 CORNER. ~--_..::N~8~8:-::·0~3;,,:'1;'_1'....::'E'---\_;::\· ~ ~ .J/"5~ L="''S, --93.00 '-'::,:: __ --:-=-:.-----'11' 93.00 )!()!( _,,=>0.00 ,\.1 0 84.47 \,-~ \ II .... 24 4629± SF Q520 . vo. 10"" .v \'[;.~ \ '"' ~...!. "b,\ \' 'J.c ~~.> ' tor~' 'i- I;" .; 'A ro ... 11.51 \ 'is 520 6>. 0.'0'0 ~~"",=:: ___ -;:-;-;:d9~'~. 9~0~:-__ ,\,'~ -::. ~ \ 'Y N78'36'12"W ___ N88'03'11"E \ .z. v' 50' ---aUF: ---6' '?' )!( R-~ s. 36th STREET tr2T2sn:-'/,,:>~?? 0> N87'44' 55"E ___ ---f--==--:::: -a( ,<'-~ lj( 220. 77\,? 'l.~'\)\) T .~3~0.~5~9~ ____ _ ~ .:-' ,/~ Iii ,/ ,<:.0 00 " w Iii ~ ---R"",'J.·3,oo lj( >t< .- tr'23 ~5 Iii :tit 4500 45.00 22.52 tF07'33'11" E, __ ~~ 1..~60. 1B.25 45.00 45.00 _._ _ _ _ _ ______ L=~54 <0.-~0'. ---[ 2 1-&. ~~. 2 / -tFOBiO'49" - --- ---- ---10' PDE la' UTILITY ~ 10; ,",cP. ~ / / / r--+-l0'PDE SEE I NOTE 7, SH'-, '2 tF04'08' 48" L=12.3B I I 21 o 15 6 6352± SF ~ CIIID ~NI 1 6 -;. rj, 4151± SF 6 g I CITY OF (J1 o (}1 :::;: 13 TRACT C FER --..... \ t,. '?'6' ~ ....... \ . ...!. U' OPEN SPACE/WETLAND ~ \ v SEE DEDICATION \ U <t!'? L=lB.42 z SEE NOTE z EASEMENT 6 rj, Ii 17' ~ rj, I t.:,.;o)fpo 2 6 0 9, SHT. 2 CIJ ~ (TYPICAL) gs ~ 1 8 8 B 3896± SF ~ g \ 1':10~O~ .. CIJ~ 22 ~~ 21 ~~ 20 aU; 19 oUl. 3611±SF i. @D i • I RENTON -;. ~ :i I STORM 0 DRAINAGE g 14 10' l--[SM'T. SEE SHEET 1 \ \ '"' ~ la' UTILITY ~ \ ';tl ~ q \ 23 6 U;. 3600± SF 0 (}1. 3600± SF g 6 3600± SF g g 3600± SF a 8: @2) 5;\ 4151± SF 0 ~ C@V 0 8 <1015) ~ ~ i. cID:D :;: I NOTE 8, SHT. EASEMENT \ ~ ~ II .~ ~ (TYPICAL) \-1:(\ \'a,0> ~~~ II .... -I '0",", ~ ~~ C@r>:;: :;: N.G.P.E. '. ___ SEE NOTE SHEET 2 ... ---.. WETLAND TRACT C '---I ~~t>a,:'6 \ ~i . 6> t".\ CJ) :::,1 VII \.:"0 '" .$>, .... -l>-"'7 _. 21.07 21.07 to 375.85 88 \ \ LEGEND SET STANDARD CITY OF RENTON CONCRETIE MONUMENT IN CASE AS SHOWN. • SET 1/2· X 24· REBAR W/YELLOW PLASTIC CAP STAMPED "CORE 37555" o FOUND 5/8" REBAR WlTIH YELLOW PLASTIC CAP STAMPED "TIHOMAS LS 1 S9~· UNLESS NOTED OTH£R'MSE. SET TACK IN LEAD W/SHINER "37555" ON PROPERTY UNE EXTIENDED 4.75 FEET IN UEU OF FRONT LOT CORNERS UNLESS NOTED OTlHERWISE. (518) CITY OF RENTON STREET ADDRESS PDE PRIVATIE DRAINAGE EASEMENT S.C.W.S.D. SOOS CREEK WATIER AND SEWER DISTRICT \ 47.39 45.00 45.00 45.00 45.00 45.00 45.00 12.00 0 1 ~I N 40.00 I 2 I 50.00 1289.49 S. LINE N1/2, N1/2, SW1/4. SW1/4 SEC. 29-23-5 95 \ 96 97 CITY OF RENTON STORM DRAINAGE ESM'T. SEE NOTE 8, SHT. 2 98 99 PLAT OF SUNNYBROOK \ VOL. 220 PG'S 30-39 \ \ 1" --40' SCALE: o 20 40 80 ~ ~/DESIGN \ 14711 N.E. 29th PI. Svite 101 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 ENGINEERING· PLANNING· SURVEYING JOB NO. 0:1.052 . '. I , ,.... I \ .... . . • • , , .. " • . . " • • • CEDAR AVENUE SHEET 6 OF 6 LUA-(M-137-FP LND-I0-0",05 A PORTION OF THE SW 1/4 OF THE SW 1/4. SEC. 29. TWP. 23 N .• RGE. 5 E .• W.M .• CITY OF RENTON. KING COUNTY, WASHINGTON o w V1 10' PACIFIC NORTHWEST BELL TELEPHONE CO. FUTURE PLAT OF UNDERGROUND COMMUNICATION LINES EASEMENT CHERRY LANE REC. NO. 7601020328 & 9207159001 N. LINE SW1/4, SW1/4 SEC. 29-~~8'~3"'-E 1288.58 -- 303,15 -- ~---------------------------T----- N89'06' 42"E 9.15 z o "","': 0'" . '" (Xl -"",0 N • :E TRACT A 42547± SF STORM DETENTION SEE DEDICATION SHEET 1 ~.,. ---... ~ '-....--... '. WETLAND ~ N.C.P.E. St:=: ~')T=: SHt:ET 2 TRACT C 46281± SF OPEN SPACE/WETLAND SEE DEDICATION SHEET 1 .. "'\ \ \ 28 27 z 0 ~ • (}1 OJ) "" cD • :E 26 25 24 50' BUFFER/ - --.. '--"'-- z o -E-I ~ Z -E-I Z o u p::; o ~ to E-I ~ ~ en r.:l ~ en --"'--.. ' --'" 375.85 • _ 1289.49 -- N81'4455 E 2 SW1/4 SW1/4 SEC. 29-23-5 TRACT C S. LINE N1/2, N1/ " PLAT OF SUNNYBROOK VOL. 220 PG'S 30-39 • h ' LEGEND SET STANDARD CITY OF RENTON CONCRETE MONUMENT IN CASE AS SHOWN. • SET 1/2-X 24-REBAR WITH YEULOW PLASTIC CAP STAMPED -CORE 37555- o FOUND 5/8-REBAR WITH YELLOW PLASTIC CAP STAMPED -THOMAS LS 16930-UNLESS NOTED OTHERWISE. SET TACK IN LEAD WITH SHINER -37555- ON PROPERTY UNE EXTENDED 4.75 FEET IN UEU OF FRONT LOT CORNERS UNLESS NOTED OTHERWISE. Q61,f) CITY OF RENTON STREET ADDRESS POE PRIVATE DRAINAGE EASEMENT S.C. W. S.D. SOOS CREEK WATER AND SEWER DISTRICT SCALE: 1" --40' o 20 40 80 ~ __ ,,/ DESIGN 14711 N.E. 291t1 PI. Suite 101 Bellevue, WashIngton 98007 425.885.7877 Fax 425.885.7963 ENGINEERING, PLANNING· SURVEYING JOB NO. 0:1.052